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HomeMy WebLinkAboutJune 12, 2024 Committee of Adjustment Agenda Hearing Number: 6 Date: Wednesday, June 12, 2024 pickering.ca Agenda Committee of Adjustment Wednesday, June 12, 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. Disclosure of Interest 2. Adoption of Agenda 3. Adoption of Minutes from May 8, 2024 hearing 1-15 4. Minor Variance Reports 4.1 (Deferred at the May 8, 2024 Hearing) MV 22/24 – 975 Dillingham Road 16-22 4.2 MV 26/24 – 425 Rougemount Drive 23-36 4.3 MV 27/24 – 2000 Clements Road 37-42 4.4 MV 28/24 – 133 Secord Street 43-48 4.5 MV 29/24 – 1044 Dalewood Drive 49-57 4.6 MV 30/24 – 1015 Mountcastle Crescent 58-64 4.7 MV 31/24 – 2719 Sapphire Drive 65-71 4.8 MV 32/24 – 1691 Shade Master Drive 72-80 4.9 MV 34/24 – 1125 Squires Beach Road 81-87 5. Consent Reports 5.1 (Tabled at the December 4, 2023 Region of Durham Land Division Committee Meeting) LD 078/2023, LD 08/24 to LD 10/24 & MV 35/24 to MV 37/24 – 1754 & 1756 Appleview Road 88-140 5.2 LD 11/24 – 1964 Royal Road 141-162 6. Other Business 6.1 Adoption of Revised 2024 Hearing Schedule 163 7. Adjournment Committee of Adjustment Hearing Minutes Wednesday, May 8, 2024 7:00 pm Electronic Hearing Page 1 of 15 Pending Adoption Present Omar Ha-Redeye Denise Rundle – Vice-Chair Sakshi Sood Joshi Rick Van Andel Sean Wiley – Chair Also Present Cody Morrison, Secretary-Treasurer Jasmine Correia, Assistant Secretary-Treasurer Kerry Yelk, Planner I – Host Ziya Cao, Planner I Absent Not applicable. 1.Disclosure of Interest No disclosures of interest were noted. 2.Adoption of Agenda Moved by Omar Ha-Redeye Seconded by Sakshi Sood Joshi That the agenda for the Wednesday, May 8, 2024 hearing be adopted. Carried Unanimously 3.Adoption of Minutes Moved by Rick Van Andel Seconded by Omar Ha-Redeye That the minutes of the 4th hearing of the Committee of Adjustment held Wednesday,April 10, 2024 be adopted. Carried Unanimously -1- Committee of Adjustment Hearing Minutes Wednesday, May 8, 2024 7:00 pm Electronic Hearing Page 2 of 15 4. Reports 4.1 MV 20/24 A. Bronkhorst & S. Smith 679 Front Road The applicant requests relief from Zoning By-law 2511, as amended by By-laws 7610/18, 7872/21, 7873/21, and 7900/22, to permit: • a maximum front yard setback of 17.9 metres, whereas the By-law permits a maximum front yard setback of 10.8 metres; • a maximum dwelling depth of 27.0 metres, whereas the By-law permits a maximum dwelling depth of 20.0 metres for a lot with a depth greater than 40.0 metres; and • a maximum dwelling height of 10.7 metres, whereas the By-law permits a maximum dwelling height of 9.0 metres. The applicant requests approval of this minor variance application in order to obtain a building permit for the construction of a three-storey detached dwelling. Input from other sources were received from the Applicant, City’s Engineering Services, City’s Building Services Section and one area resident. In support of the application, the applicant identified the following: • Building height: the additional height is required to construct the 3-storey dwelling and 3 storeys are required to provide adequate living space due to the narrow lot. Included in the height restriction is the roof guard, the guards are required for the owner’s access to the roof. In comparison to the property to the north, the proposed height to the parapet for the proposed dwelling is lower than adjacent dwelling to the north by 4” (0.11m); noting that both the proposed and adjacent houses have flat roofs. • Front yard setback: The Infill By-Law has minimum and maximum setback requirements, for this application, the minimum is 8.8m and the maximum is 10.8m; the minimum setback has been satisfied (to the upper-level balcony edge); the maximum setback is exceeded at the ground floor level, due to the unique cantilever design having the 2 upper floors cantilevered over the ground floor. • Building depth: Due to the narrow lot width and the linear design of the house, the additional building depth is necessary to provide sufficient living space. Peter Pomeroy and Carlos Newton, agents, were present to represent the application. No further representation was present in favour of or in objection to the application. -2- Committee of Adjustment Hearing Minutes Wednesday, May 8, 2024 7:00 pm Electronic Hearing Page 3 of 15 The agents commented that they received verbal support from the neighbours. The variances are a result of the narrow lot width. They do not anticipate any impact from shadowing due to the structure. A Committee member commented that the proposed dwelling does not seem proportionate to the lot size. Moved by Rick Van Andel Seconded by Sakshi Sood Joshi That application MV 20/24 by A. Bronkhorst & S. Smith, 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 applies 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, 8, 9 & 10 contained in the staff report to the Committee of Adjustment, dated May 8, 2024). Carried Vote: Omar Ha-Redeye opposed Denise Rundle opposed Sakshi Sood Joshi in favour Rick Van Andel in favour Sean Wiley in favour 4.2 MV 22/24 Delta Property Holdings Inc. 975 Dillingham Road The applicant requests relief from Zoning By-law 2511, as amended by By-law 5502/99: • to permit a maximum gross leaseable floor area of 2390 square metres for any bingo facility, whereas the By-law requires that the gross leaseable floor area of any bingo facility shall not exceed 1740 square metres; • to recognize a maximum gross leaseable floor area of 1007 square metres for any office use, whereas the By-law requires that the gross leaseable floor area of any office use shall not exceed 950 square metres; and -3- Committee of Adjustment Hearing Minutes Wednesday, May 8, 2024 7:00 pm Electronic Hearing Page 4 of 15 • to recognize side yard parking no closer than 3.5 metres from the north side lot line and 1.5 metres from the south side lot line, whereas the By-law states that side yard parking shall only be permitted no closer than 7.5 metres from the side lot line on one side and 1.5 metres on the other side. The applicant requests approval of this minor variance application in order to recognize an existing parking area setback and office uses, and to permit the enlargement of an existing bingo facility. Jessica Baker, applicant, was present to represent the application. No further representation was present in favour of or in objection to the application. Moved by Rick Van Andel Seconded by Omar Ha-Redeye That application MV 22/24 by Delta Property Holdings Inc., be Deferred to the June 12, 2024 Committee of Adjustment Hearing in order for the applicant to prepare and submit a Parking Justification Study, to the satisfaction of the City, in support the requested variances. Carried Unanimously 4.3 MV 23/24 M. Baha & M. Attaie 1990 Guild Road The applicant requests relief from Zoning By-law 3036, as amended, to: • recognize a minimum lot frontage of 15.4 metres, whereas the By-law requires a minimum lot frontage of 18.0 metres; and • permit a minimum north side yard and south side yard of 1.5 metres, whereas the By-law states that where a garage is erected as part of a detached dwelling, the minimum required side yard shall be 1.8 metres. The applicant requests approval of this minor variance application to obtain a building permit for the construction of a two-storey detached dwelling. Input from other sources were received from the Applicant, City’s Engineering Services, and City’s Building Services Section. In support of the application, the applicant identified that the frontage is to maintain an existing lot frontage as well as side yard setbacks. -4- Committee of Adjustment Hearing Minutes Wednesday, May 8, 2024 7:00 pm Electronic Hearing Page 5 of 15 Maihan Attaie, applicant, and Jonathan Benczkowski, agent, were present to represent the application. No further representation was present in favour of or in objection to the application. Committee member noted the Hydro lands located behind the property. Moved by Omar Ha-Redeye Seconded by Denise Rundle That application MV 23/24 by M. Baha & M. Attaie, 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 these variances apply only to the proposed detached dwelling, 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 May 8, 2024). Carried Unanimously 4.4 MV 24/24 PTC Ownership Inc. 1355 Kingston Road (Blocks 1 and 3 within Draft Approved Plan of Subdivision SP-2021-02) The applicant requests relief from Zoning By-law 7553/17, as amended by By-law 7981/23, to permit balconies to project beyond the main wall no less than 5.0 metres in height above grade along any street line with required Active At Grade Frontages, whereas the By-law states that balconies are not permitted to project beyond the main wall less than 10.5 metres in height above grade along any street line with required Active At Grade Frontages. The applicant requests approval of this minor variance application to facilitate Site Plan Approval (S 10/23) for four mixed-use towers ranging in height between 40 and 55 storeys, on Blocks 1 and 3 within Draft Approved Plan of Subdivision SP-2021-02. Input from other sources were received from the Applicant, City’s Engineering Services, and City’s Building Services Section. In support of the application, the applicant submitted a Planning Justification Report. Daniel Oliviera, agent, was present to represent the application. No further representation was present in favour of or in objection to the application. -5- Committee of Adjustment Hearing Minutes Wednesday, May 8, 2024 7:00 pm Electronic Hearing Page 6 of 15 In response to questions from Committee members the applicant commented that the towers in question have at grade frontages, which is not in compliance with the current By-law. The agent made a brief presentation exhibiting the design concept. Moved by Omar Ha-Redeye Seconded by Denise Rundle That application MV 24/24 by PTC Ownership Inc., 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 this variance applies only to Towers 2, 3 and 4 on Blocks 1 and 3 within Draft Approved Plan of Subdivision SP-2021-02 (refer to Exhibits 2, 3 & 4 contained in the staff report to the Committee of Adjustment, dated May 8, 2024). 2. That the applicant shall obtain final approval of Site Plan Application S 10/23 or this decision shall become null and void. Carried Unanimously 5. Consent Reports 5.1 (Tabled at the May 9, 2022 Region of Durham Land Division Committee) LD 047/2022 A. & W. Choudhury 681 Pleasant Street Moved by Denise Rundle Seconded by Rick Van Andel That application LD 047/2022 be lifted from the Table. Carried Unanimously The purpose of the application is to sever a 505.11 square metre parcel of land (Part 2), retaining a 505.21 square metre parcel of land (Part 1). The effect of the application is to create one additional residential lot, any existing buildings and structures on the subject lands are proposed to be removed. Jonathan Benczkowski, agent, was present to represent the application. No further representation was present in favour of or in objection to the application. -6- Committee of Adjustment Hearing Minutes Wednesday, May 8, 2024 7:00 pm Electronic Hearing Page 7 of 15 The agent commented that the property is not a listed or designated heritage property. The property is on a heritage list that is not available to the public. They are looking to complete a Heritage Impact Assessment to evaluate the status of the house. In response to a question from a Committee member the agent clarified that he had recently been retained by the applicant for this proposal and that he requires a bit of time to complete the heritage assessment in order to gain adequate information prior to proceeding with variance applications, and for the consent application to proceed. Moved by Denise Rundle Seconded by Sakshi Sood Joshi That application LD 047/2022 by A. & W. Choudhury, be Tabled for a period not exceeding one year, until such time that the applicant obtains approval of minor variances to permit the reduced lot frontage of the proposed retained and severed parcels and provides a Heritage Impact Assessment, to the satisfaction of City. Carried Unanimously 5.2 (Deferred at the April 10, 2024 Committee of Adjustment Hearing) LD 01/24, MV 19/24 & MV 25/24 A. Turner & L. Warwick 851 Oklahoma Drive Consent Application LD 01/24 The purpose of the application is to permit the severance of a 542.14 square metre parcel of land (Part 1), retaining a 558.53 square metre parcel of land (Part 2). The existing dwelling is proposed to be retained on the retained parcel (refer to Exhibit 2 contained in the staff report to the Committee of Adjustment, dated May 8, 2024). Part 3 and Part 4 will be conveyed to the City for public ownership. Part 3 represents a 5.0 metre corner rounding to be established as a public highway and Part 4 represents a 0.3 metre reserve. The purpose of the reserve is to restrict access to Oklahoma Drive. Requested Variances MV 19/24 – (Retained Parcel – Part 2) The applicant requests relief from Zoning By-law 2511, as amended by By-laws 7610/18, 7872/21, 7873/22 and 7900/22, as it relates to retaining the existing dwelling on the retained lot, to permit: • a minimum rear yard setback of 2.0 metres, whereas the By-law requires a minimum rear yard setback of 7.5 metres; -7- Committee of Adjustment Hearing Minutes Wednesday, May 8, 2024 7:00 pm Electronic Hearing Page 8 of 15 • a maximum front yard setback of 11.2 metres, whereas the By-law permits a maximum front yard setback of 9.94 metres; • a maximum dwelling depth of 25.7 metres, whereas the By-law permits a maximum dwelling depth of 17.0 metres for lots with depths up to and including 40.0 metres; • a maximum lot coverage of 49.3 percent, whereas the By-law permits a maximum lot coverage of 33 percent; and • an uncovered platform (deck) to project a maximum of 4.0 metres into the front yard, a maximum of 2.0 into the rear yard, and a maximum of 1.5 metes into the south side yard, whereas the By-law permits uncovered steps or platforms not exceeding 1.0 metre in height above grade and not projecting more than 1.5 metres into any required front yard, not more than 1.0 metre into any required side yard. MV 25/24 – (Severed Parcel – Part 1) The applicant requests relief from Zoning By-law 2511, as amended by By-laws 7610/18, 7872/21, 7873/22 and 7900/22, as it relates to the severed lot, to permit a minimum lot frontage of 14.94 metres, whereas the By-law requires a minimum lot frontage of 15.0 metres. Input from other sources were received from the Applicant, City’s Building Services Section, City’s Fire Services, City’s Engineering Services and the Region of Durham Planning and Works Departments. In support of the application, the applicant submitted a rationale. Bob Martindale, 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 most of the variances proposed are technical in nature, resulting from the By-law amendments that came into effect last year. The parcel being severed is a new lot with no current building plans. The variance for the new lot is due to the City requiring a reserve on Oklahoma Drive. The remainder of the variances are being requested for the existing dwelling on the retained lot. After reviewing and agreeing with the report and proposal, Denise Rundle moved the following motion: Moved by Denise Rundle Seconded by Rick Van Andel That application LD 01/24 by A. Turner & L. Warwick, be Approved, subject to the following: -8- Committee of Adjustment Hearing Minutes Wednesday, May 8, 2024 7:00 pm Electronic Hearing Page 9 of 15 Applicants/owners are responsible for fulfilling all conditions. Conditions 1. That the applicant satisfies the requirements of the City Development Department’s conditions contained in the staff report to the Committee of Adjustment, dated May 8, 2024. 2. That the applicant satisfies the requirements of the City Engineering Services Department’s memo, dated April 3, 2024. 3. That the applicant satisfies the requirements of the Regional Planning and Economic Development Department’s letter, dated April 3, 2024. 4. That the applicant satisfies the requirements of the Regional Works Department’s letter, dated April 3, 2024.. 5. That the applicant submit two copies of a registered plan on the subject parcel. 6. That the consent be subject to the following periods: • Last day for fulfilling Conditions is May 8, 2026. • Expiry Date of Application LD 01/24 is June 8, 2026. Clearing Agencies 7. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the City Planning Department that Condition #1 has been carried out to its satisfaction. 8. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the City Engineering Services Department that Condition #2 has been carried out to its satisfaction. 9. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the Regional Planning and Economic Development Department that Condition #3 has been carried out to its satisfaction. 10. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by Regional Works Department that Condition #4 has been carried out to its satisfaction. -9- Committee of Adjustment Hearing Minutes Wednesday, May 8, 2024 7:00 pm Electronic Hearing Page 10 of 15 11. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be satisfied that the time periods outlined in Condition #6 have been adhered to. Advisory Comments 1. Once all of the conditions contained in the Committee's Decision are fully satisfied by the applicant, the applicant’s solicitor must prepare and forward the legal document(s) with the applicable stamping fee to the Region of Durham Land Division Committee office, to the attention of the Secretary-Treasurer for review and approval with stamping. The document(s) will be returned to the solicitor for registration purposes. Failing receipt by the Secretary-Treasurer of the Deed Package by the requisite date, the application shall be deemed expired and shall lapse. That application MV 19/24 by A. Turner & L. Warwick, 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 these variances apply only to the retained dwelling, as generally sited and outlined on the applicant’s submitted plan (refer to Exhibit 3 contained in the staff report to the Committee of Adjustment, dated May 8, 2024). 2. Should the retained dwelling be demolished, this decision shall become null and void. That application MV 25/24 by A. Turner & L. Warwick, 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 condition: 1. That these variances apply only to the severed lot (Part 1), as generally sited and outlined on the applicant’s submitted plans (refer to Exhibit 4 contained in the staff report to the Committee of Adjustment, dated May 8, 2024). Carried Unanimously -10- Committee of Adjustment Hearing Minutes Wednesday, May 8, 2024 7:00 pm Electronic Hearing Page 11 of 15 5.3 LD 05/24 J. Brancato 518 Rosebank Road The purpose of the application is to permit the severance of a 847.2 square metre parcel of land (Part 1), retaining a 2,864.0 square metre parcel of land (Part 2). The existing dwelling is proposed to be retained on the retained parcel (refer to Exhibit 2 contained in the staff report to the Committee of Adjustment, dated May 8, 2024). The effect of the application is to create one new lot fronting Rosebank Road and retain a residential lot with an existing detached dwelling. Any existing buildings and structures on the severed lands are proposed to be removed. Input from other sources were received from the City’s Building Services Section, City’s Fire Services, City’s Engineering Services, and the Region of Durham. Jim Brancato, applicant, was present to represent the application. Two area residents were present to speak on the application. The applicant stated he has read the conditions of approval in Appendix I & II of the staff report and has no objections. An area resident questioned the proposal and whether all options have been explored in regards to severing the land, because the current proposal will greatly change the frontage of the road close to his property, and the character of the neighborhood. In response to the concerns from the area resident, the applicant stated the existing house will stay as it is. The lot beside it is very large, a new house will eventually be built on that lot, however the house plans have not yet been designed. LD 06/24 will be joined to 518 Rosebank Road, which will continue the street further north. In response to a question from a Committee member, the applicant confirmed a garage can be built in front of the house on the retained lot, for parking, in conformity with the zoning by-laws. In response to a question from a Committee member, the Secretary-Treasurer clarified Conditions #3 and #8. In response to a question from a Committee member, the Secretary-Treasurer commented that the Official Plan identifies a future road connection for Maitland Drive. The creation of the lot fronting onto Rosebank Road would not preclude the connection of Maitland Drive. LD 06/24 is intended to consolidate parcels of land for the future completion and extension of Maitland Drive. A Committee member referenced the Provincial Policy Statement. -11- Committee of Adjustment Hearing Minutes Wednesday, May 8, 2024 7:00 pm Electronic Hearing Page 12 of 15 With respect to the Planning Act, Denise Rundle moved the following motion: Moved by Denise Rundle Seconded by Omar Ha-Redeye Applicants/owners are responsible for fulfilling all conditions. That application LD 05/24 by J. Brancato, be Approved as applied for, as it generally complies with all applicable plans and policies, subject to: Conditions 1. That the applicant satisfies the requirements of the City Development Department’s amended conditions contained in the staff report to the Committee of Adjustment, dated May 8, 2024. 2. That the applicant satisfies the requirements of the City Engineering Services Department’s memo, dated April 25, 2024. 3. That the applicant satisfies the requirements of the Regional Planning and Economic Development Department’s letter dated May 6, 2024. 4. That the applicant submit two copies of a registered plan on the subject parcel. 5. That the consent be subject to the following periods: • Last day for fulfilling Conditions is May 8, 2026. • Expiry Date of Application LD 05/24 is June 8, 2026. Clearing Agencies 6. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the City Planning Department that Condition #1 has been carried out to its satisfaction. 7. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the City Engineering Services Department that Condition #2 has been carried out to its satisfaction. 8. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the Regional Planning and Economic Development Department that Condition #3 has been carried out to its satisfaction. -12- Committee of Adjustment Hearing Minutes Wednesday, May 8, 2024 7:00 pm Electronic Hearing Page 13 of 15 9. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be satisfied that the time periods outlined in Condition #6 have been adhered to. Advisory Comments 1. Once all of the conditions contained in the Committee's Decision are fully satisfied by the applicant, the applicant’s solicitor must prepare and forward the legal document(s) with the applicable stamping fee to the Region of Durham Land Division Committee office, to the attention of the Secretary-Treasurer for review and approval with stamping. The document(s) will be returned to the solicitor for registration purposes. Failing receipt by the Secretary-Treasurer of the Deed Package by the requisite date, the application shall be deemed expired and shall lapse. Carried Unanimously 5.4 LD 06/24 F. Gallo & M. Molinaro 523 Oakwood Drive The purpose of the application is to permit the severance of a 1,844.9 square metre portion of land in order to convey it to the abutting property to the east, municipally known as 518 Rosebank Road. A 2,851.1 square metre parcel of land is proposed to be retained. The existing dwelling is proposed to be retained on the retained parcel (refer to Exhibits 2 & 3 contained in the staff report to the Committee of Adjustment, dated May 8, 2024). Input from other sources were received from the City’s Building Services Section, Fire Services, City’s Engineering Services, and the Region of Durham. Frank Gallo, applicant and Jim Brancato, agent, 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 a Committee member, the agent commented that he will be applying for a Plan of Subdivision proposing to extend the street to create two lots on each side of the road. With respect to the Planning Act, Denise Rundle moved the following motion: Moved by Denise Rundle Seconded by Rick Van Andel Applicants/owners are responsible for fulfilling all conditions. -13- Committee of Adjustment Hearing Minutes Wednesday, May 8, 2024 7:00 pm Electronic Hearing Page 14 of 15 That application LD 06/24 by M. Molinaro, be Approved as applied for, as it generally complies with all applicable plans and policies, subject to: Conditions 1. That the applicant satisfies the requirements of the City Development Department’s conditions contained in the staff report to the Committee of Adjustment, dated May 8, 2024. 2. That the applicant satisfies the requirements of the City Engineering Services Department’s memo dated April 25, 2024. 3. That the applicant satisfies the requirements of the Regional Planning and Economic Development Department’s letter dated May 7, 2024. 4. That the applicant submit two copies of a registered plan on the subject parcel. 5. That the consent be subject to the following periods: • Last day for fulfilling Conditions is May 8, 2026. • Expiry Date of Application LD 06/24 is June 8, 2026. Clearing Agencies 6. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the City Planning Department that Condition #1 has been carried out to its satisfaction. 7. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the City Engineering Services Department that Condition #2 has been carried out to its satisfaction. 8. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the Regional Planning and Economic Development Department that Condition #3 has been carried out to its satisfaction. 9. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be satisfied that the time periods outlined in Condition #6 have been adhered to. -14- Committee of Adjustment Hearing Minutes Wednesday, May 8, 2024 7:00 pm Electronic Hearing Page 15 of 15 Advisory Comments 1. Once all of the conditions contained in the Committee's Decision are fully satisfied by the applicant, the applicant’s solicitor must prepare and forward the legal document(s) with the applicable stamping fee to the Region of Durham Land Division Committee office, to the attention of the Secretary-Treasurer for review and approval with stamping. The document(s) will be returned to the solicitor for registration purposes. Failing receipt by the Secretary-Treasurer of the Deed Package by the requisite date, the application shall be deemed expired and shall lapse. Carried Unanimously 6. Adjournment Moved by Omar Ha-Redeye Seconded by Denise Rundle That the 5th hearing of the 2024 Committee of Adjustment be adjourned at 8:28 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 -15- Report to Committee of Adjustment Application Number: MV 22/24 Date: June 12, 2024 From: Cody Morrison Principal Planner, Development Review Subject: (Deferred at the May 8, 2024 Committee of Adjustment Hearing) Committee of Adjustment Application MV 22/24 Delta Property Holdings Inc. 975 Dillingham Road Application The applicant requests relief from Zoning By-law 2511, as amended by By-law 5502/99, to: • permit a maximum gross leasable floor area of 2,390 square metres for any bingo facility, whereas the By-law requires that the gross leasable floor area of any bingo facility shall not exceed 1,740 square metres; • recognize a maximum gross leasable floor area of 1,007 square metres for any office use, whereas the By-law requires that the gross leasable floor area of any office use shall not exceed 950 square metres; and • recognize side yard parking no closer than 3.5 metres from the north side lot line and 1.5 metres from the south side lot line, whereas the By-law states that side yard parking shall only be permitted no closer than 7.5 metres from the side lot line on one side and 1.5 metres on the other side. The applicant requests approval of this minor variance application in order to recognize an existing parking area setback and office uses, and to permit the enlargement of an existing bingo facility. No exterior alterations to the building or site are being proposed. Recommendation For your information, and based solely on the Application for Minor Variance 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 variances 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 variances. After considering all public and agency input, should the Committee find merit in this application, the following condition is recommended: 1. That these variances apply only to the proposed development, as generally sited and outlined on the applicant’s submitted plan (refer to Exhibit 2). -16- Report MV 22/24 June 12, 2024 Page 2 Background In June 1997, Council approved temporary Zoning By-law 5058/97 for a period of two years, which permitted a bingo facility and an office use with maximum gross leasable floor areas of 1,740 square metres and 950 square metres, respectively. Staff recommended adopting the uses on temporary basis until the Official Plan would come into force and effect to permit a bingo facility in employment areas as a “recreational use”, and to use that time to monitor the traffic impacts to Brock Road from the use (Recommendation Report No.10/97). The report acknowledged the City has no standard parking rate to apply to the use but concluded that based on the maximum gross floor area of the permitted uses, a minimum of 270 parking spaces was appropriate for the monitoring period. In June 1999, Council approved site-specific Zoning By-law 5502/99, which is currently in effect. By-law 5502/99 permanently rezoned the subject lands to “M2(CR)”, which permitted the bingo facility and office uses to continue. No changes were made to the performance standards from the temporary Zoning By-law. Staff concluded that, after two years of monitoring the site, and surrounding traffic, there were no concerns with the bingo facility or office use or the performance of the site (Recommendation Report No. 8/99). At the May 8, 2024 Hearing, the Committee of Adjustment deferred MV 22/24 at the request of City staff, in order for the applicant to prepare a Parking Justification Study. Staff requested that the study be prepared to assess if the existing parking supply of 271 parking spaces was sufficient to support the existing uses and the proposed expansion of such uses. On May 14, 2024, the applicant submitted a Parking Justification, prepared by LEA, dated May 2024, in support of the application. Comments Conforms to the Intent to the Official Plan The subject property is designated “Employment Areas – General Employment” within the City of Pickering Official Plan. Permitted uses within this designation include cultural and recreational uses and offices as a minor component of an industrial operation, or offices serving the area. The requested variances are to facilitate the expansion of the existing bingo facility (a commercial recreational use) and recognize an existing ancillary office to a motorcycle sales and repair shop, all of which are permitted in this designation and are appropriate for the industrial-commercial uses within the neighbourhood. Staff is of the opinion that the requested variances maintain the general intent and purpose of the Official Plan. Conforms to the Intent of the Zoning By-law The subject property is zoned “M2(CR)” under Zoning By-law 2511, as amended by By-law 5502/99. -17- Report MV 22/24 June 12, 2024 Page 3 Gross Leasable Floor Area The applicant has requested variances to increase the maximum gross floor area of a bingo facility and to recognize the existing gross leasable floor area (GLFA) of office uses. Despite the floor space increase, the minimum required parking does not change, because the site- specific zoning by-law prescribes a minimum number of parking spaces (270 parking spaces) rather than a minimum parking ratio. The chart below indicates the permitted and proposed floor space for each use and the associated parking requirements. Performance Standard By-law Permission/Requirement Proposed Bingo Facility GLFA 1,740 square metres 2,390 square metres Office Use(s) GLFA 950 square metres 1,007 square metres (existing) Commercial GLFA 834 square metres 834 square metres Minimum Parking Requirement 270 parking spaces 271 parking spaces (existing) The intent of limiting the maximum floorspace for bingo facilities and office uses is to ensure sufficient parking can be accommodated on site and that negative traffic impact on the surrounding area is minimized. In support of the proposal, the applicant submitted a Parking Justification Study, which examined the parking demand of the existing uses and the proposed expansion. The study conducted field observations over the period of one week and found that the peak parking demand of the existing uses was approximately 198 parking spaces. Based on this, the study found that a total of 46 additional parking spaces would be required to support the proposed expanded bingo facility (2,389 square metres). The study outlined that, at peak times, a total of 244 parking spaces would be required to accommodate the parking needs for bingo facility expansion and existing uses. The applicant has demonstrated that the increased gross leasable floor space for the bingo facility and office uses can be appropriately supported by the current parking supply of 271 spaces on the subject lands. The subject lands have direct access along Dillingham Road to Brock Road, which is recognized as a Type “A” regional road, intended to accommodate large volumes of traffic at moderate to high speeds over relatively long distances. The bingo facility and office uses have existed since 1997 and have not been observed to have a significant negative impact on traffic operations in the surrounding area. The modest increase in gross leasable floor space is not anticipated to result in a significant increase to vehicular traffic to or from the subject lands than currently exists, which can be accommodated by the surrounding road network. -18- Report MV 22/24 June 12, 2024 Page 4 Existing North Side Yard Parking The zoning by-law requires side yard parking to be set back a minimum of 7.5 metres on one side and 1.5 metres on the other side. The intent of this provision is to provide an appropriate separation between the parking area and lot line, to ensure there is sufficient landscaped space for screening parking areas and to minimize the visual impact to neighbouring properties and roadways. The applicant has requested a variance to recognize a side yard parking area that is set back 3.5 metres from the north side lot line, which abuts a public right-of-way (Dillingham Road). The parking area has existed since 1997 and is screened from Dillingham Road with a 3.5-metre landscape buffer. The landscape buffer is partially raised and contains various mature trees. Given that Dillingham Road does not have pedestrian infrastructure, the parking area is appropriately screened and is aesthetically appropriate for the site’s location within an industrial neighborhood. Desirable for the Appropriate Development of the Land and Minor in Nature The proposed increase to the leasable floor area will be accommodated within the existing building footprint and will not require any additions to the building or exterior site alterations. The uses are permitted by the site-specific zoning by-law and have existed since 1997 without any observed traffic or parking issues. The increased bingo hall facility and office uses can be accommodated by the existing on-site parking during periods of peak demand. The north parking area is sufficiently setback from the lot line to accommodate a robust landscape area with raised grading, vegetation, and mature trees that reduces the visual impact on the streetscape along Dillingham Road. Conclusion Staff is of the opinion that the requested variances maintain the intent and purpose of the Official Plan and Zoning By-law, are desirable for the appropriate development of land, and are minor in nature. Input From Other Sources Applicant • No comments to date. Engineering Services • No comments on the application. Building Services • No concerns with the application. Public Input • No written submissions were received from the public as of the date of writing this report. -19- Report MV 22/24 June 12, 2024 Page 5 Date of report: June 3, 2024 Comments prepared by: LC:nr J:\Documents\Development\D-3700\2024\MV 22-24\7. Report\June 12 Hearing Report\MV 22-24 Report Deferral.doc Attachments Original Signed By Original Signed By Liam Crawford Cody Morrison Planner II Principal Planner, Development Review -20- Br o c k R o a d Di l l i n g h a m R o a d Orangebrook Court Sa l k R o a d Bayly Street Quigley Street Don BeerArena Location MapFile:Applicant:Municipal Address: MV 22/24 Date: Apr. 10, 2024 Exhibit 1 ¯ E Delta Property Holdings Inc. 975 Dillingham Road SubjectLands L:\PLANNING\01-MapFiles\MV\2024\MV 22-24\MV22-24_LocationMap.mxd 1:4,000 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 HydroLands -21- Exhibit 2 Submitted Site Plan (Enlarged) File No: MV 22/24 Applicant: Delta Property Holdings Inc. Municipal Address: 975 Dillingham Road FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. Date: June 31, 2024 Proposed Bingo Facility Expansion (558m2) Existing Bingo Facility Area (1,831m2) Existing Office Area (922m2) Existing Office Space for the Bicycle Shop (83m2) Di l l i n g h a m R o a d Dillingham Road Existing Parking (271 Spaces) Existing Bicycle Shop to permit a maximum gross leaseable floor area of 2,390 square metres for any bingo facility to recognize side yard parking no closer than 3.5 metres from the north side lot line and 1.5 metres from the south side lot line to recognize a maximum gross leaseable floor area of 1,007 square metres for any office use -22- Report to Committee of Adjustment Application Number: MV 26/24 Date: June 12, 2024 From: Cody Morrison Principal Planner, Development Review Subject: Committee of Adjustment Application MV 26/24 R.Thiyagarajah & Y. Gopalapillai 425 Rougemount Drive Application The applicant requests relief from Zoning By-law 2511, as amended by By-laws 7610/18, 7872/21, and 7900/22, to: •permit a maximum front yard setback of 21.9 metres, whereas the By-law permits a maximum front yard setback of 10.65 metres (1.0 metre beyond the existing average front yard setbacks of the adjacent dwellings along the same side of the street and within thesame block); •permit a maximum dwelling depth of 25.0 metres, whereas the By-law permits a maximum dwelling depth of 20.0 metres for lots with depths greater than 40.0 metres; and •permit a maximum lot coverage of 27 percent, whereas the By-law permits a maximum lotcoverage of 25 percent for lots greater than or equal to 1,000 square metres in area. The applicant requests approval of this minor variance application to construct a two-storey detached dwelling. 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 variances 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 variances. After considering all public and agency input, should the Committee find merit in this application, the following condition is recommended: 1.That these variances apply only to the proposed detached dwelling, as generally sitedand outlined on the applicant’s submitted plans (refer to Exhibits 2, 3, 4, 5, 6 & 7). -23- Report MV 26/24 June 12, 2024 Page 2 Background Lot Coverage Variance Has Been Reduced Prior to submitting this minor variance application, the applicant obtained a Zoning Certificate from the City for the proposed development. An application for Zoning Certificate is a preliminary zoning review of plans to confirm zoning compliance and non-compliances. The Zoning Certificate identified three non-compliances for the proposed dwelling, including front yard setback, dwelling depth, and lot coverage. In accordance with the Zoning Certificate, the public notice for this application, dated May 27, 2024, included a variance to permit a maximum lot coverage of 28 percent, whereas the By-law permits a maximum lot coverage of 25 percent. After the public notice was mailed, the applicant requested a re-examination of the proposed lot coverage. The plans were subsequently reviewed, and it was determined that the proposed lot coverage is 26.9 percent. The applicant has requested a revised variance, to permit a maximum lot coverage of 27 percent. New notices are not required, as the revised variance is less than what was initially requested. Comment Conforms to the Intent of the Official Plan The subject property is designated “Urban Residential Areas – Low Density Areas” within the Rosebank Neighbourhood. The requested variances are to facilitate the construction of a detached dwelling on the subject property, which is permitted within this designation, and a common built form within the Rosebank neighbourhood. The subject property is located within the Established Neighbourhood Precinct of the Rosebank Neighbourhood and is subject to the Urban Design Guidelines for Infill and Replacement Housing in Established Neighbourhood Precincts. The applicant has completed the Urban Design Guideline checklist, which can be found as Appendix A to this report. Staff are of the opinion that the requested variances maintain the general intent and purpose of the Official Plan. Conforms to the Intent of the Zoning By-law Front Yard Setback & Dwelling Depth The requested variances are to increase the maximum permitted front yard setback from 10.65 metres to 21.9 metres, and increase the maximum permitted dwelling depth from 20.0 metres to 25.0 metres. -24- Report MV 26/24 June 12, 2024 Page 3 The maximum front yard setback is determined using the average front yard setbacks of the adjacent dwellings to the west and east, plus 1.0 metre. This is measured from the front lot line to the furthest front wall of the dwelling. Dwelling depth is measured from the minimum front yard setback (determined by the shortest front yard setback of the adjacent dwellings) to the rear of the dwelling. The intent of these provisions is to ensure that new dwellings are generally sited in a consistent location as the existing dwellings along a street, to maintain the character of the neighbourhood, and to reduce privacy/overlook impacts on adjacent properties. The proposed dwelling is designed in an L-shape. Due to the shape of the dwelling, portions of the dwelling are located further from the front lot line than others. The front wall at the westerly corner of the dwelling is setback 21.9 metres from the front lot line, which is the furthest from the front property line. However, the front wall at the east end of the dwelling is setback 8.8 metres from the front lot line (refer to Exhibit 2), which is more similar to the setback of the adjacent dwellings to the west and east, which are setback 10.3 and 8.8 metres, respectively. The proposed dwelling is designed similarly to newer homes built on the street, including 405, 432, 452, and 456 Rougemount Drive. These dwellings are designed in an L-shape, and have minimum and maximum front yard setbacks ranging between 7.5 and 36.6 metres. The proposed dwelling design is intended to accommodate a large, attached garage, without having a wall of garage doors facing the street. The minimum permitted front yard setback is 8.8 metres. As noted above, the proposed dwelling is setback a minimum of 8.8 metres from the front lot line. The proposed dwelling cannot be moved closer to the front lot line without requiring a variance to the minimum front yard setback. The character of the neighbourhood along this portion of Rougemount Drive is in transition. There is a mix of older dwellings, ranging between 1 and 2-storeys, and newer dwellings that are larger in size and reflect the built-form of contemporary homes. Along this portion of Rougemount Drive (between Woodgrange Avenue and Rosebank Road), the maximum front yard setback of existing dwellings ranges between 7.5 and 36.6 metres. Similarly, the maximum depth of existing dwellings ranges between 11.5 and 31.1 metres. The proposed dwelling has a maximum front yard setback of 21.9 metres and a maximum dwelling depth of 25.0 metres, which falls within the range of built form established along this portion of Rougemount Drive. To address privacy/overlook impacts on the adjacent properties to the west and east, the applicant has limited the number of windows on the side walls of the dwelling. On the east side wall (refer to Exhibit 5), there are a total of four windows, with only one of the windows being on the second floor. On the west side wall (refer to Exhibit 6), there are a total of three windows, with two of the windows being on the second floor. There is no habitable space adjacent to the larger window on the second floor, as this area is open to the first floor below. -25- Report MV 26/24 June 12, 2024 Page 4 Additionally, there are existing trees located along the west and east property lines of the subject property (refer to Exhibit 2). The applicant has indicated that portions of the tree line will be retained, to reduce privacy/overlook impacts on the adjacent properties to the west and east. Lot Coverage The requested variance is to increase the maximum permitted lot coverage from 25 percent to 27 percent. The intent of this provision is to maintain an appropriate amount of yard space uncovered by a building on a lot, for landscaping and amenity areas. The proposed dwelling and 3-car garage account for 25 percent of the total lot coverage, whereas the covered front porch and rear deck account for 2 percent of the total lot coverage. The porch and deck provide covered and uncovered spaces for outdoor activities that will contribute to the useability of the yards. The subject property is large (1,351 square metres) and has ample space in both the front and rear yards for soft landscaping. Staff are of the opinion that the requested variances maintain the general intent and purpose of the Zoning By-law. Desirable for the Appropriate Development of the Land and Minor in Nature The requested variances will facilitate the construction of a two-storey detached dwelling, which the applicant has indicated is for a multi-generational family. The property is located in an area of transition, evidenced by the mix of built form described above. The proposed dwelling features a built form that is similar to more contemporary homes along this portion of Rougemount Drive. Design features have been incorporated into the dwelling, including limiting the number of windows along the side walls, and providing windows along the front façade of the garage facing the street, which helps to integrate the garage into the design of the dwelling. Additionally, the applicant has indicated that existing trees will be preserved to further assist with mitigating the visual impacts of the proposed development on adjacent properties. Staff are of the opinion that the requested variances are desirable for the appropriate development of the land and are minor in nature. Input From Other Sources Applicant • The applicant has submitted a Justification Letter in support of this application. Please contact the City Development Department to receive a copy of this letter at citydev@pickering.ca. -26- Report MV 26/24 June 12, 2024 Page 5 Engineering Services •Ensure the increased front yard setback and increaseddwelling depth (if approved with this application) do not adversely affect the drainage patterns within the lot and surrounding area. •Ensure the increased lot coverage (if approved with thisapplication) does not adversely affect the drainagepatterns within the lots and surrounding area. •Multiple low impact development measures (such asinfiltration galleries with downspout connections, raingardens and 450mm amended soil) will be required at the building permit stage. Building Services •No concerns; apply for a building permit prior toconstruction. Public Input (comments received as of the date of writing this report) •Owner of 413 Rougemount Drive, provided the following written comments: o The variances requested are not small amounts.A maximum lot coverage of 28 percent and depth of25 metres is substantially larger than what is alreadyallowed. Where the limits already allow for quite a large dwelling as it is. This may not seem like a lotwhen written, however allowing all these variancescan change the current appeal for people to chooseto live here. o This area is full of trees and wildlife and by allowing the entire plot to be covered by a home with minimalgreenery it changes the plan of the neighborhood. Italso impacts the sewer and water systems as it putsadded pressure with less drainage available. o Constantly allowing variances detracts from the plan of this community and jeopardizes the ability tomaintain the charm of this beautiful neighborhood.Ensuring citizens of Pickering continue to move out toother cities that support their communities. Date of report: June 6, 2024 Comments prepared by: IL:jc J:\Documents\Development\D-3700\2024\MV 26-24\7. Report Attachments Original Signed By Original Signed By Isabel Lima Cody Morrison Senior Planner Principal Planner, Development Review -27- Urban City of Pickering Established A 1 Appendix A Urban Design Guideline Checklist City of Pickering Established Neighbourhood Precincts Urban Design Checklist Please note, if you mark “no” below please provide your rational in the adjacent “Comments” section either supporting, or not supporting the proposal. Yes No Comments Yes 1. Is the proposed dwelling height and roof pitch similar/compatible with the surrounding dwellings? (see Section 2.1: Guideline 1) Adjacent houses are 1 storey. See attached survey. Yes 2. If the proposed new dwelling is significantly taller than an existing adjacent house, does the roof of the proposed new dwelling slope away from the existing adjacent house? (see Section 2.1: Guideline 2) Yes 3. Is the maximum elevation of the Front Entrance 1.2 metres, or less, above grade? (see Section 2.2: Guideline 1) Yes 4. Is the main entrance visible from the street? (see Section 2.2: Guideline 2) No 5. Are the stairs to the main entrance designed as an integral component of the front façade? (Section 2.2: Guideline 7) There is no stairs to the main entrance, only an accessible ramp. Yes 6. Does the design of the front entrance reduce the visual dominance of the garage and driveway? (see Section 2.2: Guideline 9) The garage doors are not visible from the street. Yes 7. Does the proposed dwelling have a similar Dwelling Depth to the adjacent dwellings along the street? (see Section 2.3: Guideline 2) See attached Building Depth diagram showing the neighbours’ depths. ex. 26m, 27m, 28m, 34m. -28- Appendix A Urban Design Checklist Cont’d Urban City of Pickering Established A 2 Yes No Comments Yes 8. Does the proposed dwelling have a similar Side Yard Setback to the adjacent dwellings along the street? (see Figure 15) There is no variance. Yes 9. Has shadow on adjacent dwellings been mitigated with greater Side Yard Setbacks? (Section 3.1: Guideline 2) No 10. Is the garage flush or recessed from the main front wall? (see Section 3.2: Guideline 5) It is perpendicular to the front main wall. Yes 11. Is the proposed driveway width the same as the permitted garage width? (see Section 3.3: Guideline 1) No 12. Does the plan preserve existing trees? (see Section 4.1: Guideline 1) We are preserving most of the trees at the front, side and back. See attached Tree Preservation diagram. -29- R oddAvenue DunnCrescent Kim tonCourt D y s o n R o a d Gillmoss Road Ro s e b a n k R o a d Pike Court Nomad Road R o u g e m o u n t D r i v e Staghorn Road MaitlandDrive W oodgrangeAvenue Cowan Circle Oa k w o o d D r i v e Mo o r e l a n d s C r e s c e n t RosebankSouthPark Location MapFile:Applicant:Municipal Address: MV 26/24 Date: Apr. 25, 2024 Exhibit 1 ¯ E R. Thiyagarajah & Y. Gopalapillai 425 Rougemount Drive SubjectLands L:\PLANNING\01-MapFiles\MV\2024\MV 26-24\MV26-24_LocationMap.mxd 1:4,000 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 -30- Ex h i b i t 2 Su b m i t t e d Si t e Pl a n Fi l e N o : MV 2 6 / 2 4 Ap p l i c a n t : R. T h i y a g a r a j a h & Y . G o p a l a p i l l a i Mu n i c i p a l A d d r e s s : 42 5 R o u g e m o u n t D r i v e FU L L S C A L E C O P I E S O F T H I S P L A N A R E A V A I L A B L E F O R V I E W I N G A T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T . Da t e : Ma y 21 , 2 0 2 4 21 . 83 m 24 . 9 3 m to pe r m i t a m a x i m u m fr o n t y a r d s e t b a c k o f 21 . 9 me t r e s to p e r m i t a m a x i m u m dw e l l i n g d e p t h o f 2 5 me t r e s to p e r m i t a m a x i m u m l o t co v e r a g e o f 2 7 pe r c e n t 8. 8 6 m 10 . 3 4 m 8. 8 6 m 15 . 5 2 m 17 . 8 8 m Ex i s t i n g T r e e L i n e Ex i s t i n g T r e e L i n e -31- Ex h i b i t 3 Su b m i t t e d Fr o n t E l e v a t i o n Pl a n Fi l e N o : MV 2 6 / 2 4 Ap p l i c a n t : R. T h i y a g a r a j a h & Y . G o p a l a p i l l a i Mu n i c i p a l A d d r e s s : 42 5 R o u g e m o u n t D r i v e FU L L S C A L E C O P I E S O F T H I S P L A N A R E A V A I L A B L E F O R V I E W I N G A T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T . Da t e : Ma y 21 , 2 0 2 4 -32- Ex h i b i t 4 Su b m i t t e d Re a r El e v a t i o n Pl a n Fi l e N o : MV 2 6 / 2 4 Ap p l i c a n t : R. T h i y a g a r a j a h & Y . G o p a l a p i l l a i Mu n i c i p a l A d d r e s s : 42 5 R o u g e m o u n t D r i v e FU L L S C A L E C O P I E S O F T H I S P L A N A R E A V A I L A B L E F O R V I E W I N G A T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T . Da t e : Ma y 21 , 2 0 2 4 -33- Ex h i b i t 5 Su b m i t t e d (Ea s t ) S i d e El e v a t i o n Pl a n Fi l e N o : MV 2 6 / 2 4 Ap p l i c a n t : R. T h i y a g a r a j a h & Y . G o p a l a p i l l a i Mu n i c i p a l A d d r e s s : 42 5 R o u g e m o u n t D r i v e FU L L S C A L E C O P I E S O F T H I S P L A N A R E A V A I L A B L E F O R V I E W I N G A T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T . Da t e : Ma y 21 , 2 0 2 4 -34- Ex h i b i t 6 Su b m i t t e d (We s t ) S i d e El e v a t i o n Pl a n Fi l e N o : MV 2 6 / 2 4 Ap p l i c a n t : R. T h i y a g a r a j a h & Y . G o p a l a p i l l a i Mu n i c i p a l A d d r e s s : 42 5 R o u g e m o u n t D r i v e FU L L S C A L E C O P I E S O F T H I S P L A N A R E A V A I L A B L E F O R V I E W I N G A T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T . Da t e : Ma y 21 , 2 0 2 4 -35- Exhibit 7 Submitted Renderings – viewed from the front and rear File No: MV 26/24 Applicant: R. Thiyagarajah & Y. Gopalapillai Municipal Address: 425 Rougemount Drive FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. Date: May 21, 2024 -36- Report to Committee of Adjustment Application Number: MV 27/24 Date: June 12, 2024 From: Cody Morrison Principal Planner, Development Review Subject: Committee of Adjustment Application MV 27/24 2519644 Ontario Inc. 2000 Clements Road Application The applicant requests relief from Zoning By-law 2511, as amended by By-law 5836/01: • to permit a truck wash use in association with a General Truck Stop, whereas the By-law does not permit a truck wash in association with a General Truck Stop; • to recognize a maximum Gross Leasable Floor Area of 355 square metres for accessory retail sales, whereas the By-law requires that the Gross Leasable Floor Area of accessory retail sales shall not exceed 270 square metres; and • to recognize a maximum Gross Leasable Floor Area of 270 square metres for a Restaurant – Type A, whereas By-law requires that the Gross Leasable Floor Area of a Restaurant – Type A shall not exceed 120 square metres. The applicant requests approval of this minor variance application in order to obtain site plan approval for a truck service and repair building. The requested variances are to recognize an existing restaurant and retail sales area, and to permit a truck wash in association with a truck stop. Recommendation For your information, and based solely on the Application for Minor Variance 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 variances 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 variances. After considering all public and agency input, should the Committee find merit in this application, the following condition is recommended: 1. That these variances apply only to the proposed development, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibit 2). -37- Report MV 27/24 June 12, 2024 Page 2 Background In December 2023, the City received a Site Plan Application S 08/00 (R23) to facilitate the development of a truck service and repair building on the subject lands. The lands are currently used for a truck stop, including truck parking, two truck gas bars, and a retail building containing a restaurant, a convenience store, and associated amenity areas (seating and washrooms). The submitted Site Plan proposes a new truck maintenance building which includes three new service lanes. The northerly service lane includes equipment for truck washing. Through a zoning review of the submitted site plan application, City staff identified that a truck wash was not a permitted use under the definition of General Truck Stop. It was also identified that the existing restaurant and convenience store uses exceed the gross leasable floor area permitted under the site-specific zoning by-law. The applicant is requesting the subject variances in order to obtain site plan approval. Comments Conforms to the Intent to the Official Plan The subject property is designated “Employment Areas – General Employment” within the City of Pickering Official Plan. Permitted uses within this designation include, but are not limited to freight transfer, transportation facilities, automotive and vehicle sales and repair, limited personal service uses serving the area, and restaurants serving the area. The requested variances are intended to facilitate the development of a truck maintenance building and recognize the maximum gross leasable floor area of an existing restaurant and convenience store. These uses are permitted under the “Employment Areas – General Employment” designation. Conforms to the Intent of the Zoning By-law The subject property is zoned “M2S-1” under Zoning By-law 2511, as amended by By-law 5836/01. Truck Wash Use in Association with a General Truck Stop The requested variance is to permit a truck wash use in association with a General Truck Stop, whereas the By-law does not permit a truck wash use. The site-specific zoning by-law does not currently include a truck wash in the definition of a General Truck Stop. A General Truck Stop is defined as “land or premises upon which a business, service or industry involving the maintenance, servicing, storage or repair of commercial vehicles is conducted or rendered including the dispensing of motor fuel or petroleum products and may include, as ancillary uses, a business office, one (1) accessory dwelling unit, the retail sale of accessories or equipment for trucks and similar commercial vehicles, the retail sale of convenience items, shower and laundry facilities, a personal service shop...” -38- Report MV 27/24 June 12, 2024 Page 3 Providing a truck wash in association with a General Truck Stop use will complement the existing uses on subject lands and provide a similar service to the trucking industry as those currently provided for under the existing operation. Gross Leasable Floor Area Variances The zoning by-law outlines that the gross leasable floor area for a restaurant and accessory retail sales shall not exceed 120 square metres and 270 square metres, respectively. The intent limiting the maximum gross floor area for a restaurant and retail store is to ensure that these uses remain accessory to the principal use of the subject lands (General Truck Stop). The applicant has requested variances to recognize a maximum Gross Leasable Floor Area of 270 square metres for a Restaurant – Type A and 355 square metres for an accessory retail sales space. The restaurant and convenience store are located within a building that has existed since 2001. The building is located adjacent to Clements Road and contains a restaurant, a retail (convenience) store, and an amenity area, including washrooms and seating. All of these uses support the truck stop operation on the subject lands and service the trucking industry. The restaurant and retail store are permitted uses. However, the interior configuration of the building has been altered several times, under different ownerships, which has resulted in the uses exceeding the maximum gross leasable floor area permitted under the by-law. Despite the increase in gross leasable floor area of the restraint and retail store, staff are of the opinion that the uses remain accessory and complimentary to the General Truck Stop use on the lands and the expanding truck service operation. Desirable for the Appropriate Development of the Land and Minor in Nature The proposed variance to permit a truck wash use will further expand the available services to the trucking industry and complement the permitted General Truck Stop use on the subject lands. The proposed variances to recognize the expanded restaurant and retail sales gross leasable floor areas does not require any exterior alteration to the existing building or site. These uses will continue to service the needs of the trucking industry in association with the principal use of a General Truck Stop. Conclusion Staff is of the opinion that the requested variances maintain the intent and purpose of the Official Plan and Zoning By-law, are desirable for the appropriate development of land, and are minor in nature. -39- Report MV 27/24 June 12, 2024 Page 4 Input From Other Sources Applicant •The current By-law provisions do not permit a truck wash as part of the “General Truck Stop” use. We believe the washing of trucks can be considered part of theirmaintenance and servicing as per the “General TruckStop”. The proposed Truck Wash would be 1 of 3 bayslocated inside the proposed Truck Repair building. Trucks would parked on the existing truck spaces adjacent to the building and would be washed in thebuilding in sequence. Please note a Traffic Memorandumhas been prepared to confirm that the proposed use willfunction within the existing site, existing parking supply, and road network. Engineering Services •No concerns regarding the application. Building Services •No concerns regarding the application; •A Building Permit is required prior construction. Public Input •No written submissions were received from the public asof the date of writing this report. Date of report: June 4, 2024 Comments prepared by: Liam Crawford Cody Morrison Planner II Principal Planner, Development Review LC:jc J:\Documents\Development\D-3700 Committee of Adjustment (PCA Applications)\2024\MV 22-24\7. Report\June 12 Hearing Report\MV 22-24 Report Deferral.doc Attachments Original Signed By Original Signed By -40- Sq u i r e s B e a c h R o a d Ch u r c h S t r e e t S Clements Road Silicone Drive Co p p e r s t o n e D r i v e Location MapFile:Applicant:Municipal Address: MV 27/24 Date: May. 07, 2024 Exhibit 1 ¯ E 2519644 Ontario Inc. 2000 Clements Road SubjectLands L:\PLANNING\01-MapFiles\MV\2024\MV 27-24\MV27-24_LocationMap.mxd 1:8,000 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 -41- Exhibit 2 Submitted Site Plan File No: MV 27/24 Applicant: 2519644 Ontario Inc. Municipal Address: 2000 Clements Road FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. Date: May 28, 2024 to recognize a maximum Gross Leasable Floor Area of 355 square metres for accessory retail sales to permit a truck wash use in association with a General Truck Stop to recognize a maximum Gross Leasable Floor Area of 270 square metres for a Restaurant – Type A Proposed Service and Repair Building containing a truck wash -42- Report to Committee of Adjustment Application Number: MV 28/24 Date: June 12, 2024 From: Cody Morrison Principal Planner, Development Review Subject: Minor Variance Application MV 28/24 M. Haas 133 Secord Street Application The applicant requests relief from Zoning By-law 3036, as amended by By-laws 4271/93, to permit an uncovered platform (deck) not exceeding 1.3 metres in height above grade to project a maximum of 2.9 metres into the required rear yard, whereas the By-law permits uncovered steps or platforms not exceeding 1.0 metre in height above grade and not projecting more than 1.5 metres into any required front or rear yard. The applicant requests approval of this minor variance application in order to obtain a building permit for the construction of 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 proposed deck, as generally sited, and outlined on the applicant’s submitted plans (refer to Exhibits 2 & 3). Comments Conforms to the Intent of the Official Plan The subject property is designated “Urban Residential Areas – Low Density Area” within the Highbush Neighbourhood. Residential uses such as detached dwellings and associated accessory structures are permitted within this designation. -43- Report MV 28/24 June 12, 2024 Page 2 Conforms to the Intent of the Zoning By-law The applicant is requesting a variance to permit an uncovered deck, not exceeding 1.3 metres in height above grade to project 2.9 metres into the required rear yard, whereas the By-law permits uncovered steps or platforms not exceeding 1.0 metre in height above grade and not projecting more than 1.5 metres into any required front or rear yard. The intent of this provision is to protect the privacy of abutting properties and to ensure that adequate space is provided within the rear yard for landscaping and private amenity. The proposed deck will provide usable amenity space in the rear yard, directly accessible from the first floor of the dwelling. The deck will maintain a minimum setback of 4.6 metres from the rear lot line and a minimum setback of 4.1 metres and 1.7 metres from the west and east side lot lines, respectively, which enables sufficient space for soft landscaping and drainage. Given the ample setbacks from the side and rear lot lines, the proposed deck is not anticipated to result in negative privacy or overlook impacts on adjacent properties. Staff is of the opinion that the requested variance is in keeping with the general intent and purpose of the Zoning By-law. Desirable for the Appropriate Development of the Land and Minor in Nature The requested variance is intended to permit an uncovered deck within the rear yard. The projection of the proposed deck is in keeping with the existing rear yard decks along the same street. There appears to be existing mature vegetation within the rear yard that assists with the screening of the proposed deck from adjacent properties. The proposed deck will provide private amenity space within the rear yard and will be significantly setback from all lot lines to allow for landscaping and drainage. Staff is satisfied that the requested variances are desirable for the appropriate development of land and are minor in nature. Input From Other Sources Applicant •The rear yard lacks the space to accommodate adeck of sufficient size. The size of the proposed deckis in keeping with the decks of the neighbouring houses. Engineering Services •Ensure the projection of the deck in the rear yarddoes not adversely affect the drainage patterns withinthe lot and surrounding area. Building Services •No concerns from Building Services, permitapplication is on hold until Committee’s decision Public Input •No written submissions were received from the public as of the date of writing this report. -44- Report MV 28/24 June 12, 2024 Page 3 Date of report: June 5, 2024 Comments prepared by: ew ZC:jc J:\Documents\Development\D-3700 Committee of Adjustment (PCA Applications)\2024\MV 28-24\7. Report\MV 28-24 Report.docx Attachments Original Signed By Original Signed By Ziya Cao Cody Morrison Planner I Principal Planner, Development Revi -45- Sandcherry CourtThicketOpen Space HydroCorridor Pine Grove Avenue H o g arth Stre e t Va l l e y R i d g e C r e s c e n t Th i c k e t C r e s c e n t Ro c k w o o d D r i v e West Lane Copley Street Secord Street White Pine Crescent Pinegrove Park Valley RidgeOpen Space Location MapFile:Applicant:Municipal Address: MV 28/24 Date: May. 07, 2024 Exhibit 1 ¯ E M.Haas 133 Secord Street SubjectLands L:\PLANNING\01-MapFiles\MV\2024\MV 28-24\MV28-24_LocationMap.mxd 1:4,000 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 -46- Exhibit 2 Submitted Site Plan File No: MV 28/24 Applicant: M. Haas Municipal Address: 133 Secord Street CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: June 4, 2024 Existing Dwelling to permit an uncovered platform (deck) not exceeding 1.3 metres in height above grade to project a maximum of 2.9 metres into the required rear yard Secord Street Required Rear Yard: 7.5m 2.9m -47- Ex h i b i t 3 Su b m i t t e d El e v a t i o n Pl a n (W e s t ) Fi l e N o : MV 2 8 / 2 4 Ap p l i c a n t : M. H a a s Mu n i c i p a l A d d r e s s : 13 3 S e c o r d S t r e e t Co n t a c t T h e C i t y o f P i c k e r i n g C i t y D e v e l o p m e n t D e p a r t m e n t f o r D i g i t a l C o p i e s o f t h i s P l a n . Da t e : Ma y 2 2 , 2 0 2 4 to p e r m i t a n un c o v e r e d pl a t f o r m ( d e c k ) no t e x c e e d i n g 1. 3 m e t r e s i n he i g h t a b o v e gr a d e t o p r o j e c t a m a x i m u m o f 2. 9 m et r e s in t o th e r e q u i r e d r e a r ya r d -48- Report to Committee of Adjustment Application Number: MV 29/24 Date: June 12, 2024 From: Cody Morrison Principal Planner, Development Review Subject: Minor Variance Application MV 29/24 A. Saksea 1044 Dalewood Drive Application The applicant requests relief from Zoning By-law 3036, as amended by By-laws 1703/83, to permit: • a minimum front yard depth of 4.2 metres, whereas the By-law requires a minimum front yard depth of 4.5 metres; • a minimum flankage side yard width of 1.8 metres, whereas the By-law requires a minimum flankage side yard width of 2.7 metres; and • a covered porch not exceeding 1.0 metre in height above grade to project a maximum of 1.5 metres into the required front yard, whereas the By-law permits uncovered steps or platforms not exceeding 1 metre in height above grade and not projecting more than 1.5 metres into any required front or rear yard. The applicant requests approval of this minor variance application in order to obtain a building permit for the construction of a two-storey addition to the existing detached dwelling. 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 variances 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 variances. After considering all public and agency input, should the Committee find merit in this application, the following condition is recommended: 1. That these variances apply only to the proposed addition, as generally sited, and outlined on the applicant’s submitted plans (refer to Exhibits 2, 3, 4 & 5). -49- Report MV 29/24 June 12, 2024 Page 2 Comments Conforms to the Intent of the Official Plan The subject property is designated “Urban Residential Areas – Low Density Area” within the Rougemount Neighbourhood. Residential uses such as detached dwellings are permitted within this designation. Conforms to the Intent of the Zoning By-law The subject property is zoned “S3” in Zoning By-law 3036, as amended by By-law 1703/83. Minimum Front Yard Setback Variance The applicant requests a minimum front yard depth of 4.2 metres, whereas the By-law requires a minimum front yard depth of 4.5 metres. The intent of this provision is to provide an adequate separation distance between a building and street activity in the front yard, and to maintain a consistent setback with abutting properties to mitigate views and privacy impacts. The applicant is proposing a two-storey addition to the front of the existing dwelling. The first storey of the addition will align with the existing garage projection. The second storey of the addition will project 2.6 metres beyond the first floor into the front yard. Based on the submitted plans, the first storey of the addition will maintain a minimum setback of 6.1 metres to the front lot line, and the second storey of the addition will maintain a minimum setback of 4.2 metres. While the applicant is requesting a minimum front yard depth of 4.2 metres, there are no changes to the existing garage location. The minimum setback of 6.0 metres between the garage to the front lot line is maintained, as required by the site-specific by-law, which will provide sufficient space for the parking of vehicles in the driveway. No windows are being proposed on the south side of the addition, which assists in mitigating privacy and overlooking issues from the proposed addition on the adjacent property to the south. The subject lands are a corner lot that has a significant boulevard along the entire front and side yard which provides additional separation between the dwelling and street activity. Staff is of the opinion that this variance is in keeping with the general intent and purpose of the Zoning By-law. Maximum Flankage Yard Setback Variance The proposed addition maintains a minimum setback of 1.8 metres on the north flankage yard, whereas the By-law requires a minimum flankage yard setback of 2.7 metres. The intent of this provision is to provide adequate separation distance between buildings and street activity in the flankage side yard and to provide an adequate landscaped area. -50- Report MV 29/24 June 12, 2024 Page 3 The subject property is on a corner lot at the end of the cul-de-sac. The reduced flankage setback is not anticipated to block the view of any turning traffic on Dalewood Drive given a robust municipal boulevard. Additionally, the subject lot has an irregular shape where the rear of the lot is wider than the front of the lot. While the minimum flankage setback to the proposed addition will be 1.8 metres, the flankage setback along the balance of the dwelling will exceed 1.8 metres. As such, sufficient space is provided for soft landscaping within the flankage yard. Staff is of the opinion that the requested variance maintains the general intent and purpose of the Zoning By-law. Yard Encroachment Variance The zoning by-law permits uncovered steps and platforms, not exceeding a height of 1.0 metre, to project a maximum of 1.5 metres to the required front yard. The proposed addition includes a covered porch for the new entrance to the dwelling. The covered porch maintains the maximum height and projection requirements of the by-law, however, the by-law does not permit the porch to be covered. Therefore, a variance to permit a covered porch is required. The intent of this provision is to ensure adequate space is provided as buffer between the structures and street activity and to provide for front yard landscaping. The porch aligns with the second-floor projection of the addition and does not project further into the front yard. The variance is only required as a result of the porch being covered. The proposed porch does not exceed the maximum projection of the by-law and will not limit the ability to provide landscaping within the front yard. Sufficient space is available on the northeast corner of the lot for landscaping. As previously mentioned, the additional space from the city boulevard will provide further visual separation of the dwelling from the street. Staff is of the opinion that requested variance maintains the general intent and purpose of the Zoning By-law. Desirable for the Appropriate Development of the Land and Minor in Nature The requested variances will facilitate a two-storey addition to the front of an existing dwelling, which will align with the existing projection of the garage. The subject lands are a corner lot on a cul-de-sac, where the proposed addition will have minimal impact on adjacent properties. The proposed addition does not appear to impact the existing mature trees along the north side of the property, which will be required to be protected through the building permit process. The proposed footprint of the dwelling also does not project further than the existing dwellings on Dalewood Drive and remains consistent with the built form of the surrounding neighbourhood. Staff are satisfied that the requested variances are desirable for the appropriate development of land and are minor in nature. -51- Report MV 29/24 June 12, 2024 Page 4 Input From Other Sources Date of report: June 5, 2024 Comments prepared by: Original Signed By Original Signed By Ziya Cao Cody Morrison Planner I Principal Planner, Development Review ZC:jc J:\Documents\Development\D-3700 Committee of Adjustment (PCA Applications)\2024\MV 29-24\7. Report\MV 29-24 Report.docx Attachments Applicant •Seeking variances to the Zoning By-law as the two-storey addition to the front of the house does not comply. Engineering Services •Ensure the decreased minimum front yard depth anddecreased minimum flankage side yard width do notadversely affect the drainage patterns within the lot andsurrounding area. •Tree protection fencing must be installed around alltrees onsite during construction. Building Services •No concerns from Building Services. A Building Permit is required prior construction. Public Input •No written submissions were received from the publicas of the date of writing this report. -52- Alt o n a R o a d K i n g s t o n R o a d Valley Gate Fi d d l e r s C o u r t Faw n d a l e R oad Gwendolyn Street Tomlinson Court Ro u g e m o u n t D r i v e RougeHill Court Brookridge Gate D ale w o o d D rive Ri v e r v i e w C r e s c e n t Stover Crescent Hoover Drive R o u g e Val ley Drive Location MapFile:Applicant:Municipal Address: MV 29/24 Date: May. 07, 2024 Exhibit 1 ¯ E A. Saksea 1044 Dalewood Drive SubjectLands L:\PLANNING\01-MapFiles\MV\2024\MV 29-24\MV29-24_LocationMap.mxd 1:4,000 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 -53- Ex h i b i t 2   Su b m i t t e d S i t e P l a n Fi l e N o : M V 2 9 / 2 4 Ap p l i c a n t : A . S a k s e a Mu n i c i p a l A d d r e s s : 1 0 4 4 D a l e w o o d D r i v e Co n t a c t T h e C i t y o f P i c k e r i n g C i ty D e v e l o p m e n t D e p a r t m e n t f o r D i g i t a l C o p i e s o f t h i s P l a n . Da t e : M a y 2 2 , 2 0 2 4   to p e r m i t a c o v e r e d p o r c h no t e x c e e d i n g 1 . 0 m e t r e in h e i g h t a b o v e g r a d e a n d no t p r o j e c t i n g m o r e t h a n 1. 5 m e t r e s t h e r e q u i r e d fr o n t y a r d   to p e r m i t a mi n i m u m f r o n t ya r d d e p t h o f 4. 2 m e t r e s   to p e r m i t a m i n i m u m fl a n k a g e s i d e y a r d wi d t h o f 1 . 8 m e t r e s   -54- Ex h i b i t 3   Su b m i t t e d F r o n t E l e v a t i o n (Ea s t ) Fi l e N o : M V 2 9 / 2 4 Ap p l i c a n t : A . S a k s e a Mu n i c i p a l A d d r e s s : 1 0 4 4 D a l e w o o d D r i v e Co n t a c t T h e C i t y o f P i c k e r i n g C i ty D e v e l o p m e n t D e p a r t m e n t f o r D i g i t a l C o p i e s o f t h i s P l a n . Da t e : M a y 2 2 , 2 0 2 4   -55- Ex h i b i t 4   Su b m i t t e d L e f t E l e v a t i o n (So u t h ) Fi l e N o : M V 2 9 / 2 4 Ap p l i c a n t : A . S a k s e a Mu n i c i p a l A d d r e s s : 1 0 4 4 D a l e w o o d D r i v e Co n t a c t T h e C i t y o f P i c k e r i n g C i ty D e v e l o p m e n t D e p a r t m e n t f o r D i g i t a l C o p i e s o f t h i s P l a n . Da t e : M a y 2 2 , 2 0 2 4   -56- Ex h i b i t 5   Re v i s e d R i ght E l e v a t i o n (No r t h ) Fi l e N o : M V 2 9 / 2 4 Ap p l i c a n t : A . S a k s e a Mu n i c i p a l A d d r e s s : 1 0 4 4 D a l e w o o d D r i v e Co n t a c t T h e C i t y o f P i c k e r i n g C i ty D e v e l o p m e n t D e p a r t m e n t f o r D i g i t a l C o p i e s o f t h i s P l a n . Da t e : J u n e 6 , 2 0 2 4   -57- Report to Committee of Adjustment Application Number: MV 30/24 Date: June 12, 2024 From: Cody Morrison Principal Planner, Development Review Subject: Minor Variance Application MV 30/24 R. Kush1015 Mountcastle Crescent Application The applicant requests relief from Zoning By-law 3036, as amended by By-law 1826/84, to permit an uncovered platform (deck) and associated steps, not exceeding 1.0 metre in height above grade, and not projecting more than 3.5 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 this minor variance application to obtain a building permit for the construction of 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 & 4). 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 this designation. -58- Report MV 30/24 June 12, 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 1826/84. The applicant is proposing to construct a new rear yard deck. The deck and stairs have a height of 0.3 of a metre above grade and project 3.5 metres into the required rear yard, whereas the by-law permits uncovered steps and platforms not exceeding 1.0 metre in height above grade to project not more than 1.5 metres into the rear yard. The intent of this provision is to ensure an adequate landscaped area within the rear yard is maintained, and that privacy for surrounding properties is not compromised. The proposed deck will be setback approximately 4.27 metres from the rear lot line which will leave sufficient space for soft-landscaping and drainage. The deck will provide for usable amenity space, directly accessible from the first floor of the dwelling. The proposed deck height of 0.3 metres above grade will assist in minimizing any negative visual or privacy impact on adjacent properties to the east and west. 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 deck provides access to the rear yard from the dwelling and contributes towards the total usable amenity space within the rear yard. Additionally, proposed deck is not expected to create significant visual impact to the adjacent properties as it has a maximum height of 0.3 of a metre. 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 • To provide safe access to the rear yard due to grade change. Engineering Services • Ensure the projection of the deck in the rear yard does not adversely affect the drainage patterns within the lot and surrounding area. Building Services • No concerns from Building Services, permit application is on hold until Committee’s decision. Toronto and Region Conservation Authority • TRCA staff have no objection to the Approval of Minor Variance Application MV 30/24. • the issuance of a TRCA permit pursuant to the Conservation Authority Act is required prior to any development or site alteration. Public Input • No written submissions were received from the public as of the date of writing this report. -59- Report MV 30/24 June 12, 2024 Page 3 Date of report: June 5, 2024 Comments prepared by: Original Signed By Original Signed By Kerry Yelk Cody Morrison Planner I Principal Planner, Development Review KY:jc J:\Documents\Development\D-3700 Committee of Adjustment (PCA Applications)\2024\MV 30-24\7. Report\MV 30-24 Report.docx Attachments -60- LynnHeightsDrive GlenannaRoad Duncannon Dri v e Huntsmil l Drive Bro o k s h i r e S q u a r e GraftonCourt Eagleview Drive Finch Avenue Silvert h orn Square S herman Crescent Gablehurst Crescent Si l v e r S p r u c e D r i v e RedbirdCrescent Be n t o n C r e s c e n t MountcastleCrescent LynnHeightsPark ForestbrookPark DuncannonRavine DuncannonRavine Location MapFile:Applicant:Municipal Address: MV 30/24 Date: May. 10, 2024 Exhibit 1 ¯ E MV 30/24 1015 Mountcastle Crescent SubjectLands L:\PLANNING\01-MapFiles\MV\2024\MV 30-24\MV30-24_LocationMap.mxd 1:4,000 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 -61- Exhibit 2 Submitted Site Plan File No: MV 30/24 Applicant: R. Kush Municipal Address: 1015 Mountcastle Crescent CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: May 27, 2024 Proposed Rear Yard Deck 4.27 metres to permit an uncovered platform (deck) and associated steps, not exceeding 1.0 metre in height above grade, to project a maximum of 3.5 metres into the required rear yard -62- Ex h i b i t 3 Su b m i t t e d Re a r E l e v a t i o n Pl a n Fi l e N o : MV 3 0 / 2 4 Ap p l i c a n t : R. K u s h Mu n i c i p a l A d d r e s s : 10 1 5 M o u n t c a s t l e C r e s c e n t Co n t a c t T h e C i t y o f P i c k e r i n g C i t y D e v e l o p m e n t D e p a r t m e n t f o r D i g i t a l C o p i e s o f th i s P l a n . Da t e : Ma y 2 7 , 2 0 2 4 -63- Ex h i b i t 4 Su b m i t t e d Fl o o r Pl a n Fi l e N o : MV 3 0 / 2 4 Ap p l i c a n t : R. K u s h Mu n i c i p a l A d d r e s s : 10 1 5 M o u n t c a s t l e C r e s c e n t Co n t a c t T h e C i t y o f P i c k e r i n g C i t y D e v e l o p m e n t D e p a r t m e n t f o r D i g i t a l C o p i e s o f t h i s Pla n . Da t e : Ma y 2 7 , 2 0 2 4 -64- Report to Committee of Adjustment Application Number: MV 31/24 Date: June 12, 2024 From: Cody Morrison Principal Planner, Development Review Subject: Committee of Adjustment Application MV 31/24 P. Tekumalla & S. Vedantam 2719 Sapphire Drive Application The applicant requests relief from Zoning By-law 7364/14, as amended by By-laws 7857/21 and 8038/23, to permit a minimum 0.9-metre-wide path of travel from the entrance of an additional dwelling unit to a public street, whereas the By-law requires that all lots containing additional dwelling units shall provide a minimum 1.2 metres wide path of travel from the entrance of each additional dwelling unit to a public or private street. The applicant requests approval of this minor variance application to obtain a building permit for the construction of an additional dwelling unit in the basement of the existing single detached dwelling. Recommendation For your information, and based solely on the Application for Minor Variance 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 not be minor in nature, not desirable for the appropriate development of the land, and not in keeping with the general intent and purpose of the Zoning By-law, and therefore recommends Refusal 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 the subject property, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibits 2 & 3). Background Proposed ADU Has Not Been Constructed The public notice for this application, dated May 27, 2024, stated that the additional dwelling unit (ADU) in the basement is existing. A City Building Inspector visited the subject property on May 30, 2024, and confirmed that the ADU has not been constructed and that the basement remains unfinished. The applicant has submitted a building permit for the construction of the ADU and requires approval of this minor variance application to proceed. -65- Report MV 31/24 June 12, 2024 Page 2 Previous Minor Variance Application On February 14, 2024, the Committee of Adjustment approved Minor Variance Application MV 05/24 for the subject property, to permit a maximum driveway width of 5.75 metres, whereas the By-law permits a maximum driveway width of 4.6 metres. The purpose of the application was to accommodate a third parking space on the lot (one existing space in the garage and two spaces outside). The minimum parking requirements for a detached dwelling and an ADU is 3 parking spaces. At the time of processing Minor Variance Application MV 05/24, the applicant was requesting a second variance to permit a minimum 0.9-metre-wide path of travel from the entrance of an ADU to the public street. The variance is a result of the existing front porch of the dwelling that projects into the side yard and obstructs the path of travel (refer to Exhibit 2). Fire Services staff reviewed the application and were not in support of the variance to reduce the minimum required path of travel. As such, the applicant withdrew the variance and proposed to remove the portion of the front porch that projects into the side yard. It is staff’s understanding that the applicant is no longer proposing to remove the portion of the front porch due to the associated cost (refer to comments from Applicant under Input From Other Sources). As such, the applicant has submitted Minor Variance Application MV 31/24 to permit a minimum 0.9-metre-wide path of travel from the entrance of the ADU to the public street. Prior to submitting this application, the applicant’s agent spoke to Fire Services staff on a few occasions. Fire Services staff indicated to the agent that they are not in support of the requested variance to reduce the minimum required path of travel. Comment Conforms to the Intent of the Official Plan The subject property is designated Urban Residential Areas – Low Density Area in the Seaton Lamoreaux Neighbourhood. Lands within this designation are intended to accommodate residential uses, including detached dwellings and ADUs. In September of 2023, City Council approved Official Plan Amendment 49, which was intended to bring the Official Plan into conformity with the Planning Act, to implement policies that support the construction of ADUs across the City. Staff are of the opinion that the requested variance maintains the general intent and purpose of the Official Plan. Does Not Conform to the Intent of the Zoning By-law The Zoning By-law states that all lots containing ADUs shall provide a minimum 1.2 metres wide path of travel from the entrance of each ADU to the public street, and that no encroachment is permitted to obstruct this path of travel. The intent of this provision is to ensure that there is safe access to and from the ADU for emergency personnel, who provide aid and assistance to the residents of the ADU (e.g., transporting a resident by stretcher). -66- Report MV 31/24 June 12, 2024 Page 3 The requested variance is to permit a minimum 0.9-metre-wide path of travel from the entrance of the ADU to the public street. The variance is a result of the existing front porch of the dwelling that projects into the side yard and obstructs the path of travel (refer to Exhibit 2). Fire Services staff have reviewed the application and have stated that they are not in support of the requested variance (refer to comments from Fire Services under Input From Other Sources). A minimum of 1.2 metres is required to allow the firefighter crews to safely access the ADU and accommodate a small stretcher, if one is required. Fire Services staff have stated that the impact on firefighter access in an emergency event would be compromised to a point that they are not comfortable. Given the comments from Fire Services, staff are of the opinion that the requested variance does not maintain the general intent and purpose of the Zoning By-law. Not Desirable for the Appropriate Development of the Land and Not Minor in Nature As residential properties within the City begin to densify and ADUs are accommodated on existing lots, the City must ensure that emergency service workers can safely access and service those living in such units. Fire Services staff have reviewed the proposal and have concluded that a reduction in the minimum required path of travel will negatively impact emergency access. The requested variance is a result of the existing front porch of the dwelling that projects into the side yard and obstructs the path of travel (refer to Exhibit 2). The porch is located 0.9 metres from the shared south lot line. The adjacent dwelling to the south is located 0.6 metres from the shared lot line. There is a separation of 1.5 metres between the two dwellings. The applicant is of the opinion that the 1.5 metres, located across both the subject property and the adjacent property to the south, is sufficient to allow firefighter crews to safely access the ADU. However, the applicant cannot guarantee continual access onto their neighbour’s private property, as a current or future property owner could restrict access along the shared property line by erecting a fence. Considering the requested variance will impact the ability for firefighter crews to safely access the ADU, staff are of the opinion that the requested variance is not desirable for the appropriate development of the land and is not minor in nature. Input From Other Sources Applicant •The 0.3 metre deficiency along the length of the porcharea is due to the outward projection of the front porchfoundation. The front porch has 2 columns (posts) which are supporting the roof structure. This would entail asignificant demolition, construction, and costs since itinvolves removing the front porch roof and moving theposts that are supporting the structure. -67- Report MV 31/24 June 12, 2024 Page 4 Fire Services •The minimum 1.2 metres wide path of travel is required toallow our firefighter crews to safely access the additionaldwelling unit and accommodate a small stretcher, if one is required. •Fire Services is not in support of the requested variance.The impact on firefighter access and access with astretcher in case of an emergency would be compromised to a point that we would not be comfortable. •Staff in Fire Services have spoken to the applicant on afew occasions and have informed the applicant that we arenot in support of the requested variance. We ask that the applicant explore methods to provide the minimum required 1.2 metre path of travel from the entrance of theadditional dwelling unit to the public street. Engineering Services •No comments. Building Services •No concerns; building permit application is on hold until Committee’s decision. Public Input •No written submissions were received from the public as ofthe date of writing this report. Date of report: June 4, 2024 Comments prepared by: Original Signed By Original Signed By Isabel Lima Cody Morrison Senior Planner Principal Planner, Development Review IL:jc J:\Documents\Development\D-3700\2024\MV 31-24\7. Report Attachments -68- Bu r k h o l d e r D r i v e Cameo Street Belcourt St r e e t Sa p p h i r e D r i v e Dragonfly Avenue Re f l e c t i o n P l a c e To f f e e S t r e e t Taunton Road A z a l e a A v e n u e Fa l l H a r v e s t C r e s c e n t Ti g e rlily T r a il Skyridge Boule v a r d Marat hon Aven ue Clipper Lane Silk Street T a n gr e e n T r a il Moon l ight Cresce nt Orenda Street Foxtail Crescent Location MapFile:Applicant:Municipal Address: MV 31/24 Date: May. 10, 2024 Exhibit 1 ¯ E P. Tekumalla & S. Vedantam 2719 Sapphire Drive SubjectLands L:\PLANNING\01-MapFiles\MV\2024\MV 31-24\MV31-24_LocationMap.mxd 1:4,000 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 -69- Ex h i b i t 2 Su b m i t t e d Si t e Pl a n Fi l e N o : MV 3 1 / 2 4 Ap p l i c a n t : P. T e k u m a l l a & S . V e d a n t a m Mu n i c i p a l A d d r e s s : 27 1 9 S a p p h i r e D r i v e FU L L S C A L E C O P I E S O F T H I S P L A N A R E A V A I L A B L E F O R V I E W I N G A T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T . Da t e : Ju n e 4 , 2 0 2 4 Ex i s t i n g Fr o n t Po r c h Re a r w a l k o u t a c c e s s t o ba s e m e n t a p a r t m e n t lo c a t e d u n d e r e x i s t i n g d e c k Pr o p e r t y Li n e s 1. 2 2 m 0. 9 4 m 0. 6 6 m to p e r m i t a m i n i m u m 0 . 9 m e t r e w i d e p a t h of t r a v e l f r o m t h e e n t r a n c e o f t h e ad d i t i o n a l d w e l l i n g u n i t t o a p u b l i c s t r e e t -70- Exhibit 3 Submitted Front Elevation Plan File No: MV 31/24 Applicant: P. Tekumalla & S. Vedantam Municipal Address: 2719 Sapphire Drive FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. Date: May 22, 2024   Property Line Existing Front Porch to permit a minimum 0.9 metre wide path of travel from the entrance of the additional dwelling unit to a public street  -71- Report to Committee of Adjustment Application Number: MV 32/24 Date: June 12, 2024 From: Cody Morrison Principal Planner, Development Review Subject: Minor Variance Application MV 32/24 F. Elhami1691 Shade Master Drive Application The applicant requests relief from Zoning By-law 3036, as amended by By-laws 4873/96 and 6618/06, to permit: •uncovered steps, not exceeding 1.6 metres in height above grade, to project a maximum of 2.5 metres in the required front yard, whereas the By-law permits uncovered steps or platforms not exceeding 1.0 metre in height above grade and not projecting more than 1.5 metres into any required front or rear yard; and •an uncovered platform (deck) and steps, not exceeding 2.9 metre in height above grade, to project a maximum of 2.8 metres into the required rear yard, whereas the By-law permits uncovered steps or platforms not exceeding 1.0 metre in height above grade and not projecting more than 1.5 metres into any required front or rear yard. The applicant requests approval of this minor variance application in order to obtain a building permit for a two-storey detached dwelling. 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 variances 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 variances. 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 proposed development, as generally sited, andoutlined on the applicant’s submitted plans (refer to Exhibits 2, 3, 4, 5 & 6). -72- Report MV 32/24 June 12, 2024 Page 2 Background In March 2021, the applicant obtained a building permit for the construction of a two-storey detached dwelling on the subject property. An error occurred during the construction of the dwelling which resulted in a higher finished first floor. As a result of the construction error, the front steps, approved as part of the initial building permit, can no longer reach grade in the front yard. The applicant is requesting this minor variance application to permit additional steps within the front yard in order to obtain access to the dwelling from grade. Additionally, the applicant is requesting a variance to permit a rear deck that was not included in the original building permit. Comments Conforms to the Intent of the Official Plan The subject property is designated “Urban Residential Areas – Low Density Area” within the Dunbarton Neighbourhood. Residential uses such as detached dwellings and associated accessory structures are permitted within this designation. Conforms to the Intent of the Zoning By-law The By-law permits uncovered platforms and steps, not exceeding 1.0 metre in height, to project not more than 1.5 metres into the required front or rear yard. The intent of this provision is to ensure that adequate space is provided for landscaping and separation between a dwelling and the adjacent street in the front yard, and that adequate space is provided for landscaping and private amenity in the rear, while protecting the privacy of abutting properties. The applicant requesting a variance to permit uncovered steps, not exceeding 1.6 metres in height above grade, to project a maximum of 2.5 metres into the required front yard and a variance to permit an uncovered deck and steps, not exceeding 2.9 metres above grade, to project a maximum of 2.8 metres into the required rear yard. The additional steps within the front yard will maintain a minimum setback of 2.0 metres to the front lot line. No changes are proposed to the existing dwelling or veranda. Staff is satisfied that sufficient space can be provided for soft landscaping within the front yard, and appropriate separation will be maintained between the dwelling and the adjacent street. The proposed deck will have a minimum setback of 4.9 metres to the rear lot line and a setback of 5.4 metres and 1.67 metres to the north and south side lot lines, respectively. The proposed setbacks will ensure that negative privacy impacts on adjacent properties is minimized. The layout of the rear yard, as shown in the applicant submitted drawings, demonstrates that sufficient space is provided for private amenity and soft landscaping. Staff is of the opinion that the requested variances are in keeping with the general intent and purpose of the Zoning By-law. -73- Report MV 32/24 June 12, 2024 Page 3 Desirable for the Appropriate Development of the Land and Minor in Nature The requested variance to increase the maximum front yard projection will enable an additional four steps. As outlined previously, no changes to the dwelling or the existing verandah are proposed. The additional steps will maintain a setback of 2.0 metres from the front lot line and will enable access to the existing dwelling. The subject property is a shallow lot along the east side Shade Master Drive. As a result, the proposed rear yard deck will align with the rear wall of the dwelling located immediately to the north. There also appears to be mature vegetation along the south property line, screening the deck from the property to the south. The deck will provide for usable amenity space and provide access from the first floor of the dwelling to the rear yard. Staff is satisfied that the requested variances are desirable for the appropriate development of land and are minor in nature. Input From Other Sources Date of report: June 5, 2024 Comments prepared by: ZC:jc J:\Documents\Development\D-3700 Committee of Adjustment (PCA Applications)\2024\MV 20-24\7. Report\MV 20-24 Report.docx Attachments Applicant •The house is currently under construction, additionalsteps are required to reach the ground. Engineering Services •Multiple Low Impact Development measures (such asinfiltration galleries with downspout connections, rain gardens, permeable pavers, and 450mm topsoil) willbe required at the Building Permit stage. Building Services •No concerns from Building Services, Building Permitis required prior construction. Public Input •No written submissions were received from the publicas of the date of writing this report. Original Signed By Original Signed By Ziya Cao Cody Morrison Planner I Principal Planner, Development Review -74- Fa i r p o r t R o a d Bonita Avenue Ea s t b a n k R o a d Ada Court Sp r u c e H i l l R o a d Helm Street AppleviewRoad Wi n g a r d e n C r e s c e n t Strouds Lane Jacqueline Avenue Sh a d e M a s t e r D r i v e Ne w S t r e e t Voyager Avenue Welrus Street Fa l c o n w o o d W a y Goldenridge Road Bonita Park DalewoodRavine DalewoodRavine Location MapFile:Applicant:Municipal Address: MV 32/24 Date: May. 10, 2024 Exhibit 1 ¯ E F. Elhami 1691 Shade Master Drive SubjectLands L:\PLANNING\01-MapFiles\MV\2024\MV 32-24\MV32-24_LocationMap.mxd 1:4,000 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 -75- Ex h i b i t 2   Su b m i t t e d S i t e P l a n Fi l e N o : M V 3 2 / 2 4 Ap p l i c a n t :  F. E l h a m i Mu n i c i p a l A d d r e s s : 1 6 9 1 S h a d e M a s t e r D r i v e Co n t a c t T h e C i t y o f P i c k e r i n g C i ty D e v e l o p m e n t D e p a r t m e n t f o r D i g i t a l C o p i e s o f t h i s P l a n . Da t e : M a y 2 2 , 2 0 2 4   Shade Master Drive to p e r m i t u n c o v e r e d s t e p s , no t e x c e e d i n g 1 . 6 m e t r e s i n he i g h t , t o p r o j e c t a m a x i m u m of 2 . 5 m e t r e s i n t o t h e r e q u i r e d fr o n t y a r d   to p e r m i t a n u n c o v e r e d p l a t f o r m (d e c k ) a n d a s s o c i a t e d s t e p s , n o t ex c e e d i n g 2 . 9 m e t r e s i n h e i g h t , t o pr o j e c t a m a x i m u m o f 2 . 8 m e t r e s in t o t h e r e q u i r e d r e a r y a r d   -76- Ex h i b i t 3   Su b m i t t e d F r o n t E l e v a t i o n (We s t ) Fi l e N o : M V 3 2 / 2 4 Ap p l i c a n t :  F. E l h a m i Mu n i c i p a l A d d r e s s : 1 6 9 1 S h a d e M a s t e r D r i v e Co n t a c t T h e C i t y o f P i c k e r i n g C i ty D e v e l o p m e n t D e p a r t m e n t f o r D i g i t a l C o p i e s o f t h i s P l a n . Da t e : M a y 2 2 , 2 0 2 4   -77- Ex h i b i t 4   Su b m i t t e d R e a r E l e v a t i o n (Ea s t ) Fi l e N o : M V 3 2 / 2 4 Ap p l i c a n t :  F. E l h a m i Mu n i c i p a l A d d r e s s : 1 6 9 1 S h a d e M a s t e r D r i v e Co n t a c t T h e C i t y o f P i c k e r i n g C i ty D e v e l o p m e n t D e p a r t m e n t f o r D i g i t a l C o p i e s o f t h i s P l a n . Da t e : M a y 2 2 , 2 0 2 4   -78- Ex h i b i t 5   Su b m i t t e d (No r t h ) S i d e E l e v a t i o n Fi l e N o : M V 3 2 / 2 4 Ap p l i c a n t :  F. E l h a m i Mu n i c i p a l A d d r e s s : 1 6 9 1 S h a d e M a s t e r D r i v e Co n t a c t T h e C i t y o f P i c k e r i n g C i ty D e v e l o p m e n t D e p a r t m e n t f o r D i g i t a l C o p i e s o f t h i s P l a n . Da t e : M a y 2 2 , 2 0 2 4   -79- Ex h i b i t 6   Su b m i t t e d (So u t h ) S i d e E l e v a t i o n Fi l e N o : M V 3 2 / 2 4 Ap p l i c a n t :  F. E l h a m i Mu n i c i p a l A d d r e s s : 1 6 9 1 S h a d e M a s t e r D r i v e Co n t a c t T h e C i t y o f P i c k e r i n g C i ty D e v e l o p m e n t D e p a r t m e n t f o r D i g i t a l C o p i e s o f t h i s P l a n . Da t e : M a y 2 2 , 2 0 2 4   -80- Report to Committee of Adjustment Application Number: MV 34/24 Date: June 12, 2024 From: Cody Morrison Principal Planner, Development Review Subject: Committee of Adjustment Application MV 34/24 Delta Property Holdings Inc. 1125 Squires Beach Road Application The applicant requests relief from Zoning By-law 2511, to: • permit a minimum rear yard of 3.25 metres, whereas the By-law requires a minimum rear yard of 7.5 metres; • permit a minimum side yard of 3.0 metres, whereas the By-law requires a minimum side yard of 7.5 metres; • permit a minimum parking requirement for a commercial office use to be 5 spaces per 223 square metres of gross floor area, whereas the By-law states that a minimum parking requirement for a commercial office use shall be 5 spaces per 93 square metres of gross floor area; • permit a minimum parking requirement for an industrial use to be 1 space per 136 square metres gross floor area, whereas the By-law states that a minimum parking requirement for an industrial use shall be 1 space per 56 square metres of gross floor area; and • permit front yard parking to be limited to 31 percent of the total required parking area, whereas the By-law states that, except for commercial zones used for commercial purposes, front yard parking shall be limited to 20 percent of the total required parking area. The applicant requests approval of this minor variance application in order to obtain site plan approval for a warehouse expansion. Recommendation For your information, and based solely on the Application for Minor Variance 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 variances 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 variances. After considering all public and agency input, should the Committee find merit in this application, the following condition is recommended: -81- Report MV 34/24 June 12, 2024 Page 2 1. That these variances apply only to the proposed development, as generally sited and outlined on the applicant’s submitted plan (refer to Exhibit 2). Background In October 2023, the City received a Site Plan Application (S 07/88 (R23)) to facilitate the development of a 1-storey warehouse addition on the subject lands. The lands currently contain a one-storey industrial building with accessory office space. The applicant is requesting the subject variances in order to obtain site plan approval. Comments Conforms to the Intent to the Official Plan The subject property is designated “Employment Areas – General Employment” within the City of Pickering Official Plan. Permitted uses within this designation include manufacturing, assembly, processing of goods, warehousing, storage of goods and materials, freight transfer, facilities, offices as a minor component of an industrial operation or serving the area, and retail sales as a minor component of an industrial operation. The requested variances are to facilitate the expansion of the existing warehouse use, which is permitted under the “Employment Areas – General Employment” designation. Conforms to the Intent of the Zoning By-law The subject property is zoned “M2S” under Zoning By-law 2511. Rear Yard and Side Yard Variances The applicant has requested variances to permit a reduced minimum rear yard of 3.25 metres and south side yard of 3.0 metres, whereas the By-law requires a minimum rear yard of 7.5 metres and a minimum side yard of 7.5 metres. The intent of these provisions is to ensure that sufficient space is maintained between a building and property line to provide for landscaping, grading, drainage and maintenance. The requested setbacks apply only to the proposed warehouse addition. The remainder of the building maintains all yard requirements of the By-law. The subject lands are adjacent to an industrial-commercial plaza located immediately to the south and a storage and shipping business, which is located immediately to the east. The reduced south side yard setback proposed is located immediately to the north of a drive aisle and loading area on the adjacent property, while the reduced rear yard setback abuts an outdoor storage area consisting of construction materials and truck loading areas. Given the industrial nature of the adjacent land uses, the reduced side yard and rear yard proposed are not anticipated to result in a negative visual impact. In support of the Site Plan Application, the applicant has submitted a Stormwater Management Report and grading and drainage plans, which demonstrate that sufficient space for soft landscaping, grading and drainage has been provided, to the satisfaction of the City’s Engineering Services Department. -82- Report MV 34/24 June 12, 2024 Page 3 Parking Requirement Variance The zoning by-law outlines that a minimum parking requirement for a commercial office use shall be 5 spaces per 93 square metres of gross floor area (93 parking spaces) and that a minimum parking requirement for an industrial use shall be 1 space per 56 square metres of gross floor area (35 parking spaces). The intent of the established minimum parking standards is to ensure sufficient parking is provided on-site to support the proposed uses. The applicant is requesting variances to reduce the minimum parking requirement for an industrial use to 1 space per 136 square metres of gross floor area (42 parking spaces) and 5 spaces per 223 square metres (14 spaces) for a commercial use. In support of the proposed development and the reduced parking ratios requested, the applicant submitted a Parking Justification, prepared by TranPlan Associates, dated February 2024, which examined the parking demand of the existing building and the proposed addition. The TIS concluded, based on field observations, that the existing 47 parking spaces are already sufficient to meet the peak parking demand for the building and proposed addition. The proposed development provides 56 parking spaces, representing a 9-space surplus above the estimated peak parking demand and accommodates employees and visitors. Front Yard Parking Variance The zoning by-law states that the maximum number of parking spaces in a front yard shall not exceed 20 percent of the total required parking. Should the requested variances be approved to reduce the total required parking to 56 spaces, a total of 11 parking spaces would be permitted within the front yard. The intent of limiting front yard parking is to minimize the visual impact of parking area on the streetscape. The applicant is requesting a variance to permit 31 percent of the total provided parking in the front yard area (17 spaces). The zoning by-law considers front yard parking to be any parking spaces between the front wall of the main building and the front lot line. There are currently 9 regular parking spaces between the majority of the front wall and the front (west) lot line. The applicant is proposing to reconfigure this area so it stays the same size but accommodates 6 regular parking spaces and 2 accessible parking spaces instead. However, a small portion of the front wall of the existing building is recessed by approximately 14 metres. As a result, 9 parking spaces that are located along the north landscape strip are technically considered to be in the front yard. The current front yard parking has existed since the previous building was constructed in 1988 without resulting in a negative impact on the streetscape and the proposed changes to that area do not increase parking space and are consistent with the current paved area. -83- Report MV 34/24 June 12, 2024 Page 4 Desirable for the Appropriate Development of the Land and Minor in Nature The variance to reduce the rear yard and south side yard facilitates a larger warehouse that better meets the needs of the building occupants. The reduced yards do not impact the operation of the neighbouring properties and the reduced landscaped areas will accommodate appropriate grading and on-site drainage. The variances to reduce the required parking ratios are appropriate for the site. The applicant has demonstrated through the submission of a Parking Justification Study that the propsoed parking supply of 56 spaces will be sufficient to accommodate the needs of the existing and expanded uses.. The variance to increase front yard parking is technical in nature and does not result in any new parking spaces within the front yard. Conclusion Staff is of the opinion that the requested variances maintain the intent and purpose of the Official Plan and Zoning By-law, are desirable for the appropriate development of land, and are minor in nature. Input From Other Sources Applicant • The proposed addition needs to maintain the existing truck loading and maneuvering areas on the north of the site while maintaining a size that justifies the warehouse expansion and therefore a reduction of the rear and south side yard are required. • The existing parking on the site exceeds what is needed for the current facility and the parking By-law requirement greatly overestimates the actual parking needs. The proposed warehouse addition will not generate many more employees or a need for any additional parking spaces. Engineering Services • No comments on the application. Building Services • No concerns with the application. Public Input • No written submissions were received from the public as of the date of writing this report. -84- Report MV 34/24 June 12, 2024 Page 5 Date of report: June 6, 2024 Comments prepared by: Original Signed By Original Signed By Liam Crawford Cody Morrison Planner II Principal Planner, Development Review LC:jc J:\Documents\Development\D-3700\2024\MV 22-24\7. Report\June 12 Hearing Report\MV 22-24 Report Deferral.doc Attachments -85- Jodrel R o a d McKay Road Sq u i r e s B e a c h R o a d Location MapFile:Applicant:Municipal Address: MV 34/24 Date: May. 15, 2024 Exhibit 1 ¯ E Jeflin Farms Ltd. 1125 Squires Beach Road SubjectLands L:\PLANNING\01-MapFiles\MV\2024\MV 34-24\MV34-24_LocationMap.mxd 1:4,000 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 -86- Ex h i b i t 2 Su b m i t t e d Si t e Pl a n Fi l e N o : MV 34 /2 4 Ap p l i c a n t : Je f l i n F a r m s Lt d . Mu n i c i p a l A d d r e s s : 11 2 5 S qu i r e s B e a c h R o a d FU L L S C A L E C O P I E S O F T H I S P L A N A R E A V A I L A B L E F O R V I E W I N G A T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T . Da t e : Ma y 2 7 , 2 0 2 4 to p e r m i t a m i n i m u m re a r y a r d o f 3. 2 5 me t r e s to p e r m i t a m i n i m u m si d e y a r d of 3 .0 me t r e s • to p e r m i t a m i n i m u m p a r k i n g r e q u i r e m e n t f o r a c o m m e r c i a l o f f i c e u s e to b e 5 sp a c e s p e r 2 23 sq u a r e m e t r e s o f g r o s s f l o o r a r e a • to p e r m i t a m i n i m u m p a r k i n g r e q u i r e m e n t f o r a n i n d u s t r i a l u s e t o b e 1 sp a c e p e r 1 3 6 sq u a r e m e t r e s g r o s s f l o o r a r e a Ex i s t i n g Co m m e r c i a l Of f i c e a n d In d u s t r i a l Bu i l d i n g (4, 2 7 3 m 2) Pr o p o s e d Ex p a n s i o n (2 , 04 4 m2) to p e r m i t fr o n t y a r d pa r k i n g t o b e l i m i t e d t o 31 pe r c e n t o f t h e t o t a l re q u i r e d p a r k i n g a r e a -87- Report to Committee of Adjustment Application Numbers: LD 078/2023, LD 08/24 to LD 10/24 & MV 35/24 to MV 37/24 Date: June 12, 2024 From: Cody Morrison Principal Planner, Development Review Subject: Committee of Adjustment Applications LD 078/2023, LD 08/24 to LD 10/24 & MV 35/24 to MV 37/24 F. Maida & S. Gleed 1754 & 1756 Appleview Road Applications Land Division LD 078/2023 The purpose of the application is to permit the severance of a 995.7 square metre residential parcel of land (Parts 5 and 6), retaining a 1,502.7 square metre residential parcel of land (Part 2) as outlined on Exhibit 3. LD 08/24 The purpose of the application is to permit the severance of a 322.7 square metre residential parcel of land (Part 5), retaining a 670.9 square metre residential parcel of land (Part 6), as outlined on Exhibit 4. LD 09/24 The purpose of the application is to permit the severance of a 946.9 square metre residential parcel of land (Parts 3 and 4), retaining a 1,429.0 square metre residential parcel of land (Part 1), as outlined on Exhibit 5. LD 10/24 The purpose of the application is to permit the severance of a 324.2 square metre residential parcel of land (Part 4), retaining a 670.9 square metre residential parcel of land (Part 3), as outlined on Exhibit 6. The above noted applications will facilitate the creation of three new residential lots (Part 6, Part 4 & 5 and Part 3) for detached dwellings, fronting onto the future extension of Goldenridge Road. Two lots (Part 1 & Part 2), each with an existing dwelling fronting Appleview Road, will be retained (refer to Exhibits 2, 3, 4, 5, 6 & 7). Parts 7 to 12 will be conveyed to the City of Pickering for the future extension and connection of Goldenridge Road. -88- Report LD 078/2023, LD 08/24 to LD 10/24 & MV 35/24 to MV 37/24 June 12, 2024 Page 2 Requested Variances The applicant requests relief from Zoning By-law 3036, as amended by By-laws 7874/21, and 7902/22, as it relates to the severed lots, to permit: MV 35/24 (Severed Parcel – Part 6) • a minimum lot frontage of 15.8 metres, whereas the By-law requires a minimum lot frontage of 18.0 metres; • a minimum north and side yard setback of 1.2 metres, whereas the By-law requires a minimum side yard setback of 1.8 metres; • a maximum lot coverage of 38 percent, whereas the By-law permits a maximum lot coverage of 33 percent; and • a maximum dwelling height of 10.5 metres, whereas the By-law permits a maximum dwelling height of 9 metres. MV 36/24 (Several Parcel – Parts 4 & 5) • a minimum lot frontage of 15.2 metres, whereas the By-law requires a minimum lot frontage of 18.0 metres; • a minimum north and side yard setback of 1.2 metres, whereas the By-law requires a minimum side yard setback of 1.8 metres; • a maximum lot coverage of 38 percent, whereas the By-law requires a maximum lot coverage of 33 percent; and • a maximum dwelling height of 10.5 metres, whereas the By-law permitss a maximum dwelling height of 9 metres. MV 37/24 (Severed Parcel – Part 3) • a minimum lot frontage of 15.8 metres, whereas the By-law requires a minimum lot frontage of 18.0 metres; • a minimum north and side yard setback of 1.2 metres, whereas the By-law requires a minimum side yard setback of 1.8 metres; • a maximum lot coverage of 38 percent, whereas the By-law premits a maximum lot coverage of 33 percent; and • a maximum dwelling height of 10.5 metres, whereas the By-law permits a maximum dwelling height of 9 metres. -89- Report LD 078/2023, LD 08/24 to LD 10/24 & MV 35/24 to MV 37/24 June 12, 2024 Page 3 Recommendations 1. Staff have reviewed Land Division Applications LD 078/23, LD 08/24, LD 09/24 and LD 10/24, with respect to Section 51(24) of the Planning Act criteria and recommend Approval, subject to the conditions outlined within Appendices I, II and III. 2. For your information, and based solely on the application and supporting documentation filed by the applicant, the City Development Department has reviewed Minor Variance Applications MV 35/24, MV 36/24 & MV 37/24 with respect to Section 45(1) of the Planning Act and considers the requested variances to permit minimum lot frontages of 15.0 metres, maximum lot coverages of 38 percent, and minimum side yard setbacks of 1.2 metres 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. However, Staff are of the opinion that the requested variances to permit a maximum dwelling height of 10.5 metres does not maintain the intent and purpose of the Zoning By-law, are not minor in nature and are not desirable for the appropriate development of the land, and therefore recommends Refusal of the requested variances. After considering all public and agency input, should the Committee find merit in these applications, the following conditions are recommended: i. That these variances apply only to the severed parcels (Parts 3 to 6 on the submitted Draft Reference Plan), as generally sited and outlined on the applicant’s submitted plan (refer to Exhibit 2). Background Land Division Application LD 078/2023 was initially heard by the Regional Land Division Committee on December 4, 2023. The application was tabled at the request of the applicant, to allow them to discuss the conditions of approval requested by the City and allow for the inclusion of the adjacent property, 1794 Appleview Road as part of the overall development proposal. Comments Consent Applications – LD 078/2023, LD 08/24, LD 09/24, and LD 10/24 Official Plan The subject lands are designated “Urban Residential Areas – Low Density” in the Pickering Official Plan, which permits residential uses at a density of up to and including 30 units per net hectare. The Dunbarton Neighbourhood Map, Map 17 identifies the future extension and connection of Goldenridge Road. The subject lands are located within an Established Neighbourhood Precinct and are subject to the Urban Design Guidelines for Infill and Replacement Housing in Established Neighbourhood Precincts and the Dunbarton Neighborhood Development and Design Guidelines. -90- Report LD 078/2023, LD 08/24 to LD 10/24 & MV 35/24 to MV 37/24 June 12, 2024 Page 4 The Urban Design Guidelines are intended to assist in reinforcing the sense of character of the proposed Established Neighbourhood Precinct by addressing the compatibility of new homes with adjacent, existing houses, as well as the streetscape. The applicant has reviewed and provided comment on the proposal using the Council adopted Urban Design Guidelines for Infill and Replacement Housing in Established Neighbourhood Precincts Checklist, which can be found as Appendix A to this report. The Dunbarton Neighbourhood Development and Design Guidelines encourage newly created lots to have minimum lot frontages of 15.0 metres. The proposed severances will facilitate a residential density of approximately 10.2 units per net hectare, which falls within the permitted density range of the “Low Density” designation. The proposal will provide for the extension and connection of Goldenridge Road, a municipal right-of-way. The severed and retained parcels will conform with the Development and Design Guidelines by maintaining a minimum lot frontage of 15.0 metres. Zoning By-law The subject lands are zoned “R3 – Detached Dwelling, Third Density Zone”, under Zoning By-law 3036, as amended by By-laws 7874/21 and 7902/22. R-Plan Part No. Zone Required Lot Area (m2) Proposed Lot Area (m2) Required Lot Frontage (m) Proposed Lot Frontage (m) Part 1 1,429.0 23.5 Part 2 1,502.7 23.5 Part 3 R3 550.0 670.9 18.0 15.8 Parts 4 & 5 645.4 15.2 Part 6 670.9 15.8 The proposed severed and retained lots comply with the minimum lot area requirements of the zoning by-law. However, the severed lots do not comply with the minimum lot frontage requirements. In order to facilitate the proposed severances, the applicant requests approval of Minor Variance Applications MV 35/24, MV 36/24 & MV 37/24 for the severed parcels. -91- Report LD 078/2023, LD 08/24 to LD 10/24 & MV 35/24 to MV 37/24 June 12, 2024 Page 5 Minor Variance Applications – MV 35/24, MV 36/24 and MV 37/24 Minimum Lot Frontage The applicant has requested a minimum lot frontage of 15.8 metres for Part 3 and Part 6 and a minimum lot frontage of 15.2 metres for Parts 4 & 5 (refer to Exhibit 7), whereas the By-law requires a minimum frontage of 18.0 metres. The intent of requiring a minimum lot frontage of 18.0 metres is to ensure a usable lot size that is compatible with the surrounding neighbourhood. The severed lots will maintain a minimum lot area that exceeds the minimum requirements of the zoning by-law. The proposed lots are consistent with the lotting pattern established along Goldenridge Road, which range between 15.0 to 35.0 metre frontages. As noted previously, the proposed lots fronting onto the future extension of Goldenridge Road will maintain the requirements established by the Dunbarton Neighbourhood Development Guidelines. The proposed reduction in lot frontage will not restrict the ability to site a future detached dwelling on the lots. Staff are of the opinion that the requested reduction in lot frontage maintains the general intent and purpose of the Official Plan and Zoning By-law. Minimum Side Yard Setbacks The applicant requests a minimum north and south side yard of 1.2 metres for both severed lots (Parts 3 to 6), whereas the By-law requires a minimum side yard of 1.8 metres on both sides. The intent of the minimum side yard provision is to ensure adequate buffer space between structures, appropriate building separation for access to yards and residential utility services, and to allow for maintenance. The Dunbarton Neighbourhood Development Guidelines state that new dwellings on an internal road are required to maintain minimum side yard setbacks that are consistent with recent subdivision standards (0.6 metres and 1.2 metres). The lands immediately to the north and west are an established residential subdivision with a site-specific zoning by-law that requires minimum side yard setbacks of 1.2 metres on one side and 0.6 metres on the other side. The proposed side yard setback of 1.2 metres on the north and south side yards are consistent with the established built form along Goldenridge Road, which is characterized by having side yard setbacks ranging between 0.6 of a metre to 3.0 metres. The proposed side yards will enable sufficient space for grading and drainage between dwellings on adjacent properties and provide access between the front and rear yards for maintenance. Staff are of the opinion that the requested reduction in the side yard setback from 1.8 metres to 1.2 metres maintains the general intent and purpose of the Official Plan and Zoning By-law. -92- Report LD 078/2023, LD 08/24 to LD 10/24 & MV 35/24 to MV 37/24 June 12, 2024 Page 6 Maximum Lot Coverage The applicant requests a maximum lot coverage of 38 percent for each severed lot (Parts 3 to 6), whereas the By-law permits a maximum lot coverage of 33 percent. The intent of the maximum lot coverage requirement is to maintain an appropriate amount of yard space (for landscaping and amenity areas) uncovered by buildings on a lot, and to accommodate grading and drainage. The proposed severed lots will have lot areas ranging between 645.0 square metres to 670.0 square metres, which will allow for a total lot coverage (inclusive of all buildings and covered structures) ranging between 245.0 square metres to 254.0 square metres. The future dwellings will be required to maintain a minimum front and rear yard setback of the zoning by-law, which will ensure adequate space is provided in the front and rear yards for soft landscaping and outdoor amenity areas. Engineering Services has advised that the proposed side yard setbacks of 1.2 metres will enable sufficient space for grading and drainage. Staff are of the opinion that the requested increase in lot coverage maintains the general intent and purpose of the Zoning By-law. Maximum Dwelling Height The applicant requests a maximum dwelling height of 10.5 metres for each severed lot (Parts 3 to 6), whereas the Infill By-law permits a maximum dwelling height of 9.0 metres. The intent of limiting the maximum building height to 9.0 metres, is to minimize the visual impact of new infill dwellings on the existing streetscape and to ensure new development is compatible with the established built form within the surrounding neighbourhood. In accordance with the Infill By-law, building height for a sloped roof is measured as the vertical distance between established grade and the mid-point of the roof. The proposed 2-storey dwellings will have a sloped roof design, which have a building height of 10.5 metres. The dwelling heights along Goldenridge Road vary significantly, with existing detached dwellings having heights ranging between 5.5 metres to 13.0 metres. The majority of the existing dwellings along Goldenridge Road are located on larger lots and were constructed prior to the adoption of the Infill By-law, which reduced the maximum building height from 18.0 metres to 9.0 metres. The proposed building heights of 10.5 metres are not in keeping with the established built form of the surrounding neighbourhood, including the existing subdivision to the north and west along Goldenridge Road and Rushton Road, where a maximum building height of 9.0 metres is permitted. Additionally, the Dunbarton Neighbourhood Development Guidelines, which were established to guide new development within the area, outline that a maximum building height of 9.0 metres shall be maintained. Staff are of the opinion that the requested increase in dwelling height does not maintain the general intent and purpose of the Infill By-law or the Dunbarton Neighbourhood Development Guidelines. -93- Report LD 078/2023, LD 08/24 to LD 10/24 & MV 35/24 to MV 37/24 June 12, 2024 Page 7 Desirable for the Appropriate Development of the Land and Minor in Nature The proposed severed lots will continue the lotting pattern established along Goldenridge Road and the subdivision immediately to the north and west. Despite the requested reduction to the minimum lot frontage requirement, the severed parcels will maintain the minimum lot area requirements of the zoning by-law, providing sufficient space to accommodate a detached dwelling. The requested variance to reduce the minimum lot frontage will enable three new lots fronting onto the future extension of a public road, which is desirable for the appropriate development of the land and minor in nature. The proposed dwellings will be required to comply with all the provisions of the Infill By-law 7874/21, including maximum dwelling depth and minimum and maximum front yard setbacks. The requested variances to reduce the minimum required side yard setbacks and increase the maximum lot coverage represent a modest deviation from the by-law, and are consistent with the zoning requirements for the established subdivision immediately to the north and west. The requested variances reflect modern performance standards for the lot sizes proposed and are considered desirable for the appropriate development of the land and minor in nature. The established residential subdivision immediately to the west and north, which was approved in 2001, consists primarily of two-storey detached dwellings and is subject to a site-specific zoning by-law that limits dwelling height to 9.0 metres. Adjacent dwellings on Goldenridge Road were constructed prior to the City enacting the Infill By-law and exceed a height of 9.0 metres, however, they are located on larger lots with robust setbacks. The proposed dwelling height of 10.5 metres exceeds the maximum building height established for the surrounding area by the Dunbarton Neighbourhood Development Guidelines and site-specific zoning by-laws for the adjacent subdivision. The requested variances will result in future dwellings that are of a mass and scale that are not consistent with the character of the surrounding area. As such, staff are of the opinion that the requested variances pertaining to dwelling height are not desirable for the appropriate development of the land and are not minor in nature. Input From Other Sources Building Services • No concerns from Building Services, Building Permit is required prior construction. Fire Services • No comments on the applications. Engineering Services • No comments on MV 35/24 to MV 37/24. • Conditions of approval are attached hereto as Appendix II. Region of Durham • Conditions of approval are attached hereto as Appendix III. -94- Report LD 078/2023, LD 08/24 to LD 10/24 & MV 35/24 to MV 37/24 June 12, 2024 Page 8 Date of report: June 6, 2024 Comments prepared by: KY:jc J:\Documents\Development\D-3500 Consents, Severances (LD Applications)\2024\LD 02-24 to LD 04-24\8. Report\Report LD 02-24 to LD 04-24.doc Attachments Original Signed By Original Signed By Kerry Yelk Cody Morrison Planner I Principal Planner, Development Review -95- Fa i r p o r t R o a d R a m bleberry A v e n u e Sheppard Avenue Goldenridge Road Spartan Court Dunbarton Road Rushton Road Kingston Road Welrus Street Sp r u c e H i l l R o a d Wingarden Crescent Ke l v i n w a y L a n e Appleview Ro ad Highway 401 Me r rit t o n R o ad DalewoodRavine DalewoodRavine Location MapFile:Applicant:Municipal Address: LD 078/2023, LD 08/24 to LD 10/24 & MV 35/24 to MV 37/24 Date: May. 16, 2024 ¯ E S. Gleed & F. Maida 1754 & 1756 Appleview Road SubjectLands L:\PLANNING\01-MapFiles\LD\2024\LD078-2023, LD 0824 to LD 1124 & MV 3524 to MV 3724\LD 00000-2023_LocationMap.mxd 1:4,000 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 -96- Ex h i b i t 2 Su b m i t t e d Dr a f t R e f e r e n c e Pl a n Fi l e N o : LD 078 / 2 0 2 3 & LD 0 8 / 2 4 t o L D 1 0 / 2 4 Ap p l i c a n t : S. G l e e d & F . M a i d a Mu n i c i p a l A d d r e s s : 17 5 4 & 1 7 5 6 A p p l e v i e w R o a d Co n t a c t T h e C i t y o f P i c k e r i n g C i t y D e v e l o p m e n t D e p a r t m e n t f o r D i g i t a l C o p i e s o f t h i s P l a n . Da t e : Ma y 1 1 , 2 0 2 4 17 5 6 Ap p l e v i e w R o a d Fu t u r e Go l d e n r i d g e Ro a d E x t e n s i o n 17 5 6 A p p l e v i e w R o a d LD 0 7 8 / 2 0 2 3 & L D 0 8 / 2 4 17 5 4 Ap p l e v i e w R o a d LD 09 / 2 4 & L D 10 /2 4 -97- Ex h i b i t 3 Su b m i t t e d P l a n Fi l e N o : LD 078 / 2 0 2 3 Ap p l i c a n t : F. M a i d a Mu n i c i p a l A d d r e s s : 17 5 6 A p p l e v i e w R o a d Co n t a c t T h e C i t y o f P i c k e r i n g C i t y D e v e l o p m e n t D e p a r t m e n t f o r D i g i t a l C o p i e s o f t h i s P l a n . Da t e : Ma y 1 1 , 2 0 2 4 Re t a i n e d P a r c e l ( P a r t 2) 1, 5 0 2 . 7 sq u a r e m e t r e s Fu t u r e Go l d e n r i d g e Ro a d Ex t e n s i o n (P a r t s 7- 12 ) Se v e r e d P a r c e l ( P a r t s 5 & 6) 99 5 . 7 sq u a r e m e t r e s LD 07 8 /2 02 3 -98- Ex h i b i t 4   Su b m i t t e d P l a n Fi l e N o : L D 0 8 / 2 4 Ap p l i c a n t : F . M a i d a Mu n i c i p a l A d d r e s s : 1 7 5 6 A p p l e v i e w R o a d Co n t a c t T h e C i t y o f P i c k e r i n g C i t y D e v e l o p m e n t D e p a r t m e n t f o r D i g i t a l C o p i e s o f t h i s P l a n . Da t e : M a y 2 2 , 2 0 2 4   Re t a i n e d P a r c e l ( P a r t 6 ) 67 0 . 9 s q u a r e m e t r e s Fu t u r e Go l d e n r i d g e Ro a d Ex t e n s i o n (P a r t s 7 - 1 2 ) Se v e r e d P a r c e l ( P a r t 5 ) 32 2 . 7 6 s qua r e m e t r e s LD 0 8 / 2 4 -99- Ex h i b i t 5 Su b m i t t e d P l a n Fi l e N o : LD 09 /2 4 Ap p l i c a n t : S. G l e e d Mu n i c i p a l A d d r e s s : 17 5 4 Ap p l e v i e w R o a d Co n t a c t T h e C i t y o f P i c k e r i n g C i t y D e v e l o p m e n t D e p a r t m e n t f o r D i g i t a l C o p i e s o f t h i s P l a n . Da t e : Ma y 1 1 , 2 0 2 4 Re t a i n e d P a r c e l ( P a r t 1) 1, 4 2 9 . 0 sq u a r e m e t r e s Fu t u r e Go l d e n r i d g e Ro a d Ex t e n s i o n (P a r t s 7- 12 ) Se v e r e d P a r c e l ( P a r t s 3 & 4 ) 94 6 . 9 sq u a r e m e t r e s LD 09 /2 4 -100- Ex h i b i t 6   Su b m i t t e d P l a n Fi l e N o : L D 1 0 / 2 4 Ap p l i c a n t : S . G l e e d Mu n i c i p a l A d d r e s s : 1 7 5 4 A p p l e v i e w R o a d Co n t a c t T h e C i t y o f P i c k e r i n g C i t y D e v e l o p m e n t D e p a r t m e n t f o r D i g i t a l C o p i e s o f t h i s P l a n . Da t e : M a y 2 2 , 2 0 2 4   Re t a i n e d P a r c e l ( P a r t 3 ) 67 0 . 9 s q u a r e m e t r e s Fu t u r e Go l d e n r i d g e Ro a d Ex t e n s i o n (P a r t s 7 - 1 2 ) Se v e r e d P a r c e l ( P a r t 4 ) 32 4 . 2 6 s q u a r e m e t r e s LD 1 0 / 2 4 -101- Ex h i b i t 7 Su b m i t t e d P l a n – Fi n a l Pa r c e l L a y o u t Fi l e N o : LD 078 / 2 0 2 3 , LD 0 8 / 2 4 t o L D 1 0 / 2 4 Ap p l i c a n t : F. M a i d a & S . G l e e d Mu n i c i p a l A d d r e s s : 17 5 4 & 1 7 5 6 A p p l e v i e w R o a d Co n t a c t T h e C i t y o f P i c k e r i n g C i t y D e v e l o p m e n t D e p a r t m e n t f o r D i g i t a l C o p i e s o f t h i s P l a n . Da t e : Ma y 1 1 , 2 0 2 4 Pa r t 2 – Re t a i n e d P a r c e l – 1, 5 0 2 . 7 m 2 Fu t u r e Go l d e n r i d g e Ro a d Ex t e n s i o n (P a r t s 7- 12 ) Pa r t 1 - Re t a i n e d P a r c e l – 1, 4 2 9 . 0 m 2 Pa r t 3 – Se v e r e d P a r c e l – 67 0 . 9 m 2 Pa r t 6 – Se v e r e d P a r c e l – 67 0 .9 m2 Pa r t 4 & 5 – Se v e r e d P a r c e l – 64 5 . 4 m 2 -102- Ex h i b i t 8 Su b m i t t e d Pl a n Fi l e N o : MV 3 5 / 2 4 Ap p l i c a n t : F. M a i d a Mu n i c i p a l A d d r e s s : 17 5 6 A p p l e v i e w R o a d Co n t a c t T h e C i t y o f P i c k e r i n g C i t y D e v e l o p m e n t D e p a r t m e n t f o r D i g i t a l C o p i e s o f t h i s P l a n . Da t e : Ma y 27 , 2 0 2 4 MV 3 5 / 2 4 – Pa r t 6 MV 3 7/2 4 – Pa r t 3 MV 3 6/2 4 – Pa r t s 4 & 5 to p e r m i t a ma x i m u m l o t c o v e r a g e of 3 8 p e r c e n t to p e r m i t a m i n i m u m f r o n t a g e o f 15 . 8 me t r e s to p e r m i t a m i n i m u m n o r t h a n d sou t h s i d e y a r d o f 1 . 2 m e t r e s to p e r m i t a m a x i m u m d w e l l i n g he i g h t o f 1 0. 5 me t r e s Appleview Road -103- Ex h i b i t 9 Su b m i t t e d Pl a n Fi l e N o : MV 3 6/2 4 Ap p l i c a n t : F. M a i d a & S . G l e e d Mu n i c i p a l A d d r e s s : 17 5 4 & 1 7 5 6 A p p l e v i e w R o a d Co n t a c t T h e C i t y o f P i c k e r i n g C i t y D e v e l o p m e n t D e p a r t m e n t f o r D i g i t a l C o p i e s o f t h i s P l a n . Da t e : Ma y 1 1 , 2 0 2 4 MV 3 5 / 2 4 – Pa r t 6 MV 3 7/2 4 – Pa r t 3 MV 3 6/2 4 – Pa r t s 4 & 5 to p e r m i t a ma x i m u m l o t c o v e r a g e of 3 8 p e r c e n t to p e r m i t a m i n i m u m f r o n t a g e o f 15 . 2 me t r e s to p e r m i t a m i n i m u m n o r t h a n d sou t h s i d e y a r d o f 1 . 2 m e t r e s to p e r m i t a m a x i m u m d w e l l i n g he i g h t o f 1 0. 5 me t r e s Appleview Road -104- Ex h i b i t 10 Su b m i t t e d Pl a n Fi l e N o : MV 3 7/2 4 Ap p l i c a n t : S. G l e e d Mu n i c i p a l A d d r e s s : 17 5 4 Ap p l e v i e w R o a d Co n t a c t T h e C i t y o f P i c k e r i n g C i t y D e v e l o p m e n t D e p a r t m e n t f o r D i g i t a l C o p i e s o f t h i s P l a n . Da t e : Ma y 27 , 2 0 2 4 MV 3 5 / 2 4 – Pa r t 6 MV 3 7/2 4 – Pa r t 3 MV 3 6/2 4 – Pa r t s 4 & 5 to p e r m i t a ma x i m u m l o t c o v e r a g e of 3 8 p e r c e n t to p e r m i t a m i n i m u m f r o n t a g e o f 15 . 8 me t r e s to p e r m i t a m i n i m u m n o r t h a n d sou t h s i d e y a r d o f 1 . 2 m e t r e s to p e r m i t a m a x i m u m d w e l l i n g he i g h t o f 1 0. 5 me t r e s Appleview Road -105- Ex h i b i t 11 Su b m i t t e d Fr o n t E l e v a t i o n Pl a n Fi l e N o : MV 35 / 2 4 t o 37/2 4 Ap p l i c a n t : F. M a i d a & S. G l e e d Mu n i c i p a l A d d r e s s : 17 5 4 & 1 7 5 6 Ap p l e v i e w R o a d Co n t a c t T h e C i t y o f P i c k e r i n g C i t y D e v e l o p m e n t D e p a r t m e n t f o r D i g i t a l C o p i e s o f t h i s P l a n . Da t e : Ma y 27 , 2 0 2 4 -106- Urban City of Pickering Established A 1 Appendix A Urban Design Guideline Checklist City of Pickering Established Neighbourhood Precincts Urban Design Checklist Please note, if you mark “no” below please provide your rational in the adjacent “Comments” section either supporting, or not supporting the proposal. Yes No Comments x 1. Is the proposed dwelling height and roof pitch similar/compatible with the surrounding dwellings? (see Section 2.1: Guideline 1) The proposed dwellings are two stories in height, which is compatible with surrounding dwellings in the neighbourhood. Although they will be taller by measurement according to definition, the architectural details and slope of the roof will minimize any perceived visual impacts.” x 2. If the proposed new dwelling is significantly taller than an existing adjacent house, does the roof of the proposed new dwelling slope away from the existing adjacent house? (see Section 2.1: Guideline 2) x 3. Is the maximum elevation of the Front Entrance 1.2 metres, or less, above grade? (see Section 2.2: Guideline 1) Conceptual elevation drawings indicate that the proposed dwellings will have a maximum elevation less than 1.2 metres. x 4. Is the main entrance visible from the street? (see Section 2.2: Guideline 2) x 5. Are the stairs to the main entrance designed as an integral component of the front façade? (Section 2.2: Guideline 7) x 6. Does the design of the front entrance reduce the visual dominance of the garage and driveway? (see Section 2.2: Guideline 9) -107- Appendix A Urban Design Checklist Cont’d Urban City of Pickering Established A 2 Yes No Comments x 7. Does the proposed dwelling have a similar Dwelling Depth to the adjacent dwellings along the street? (see Section 2.3: Guideline 2) x 8. Does the proposed dwelling have a similar Side Yard Setback to the adjacent dwellings along the street? (see Figure 15) x 9. Has shadow on adjacent dwellings been mitigated with greater Side Yard Setbacks? (Section 3.1: Guideline 2) The proposed reduction in side yards would produce negligible shadow impacts, if any. No impact is expected on any rear yard or amenity spaces on the adjacent properties. 10. Is the garage flush or recessed from the main front wall? (see Section 3.2: Guideline 5) The conceptual drawings indicate the garage will be flush with the main front wall. 11. Is the proposed driveway width the same as the permitted garage width? (see Section 3.3: Guideline 1) The conceptual drawings indicate the driveway will be the same width as the garage. 12. Does the plan preserve existing trees? (see Section 4.1: Guideline 1) This will be addressed through the requirement of a Tree Inventory and Protection Plan. -108- Appendix I June 6, 2024 Recommended Conditions of Approval for Land Division Applications LD 078/2023, LD 08/24, LD 09/24 and LD 10/24 The City Development Department has reviewed the above application and provides the following conditions, to be fulfilled by the applicant/owner: 1.Submit one copy of a Draft Reference Plan to the satisfaction of the City ofPickering, prior to depositing the plan with the Land Registry Office, that confirms the dimensions of the proposed retained and severed parcels, and that a survey be submitted showing the location of any buildings and structures located thereon. 2.Submit one copy of a Deposited Reference Plan, to the satisfaction of the City ofPickering, upon completion of Condition 1 above. 3.Ensure that any zoning non-compliances identified through Condition 1 above, resulting from the proposed severance, be brought into compliance. 4.Provide a certified cheque, made payable to the City of Pickering for cash-in lieu ofparkland for each newly created lots. The parkland fee shall be in accordance withthe City’s General Municipal Fees By-law in effect at the date of such payment(the current amount is $7,635.00 per each newly created lot (total of three lots). 5.Coordinate with the City of Pickering, City Development Department to assign an appropriate municipal address for the severed parcels. 6.Provide a Solicitors Undertaking to the City indicating that the applications will becompleted in sequential order. 7.Provide a Solicitor’s Undertaking to the City indicating that: a)The severed parcel being created through LD 10/24 will be conveyed and transferred in the same name as the owner of the abutting severed parcel tothe north created through LD 08/24, municipally known as 1756 Appleview Road(Part 5 on the Draft Reference Plan); b)The parcels will be consolidated on title (Application Consolidation Parcels) immediately following the registration of the transfer; and c)The City will be provided with a copy of the registered transfer and theApplication Consolidation Parcels within 30 days following their registration Upon fulfillment of these conditions the applicant must submit a cheque payable to the City of Pickering in the amount of $1,110.00 for the stamping of the deed package, to be prepared and submitted by a lawyer. -109- Memo To: Kerry Yelk June 3, 2024 Planner I From: Paal Helgesen Division Head, Water Resources & Development Services Copy: Manager, Zoning & Administration Supervisor, Development Approvals Subject: Land Division Application LD 078/2023 & LD 08/2024 to LD 10/2024 -F. Maida & S. Gleed-1754 & 1756 Appleview Road File: D-4400 Water Resources & Development Services has reviewed the above application and provide the following conditions: 1.We have reviewed the draft reference (40R) plan and provide the following comments: a.Remove the note “Not A Public Road” and “Future Goldenridge Road” on Part 8 and 12. 2.As a condition of severance, the applicant must submit a written letter to the City requestingthat the reserves on Goldenridge Road, being Part 22, Plan 40R-23842, be dedicated aspublic highway, and submit the required fees associated with lifting the reserve. 3.As a condition of severance, 0.30m reserves are required across the frontage of Parts 3 to 6 on Goldenridge Road, and Lot 9, Plan 40M-2312 now 40R-27603 Part 4. The reservesare to be shown on the 40R Plan. These parts correspond with Part 23 to Part 26 of Plan40R-23842. 4.The applicant will be required to provide an Engineering Review Fee of $1,700.00 for the three proposed lots, and a fee of $2,265.00 for the clearance of Water Resources & Development Services conditions. A cheque, payable to the City of Pickering, in theamount of $3,965.00 will be required. 5.As a condition of severance, the applicant must pay to the City $480.40 ($2,475.00/hectare) for their Stormwater Maintenance Fee. 6.The applicant will be required to provide cash-in-lieu payment to the City for the qualitycontrol. The fee is based on $52,530.00 per impervious hectare and will be determinedonce the impervious area is calculated from the Stormwater Management DesignBrief/Letter. Appendix II -110- June 3, 2024 Page 2 of 3 Land Division Application LD 078/2023 & LD 08/2024 to LD 10/2024 7. The applicant will be required to provide cost recoveries in the amount of $7547.64 to 1441483 Ontario limited for the storm sewer oversizing on Goldenridge Road. 8. A preliminary grading and drainage plan will be required as a condition of severance. It must contain sufficient information regarding existing and proposed grades such that it can be adequately determined that development of this property will not adversely affect adjacent properties. The plan must illustrate Low Impact Development Stormwater Management Measures for the proposed lots, including, but not limited to, amended topsoil, permeable pavers on the driveway, infiltration galleries, and rain gardens. The plan should indicate existing vegetation/trees within and adjacent to the property that may be affected. The plan should indicate the proposed driveway locations and existing utilities within the boulevard. Relocation of utilities will be the applicant’s responsibility. 9. The City requires a stormwater management brief to be submitted for review. The brief shall address the following design criteria: • The 5-year post-development flow from the proposed development shall not exceed the pre-development levels. The runoff in excess of the 5-year pre-development level must be retained on the site through implementation of low impact development (LID) measures, such as soakaway pits/infiltration trenches (see attachment), pervious surface etc. The 5-year pre-development flow should be determined using runoff coefficient of 0.2 and ‘old’ IDF parameters (A=2464, B=16, C=1). All LID measures must be designed in accordance with the Low Impact Development Stormwater Management Planning and Design Guide (CVC, TRCA, 2010). Sizing calculations and design information for all proposed LIDs must be provided in the Stormwater Management Design Brief/Letter signed and sealed by a Professional. Locations and details of the proposed measures must be shown on the Site Servicing/Grading Plan. • All proposed LID measures must be located solely on private property and must be owned and maintained by the property owner. All necessary information regarding the function and maintenance of LID must be included in the purchase agreements. Section 119 Restrictive Covenant is to be registered on title prohibiting the alteration or removal of the LID measures. • A minimum 450mm depth of amended soils shall be specified for all grassed areas such as back yards, front yards, and side yards. Add appropriate notes on the Site Grading Plan. • Foundation/sump pump discharge to the surface or LIDs. • P-1020 is attached for your reference for a typical detail for a private soakway pit. 10. Additional plans will also need to indicate the road works, proposed sanitary and storm sewers, watermain, proposed service connections to each new lot (storm, sanitary, and water) and indicate road restoration details for Goldenridge Road, sidewalk, proposed driveway locations, existing utilities, and trees within the boulevards and any additional information that is deemed necessary. -111- June 3, 2024 Page 3 of 3 Land Division Application LD 078/2023 & LD 08/2024 to LD 10/2024 11. The applicant will be required to enter into a Road Servicing Agreement with the City to address the development of the lands, including but not limited to the following: the construction of road works, storm sewer, and storm services related to the extension of Goldenridge Road, including streetlighting, driveway access/aprons, tree planting/preservation, utilities, fencing, lot grading, and drainage, future cost recovery, easements, securities, insurance, stormwater maintenance fee, review fees (over and above the fees noted in condition 4 and 5), inspection fees, road degradation fees, conveyance and dedication of the road and associated fees. 12. A Geotechnical Report is required. 13. Completion of road works, servicing, and dedication of the road is required prior to issuance of building permits on the proposed lots. 14. A pre-condition survey of the adjacent buildings will be required due to their proximity and the anticipated disturbance related to the installation of services. 15. A Tree Inventory and Protection/Removal Plan, prepared by a certified Arborist is required. Indicate all trees on the subject properties and the ones on adjacent lands within 3 metres of the site that may be impacted by the proposed construction. Provide a tree protection plan, indicating all trees to be protected and/or removed and indicate the location of tree protection hoarding. This information should address matters such as existing tree species, diameter, health, protection/removal strategies, and a proposed replanting plan. Compensation for loss of tree canopy will be required as per the City’s Tree Compensation Policy (https://www.pickering.ca/en/city-hall/resources/tree-inventory-preservation-removal-compensation-requirements.pdf) and is over and above any required boulevard tree as per the Boulevard Tree Planting Program. Compensation can be made through on-site replanting and/or cash-in-lieu as per the current Development Services Fee Schedule. 16. Planting of one boulevard tree is required for each new lot being created. Where the planting of a boulevard tree is not possible, cash-in-lieu is to be provided as per the current Development Services Fee Schedule. PH:tj Attachment P-1020 Typical Res. Roof Water Inf Trench 2024 Delveopment Services Fee Schedule -112- -113- User Fee or Charge 2023 Fee (Excluding HST) 2024 Proposed Fee (Excluding HST) HST Applicable (Y/N) 2024 Fee Effective Date Miscellaneous Charges $50.00 per metre or part thereof with a minimum charge of $335.00 $52.50 per metre or part thereof with a minimum charge of $352.00 Y Curb Infill $190.00/m $196.00/m Y January 1, 2024 Sidewalk Repair $180.00/m2 $185.00/m2 Y January 1, 2024Municipal Consent Fee $460.00/street $475.00/street N January 1, 2024Stormwater Maintenance Fee $2,400.00/hectare $2,475.00/hectare N January 1, 2024 Cash-in-lieu of water quality treatment $51,000.00/imp.ha $52,530.00/imp.ha N January 1, 2024Newspaper Box Pad Permit Application $55.00/box $56.65/box N January 1, 2024 Newspaper Box Installation $260.00 - $510.00 $260.00 - $510.00 N No IncreaseNewspaper Box Annual Maintenance $20.00/box $20.60/box N January 1, 2024Road Cleaning Contract cost + 10% admin fee Contract cost + 10% admin fee Y No Increase Tree Removal Compensation 1 $575.00/tree to a max of $3,450.00/dwelling unit and $8,500.00/1000 m2 or any part thereof for industrial and commercial developments $600.00/tree to a max of $3,600.00/dwelling unit and $8,750.00/1000 m2 or any part thereof for industrial and commercial developments N January 1, 2024 Pool Enclosure Permit $360.00 $370.80 N January 1, 2024 Lot Grading Review Residential Lot Grading Review Fee $80.00/unit $83.00/unit N January 1, 2024 Infill Building Permit New Construction and/or Foundation Modification (any part thereof) $775.00 $800.00 N January 1, 2024 Addition to existing structure $80.00 $83.00 N January 1, 2024 Damage Deposits Pool $1,000.00 $1,000.00 N No IncreaseWater/Sewer Connection $1,000.00 $1,000.00 N No IncreaseResidential Building Permit-Rural up to $4,500.00 up to $4,500.00 N No Increase Residential Building Permit-Urban up to $5,000.00 up to $5,000.00 N No IncreaseCommercial Building $5,000.00 - 10,000.00 $5,000.00 - 10,000.00 N No Increase Fill/Topsoil Permit One Year Permit $1,100.00 + $1,100.00/hectare to a total maximum fee of $5,500 $1,150.00 + $1,150.00/hectare to a total maximum fee of $5,750.00 N January 1, 2024 One Year Extension $1,100.00 $1,150.00 N January 1, 2024Penalty & Investigation Fee $5,500.00 $5,750.00 N January 1, 2024 Erosion & Sediment Control Security 100% of estimated cost of Erosion & Sediment Control Measures 100% of estimated cost of Erosion & Sediment Control Measures N No Increase Road Damage SecurityPaved Road $5,000.00/km $5,000.00/km N No Increase Surface Treat/Gravel Road $10,000.00/km $10,000.00/km N No Increase Subdivision/Development /Road Servicing Agreements Engineering Review Based on total cost of Municipal Works 4 Based on total cost of Municipal Works 4 Engineering Review Fee 2 Detailed Design Package 1.25% with a minimum of $5,500.00 1.25% with a minimum of $5,665.00 N January 1, 2024 Surcharge for 4th Submission of Detailed Design Package (payable at submission) 3 33.3% of total Engineering Design Review Fee with a minimum of $2,700.00 33.3% of total Engineering Design Review Fee with a minimum of $2,780.00 N January 1, 2024 Additional surcharge for Submission of each Detailed Design Package after 4th Submission (payable at submission) 3 20% of total Engineering Design Review Fee with a minimum of $2,700.00 20% of total Engineering Design Review Fee with a minimum of $2,780.00 N January 1, 2024 Inspection Based on total cost of Municipal Works4 Based on total cost of Municipal Works 4 Development Services Curb Cut – new development not assumed by municipality, infill building permit or industrial/commercial development January 1, 2024 29 -114- User Fee or Charge 2023 Fee (Excluding HST) 2024 Proposed Fee (Excluding HST) HST Applicable (Y/N) 2024 Fee Effective Date Development Services <$250,000 8% with a minimum of $5,500 8% with a minimum of $5,665.00 N January 1, 2024$250,000 - 500,000 6.00%6.00%N No Increase$500,000 - $1.5 million 4.50%4.50%N No Increase $1.5 million - $5.0 million 3.75%3.75%N No Increase > $5 million 3.50%3.50%N No Increase Site Plans Engineering Review Engineering Review Fee 2 Detailed Design Package Development Site Area <= 1,000 m ², fixed fee of $1,100.00 Development Site Area <= 1,000 m ², fixed fee of $1,150.00 N January 1, 2024 Development Site Area 1,001 m ² to 3000 m ² fixed fee of $3,300.00 Development Site Area 1,001 m ² to 3000 m ² fixed fee of $3,400.00 N January 1, 2024 Development Site Area > 3,001 m ² based on the sliding scale of total cost of Civil Works 5 noted below Development Site Area > 3,001 m ² based on the sliding scale of total cost of Civil Works 5 noted below N No Increase <$250,000 8% with a minimum of $5,500.00 8% with a minimum of $5,665.00 N January 1, 2024$250,000 - $500,000 6.00%6.00%N No Increase $500,000 - $1.5 million 4.50%4.50%N No Increase$1.5 million - $5.0 million 3.75%3.75%N No Increase> $5 million 3.50%3.50%N No Increase Surcharge for submission of each Detailed Design Package after 3rd submission (payable at submission) 3 $2,700.00 $2,780.00 N January 1, 2024 Inspection Based on total cost of Civil Works 5 Inspection Fees Development Site Area <= 1,000 m², fixed fee of $1,100.00 Development Site Area <= 1,000 m², fixed fee of $1,150.00 N January 1, 2024 Development Site Area 1,001 m² to 3000 m² fixed fee of $3,300.00 Development Site Area 1,001 m² to 3000 m² fixed fee of $3,400.00 N January 1, 2024 Development Site Area > 3,001 m² based on the sliding scale of total cost of Civil Works 5 noted below Development Site Area > 3,001 m² based on the sliding scale of total cost of Civil Works 5 noted below N No Increase <$250,000 8% with a minimum of $5,500.00 8% with a minimum of $5,665.00 N January 1, 2024 $250,000 - $500,000 6.00%6.00%N No Increase$500,000 - $1.5 million 4.50%4.50%N No Increase $1.5 million - $5.0 million 3.75%3.75%N No Increase> $5 million 3.50%3.50%N No IncreaseSurcharge for more than two inspections required due to unaddressed deficiencies identified during earlier inspections (payable at inspection) $840.00 per inspection $865.00 per inspection N January 1, 2024 Land Division Engineering Review up to 4 proposed lots $1,650.00 $1,700.00 N January 1, 2024 >4 proposed lots if not completed as a Draft Plan of Subdivision $2,750.00 $2,835.00 N January 1, 2024 Clearance of Conditionsup to 4 proposed lots $2,200.00 $2,265.00 N January 1, 2024 >4 proposed lots if not completed as a Draft Plan of Subdivision $5,500.00 $5,665.00 N January 1, 2024 Other Fees Re-circulation of Drawings due to revisions by Owner (payable at re-circulation) $2,700.00 $2,780.00 N January 1, 2024 Engineering Studies 6 (payable at submission of study) New Study 6 $7,800.00 $8,035.00 N January 1, 2024 New Study 7 $4,000.00 $4,120.00 N January 1, 2024 Update or amendment to existing study $2,600.00 per Study $2,680.00 per Study N January 1, 2024 30-115- User Fee or Charge 2023 Fee (Excluding HST) 2024 Proposed Fee (Excluding HST) HST Applicable (Y/N) 2024 Fee Effective Date Development Services Peer Reviews 8 Full recovery of City costs + 10% Admin. Fee Full recovery of City costs + 10% Admin. Fee Y No Increase Miscellaneous submissions not identified under a fee category as determined by the Director, Engineering Services or designate greater of percentage fee (based on total cost of Civil Works) 6.6% or estimated hourly rate $130/hr min of 4 hours greater of percentage fee (based on total cost of Civil Works) 6.6% or estimated hourly rate $134/hr min of 4 hours N January 1, 2024 Footnotes 5. Civil Works are defined as all privately owned Civil Works, excluding sanitary and water distribution works.6. Review and approval of large scale 8. Applicant is responsible for the City's full costs of undertaking the peer review of any study, report, drawing submitted in support of the design. This would include, but is not limited to hydrogeological, geotechnical & Slope stability, fluvial geomorphology, soils etc. 1. Tree Removal Compensation to be calculated in accordance with the City of Pickering Tree Inventory, Preservation and Removal Compensation requirements, approved by Council January 15, 2018, Resolution # 387/18.2. 75% of the Engineering Review Fee payable at 2nd Submission, with the resulting 25% payable at signature of subdivision/site plan agreement.3. Above noted surcharges shall be discounted by 50% should less than half of the total plans/reports require revisions at the discretion of the Director, Engineering Services or designate. 4. Municipal Works are defined as all future owned Municipal Works, excluding sanitary and water distribution works. 7. Review and approval of small to medium scale studies 31-116- User Fee or Charge 2023 Fee (Excluding HST) 2024 Proposed Fee (Excluding HST) HST Applicable (Y/N) 2024 Fee Effective Date Road Occupancy Permits $160.00 $165.00 N January 1, 2024 Road Occupancy Permits - Street Party $133.00 $137.00 N January 1, 2024 Road Cut Degradation Fee $40.80/m² of pavement cut $42.00/m² of pavement cut Y January 1, 2024 Driveway Entrance 9 metres x 400 millimetres (for ditched roads) $2,626.50 $2,705.00 Y January 1, 2024 $2,626.50 $2,705.00 Plus $275.40 per metre in excess of 9 metres Plus $76.50 per coupler when required Plus $284.00 per metre in excess of 9 metres Plus $79.00 per coupler when required $275.40 per metre $284.00 per metre Plus $71.00 per couplerMin Charge $345.00 Plus $74.00 per couplerMin Charge $355.00 Driveway Entrance, culvert diameter exceeds 400mm Contract Cost (time & material)Contract Cost (time & material)Y No Increase New rural driveway entrance (No Culvert required) $1,071.00 $1,103.00 Y January 1, 2024 Commemorative Tree and Plaque $1,000.00 $1,030.00 N January 1, 2024 Commemorative Bench and Plaque $2,700.00 $2,781.00 N January 1, 2024 Commemorative Plaque - Pet Memorial Program $100.00 per pet $103.00 per pet N January 1, 2024 Commemorative Plaque Replacement $650.00 $670.00 N January 1, 2024 Seniors and Persons With Disabilities Snow Removal Program for Residential Property Owners. Single/Family Income Level (CRA - Notice of Assessment for 2022 Income). See below See below For those individuals receiving GIS/ GAINS*, the fee for the Seniors and Persons With Disabilities Snow Removal Program will be $0.00 Net Income <$86,912 $106.20 $110.00 Y January 1, 2024 Net Income >$86,913 and <$142,609 $154.87 $160.00 Y January 1, 2024 Net Income >$142,610 and <$199,900 $200.00 $206.00 Y January 1, 2024 Net Income >$199,900 Not Eligible Not Eligible Road Occupancy Damage Deposit Smaller Commercial Project or Repetitive Utility Program (less than 1 month duration) $5,100.00 Security or Letter of Credit (1 month refundable) $5,100.00 Security or Letter of Credit (1 month refundable) N No Increase Larger Commercial Project or Repetitive Utility Program (less than 12 months duration) $10,200.00 Security or Letter of Credit (12 months refundable) $10,200.00 Security or Letter of Credit (12 months refundable) N No Increase Operations Driveway Entrance 9 metres to 15 metres (for ditched roads) Y Driveway Entrance extension of existing culvert Y January 1, 2024 January 1, 2024 41-117- Operations HST 2023 Fee 2024 Proposed Fee 2024 Fee User Fee or Charge Applicable (Excluding HST) (Excluding HST)Effective Date(Y/N) Electric Vehicle Charging Level 2 $1.40/hr or part thereof $1.45/hr or part thereof N January 1, 2024 Level 3 $18/hr or part thereof $19/hr or part thereof N January 1, 2024 * Guaranteed Annual Income System 42 -118- If you require this information in an accessible format, please contact Planning Reception or call 1-800- 372-1102 extension 2548. The Regional Municipality of Durham Planning and Economic Development Department 605 Rossland Rd. E. Level 4 PO Box 623 Whitby, ON L1N 6A3 Canada 905-668-77111-800-372-1102Email: planning@durham.ca durham.ca Brian Bridgeman, MCIP, RPP, PLE Commissioner of Planning and Economic Development June 4, 2024 Secretary/Treasurer Committee of Adjustment City Development Department City of Pickering One The Esplanade Pickering ON L1V 6K7 Re: Revised Application for Consent LD 078/2023 Related Files: LD 08/24, LD 09/24, & LD 10/24 Applicant: Frank Maida Location: 1756 Appleview Road Municipality: City of Pickering Hearing Date: June 12, 2024 RECOMMENDATION: That application LD 078/2023 be approved, subject to the following conditions: i). That the applicant demonstrate to the satisfaction of the Region of Durham, that all the requirements of the Region of Durham Works Department, financial and otherwise, shall be satisfied; ii). That the applicant satisfy the requirements of the Region of Durham’s Soil and Groundwater Assessment Protocol; iii). That the applicant submit a Noise Study prepared by an acoustic engineer to the Region of Durham’s Planning Division for review and approval, and that any required noise abatement measures and warning clauses from the Noise Study, be implemented through a site plan/development agreement with the City of Pickering or a Land Titles Agreement with the Region of Durham; and iv). That the applicant submit an Environmental Impact Study or an environmental analysis, prepared to the satisfaction of the City of Pickering and the Region of Durham. Any required works and recommendations of the Study are to be reviewed by the Toronto and Region Conservation Authority, who will acknowledge that the environmental work has been completed to their satisfaction. Appendix III -119- LD 078/2023 -2- 1. PURPOSE The applicant is proposing, through this tabled application, to sever a 995.7 square metre residential parcel of land (shown as Parts 5 & 6 in the Exhibits provided by the City of Pickering), while retaining a 1502.7 square metre residential lot (shown as Part 2). The existing dwelling on the premises will remain. The applicant has incorporated the adjacent lands at 1754 Appleview Road into the overall development concept. This application is now being considered concurrently with the related files LD 08/24, LD 09/24 and LD 10/24 in order to facilitate the creation of 3 new residential lots. 2. PLANNING ANALYSIS Conformity to the Regional Official Plan (ROP) The subject site is designated as “Living Areas” in the ROP. This designation is intended to accommodate a wide variety of housing types and densities. Residential infill development is permitted, including supporting opportunities to increase the supply of housing and utilization of land and resources. This application conforms with the policies of the ROP with respect to meeting housing objectives and by capitalizing on existing infrastructure. The application appears to conform to the ROP and to Envision Durham. However, in accordance with Policy 14.8.1 of the ROP, severances cannot be granted that are contrary to the ROP and/or any area municipal official plan. As such, full conformity to the ROP will be determined once a final decision has been issued by the area municipality confirming that the retained and severed parcels comply with the requirements of the area municipality’s zoning by-law. 3. PROVINCIAL PLANS AND POLICIES Provincial Policy Statement (PPS) and The Growth Plan The PPS supports the optimization of land and resources by promoting opportunities for intensification and redevelopment. The subject site is located within a settlement area, which promotes infill development and where existing infrastructure -120- LD 078/2023 -3- and public service facilities will be utilized. The proposed severance is consistent with the PPS. The Growth Plan requires that a minimum 50 percent of all residential development occurring annually in the Region be within the “Built-Up Area”. The Growth Plan also requires all intensification areas to support vibrant neighbourhoods by providing a diverse and compatible mix of land uses, including residential and employment uses and convenient access to local stores, service, and public service facilities. The proposal will help contribute to the achievement of more compact complete communities and will help meet the intensification targets of the Region and the City. The proposed severances conform to the intent of the Growth Plan. 4. PROVINCIAL PLAN REVIEW RESPONSIBILITIES We have reviewed this application for delegated Provincial plan review responsibilities. Soil and Groundwater Assessment Protocol The applicant submitted a Site Screening Questionnaire (SSQ). The applicant completed all the questions, however, the SSQ was not signed by a Qualified Professional (QP). In accordance with the Region’s Soil and Groundwater Assessment Protocol, the creation of a new residential lot requires both the applicant and a QP to complete and sign the Region’s SSQ to address any potential site contamination at the subject site. (Refer to Attachment 1). Noise Impact Study The subject property is in proximity to Fairport Road, identified as a Type C Arterial in the ROP. The subject property is also in proximity to the CP Railway. A Noise Impact Study must be completed to support the proposed new dwellings on each of the proposed severed and retained parcels. This Noise Impact Study must be submitted to the Regional Planning Division for review and approval. Any Noise Control measures and Warning Clauses recommended in the Study must eventually be included in the City of Pickering Development Agreement to the satisfaction of the Region of Durham. -121- LD 078/2023 -4- Natural Heritage There is a Key Natural Heritage Feature (KNHF), specifically a significant woodland, located on portions of the subject properties, as identified on Schedule ‘B’ Map B1d of the ROP. In accordance with Section 2.3.15 of the ROP, development or site alteration is not permitted in key natural heritage/or hydrologic features, including any associated vegetation protection zone. An Environmental Impact or Natural Heritage Study should be submitted to determine that no negative impacts to the features will occur. We are unaware whether such a Study may have already been prepared and submitted. We are also aware that the City of Pickering Official Plan does not identify this feature. A Study may not be required if the Toronto and Region Conservation Authority (TRCA) would confirm that this area is not considered a KNHF. 5. AGENCY COMMENTS Regional Works Department The existing dwelling at 1756 Appleview Road is only connected to the Regional water supply system and has yet to connect to the Region’s sanitary sewerage system. The Region will require 1756 Appleview Road to connect to the Region’s sanitary sewer network. There is an existing 150mm PVC watermain and a 200mm PVC sanitary sewer on Goldenridge Road on both the north and south sides of the subject properties in this consolidated proposal. The Region of Durham will require, as a condition of approval of these applications, that the applicants enter into a servicing agreement for the extension of the existing watermain, sanitary sewer and installation of service connections within the future Goldenridge Road extension. The Region of Durham requests the following condition: “That the applicants satisfy all the requirements of the Regional Municipality of Durham concerning the provision of Regional services, financial and otherwise.” (Refer to Attachment 2). -122- LD 078/2023 -5- 6. CONCLUSION The application conforms with the policies of the Regional Official Plan and the Growth Plan and is consistent with the Provincial Policy Statement. As such, the Region of Durham Planning Division recommends approval of this application, subject to the applicant fulfilling the conditions contained in this letter. Yours truly, Richard Szarek Richard Szarek Acting Principal Planner Planning Division Attachments: 1. Region’s Site Screening Questionnaire (SSQ) 2. Regional Works Letter dated June 3, 2024 -123- If you require this information in an accessible format, please contact Planning Reception or call 1-800- 372-1102 extension 2548. The Regional Municipality of Durham Planning and Economic Development Department 605 Rossland Rd. E. Level 4 PO Box 623 Whitby, ON L1N 6A3 Canada 905-668-7711 1-800-372-1102 Email: planning@durham.ca durham.ca Brian Bridgeman, MCIP, RPP, PLE Commissioner of Planning and Economic Development June 4, 2024 Secretary/Treasurer Committee of Adjustment City Development Department City of Pickering One The Esplanade Pickering ON L1V 6K7 Re: Applications for Consent LD 08/24, LD 09/24, & LD 10/24 Durham Files: LD 058/2024, LD 059/2024 & LD 060/2024 Related File: LD 078/2024 Applicants: S. Gleed & F. Maida Location: 1754 & 1756 Appleview Road Municipality: City of Pickering Hearing Date: June 12, 2024 RECOMMENDATION: That applications LD 08/24, LD 09/24 and LD 10/24 be approved, subject to the following conditions: i). That the applicants demonstrate to the satisfaction of the Region of Durham, that all the requirements of the Region of Durham Works Department, financial and otherwise, shall be satisfied; ii). That the applicants satisfy the requirements of the Region of Durham’s Soil and Groundwater Assessment Protocol; iii). That the applicants submit a Noise Study prepared by an acoustic engineer to the Region of Durham’s Planning Division for review and approval, and that any required noise abatement measures and warning clauses from the Noise Study, be implemented through a site plan/development agreement with the City of Pickering or a Land Titles Agreement with the Region of Durham; and iv). That the applicants submit an Environmental Impact Study or an environmental analysis, prepared to the satisfaction of the City of Pickering and the Region of Durham. Any required works and recommendations of the Study are to be reviewed by the Toronto and Region Conservation Authority, who will acknowledge that the environmental work has been completed to their satisfaction. -124- LD 058 to 60/2024 -2- 1. PURPOSE The applicants are proposing to sever the subject lands to establish 5 lots (3 new lots and two retained lots). This proposal, together with the tabled consent application LD 078/2023, will facilitate the development of 3 new single detached dwellings. Specifically, the following pertains to each application: LD 08/24 Consent to sever a 322.8 square metre residential parcel of land (Part 5), while retaining a 670.9 square metre residential parcel of land (Part 6). LD 09/24 Consent to sever a 946.9 square metre residential parcel of land (Parts 3 & 4), while retaining a 1429.0 square metre residential lot (Part 1). The existing dwelling on the premises will remain. LD 10/24 Consent to sever a 324.3 square metre residential parcel of land (Part 4), while retaining a 670.9 square metre residential parcel of land (Part 3). Related Consent Application LD 078/2024 Consent to sever a 995.7 square metre residential parcel of land (Parts 5 & 6), while retaining a 1502.7 square metre residential lot (Part 2). The existing dwelling on the premises will remain. 2. PLANNING ANALYSIS Conformity to the Regional Official Plan (ROP) The subject site is designated as “Living Areas” in the ROP. This designation is intended to accommodate a wide variety of housing types and densities. Residential infill development is permitted, including supporting opportunities to increase the supply of housing and utilization of land and resources. This application conforms with the policies of the ROP with respect to meeting housing objectives and by capitalizing on existing infrastructure. The application appears to conform to the ROP and to Envision Durham. However, in accordance with Policy 14.8.1 -125- LD 058 to 60/2024 -3- of the ROP, severances cannot be granted that are contrary to the ROP and/or any area municipal official plan. As such, full conformity to the ROP will be determined once a final decision has been issued by the area municipality confirming that the retained and severed parcels comply with the requirements of the area municipality’s zoning by-law. 3. PROVINCIAL PLANS AND POLICIES Provincial Policy Statement (PPS) and The Growth Plan The PPS supports the optimization of land and resources by promoting opportunities for intensification and redevelopment. The subject site is located within a settlement area, which promotes infill development and where existing infrastructure and public service facilities will be utilized. The proposed severance is consistent with the PPS. The Growth Plan requires that a minimum 50 percent of all residential development occurring annually in the Region be within the “Built-Up Area”. The Growth Plan also requires all intensification areas to support vibrant neighbourhoods by providing a diverse and compatible mix of land uses, including residential and employment uses and convenient access to local stores, service, and public service facilities. The proposal will help contribute to the achievement of more compact complete communities and will help meet the intensification targets of the Region and the City. The proposed severances conform to the intent of the Growth Plan. 4. PROVINCIAL PLAN REVIEW RESPONSIBILITIES We have reviewed this application for delegated Provincial plan review responsibilities. Soil and Groundwater Assessment Protocol The applicants submitted a Site Screening Questionnaire (SSQ). The applicants completed all the questions, however, the SSQ was not signed by a Qualified Professional (QP). In accordance with the Region’s Soil and Groundwater Assessment Protocol, the creation of a new residential lot requires both the applicant and a QP to complete and sign the Region’s SSQ to address any potential site contamination at the subject site. (Refer to Attachment 1). -126- LD 058 to 60/2024 -4- Noise Impact Study The subject property is in proximity to Fairport Road, identified as a Type C Arterial in the ROP. The subject property is also in proximity to the CP Railway. A Noise Impact Study must be completed to support the proposed new dwellings on each of the proposed severed and retained parcels. This Noise Impact Study must be submitted to the Regional Planning Division for review and approval. Any Noise Control measures and Warning Clauses recommended in the Study must eventually be included in the City of Pickering Development Agreement to the satisfaction of the Region of Durham. Natural Heritage There is a Key Natural Heritage Feature (KNHF), specifically a significant woodland, located on portions of the subject properties, as identified on Schedule ‘B’ Map B1d of the ROP. In accordance with Section 2.3.15 of the ROP, development or site alteration is not permitted in key natural heritage/or hydrologic features, including any associated vegetation protection zone. An Environmental Impact or Natural Heritage Study should be submitted to determine that no negative impacts to the features will occur. We are unaware whether such a Study may have already been prepared and submitted. We are also aware that the City of Pickering Official Plan does not identify this feature. A Study may not be required if the Toronto and Region Conservation Authority (TRCA) would confirm that this area is not considered a KNHF. 5. AGENCY COMMENTS Regional Works Department The existing dwelling at 1754 Appleview Road is connected to the Region’s water and sanitary sewer networks, however, 1756 Appleview Road is only connected to the Regional water supply system and has yet to connect to the Region’s sanitary sewerage system. The Region will require 1756 Appleview Road to connect to the Region’s sanitary sewer network. There is an existing 150mm PVC watermain and a 200mm PVC sanitary sewer on Goldenridge Road on both the north -127- LD 058 to 60/2024 -5- and south sides of the subject properties. The Region of Durham will require, as a condition of approval of these applications, that the applicants enter into a servicing agreement for the extension of the existing watermain, sanitary sewer and installation of service connections within the future Goldenridge Road extension. The Region of Durham requests the following condition: “That the applicants satisfy all the requirements of the Regional Municipality of Durham concerning the provision of Regional services, financial and otherwise.” (Refer to Attachment 2). 6. CONCLUSION The applications conform with the policies of the Regional Official Plan and the Growth Plan and are consistent with the Provincial Policy Statement. As such, the Region of Durham Planning Division recommends approval of these applications, subject to the applicants fulfilling the conditions contained in this letter. Yours truly, Richard Szarek Richard Szarek Acting Principal Planner Planning Division Attachments: 1. Region’s Site Screening Questionnaire (SSQ) 2. Regional Works Letter dated June 3, 2024 -128- LD 058 to 60/2024 -6- -129- The Regional Municipality of Durham Works Department 605 Rossland Rd. E. PO Box 623 Whitby, ON L1N 6A3 Canada 905-668-7711 1-800-372-1102 Fax: 905-668-2051 E-mail: works@durham.ca www.durham.ca John Presta, P.Eng., MBA Commissioner of Works June 3, 2024 Land Division Committee Regional Municipality of Durham 605 Rossland Road East, 4th Floor P.O. Box 623 Whitby, ON L1N 6A3 Sent via Planit Attention: Lino Trombino, Secretary Treasurer Re: LD 078/2023 REV 3 Anne May Laine Agent: Christopher D’Souza 1756 Appleview Rd Lot 26, Concession 1 City of Pickering Please be advised that our department has no objection to the granting of approval for the above noted severance application. The application is for the consent to sever a 1,577.48m2 residential parcel of land, retaining a 1,354.71m2 residential parcel of land, with an existing dwelling to remain. According to our records, the existing dwelling at 1756 Appleview Road is connected to the Regional water supply and sanitary system. There is an existing 150mm PVC watermain and a 200mm PVC sanitary sewer on Goldenridge Road, abutting the parcel of land. It will be the responsibility of the applicant to demonstrate how the lands will be serviced with available watermain and sanitary sewerage. Accordingly, the applicant will be required to enter into a Servicing Agreement with the Regional Municipality of Durham for the extension of the watermain, sanitary sewer and Regional service connections as a condition of approval to the granting of the above noted severance application. The applicant will be required to engage the services of a Consulting Engineering firm for the preparation of engineering drawings for approval by the Regional Works Department. The works involved will be at full cost to the applicant. The applicant may also require the installation of storm sewer connections as a condition of approval from the City of Pickering. The Region of Durham can include the installation of the storm connections on behalf of Whitby with the installation of the Regional services. If the Region is installing new 150mm diameter storm sewer connection, we will require a deposit of $15,000.00 per connection. -130- LD 078/2023 1756 Appleview Road City of Pickering Page 2 of 2 ______________________________________________________________________________________________________ If this information is required in an accessible format, please contact 1-800-372-1102 ext. 3753. In order to ensure the foregoing, our department requires our following standard condition to be imposed: “That the applicant satisfies all the requirements of the Regional Municipality of Durham concerning the provision of Regional services, financial and otherwise.” In order to satisfy the Regional Works Department conditions, the applicant will be required to fulfill the following: 1. The applicant will be required to enter into a Servicing Agreement with the Regional Municipality of Durham for the extension of a watermain, sanitary sewer and Regional service connections. The severed land will be subject to Regional development charges at the time of building permit issuance. The Region of Durham will not permit the connection of weeping tiles to the sanitary sewer system for the severed lands in accordance with the Region’s Foundation Drain Policy. In the event you have any questions, please contact the undersigned. Yours truly, Grant Young Development Approvals Technician grant.young@durham.ca 905-668-7711 extension 2479 -131- The Regional Municipality of Durham Works Department 605 Rossland Rd. E. PO Box 623 Whitby, ON L1N 6A3 Canada 905-668-7711 1-800-372-1102 Fax: 905-668-2051 E-mail: works@durham.ca www.durham.ca John Presta, P.Eng., MBA Commissioner of Works June 3, 2024 Land Division Committee Regional Municipality of Durham 605 Rossland Road East, 4th Floor P.O. Box 623 Whitby, ON L1N 6A3 Sent via Planit Attention: Lino Trombino, Secretary Treasurer Re: LD 058-060/2024 (LD 08-10/2024) 1758 Appleview Inc. Agent: Justin Mamone 1756 & 1754 Appleview Rd Lot 26, Concession 1 City of Pickering Please be advised that our department has no objection to the granting of approval for the above noted severance application. The application is for the consent to sever three vacant residential parcels of land fronting the future extension of Goldenridge Road, retaining two residential parcels of land fronting Appleview Road with existing dwellings to remain. According to our records, the existing dwelling at 1754 Appleview Road is connected to the Regions water and sanitary sewer networks however 1756 Appleview Road is only connected to the Regional water supply system and has yet to connect to the Regions sanitary sewerage system however frontage charges and connection fee's for this property have been paid. The Region will require 1756 Appleview Road to connect to the Regions sanitary sewer network as a condition of approval of this application. There is an existing 150mm PVC watermain and a 200mm PVC sanitary sewer on Goldenridge Road on both the north and south sides of the subject properties. The Region of Durham will require as a condition of approval of this application that the applicant enter into a servicing agreement for the extension of the existing watermain, sanitary sewer and installation of service connections within the future Goldenridge Road extension. It will be the responsibility of the applicant to extend the existing watermain through the future road dedication to connect to the other side as-well as to extend the existing sanitary sewer from the maintenance hole at the north end of the south portion of Goldenridge road to a new maintenance hole to be located adjacent to the north property line of the proposed centre lot. Accordingly, the applicant will be required to enter into a Servicing Agreement with the Regional Municipality of Durham for the extension of the watermain, sanitary sewer and Regional service connections as a condition of approval to the granting of the above noted severance -132- LD 058-060/2024 1756 & 1754 Appleview Road City of Pickering Page 2 of 2 ______________________________________________________________________________________________________ If this information is required in an accessible format, please contact 1-800-372-1102 ext. 3753. application. The applicant will be required to engage the services of a Consulting Engineering firm for the preparation of engineering drawings for approval by the Regional Works Department. The works involved will be at full cost to the applicant. In order to ensure the foregoing, our department requires our following standard condition to be imposed: “That the applicant satisfies all the requirements of the Regional Municipality of Durham concerning the provision of Regional services, financial and otherwise.” In order to satisfy the Regional Works Department conditions, the applicant will be required to fulfill the following: 1. The applicant will be required to enter into a Servicing Agreement with the Regional Municipality of Durham for the extension of a watermain, sanitary sewer and Regional service connections. The severed land will be subject to Regional development charges at the time of building permit issuance. The Region of Durham will not permit the connection of weeping tiles to the sanitary sewer system for the severed lands in accordance with the Region’s Foundation Drain Policy. In the event you have any questions, please contact the undersigned. Yours truly, Grant Young Development Approvals Technician grant.young@durham.ca 905-668-7711 extension 2479 -133- Page 1 of 7 Appendix C Site Screening Questionnaire Form Regional Municipality of Durham Planning and Economic Development Department 605 Rossland Road East Whitby, ON L1N 6A3 Telephone: 905.668.7711 Toll Free: 1.800.372.1102 www.durham.ca Site Screening Questionnaire for Identifying Potentially Contaminated Development Sites in the Regional Municipality of Durham This form must be completed for all planning applications unless two original copies and a digital copy of the applicable Environmental Site Assessment (ESA) work prepared in accordance with Ontario Regulation (O.Reg.) 153/04, as amended, is submitted to the approval authority in support of this development proposal. If you have any questions about this questionnaire, please contact the Regional Municipality of Durham as identified above. Landowner Name: ________________________________________________________ Mailing Address (Street No. and Name): _______________________________________ Location of Subject Lands (Municipal Address): _________________________________ Lot(s):_______ Concession(s): ________ Registered Plan #: ______________________ Former Township: ______________________ Municipality: _______________________ Related Planning Application(s) and File Number(s) ______________________________ 1.What is the current use of the property? Check the appropriate use(s): Category 1: ☐ Industrial ☐ Commercial ☐ Community Category 2: ☐ Residential ☐ Institutional ☐ Parkland Category 3: ☐ Agricultural ☐ Other Note: daycare facilities and a property that contains a religious building(s) are considered institutional uses. See Ontario Regulation 153/04, as amended, for definitions. Attachment 1 -134- Page 2 of 7 2.Does this development proposal require a change in property use that is prescribed under the Environmental Protection Act and O.Reg. 153/04 (e.g. a change to a more sensitive use from Category 1 to 2; 2 to 3; or 1 to 3 as identified under Question 1)? ☐Yes ☐No If yes to Question 2, a Record of Site Condition must be filed on the Provincial Environmental Site Registry. 3.Has the property or any adjacent lands ever been used as an Enhanced Investigation Property (e.g. industrial uses; chemical warehousing; automotive repair garage; bulk liquid dispensing facility, including a gasoline outlet and/or a dry- cleaning equipment)? ☐Yes ☐No 4.Has fill (earth materials used to fill in holes) ever been placed on the property? ☐Yes ☐No 5.Is the property or any adjacent lands identified as a wellhead protection zone? (Please review the Ministry of the Environment, Conservation and Parks Source Protection Information Atlas to confirm) ☐Yes ☐No 6.Is the property within 250 metres from an active or decommissioned landfill/dump, waste transfer station or Polychlorinated Biphenyl (PCB) storage site? ☐Yes ☐No 7.Has the property ever stored/generated/accepted hazardous materials requiring Hazardous Waste Information Network (HWIN) registration or other permits? ☐Yes ☐No 8.Does the subject lands or lands abutting it previously or currently support one or more of the Potentially Contaminating Activities identified in Table 2 of Schedule D of O.Reg 153/04, as amended (see attachment)? ☐Yes ☐No -135- Page 3 of 7 If Yes was selected in any of the questions above, a Phase One ESA (and possibly a Phase Two ESA) at a minimum prepared in accordance with O.Reg. 153/04, is required. Please submit two hard copies and a digital copy of the Phase One and/or a Phase Two ESA that satisfies the requirements of O.Reg 153/04, as amended. ESA’s may be waived at the Region’s discretion provided that the Applicant/Qualified Person (QP) can demonstrate that the response(s) does not pose a risk to human health and the environment to the Region’s satisfaction (e.g. consent applications relating to easements, leases, mortgages, correction of title as well as location of off-site Potentially Contaminated Activities; and direction of surface and groundwater flow etc.). The Region must be granted third party reliance on all ESA work through the completion of its Reliance Letter and Certificate of Insurance. Regional third-party reliance is not required if a Record of Site Condition is filed on the Environmental Site Registry for the proposed property use and/or the Ministry of the Environment, Conservation and Parks (MECP) issues a notice of a Certificate of Property Use where applicable. Note: The Region may scope the Environmental Site Assessment requirements for minor development proposals on Enhanced Investigation Properties (e.g. accessory structures) or determine if additional environmental work is required. Declarations: This form must be completed and signed by both a Qualified Person and the property Owner(s) or Authorized Agent for all development applications made under the Planning Act and reviewed by the Region of Durham Planning Department. A QP sign-off may be waived by the Region for the following Land Division Committee application types: leases; mortgages; title corrections; re-establishment of lot lines (where title inadvertently merged); minor lot line adjustments (at the discretion of the Region); as well as minor variances; minor zoning by-law amendments (e.g. where there is no physical development, the addition of a new non-sensitive land use), and/or part lot control applications where site contamination was recently addressed by a related planning application. For a full list of QP exemptions, please see Appendix B of the Regional Municipality of Durham’s Soil and Groundwater Assessment Protocol. Where a QP sign-off is required on this form, the completion of a Regional Reliance Letter and Certificate of Insurance may be waived. To the best of my knowledge, the information provided in this questionnaire is true, and I do not have any reason to believe that the subject property contains contaminants at a level that would interfere with the proposed property use. I am a Qualified Person in accordance with Ontario Regulation 153/04 and carry the required liability insurance in accordance with Appendix F of the Regional Municipality of Durham’s Soil and Groundwater Assessment Protocol. -136- Page 4 of 7 Qualified Person: Name (Please Print) ______________________________________________________ Signature: ______________________________________________________________ Name of Firm: ___________________________________________________________ Address:________________________________________________________________ Telephone: _______________________________ Fax: ___________________________ E-Mail Address: __________________________________________________________ Date: __________________________________________________________________ Professional Seal: Property Owner, or Authorized Officer: Name (Please Print) ______________________________________________________ Signature: ______________________________________________________________ Name of Company (if Applicable): ____________________________________________ Title of Authorized Officer: __________________________________________________ Address:________________________________________________________________ Telephone: _______________________________ Fax: ___________________________ E-Mail Address: __________________________________________________________ Date: __________________________________________________________________ Regional File Number: _____________________________________________________ Area Municipal File Number: ________________________________________________ -137- Page 5 of 7 Appendix D: List of Potentially Contaminating Activities Table 2 – Ontario Regulation 153/04 Records of Site Condition – Part XV.1 of the Environmental Protection Act Ministry of the Environment, Conservation and Parks Item Potentially Contaminated Activity (PCAs) 1. Acid and Alkali Manufacturing, Processing and Bulk Storage 2. Adhesives and Resins Manufacturing, Processing and Bulk Storage 3. Airstrips and Hangars Operation 4. Antifreeze and De-icing Manufacturing and Bulk Storage 5. Asphalt and Bitumen Manufacturing 6. Battery Manufacturing, Recycling and Bulk Storage 7. Boat Manufacturing 8. Chemical Manufacturing, Processing and Bulk Storage 9. Coal Gasification 10. Commercial Autobody Shops 11. Commercial Trucking and Container Terminals 12. Concrete, Cement and Lime Manufacturing 13. Cosmetics Manufacturing, Processing and Bulk Storage 14. Crude Oil Refining, Processing and Bulk Storage 15. Discharge of Brine related to oil and gas production 16. Drum and Barrel and Tank Reconditioning and Recycling 17. Dye Manufacturing, Processing and Bulk Storage 18. Electricity Generation, Transformation and Power Stations 19. Electronic and Computer Equipment Manufacturing 20. Explosives and Ammunition Manufacturing, Production and Bulk Storage 21. Explosives and Firing Range -138- Page 6 of 7 Item Potentially Contaminated Activity (PCAs) 22. Fertilizer Manufacturing, Processing and Bulk Storage 23. Fire Retardant Manufacturing, Processing and Bulk Storage 24. Fire Training 25. Flocculants Manufacturing, Processing and Bulk Storage 26. Foam and Expanded Foam Manufacturing and Processing 27. Garages and Maintenance and Repair of Railcars, Marine Vehicles and Aviation Vehicles 28. Gasoline and Associated Products Storage in Fixed Tanks 29. Glass Manufacturing 30. Importation of Fill Material of Unknown Quality 31. Ink Manufacturing, Processing and Bulk Storage 32. Iron and Steel Manufacturing and Processing 33. Metal Treatment, Coating, Plating and Finishing 34. Metal Fabrication 35. Mining, Smelting and Refining; Ore Processing; Tailings Storage 36. Oil Production 37. Operation of Dry-Cleaning Equipment (where chemicals are used) 38. Ordnance Use 39. Paints Manufacturing, Processing and Bulk Storage 40. Pesticides (including Herbicides, Fungicides and Anti-Fouling Agents) Manufacturing, Processing, Bulk Storage and Large-Scale Applications 41. Petroleum-derived Gas Refining, Manufacturing, Processing and Bulk Storage 42. Pharmaceutical Manufacturing and Processing 43. Plastics (including Fibreglass) Manufacturing and Processing 44. Port Activities, including Operation and Maintenance of Wharves and Docks 45. Pulp, Paper and Paperboard Manufacturing and Processing 46. Rail Yards, Tracks and Spurs -139- Page 7 of 7 Item Potentially Contaminated Activity (PCAs) 47. Rubber Manufacturing and Processing 48. Salt Manufacturing, Processing and Bulk Storage 49. Salvage Yard, including automobile wrecking 50. Soap and Detergent Manufacturing, Processing and Bulk Storage 51. Solvent Manufacturing, Processing and Bulk Storage 52. Storage, Maintenance, Fueling and Repair of Equipment, Vehicles, and Material used to Maintain Transportation Systems. 53. Tannery 54. Textile Manufacturing and Processing 55. Transformer Manufacturing, Processing and Use 56. Treatment of Sewage equal to or greater than 10,000 litres per day 57. Vehicles and Associated Parts Manufacturing 58. Waste Disposal and Waste Management, including thermal treatment, landfilling and transfer of waste, other than use of biosoils as soil conditioners 59. Wood Treating and Preservative Facility and Bulk Storage of Treated and Preserved Wood Products Note: the above-noted PCAs may change from time-to-time. Please refer to the Provincial Brownfields Regulation O.Reg.153/04 for the official list of PCAs. -140- Report to Committee of Adjustment Application Number: LD 11/24 Date: June 12, 2024 From: Cody Morrison Principal Planner, Development Review Subject: Committee of Adjustment Application LD 11/24 R. Taghipour 1964 Royal Road Application Land Division Application LD 11/24 proposes to sever a 354.84 square metre parcel of land (Part 2), retaining a 354.79 square metre parcel of land (Part 1). The existing dwelling is proposed to be demolished. The application will facilitate the creation of 1 new lot for a semi-detached dwelling. Recommendation Staff have reviewed Land Division Application LD 11/24, with respect to Section 51(24) of the Planning Act criteria and recommend Approval, subject to the conditions outlined within Appendices I, II and III. Background On March 7, 2022, Council approved site-specific Zoning By-law 7937/22 to rezone the subject lands from “R3” to “R3/SD”. The site-specific by-law added semi-detached dwellings as a permissible use on the subject lands and provided respective zoning standard for such, including minimum lot area and minimum lot frontage requirements. The applicant is proposing two semi-detached dwellings on the subject lands, therefore, a land division application is required to create a total of two lots. After sending the public notice for the application, the applicant submitted a revised draft R-plan which indicated a slight change to lot boundaries in order to comply to the minimum lot area and lot frontage requirements of the Zoning By-law. The purpose and effect of the application has not changed, and no new notice is required. Comments Official Plan The subject lands are designated “Urban Residential Area - Medium Density Areas” under the Pickering Official Plan, which permits residential uses. -141- Report LD 11/24 June 12, 2024 Page 2 The subject lands are located within the Village East Neighbourhood. There are no specific development guidelines for Royal Road within the Village East Neighbourhood. Furthermore, the subject lands are not within an Established Neighbourhood Precinct. Zoning By-law The subject lands are zoned “R3/SD” under Zoning By-law 3036, as amended by By-law 7937/22. As the applicant is proposing semi-detached dwellings as a part of this land division application, the following chart outlines the zoning requirements for semi-detached dwellings: Lots Required Lot Area (m2) Proposed Lot Area (m2) Required Lot Frontage (m) Proposed Lot Frontage (m) Retained Parcel (Part 1) 350.0 354.79 7.5 7.77 Severed Parcel (Part 2) 350.0 354.84 7.5 7.77 The proposed lots appear to comply with the minimum lot frontage and lot area requirements of the Zoning By-law and staff are satisfied that the proposed severance is appropriate. Input From Other Sources Engineering Services •Conditions of approval are attached heretoas Appendix II. Building Services •No concerns from Building Services, Building Permit is required priorconstruction. Region of Durham Planning and Works Departments •Conditions of approval are attached hereto as Appendix III. Public Input •As of the date of writing this report, nowritten submission was received from thepublic. Date of report: June 6, 2024 Comments prepared by: ZC:jc J:\Documents\Development\D-3500 Consents, Severances (LD Applications)\2024\LD 11-24\8. Report\LD 11-24 Report.docx Attachments Original Signed By Original Signed By Ziya Cao Cody Morrison Planner I Principal Planner, Development Review -142- Denmar Road Kingston R o a d Finch Avenue Bro c k R o a d Ro y a l R o a d Gu i l d R o a d Jaywin Cir c le Alwin Ci r c l e Diana PrincessOf Wales Park Denmar Park BrockridgeCommunityPark Location MapFile:Applicant:Municipal Address: LD 11/24 Date: May. 16, 2024 ¯ E R. Taghipour 1964 Royal Road HydroLands SubjectLands L:\PLANNING\01-MapFiles\LD\2024\LD 11-2024 R. Taghipour\LD 11-2024_LocationMap.mxd 1:4,000 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 Hydro Lands Exhibit 1 -143- Ex h i b i t 2 Re v i s e d Dr a f t R -Pl a n Fi l e N o : LD 1 1 / 2 4 Ap p l i c a n t : R. T a g h i p o u r Mu n i c i p a l A d d r e s s : 19 6 4 R o y a l R o a d Co n t a c t T h e C i t y o f P i c k e r i n g C i t y D e v e l o p m e n t D e p a r t m e n t f o r Di g i t a l C o p i e s o f t h i s P l a n . Da t e : Ju n e 6 , 2 0 2 4 Se v e r e d P a r c e l 354 .84 m2 Re t a i n ed P a r c e l 354 . 7 9 m2 -144- Appendix I June 6, 2024 Recommended Conditions of Approval for Land Division Application LD 11/24 The City Development Department has reviewed the above application and provides the following conditions, to be fulfilled by the applicant/owner: 1.Submit one copy of a Draft Reference Plan to the satisfaction of theCity of Pickering, prior to depositing the plan with the Land Registry Office, that confirms the dimensions of the proposed retained and severed parcels, and that a survey be submitted showing the location of any buildings and structures locatedthereon. 2.Submit one copy of a Deposited Reference Plan, to the satisfaction of the City ofPickering, upon completion of Condition 1 above. 3.Ensure that any zoning non-compliances identified through Condition 1 above, resulting from the proposed severance, be brought into compliance. 4.Ensure that any existing structure(s) on the severed parcel or that straddle both theretained and severed parcels are demolished and that all inspections have beencompleted. 5.Provide a certified cheque, made payable to the City of Pickering for cash-in lieu of parkland for each newly created lot. The parkland fee shall be in accordance withthe City’s General Municipal Fees By-law in effect at the date of such payment (thecurrent amount is $7,635.00 per each newly created lot). 6.Coordinate with the City of Pickering, City Development Department to assign an appropriate municipal address for the retained and severed parcels. Upon fulfillment of these conditions the applicant must submit a cheque payable to the City of Pickering in the amount of $1,110.00 for the stamping of the deed package, to be prepared and submitted by a lawyer. -145- Memo To: Ziya Cao May 29, 2024 Planner I From: Paal Helgesen Division Head, Water Resources & Development Services Copy: Manager, Zoning & Administration Supervisor, Development Approvals Subject: Land Division Application LD 11/2024 -R. Taghipour-1964 Royal Road File: D-4400 Water Resources & Development Services has reviewed the above application and provide the following conditions: 1.We have reviewed the draft reference (40R) plan and provide the following comments: a.Provide the correct address for the existing dwelling at 1964 Royal Road. b.Show the correct designated street name as Royal Road, as the current plansincorrectly show it as Royal Street. 2.The applicant will be required to provide an Engineering Review Fee of $1,700.00 for thetwo proposed lots, and a fee of $2,265.00 for the clearance of Water Resources & Development Services conditions. A cheque, payable to the City of Pickering, in theamount of $3,965.00 will be required. 3.As a condition of severance, the applicant must pay to the City $87.83 ($2,475.00/hectare) for their Stormwater Maintenance Fee. 4.A Road Cut Degradation Fee of $42.00/m2 will be required based on the area of asphalt cut required to install any proposed sanitary and/or water service connections. 5.A preliminary grading and drainage plan will be required as a condition of severance. Itmust contain sufficient information regarding existing and proposed grades such that it can be adequately determined that development of this property will not adversely affectadjacent properties. The plan must illustrate Low Impact Development StormwaterManagement Measures for the proposed lots, including, but not limited to, amended topsoil,permeable pavers on the driveway, infiltration galleries, and rain gardens. The plan shouldindicate existing vegetation/trees within and adjacent to the property that may be affected. Appendix II -146- May 29, 2024 Page 2 of 3 Land Division Application LD 11/2024 The plan should indicate the proposed driveway locations and existing utilities within the boulevard. Relocation of utilities will be the applicant’s responsibility. 6. The City requires a stormwater management brief to be submitted for review. The brief shall address the following design criteria: • The 5-year post-development flow from the proposed development shall not exceed the 5-year pre-development flow. The runoff in excess of the pre-development flow must be retained on the site through implementation of Low Impact Development (LID) measures, such as soakaway pits/infiltration trenches. All LID measures must be designed in accordance with the Low Impact Development Stormwater Management Planning and Design Guide (CVC, TRCA, 2010). Sizing calculations and design information for all proposed LIDs must be provided in a Stormwater Management Design Brief signed and sealed by a Professional. Locations and details of the proposed measures must be shown on the Site Servicing/Grading Plan. • All proposed LID measures must be located solely on private property and must be owned and maintained by the property owner. All necessary information regarding the function and maintenance of LID must be included in the purchase agreements. A Section 119 Restrictive Covenant is to be registered on title prohibiting the alteration or removal of the LID measures. Refer to P-1020 standard detail. • A minimum 450mm depth of amended soils should be specified for all grassed areas such as back yards, front yards and side yards. Add appropriate notes to the Site and Grading Plan. • Foundation/sump pump discharge to the surface or LIDs. See the attached typical detail for a private soakaway pit. 7. A Tree Inventory and Protection/Removal Plan, prepared by a qualified Arborist or an Environmental Consultant is required. This information should address matters such as existing tree species, diameter, health, protection/removal strategies, and a proposed replanting plan. Identify all trees on the subject property and within 3 metres of the lot limits that may be impacted by the proposed development. Compensation for loss of tree canopy will be required in accordance with the City’s Tree Compensation Policy (https://www.pickering.ca/en/city-hall/resources/tree-inventory-preservation-removal- compensation-requirements.pdf) and is over and above any required boulevard tree as per the Boulevard Tree Planting Program. 8. Planting of one boulevard tree is required for each new lot being created. Where the planting of a boulevard tree is not possible, cash-in-lieu is to be provided as per the current Development Services Fee Schedule. -147- May 29, 2024 Page 3 of 3 Land Division Application LD 11/2024 9. The applicant must satisfy and address all relevant comments with the associated Zoning By-law Amendment application (A04/19). See attached the comment letter for your reference. PH:mg Attachment ZBA (A04/19) Comment Letter- Submission 2 2024 DS User Fees P-1020 -148- Memo To: Felix Chau December 17, 2021 Planner II From: Richard Holborn Director, Engineering Services Copy: (Acting) Division Head, Water Resources & Development Services Manager, Capital Projects & Infrastructure Manager, Landscape & Parks Design Project Manager, Development Approvals Subject: Zoning By-law Amendment Application A04/19 – 2nd Submission - R. Taghipour - 1964 Royal Road File: D-3300 The Engineering Services Department has reviewed the materials submitted in support of the above noted application and comment as follows: Please ensure the next submission includes a letter re-stating the City’s comment followed by an appropriate response, immediately afterwards, outlining how the proponent addressed the comment. Development Services General Comments 1. Indicate the curb and all infrastructure on the east side of the Royal Road right-of-way on the plans. Concept Site Plan 2. Revise the site plan, if necessary, to incorporate any design changes based on these comments. Lot Grading Plan 3. Our previous comment 10 has not been addressed. The benchmark referenced on the Lot Grading Plan is not in accordance with City Engineering Design Guidelines. Reference and description to a City of Pickering benchmark shall be provided. -149- December 17, 2021 Zoning By-law Amendment Application A04/19 – 2nd Submission Page 2 of 4 4. The following comments relate to the notes on the Lot Grading Plan: a. Review all notes for relevance and remove any that do not pertain to this type of development. b. General Note 7 refers to City of Hamilton. Revise as required. c. Slopes of less than 2% will not be permitted. Revise Grading Note 1M and 1N as required. d. Remove Grading Note 2. e. Update the Restorations Notes as required to City of Pickering standards. f. The City of Pickering does not issue two-stage building permits. Update Note 2 as required. g. Revise Note 6 to be in accordance with the tree preservation report h. Remove Note 8 from the plan. 2. The driveway grade must be a minimum of 2% to the road. The proposed driveway indicates a 1% slope to the property line with backfall from the road to the property line which is not acceptable. 3. A 0.6m undisturbed strip is required around the perimeter of the lot. 4. All landscaped areas are to be at a grade of between 2% and 5%, with the difference taken up with 3:1 slopes. 5. Provide existing elevations at all lot corners and on the lot lines at all building corners. 6. Indicate the location of all Low Impact Development (LID) measures on the plan. 7. It is unclear how the retaining walls will be constructed without affecting the neighbouring property. Permission in writing from the adjacent property owners will be required, or the retaining wall will have to be relocated away from the property line. The existing shed on the neighbouring property to the north would be negatively impacted. 8. Provide top of wall (TW) and bottom of wall (BW) elevations at the corresponding locations of swale elevations and adjacent to the house corners. 9. Remove the side yard swale cross-section with the subdrain. This will not be permitted. 10. The plan indicates an existing hydro pole to be relocated. The relocation is the sole responsibility of the applicant Approval from Elexicon Energy will be required. Indicate the location of the relocated pole. -150- December 17, 2021 Zoning By-law Amendment Application A04/19 – 2nd Submission Page 3 of 4 Noise Impact Study 11. No comments. Phase One Environmental Site Assessment 12. No comments. Water Resources Comments It should be noted that the revised Functional Servicing Report (FSR) and a response letter must be provided with the next submission. 1. Water Resources comment No.1 from the previous submission has not been addressed. The method in which the pre-development (allowable) and post-development flows and volumes were calculated is unclear. Please use the Rational Method and Modified Rational Method to generate the pre-development and post-development flows and volumes and ensure that a starting inlet time of 10 minutes is applied. Please revise calculations accordingly and list all input parameters in the Appendices. 2. Water Resources comment No.2 from the previous submission has not been addressed. The required storage volume calculated in Table 4 is incorrect. Please apply the Modified Rational Method to determine the storage volume. 3. Water Resources comment No.3 from the previous submission has not been addressed. The 5 year post-development flow from the proposed development shall not exceed the pre-development level. The pre-development flow shall be determined using “old” IDF parameters (a=2464, b=16, c=1) and the pre-development runoff coefficient. In addition, the runoff in excess of the 5 year pre-development level must be retained on the site using low impact development (LID) measures, such as soakaway pits/infiltration trenches. All LID measures must be design in accordance with the Low Impact Development Stormwater Management Planning and Design Guide (CVC, TRCA, 2010). Provide all required calculations in the revised FSR. 4. Water Resources comment No.4 from the previous submission has not been addressed. The site statistics shown in Figure 6 are not legible and must be revised. The imperviousness value for the proposed permeable pavers appears to be underestimated and must be revised to reflect the runoff coefficient listed in Table 10 of the City’s SWM Design Guidelines for Gravel-type surfaces. 5. Water Resources comment No.5 from the previous submission has not been addressed. The IDF equation “t” parameter represents the time of concentration, not the storm duration as identified in Section 9.3. Please revise. 6. Water Resources comment No.6 from the previous submission has not been addressed. The required erosion control must be addressed. Refer to comment No.3 above. In addition, all proposed LID measures shall be located within private property. Homeowners -151- December 17, 2021 Zoning By-law Amendment Application A04/19 – 2nd Submission Page 4 of 4 PH:lc:mjh shall be responsible for future maintenance of the LID measures. A Section 119 Restrictive Covenant is to be registered on title prohibiting the alteration or removal of the LID measures. 7. Water Resources comment No.11 from the previous submission has not been addressed. The sump pump shall not be permitted to discharge to the municipal storm sewer system. Revise notes and the Sump Pump Installation Detail accordingly. 8. Water Resources comment No.12 from the previous submission has not been addressed. The minimum topsoil depth must be increased to 450mm. Revise the Typical Side Yard Swale X-Section details and Note # 5 accordingly. 9. Water Resources comment No.13 from the previous submission has not been addressed. The stormwater management calculations do not account for uncontrolled roof discharge. The roof water leaders must be directly connected to the private LID measures. Revise the design and notes on drawings accordingly. 10. Water Resources comment No.14 from the previous submission has not been addressed. Note # 10 references infiltration galleries which have not been shown in plan or detailed in the FSR. Proposed galleries must be shown and labeled on the drawing. Capital Projects General Comments 1. Indicate the limits of restoration on Royal Road. All restoration is to be as per City of Pickering standards. Traffic Comments 2. No comments. Landscape & Parks Development 1. An updated arborist report is required which indicates trees to be preserved and trees to be removed. Compensation will be required as per the current Tree Inventory, Preservation and Removal Compensation requirements. 2. One boulevard tree will be required per lot. Boulevard trees are not included in the compensation value. Please note the location and species of boulevard trees is to be coordinated with the City of Pickering prior to planting. -152- Development Services 29 User Fee or Charge 2023 Fee (Excluding HST) 2024 Proposed Fee (Excluding HST) HST Applicable (Y/N) 2024 Fee Effective Date Miscellaneous Charges Curb Cut – new development not assumed by municipality, infill building permit or industrial/commercial development $50.00 per metre or part thereof with a minimum charge of $335.00 $52.50 per metre or part thereof with a minimum charge of $352.00 Y January 1, 2024 Curb Infill $190.00/m $196.00/m Y January 1, 2024 Sidewalk Repair $180.00/m2 $185.00/m2 Y January 1, 2024 Municipal Consent Fee $460.00/street $475.00/street N January 1, 2024 Stormwater Maintenance Fee $2,400.00/hectare $2,475.00/hectare N January 1, 2024 Cash-in-lieu of water quality treatment $51,000.00/imp.ha $52,530.00/imp.ha N January 1, 2024 Newspaper Box Pad Permit Application $55.00/box $56.65/box N January 1, 2024 Newspaper Box Installation $260.00 - $510.00 $260.00 - $510.00 N No Increase Newspaper Box Annual Maintenance $20.00/box $20.60/box N January 1, 2024 Road Cleaning Contract cost + 10% admin fee Contract cost + 10% admin fee Y No Increase Tree Removal Compensation 1 $575.00/tree to a max of $3,450.00/dwelling unit and $8,500.00/1000 m2 or any part thereof for industrial and commercial developments $600.00/tree to a max of $3,600.00/dwelling unit and $8,750.00/1000 m2 or any part thereof for industrial and commercial developments N January 1, 2024 Pool Enclosure Permit $360.00 $370.80 N January 1, 2024 Lot Grading Review Residential Lot Grading Review Fee $80.00/unit $83.00/unit N January 1, 2024 Infill Building Permit New Construction and/or Foundation Modification (any part thereof) $775.00 $800.00 N January 1, 2024 Addition to existing structure $80.00 $83.00 N January 1, 2024 Damage Deposits Pool $1,000.00 $1,000.00 N No Increase Water/Sewer Connection $1,000.00 $1,000.00 N No Increase Residential Building Permit-Rural up to $4,500.00 up to $4,500.00 N No Increase Residential Building Permit-Urban up to $5,000.00 up to $5,000.00 N No Increase Commercial Building $5,000.00 - 10,000.00 $5,000.00 - 10,000.00 N No Increase Fill/Topsoil Permit One Year Permit $1,100.00 + $1,100.00/hectare to a total maximum fee of $5,500 $1,150.00 + $1,150.00/hectare to a total maximum fee of $5,750.00 N January 1, 2024 One Year Extension $1,100.00 $1,150.00 N January 1, 2024 Penalty & Investigation Fee $5,500.00 $5,750.00 N January 1, 2024 Erosion & Sediment Control Security 100% of estimated cost of Erosion & Sediment Control Measures 100% of estimated cost of Erosion & Sediment Control Measures N No Increase Road Damage Security Paved Road $5,000.00/km $5,000.00/km N No Increase Surface Treat/Gravel Road $10,000.00/km $10,000.00/km N No Increase Subdivision/Development /Road Servicing Agreements Engineering Review Based on total cost of Municipal Works 4 Based on total cost of Municipal Works 4 Engineering Review Fee 2 Detailed Design Package 1.25% with a minimum of $5,500.00 1.25% with a minimum of $5,665.00 N January 1, 2024 Surcharge for 4th Submission of Detailed Design Package (payable at submission) 3 33.3% of total Engineering Design Review Fee with a minimum of $2,700.00 33.3% of total Engineering Design Review Fee with a minimum of $2,780.00 N January 1, 2024 Additional surcharge for Submission of each Detailed Design Package after 4th Submission (payable at submission) 3 20% of total Engineering Design Review Fee with a minimum of $2,700.00 20% of total Engineering Design Review Fee with a minimum of $2,780.00 N January 1, 2024 Inspection Based on total cost of Municipal Works4 Based on total cost of Municipal Works 4 -153- Development Services 30 User Fee or Charge 2023 Fee (Excluding HST) 2024 Proposed Fee (Excluding HST) HST Applicable (Y/N) 2024 Fee Effective Date <$250,000 8% with a minimum of $5,500 8% with a minimum of $5,665.00 N January 1, 2024 $250,000 - 500,000 6.00% 6.00% N No Increase $500,000 - $1.5 million 4.50% 4.50% N No Increase $1.5 million - $5.0 million 3.75% 3.75% N No Increase > $5 million 3.50% 3.50% N No Increase Site Plans Engineering Review Engineering Review Fee 2 Detailed Design Package Development Site Area <= 1,000 m ², fixed fee of $1,100.00 Development Site Area <= 1,000 m ², fixed fee of $1,150.00 N January 1, 2024 Development Site Area 1,001 m ² to 3000 m ² fixed fee of $3,300.00 Development Site Area 1,001 m ² to 3000 m ² fixed fee of $3,400.00 N January 1, 2024 Development Site Area > 3,001 m ² based on the sliding scale of total cost of Civil Works 5 noted below Development Site Area > 3,001 m ² based on the sliding scale of total cost of Civil Works 5 noted below N No Increase <$250,000 8% with a minimum of $5,500.00 8% with a minimum of $5,665.00 N January 1, 2024 $250,000 - $500,000 6.00% 6.00% N No Increase $500,000 - $1.5 million 4.50% 4.50% N No Increase $1.5 million - $5.0 million 3.75% 3.75% N No Increase > $5 million 3.50% 3.50% N No Increase Surcharge for submission of each Detailed Design Package after 3rd submission (payable at submission) 3 $2,700.00 $2,780.00 N January 1, 2024 Inspection Based on total cost of Civil Works 5 Inspection Fees Development Site Area <= 1,000 m², fixed fee of $1,100.00 Development Site Area <= 1,000 m², fixed fee of $1,150.00 N January 1, 2024 Development Site Area 1,001 m² to 3000 m² fixed fee of $3,300.00 Development Site Area 1,001 m² to 3000 m² fixed fee of $3,400.00 N January 1, 2024 Development Site Area > 3,001 m² based on the sliding scale of total cost of Civil Works 5 noted below Development Site Area > 3,001 m² based on the sliding scale of total cost of Civil Works 5 noted below N No Increase <$250,000 8% with a minimum of $5,500.00 8% with a minimum of $5,665.00 N January 1, 2024 $250,000 - $500,000 6.00% 6.00% N No Increase $500,000 - $1.5 million 4.50% 4.50% N No Increase $1.5 million - $5.0 million 3.75% 3.75% N No Increase > $5 million 3.50% 3.50% N No Increase Surcharge for more than two inspections required due to unaddressed deficiencies identified during earlier inspections (payable at inspection) $840.00 per inspection $865.00 per inspection N January 1, 2024 Land Division Engineering Review up to 4 proposed lots $1,650.00 $1,700.00 N January 1, 2024 >4 proposed lots if not completed as a Draft Plan of Subdivision $2,750.00 $2,835.00 N January 1, 2024 Clearance of Conditions up to 4 proposed lots $2,200.00 $2,265.00 N January 1, 2024 >4 proposed lots if not completed as a Draft Plan of Subdivision $5,500.00 $5,665.00 N January 1, 2024 Other Fees Re-circulation of Drawings due to revisions by Owner (payable at re-circulation) $2,700.00 $2,780.00 N January 1, 2024 Engineering Studies 6 (payable at submission of study) New Study 6 $7,800.00 $8,035.00 N January 1, 2024 New Study 7 $4,000.00 $4,120.00 N January 1, 2024 Update or amendment to existing study $2,600.00 per Study $2,680.00 per Study N January 1, 2024 -154- Development Services 31 User Fee or Charge 2023 Fee (Excluding HST) 2024 Proposed Fee (Excluding HST) HST Applicable (Y/N) 2024 Fee Effective Date Peer Reviews 8 Full recovery of City costs + 10% Admin. Fee Full recovery of City costs + 10% Admin. Fee Y No Increase Miscellaneous submissions not identified under a fee category as determined by the Director, Engineering Services or designate greater of percentage fee (based on total cost of Civil Works) 6.6% or estimated hourly rate $130/hr min of 4 hours greater of percentage fee (based on total cost of Civil Works) 6.6% or estimated hourly rate $134/hr min of 4 hours N January 1, 2024 Footnotes 1. Tree Removal Compensation to be calculated in accordance with the City of Pickering Tree Inventory, Preservation and Removal Compensation requirements, approved by Council January 15, 2018, Resolution # 387/18. 2. 75% of the Engineering Review Fee payable at 2nd Submission, with the resulting 25% payable at signature of subdivision/site plan agreement. 3. Above noted surcharges shall be discounted by 50% should less than half of the total plans/reports require revisions at the discretion of the Director, Engineering Services or designate. 4. Municipal Works are defined as all future owned Municipal Works, excluding sanitary and water distribution works. 5. Civil Works are defined as all privately owned Civil Works, excluding sanitary and water distribution works. 6. Review and approval of large scale 7. Review and approval of small to medium scale studies 8. Applicant is responsible for the City's full costs of undertaking the peer review of any study, report, drawing submitted in support of the design. This would include, but is not limited to hydrogeological, geotechnical & Slope stability, fluvial geomorphology, soils etc. -155- -156- If you require this information in an accessible format, please contact Planning Reception or call 1-800- 372-1102 extension 2548. The Regional Municipality of Durham Planning and Economic Development Department 605 Rossland Rd. E. Level 4 PO Box 623 Whitby, ON L1N 6A3 Canada 905-668-77111-800-372-1102Email: planning@durham.ca durham.ca Brian Bridgeman, MCIP, RPP, PLE Commissioner of Planning and Economic Development June 6, 2024 Secretary/Treasurer Committee of Adjustment City Development Department City of Pickering One The Esplanade Pickering ON, L1V 6K7 Re: Application for Consent LD 11/24 Durham File: LD 061/2024 Applicant: R. Taghipour Location: 1964 Royal Road Municipality: City of Pickering Hearing Date: June 12, 2024 RECOMMENDATION: That application LD 11/24 be approved, subject to the following conditions: i). That the applicant demonstrates to the satisfaction of the Region of Durham, that all of the requirements listed in the attached letter from the Region of Durham Works Department, dated June 3, 2024, be satisfied; ii). That the applicant submit a Noise Study prepared by an acoustic engineer to the Region of Durham’s Planning Division for review and approval, and that any required noise abatement measures and warning clauses from the Noise Study, be implemented through a site plan/development agreement with the City of Pickering or a Land Titles Agreement with the Region of Durham; and iii). That an Archaeological Site Assessment of the subject site be prepared and any required works and recommendations resulting from this Assessment be completed, and that a clearance letter from the Ministry of Citizenship and Multiculturalism be submitted to the Region for any Archaeological work. Appendix III -157- LD061/2024 -2- 1. PURPOSE The applicant is proposing to sever a 368.3 sq. m. residential parcel of land while retaining a 341.5 sq. m. residential parcel of land. The existing dwelling will be demolished and the applicant is proposing to construct semi-detached dwellings on the residential parcels. 2. PLANNING ANALYSIS Conformity to the Regional Official Plan (ROP) The subject property is designated “Living Areas” in the Durham Regional Official Plan (ROP). Living Areas shall be developed to include a mix of housing types to meet the diverse housing needs of the residents in Durham Region. The development proposal represents a residential infill development within an established neighbourhood in the City of Pickering. The proposed and retained lots appear to complement similar lot configurations within the neighbourhood. The application appears to conform to the ROP and to Envision Durham. However, in accordance with Policy 14.8.1 of the ROP, severances cannot be granted that are contrary to the ROP and/or any area municipal official plan. As such, full conformity to the ROP will be determined once a final decision has been issued by the area municipality confirming that the retained and severed parcels comply with the requirements of the area municipality’s zoning by-law. 3. PROVINCIAL PLANS AND POLICIES Provincial Policy Statement (PPS) and The Growth Plan The PPS supports the optimization of land and resources by promoting opportunities for intensification and redevelopment. The subject site is located within a settlement area, which promotes infill development and where existing infrastructure and public service facilities will be utilized. The Growth Plan also requires all intensification areas to support vibrant neighbourhoods by providing a diverse and compatible mix of land uses, including but not limited to residential and convenient access to local stores, services, and public service facilities. -158- LD061/2024 -3- The proposed development is an infill development that will help contribute to the achievement of more compact complete communities and contribute to the City’s and Region’s intensification targets. As such, the proposed development is consistent with the PPS and conforms to the Growth Plan. 4. PROVINCIAL PLAN REVIEW RESPONSIBILITIES We have reviewed this application for delegated Provincial plan review responsibilities. Soil and Groundwater Assessment Protocol The proponent and a Qualified Person have completed and signed the Region’s Site-Screening Questionnaire (SSQ), answering ‘no’ to the questions within it. As such, all matters related to potential site contamination on the subject site have been addressed. Noise Impact Study The subject property is in proximity to Kingston Road (Regional Hwy. 2) and identified as a Type B Arterial in the ROP. The subject property is also in proximity to several commercial uses which front Kingston Road and may be a source of stationary sound. A Noise Impact Study must be completed to support the proposed new dwellings on each of the proposed severed and retained parcels. This Noise Impact Study must be submitted to the Regional Planning Division for review and approval. Any Noise Control measures and Warning Clauses recommended in the Study must eventually be included in the City of Pickering Development Agreement to the satisfaction of the Region of Durham. Archaeology The Region’s composite archaeological resources tool identifies the subject site as an area of archaeological potential. A licenced archaeologist will need to complete an Archaeological Site Assessment. The Assessment, and any further studies resulting from it, must be completed and submitted to the Ministry of Citizenship and Multiculturalism for review and approval. Once approved, a clearance letter issued by the Ministry must be forwarded to the Regional Planning Division indicating that -159- LD061/2024 -4- all cultural heritage resource concerns on the site have been satisfied. 5. AGENCY COMMENTS Regional Works Department According to the Region’s water billing records, 1964 Royal Road is connected to the Regional water supply and has yet to connect to the Region’s sanitary sewer network. A sanitary sewer connection is pre-stubbed to the retained parcel however connection fees are appliable to the pre-installed service. A new water service and sanitary service connection will need to be installed for the severed lot. As a condition of approval for this application, the applicant will be required to pay the costs of the water and sanitary connection and frontage charges. The applicant may also require the installation of storm sewer connections as a condition of approval. The Regional Works Department requires that the applicant satisfies all the requirements of the Regional Municipality of Durham concerning the provision of Regional services, financial and otherwise. (Refer to Attachment 1). 6. CONCLUSION The application conforms with the policies of the Regional Official Plan and the Growth Plan and is consistent with the Provincial Policy Statement. As such, the Region of Durham Planning Division recommends approval of this application, subject to the applicant fulfilling the conditions contained in this letter. Yours truly, Richard Szarek Richard Szarek Acting Principal Planner Planning Division Attachments: 1. Regional Works Letter dated June 3, 2024 -160- If this information is required in an accessible format, please contact 1-800-372-1102 ext. 3753. The Regional Municipality of Durham Works Department 605 Rossland Rd. E. PO Box 623 Whitby, ON L1N 6A3 Canada 905-668-7711 1-800-372-1102 Fax: 905-668-2051 E-mail: works@durham.ca www.durham.ca John Presta, P.Eng. Commissioner of Works June 3, 2024 Planning and Economic Development Regional Municipality of Durham 605 Rossland Road East, 4th Floor P.O. Box 623 Whitby, ON L1N 6A3 Sent Via PlanIT Attention: Lino Trombino, Secretary Treasurer Re: LD 061/2024 Reza Taghipour Agent: Bob Martindale 1964 Royal Road RP 316, Lot 5 City of Pickering Dear Mr. Trombino, Please be advised that our department has no objection to the granting of approval for the above noted severance application. The application is for the consent to sever a new residential parcel of land retaining one residential parcel of land with an existing dwelling to remain. According to our waterbilling records, 1964 Royal Road is connected to the Regional water supply and has yet to connect to the Region’s sanitary sewer network. A sanitary sewer connection is pre-stubbed to the retained parcel however connection fees are appliable to the pre-installed service. A new water service and sanitary service connection will need to be installed for the severed lot. As a condition of approval for this application, the applicant will be required to pay to the Region the costs of the water and sanitary connection and frontage charges. The applicant may also require the installation of a storm sewer connection as a condition of approval from the City of Pickering. The Region of Durham can include the installation of the storm connection on behalf of Pickering with the installation of the Regional services. If the Region is installing new 150mm diameter storm sewer connection, we will require a deposit of $15,000.00. As a condition of approval for this application, the applicant will be required to pay the cost of the new water and sanitary services. -161- If this information is required in an accessible format, please contact 1-800-372-1102 ext. 3753. In order to satisfy the Regional Works Department conditions, the applicant will be required to fulfill the following: 1. Payment for one 100mm sanitary service connections at $4,035.00 per connection (flat rate): = $4,035.00 2. Payment for one 19mm water service connections at $3,885.00 per connection (flat rate): = $3,885.00 3. Payment for water service inspection fee’s: = $131.00 4. Payment for sanitary service inspection fee’s: = $131.00 The total amount owing at the current rate is $8,182.00. Payment shall be made by certified cheque. The above fees are subject to revision on January 1, 2025. Regional connection permits will be issued to the applicant once the above payment is remitted to our department. The severed land will be subject to Regional development charges at the time of building permit issuance. The Region of Durham will not permit the connection of weeping tiles to the sanitary sewer system for the severed lands in accordance with the Region’s Foundation Drain Policy. In the event you have any questions, please contact the undersigned. Yours truly, Grant Young, C.E.T. Development Approvals Technician grant.young@durham.ca 905 668 7711 extension 2479 -162- pickering.ca Committee of Adjustment Adopted Revised Hearing Schedule for 2024 Hearing Date (Wednesday) Last Day for Filing (Tuesday) Sign Posting Due Date (Wednesday) Last Day to Appeal Committee’s Decision (Tuesday) January 10 December 5, 2023 December 20, 2023 January 30 February 14 January 16 January 31 March 5 March 13 February 13 February 28 April 2 April 10 March 12 March 27 April 30 May 8 April 9 April 24 May 28 June 12 May 14 May 29 July 2 July 10 June 11 June 26 July 30 August 14 July 2 July 31 September 3 September 11 July 30 August 28 October 1 October 9 August 27 September 25 October 29 November 13 October 1 October 30 December 3 December 11 October 29 November 27 December 31 -163-