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HomeMy WebLinkAboutNovember 12, 2025 Committee of Adjustment Hearing Agenda Electronic Meeting November 12, 2025 - 07:00 PM Hearing Number: 11 Members of the public may observe the hearing by viewing the livestream on the HTML Agenda or the archived video available on the City's website. How to Participate Individuals looking to make a verbal delegation may do so through a virtual connection into the hearing. To register as a Delegation, please submit a Participation Form. In lieu of a verbal delegation, individuals may also submit written comments to citydev@pickering.ca. For more information regarding how to participate, please visit pickering.ca/coa. For inquiries related to accessibility, please contact the City Development Department Phone: 905.420.4617 | Email: citydev@pickering.ca Disclosure of Interest Adoption of Agenda Adoption of Minutes Draft Committee of Adjustment Minutes - October 8, 2025 Page 3 Minor Variance Reports MV 51/25 - 980 & 984 Kingston Road Page 11 (Deferred at the October 8, 2025 Committee of Adjustment Hearing) St. Mary & St. John The Beloved Coptic Orthodox Church MV 56/25 - 1376 Fordon Avenue Page 49 R. Schmalgemeyer 1. 2. 3. 3.1 4. 4.1 4.2 MV 57/25 - 1155 Kubota Drive Page 55 Kubota Canada Ltd. MV 58/25 - 875 Baylawn Drive Page 62 C. & R. Powell Consent (Land Division) Reports LD 11/25 - 1981 Guild Road Page 69 A. Asokkanth, P. Santhiralingam & M. Subramaniam Adjournment 4.3 4.4 5. 5.1 6. Committee of Adjustment Hearing Agenda November 12, 2025 - 2 - 1 Draft Committee of Adjustment Hearing Minutes Electronic Meeting October 08, 2025 07:00 PM Present: Omar Ha-Redeye Sakshi Sood Joshi Sean Wiley – Chair Also Present Deborah Wylie, Secretary-Treasurer Isabel Lima, Secretary-Treasurer Jasmine Correia, Assistant Secretary-Treasurer Nilissa Reynolds, Assistant Secretary-Treasurer – Host Ash Roy, Planner I Tanejaé Page-Hamilton, Zoning Examiner Absent Denise Rundle – Vice-Chair Rick Van Andel 1. Disclosure of Interest 2. Adoption of Agenda Moved By Sakshi Sood Joshi Seconded By Omar Ha-Redeye That the agenda for the Wednesday, October 8, 2025, hearing be adopted. Carried Unanimously - 3 - Draft Committee of Adjustment Hearing Minutes October 08, 2025 2 3. Adoption of Minutes Moved By Omar Ha-Redeye Seconded By Sakshi Sood Joshi That the minutes of the 10th hearing of the Committee of Adjustment held Wednesday, September 10, 2025, be adopted. Carried 4. Minor Variance Reports 4.1 MV 42/25 - 50 Highway No. 7 A. Ramalingam & S. Rajadurai The applicant requests relief from Zoning By-law 8149/24 to permit a detached private garage with a maximum height of 7.48 metres, whereas the By-law requires a detached private garage shall not exceed a building height of 4.5 metres. The applicant requests approval of this minor variance application to obtain a building permit to construct a private detached garage. Input from other sources was received from the Applicant, the City’s Engineering Services, the City’s Building Services Section and four area residents. In support of the application, the applicant identified that they require additional space to store a boat and camper trailer. Arun Ramalingam, applicant, was present to represent the application. No further representation was present in favour of or in objection to the application. Moved By Omar Ha-Redeye That application MV 42/25 by A. Ramalingam & S. Rajadurai, 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 this variance applies only to the detached garage, 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 October 8, 2025). - 4 - Draft Committee of Adjustment Hearing Minutes October 08, 2025 3 Carried Unanimously 4.2 MV 51/25 - 980 & 984 Kingston Road St. Mary & St. John The Beloved Coptic Orthodox Church The applicant requests relief from Zoning By-law 3036, as amended by By-laws 2498/87, 2923/88 and 7138/11, to: • permit a place of religious assembly to occur in the existing easterly building and its proposed addition, with a maximum gross floor area of 3,693 square metres, whereas the by-law states that one place of religious assembly shall be permitted and shall only occur in the easterly building existing as of the day of the passing of this by-law, and shall not exceed a maximum gross floor area of 1,075 square metres; • permit a day nursery to occur in the existing westerly building, with a maximum of 130 children and a maximum size of 574 square metres, whereas the by-law states that one day nursery shall be permitted and shall only occur in the westerly building existing as of the day of the passing of this by-law, and shall be restricted to a maximum of 54 children and shall not exceed 465 square metres in size; • recognize an existing setback of 3.4 metres between the easterly building and the lot line abutting Kingston Road, whereas the by-law states that all buildings shall be setback 14.0 metres from the lot line abutting Kingston Road; • recognize an existing building height of 8.0 metres for the westerly building, and permit building heights for the easterly building and its proposed addition as follows: a maximum of 30.0 metres to the top of the tower, and for the portion of the building not located within the cross hatched area, a maximum of 15.0 metres to the top of the roof, whereas the by law permits a maximum building height of 7.5 metres, except in the area cross hatched on Schedule II, where the maximum building height shall be 15.0 metres; • permit a minimum of 195 parking spaces to be provided and maintained on the lands, whereas the by-law states that there shall be provided and maintained on the lands a minimum of 260 parking spaces; and • permit parking areas to be set back a minimum of 1.0 metre from the lot line abutting Kingston Road and 0.5 of a metre from the lot line abutting Merritton Road, whereas the by law states that all parking areas shall be set back a minimum of 3.0 metres from all road allowances. The applicant requests approval of these variances to permit the construction of a 2,618 square metre addition to the existing easterly building, which is used as a - 5 - Draft Committee of Adjustment Hearing Minutes October 08, 2025 4 place of religious assembly, and to expand the daycare use in the existing westerly building. This proposal will be subject to a future Site Plan Approval application. Input from other sources was received from the Applicant, the City of Pickering Mayor and Council, the City’s Engineering Services, the City’s Building Services Section, and the Toronto & Region Conservation Authority (TRCA). In support of the application, the applicant has submitted a Cover Letter in support of this application. Please contact the City Development Department to receive a copy of this letter at citydev@pickering.ca. Father Daniel Bessada, applicant, was present to represent the application. No further representation was present in favour of or in objection to the application. After reviewing all written comments on the application, Omar Ha-Redeye moved the following motion: Moved By Omar Ha-Redeye That application MV 51/25 by St. Mary & St. John The Beloved Coptic Orthodox Church, be Deferred to the November 12, 2025, Committee of Adjustment hearing in order to receive confirmation from the Toronto & Region Conservation Authority. Carried Unanimously 4.3 MV 53/25 - 929 Ramblerry Avenue N. Zamin & B. Wishal The applicant requests relief from Zoning By-law 8149/24, to permit a maximum lot coverage of 43 percent, whereas the By-law requires a maximum lot coverage of 38 percent. The applicant requests approval of this minor variance application to obtain a building permit to construct a one-storey addition in the rear yard. Input from other sources was received from the Applicant, the City’s Engineering Services, the City’s Building Services Section, and seven area residents. In support of the application, the applicant identified that the proposed extension is only for the main floor, which will allow the homeowner to enjoy their property to the fullest. The extension will contain a family room, and the existing family room will be converted to a dining room. This will enable adequate usage on the main floor. - 6 - Draft Committee of Adjustment Hearing Minutes October 08, 2025 5 Since the proposed extension is only for a single storey, it will limit shadowing on neighbouring properties and maintain the massing in the rear side. Syed Shams, agent, was present to represent the application. One area resident was present in objection to the application. The agent commented that they are looking to extend that main floor of the property. The applicant would like to convert the existing deck on the property into a livable space so that it can be more useable. The addition meets all other zoning setback requirements. The conversion will not negatively affect the soft landscape. This is a single storey addition. Letters of support were provided from a few area residents. Due to the positioning of the sun, they do not anticipate any shadowing effect on neighbouring properties. This application meets the four tests of the Planning Act. The work will not interrupt the existing stormwater and drainage pattern. In objection to the application, an area resident made the following comments: the property has a small backyard, therefore reducing the little greenspace that is there, approving this application will set a precedent in the neighbourhood, no longer making it a family neighbourhood; the deck has already been demolished and there is construction currently happening on site; considering the small lot size, a five percent increase is not minor; and concerned with construction noise and visual appeal. In response to the area resident's comments the agent commented that construction is happening in the basement, with an approved building permit and that the deck was removed to address a pest situation. The owner keeps the property clean. Construction only occurs during the permitted times noted in the by-law, and the construction that is occuring is very minor. After considering all written and oral submissions, Omar Ha-Redeye moved the following motion: Moved By Omar Ha-Redeye That application MV 53/25 by N. Zamin & B. Wishal, 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 this variance applies only to the one-storey addition, as generally sited - 7 - Draft Committee of Adjustment Hearing Minutes October 08, 2025 6 and outlined on the applicant’s submitted plans (refer to Exhibits 2, 3, 4, 5, 6 & 7 contained in the staff report to the Committee of Adjustment, dated October 8, 2025). Carried Unanimously 4.4 MV 54/25 - 1645 Middleton Street S. Sohail & M. Zafar The applicant requests relief from Zoning By-law 8149/24, to permit a lot with no private garage, whereas the By-law requires a minimum of one private garage per lot. The applicant requests approval of this minor variance application to obtain a building permit to convert the existing two-car garage into living space and storage. Input from other sources was received from the Applicant, City’s Engineering Services, City’s, the Building Services Section, and four area residents. In support of the application, the applicant identified that the property contains a double garage that is not used for parking due to the absence of a mudroom and is currently utilized for storage. The proposed work involves converting the garage into a bedroom and bathroom to accommodate a family member for six months. Garage parking will be eliminated; however, three parking spaces are available within the driveway. Shahgul Sohail and Mohtasim Zafar, applicants, were present to represent the application. One area resident was present in objection to the application. The applicant commented the following in support of the application: the site plan is pie shaped; they have the largest driveway on the street and are able to maintain four parking spaces; the garage is used for storage, it is intended to be an additional dwelling unit; there is no stove or laundry equipment in the garage, there is only a wet bar; they are requesting this variance in order to provide extra room for visiting family members. An area resident commented the following in objection to the application: concerned the garage will turn into a rental unit like other homes in the nieghbourhood; conerned about additional traffic and parking issues; and safety issues regarding extra people in the house. - 8 - Draft Committee of Adjustment Hearing Minutes October 08, 2025 7 In response to questions from Committee members the applicant stated: they do not have an ADU in the basement; no drainage will be affected during construction; the garage holds 1.5 parking spaces and is not be able to accommodate two cars; there is no entrance from the garage into the dwelling, outdoor access only; and the conversion of the garage is to have their mother staying with them, when she is not there it will be used as storage. In response to comments from the area neighbour, a Committee member assured no concerns were received from Engineering Services or Fire Services outlining any safety issues. Pickering is growing and becoming more multi generational. In response to a question from a Committee member, the applicant stated they have three parking spaces available on the driveway and one parking space on the apron. In response to a question from a Committee member, the Secretary-Treasurer informed Committee members that drawings are required to dimension all parking spaces showing that the minimum parking space dimension of 2.6 by 5.3 metres is met and a condition requiring four parking spaces indicate that three are to be provided on the lot and one on the apron. After considering all written and oral comments, Omar Ha-Redeye moved the following motion: Moved By Omar Ha-Redeye Seconded By Sakshi Sood Joshi That application MV 54/25 by S. Sohail & M. Zafar, 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 this variance applies only to the proposed living space and storage, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibits 2, 3 & 4 contained in the staff report to the Committee of Adjustment, dated October 8, 2025). 2. That prior to the issuance of a Building Permit, the applicant shall demonstrate to the satisfaction of the City that a minimum of three (3) parking spaces will be maintained on the subject property. 3. That the converted garage shall not be used or registered as an Additional Dwelling Unit (ADU) as a result of this decision. - 9 - Draft Committee of Adjustment Hearing Minutes October 08, 2025 8 Carried Unanimously 5. Adjournment Moved By Omar Ha-Redeye That the 10th hearing of the 2025 Committee of Adjustment be adjourned at 8:09 pm. Carried Unanimously Minutes recorded this 8th day of October 2025. Chair Assistant Secretary-Treasurer - 10 - Report to Committee of Adjustment Application Number: MV 51/25 Date: November 12, 2025 From: Isabel Lima Principal Planner Subject: (Deferred at the October 8, 2025, Committee of Adjustment Hearing) Committee of Adjustment Application MV 51/25 St. Mary & St. John the Beloved Coptic Orthodox Church 980 & 984 Kingston Road Application The applicant requests relief from Zoning By-law 3036, as amended by By-laws 2498/87, 2923/88 and 7138/11, to: • permit a place of religious assembly to occur in the existing easterly building and its proposed addition, with a maximum gross floor area of 3,693 square metres, whereas the by-law states that one place of religious assembly shall be permitted and shall only occur in the easterly building existing as of the day of the passing of this by-law, and shall not exceed a maximum gross floor area of 1,075 square metres; • permit a day nursery to occur in the existing westerly building, with a maximum of 130 children and a maximum size of 574 square metres, whereas the by-law states that one day nursery shall be permitted and shall only occur in the westerly building existing as of the day of the passing of this by-law, and shall be restricted to a maximum of 54 children and shall not exceed 465 square metres in size; • recognize an existing setback of 3.4 metres between the easterly building and the lot line abutting Kingston Road, whereas the by-law states that all buildings shall be setback 14.0 metres from the lot line abutting Kingston Road; • recognize an existing building height of 8.0 metres for the westerly building, and permit building heights for the easterly building and its proposed addition as follows: a maximum of 30.0 metres to the top of the tower, and for the portion of the building not located within the cross hatched area, a maximum of 15.0 metres to the top of the roof, whereas the by-law permits a maximum building height of 7.5 metres, except in the area cross hatched on Schedule II, where the maximum building height shall be 15.0 metres; • permit a minimum of 195 parking spaces to be provided and maintained on the lands, whereas the by-law states that there shall be provided and maintained on the lands a minimum of 260 parking spaces; and - 11 - Report MV 51/25 November 12, 2025 Page 2 • permit parking areas to be set back a minimum of 1.0 metre from the lot line abutting Kingston Road and 0.5 of a metre from the lot line abutting Merritton Road, whereas the by-law states that all parking areas shall be set back a minimum of 3.0 metres from all road allowances. The applicant requests approval of these variances to permit the construction of a 2,618 square metre addition to the existing easterly building, which is used as a place of religious assembly, and to expand the daycare use in the existing westerly building. This proposal will be subject to a future Site Plan Approval application. Minor Variance Application MV 51/25 was considered at the October 8, 2025 Committee of Adjustment Hearing. A copy of the Report to the Committee of Adjustment, dated October 2, 2025, which includes comments from the City Development Department and a summary of comments received from other sources, is provided in Attachment 1 to this report. Prior to the hearing, the application was circulated to the Toronto and Region Conservation Authority (TRCA) for review and comment, as the TRCA regulates a small portion of the property located at the northeastern tip. On October 6, 2025, the TRCA provided their comments on the application (refer to Attachment 2, Comments from TRCA, dated October 6, 2025). In their comments, the TRCA identified concerns regarding a known floodplain spill associated with Amberlea Creek, located west of the property. The TRCA noted that flood waters may travel toward the site, potentially affecting the flood hazard limits and access to the property during a storm event. To confirm whether the proposed development would be impacted by the floodplain spill, the TRCA requested that the applicant undertake a spill assessment. The floodplain spill area is within a section of Kingston Road that is planned for upgrades as part of the Durham-Scarborough Bus Rapid Transit project. These upgrades include improvements to the stormwater system and the replacement of the existing culvert beneath Kingston Road, where the floodplain currently overtops the roadway. TRCA staff confirmed that the proposed culvert improvements would address the issue of the floodplain overtopping Kingston Road and resolve their concerns related to safe access and floodplain limits. As an alternative solution, the TRCA suggested that the applicant defer construction of the proposed development until the culvert improvements along this portion of Kingston Road are complete. Construction for this section of Kingston Road is currently scheduled to begin in Spring 2026; however, this timeline is subject to change based on the Region of Durham’s schedule. Should the applicant choose this option, the TRCA requested that a formal cover letter be submitted to this effect, signed and dated by the legal property owner. On October 8, 2025, the applicant provided a letter to the TRCA (refer to Attachment 3, Letter from Applicant to TRCA, dated October 8, 2025), confirming that construction of the proposed development would not begin until the culvert improvements along this portion of Kingston Road are complete. - 12 - Report MV 51/25 November 12, 2025 Page 3 At the October 8, 2025 Committee of Adjustment Hearing, the application was deferred to allow the TRCA to confirm receipt and acceptance of the applicant’s letter. On October 28, 2025, the TRCA provided follow-up comments (refer to Attachment 4, Follow-up Comments from TRCA dated October 28, 2025), confirming receipt and acceptance of the applicant’s letter. In their response, the TRCA confirmed that they have no objections to the approval of Minor Variance Application MV 51/25. The TRCA also advised that a TRCA permit will be required prior to any development activity or site alteration on the property, and that permit clearance must be obtained before any municipal building permit approvals may proceed. Date of report: November 4, 2025 Comments prepared by: Original Signed By Isabel Lima Principal Planner IL:dg /CityDevDept/D3700/2025/MV 51-25/7. Report/Nov. 12/MV 51-25 Report.doc Attachments - 13 - Report to Committee of Adjustment Application Number: MV 51/25 Date: October 8, 2025 From: Nilesh Surti Division Head, Development Review & Urban Design Subject: Committee of Adjustment Application MV 51/25 St. Mary & St. John the Beloved Coptic Orthodox Church 980 & 984 Kingston Road Application The applicant requests relief from Zoning By-law 3036, as amended by By-laws 2498/87, 2923/88 and 7138/11, to: •permit a place of religious assembly to occur in the existing easterly building and its proposed addition, with a maximum gross floor area of 3,693 square metres, whereas the by-law states that one place of religious assembly shall be permitted and shall only occur in the easterly building existing as of the day of the passing of this by-law, and shall not exceed a maximum gross floor area of 1,075 square metres; •permit a day nursery to occur in the existing westerly building, with a maximum of 130 children and a maximum size of 574 square metres, whereas the by-law states that one day nursery shall be permitted and shall only occur in the westerly building existing as of the day of the passing of this by-law, and shall be restricted to a maximum of 54 children and shall not exceed 465 square metres in size; •recognize an existing setback of 3.4 metres between the easterly building and the lot line abutting Kingston Road, whereas the by-law states that all buildings shall be setback 14.0 metres from the lot line abutting Kingston Road; •recognize an existing building height of 8.0 metres for the westerly building, and permit building heights for the easterly building and its proposed addition as follows: a maximum of 30.0 metres to the top of the tower, and for the portion of the building not located within the cross hatched area, a maximum of 15.0 metres to the top of the roof, whereas the by-law permits a maximum building height of 7.5 metres, except in the area cross hatched on Schedule II, where the maximum building height shall be 15.0 metres; •permit a minimum of 195 parking spaces to be provided and maintained on the lands, whereas the by-law states that there shall be provided and maintained on the lands a minimum of 260 parking spaces; and •permit parking areas to be set back a minimum of 1.0 metre from the lot line abutting Kingston Road and 0.5 of a metre from the lot line abutting Merritton Road, whereas the by-law states that all parking areas shall be set back a minimum of 3.0 metres from all road allowances. Attachment 1 - 14 - Report MV 51/25 October 8, 2025 Page 2 The applicant requests approval of these variances to permit the construction of a 2,618 square metre addition to the existing easterly building, which is used as a place of religious assembly, and to expand the daycare use in the existing westerly building. This proposal will be subject to a future Site Plan Approval application. Recommendation Based on the application and supporting documentation filed by the applicant, and 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 existing easterly building and its proposed addition and the existing westerly building, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibits 2, 3, 4, 5, 6, 7, 8 & 9). Background Existing and Proposed Conditions The site contains two buildings. The easterly building, used for a place of worship and accessory uses, has a gross floor area (GFA) of 1,075 square metres, including a chapel with 100 seats. The applicant proposes a 2,618 square metre addition to the building, which includes a second worship area with a capacity of 548 seats. Together, the easterly building and the proposed addition will have a total GFA of 3,693 square metres and a combined seating capacity of 648. The applicant has indicated that the two worship areas would not be used at the same time, with the maximum number of patrons at any one service limited to 548. The westerly building contains a daycare and youth area. The existing daycare occupies 465 square metres and has a capacity of 54 children. The applicant proposes a 108.8 square metre addition to expand the daycare, involving interior alterations only. With the addition, the daycare will have a total GFA of 573.8 square metres and a maximum capacity of 129 children. The site currently provides 261 parking spaces. The Region of Durham purchased a portion of the property adjacent to Kingston Road to accommodate the planned Durham -Scarborough Bus Rapid Transit (BRT) project, resulting in the loss of some on-site parking. Following the transfer of land to the Region and the full build-out of the development, 195 parking spaces will remain on site. Hours of Operation The Church has indicated that they hold a single service each Sunday from 8:30 am to 11:30 am. A Sunday school operates concurrently with the main service and is intended for school-aged children of attending families. Some families leave immediately after worship, while others remain for breakfast. The daycare and youth area operate exclusively on weekdays. The Church has indicated that there is no overlap between the weekday daycare operations and the Sunday service. - 15 - Report MV 51/25 October 8, 2025 Page 3 TRCA Regulated Area A small portion of the property, located at the most northeastern tip, is within the Toronto and Region Conservation Authority’s (TRCA) regulated area. As shown on the applicant’s submitted plans, this area is proposed to contain only soft landscaping. No development or site works are proposed within the TRCA-regulated lands. Comments Regional and Pickering Official Plans The Regional Official Plan designates the property as “Urban System – Rapid Transit Corridor”, located within a Strategic Growth Area. Rapid Transit Corridors are intended to provide for a full range and mix of uses, including commercial, retail, institutional, residential, personal services, and offices. In January 2022, Council adopted City-initiated Official Plan Amendment 38 (OPA 38), which was approved by the Region of Durham in November 2022. It was then appealed to the Ontario Land Tribunal (OLT). On December 19, 2024, the OLT approved OPA 38 (in part), except for lands which are subject to site-specific appeals. As the subject property is not one of the properties that have a site-specific appeal, the policies of OPA 38 are in full force and effect. The property is located within the Dunbarton/Liverpool Precinct Intensification Area and is designated “Kingston Mixed Corridor – Residential”. Community, cultural, and recreational uses are permitted within this designation. Zoning By-law The property is zoned “SC-26” and “OS-HL” within Zoning By-law 3036, as amended by By-laws 2498/87, 2923/88 and 7138/11. Permitted uses within the “SC-26” zone include: • business office • commercial school • day nursery • financial institution • place of religious assembly • professional office A place of religious assembly may include worship, counseling, educational, contemplative, or other activities of a religious nature. This may include social, recreational, and charitable activities, as well as offices for administration. - 16 - Report MV 51/25 October 8, 2025 Page 4 Permitted uses within the “OS-HL” zone include: • preservation and conservation of the natural environment, soil, and wildlife • resource management The northeast corner of the property is zoned OS-HL. No development or parking areas are proposed within this portion of the site. Requested Variances Gross Floor Area The applicant is proposing an addition to the easterly building, resulting in a total GFA of 3,693 square metres, whereas the by-law permits a maximum GFA of 1,075 square metres. In addition, the applicant is proposing to expand the existing daycare to accommodate up to 130 children and a GFA of 574 square metres, whereas the by-law permits a maximum of 54 children and a GFA of 465 square metres. The intent of these provisions is to limit the size and scale of development on the subject lands so that it does not generate traffic impacts beyond what the surrounding road network can accommodate, and sufficient parking can be provided on-site. In support of the proposed development, the applicant submitted a Transportation Study, prepared by CGE Transportation Consulting, dated March 4, 2025. The table below summarizes the anticipated number of vehicle trips generated by the proposed development during the Sunday peak hour. Based on CGE’s analysis, the development is expected to generate approximately 538 vehicle trips during the Sunday peak hour (272 inbound and 266 outbound). Sunday Peak Hour 11:30 am to 12:30 pm In Out Total 272 266 538 The study also assessed existing and future traffic conditions on local roads and intersections, including the intersections of Kingston Road and Dixie Road, Kingston Road and Fairport Road, Kingston Road and Merritton Road, and Kingston Road and the site access. The study projected traffic conditions for 2030 (full build-out of the site) and 2035 (full implementation of the Durham-Scarborough BRT), accounting for background traffic growth and anticipated traffic from the proposed development. CGE’s analysis determined that the noted intersections currently operate at acceptable levels during the Sunday peak hour and are expected to continue to do so following the site’s full build-out and implementation of the BRT. The study concludes that the existing road network can accommodate the future traffic generated by the development. - 17 - Report MV 51/25 October 8, 2025 Page 5 Kingston Road is under the jurisdiction of the Region of Durham. The Region’s Works Department has reviewed the submitted Transportation Study and found it acceptable in principle. Detailed technical matters will be addressed through a future Site Plan Approval application (refer to the Input from Other Sources section below). The City’s Engineering Services Department has also reviewed the Transportation Study and has expressed no major concerns. Required technical revisions will be addressed through a future Site Plan Approval application (refer to the Input from Other Sources section below). Parking Spaces The applicant is requesting a variance to permit a minimum of 195 parking spaces on-site, whereas the by-law requires a minimum of 260 spaces. To support the request, the applicant submitted a Parking Study, prepared by CGE Transportation Consulting, dated May 7, 2025. CGE conducted parking surveys on January 26, 2025 (regular Sunday service in winter), April 19, 2025 (Easter service), and April 27, 2025 (regular Sunday service in spring) to record the number of occupied spaces during both regular and special services. CGE notes that two key measures are commonly used to evaluate parking demand. The first is the 50th percentile, which represents the sustained or median demand, meaning the number of spaces occupied for at least half of the observed period. This measure reflects typical parking demand during a service. The second is the 85th percentile, which captures short-term peaks, such as when vehicles wait temporarily for pick-up at the end of a service. The results of the surveys are summarized as follows: •During the Easter service, the highest number of cars observed was 99 between 11:00 am and 11:30 am. •During the winter Sunday service, the highest number of cars observed was 71 between 11:00 am and 12:00 pm. •During the spring Sunday service, the highest number of cars observed was 81 between 11:30 am and 12:00 pm. •The sustained (50th percentile) demand was 90 spaces during the Easter service, and 42 and 61 spaces during the winter and spring services, respectively. •The peak (85th percentile) demand was 97 spaces during the Easter service, and 68 and 77 spaces during the winter and spring services, respectively. In addition to vehicle counts, CGE also recorded attendance. During the April 27, 2025 service, a total of 190 attendees were present. Of these, 181 congregants drove and either parked on-site or were dropped off, indicating that approximately 95 percent of attendees arrived by car. The average vehicle occupancy was 3.93 persons per vehicle. Using this average, CGE projected that if the Church were operating at its maximum capacity of 548 seats, the resulting demand would be approximately 139 vehicles. - 18 - Report MV 51/25 October 8, 2025 Page 6 The study also examined future parking needs based on long-term growth. At a growth rate of five percent annually, the Church is expected to reach its full seating capacity in approximately 22 years, with the supply of 195 spaces remaining sufficient for about 29 years. Under a more aggressive scenario of ten percent annual growth, full capacity would be reached in about 11 years, with the 195 spaces sufficient for approximately 15 years. In both scenarios, CGE determined that the proposed parking supply would be adequate for the foreseeable future. Recognizing that certain events, such as Easter services, may generate short-term parking pressures beyond typical demand, CGE identified parking strategies that the Church will implement to manage occasional surges: • On-Site Parking Efficiency: The use of attendants or ushers, combined with clear on-site signage, to direct drivers to available spaces. This approach would help ensure all spaces are utilized and would reduce circulation and congestion within the site. • Shuttle Service to Off-Site Parking: For larger gatherings that are expected to exceed the on-site capacity, the Church will provide a shuttle service to nearby off -site lots, such as commercial properties that are generally vacant on Sunday mornings. The Church would seek permission from nearby property owners to use their parking lots, and would operate a shuttle loop with a small bus or van. • Communication Strategies: The Church will promote alternative modes of travel to reduce the number of single-occupant vehicles. This includes making announcements prior to large events, encouraging carpooling, family ridesharing, the use of public transit, and drop-offs. • Monitoring and Follow-Up Surveys: CGE recommends that the Church conduct attendance and parking utilization surveys every three to five years. This information would allow the Church to track growth trends and travel behaviour, and adjust its operations accordingly. For example, data could support the introduction of a second service if attendance for the existing Sunday service nears capacity. Based on the results of the study and the recommended mitigation strategies, CGE concluded that the proposed supply of 195 parking spaces is sufficient to accommodate the anticipated demand following full build-out of the development. City Development staff have reviewed the submitted Parking Study and have no objections to its findings. Building Setback from Kingston Road A variance is required to recognize the existing setback of 3.4 metres between the easterly building and the lot line abutting Kingston Road, whereas the by-law requires a minimum setback of 14.0 metres. - 19 - Report MV 51/25 October 8, 2025 Page 7 As noted above, the Region of Durham acquired a portion of the property adjacent to Kingston Road to accommodate the planned Durham-Scarborough BRT project. As a result of this land transfer, a portion of the existing easterly building is now located closer to the Kingston Road right-of-way. This variance arises solely from the Region’s land acquisition and is not the result of any action by the applicant. Building Heights The applicant is requesting a variance to recognize an existing building height of 8.0 metres for the westerly building, whereas the by-law permits a maximum height of 7.5 metres. This is an existing condition and represents only a minor increase above the permitted height. The applicant is also requesting a variance to permit building heights for the easterly building and its proposed addition as follows: • a maximum of 30.0 metres to the top of the tower; and • a maximum of 15.0 metres to the top of the roof for portions of the building outside the cross-hatched area on Schedule II. A variance for the height of the dome (19.5 metres) is not required, as the By -law exempts church domes from height restrictions. A similar exemption applies to clock towers; however, because the proposed tower does not include a clock, this provision does not apply. Therefore, the variance for the tower height is a technical matter. Similarly, the variance for the roof height is a technical matter because only parts of the building are outside the hatched area, where the maximum permitted height is 15.0 metres. Setback of Parking Areas The applicant is requesting a variance to permit parking areas to be set back a minimum of 1.0 metre from the lot line abutting Kingston Road and 0.5 of a metre from the lot line abutting Merritton Road, whereas the by-law requires a minimum setback of 3.0 metres from all road allowances. The intent of this provision is to provide a visual buffer between parking areas and the street. Through the future site plan review process, staff will work with the applicant to ensure sufficient landscaping is provided along all road frontages so that parking areas are appropriately screened from the public realm. Input From Other Sources Applicant • The applicant has submitted a Cover Letter in support of this application. Please contact the City Development Department to receive a copy of this letter at citydev@pickering.ca. - 20 - Report MV 51/25 October 8, 2025 Page 8 Engineering Services • Ensure the reduced parking setbacks do not adversely affect the drainage patterns in the surrounding area. • There are no major concerns with the submitted Transportation Study. Technical revisions to the study must be addressed through a future Site Plan Approval application. • Further comments will be provided during the Site Plan stage. Building Services • No comments or concerns from Building Services. Construction is not permitted to take place until a Building Permit has been applied for and issued. Durham Region, Works Department • The submitted Transportation Study is considered acceptable in principle. • There are no concerns from a transportation and traffic perspective with supporting the proposed minor variance request at this stage, noting that more detailed comments may be provided during the future Site Plan application review process. Toronto and Region Conservation Authority (TRCA) • No comments have been received from the TRCA as of the date of writing this report. Office of the Mayor • Mayor Kevin Ashe has submitted a letter in support of this application. Please contact the City Development Department to receive a copy of this letter at citydev@pickering.ca. Ward 2 Council Office • Regional Councillor Linda Cook and Local Councillor Mara Nagy have submitted a letter in support of this application. Please contact the City Development Department to receive a copy of this letter at citydev@pickering.ca. Public Input • No written submissions have been received from the public as of the date of writing this report. - 21 - Report MV 51/25 October 8, 2025 Page 9 Date of report: October 2, 2025 Comments prepared by: Isabel Lima Nilesh Surti, MCIP, RPP Principal Planner Division Head, Development Review & Urban Design IL:jc CityDevDept/D3700/2025/MV 51-25/7. Report/MV 51-25 Report.doc Attachments Original Signed By Original Signed By - 22 - Sheppard Avenue -04;6/- PlCKERlNG City Development Department l:\PLANNING\01-MapFiles\MV\2025\MV 51-25\MV 51-25\MV 51-25.aprx Location Ma File: MV 51/25 Exhibit 1 Frenchman's Bay A licant: St. Mary & St. John The Beloved Coptic Orthodox Church Munici al Address: 980 & 984 Kingston Road © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada, Department of Natural Resources. All rights reserved.;© Teranet Enterprises Inc. and its suppliers. All rights reserved.;© Municipal Property Assessment Corporation and its suppliers. All rights reserved. Date: Oct. 02, 2025 SCALE: 1:5,000 THIS ISNOTAPLANOFSURVEY. - 23 - 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 : MV 51 /2 5 Ap p l i c a n t : S t . M a r y & S t . J o h n t h e B e l o v e d C o p t i c O r t h o d o x C h u r c h Mu n i c i p a l A d d r e s s : 9 8 0 & 9 8 4 K i n g s t o n 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 : S e p t e m b e r 1 7 , 2 0 2 5 to p e r m i t a p l a c e of r e l i g i o u s as s e m b l y t o o c c u r in t h e e x i s t i n g ea s t e r l y b u i l d i n g an d i t s p r o p o s e d ad d i t i o n , wi t h a ma x i m u m g r o s s fl o o r a r e a o f 3, 6 9 3 s q u a r e me t r e s to p e r m i t a d a y nu r s e r y t o o c c u r i n th e e x i s t i n g we s t e r l y b u i l d i n g , wi t h a m a x i m u m o f 130 c h i l d r e n a n d a ma x i m u m s i z e o f 57 4 s q u a r e m e t r e s to r e c o g n i z e a n ex i s t i n g s e t b a c k of 3 . 4 m e t r e s be t w e e n t h e ea s t e r l y b u i l d i n g an d t h e l o t l i n e ab u t t i n g Ki n g s t o n R o a d to r e c o g n i z e a n ex i s t i n g b u i l d i n g he i g h t o f 8. 0 m e t r e s f o r t h e we s t e r l y b u i l d i n g to p e r m i t b u i l d i n g h e i g h t s f o r t h e ea s t e r l y b u i l d i n g a n d i t s p r o p o s e d ad d i t i o n a s f o l l o w s : • a m a x i m u m o f 3 0 . 0 m e t r e s t o t h e to p o f t h e t o w e r • f o r t h e p o r t i o n o f t h e b u i l d i n g n o t lo c a t e d w i t h i n t h e c r o s s h a t c h e d ar e a , a m a x i m u m o f 1 5 . 0 m e t r e s to t h e t o p o f t h e r o o f to p e r m i t a m i n i m u m o f 19 5 p a r k i n g s p a c e s t o be p r o v i d e d a n d ma i n t a i n e d o n t h e l a n d s to p e r m i t p a r k i n g a r e a s t o b e s e t b a c k a mi n i m u m o f 1 . 0 m e t r e f r o m t h e l o t l i n e ab u t t i n g K i n g s t o n R o a d a n d 0 . 5 o f a m e t r e fr o m t h e l o t l i n e a b u t t i n g M e r r i t t o n R o a d - 24 - Ex h i b i t 3 Su b m i t t e d S i t e P l a n – E x i s t i n g W e s t e r l y B u i l d i n g Fi l e N o : MV 51 /2 5 Ap p l i c a n t : S t . M a r y & S t . J o h n t h e B e l o v e d C o p t i c O r t h o d o x C h u r c h Mu n i c i p a l A d d r e s s : 9 8 0 & 9 8 4 K i n g s t o n 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 : S e p t e m b e r 1 7 , 2 0 2 5 Ex i s t i n g We s t e r l y Bu i l d i n g to p e r m i t a d a y n u r s e r y t o oc c u r i n t h e e x i s t i n g w e s t e r l y bu i l d i n g , w i t h a m a x i m u m o f 130 c h i l d r e n a n d a m a x i m u m si z e o f 57 4 s q u a r e m e t r e s - 25 - Ex h i b i t 4 Su b m i t t e d G r o u n d F l o o r P l a n – W e s t e r l y B u i l d i n g Fi l e N o : MV 51 /2 5 Ap p l i c a n t : S t . M a r y & S t . J o h n t h e B e l o v e d C o p t i c O r t h o d o x C h u r c h Mu n i c i p a l A d d r e s s : 9 8 0 & 9 8 4 K i n g s t o n 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 : S e p t e m b e r 1 7 , 2 0 2 5 Ch u r c h Y o u t h A r e a t o Re m a i n U n c h a n g e d Pr o p o s e d E x p a n s i o n o f Ex i s t i n g D a y c a r e (I n t e r i o r A l t e r a t i o n s O n l y ) to p e r m i t a d a y n u r s e r y t o oc c u r i n t h e e x i s t i n g we s t e r l y b u i l d i n g , w i t h a ma x i m u m o f 1 30 c h i l d r e n an d a m a x i m u m s i z e o f 57 4 s q u a r e m e t r e s - 26 - Ex h i b i t 5 Su b m i t t e d S i t e P l a n – E x i s t i n g E a s t e r l y B u i l d i n g & Pr o p o s e d A d d i t i o n Fi l e N o : MV 51 /2 5 Ap p l i c a n t : S t . M a r y & S t . J o h n t h e B e l o v e d C o p t i c O r t h o d o x C h u r c h Mu n i c i p a l A d d r e s s : 9 8 0 & 9 8 4 K i n g s t o n 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 : S e p t e m b e r 1 7 , 2 0 2 5 Ex i s t i n g Ea s t e r l y Bu i l d i n g & Pr o p o s e d Ad d i t i o n to p e r m i t a p l a c e o f r e l i g i o u s as s e m b l y t o o c c u r i n t h e ex i s t i n g e a s t e r l y b u i l d i n g an d it s p r o p o s e d a d d i t i o n , wi t h a ma x i m u m g r o s s f l o o r a r e a o f 3, 6 9 3 s q u a r e m e t r e s to r e c o g n i z e an e x i s t i n g se t b a c k o f 3. 4 m e t r e s be t w e e n t h e ea s t e r l y bu i l d i n g a n d th e l o t l i n e ab u t t i n g Ki n g s t o n R o a d (H i g h w a y 2 ) - 27 - Ex h i b i t 6 Su b m i t t e d G r o u n d F l o o r P l a n – E x i s t i n g E a s t e r l y B u i l d i n g & Pr o p o s e d A d d i t i o n Fi l e N o : MV 51 /2 5 Ap p l i c a n t : S t . M a r y & S t . J o h n t h e B e l o v e d C o p t i c O r t h o d o x C h u r c h Mu n i c i p a l A d d r e s s : 9 8 0 & 9 8 4 K i n g s t o n 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 : S e p t e m b e r 1 7 , 2 0 2 5 to p e r m i t a p l a c e o f r e l i g i o u s a s s e m b l y t o oc c u r i n t h e e x i s t i n g e a s t e r l y b u i l d i n g an d it s p r o p o s e d a d d i t i o n , wi t h a m a x i m u m gr o s s f l o o r a r e a o f 3 , 6 9 3 s q u a r e m e t r e s - 28 - Ex h i b i t 7 Su b m i t t e d S e c o n d F l o o r P l a n – E x i s t i n g E a s t e r l y B u i l d i n g & Pr o p o s e d A d d i t i o n Fi l e N o : MV 51 /2 5 Ap p l i c a n t : S t . M a r y & S t . J o h n t h e B e l o v e d C o p t i c O r t h o d o x C h u r c h Mu n i c i p a l A d d r e s s : 9 8 0 & 9 8 4 K i n g s t o n 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 : S e p t e m b e r 1 7 , 2 0 2 5 to p e r m i t a p l a c e o f r e l i g i o u s a s s e m b l y t o oc c u r i n t h e e x i s t i n g e a s t e r l y b u i l d i n g an d it s p r o p o s e d a d d i t i o n , wi t h a m a x i m u m gr o s s f l o o r a r e a o f 3 , 6 9 3 s q u a r e m e t r e s - 29 - Ex h i b i t 8 Su b m i t t e d F r o n t ( S o u t h ) E l e v a t i o n – E x i s t i n g W e s t e r l y B u i l d i n g Fi l e N o : MV 51 /2 5 Ap p l i c a n t : S t . M a r y & S t . J o h n t h e B e l o v e d C o p t i c O r t h o d o x C h u r c h Mu n i c i p a l A d d r e s s : 9 8 0 & 9 8 4 K i n g s t o n 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 : S e p t e m b e r 1 7 , 2 0 2 5 to r e c o g n i z e a n e x i s t i n g bu i l d i n g h e i g h t o f 8 . 0 m e t r e s fo r t h e w e s t e r l y b u i l d i n g - 30 - Ex h i b i t 9 Su b m i t t e d F r o n t ( S o u t h ) E l e v a t i o n – E x i s t i n g E a s t e r l y B u i l d i n g & P r o p o s e d A d d i t i o n Fi l e N o : MV 51 /2 5 Ap p l i c a n t : S t . M a r y & S t . J o h n t h e B e l o v e d C o p t i c O r t h o d o x C h u r c h Mu n i c i p a l A d d r e s s : 9 8 0 & 9 8 4 K i n g s t o n 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 : S e p t e m b e r 1 7 , 2 0 2 5 to p e r m i t b u i l d i n g h e i g h t s f o r t h e e a s t e r l y b u i l d i n g a n d it s p r o p o s e d a d d i t i o n a s f o l l o w s : • a m a x i m u m o f 3 0 . 0 m e t r e s t o t h e t o p o f t h e t o w e r • f o r t h e p o r t i o n o f t h e b u i l d i n g n o t l o c a t e d w i t h i n t h e cr o s s h a t c h e d a r e a , a m a x i m u m o f 1 5 . 0 m e t r e s t o th e t o p o f t h e r o o f 29 . 5 m - 31 - Attachment 2 - 32 - - 33 - - 34 - - 35 - - 36 - - 37 - - 38 - Attachment 3 - 39 - Attachment 4 - 40 - - 41 - - 42 - - 43 - - 44 - - 45 - - 46 - - 47 - - 48 - Report to Committee of Adjustment Application Number: MV 56/25 Date: November 12, 2025 From: Deborah Wylie Manager, Zoning & Administration Subject: Minor Variance Application MV 56/25 R. Schmalgemeyer 1376 Fordon Avenue Application The applicant requests relief from Zoning By-law 8149/24, to permit: •a porch to encroach into the required front yard setback to a maximum of 3.5 metres, whereas the By-law permits a porch to encroach into any required setback to a maximum of 2.0 metres; and •a maximum lot coverage of 39.5 percent, whereas the By-law requires a maximum lot coverage of 33 percent. The applicant requests approval of this minor variance application to permit an existing covered porch. 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. 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 existing front yard porch, as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 2 & 3). Comment Conforms to the Intent of the Official Plan As of January 1, 2025, following changes made by Bill 23, applicable parts of the Durham Regional Official Plan are now deemed to be part of Pickering’s Official Plan. Under the Regional Official Plan, the subject property is designated “Urban System – Community Areas”, which permits a wide range of uses, including residential. - 49 - Report MV 56/25 November 12, 2025 Page 2 Under the Pickering Official Plan, the subject site is designated “Urban Residential Areas – Low Density Area” within the Bay Ridges Neighbourhood, which permits accessory residential uses. 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 “R2A” – Residential Second Density, under Zoning By-law 8149/24. The requested variance to increase the maximum permitted encroachment into the front yard is from 2.0 metres to 3.5 metres. Additionally, the applicant requests a maximum lot coverage of 39.5 percent, whereas the By-law permits a maximum lot coverage of 33 percent. The intent of the maximum encroachment provision is to maintain an appropriate amount of yard space for amenity area. The required front yard setback for the semi-detached dwelling is 7.5 metres and the permitted encroachment into this required setback for a porch is 2.0 metres, therefore allowing a 5.5 metre setback for front yard porches. However, the existing covered porch is setback approximately 4.0 metres from the front property line resulting in a 3.5 metre encroachment into the required front yard. The intent of the lot coverage provision is to regulate the size and scale of buildings and structures on a lot and to ensure an adequate amount of space is left uncovered for stormwater management and lot drainage. Overall, the proposed dwelling accounts for 32.6 percent of lot coverage and the remaining 6.9 percent includes the front yard porch. The dwelling itself is slightly below the maximum permitted lot coverage of 33 percent. As the dwelling accounts for almost all of the permitted lot coverage, a variance is required to accommodate any size of a front porch. While the applicant proposes additional lot coverage, the existing dwelling will maintain adequate setbacks to accommodate soft landscaping, drainage, and private amenity space. Staff is of the opinion that the requested variances to permit the existing porch 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 are intended to permit an existing front yard porch. The porch maintains a front yard setback similar to the setbacks provided on adjacent properties. The proposed setback allows for sufficient space to avoid any privacy or overlook issues and are not expected to generate significant negative impacts on neighbouring properties. Staff is of the opinion that the requested variances are desirable and appropriate for the development of the land and are minor in nature. - 50 - Report MV 56/25 November 12, 2025 Page 3 Input From Other Sources Applicant •Owner replaced deteriorating front porch without securing a required building permit. Engineering Services •Ensure the increased lot coverage (if approved with this application) does not adversely affect the drainage patterns within the lot and surrounding area. Durham Region Community Growth and •No comments. Economic Development Building Services •Deck and roof constructed without the benefit of a building permit; awaiting Committee’s decision. No comments from Building Services regarding the application. Fire Department •No comments. Public Input •As of the date of this report, one area resident has provided comments in support of the application. Date of report: November 6, 2025 Comments prepared by: Original Signed By Original Signed By Kerry Yelk Deborah Wylie, MCIP, RPP Planner II Manager, Zoning & Administration KY:nr /CityDevDept/D3700/2025/MV 56-25/7. Report/MV 56-25 Report.docx Attachments - 51 - Attachment 1 / / Bayly Street I \ -I'--- Poprad Avenue Q) \ C C1l ~ ...J e 0 (/l Ol l.-------" -:, C 0 C1l 1:5) Cl) 0 s. ~ Subject ~ 0- Tatra Drive Lands I I I ')() \ )0 ')() X X -----Fordon Avenue ""O C1l 0 0::: C I ""O 0 "2 ~ C1l > ..9:! ::::, 0 Ill Fuschia Lane ..9:! .Cl 0 C ~ C) Bayview Heights Mitchel Park Public School T~TTTT\\IDJ~~~ Location Map ~of File: MV 56/25 Applicant: R. SchmalQemeyer PlCKERlNG Municipal Address: 1376 Fordon Avenue © The Corporation of the City of Pickering Produced (in part) under license from: Date: Oct. 03, 2025 City Development © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Department Right of Canada, Department of Natural Resources. All rights reserved.;© Teranet Enterprises Inc. and its SCALE: 1:2,000 1 suppliers. All rights reserved.;© Municipal Property Assessment Corporation and its suppliers. All rights reserved. THIS ISNOTAPL.ANOFSURVEY. l:\PLANNING\01-MapFIles\MV\2025\MV 56-25\MV 56-25.aprx - 52 - At t a c h m e n t 2 Su b m i t t e d S i t e P l a n Fi l e N o : MV 56 /2 5 Ap p l i c a n t : R . S c h m a l g e m e y e r Mu n i c i p a l A d d r e s s : 13 7 6 F o r d o n A v e n u 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 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 : O c t o b e r 2 0 , 2 0 2 5 to p e r m i t a p o r c h t h a t m a y e n c r o a c h in t o t h e r e q u i r e d f r o n t y a r d s e t b a c k t o a m a x i m u m o f 3 . 5 m e t r e s to p e r m i t a m a x i m u m l o t c o v e r a g e o f 39 . 5 p e r c e n t - 53 - At t a c h m e n t 3 Su b m i t t e d F r o n t ( S o u t h ) E l e v a t i o n Fi l e N o : MV 56 /2 5 Ap p l i c a n t : R . S c h m a l g e m e y e r Mu n i c i p a l A d d r e s s : 1 3 7 6 F o r d o n A v e n u 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 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 : O c t o b e r 2 0 , 2 0 2 5 - 54 - Report to Committee of Adjustment Application Number: MV 57/25 Date: November 12, 2025 From: Deborah Wylie Manager, Zoning & Administration Subject: Minor Variance Application MV 57/25 Kubota Canada Ltd. 1155 Kubota Drive Application The applicant requests relief from Zoning By-law 8149/24 to permit an accessory structure in the front yard, whereas the By-law requires accessory buildings and structures only in the rear yard. The applicant requests approval of this minor variance application to obtain a building permit to construct a security trailer. 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. 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 security trailer, as generally sited and outlined in the applicant’s submitted plans (refer to Attachments 2, 3 and 4). Comment Conforms to the Intent of the Official Plan As of January 1, 2025, following changes made by Bill 23, applicable parts of the Durham Regional Official Plan are now deemed to be part of Pickering’s Official Plan. Under the Regional Plan, the subject property is designated “Urban System – Employment Areas”. This designation permits a range of employment and industrial use. The Pickering Official Plan designates the subject property as “Employment Areas - Prestige Employment” which is intended to accommodate employment and industrial uses. - 55 - Report MV 57/25 November 12, 2025 Page 2 The proposed security trailer is considered an accessory structure to the existing employment use and will support employment functions on the subject site. Staff is of the opinion that the requested variance maintains the general intent and purpose of the Official Plans. Conforms to the Intent of the Zoning By-law The subject property is zoned X357(SPEG-1) – Exception Zone 357 under Zoning By-law 8149/24. The requested variance is to permit a security trailer to be located within the front yard. The intent of locating accessory structures in the rear yard is to minimize the visual impact of accessory buildings on adjacent properties and the streetscape, ensure appropriate drainage, and to ensure that unobstructed access to the rear of the property is available. The proposed accessory structure occupies a minimal footprint and does not impede access to the rear portion of the property, given the substantial size of the lot. Regarding visual impact, the proposed trailer has a height of 2.43 metres, which is well below the maximum permitted height of 3.5 metres. Additionally, the trailer is set back 75.3 metres from the front lot line, significantly exceeding the minimum required setback of 2 metres, thereby minimizing its visibility from the neighbouring properties. Staff is of the opinion that the requested variance maintains the general intent and purpose of the Zoning By-law. Desirable for the Appriopriate Development of the Land and Minor in Nature The requested variance will permit the installation of a security trailer that supports site operations without altering the intended land use. The front yard currently accommodates loading and parking facilities, making it a suitable location for the trailer. Due to its small size, the proposed structure will not generate any adverse impacts on site functionality or surrounding properties. Staff is of the opinion that the requested variance is desirable for the appropriate development of the land and is minor in nature. Input From Other Sources Applicant •The applicant has submitted a PlanningRationale Letter in support of this application. Please contact the CityDevelopment Department to receive a copy of this letter at citydev@pickering.ca. Building Services •No comments. Engineering Services •No comments. - 56 - Report MV 57/25 November 12, 2025 Page 3 Fire Services •No comments. Toronto and Region Conservation Authority (TRCA) •No objections or comments. Date of report: November 5, 2025 Comments prepared by: Original Signed By Original Signed By Figo Pham Ash Roy, B.URPl. Zoning Technician Planner I Original Signed By Deborah Wylie, MCIP, RPP Manager, Zoning & Administration FP:AR:dg /CityDevDept/D3700/2025/MV 57-25/7. Report/MV 57-25 Report.doc Attachments - 57 - J V ( \ I L Subject Lands r'HighwaY. 7 X X X X ~x )< X _) ~x ~ X Xx ~x ~x x ><x C Highway 407 f------J'c+-------,<-------41UJ ) ,,-------1 I -04;6/- PlCKERlNG Location Map File: MV 57/25 Applicant: Kubota Canada Ltd. Municipal Address: 1155 Kubota Drive © The Corporation of the City of Pickering Produced (in part) under license from: J © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in D City Development Department Right of Canada, Department of Natural Resources. All rights reserved.;© Teranet Enterprises Inc. and its suppliers. All rights reserved.;© Municipal Property Assessment Corporation and its suppliers. All rights reserved. l:\PLANNING\01-MapFIles\MV\2025\MV 57-25\MV 57-25\MV 57-25.aprx Attachment 1 l,.1 f-- t Date: Oct. 02, 2025 SCALE: 1:10,00 THIS ISNOTAPLANOFSURVEY. - 58 - Attachment 2 Submitted Site Plan File No: MV 57/25 Applicant: Kubota Canada Ltd. Municipal Address: 1155 Kubota Drive CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: October 7, 2025 to permit an accessory structure (security trailer) in the front yard - 59 - At t a c h m e n t 3 Su b m i t t e d F l o o r P l a n Fi l e N o : MV 57 /2 5 Ap p l i c a n t : K u b o t a C a n a d a L t d . Mu n i c i p a l A d d r e s s : 1 1 5 5 K u b o t a 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 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 : O c t o b e r 7 , 2 0 2 5 - 60 - At t a c h m e n t 4 Su b m i t t e d E l e v a t i o n P l a n s Fi l e N o : MV 57 /2 5 Ap p l i c a n t : K u b o t a C a n a d a L t d . Mu n i c i p a l A d d r e s s : 1 1 5 5 K u b o t a 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 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 : O c t o b e r 7 , 2 0 2 5 - 61 - Report to Committee of Adjustment Application Number: MV 58/25 Date: November 12, 2025 From: Deborah Wylie Manager, Zoning & Administration Subject: Committee of Adjustment Application MV 58/25 C. & R. Powell 875 Baylawn Drive Application The applicant requests relief from Zoning By-law 8149/24, to permit a rear deck to be located 3.5 metres from the area designated “OS-HL”, whereas the By-law requires a minimum setback of 6.0 metres. The applicant requests approval of this minor variance application to obtain a building permit to construct a rear 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. 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 rear deck, as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 2, 3 & 4). Comment Conforms to the Intent of the Official Plan As of January 1, 2025, following changes made by Bill 23, applicable parts of the Durham Regional Official Plan are now deemed to be part of Pickering’s Official Plan. Under the Regional Plan, the subject properties are designated “Urban System – Community Areas”. This designation permits a wide range of uses, including residential. The Pickering Official Plan designates the subject properties as “Urban Residential Areas – Low Density Area”, which are intended to accommodate residential uses. Rear decks are common structure within residential areas. - 62 - Report MV 58/25 November 12, 2025 Page 2 Staff is of the opinion that the requested variance maintains the general intent and purpose of the Official Plans. Conforms to the Intent of the Zoning By-law The subject property is zoned “X252” (S1)(OS-HL) – Exception Zone 252 under Zoning By-law 8149/24. The applicant is requesting a rear deck to be located 3.5 metres from the area designated “OS-HL”, whereas the By-law requires a minimum setback of 6.0 metres from the nearest limit of the area designated “OS-HL”. The intent of this provision is to ensure that structures are appropriately set back from the “OS-HL” area to minimize potential impacts on adjacent open space and natural heritage features, while maintaining the existing open character of the rear yard. The “OS-HL” limit at the rear of the property is diagonal, resulting in only a portion of the deck, including the stairs, encroaching into the required setback. The remainder of the structure complies with the By-law provision. The rear yard is well screened by mature trees, and there are no residential dwellings to the rear of the property, eliminating any potential privacy concerns. The structure is consistent in form and scale with other decks in the surrounding area and will not alter the established character of the neighbourhood. Staff is of the opinion that requested variance maintains the general intent and purpose of the Zoning By-law. Desirable for the Appriopriate Development of the Land and Minor in Nature The proposed rear deck functions as an outdoor amenity space extending from the principal dwelling and includes an uncovered staircase providing access to the rear yard. The encroachment toward the area designated “OS-HL” is limited to a small portion of the structure, while most of the deck complies with the required setback. The deck maintains adequate separation from the “OS-HL” limit and will not result in any adverse impact on adjacent lands or natural features. Staff is of the opinion that the requested variance is desirable for the appropriate development of the land and is minor in nature. Input From Other Sources Applicant • The existing deck is aging and unsafe, requiring replacement, and the proposed design is to provide safe access to the rear yard due to the change in grade. Engineering Services • No comments. Fire Services • No comments. - 63 - Report MV 58/25 November 12, 2025 Page 3 Building Services •A Building Permit application has been submitted, awaiting Committee’s decision. No concerns from Building Services regarding the application. Construction is not permitted to take place until the Building Permit has been issued. Toronto and Region Conservation Authority (TRCA) •Staff has no objection. Public Input •No written submissions have been received from the public as of the date of writing this report. Date of report: November 5, 2025 Comments prepared by: Original Signed By Original Signed By Ash Roy, B.URPL. Deborah Wylie, MCIP, RPP Planner I Manager, Zoning & Administration AR:jc /CityDevDept/D3700/2025/MV 54-25/7. Report/MV 54-25 Report.docx Attachments - 64 - -Erin Gate 'Rark -04;6/- PlCKERlNG City Development Department l:\PLANNING\01-MapFiles\MV\2025\MV 58-25\MV 58-25\MV 58-25.aprx Location Ma File:MV 58/25 A Baylawn Drive Ravine Munici al Address: 875 Baylawn Drive © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada, Department of Natural Resources. All rights reserved.;© Teranet Enterprises Inc. and its suppliers. All rights reserved.;© Municipal Property Assessment Corporation and its suppliers. All rights reserved. A Primrose Court ""O C1l 0 a::: ~ 0 e- C1l LL .-,,--r 0uncannon 1 Ravine' Date: Oct. 02, 2025 SCALE: 1:3,000 THIS ISNOTAPLANOFSURVEY. - 65 - Attachment 2 Submitted Site Plan File No: MV 58/25 Applicant: C. & R. Powell Municipal Address: 875 Baylawn Drive CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: October 7, 2025 to permit a rear deck to be located 3.5 metres from the area designated “OS-HL” 3.5m - 66 - At t a c h m e n t 3 Su b m i t t e d D e c k F l o o r P l a n Fi l e N o : MV 58 /2 5 Ap p l i c a n t : C . & R . P o w e l l Mu n i c i p a l A d d r e s s : 8 7 5 B a y l a w n 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 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 : O c t o b e r 1 0 , 2 0 2 5 - 67 - At t a c h m e n t 4 Su b m i t t e d D e c k E l e v a t i o n P l a n Fi l e N o : MV 58 /2 5 Ap p l i c a n t : C . & R . P o w e l l Mu n i c i p a l A d d r e s s : 8 7 5 B a y l a w n 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 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 : O c t o b e r 1 0 , 2 0 2 5 - 68 - Report to Committee of Adjustment Application Number: LD 11/25 Date: November 12, 2025 From: Deborah Wylie Manager, Zoning & Administration Subject: Consent Application LD 11/25 A. Asokkanth, P. Santhiralingam & M. Subramaniam 1981 Guild Road Application The applicant is proposing to sever an 876.6 square metre parcel of land (Part 1) while retaining an 876.6 square metre parcel of land (Part 2). Recommendation Staff has reviewed Consent Application LD 11/25, with respect to Section 51(24) of the Planning Act criteria and has no objections to the consent application, subject to the conditions outlined within Attachments 3, 4 & 5. Background The applicant’s previous consent applications (LD 084/2019, LD 067/2021, and LD 066/2023) were conditionally approved by the Region; however, each approval lapsed as the conditions of consent were not satisfied within the prescribed two-year period. The applicant has now resubmitted the same proposal for consideration to facilitate the creation of the proposed lot configuration. In support of the earlier consent applications, Minor Variance Applications P/CA 100/21 and P/CA 101/21 were approved to permit reduced lot frontages associated with the proposed severance. The current submission maintains the same development intent and lot design as previously reviewed and conditionally approved through the prior applications. Comments Official Plan The subject lands are designated “Urban Residential Area – Low Density Areas” under the Pickering Official Plan, which permits residential uses. City Policy 12.12 encourages development to be compatible with the character of existing development which character is reflected by features including but not limited to: lots with low lot coverage; the existing lotting pattern; style and siting of dwellings; and the significant mature vegetation. - 69 - Report LD 11/25 November 12, 2025 Page 2 Zoning By-law The subject lands are zoned “Residential First Density Zone – R1D” within Zoning By-law 8149/24, as amended by Minor Variance decisions P/CA 100/21 and P/CA 101/21: Lots Zone Minimum Lot Area (m2) Proposed Lot Area (m2) Minimum Lot Frontage (m) Proposed Lot Frontage (m) Severed Parcel (Part 1) R1D 550.0 876.6 15.5 15.5 Retained Parcel (Part 2) R1D 550.0 876.6 15.5 15.5 The proposed lots appear to comply with the minimum lot frontage and lot area requirements of the Zoning By-law and staff is satisfied that the proposed severance is appropriate. Input From Other Sources Engineering Services •Conditions of approval are attached hereto as Attachment 4. Fire Services •No comments on the land division application. Building Services •Remove the existing building where it intersects with the proposed property line. A demolition permit must be applied for, obtained, and demolished. Once completed, the land division can proceed. Toronto and Region Conservation Authority •TRCA staff have no objections or comments for the proposed severance. Region of Durham Community Growth and Economic Development and Works Departments •Conditions of approval are attached hereto as Attachment 5. Public Input •As of the date of writing this report, no written submission has been received from the public. Date of report: November 4, 2025 Comments prepared by: Ash Roy, B.URPL. Deborah Wylie, MCIP, RPP Planner I Manager, Zoning & Administration AR:nr /CityDevDept/D3500/2025/LD 11-25/8. Report/LD 11-25 Report.docx Attachments Original Signed By Original Signed By - 70 - af:j of PlCKERlNG City Development Department L:\PLANNING\01-MapFiles\LD\2025\LD 11-2025\LD 11-2025.aprx ""O Cll 0 0:: ""O :, (9 Location Map File: LO 11/25 Finch Avenue Subject ,____ Lands ~----1 ""O Cll 0 0:: Cll >, 0 0:: Attachment 1 D Applicant:A. Asokkanth, P. Santhiralingam & M. Subramaniam Municipal Address:1981 Guild Road © The Corporation of the City of Pickering Produced (in part) under license from: Date: Oct. 03, 2025 © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.,© His Majesty the King in Right of Canada, Department of Natural Resources. All rights reserved.;© Teranet Enterprises Inc. and its SCALE: 1:3,000 I suppliers. All rights reserved.,© Municipal Property Assessment Corporation and its suppliers. All rights reserved. THIS ISNOTAPLANa= SURVEY. - 71 - At t a c h m e n t 2 Sev e r e d Pa r c e l GUILD ROAD (8 7 6 . 6 m 2) Re t a i n e d Pa r c e l (8 7 6 . 6 m 2) LD 11 /2 5 Co n s e n t t o s e v e r a 8 7 6 . 6 s q u a r e me t r e p a r c e l o f la n d ( P a r t 1 ) w h i l e re t a i n i n g a 87 6 . 6 s q u a r e me t r e p a r c e l o f la n d ( P a r t 2 ) . Su b m i t t e d D r a f t R e f e r e n c e P l a n Fi l e N o : LD 11 /2 5 Ap p l i c a n t : A. A s o k k a n t h , P . S a n t h i r a l i n g a m & M . S u b r a m a n i a m Mu n i c i p a l A d d r e s s : 19 8 1 G u i l d 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 : O c t o b e r 1 0 , 2 0 2 5 - 72 - Attachment 3 November 12, 2025 Recommended Conditions of Approval for Consent LD 11/25 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 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 located thereon. 2. Submit one copy of a Deposited Reference Plan, to the satisfaction of the City of Pickering, upon completion of Condition 1 above. 3. Ensure that any existing structure(s) on severed parcel or that straddle both the retained and severed parcels are removed and that all inspections have been completed. 4. Provide a certified cheque, made payable to the City of Pickering for cash-in lieu of parkland for each newly created lots. The parkland fee shall be in accordance with the City’s General Municipal Fees By-law in effect at the date of such payment (the current amount is $7,865.00 per each newly created lot). 5. Coordinate with the City of Pickering, City Development Department to assign an appropriate municipal address for the retained and severed parcels. 6. That the consent be subject to the following periods: • Last day for fulfilling Conditions is November 12, 2027 • Expiry Date of Application LD 11/25 is December 12, 2027 Upon fulfillment of these conditions the applicant must submit a cheque payable to the City of Pickering in the amount of $1,145.00 for the stamping of the deed package, to be prepared and submitted by a lawyer. Clearing Agencies 1. 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 Development Department that Conditions #1 to #6 have been carried out to its satisfaction. 2. 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 the Conditions in Attachment II have been carried out to its satisfaction. - 73 - Attachment 3 Page 2 of 2 3. 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 Community Growth and Economic Development Department that the Conditions in Attachment III have been carried out to its satisfaction. 4. 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 the Conditions in Appendix III have been carried out to its satisfaction. 5. 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 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 City of Pickering Committee of Adjustment 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. - 74 - Attachment 4 Memo To: Ash Roy Planner I November 4, 2025 From: Paal Helgesen Division Head, Water Resources & Development Services Copy: Manager, Zoning & Administration Supervisor, Development Approvals Coordinator, Development Approvals Subject: Land Division Application LD 011/2025 -Conditions -Asokkanth Santhiralingam -1981 Guild 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 find it to be acceptable. The plan can be deposited at the Land Registry Office (LRO). 2.The applicant will be required to provide an Engineering Review Fee of $1,750.00 for the two proposed lots, and a fee of $2,330.00 for the clearance of Water Resources & Development Services conditions. A cheque, payable to the City of Pickering, in the amount of $4,080.00 will be required. 3.As a condition of severance, the applicant must pay to the City $446.74 ($2,550.00/hectare) for their Stormwater Maintenance Fee. 4.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 soils, 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. 5.The City requires a stormwater management brief to be submitted for review. The brief shall address the following design criteria: - 75 - a. 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 ‘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. b. 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. c. 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. 6. 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. Compensation for loss of tree canopy will be required and is over and above any required boulevard tree as per the Boulevard Tree Planting Program. 7. 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 November 4, 2025 Page 2 of 2 Land Division Application LD 011-2025 - 76 - - 77 - The Regional Municipality of Durham Community Growth and Economic Development Department Community Growth Division 605 ROSSLAND ROAD EAST LEVEL4 PO BOX 623 WHITBY, ON L 1 N 6A3 CANADA 905-668-7711 1-800-372-1102 Email: CommunityGrowth@durham.ca durham.ca October 3, 2025 Ash Roy , Planner I Zoning & Administration City Development Department One The Esplanade City of Pickering Pickering , ON L 1V 6K7 Re: Application for Consent LD 11/25 Regional File No.: LD 082/2025 Applicants: A. Asokkanth, P. Santhiralingam & M. Subramaniam Location: 1981 Guild Road Municipality: City of Pickering Hearing Date: November 12, 2025 RECOMMENDATION: That application LO 11/25 be approved subject to the applicants satisfying the Regional Works Department's conditions dated October 31 , 2025 . Sandra Austin Commissioner of Community Growth and Economic 1. PURPOSE OF APPLICATION Development The purpose of the consent application is to create one additional residential lot. The applicants are proposing to sever a 876.6 square metre parcel of land (Part 1) while retaining a 876.6 square metre parcel of land (Part 2). The applicants intends to construct new detached dwellings on the severed and retained parcels. The existing dwelling will be demolished. 2. BILL 23 PROCLAMATION OF THE REGION OF DURHAM Please be advised that effective January 1, 2025, the Region became an upper-tier municipality without planning responsibilities. As such , the comments pertaining to conformity and consistency with the Region of Durham Official Plan and provincial plans and policies and those comments relating to the Region's delegated provincial plan review responsibilities now fall under the purview of the area municipalities. "Service Excellence If this information is required in an accessible format, please contact for our Communities" Reception at 1-800-372-1102, extension 2548. Attachment 5 - 78 - LD 11/25 3. REGIONAL DEPARTMENT COMMENTS Regional Works Department According to our water billing records, No. 1981 Guild Road is connected to the Regional water and sanitary system supply. New water and sanitary services will need to be installed to service the additional lot. As a condition of approval for this application , the applicants will be required to pay to the Region the costs of the water and sanitary connection charges. The applicants may also require the installation of a storm sewer connection as a condition of approval from the local municipality. The Region of Durham can include the installation of storm connection(s) on behalf of the Municipality at full cost to the applicants. If the Region is installing a new 150 mm diameter storm sewer connection , we require a deposit of $20,000. The Regional Works Department has no objection to the proposed application subject to the applicants satisfying the conditions dated October 31 , 2025. 4. CONCLUSION The proposed application will permit the creation of one new residential lot. The existing dwelling on the property is proposed to be demolished to support the development of two (2) new single­ detached dwellings. The proposed application supports new housing opportunities and compact built form through residential infilling developments. The Region has no objection to the proposed application . Yours truly, Vannitha Chanthavong Vannitha Chanthavong, MCIP, RPP Project Planner cc : Michelle Rea , Regional Works Department Attachment 1: Regional Works Department comments October 31 , 2025 -2- - 79 - The Regional Municipality of Durham Works Department 605 Rossland Rd. E. Level5 PO Box 623 Whitby, ON L 1 N 6A3 Canada 905-668-7711 1-800-372-1102 works@durham. ca www.durham.ca Sent Via email : aroy@pickering.ca October 31 , 2025 RE: File Number LD 082/2025 (LD 09/24), Previously LD 066/2023 A. Asokkanth, P. Santhiralingam 1981 Guild Road Lots 33 and 34 of Registered Plan 316, Plan 40R-30841 City of Pickering Dear Ash Roy and Mr. Trombino , Please be advised that our department has no objections to the granting of approval for the above noted severance application. The application is for the creation of two lots for two new detached dwellings. The existing dwelling has been demolished. According to our water billing records, No. 1981 Guild Road is connected to the Regional water and sanitary system supply. New water and sanitary services will need to be installed to service the additional 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 charges. The applicant may also require the installation of a storm sewer connection as a condition of approval from the local municipality. The Region of Durham can include the installation of storm connection(s) on behalf of the Municipality at full cost to the applicant. If the Region is installing a new 150 mm diameter storm sewer connection , we require a deposit of $20,000. 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: If you require this information in an accessible format, please call 1-800-372-1102 extension 2009. - 80 - 1981 Guild Road Lots 33 and 34 of Registered Plan 316 , Plan 40R-30841 City of Pickering Page 2 of 2 1. Payment for one 19 mm water service connection at $3,885.00 $3 ,885 per connection (flat rate): Or payment for one 25 mm water service connection at $4 ,830 (flat rate) 2. Payment for one 100 mm sanitary service connection at $4 ,035.00 per connection (flat rate) : $4,035.00 3. Payment for existing water and sanitary inspections $262 The total amount owing at the current rate is $8,182. Payment shall be made by cheque or credit card. The above fees are subject to revision on January 1, 2026. Regional connection permits can be issued to the applicant once the above payment is remitted to our department and municipal addresses are assigned. 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. The severed land will be subject to Reg ional Development Charges at the time of building permit issuance. In the event you have any questions, please contact the undersigned . Sincerely, Michelle Rea Development Approvals Technician Michelle.Rea@durham.ca 905-668-7711 X 3400 - 81 -