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HomeMy WebLinkAboutJanuary 10, 2024 Committee of Adjustment Agenda Hearing Number: 1 Date: Wednesday, January 10, 2024 pickering.ca Agenda Committee of Adjustment Wednesday, January 10, 2024 7:00 pm Electronic Hearing Page Number For information related to accessibility requirements please contact: Secretary-Treasurer or Assistant Secretary-Treasurer Telephone: 905.420.4617 Email: citydev@pickering.ca 1. Adoption of Rules of Procedures 2. Terms of Reference 3. Disclosure of Interest 4. Adoption of Agenda 5. Adoption of Minutes from December 13, 2023 hearing 1-11 6. Reports 6.1 P/CA 52/23 – 1355 Kingston Road 12-20 6.2 MV 01/24 – 2023 Cedarwood Court 21-26 7. Adjournment Committee of Adjustment Hearing Minutes Wednesday, December 13, 2023 7:00 pm Electronic Hearing Page 1 of 11 Pending Adoption Present Omar Ha-Redeye Denise Rundle – Vice-Chair Sakshi Sood Joshi Rick Van Andel Sean Wiley – Chair Also Present Deborah Wylie, Secretary-Treasurer Cody Morrison, Secretary-Treasurer – Host Jasmine Correia, Assistant Secretary-Treasurer Liam Crawford, Planner II Kerry Yelk, Planner I Ziya Cao, Planner I Absent Not applicable. 1.Disclosure of Interest No disclosures of interest were noted. 2.Adoption of Agenda Moved by Denise RundleSeconded by Omar Ha-Redeye That the agenda for the Wednesday, December 13, 2023 hearing be adopted. Carried Unanimously 3.Adoption of Minutes Moved by Omar Ha-RedeyeSeconded by Rick Van Andel That the minutes of the 11th hearing of the Committee of Adjustment held Wednesday,November 8, 2023 be adopted. Carried Unanimously -1- Committee of Adjustment Hearing Minutes Wednesday, December 13, 2023 7:00 pm Electronic Hearing Page 2 of 11 4. Reports 4.1 P/CA 46/23 S. Alavi-Tafti 701 Marksbury Road The applicant requests relief from Zoning By-law 2511, as amended by By-laws 7610/18, 7872/21, and 7900/21, to permit: • uncovered steps and platforms (porch) that are not more than 1.0 metre above grade to project no more than 2.0 metres into the required front yard, whereas the By-law permits uncovered steps and platforms that are not more than 1.0 metre above grade to project no more than 1.5 metres into the required front yard • a maximum lot coverage of 38 percent (including the deck), whereas the By-law requires a maximum coverage of 33 percent The applicant requests approval of this minor variance application to obtain a building permit to remove the existing building and structures and redevelop the lot with a two-storey detached dwelling. Input from other sources were received from the Applicant, City Engineering Services, City Building Services Section and seven area residents. In support of the application, the applicant identified they are seeking to permit a new detached dwelling. Nadeem Irfan, agent, was present to represent the application. No further representation was present in favour of or in objection to the application. The agent commented that 38 percent coverage being requested is around 35 percent due to the decks and porches being counted as part of the overall coverage. We have received seven support letters from the neighbours. The Secretary-Treasurer confirmed the interpretation of the Zoning By-law does include decks as part of the overall coverage. After reviewing the report, agreeing with the report and recommended condition, hearing from the applicant regarding the lot coverage, receiving support letters from the neighbours and finding the application will be compatible with the neighbourhood, Denise Rundle moved the following motion: Moved by Denise Rundle Seconded by Omar Ha-Redeye -2- Committee of Adjustment Hearing Minutes Wednesday, December 13, 2023 7:00 pm Electronic Hearing Page 3 of 11 That application P/CA 46/23 by S. Alavi-Tafti, be Approved on the grounds that the requested variances are minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and Zoning By-law, subject to the following condition: 1. That the variances apply only to the proposed development, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibits 2, 3, 4, 5, 6, & 7 contained in the staff report to the Committee of Adjustment, dated December 13, 2023). Carried Unanimously 4.2 P/CA 51/23 G. & B. Roadknight 1133 Ridgewood Court The applicant requests relief from Zoning By-law 3036, as amended by By-law 2864/88, to permit a platform (rear yard balcony) not exceeding a height of 2.7 metres above grade to project not more than 1.5 metres into the required rear yard, whereas the By-law permits uncovered steps and platforms, not exceeding 1.0 metre in height, to project 1.5 metres into the rear yard. The applicant requests approval of the variance in order to obtain a building permit to install a rear yard balcony. Input from other sources was received from the Applicant, City’s Engineering Services, City Building Services and the Toronto and Region Conservation Area (TRCA). In support of the application, the applicant identified the height of the deck is required to accommodate existing egress of basement unit which exists below the proposed deck. Egress requirement for basement unit occupant prevents compliance of 1.0 metre maximum height. Encroachment into rear yard setback required to accommodate usable deck size for requirements of main floor occupant. Glen and Barb Roadknight, applicants, were present to represent the application. No further representation was present in favour of or in objection to the application. In response to a question from Committee members, the applicant confirmed they are aware a TRCA permit will be required, along with fees. A Committee member commented given the fact there is a ravine immediately behind the property that does mitigate some issues from it exceeding the by-laws as stated. -3- Committee of Adjustment Hearing Minutes Wednesday, December 13, 2023 7:00 pm Electronic Hearing Page 4 of 11 Given the location and context of the site backing on to the ravine, reading staff report, conducting a site visit, seeing no comments from surrounding neighbours and considering the four tests of the Planning Act, Denise Rundle moved the following motion: Moved by Denise Rundle Seconded by Sakshi Sood Joshi That application P/CA 51/23 by G. & B. Roadknight, be Approved on the grounds that the requested variance is minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and Zoning By-law, subject to the following conditions: 1. That the variance applies only to the proposed rear yard balcony, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibits 2 & 3 contained in the staff report to the Committee of Adjustment, dated December 13, 2023). 2. That the applicant provide confirmation that the appropriate review fee has been paid to Toronto & Region Conservation Authority (TRCA). 3. That a TRCA permit be obtained prior to the issuance of a building permit. Carried Unanimously 4.3 P/CA 53/23 M. Myers 333 Granby Court The applicant requests relief from Zoning By-law 3036, as amended by By-law 4936/97, to permit: • a platform (rear yard deck) not exceeding a height of 2.9 metres above grade to project not more than 4.0 metres into the required rear yard, whereas the By-law permits uncovered steps and platforms, not exceeding 1.0 metre in height, to project 1.5 metres into the rear yard • a maximum lot coverage of 42.6 percent, whereas the By-law permits a maximum lot coverage of 38 percent The applicant requests approval of these variances to permit a deck in the rear yard. Input from other sources was received from the Applicant, City Engineering Services, City Building Services and the Toronto and Region Conservation Area (TRCA). -4- Committee of Adjustment Hearing Minutes Wednesday, December 13, 2023 7:00 pm Electronic Hearing Page 5 of 11 In support of the application, the applicant identified the irregular rear lot line encroaches what would normally be the backyard. John Kenthol, agent, was present to represent the application. No further representation was present in favour of or in objection to the application. After reviewing the report, seeing no public input, recognizing the irregular rear lot line and the application meeting the four tests of the Planning Act, Denise Rundle moved the following motion: Moved by Denise Rundle Seconded by Rick Van Andel That application P/CA 53/23 by M. Myers, be Approved on the grounds that the requested variances are minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and Zoning By-law, subject to the following conditions: 1. That the variances apply only to the proposed rear yard deck, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibits 2, 3, 4 & 5 contained in the staff report to the Committee of Adjustment, dated December 13, 2023). 2. That Engineering Services be satisfied that the Engineering Design Criteria can be adequately addressed prior to the issuance of a building permit. 3. That a Toronto & Region Conservation Authority (TRCA) permit be obtained prior to the issuance of a building permit. Carried Unanimously 4.4 P/CA 54/23 W. MacLean 2455 Sixth Concession Road The applicant requests relief from Zoning By-law 3037, as amended by By-law 6577/05, to permit a proposed accessory building (detached garage) to be located within the front yard, whereas the By-law requires all accessory buildings which are not part of the main building to be erected in the rear yard. The applicant requests approval of this minor variance application to obtain a building permit to permit a detached garage. Input from other sources was received from the Applicant, City Engineering Services, and the City Building Services. -5- Committee of Adjustment Hearing Minutes Wednesday, December 13, 2023 7:00 pm Electronic Hearing Page 6 of 11 In support of the application, the applicant identified the configuration of the lot and existing vegetation makes it difficult to construct a garage in the rear yard. No representation was present in favour of or in objection to the application. In response to a question from the Vice-Chair, the Secretary-Treasurer confirmed the applicant is aware of the Minister’s Zoning Order, the requirement for an amendment, and that the application is being recommended to be tabled. Having reviewed the staff report, recognizing the property is subject to a Minister’s Zoning Order 102/72 and the staff’s recommendation to table the application, Denise Rundle moved the following motion: Moved by Denise Rundle Seconded by Sakshi Sood Joshi That application P/CA 54/23 by W. MacLean, be Tabled until an amendment to Minister’s Zoning Order 102/72 is obtained through the Ministry of Municipal Affairs and Housing (MMAH), or arrangements are made to the satisfaction of the MMAH. Carried Unanimously 4.5 P/CA 55/23 R. Mercer & B. Morgan-Mercer 457 Broadgreen Avenue The applicant requests relief from Zoning By-law 2511, as amended by By-law 0609/77, to permit: • a minimum rear yard of 2.7 metres, whereas the By-law requires a minimum rear of 7.5 metres • a maximum building coverage of 48.5 percent, whereas the By-law permits a maximum building coverage of 33 percent The applicant requests approval of these variances to permit a two-storey sunroom addition and covered deck in the rear yard. Input from other sources was received from the Applicant, City Engineering Services, City Building Services and eight area residents in support of the application. In support of the application, the applicant identified the intent of the proposed addition to an existing ground level patio and main floor deck at the rear of the house is to extend the outdoor living area of the house. The extension is limited by a short rear yard depth and steep grade. -6- Committee of Adjustment Hearing Minutes Wednesday, December 13, 2023 7:00 pm Electronic Hearing Page 7 of 11 Approximately 50 percent of the patio and deck area will be enclosed as a sunroom and screened porch, with the remaining patio and deck platform open at the sides. The existing deck platform has an area of 33.17 square metres. The proposed deck platform area is 44.88 square metres, an 11.71 square metre (35 percent) increase in the overall area of the deck structure. The proposed roof steps down from the main roof to reduce the overall mass of the structure. The western half of the structure is open, and the enclosed eastern areas have glass or screened walls, reducing the overall solidity of the structure. The depth and mass of the structure extending into the rear yard is consistent with rear yard development on neighboring properties to the east and west overlooking the ravine. Ryan Mercer, applicant, and Bart Szoke, agent, were present to represent the application. No further representation was present in favour of or in objection to the application. A Committee member commented the petition received was very thorough and thought it was beneficial that support was received from both neighbours immediately adjacent to the subject property. On the basis that the application meets the four tests of the Planning Act, Omar Ha-Redeye moved the following motion: Moved by Omar Ha-Redeye Seconded by Rick Van Andel That application P/CA 55/23 by R. Mercer & B. Morgan-Mercer, be Approved on the grounds that the requested variances are minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and Zoning By-law, subject to the following conditions: 1. That the variances apply only to the proposed addition and covered deck, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibits 2, 3, 4, 5 & 6 contained in the staff report to the Committee of Adjustment, dated December 13, 2023). 2. That Engineering Services be satisfied that the Engineering Design Criteria can be adequately addressed prior to the issuance of a building permit. Carried Unanimously -7- Committee of Adjustment Hearing Minutes Wednesday, December 13, 2023 7:00 pm Electronic Hearing Page 8 of 11 4.6 P/CA 56/23 & P/CA 57/23 S. Southwick 1855 Pine Grove Avenue P/CA 56/23 – Part 2 (1855 Pine Grove Avenue) The applicant requests relief from Zoning By-law 3036, as amended by By-law 7874/21 & By-law 7902/22, to permit: • a maximum dwelling height of 9.3 metres, whereas the By-law requires a maximum dwelling height of 9.0 metres • a maximum dwelling depth of 51.0 metres, whereas the By-law requires a maximum dwelling depth of 20.0 metres for lots with depths greater than 40.0 metres • a maximum front yard setback of 38.2 metres, whereas the By-law requires a maximum front yard setback of 22.9 metres P/CA 57/23 – Part 1 (1857 Pine Grove Avenue) The applicant requests relief from Zoning By-law 3036, as amended by By-law 7874/21 & By-law 7902/22, to permit: • a maximum dwelling height of 9.2 metres, whereas the By-law requires a maximum dwelling height of 9.0 metres • a maximum dwelling depth of 48.5 metres, whereas the By-law requires a maximum dwelling depth of 20.0 metres for lots with depths greater than 40.0 metres • a maximum front yard setback of 35.7 metres, whereas the By-law requires a maximum front yard setback of 22.9 metres The applicant requests approval of these applications to sever the property resulting in a total of two lots and to construct two detached dwellings. Input from other sources was received from the Applicant, City Engineering Services, City Building Services and one are resident. In support of the applications, the applicant identified the neighbour to the north has constructed a four-car garage that sits close the front property line, making it difficult to match existing setbacks. -8- Committee of Adjustment Hearing Minutes Wednesday, December 13, 2023 7:00 pm Electronic Hearing Page 9 of 11 Steve Southwick, applicant, was present to represent the applications. No further representation was present in favour of or in objection to the applications. Having considered the report and after conducting a site visit, it would appear the proposal will be compatible with what is currently on the street. Seeing no public input, Denise Rundle moved the following motion: Moved by Denise Rundle Seconded by Rick Van Andel That applications P/CA 56/23 & P/CA 57/23 by S. Southwick, be Approved on the grounds that the requested variances are minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and Zoning By-law, subject to the following condition: 1. That the variances to permit the detached dwellings apply only to the proposed detached dwellings, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibits 2, 3, 4, 5, 6 & 7 contained in the staff report to the Committee of Adjustment, dated December 13, 2023). Motion withdrawn by Denise Rundle to allow for review and consideration of an area resident comment letter. The Secretary-Treasurer read out a comment letter received by an immediate neighbour. In response to the comment letter, the applicant explained that they are trying to line up with the neighbour to the north who has a four-car garage that was constructed prior to this Zoning By-law coming into effect making his setback only 7.5 metres. By siting the proposed dwellings at 22 metres back from the front lot line, the neighbour will have a view from the rear yard of a big wall. The proposed dwellings are not that large, the zoning provisions require that they are sited farther back on the property like the two houses to the south. The front of the proposed dwellings is proposed to be sited the same way as the previous house that was on the lot. The property is 330 feet deep, the backyard will be 130 feet. Some trees were removed, however six more were planted. Furthermore, the neighbour who submitted the letter is around the corner and will not be able to see the houses. In response to a question from a Committee member, the applicant confirmed that the backyard will be 130 feet once the house is built. The neighbour who submitted the letter backs on to the north side lot line of the subject property, and is located approximately 70 feet to the north and 30 feet to the east. -9- Committee of Adjustment Hearing Minutes Wednesday, December 13, 2023 7:00 pm Electronic Hearing Page 10 of 11 The Chair commented that there is a unique aspect of the maximum dwelling depth zoning provision and that the proposed dwellings will not be as long as it appears on the drawings. The Vice-Chair commented that the numbers being requested look large, but it is a function of the definition of dwelling depth in the Zoning By-law. It is a function of where they take the measurements from, but the physical buildings themselves are only an extra 2.5 metres. After reviewing the report and comments received from a neighbour, and a site visit, Denise Rundle moved the following motion: Moved by Denise Rundle Seconded by Rick Van Andel That applications P/CA 56/23 & P/CA 57/23 by S. Southwick, be Approved on the grounds that the requested variances are minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and Zoning By-law, subject to the following condition: 1. That the variances to permit the detached dwellings apply only to the proposed detached dwellings, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibits 2, 3, 4, 5, 6 & 7 contained in the staff report to the Committee of Adjustment, dated December 13, 2023). Carried Unanimously 5. Other Business 5.1 Adoption of 2024 Hearing Schedule Moved by Sean Wiley Seconded by Sakshi Sood Joshi That the 2024 Hearing Schedule be adopted for the 2024 term. Carried Unanimously 5.2 Appointment of Chairperson Moved by Denise Rundle Seconded by Omar Ha-Redeye That Sean Wiley be appointed as Chairperson for the 2024 term. Carried Unanimously -10- Committee of Adjustment Hearing Minutes Wednesday, December 13, 2023 7:00 pm Electronic Hearing Page 11 of 11 5.3 Appointment of Vice-Chairperson Moved by Sean Wiley Seconded by Rick Van Andel That Denise Rundle be appointed as Chairperson for the 2024 term. Carried Unanimously 5.4 Adoption of Assistant Secretary-Treasurer That Nilissa Reynolds be appointed as Assistant Secretary Treasurer. Carried Unanimously 6. Adjournment Moved by Omar Ha-Redeye Seconded by Sakshi Sood Joshi That the 12th hearing of the 2023 Committee of Adjustment be adjourned at 7:48 pm. Carried Unanimously __________________________ Date __________________________ Chair __________________________ Assistant Secretary-Treasurer Please note the Committee of Adjustment Hearings are available for viewing on the City of Pickering YouTube channel https://www.youtube.com/user/SustainablePickering -11- Report to Committee of Adjustment Application Number: P/CA 52/23 Date: January 10, 2024 From: Nilesh Surti, MCIP, RPP Division Head, Development Review & Urban Design Subject: Committee of Adjustment Application P/CA 52/23 OPB Realty Inc. 1355 Kingston Road (Eastern portion of the Pickering Town Centre lands, on the west side of Glenanna Road and south side of Kingston Road) Application The applicant requests relief from Zoning By-law 7553/17, as amended by By-law 7981/23, to reduce the minimum parking ratio to 0.5 parking spaces per apartment dwelling unit, whereas the By-law requires a minimum parking ratio of 0.65 parking spaces per apartment dwelling unit. The applicant requests approval of this variance to facilitate the construction of a mixed-use development, consisting of nine development blocks for high-density residential, office, and commercial uses, and one parkland block. Recommendation For your information, and based solely upon the application and supporting documentation filed by the applicant, the City Development Department has reviewed the application with respect to Section 45(1) of the Planning Act and considers the requested variance to be minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, and therefore recommends Approval of the proposed variance. After considering all public and agency input, should the Committee find merit in this application, the following condition is recommended: 1. That this variance applies only to Block 1 and Blocks 3 to 10 within Draft Approved Plan of Subdivision SP-2021-02, located on the eastern portion of the Pickering Town Centre lands, as illustrated on the attached draft plan of subdivision (refer to Exhibit 2). Background In December of 2021, PTC Ownership (hereafter referred to as the applicant) submitted applications for Draft Plan of Subdivision and Zoning By-law Amendment, for the eastern portion of the Pickering Town Centre lands (hereafter referred to as the subject lands). The purpose of the applications was to facilitate the construction of a high-density, mixed-use development, consisting of 9 development blocks for residential, office, and commercial uses, and one parkland block (refer to Exhibit 2, Draft Approved Plan of Subdivision). -12- Report P/CA 52/23 January 10, 2024 Page 2 As part of the Zoning By-law Amendment application, the applicant requested a reduction to the minimum parking ratio from 0.8 parking spaces per apartment dwelling unit to 0.65 parking spaces per apartment dwelling unit. On January 23, 2023, Council approved the Zoning By-law Amendment and endorsed the Draft Plan of Subdivision. Subsequently, the draft plan of subdivision was draft approved on March 9, 2023. The applicant has submitted applications for Site Plan Approval for Blocks 1, 3, 4, 7 and 10. These applications are currently under review by the City. Comment Conforms to the Intent of the Durham Regional & Pickering Official Plans Durham Regional Official Plan & Envision Durham The Durham Regional Official Plan identifies the subject lands as being within an Urban Growth Centre and a Regional Centre. Lands that are designated as Centres shall be developed as the main concentration of residential, commercial, retail, office, cultural, entertainment, and institutional uses, in a well-designed and intensive land use form that supports higher-order transit services. On May 17, 2023, Durham Region Council adopted the new Regional Official Plan, ‘Envision Durham’. Currently, the plan is awaiting Provincial Approval. The new Regional Official Plan identifies the subject lands as being within a Protected Major Transit Station Area (PMTSA) for the Pickering GO Station. PMTSAs are primary locations for mixed-use and transit-oriented development providing a variety of housing, office, commercial, institutional, and recreational uses. The highest densities within PMTSAs are intended to be concentrated near GO Stations to integrate the station with development. The plan states that new development within PMTSAs should consider reduced parking standards and structured and shared parking. Pickering Official Plan The Pickering Official Plan designates the subject lands as “Mixed Use Areas – City Centre”. This designation permits high-density residential uses, retailing of goods and services, offices and restaurants, hotels, convention centres, community, cultural and recreational uses, community gardens, and farmers’ market. The City Centre Neighbourhood policies state that a reduction in the number of required car parking spaces can be considered, where bicycle parking facilities and/or transportation demand management (TDM) measures are provided. The City Centre Zoning By-law requires a minimum of 0.5 bicycle parking spaces per dwelling unit. The applicant has submitted Site Plan Applications for Blocks 1, 3, 4 and 7 of the draft plan. For Blocks 1 and 3, the applicant is proposing to provide 1,320 bicycle parking spaces, exceeding the By-law requirement at a ratio of 0.6 bicycle spaces per dwelling unit. For Blocks 4 and 7, the applicant is proposing to provide 939 bicycle parking spaces, meeting the By-law requirement of 0.5 bicycle spaces per dwelling unit. -13- Report P/CA 52/23 January 10, 2024 Page 3 In support of the minor variance application, the applicant has submitted a Parking Justification Study, prepared by BA Group, dated December 4, 2023, outlining several TDM measures to be implemented for the development. The aim is to reduce the reliance on single-occupancy vehicles, and promote more active modes of transportation, by: • prohibiting the smallest dwelling units from purchasing a parking space, unless surplus parking is available; • unbundling parking so that a parking space is not automatically included in the purchase of a dwelling unit; • providing bicycle infrastructure on-site for residents; • creating safe and accessible pedestrian connections within the site/surrounding area; and • providing commercial, retail, and office spaces on-site for residents and businesses. The requested variance to reduce the residential parking ratio conforms to policies for PMTSAs, and further supports and encourages the use of transit and walking/cycling facilities within the City Centre. The requested variance conforms to the policies in the Durham Regional and Pickering Official Plans. Conforms to the Intent of the Zoning By-law The minimum parking ratio intends to ensure that sufficient parking is provided to serve the needs of future residents. As noted in the Parking Justification Study, BA Group reviewed the parking sales trends for the first two towers within Block 1 of the draft plan. The following table provides a breakdown of the current parking sales for these towers, as of November 2023: Unit Type Units Available Units Sold Required Parking (0.65 space/unit) Proposed Parking (0.5 space/unit) Current Parking Sold 1-bed unit 645 314 (79%) 420 spaces 323 spaces (reduction of 97 spaces) 78 spaces (0.25 space/unit sold) 2-bed unit 326 289 (89%) 212 spaces 163 spaces (reduction of 49 spaces) 252 spaces (0.87 space/unit sold) Total 971 603 (62%) 632 spaces 486 spaces (reduction of 146 spaces) 330 spaces (0.55 space/unit sold) -14- Report P/CA 52/23 January 10, 2024 Page 4 The current parking demand is 0.55 spaces per dwelling unit sold. Based on this ratio, BA Group has projected the number of parking spaces expected to be sold for the remaining units. The following table provides a breakdown of the projected parking sales: Unit Type Unsold Units Current Parking Sold Projected Parking Sales Current & Projected Parking Sales 1-bed unit 331 78 spaces (0.25 space/unit sold) 83 spaces sold for the remaining 331 units (0.25 space/ remaining unit) 161 spaces (0.25 space/unit) 2-bed unit 37 252 spaces (0.87 space/unit sold) 32 spaces sold for the remaining 37 units (0.86 space/ remaining unit) 284 spaces (0.87 space/unit) Total 368 330 spaces (0.55 space/unit sold) 115 spaces sold for the remaining 368 units (0.31 space/ remaining unit) 445 spaces (0.46 space/unit) BA Group projects that the final parking demand for the two towers will be 0.46 spaces per dwelling unit. The requested variance is to reduce the minimum parking ratio to 0.5 parking spaces per dwelling unit, slightly exceeding the projected parking demand ratio. Other developments within the City Centre have seen decreases in parking demand over time, as observed through their parking sales trends. In turn, since the approval of the City Centre By-law in 2017, staff have observed a trend in reduced residential parking rates for high-density developments located in the City Centre. A breakdown of approved parking reductions for developments within the City Centre can be found in Attachment #1 to this report (refer to Table 1). BA Group has also provided a breakdown of parking sales trends for other developments in the City Centre, which can be found in Attachment #1 to this report (refer to Table 2). BA Group has stated that parking sales trends can provide an indication of a development’s parking characteristics when considered in conjunction with the local area context and available non-automobile modes of travel. The subject lands are located within 650 metres (10-minute walk) to the Pickering GO Station and within 400 metres (6-mintue walk) to 12 Durham Region Transit bus stops. In addition to the various commercial, retail, grocery, and restaurant uses provided within the Pickering Town Centre Mall, the subject lands are also located within walking distance of many other local amenities, including, but not limited to: • grocery stores, including Loblaws to the west of the site (9-minute walk) and Pacific Fresh Food Market (7-minute walk); • numerous retail stores, restaurants, entertainment, personal service uses, financial institutions, and government facilities located within the immediately surrounding area; and -15- Report P/CA 52/23 January 10, 2024 Page 5 • in addition to the parkland proposed on-site, the lands are within walking distance (no more than 12 minutes) of The Esplanade Park, the Chestnut Hill Developments Recreation Complex and Diana Princess of Wales Park. Based on the parking demand ratio projected by BA Group, and considering that the subject lands are highly serviced by transit and are within walking distance of several local amenities, staff are of the opinion that the proposed parking reduction will sufficiently serve the needs of future residents. Desirable for the Appropriate Development of the Land and Minor in Nature The City Centre Neighbourhood policies encourage the transformation of the City Centre into a more liveable, walkable and human-scaled neighbourhood. In staff’s opinion, the proposed development will contribute to this transformation of the City Centre by providing a mix of high-density uses within proximity to higher-order transit and local businesses/amenities. The reduction in residential parking is appropriate and minor in nature, as it reduces the use of single-occupancy vehicles, and supports cycling, walking, and transit use within the City Centre. Input From Other Sources Engineering Services • No comments. Building Services • No concerns from Building Services. Public Input • No written submissions were received from the public as of the date of writing this report. Date of report: January 4, 2024 Comments prepared by: Isabel Lima Nilesh Surti, MCIP, RPP Planner II Division Head, Development Review & Urban Design IL:jc J:\Documents\Development\D-3700\2023\PCA 52-23\7. Report Attachments -16- Attachment #1 Parking Reductions in the City Centre Table 1: Approved parking reductions for developments within the City Centre Development & Location Approved Residential Parking Rate Application & File Number Proximity to Pickering GO Station Year of Approval Universal City Phases 2 & 3 (Bayly Street & Sandy Beach Road) 0.74 spaces per dwelling unit Minor Variance Application P/CA 60/19 540 metres 2019 Universal City Phase 6 0.71 spaces per dwelling unit Zoning By-law Amendment A 01/20 540 metres 2021 Universal City Phases 4 & 5 0.65 spaces per dwelling unit Zoning By-law Amendment A 06/21 540 metres 2022 Universal City Phase 7 0.65 spaces per dwelling unit Zoning By-law Amendment A 11/21 540 metres 2022 Wildav International Developments (1786 & 1790 Liverpool Road) 0.55 spaces per dwelling unit Zoning By-law Amendment A 07/22 700 metres 2023 Table 2: Parking sales trends for other developments in the City Centre, as of March 2023 Development Units Sold Resident Parking Provided Sold Parking Spaces Unsold Parking Spaces Universal City Phase 1 275 units (100%) 223 spaces (0.81 spaces/unit) 216 spaces (0.79 spaces/unit sold) 7 spaces Universal City Phase 2 336 units (100%) 271 spaces (0.81 spaces/unit) 248 spaces (0.74 spaces/unit sold) 23 spaces Universal City Phase 3 357 units (96%) 277 spaces (0.78 spaces/unit) 257 spaces (0.72 spaces/unit sold) 20 spaces -17- Attachment #1 Development Units Sold Resident Parking Provided Sold Parking Spaces Unsold Parking Spaces Universal City Phase 6 306 units (95%) 230 spaces (0.72 spaces/unit) 185 spaces (0.60 spaces/unit sold) 45 spaces Universal City Phase 7 211 units (44%) 324 spaces (0.67 spaces/unit) 107 spaces (0.51 spaces/unit sold) 217 spaces Overall 1,485 units 1,325 spaces (0.74 spaces/unit) 1,013 spaces (0.68 spaces/unit sold) 312 spaces -18- Pickering Pa r k w a y Li v e r p o o l R o a d ValleyFarmRoad Gle nvie w Road G le n a n n a R o a d Kin g sto n R o a d Gl e n d a l e D r i v e Highway 401 Gle ngrove R oad The Esplana d e S Esplanade Park Block 8 Block 5 Block 1 Block6 Block 2 Block 3 Block 4 Block 7 Block9 Block 10 Location MapFile:Applicant:Municipal Address: P/CA 52/23 Date: Nov. 03, 2023 Exhibit 1 ¯ E OPB Realty Inc. 1355 Kingston Road Pickering Town Centre (PTC)Lands L:\PLANNING\01-MapFiles\PCA\2023\PCA 52-23\PCA52-23_LocationMap.mxd 1:5,500 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 ofNatural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. City DevelopmentDepartment Portion of PTC Lands subject to P/CA 52/23 (Park) -19- Exhibit 2 Draft Approved Plan of Subdivision SP-2021-02 File No: P/CA 52/23 Applicant: OPB Realty Inc. Municipal Address: 1355 Kingston Road FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. Date: January 4, 2024 -20- Report to Committee of Adjustment Application Number: MV 01/24 Date: January 10, 2024 From: Deborah Wylie, MCIP, RPP Manager, Zoning & Administration Subject: Minor Variance Application MV 01/24 A. Sammut & R. MacLeod 2023 Cedarwood Court Application The applicant requests relief from Zoning By-law 3036, as amended by By-law 1267/81, to permit uncovered stairs and a platform (rear yard deck) not exceeding a height of 2.4 metres above grade to project not more than 1.5 metres into the required rear yard, whereas the By-law permits uncovered steps and platforms, not exceeding 1.0 metre in height above grade, and not projecting more than 1.5 metres into the required rear yard. The applicant requests approval of the variance to obtain a building permit for a rear yard deck. Recommendation For your information, and based solely on the application and supporting documentation filed by the applicant, the City Development Department has reviewed the application with respect to Section 45(1) of the Planning Act and considers the requested variance to be minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, and therefore recommends Approval of the proposed variance. After considering all public and agency input, should the Committee find merit in this application, the following condition is recommended: 1. That the variance applies only to the rear yard deck and uncovered stairs, as generally sited, and outlined on the applicant’s submitted plans (refer to Exhibits 2 & 3). Recommendation Comment Conforms to the Intent of the Official Plan The subject property is designated “Urban Residential Areas – Low Density Area” within the Liverpool Neighbourhood. Residential uses such as detached dwellings and accessory uses are permitted within the Urban Residential Areas designations. -21- Report MV 01/24 January 10, 2024 Page 2 Conforms to the Intent of the Zoning By-law The subject property is zoned “S2” in Zoning By-law 3036, as amended by By-law 1267/81. The applicant has constructed new stairs to the rear of the existing rear deck and is seeking to repair the deck to a safe condition. The deck and stairs have a height of 2.36 metres, projecting 0.7 of a metre into the required rear yard, whereas the By-law permits uncovered steps and platforms not exceeding 1.0 metre in height above grade to project not more than 1.5 metres into the rear yard. The intent of this provision is to ensure adequate space is provided for landscaping in the required yards and adequate amenity space is provided in the rear yard. The projection of the deck and stairs is within the encroachment provision; however, the deck exceeds the height permitted by the By-law due to the grading of the lot. The deck provides a minimum setback of 7.3 metres on the east side and a minimum setback of 6.8 metres to the stairs on the west side. The deck is a minor encroachment into the rear yard, maintaining adequate space for landscaping and amenity space in the rear yard. Staff is of the opinion that the requested variance is in keeping with the general intent and purpose the Zoning By-law. Desirable for the Appriopriate Development of the Land and Minor in Nature The requested variance is intended to permit an uncovered deck. The deck has a similar projection as existing decks of the adjacent properties. Additionally, the subject property abuts a hydro corridor to the rear of the property, and the addition of stairs to the existing deck is not expected to create significant visual impact to the adjacent properties. Staff is of the opinion that the requested variance is desirable and appropriate for the development of the land and is minor in nature. Input From Other Sources Applicant • The deck is unsafe, and the stairs (new portion) is encroaching into the required setbacks to the rear of the property line. The projection of the deck meets the encroachment permissions, the height of the deck does not comply due to the grading of the rear yard. Engineering Services • No comment. Building Services • Deck has been constructed without the benefit of a building permit, building permit application is on hold until committee approval. Public Input • No written submissions were received from the public as of the date of writing this report. -22- Report MV 01/24 January 10, 2024 Page 3 Date of report: January 2, 2024 Comments prepared by: Ziya Cao Deborah Wylie, MCIP, RPP Planner I Manager, Zoning & Administration ZC:jc J:\Documents\Developm ent\D-3700 Committee of Adjustment (PCA Applications)\2024\MV 01-24\7. Report\MV 01-24 Report.doc Attachments -23- Maple Ridge Drive Ma p l e G a t e R o a d A b b e y R o a d BramblewoodCourt Rigby Drive Fieldstone Circl e TrailwoodCourt Timber Court Ha r v e s t D r i v e Cedarwood Cou r t Nu WestRavine MapleRidge Park Location MapFile:Applicant:Municipal Address: MV 01/24 Date: Dec. 05, 2023 Exhibit 1 ¯ E A. Sammut & R. MacLeod 2023 Cedarwood Court HydroLands SubjectLands L:\PLANNING\01-MapFiles\MV\2024\MV 01-24\MV01-24_LocationMap.mxd 1:3,000 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 ofNatural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers. All rights reserved.; © Municipal PropertyAssessment Corporation and its suppliers. All rights reserved. City DevelopmentDepartment HydroLands -24- Exhibit 2 Submitted Site Plan File No: MV 01/24 Applicant: A. Sammut & R. MacLeod Municipal Address: 2023 Cedarwood Court FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. Date: Dec 13, 2023 to permit uncovered stairs and a platform (rear yard deck) not exceeding a height of 2.4 metres above grade to project not more than 1.5 metres into the required rear yard -25- Exhibit 3 Submitted Site Plan File No: MV 01/24 Applicant: A. Sammut & R. MacLeod Municipal Address: 2023 Cedarwood Court FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. Date: Dec 13, 2023 to permit uncovered stairs and a platform (rear yard deck) not exceeding a height of 2.4 metres above grade to project not more than 1.5 metres into the required rear yard -26-