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HomeMy WebLinkAboutInformation Report 04-25Statutory Public Meeting Information Report Report Number: 04-25 Date: April 22, 2025 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Draft Plan of Subdivision SP-2025-01 Zoning By-law Amendment Application A 01/25 Taccgate Developments Inc. Part of Lot 22, Concession 4 1. Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for a Zoning By-law Amendment and a Draft Plan of Subdivision, submitted by Taccgate Developments Inc. to facilitate a residential development. The purpose of this report is to help the public and stakeholders understand the proposal. At the Public Meeting, the Chair will facilitate the meeting, staff will present the proposal, and the applicant will have an opportunity to provide additional details. Members of the public will be able to comment on the applications and ask questions for clarification. The applicant will summarize the planning issues identified and respond to any comments and concerns raised. Finally, the Chair will adjourn the Public Meeting for this item. This report is for information purposes only, and no decision on these applications will be made at this time. A recommendation report will be presented to the Planning & Development Committee for their consideration once staff have completed a comprehensive evaluation of the proposal. 2. Property Location and Description The subject property is located on the east side of Peter Matthews Drive, south of Alexander Knox Road, in the Wilson Meadows Neighbourhood in the Seaton Community (see Location Map, Attachment 1). The site is currently vacant and has an area of approximately 5.47 hectares, with frontage along Peter Matthews Drive. While under previous ownership by 1133373 Ontario Inc. (Lebovic Enterprises Ltd.), the lands had topsoil removed and were regraded. The surrounding land uses are as follows (see Air Photo Map, Attachment 2): North, Directly to the north, east, and south are lands owned by Infrastructure East & Ontario (IO), designated as part of the Seaton Natural Heritage System. South: These lands include significant woodlands, the Ganatsekiagon Creek, and associated valley lands. Further east, across the creek, is a completed residential subdivision with 121 lots for detached dwellings and a public park (Stillmeadow Park). Information Report 04-25 Page 2 West: To the west is Peter Matthews Drive and remnant lands owned by IO, designated as Seaton Natural Heritage System. Further west, across Peter Matthew Drive, are lands owned by the applicant. These lands are zoned and have draft plan approval for 294 lots for detached dwellings, 52 blocks for 334 townhouses, a 10.8 hectare block for a commercial plaza, and a 10 hectare block for the future Seaton Recreation Centre and Library and community park. 3. Previous Ownership and Application History In August of 2015, IO owned the subject lands and submitted applications for Draft Plan of Subdivision and Zoning By-law Amendment (File Numbers SP-2015-05 and A 10/15) to establish a residential subdivision. The lands were later acquired by 1133373 Ontario Inc. (Lebovic Enterprises Ltd.), and a second residential submission was made to the City on May 15, 2019. Details of the proposed land uses and number of dwellings are summarized in the tables below: Land Use Blocks Area (hectares) Residential 90 3.47 Open Space 2 0.06 Stormwater Management Facilities 2 0.26 Municipal Right-of-Way 3 1.77 Totals 97 5.56 Residential Type Blocks Number of Units Detached Dwellings 74 74 units Semi-detached Dwellings 13 26 units Street Townhouse Dwellings 3 17 units Total 90 117 units The lands were subsequently acquired by Taccgate Developments Inc. 4. Applicant’s Proposal On January 27, 2025, Taccgate Developments Inc. submitted revised applications for a Draft Plan of Subdivision (SP-2025-01) and a Zoning By-law Amendment (A 01/25). The applicant is seeking to rezone the property from an Agriculture zone to appropriate residential zone categories to facilitate the proposed development, consisting of 104 dwelling units, a stormwater management block, three open space blocks and new public streets (see Submitted Draft Plan of Subdivision, Attachment 3). The tables below outline the land use details of the draft plan of subdivision and the number of proposed dwellings. Information Report 04-25 Page 3 Land Use Blocks Area (hectares) Residential 81 3.63 Open Space 3 0.07 Stormwater Management Facilities 2 0.21 Municipal Right-of-Way 3 1.56 Totals 89 5.47 Residential Type Blocks Number of Units Detached Dwellings 76 76 units Street Townhouse Dwellings 5 28 units Totals 81 104 units Vehicle access to the proposed subdivision will be provided at two locations along Peter Matthews Drive. The southern access will be a “T” intersection with full-moves. The northern access will be extended through the IO lands to a four-way signalized intersection. The proposed right-of-way width of the new streets is 17.0 metres where lots are proposed on both sides of the street, and 15.35 metres where lots are proposed on only one side of the street. A 1.5 metre wide sidewalk will be provided on one side of each street. In total, approximately 59 on-street parking spaces will be available for visitor parking. Three small open space blocks are located throughout the development and are proposed to be conveyed to the City. The easternmost open space block, fronting Street A, is intended to serve as the new location for a trailhead, providing access to the Seaton recreational trail system. 5. Policy Framework 5.1 Provincial Planning Statement (2024) On October 20, 2024, the Ministry of Municipal Affairs and Housing (MMAH) issued a new Provincial Planning Statement (PPS), replacing both the Provincial Policy Statement (2020), and A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2019). The PPS states that planning authorities should support the achievement of complete communities by supporting transportation options with multimodal access and accommodating a range and mix of housing options, recreation, parks and green space, and other uses to meet long-term needs. It directs Planning Authorities to permit an appropriate mix of housing options and densities to meet the needs of current and future residents of the regional market area by permitting development at appropriate intensification. The applicant’s proposal conforms to the new PPS. Information Report 04-25 Page 4 5.2 Durham Regional Official Plan “Envision Durham" Durham Regional Council adopted the Official Plan “Envision Durham” in May 2023. The MMAH approved the Official Plan in part on September 3, 2024. On December 13, 2024, MMAH approved the remaining part of the Plan. On January 1, 2025, Durham Region became an upper-tier municipality without land use planning responsibilities. Pursuant to Subsection 70.13(2) of the Planning Act, the Region of Durham Official Plan is deemed to constitute an official plan of the City in respect of any area in the City to which it applies, and will remain in effect until the City revokes or amends it. The new Regional Official Plan designates the subject property as “Community Areas”, subject to the provisions of “Specific Policy Area A – Seaton Urban Area & Duffins Rouge Agricultural Preserve”. Community Areas are intended to offer a complete living environment, consisting of housing, commercial uses, institutional uses, and public service facilities such as schools, libraries and hospitals. A key objective of this designation is for Community Areas to contain a variety of housing types, sizes and tenures, within connected neighbourhoods. The new Regional Official Plan states that residential development is permitted in the Seaton Urban Area. Any development within the Seaton Urban Area, and infrastructure within the Seaton Natural Heritage System, must be consistent with the approved neighbourhood plans under the local Official Plan. The applicant’s proposed development conforms to the policies of the new Regional Official Plan. 5.3 Pickering Official Plan The Official Plan designates the subject property as “Urban Residential Area – Low Density Areas”. Schedule XI – Neighbourhood 19: Wilson Meadows Neighbourhood Plan further designates the property as “Low Density Type 1 Areas”. Schedule XI identifies a stormwater management pond near the southeast corner of the site within the Seaton Natural Heritage System, and shows the site connected with recreational trails, including “Trailheads”, “Primary Neighbourhood Connecting Trails”, “Primary Recreational Trails”, and “Secondary Recreational Trails”. The Urban Residential Area designations are intended primarily for residential uses, but may be used for community, cultural, and recreational uses. The Low Density Type 1 Areas designation establishes minimum and maximum residential densities. The designation permits a residential density range of over 25 and up to 40 units per net hectare, and encourages that the majority of units be detached or semi-detached dwellings. The proposed development is consistent with the permissions for residential uses, and the proposed density of 28.7 units per net hectare conforms to the density requirements of the City’s Official Plan. The Wilson Meadows Neighbourhood policies aim to promote a broad range of housing types and densities, with a mix of sizes, locations, and affordability. Key policies prohibit residential uses from having direct access to arterial roads, and require the design of Information Report 04-25 Page 5 subdivisions to incorporate pedestrian and bicycle routes where possible to contribute to connectivity within the Neighbourhood. Additionally, the policies require that developers satisfy the environmental assessment process for developing infrastructure within the Seaton Natural Heritage System. The proposal conforms to the policies of the Official Plan. 5.4 Seaton Sustainable Place-Making Guidelines The Seaton Sustainable Place-Making Guidelines build on the Vision for the Seaton Urban Area as outlined in Section 2.1.2 of the Official Plan. They expand on the key urban design elements for subdivisions and site plans to ensure the desired future character and function of public spaces, including streets, parks, and civic areas, align with the vision. The Guidelines also provide direction on designing the public realm, buildings and green infrastructure. The proposal will be reviewed against the policies and requirements of the Seaton Sustainable Place-Making Guidelines as part of the further processing of this rezoning application and the related site plan application. 5.5 Consolidated Zoning By-law 8149/24 The subject lands are zoned as “A” Agriculture under the Consolidated Zoning By-law 8149/24. This zoning category primarily permits agricultural and related uses, and some accessory uses such as a detached dwelling, home occupations, and recreational uses. As noted in Section 4 of this report, the applicant is seeking to rezone the property to facilitate the residential subdivision. The applicant is requesting the following four zoning categories: • “SLD1” Seaton Low Density 1 Zone, which permits detached dwellings • “SLD1T” Seaton Low Density 1 – Townhouse Zone, which permits street townhouse units • “OS” Open Space Zone, which permits soft and hard landscaped areas for active and passive recreational uses, including street furniture and playgrounds • “SWM” Stormwater Management Zone, which permits stormwater ponds, and maintenance access The applicant is proposing site-specific exceptions for two irregularly shaped lots for detached dwellings. These two lots have wider frontages, but reduced lot depth. To accommodate a dwelling on these two lots, the applicant is seeking relief to reduce the minimum rear yard setback. In addition, two lots along Street B are deemed to be through lots, which are lots with two street frontages on Street B and Peter Matthews Drive. The zoning by-law states that Peter Matthew Drive is, by default, considered the front lot line for these lots. The applicant is requesting to deem these two lots to have their legal lot frontage along Street B to ensure a consistent streetscape. Information Report 04-25 Page 6 6. Public Engagement Notice of the Electronic Public Meeting for these applications was provided by mail to all properties within 150 metres of the subject property. A Public Meeting Notice sign was posted on the property on March 13, 2025. As of writing this report, no written or verbal comments have been received from the public. 7. City Department and Agency Comments The applications have been circulated to all City Departments and various external agencies including utility providers, school boards, Region of Durham and the Toronto and Region Conservation Authority. As of writing this report, the City Development Department has received comments from Durham District School Board, indicating they have no objections or concerns with the approval of the submitted applications. 8. Planning & Design Section Comments The following is a summary of key concerns and issues that have been identified by staff for further review and consideration. These matters, and others identified through the circulation and review of the revised proposal, are required to be addressed by the applicant before a final recommendation report to the Planning & Development Committee: • ensure that the requested site-specific zoning by-law amendments for lot frontage, building setback and architectural projections are appropriate to accommodate grading, drainage, and on-site landscaping • ensure that the land for the proposed north access road to/from Peter Matthews Drive is secured from Infrastructure Ontario, the owner of the Natural Heritage lands Further issues may be identified following receipt and review of comments from the circulated departments, agencies, and the public. The City Development Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies, and the public. 9. Information Received Updated reports submitted in support of the revised application are listed below and available for viewing on the City’s website at pickering.ca/devapp, or in person by appointment at the office of the City of Pickering, City Development Department: • Cover Letter, prepared by Taccgate Developments Inc., dated December 20, 2024 • Comment-Response Matrices, prepared by Tacc Developments Inc., dated April 24, 2024 • Planning Justification Report & Urban Design Brief, prepared by Korsiak Urban Planning, dated December 2024 Information Report 04-25 Page 7 • Affordable Housing Information, prepared by Tacc Developments Inc., dated December 16, 2024 • Sustainability Report & Checklist, prepared by Korsiak Urban Planning, dated December 16, 2024 • Draft Zoning By-law Amendment and Schedule, prepared by Korsiak Urban Planning • Draft Plan of Subdivision, prepared by Korsiak Urban Planning, dated November 11, 2024 • Lot Plan, prepared by Korsiak Urban Planning, dated December 6, 2024 • Lot Siting Plan, prepared by Korsiak Urban Planning, dated December 6, 2024 • Functional Servicing & Stormwater Management Report, prepared by SMD Consultants Inc., dated December 2024 • Geotechnical Investigation, prepared by Golder Associates Ltd., dated December 10, 2024 • Draft Hydrogeological Investigation, prepared by Golder Associates Ltd., dated September 29, 2024 • Phase One Environmental Site Assessment, prepared by Soil Engineers Ltd., dated December 18, 2024 • Archaeological Assessment Report (Stages 2 & 3), prepared by Archaeological Assessments Ltd., dated August 2005 and revised August 2014 • Noise Impact Assessment, prepared by YCA Engineering Ltd., dated December 2024 • Traffic Impact Study, prepared by BA Consulting Group Ltd., dated December6, 2024 • Site Line Reviews, prepared by BA Consulting Group Ltd., dated April 30, 2024 • Survey Plan 40R29560, prepared by IBW Surveyors, dated March 2, 2017 10. Procedural Information 10.1 General • written comments regarding this proposal should be directed to the City Development Department • all comments received will be noted and used as input to a Recommendation Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council • any member of the public who wishes to be notified of Council’s decision regarding this proposal must request such in writing to the City Clerk 11. Owner/Applicant Information The Owner of this property is Taccgate Developments Inc., who is represented by Korsiak Urban Planning. Information Report 04-25 Page 8 Attachments: 1.Location Map 2.Air Photo Map 3.Submitted Lot Plan Prepared By: Original Signed By Liam Crawford Planner II Original Signed By Nilesh Surti, MCIP, RPP Division Head, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner LC:ld Attachment 1 to Information Report 04-25 S tillmeadow La n e Alexander Knox RoadWhitevale Road Pe t e r M a t t h e w s D r i v e City Development Department Location MapFile:Applicant:Legal Description: SP-2025-01, A 01/25 Date: Jan. 27, 2025 ¯ E Taccgate Developments Inc. Con 4 Pt Lot 22 Now 40R29560 Part 2 (Save and SubjectLands L:\PLANNING\01-MapFiles\SP\2025\SP-2025-01,A01-25 Taccgate Developments Inc\SP-2025-01, A01-25_LocationMap.mxd 1:5,000 SCALE: THIS IS NOT A PLAN OF SURVEY. © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; Except 40R31098 Parts 4,5) Attachment 2 to Information Report 04-25 Moc k i n g b ir d S q u a re S tillmeadow La n e Alexander Knox Road Ho l l y b e r r y T r a i l Whitevale Road W illowridge Path P e t e r M a t t h e w s D r i v e Air Photo MapFile:Applicant:SP-2025-01, A 01/25 Date: Jan. 28, 2025 ¯ Taccgate Developments Inc. L:\PLANNING\01-MapFiles\SP\2025\SP-2025-01,A01-25 Taccgate Developments Inc\SP-2025-01, A01-25_AirPhoto.mxd 1:5,000 SCALE: THIS IS NOT A PLAN OF SURVEY. City Development Department Legal Description:Con 4 Pt Lot 22 Now 40R29560 Part 2 (Save and Except 40R31098 Parts 4,5) © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; E SubjectLands Attachment 3 to Information Report 04-25 Submitted Draft Plan of Subdivision City Development Department Mar. 24, 2025FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. SP-2025-01, A 01/25 Taccgate Developments Inc. Applicant: Legal Description: DATE: File No: Con 4 Pt Lot 22 Now 40R29560 Part 2 (Save and L:\Planning\01-MapFiles\SP\2025 Except 40R31098 Parts 4,5) STREET A S T R E E T A NATURAL HERITAGE SYSTEM NATURAL HERITAGE SYSTEM PE T E R M A T T H E W S D R I V E NATURAL HERITAGE SYSTEM STREET B STREET B STREET A ST R E E T A 15.35 17 R7 . 5 17 17 15.35 17 17 NATURAL HERITAGE SYSTEM R17.25 15.35 N