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HomeMy WebLinkAboutPLN 05-26 Report to Planning and Development Committee Report Number: PLN 05-26 Date: April 7, 2026 From: Kyle Bentley Director, City Development & CBO Subject: Official Plan Amendment Application OPA 25-001P Zoning By-law Amendment Application A 06/25 Seaton Commercial Developments Ltd. South of Taunton Road, between Burkholder Drive and Peter Matthews Drive Recommendation: 1. That Official Plan Amendment Application OPA 25-001P, submitted by Seaton Commercial Developments Ltd., to remove the “Pedestrian Predominant Street” designation on Schedule VIII - Neighbourhood 16: Lamoreaux, for the lands located on the south side of Taunton Road between Burkholder Drive and Peter Matthews Drive, be approved, and that the draft By-law to adopt Amendment 55 to the Pickering Official Plan as set out in Attachment 1 to Report PLN 05-26, be finalized and forwarded to Council for adoption; and 2. That Zoning By-law Amendment Application A 06/25, submitted by Seaton Commercial Developments Ltd., to remove the Seaton Community Node Pedestrian Predominant Area (SCNPP-1) zone category, to apply the SCN-4 Zone to the easterly parcel and to apply the SCN-1 Zone to the westerly parcel with site-specific zoning exceptions to permit a seasonal garden centre associated with a grocery store and remove the requirement for maximum front and side yard setbacks and requirements for primary building entrances and wall openings to face a public street, in order to facilitate the development of a retail-commercial plaza at the southeast corner of Taunton Road and Burkholder Drive, be approved, and that the draft Zoning By-law Amendment, as set out in Attachment 2 to Report PLN 05-26, be finalized and forwarded to Council for enactment. PLN 05-26 April 7, 2026 Page 2 1.0 Executive Summary: The purpose of this report is to seek Council approval of an Official Plan Amendment and a Zoning By-law Amendment submitted by Seaton Commercial Developments Ltd. to facilitate the development of a retail-commercial plaza on the west portion of the lands located on the south side of Taunton Road between Burkholder Drive and Peter Matthews Drive, within the Seaton community (see Location Map, Attachment 3). The applicant had a previous rezoning application to permit a retail-commercial plaza on the easterly portion of the lands. However, due to the inability to obtain a northwestern signalized access, the applicant withdrew that application. The applicant is now arranging a land exchange with Taccgate Developments Inc. to develop the westerly parcel, where access to a full-move signalized intersection at Burkholder Drive and Taunton Road is available. As part of this arrangement, the applicant will convey the easterly portion of the lands to Taccgate Developments Inc. and proposes to apply the existing zoning permissions of the westerly parcel to the easterly parcel. The proposal includes seven single-storey retail-commercial buildings, totaling approximately 12,925 square metres of gross leasable floor area, intended to provide neighbourhood-scale retail and service uses such as a grocery store, pharmacy, daycare, restaurants, and personal services. To implement the proposal, the applicant seeks to: • remove the “Pedestrian Predominant Street” designation and associated SCNPP-1 zoning from the proposed north-south public road to allow greater flexibility in building siting and grading; • introduce site-specific residential zoning provisions to facilitate the retail-commercial plaza on the westerly portion of the lands; and, • apply existing site-specific residential zoning permissions from the westerly portion to the easterly portion of the subject lands to support a land exchange with Taccgate Developments Inc. No development is currently proposed for the easterly lands. These amendments respond to site-specific grading constraints, which limit the feasibility of achieving the originally envisioned pedestrian-oriented street configuration. The revisions also allow for a site design that more effectively aligns with market conditions and anticipated commercial tenant needs. The proposal maintains pedestrian connectivity through internal walkways, enhanced landscaping, and connections to adjacent streets and the multi-use trail. The proposal is consistent with the Provincial Planning Statement (2024), conforms to the Durham Regional Official Plan (Envision Durham), and aligns with the intent of the Pickering Official Plan and Lamoreaux Neighbourhood policies. Accordingly, staff recommend that Council approve Official Plan Amendment Application OPA 25-001P and the that draft By-law to adopt Amendment 55, as set out in Attachment 1 to this report, be finalized and forwarded to Council for adoption. Staff also recommend that Zoning PLN 05-26 April 7, 2026 Page 3 By-law Amendment Application A 06/25 be approved, and that the implementing zoning By- law, as set out in Attachment 2 to this report, be finalized and forwarded to Council for enactment. 2.0 Relationship to the Pickering Strategic Plan: The recommendations in this report respond to the Pickering Strategic Plan Priority of Advance Innovation & Responsible Planning to Support a Connected, Well-Serviced Community. 3.0 Financial Implications: No direct costs to the City are anticipated due to the proposed development. 4.0 Discussion: The purpose of this report is to obtain Council’s approval of applications for an Official Plan Amendment and a Zoning By-law Amendment submitted by Seaton Commercial Developments Ltd. The applicant is proposing a retail-commercial plaza at the southeast corner of Taunton Road and Burkholder Drive, intended to serve the growing Seaton community with uses such as a grocery store, pharmacy, daycare, banks, restaurants, personal service uses, and other service-related uses. This report outlines how the proposal conforms to the Provincial Planning Statement and the Durham Regional Official Plan and meets the intent of the Pickering Official Plan and the Lamoreaux Neighbourhood policies. The report also summarizes the revisions to the proposed development in response to technical comments received from City Departments and external agencies and addresses feedback from the Planning and Development Committee. 5.0 Background: 5.1 Property Description The subject lands comprise two parcels located on the south side of Taunton Road, between Burkholder Drive and Peter Matthews Drive, within the Lamoreaux Neighbourhood of the Seaton Community (see Location Map, Attachment 3). The lands have a combined area of approximately 11 hectares and frontage along Taunton Road, Burkholder Drive, Peter Matthews Drive, and Marathon Avenue. The lands are generally rectangular in shape with a downward grade change from northwest to southeast. 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 4). The surrounding land uses are as follows: PLN 05-26 April 7, 2026 Page 4 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. 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. 5.2 Previous Ownership and Applications On March 25, 2024, City Council approved Zoning By-law Amendment Application A 06/23, submitted by Taccgate Developments Inc., for the westerly portion of the subject lands. The amendment expanded the range of permitted residential built forms by permitting the “Street Townhouse” dwelling type, removed the requirement for townhouses to be developed in combination with an apartment building on the same site, and introduced site-specific provisions to enable a residential common element condominium with freehold lots and a private park. In October 2024, Seaton Commercial Developments Ltd. submitted a Zoning By-law Amendment application for the easterly portion of the lands to develop a retail-commercial plaza. These plans included a proposed public road extension of Hibiscus Drive north, where it would connect to Taunton Road through a signalized intersection. Durham Region Works Department opposed the signalization, citing it would cause issues with traffic operations and pedestrian safety. As a result, the applicant withdrew the application. The applicant is now arranging a land exchange with Taccgate Developments Inc., to locate the retail-commercial plaza onto the western portion of the lands, where access to a full-move signalized intersection at Burkholder Drive and Taunton Road is available. In exchange, the zoning exceptions from the western portion of the lands would be applied to the eastern portion, permitting a street townhouse common element condominium and the associated zoning exceptions. No development is currently proposed for the eastern portion of the lands. 5.3 Applicant’s Original and Revised Proposal on the westerly portion of the lands Seaton Commercial Developments Ltd. has submitted applications for an Official Plan Amendment and a Zoning By-law Amendment to develop a retail-commercial plaza on the westerly portion of the lands. PLN 05-26 April 7, 2026 Page 5 The purpose of these applications is as follows: • Official Plan Amendment – to remove the “Pedestrian Predominant Street” designation from the proposed north-south public road, 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; and, • 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. The original site plan included seven single-storey retail-commercial buildings with a total gross leasable floor area (GLFA) of approximately 12,895 square metres, and a new public road extending Hibiscus Drive north from Marathon Avenue, connecting to a full-move intersection at Taunton Road (see Original Submitted Site Plan, Attachment 5). In response to comments from City Departments and external agencies, as well as further grading analysis, the applicant has submitted a revised site plan. The revised site plan continues to include seven single-storey retail-commercial buildings, but the buildings have been reconfigured and the total GLFA has been slightly increased to approximately 12,925 square metres (see Revised Submitted Site Plan, Attachment 5). Key revisions to the proposal include: • The public road connecting Hibiscus Drive and Marathon Avenue to Taunton Road, is now proposed as a private road, to address the City’s grading and stormwater management requirements; • One building has been relocated and now fronts the north-south private road, rather than Burkholder Drive; • Building setbacks have been increased along Taunton Road and Burkholder Drive to provide additional space to accommodate grade transitions around the property and to incorporate enhanced landscape treatments along the site edges; • The maximum front yard setback from Taunton Road has increased from 3.3 metres to approximately 7.5 metres; • The maximum flankage side yard setback from the proposed north-south private road has increased from approximately 3.0 metres to approximately 15.0 metres; PLN 05-26 April 7, 2026 Page 6 • The total GLFA has slightly increased by 31 square metres, and the parking supply has been reduced by 31 parking spaces. The proposed parking supply continues to exceed the minimum requirement of the City’s zoning By-law; • The southern landscape buffer has been revised to include additional elements including tree plantings, privacy screening, and noise mitigation adjacent to the grocery store. The location of the multi-use trail within the TNPI easement has been provided in response to the Planning and Development Committee’s request. Key details of the proposal are outlined in the following table. Provision Proposal Net Developable Area 5.11 hectares Gross Leasable Floor Area (GLFA) • Building A – 7,666 square metres • Building B – 1,096 square metres • Building C – 650 square metres • Building D – 845 square metres • Building E – 1,368 square metres • Building F – 557 square metres • Building G – 743 square metres Total: 12,925 square metres Vehicular Parking • a total of 612 parking spaces is provided on-site (a surplus of 30 spaces), including 25 barrier-free spaces (11 barrier-free spaces over the minimum required) Bicycle Parking 40 bicycle parking spaces Buildings C, F and G as shown on the revised site plan are proposed as single-tenant buildings, while the remaining buildings will contain multiple units. All buildings are proposed as single storey with heights ranging from approximately 6.4 to 9.0 metres. Primary pedestrian entrances are oriented toward the internal parking areas. With the exception of Building A, all buildings feature enhanced street-facing façades with glazing and secondary entrances that may serve as additional public access points. The retail-commercial plaza is proposed to have a total of four vehicular access points: a right- in/right-out access from Taunton Road, a full-move access from the proposed north-south private road and two full-move accesses from Burkholder Drive. The proposed pedestrian network is designed to safely connect the site to surrounding streets through a combination of existing and new sidewalks. Internal north-south and east-west walkways will link key buildings and access points. The network will be complemented by the landscape enhancements proposed throughout the site, including a gateway feature, tree plantings, patios, and a landscaped buffer along the southern property line to screen Building A’s loading areas. PLN 05-26 April 7, 2026 Page 7 An application for Site Plan Approval (File S 04/25) is currently under review for this proposed development. 6.0 Comments Received: 6.1 September 8, 2025, Electronic Statutory Public Meeting An electronic Statutory Public Meeting for the applications was held on September 8, 2025. Notice of the meeting was mailed to all property owners within 150 metres of the subject property, and three notice signs were installed on the property. No residents spoke at the public hearing. However, as of the writing of this report, seven written comments and six verbal comments have been received from area residents regarding the applications. Residents have generally expressed support for the proposal and provided the following comments: • A request to expedite the approval of the applications to permit the construction of the retail-commercial plaza as soon as possible; • A request to include electric vehicle charging stations in the parking area; • Requests to introduce a gas station; • A request to consider traffic impacts and incorporate traffic calming measures to improve pedestrian safety; • Expressions of interest from several residents and prospective business owners in locating their businesses within the plaza; and, • A concern from one resident who indicated they paid a premium for a lot near the originally planned commercial site, and believe the new, more distant location may reduce their property value. At the Statutory Public Meeting, the Chair asked the applicant to provide additional details about the proposed landscape buffer along the south side of the site, including how the multi- use trail and tree plantings will be integrated, and how noise from commercial operations will be mitigated to protect the residential neighborhoods to the south. The Chair also requested information on the potential tenants and the anticipated timelines for opening the plaza. In addition, the Chair noted that they regularly receive correspondence from residents requesting that commercial services be delivered to the Seaton Community as soon as possible. 6.2 Comments from External Agencies 6.2.1 Region of Durham PLN 05-26 April 7, 2026 Page 8 • No objections to the applications. • Matters related to site access have been appropriately addressed. 6.2.2 Durham Region Transit • No objections to the applications. 6.3 Comments from City Departments 6.3.1 Engineering • No objections to the rezoning application. • Matters related to stormwater management, sidewalk construction, grading, construction management, and landscaping will be further reviewed through the Site Plan Approval application. 6.3.2 Fire Services • No objections to the rezoning application. • Detailed standards including fire hydrant and sprinkler locations will be further reviewed through the Site Plan Approval application. 6.3.3 Sustainability Staff have reviewed the preliminary Sustainability Brief submitted in support of the applications and have no objection to the proposed commercial development, subject to the applicant providing additional information demonstrating alignment with the Council-approved Seaton Sustainable Place-Making Guidelines. A revised Sustainability Brief will be provided with the second submission of the related Site Plan Approval application (File S 04/25) to illustrate how the proposed sustainability measures will be implemented. Additional information is requested regarding bird-friendly design to reduce bird-window collisions and unsafe nesting in accordance with Fatal Light Awareness Program guidance; urban heat island mitigation for the large surface parking area; and renewable energy opportunities, such as solar-ready roof structures and energy-efficient lighting, consistent with the Guidelines. Currently, the applicant has committed to providing: • Enhanced landscaping throughout the site, including a southerly landscape buffer, to increase tree canopy coverage. At least 50 percent of planting will be native and drought resistant; and, • Eight electric vehicle charging stations are proposed, subject to further review during the Site Plan review process. PLN 05-26 April 7, 2026 Page 9 City Sustainability staff are satisfied that the proposal demonstrates a range of sustainable features guided by the Council-approved Seaton Sustainable Place-Making Guidelines. Sustainability staff will continue to work with the applicant to explore additional sustainable design opportunities and ensure these commitments are incorporated at the site and building design stage. Final sustainable features will be presented to the Site Plan Review Panel for feedback prior to site plan approval. 7.0 Planning Analysis: 7.1 The proposal is consistent with the Provincial Planning Statement (2024) On October 20, 2024, the Ministry of Municipal Affairs and Housing released a new Provincial Planning Statement (PPS), which replaces the Provincial Policy Statement (2020) and A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2019). The PPS provides direction to planning authorities to support economic development, accommodate a range and mix of land uses, and plan for complete communities that meet the long-term needs of residents. The PPS encourages the integration of residential, commercial, and service uses in a manner that supports a compact urban form, efficient infrastructure, and convenient access to daily needs. The proposed development conforms to the PPS by supporting economic activity and providing neighbourhood-scale retail and commercial service uses serving existing and future residents within the Seaton community, thereby contributing to the creation of a complete community. 7.2 The proposal conforms to the new Durham Regional Official Plan “Envision Durham” The Region of Durham adopted its new Official Plan, Envision Durham, in May 2023. The Ministry of Municipal Affairs and Housing (MMAH) approved the Plan in part on September 3, 2024, with the remaining portions approved on December 13, 2024. Effective January 1, 2025, the Region of Durham 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 for lands to which it applies and will remain in effect unless and until revoked or amended by the City. Under the new Regional Official Plan, the subject lands are designated “Community Area” and are located along a “Regional Corridor” (Taunton Road). Community Areas are intended to accommodate a broad range of residential, commercial, employment, institutional, and community uses and support the development of complete, connected, and inclusive communities. The Plan further recognizes that the Seaton Urban Area will be planned and PLN 05-26 April 7, 2026 Page 10 developed in accordance with the City of Pickering Official Plan and its associated neighbourhood plans, as amended. The proposed development conforms to the policies and land use framework of the Regional Official Plan. 7.3 An amendment to the Pickering Official Plan is required The Pickering Official Plan designates the subject lands as “Mixed Use Areas – Community Nodes”. Schedule VIII – Neighbourhood 16: Lamoreaux further designates the subject lands as “Community Node”, the proposed north-south road as a “Pedestrian Predominant Street”, and the southerly portion of the lands, which is encumbered by an easement in favour of Trans-Northern Pipelines Inc., as a “Potential Multi-Use Area”. The “Community Node” along Taunton Road is intended to function as a compact, mixed-use focal point that supports surrounding neighbourhoods and accommodates a broad range of residential, retail, commercial, business, office, service, recreational, community, and cultural uses that intensify over time. The Official Plan requires that each “Community Node” in Seaton include a “Pedestrian Predominant Street” to establish a connection directly into the node via multiple methods of transportation. These streets are to have a strong pedestrian presence, requiring buildings be oriented to the street with direct public entrances, active frontages, and enhanced streetscape features. The “Community Node” along Taunton Road is permitted a maximum GLFA of 60,000 square metres for the retailing of goods and services. The proposal would contribute a substantial portion of retail-commercial GFLA for the Community Node. However, the applicant is requesting an amendment to Pickering’s Official Plan to remove the Pedestrian Predominant Street overlay from the proposed north-south private road to permit the proposed site layout of the commercial plaza. 7.4 Request to remove the Pedestrian Predominant Street designation As noted above, the applicant is requesting the removal of the “Pedestrian Predominant Street” designation on Schedule VIII – Neighbourhood 16: Lamoreaux to facilitate the development of a new retail-commercial plaza on the western portion of the subject lands. Through the review of previous planning applications (Files S 06/23 and A 04/24), as well as the current proposal, it was determined that the subject lands have a significant grade change between the northwest and southeast portions of the lands. The proposed north-south road has a lower elevation than the western development parcel and a higher elevation than the eastern parcel. As a result, the roadway cannot be constructed at-grade with either development block. Designing the road to municipal standards, including required stormwater measures and elevation transitions, presents further challenges and limits the ability to achieve a pedestrian- PLN 05-26 April 7, 2026 Page 11 oriented street with direct storefront access. The site’s limited grading flexibility further constrains the site design, as a grocery store plaza typically requires large, flat areas to accommodate the building footprint, parking, loading, and internal circulation. In addition, the lower grading of the eastern parcel make it difficult to provide at-grade commercial storefronts along the edge of the north-south road, as previously identified through earlier development applications. In response to these constraints the north-south road is now proposed as a private road to address grading and stormwater management requirements for the site. Staff explored multiple design options with the applicant to retain the urban design intent associated with the “Pedestrian Predominant Street” designation. However, following further technical review of grading constraints and the need to achieve a functional and practical site plan, staff conclude that retaining the designation is not feasible in this context. Staff are satisfied with removing the “Pedestrian Predominant Street” designation. The proposed commercial plaza will continue to function as a neighbourhood-scale service node, with pedestrian connectivity supported through internal walkways, sidewalk connections to the surrounding streets, and a connection to the planned multi-use trail. While the site-specific amendment removes the “Pedestrian Predominate Street” designation, it maintains the broader intent of the Community Node policies by delivering a compact, service-oriented commercial area while recognizing site-specific grading constraints. Accordingly, the proposed Official Plan Amendment is consistent with the goals of the Pickering Official Plan and Seaton Urban Area policies. 7.5 Zoning By-law Amendment to implement the proposed retail-commercial plaza The subject lands are currently within three zoning categories under the Consolidated Zoning By‑law 8149/24, as illustrated in Figure 1: PLN 05-26 April 7, 2026 Page 12 Figure 1: Current Zoning The Seaton Community Node (SCN-4 and SCN-1) zones permit a broad range of residential and commercial uses, including apartments, certain townhouse forms, supermarkets, daycares, retail stores, banks, restaurants, and various personal service establishments. Buildings within these zones are intended to be oriented toward Taunton Road to support a vibrant, pedestrian-friendly streetscape. The Seaton Community Node – Pedestrian Predominant Areas (“SCNPP-1”) zone permits small-scale commercial buildings compatible with adjacent residential uses. It also permits apartments and live-work townhouse units, provided commercial uses are located on the first floor. The SCNPP-1 zone contains specific urban design provisions intended to enhance walkability along the proposed north-south private road. These included requirements for buildings to be located close to the street, for primary entrances to face the street, and for patios, landscaping, and pedestrian amenities to animate the public realm. To facilitate the proposed commercial plaza and associated land exchange with Taccgate Developments Inc., the applicant proposes to: • remove the SCNPP-1 zone category from the subject lands; • apply the SCN-4 zone category to the easterly parcel to permit a future residential condominium development containing street townhouses; and, • introduce site-specific exceptions to facilitate the retail-commercial plaza on the western parcel. The proposed zoning is illustrated in Figure 2: PLN 05-26 April 7, 2026 Page 13 Figure 2: Proposed Zoning 7.5.1 Site-specific zoning exceptions for the proposed retail-commercial plaza Due to grading constraints and the proposed removal of the SCNPP-1 zone category, the applicant is requesting site-specific exceptions related to building setbacks, primary entrance orientation, and minimum opening requirements. The applicant proposes to remove the 3.0 metre maximum front yard setback from Taunton Road and the 2.0 metre maximum flankage side yard setback requirements along Burkholder Drive and the proposed north-south private road. These exceptions are required to address significant grading differences between the commercial site and abutting streets, facilitate appropriate building siting, and accommodate perimeter landscaping and grading transitions. Staff are satisfied that the proposed setbacks appropriately respond to site constraints while maintaining the broader intent of the zoning framework to support an active streetscape. Enhanced landscaping and façades treatments will continue to frame the public realm and provide visual interest along Taunton Road and Burkholder Drive. The applicant is requesting relief from zoning provisions that require primary entrances to face a public street and minimum area requirements for openings (i.e., windows and doors) on walls facing a public street. The requested relief is driven by demonstrated grading constraints, which result in portions of the buildings being higher or lower than adjacent street elevations. In addition, future commercial tenants typically require the primary entrances oriented toward internal parking areas to better serve customers and meet operational needs. To maintain high-quality design along Burkholder Drive and Taunton Road, the proposed buildings will incorporate enhanced façades, glazing elements, and architectural articulation to create visual interest and the appearance of active frontages. Secondary entrances are also PLN 05-26 April 7, 2026 Page 14 proposed along both street frontages. These entrances may be used for public access where grading permits and if desired by future tenants, providing flexibility to accommodate changing tenant needs and supporting the potential for a more urban streetscape as the surrounding area continues to develop. Recognizing the grading constraints, operational considerations, and the applicant’s commitment to enhanced architectural treatment, staff are satisfied that the required relief maintains the overall intent of the zoning provision while responding pragmatically to site- specific conditions. 7.5.2 Permission for a Seasonal Outdoor Garden Centre accessory to a grocery store The applicant is requesting permission to permit a temporary outdoor seasonal garden centre associated with the future grocery store. The garden centre would: • operate for a maximum of 120 days per calendar year; • not require additional parking while operating; • be limited to a maximum gross leasable floor area of 500 square metres; • be limited to occupy a maximum of 20 required vehicle parking spaces; • be prohibited within yards adjacent to residential uses; and, • have a building height of no taller than 5.0 metres. Staff support the introduction of a garden centre, as it is a common accessory use associated with grocery stores. The proposed performance standards appropriately mitigate potential impacts and address the absence of specific provisions in the Seaton Zoning By-law. 7.5.3 Removal of the SCNPP-1 Zone The applicant proposes to remove the SCNPP-1 zone over the proposed north-south private road, consistent with the requested Official Plan Amendment, to allow greater design flexibility across both the westerly and easterly portions of the lands. As outlined in Section 7.4, the demonstrated grading constraints prevent the site from accommodating a traditional pedestrian-oriented built form along the road. Staff are satisfied that removing the SCNPP-1 zone is appropriate in this context. The lands will continue to function as a neighbourhood-scale service node with appropriate pedestrian connectivity maintained through internal walkways and connections to adjacent streets. 7.5.4 Shift the SCN-4 zone to the easterly parcel To facilitate the land exchange with Taccgate Developments Inc., the applicant proposes to apply the SCN-4 zone to the easterly lands to permit a street townhouse common element condominium. Any previous references to the adjacent SCNPP-1 zone would be removed for housing keeping purposes. PLN 05-26 April 7, 2026 Page 15 Staff have no objection to applying the SCN-4 zone to the easterly portion of the subject lands. This approach enables the orderly exchange of parcels and supports the timely delivery of retail-commercial services to the Seaton community, while ensuring the easterly lands can be developed in a manner consistent with the boarder Community Node framework. Overall, the requested Zoning By-law Amendment is appropriate for the subject lands. The proposal responds to demonstrated grading constraints, maintains the intent of the Community Node policies, preserves opportunities for enhanced design over time, and will facilitate the orderly and coordinated development of the Seaton Community Node. 7.6 Proposed landscape enhancements and pedestrian connectivity The revised proposal provides for an enhanced pedestrian network, which has been designed to safely connect the site to surrounding streets through existing and proposed sidewalks, with north–south and east–west internal walkways linking to each building and access points. This network will be supported by coordinated landscape enhancements, including street and on- site tree plantings along Taunton Road, Burkholder Drive, and the proposed north-south road, which will frame pedestrian routes, provide shade, and strengthen the overall streetscape character. A landscaped gateway feature is proposed at the southeast corner of Taunton Road and Burkholder Drive to create a strong entrance condition and focal point at the signalized intersection. Additional on-site landscaping, including patios on the east sides of Buildings D and E, will further animate pedestrian areas and contribute to an attractive and comfortable walking environment. Collectively, these elements and a connection to the planned multi-use trail will enhance walkability, support placemaking within the Seaton Community Node, and maintain the long-term vision for a pedestrian-supportive commercial area. The detailed landscape plan will be further reviewed through the Site Plan Approval process. 7.7 Response to Comments from Area Residents As noted in Section 6.1 of this report, comments were received through written and verbal submissions before and after the September 8, 2025 Statutory Public Meeting. In response, the applicant has confirmed the following: Comments Response At the Public Meeting, the Chair acknowledged the public’s request to expedite the approval of the applications to permit the construction of the retail- commercial plaza and asked about the expected timing to open the plaza and which tenants could be confirmed. To help expedite the approvals process, the applicant has submitted an application for Site Plan Approval. Staff are working collaboratively with the applicant to address detailed design matters in a timely manner. The applicant has indicated that earthworks are anticipated to begin in early spring 2026 PLN 05-26 April 7, 2026 Page 16 with the plaza expected to open in mid-to- late 2027. At this time, the applicant is unable to confirm specific tenants. Tenant information will be released closer to the opening date, at which time signage will be installed on the site to identifying tenants. At the Statutory Public Meeting, the Chair raised questions regarding the details of the landscape buffering and potential noise impacts associated with the proposed grocery store (Building A) on nearby residential properties south of Marathon Avenue. The applicant has provided additional details respecting landscaping, site design, and noise mitigation measures. An enhanced landscaped buffer is proposed along the southern property line, including a combination of deciduous and coniferous trees, shrubs, and fencing to provide year- round visual screening of the grocery store’s loading and servicing areas. No vehicular or pedestrian access is proposed from Marathon Avenue, further limiting potential impacts to the adjacent residential area. A 4-metre-high acoustical wall is also proposed around the loading and servicing area to reduce noise from delivery trucks and related operations. Through the Site Plan Approval process, staff will continue to review the landscape design, pedestrian connections, and a detailed noise assessment to ensure compliance with applicable provincial noise guidelines and compatibility with nearby residential properties. Requests to consider traffic impacts, incorporate traffic calming measures to improve pedestrian safety, and include electric vehicle charging stations in the parking area. The applicant has submitted a Traffic Impact Study in support of the proposal, which has been reviewed to the satisfaction of Engineering Services Department staff. The parking layout incorporates pedestrian safety and traffic calming measures, including clearly defined walkways, pedestrian connections to building entrances, and internal circulation designed to reduce vehicle speeds and improve visibility for both drivers and pedestrians. PLN 05-26 April 7, 2026 Page 17 The design of the parking area currently includes eight electric vehicle parking spaces. The design will be further refined through the Site Plan Approval process. Several area residents and prospective business owners have expressed interest in locating their businesses within the plaza. Staff have forwarded any inquiries from prospective business owners interested in locating their business to this site to the applicant’s leasing office for further information. Requests to introduce a gas station. Staff note that no gas station is proposed at the commercial plaza at this time. While the SCN zoning category permits a gas bar, the applicant has designed the plaza to function as a large-format retail centre anchored by a grocery store and supported by a range of retail and service commercial uses, with potential for intensification and residential uses in the future. Gas stations typically require separate site design considerations, including dedicated vehicular circulation, queuing areas, fuel storage infrastructure, and safety setbacks, which can conflict with the internal circulation, pedestrian connections, and parking layout of a busy retail plaza. As such, a gas station is not contemplated as part of the current development concept. A resident commented that they paid a premium for a lot near the originally planned commercial site, but the new farther location lowers its value. The new location has shifted slightly west but remains within walking distance of the residences south of Marathon Avenue. The revised location will support the earlier delivery of commercial services to the broader Seaton community, a need that has been consistently highlighted in public comments and at the Statutory Public Meeting. 7.8 Technical matters will be addressed through the current site plan approval application Detailed design matters will be addressed through the Site Plan Approval process. These include, but are not limited to, drainage and grading; site servicing; noise attenuation; building PLN 05-26 April 7, 2026 Page 18 façade and material treatments; preparation of a construction management plan; on-site landscaping; location of the garden centre; waste management and collection areas; and the placement of hydro transformers, gas meters, and other utilities. 8.0 Conclusion: The proposed development represents a well-planned, retail-commercial development that will provide a broad range of essential retail services to the Seaton Community. The proposal is consistent with the Provincial Planning Statement (2024), conforms to the Durham Region Official Plan, and meets the intent of the Pickering Official Plan and the Lamoreaux Neighbourhood Plan. The applicant has worked collaboratively with City staff to address the various technical requirements identified through the review process. Staff recognize the applicant’s need to locate the retail-commercial plaza with direct access to a signalized intersection in order to support a grocery store tenant and ensure safe and efficient vehicular circulation. Staff support the applicant’s requested rezoning to facilitate the land exchange with Taccgate. The submitted grading plan confirms that the site’s topography does not support a traditional shopping centre format in combination with the pedestrian-oriented policies associated with a Pedestrian-Predominant Street. The grading constraints also necessitate increased setbacks from Taunton Road and Burkholder Drive to accommodate appropriate building placement, grading transition and landscaping. Overall, staff support the zoning provisions to enable the timely delivery of commercial services in a site design that is marketable to future business tenants. For these reasons, staff support the proposed Official Plan Amendment and recommend that the By-law to adopt Amendment 55, as outlined in Attachment 1 to this report, be finalized and forwarded to Council for adoption. Staff also support the implementing site-specific Zoning By-law Amendment and recommend that the implementing zoning By-law, as set out in Attachment 2 to this report, be finalized and forwarded to Council for enactment. 9.0 Applicant’s Comments: The applicant has been advised of, and concurs with, the recommendations of this report. PLN 05-26 April 7, 2026 Page 19 Attachments: 1. Recommended Official Plan Amendment for Official Plan Amendment Application OPA 25-001P 2. Recommended Zoning By-law Amendment for Zoning By-law Amendment Application A 06/25 3. Location Map 4. Air Photo Map 5. Original Submitted Site Plan 6. Revised Submitted Site Plan Prepared By: Liam Crawford, Planner II Prepared By: Nilesh Surti, MCIP, RPP, Division Head, Development Review & Urban Design Approved/Endorsed By: Catherine Rose, MCIP, RPP, Chief Planner Approved/Endorsed By: Kyle Bentley, P. Eng., Director, City Development & CBO LC:ld Recommended for the consideration of Pickering City Council By: Marisa Carpino, M.A. Chief Administrative Officer The Corporation of the City of Pickering By-law No. XXXX/26 Being a By-law to adopt Amendment 55 to the Official Plan for the City of Pickering (OPA 25-001P) Whereas pursuant to the Planning Act, R.S.O. 1990, c.p. 13, subsections 17(22) and 21(1), the Council of The Corporation of the City of Pickering may, by by-law, adopt amendments to the Official Plan for the City of Pickering; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1.That Amendment 55 to the Official Plan for the City of Pickering, attached hereto as Exhibit “A”, is hereby adopted; and 2.That this By-law shall come into force and take effect on the day of the final passing hereof. By-law passed this XXth day of XXXX, 2026. ________________________________ Kevin Ashe, Mayor ________________________________ Susan Cassel, City Clerk Attachment 1 to Report PLN 05-26 Exhibit “A” to By-law XXXX/26 Recommended Amendment 55 to the City of Pickering Official Plan Recommended Amendment 55 to the Pickering Official Plan Purpose: The purpose of this amendment is to remove the “Pedestrian Predominant Street” designation from the planned north-south road between Taunton Road and Marathon Avenue. This change will facilitate the development of a retail- commercial plaza on the western portion of the lands and accommodate a future development block on the eastern portion with potential for residential and/or commercial uses. Location: The site-specific amendment affects the lands located within the Lamoreaux Neighbourhood in the Seaton Urban Area, between Taunton Road, Peter Matthews Drive, Marathon Avenue, and Burkholder Drive, described as Block 76, 40M-2664, and Block 188, 40M-2671, Part of Lots 23 & 24, Concession 3, City of Pickering. Basis: Through the review of Official Plan Amendment Application OPA 25-001P and Zoning By-law Amendment Application A 06/25, City Council determined that the Amendment appropriately addresses site-specific grading constraints affecting the subject lands. The subject lands contain a significant grade change between the northwest and southeast portions of the site, which limits the ability to construct the planned north-south road at-grade with the adjacent development blocks. As a result, the roadway would not be able to function as a “Pedestrian Predominant Street” with direct storefront access and a strong pedestrian-oriented built form, as originally intended. Further technical review also determined that designing the road to municipal standards, including accommodating stormwater management requirements and elevation transitions, would constrain the site design and limit the ability to achieve a practical and functional layout for a grocery-anchored retail- commercial plaza. In particular, the grading differences across the site reduce the ability to provide at-grade commercial frontage along the eastern edge of the planned north-south road and limit opportunities to establish a continuous pedestrian-oriented street edge. The Amendment therefore removes the “Pedestrian Predominant Street” designation to allow the roadway to function as a private internal road that better responds to the site’s grading conditions while supporting appropriate stormwater management and site circulation. City Council is satisfied that the Amendment maintains the broader intent of the Community Node policies within the Pickering Official Plan by facilitating the development of a neighbourhood-scale retail-commercial plaza that will provide needed commercial services to the surrounding Seaton community. Actual Amendment: The City of Pickering Official Plan is hereby amended by: 1. Amending Schedule VIII – Neighbourhood 16: Lamoreaux by removing the “Pedestrian Predominant Street” designation on the planned north-south road between Taunton Road and Marathon Avenue, on Block 188, 40M-2671, as illustrated on Schedule ‘A’ attached to this amendment. 2. Amending Section 12.18 Lamoreaux Neighbourhood Policies, in Chapter 12 – Urban Neighbourhoods, by incorporating the following new subsection: “12.18(l) shall, despite Section 11.7(b), not require the Community Node on Taunton Road to contain a Pedestrian Predominant Street.” 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. OPA 25-001P A 06/25 Seaton Commercial Developments Ltd. City of PickeringCity Development Department © March, 2022This Map Forms Part of Edition 9 of the Pickering Official Plan and Must Be Read in Conjunction with the Other Schedules and the Text. Schedule 'A' to Amendment '55' Existing Schedule VIII - Neighbourhood 16: Lamoreaux Extract of Schedule VIII to the Pickering Official Plan NEdition 9 Land Use Structure Subject Lands Remove the "Pedestrian Predominant Street" designation 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 the lands being Block 76, 40M-2664, and Block 188, 40M-2671, City of Pickering (A 06/25) Whereas the Council of The Corporation of the City of Pickering deems it desirable to rezone the subject lands being being Block 76, 40M-2664 and Block 188, 40M-2671 in the City of Pickering to facilitate the development of a retail-commercial plaza at the southeast corner of Taunton Road and Burkholder Drive; 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 1 of By-law 8149/24, as amended, is herby further amended to include the notations depicted on Schedule I to this By-law. 2.The provisions of this By-law shall apply to the lands being Block 76, 40M-2664, and part of Block 188, 40M-2671, City of Pickering, designated X378 (SCN-1) and the lands in part of Block 188, 40M-2671, City of Pickering, designated X429 (SCN-4), on Schedule I to this By-law. 3.Section 15 Exception Zone 430 of By-law 8149/24 is hereby revoked. 4.Section 15 Exception Zone 378 of By-law 8149/24 is further amended as follows: 1. The following site-specific exceptions shall apply to the lands zoned X378 (SCN-1), as shown on Schedule I to this By-law: a)The following definition shall be added for the X378 (SCN-1) zone: i)Seasonal Garden Centre: means a retail establishment devoted primarily to the sale of nursery stock and may also include the sale of related supplies during a limited period with the calendar year. b)The following additional use is permitted in the X378 (SCN-1) zone: i)Seasonal Garden Centre c)The following site-specific standards shall apply to the X378 (SCN-1) zone: i)Taunton Road shall be deemed to be the front lot line. ii)Notwithstanding Section 14.5.6.1, Table 14.17, Lot and Building Requirements for the Seaton Local Node (SLN) and Seaton Community Node (SCN) Zones, the following provisions shall apply for commercial buildings: A.Max. Front Yard: no maximum Attachment 2 to Report PLN 05-26 By-law No. XXXX/26 Page 2 B. Min. Flankage Yard: 0.0 metre minimum / no maximum d) Notwithstanding Section 14.5.6.3, Additional Commercial Provisions, the following provisions shall apply: i) Section 14.5.6.3.2 shall not apply. ii) Notwithstanding Section 14.5.6.3.3, within all Seaton Community Node (SCN) zones on Taunton Road, the total gross leasable floor area of the ground floor of all buildings shall not exceed 60,000 square metres for the retailing of goods and services. iii) Sections 14.5.6.3.4 and 14.5.6.3.5 shall not apply. e) Notwithstanding Section 14.3.10, Loading Standards, a loading space may be shared between different buildings that are on the same site. f) Section 15.378.1.a) xv. of Exception Zone 378 is deleted g) The following provisions shall apply to a Seasonal Garden Centre: i) A Seasonal Garden Centre shall be subject to the provisions under Section 14.2.11, Accessory Buildings and Structures, unless otherwise modified by this bylaw. ii) A Seasonal Garden Centre shall be permitted in any yard that does not abut a Residential Zone. iii) A Seasonal Garden Centre shall may occupy a maximum of 500 square metres of lot area. iv) A Seasonal Garden Centre shall not require any additional motor vehicle or bicycle parking to be provided while it is in operation. v) A Seasonal Garden Centre shall be permitted for a maximum period of no longer than 120 days cumulatively within any single calendar year. vi) A Seasonal Garden Centre may occupy a maximum of 20 required parking spaces. vii) A Seasonal Garden Centre shall not exceed a building height of 5.0 metres. 5. Section 15 Exception Zone 429 of By-law 8149/24 is further amended as follows: 1. The following site-specific exceptions shall apply to the lands zoned X429 (SCN-4), as shown on Schedule I to this By-law: a) Section 15.429.1.b) ii. is deleted. b) Section 15.429.1.b) iii. is deleted. c) Section 15.429.1.b) v. is deleted and replaced with: i) The total area for Private Park shall be minimum of 5 percent of the area for the lands zoned SCN-4. By-law No. XXXX/26 Page 2 h) Section 15.429.1.b) v. is deleted and replaced with: i) Notwithstanding Section 14.5.6.3.3, within the Seaton Community Node (SCN) zones on Taunton Road, the total gross leasable floor area of the ground floor of all buildings shall not exceed 60,000 square metres for the retailing of goods and services. 6. 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. 7. 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 0 Q) > ·;::: 0 .._ Q) "O 0 ..c ~ .._ ::::::l m Taunton Road Q) > ·;::: 0 (J) 3: Q) ..c ::::: cu ~ .._ Q) -256.9 m 213.4 m Q_Q) ro"'~,..,.--------------..-----------~'°"a '"\,'"\,·1 '111111 ,,, E "' ..; ;;; 0 X378 (SCN-1) X429 (SCN-4) Schedule I to By-Law XXXX/26 Passed This XXrd Day of XXXX 2026 Mayor Clerk t N I I I I -04;6/- PlCKERlNG City Development Department Taunton Road --- I I I a, > Westerly I ·;:: 0 Parcel: en Easterly Parcel 3: Proposed I a, § Commercial (tl I ~ Development ~ a, / Q) (l_ ' N A 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, City of Pickering Date: Mar. 10, 2026 :;~ 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\02 -Applications\OPA\2025\OPA 25-001P, A 06-25\OPA 25-001P, A 06-25.aprx Attachment 3 to Report PLN 05-26 -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, City of Pickering Date: Mar. 10, 2026 :;~ 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\02 -Applications\OPA\2025\OPA 25-001P, A 06-25\OPA 25-001P, A 06-25.aprx Attachment 4 to Report PLN 05-26 Original Submitted Site Plan City Development Department March 9, 2026FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. OPA 25-001/P, A 06/25 Seaton Commercial Developments Ltd. Applicant: Legal Description: DATE: File No: Block 76, 40M-2664, and Block 188, 40M-2671, L:\Planning\01-MapFiles\OPA\2025 N City of Pickering MARATHON AVENUE PR O P O S E D P U B L I C R O A D ( N O R T H E R L Y E X T E N S I O N O F H I B I S C U S D R I V E ) Attachment 5 to Report PLN 05-26 Attachment 6 to Report PLN 05-26 TE R O A D A PR O P O S E D P R I V N Revised Submitted Site Plan File No:OPA 25-001/P, A 06/25 Applicant: Seaton Commercial Developments Ltd. City Development Legal Description:Block 76, 40M-2664, and Block 188, 40M-2671, Department City of Pickering FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT.DATE:March 9, 2026 L:\Planning\01-MapFiles\OPA\2025