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HomeMy WebLinkAboutJanuary 14, 2026 Committee of Adjustment Hearing Agenda Electronic Meeting January 14, 2026 - 07:00 PM Hearing Number: 1 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 Land Acknowledgement Statement Disclosure of Interest Adoption of Agenda Adoption of Minutes Draft Minutes for the December 10, 2025 Committee of Adjustment Hearing Page 3 Minor Variance Reports MV 01/26 - 4938 (Old) Brock Road Page 16 B. Barrer MV 02/26 - 1125 Cedarcroft Crescent Page 24 1. 2. 3. 4. 4.1 5. 5.1 5.2 A. Akbari MV 03/26 - 1609 Winville Road Page 33 H. Hafeez MV 05/26 - 842 Reytan Boulevard Page 39 S. Alexander MV 06/26 - 1127 Enchanted Crescent Page 45 T. Shanmuganathan & J. Tharshan MV 07/26 - 1142 Skyridge Boulevard Page 51 M. Bilal MV 09/26 - Bayly Street Page 57 Corporation of the City of Pickering Adjournment 5.3 5.4 5.5 5.6 5.7 6. Committee of Adjustment Hearing Agenda January 14, 2026 - 2 - 1 Committee of Adjustment Hearing Minutes Electronic Meeting December 10, 2025 07:00 PM Pending Adoption Present Omar Ha-Redeye Denise Rundle – Vice-Chair Sakshi Sood Joshi Rick Van Andel Sean Wiley – Chair Also Present Deborah Wylie, Secretary-Treasurer Isabel Lima, Secretary-Treasurer Jasmine Correia, Assistant Secretary-Treasurer Nilissa Reynolds, Assistant Secretary-Treasurer – Host Kerry Yelk, Senior Planner, Zoning Tanejaé Page-Hamilton, Zoning Examiner Figo Pham, Zoning Technician 1. Disclosure of Interest Not applicable. 2. Adoption of Agenda Moved By Sakshi Sood Joshi Seconded By Rick Van Andel That the agenda for the Wednesday, December 10, 2025 hearing be adopted. Carried Unanimously 3. Adoption of Minutes - 3 - Committee of Adjustment Hearing Minutes December 10, 2025 2 Moved By Omar Ha-Redeye Seconded By Rick Van Andel That the minutes of the 11th hearing of the Committee of Adjustment held Wednesday, November 12, 2025 be adopted. Carried Unanimously 3.1 Draft November 12, 2025, Committee of Adjustment Hearing Minutes 4. Minor Variance Reports 4.1 MV 59/25 - 1515 Pickering Parkway Pickering Valley Developments Limited The applicant requests relief from Zoning By-law 8149/24 to permit a minimum parking ratio of 0.5 parking spaces per apartment dwelling unit for residents (286 resident parking spaces), whereas the By-law requires a minimum parking ratio of 0.55 parking spaces per apartment dwelling unit for residents (315 resident parking spaces). The applicant requests approval of this variance to obtain Site Plan Approval for the construction of a 40-storey residential condominium tower containing 571 dwelling units. Input from other sources was received from the Applicant, the City’s Engineering Services, and the City’s Building Services Section. In support of the application, the applicant has submitted a Cover Letter and Parking Variance Letter in support of this application. Please contact the City Development Department to receive a copy of these letters at citydev@pickering.ca. Mallory Nievas, agent, was present to represent the application. No further representation was present in favour of or in objection to the application. The agent made a brief presentation in support of the application. In response to a question from a Committee member the agent stated that at the time of the Zoning By-law Amendment a parking requirement of 0.5 parking spaces per unit was requested, however after collecting sales data it is showing the reduction is necessary due to a lower demand of parking being purchased than - 4 - Committee of Adjustment Hearing Minutes December 10, 2025 3 predicted. A Committee member commented that they found the cover letter useful in justifying the four-part test of the Planning Act. Moved By Rick Van Andel Seconded By Omar Ha-Redeye That application MV 59/25 by Pickering Valley Developments Limited, 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 residential condominium tower, as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 2, 3, 4, 5, 6 & 7 attached to the staff report to the Committee of Adjustment dated December 10, 2025). Carried Unanimously 4.2 MV 60/25 - 1557 Avonmore Square J. Vrtik The applicant requests relief from Zoning By-law 8149/24 to permit: • an uncovered deck to encroach into the required rear yard setback to a maximum of 2.5 metres, whereas the By-law permits an uncovered platform to encroach into any required setback to a maximum of 2.0 metres; and • a maximum lot coverage of 54 percent, whereas the By-law permits a maximum lot coverage of 50 percent. The applicant requests approval of these variances to obtain a building permit to recognize an existing deck. Input from other sources was received from the Applicant, the City’s Engineering Services, and the City’s Building Services Section. In support of the application, the applicant identified that they need more usable outdoor space. Evan Connors, agent, was present to represent the application. No further - 5 - Committee of Adjustment Hearing Minutes December 10, 2025 4 representation was present in favour of or in objection to the application. The agent stated that the new deck will be the same size as the existing deck. The existing deck is very unsafe, it is currently falling away from the house, the stairs are collapsing, and three footings are missing. After reading report, considering comments from the applicant regarding safety issues, Denise Rundle found the application to meet the four-part test of the Planning Act, and the following motion was moved: Moved By Denise Rundle Seconded By Sakshi Sood Joshi That application MV 60/25 by J. Vrtik, 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 existing deck, as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 2, 3 & 4 attached to the staff report to the Committee of Adjustment, dated December 10, 2025). Carried Unanimously 4.3 MV 61/25 - 2657 Delphinium Trail Z. Mahmood The applicant requests relief from Zoning By-law 8149/24, to permit a maximum driveway width of 5.2 metres, whereas the By-law requires a maximum driveway width of 4.6 metres. The applicant requests approval of this minor variance application to obtain a building permit to widen the driveway for an additional parking space needed for an additional dwelling unit. Input from other sources was received from the Applicant, the City’s Engineering Services, the City’s Building Services Section, and the Toronto and Region Conservation Area (TRCA). In support of the application, the applicant identified three parking spaces are - 6 - Committee of Adjustment Hearing Minutes December 10, 2025 5 required for the ADU. One space can be accommodated in the garage and one within the permitted 4.6 metre driveway width, but a third space cannot be provided without widening the driveway by 0.6 metres. The change is limited to the private driveway and will have no impact on the street or neighbourhood, with only a minor reduction in landscaped area. Salman Syed, agent, 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 Seconded By Rick Van Andel That application MV 61/25 by Z. Mahmood, 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 driveway, as generally sited and outlined on the applicant’s submitted plans (refer to Attachment 2 attached to the staff report to the Committee of Adjustment, dated December 10, 2025). Carried Unanimously 4.4 MV 62/25 - 1009 Dashwood Court R. Sansanwal The applicant requests relief from Zoning By-law 8149/24, to permit a deck to encroach into any required rear yard to a maximum of 3.32 metres, whereas the By- law requires a maximum rear yard encroachment of 2.0 metres. The applicant requests approval of this minor variance application to obtain a building permit for an existing rear deck. Input from other sources was received from the Applicant, the City’s Engineering Services, the City’s Building Services Section, and one area resident. In support of the application, the applicant identified that the lot is unique in the sense the west property line angles to the east property line to form a triangle. Vinti Sansanwal, applicant, was present to represent the application. No further representation was present in favour of or in objection to the application. - 7 - Committee of Adjustment Hearing Minutes December 10, 2025 6 The applicant commented that this variance is required due to the irregular lot. The variance was noted after the building permit was issued. In response to a question from a Committee member, the agent stated they have amended drawings ready to submit to Building Services for a revised building permit. Moved By Omar Ha-Redeye Seconded By Denise Rundle That application MV 62/25 by R. Sansanwal, 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 rear deck, as generally sited and outlined on the applicant’s submitted plans (refer to Attachment 2 attached to the staff report to the Committee of Adjustment, dated December 10, 2025). Carried Unanimously 4.5 MV 63/25 - 397 Brookridge Gate S. & D. Farmer The applicant requests relief from Zoning By-law 8149/24 to permit: • a maximum lot coverage of 43.5 percent, whereas the By-law requires a maximum of 38 percent; and • a deck to encroach into the required rear yard setback to a maximum of 4.5 metres, whereas the By-law requires a maximum of 2.0 metres. The applicant requests approval of this minor variance application to obtain a building permit to construct a rear deck. Input from other sources was received from the Applicant, the City’s Engineering Services, and the City’s Building Services Section. In support of the application, the applicant identified that to permit the construction of an uncovered deck that exceeds the allowable lot coverage and reduces the required rear yard setback, to provide access to the rear yard due to the grade - 8 - Committee of Adjustment Hearing Minutes December 10, 2025 7 change. Spencer Joy, 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 deck is under 2 feet, a small portion towards the edge is over 2 feet, requiring a railing. Most of deck won’t be in line of sight due to fencing, trees and shrubbery around the property. The portion of the deck that has privacy screening along one side is proposed because the applicants may install a hot tub. The deck will not take up the whole backyard; there will still be a lot of access around the property. The property once had an existing pool but there is nothing currently there. No public input was received from the neighbours or the church. They are going through the proper permitting and processes to ensure the project is done correctly. In response to a question from a Committee member, the agent stated that the privacy screening will be on the south side of the deck, the remainder will have three foot tall picket fencing. There is preexisting fencing to west, south and easternmost of the property. The preexisting fencing provides sufficient privacy to the neighbour’s yard. In response to a question from a Committee member, the agent stated that the church parking lot and a house are located south of the property. In reference to the staff report, a Committee member asked why they cannot reduce the size of the deck to relieve some privacy concerns. The agent replied that the purpose of the deck is so the applicant can accommodate space for friends and family, for entertainment and to enjoy the potential hot tub. There will be ample grass area left in the backyard. In response to a question from a Committee member the agent commented that while the deck takes up a significant area of the backyard it is still desirable for area, there is sufficient access to backyard, and the deck is very low to the ground it will not affect waterflow from the property. A Committee member commented that the size of the deck would not reduce privacy concerns, if there were any privacy issues it would start the moment the applicant steps outside of their home on to the deck. Moved By Rick Van Andel - 9 - Committee of Adjustment Hearing Minutes December 10, 2025 8 That application MV 63/25 by S. & D. Farmer, 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 this variance applies only to the rear yard, as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 2, 3 & 4 attached to the staff report to the Committee of Adjustment, dated December 10, 2025). Lost Moved By Sakshi Sood Joshi Seconded By Denise Rundle That, based on the recommendations in the staff report citing prevalent concerns regarding privacy and the impact on the surrounding neighbourhood, application MV 63/25 by S. & D. Farmer, be Refused on the grounds that the requested variances are not in keeping with the general intent and purpose of the Official Plan and the Zoning By-law. Voters Yes No Abstain Conflict Absent Sakshi Sood Joshi X Omar Ha-Redeye X Denise Rundle X Rick Van Andel X Sean Wiley X Results 3 2 0 0 0 Carried (3 to 2) 4.6 MV 64/25 - 1851 Rosebank Road Z. Valli The applicant requests relief from Zoning By-law 8149/24, to permit a maximum lot coverage of 41.2 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 balcony in the rear yard. - 10 - Committee of Adjustment Hearing Minutes December 10, 2025 9 Input from other sources was received from the Applicant, the City’s Engineering Services, and the City’s Building Services Section. 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. Zulfikar Valli, applicant, was present to represent the application. No further representation was present in favour of or in objection to the application. The applicant stated that they are looking to extend the existing balcony and add a set of stairs to go down to the ground level from the balcony. A Committee member noted that should the application be approved Attachment 2 will need to be revised to indicate the door that leads from the dwelling on to the balcony. Based on the staff report to the Committee, comments heard tonight and the application meeting the four tests of the Planning Act, Denise Rundle moved the following motion: Moved By Denise Rundle Seconded By Omar Ha-Redeye That application MV 64/25 by Z. Valli, 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 the balcony, as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 2 & 3 attached to the staff report to the Committee of Adjustment, dated December 10, 2025). 2. That Attachment 3 be revised to clearly show the means of access from the main wall to the approved balcony. Carried Unanimously 4.7 MV 65/25 - 741 Marksbury Road A. Pettitt The applicant requests relief from Zoning By-law 8149/24, to permit a minimum side - 11 - Committee of Adjustment Hearing Minutes December 10, 2025 10 yard setback: one side 0.6 metres and other side 2.4 metres, whereas the By-law requires a minimum side yard setback: one side 1.5 metres and other side 2.4 metres. The applicant requests approval of this minor variance application to permit an attached carport. Input from other sources was received from the Applicant, the City’s Engineering Services, the City’s Building Services Section and the Toronto and Region Conservation Area (TRCA). In support of the application, the applicant identified that the required 1.5 metre setback for an attached structure the associated carport too narrow to park a vehicle. Detached structure is not feasible as the detached structure is only allowed in the rear yard. Andrea Pettitt, applicant, was present to represent the application. No further representation was present in favour of or in objection to the application. The applicant stated that they are looking to build a carport for protection from the elements. The carport will fit in with the existing community. She has not received hany concerns from neighbours. The structure will remain within the property line, and away from the fence line. Moved By Rick Van Andel Seconded By Omar Ha-Redeye That application MV 65/25 by A. Pettitt, 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 carport, as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 2, 3 & 4 attached to the staff report to the Committee of Adjustment, dated December 10, 2025). Carried Unanimously 4.8 MV 66/25 - 868 Reytan Boulevard M. Hossain - 12 - Committee of Adjustment Hearing Minutes December 10, 2025 11 The applicant requests relief from Zoning By-law 8149/24, to permit a maximum driveway width of 6.25 metres at the front lot line, whereas the By-law permits a maximum driveway width of 3.0 metres for lots with a lot frontage less than 11.0 metres. The applicant requests approval of this minor variance application to widen the existing driveway. Input from other sources was received from the Applicant, 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 identified that due to the narrow lot frontage and the location of the side entrance, it is not possible to accommodate additional parking elsewhere on the property. The proposed widening is minor, maintains adequate landscaping, and will not negatively affect the streetscape or neighbourhood character. Aditi Desai, 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 they are looking for a 2.6 extension of the existing driveway to accommodate an extra parking space for an additional dwelling unit (ADU), for which a building permit has been issued. They do not anticipate any negative effects on the neighbouring properties or community. In response to questions from a Committee member, the agent commented that they are aware a curb cut permit will be required if the application is approved. They also understand that the request is for 6.25 metres relief from the By-law due to partial of the existing driveway being non-conforming. They will continue to have some green space in front of the house. A Committee member voiced concerns on the impact of the street to accommodate two parking spots in front of the house. A Committee member commented that the streetscape impact is lessened due to where the property is situated within the neighbourhood A Committee member noted that that side of the street does not have a sidewalk. There will be lanscaping along the travel portion of the street. - 13 - Committee of Adjustment Hearing Minutes December 10, 2025 12 Based on comments from the applicant and input from Committee members, Omar Ha-Redeye moved the following motion: Moved By Omar Ha-Redeye Seconded By Rick Van Andel That application MV 66/25 by M. Hossain, 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 driveway, as generally sited and outlined on the applicant’s submitted site plan (refer to Attachment 2 attached to the staff report to the Committee of Adjustment, dated December 10, 2025). Carried Unanimously 5. Other Business 5.1 Adoption of 2026 Hearing Schedule Moved By Rick Van Andel Seconded By Omar Ha-Redeye That the 2026 Hearing Schedule be adopted for the 2026 term. Carried Unanimously 5.2 Appointment of Chairperson Moved By Denise Rundle That Sean Wiley be appointed as Chairperson for the 2026 term. Carried Unanimously 5.3 Appointment of Vice-Chairperson Moved By Denise Rundle Seconded By Sean Wiley That Omar Ha-Redeye be appointed as Vice-Chairperson for the 2026 term. Carried Unanimously - 14 - Committee of Adjustment Hearing Minutes December 10, 2025 13 6. Adjournment Moved By Rick Van Andel Seconded By Sakshi Sood Joshi That the 12th hearing of the 2025 Committee of Adjustment be adjourned at 8:07 pm. Carried Unanimously Minutes recorded on this 10th day of December 2025. Chair Assistant Secretary-Treasurer - 15 - Report to Committee of Adjustment Application Number: MV 01/26 Date: January 14, 2026 From: Deborah Wylie Manager, Zoning & Administration Subject: Minor Variance Application MV 01/26 B. Barrer 4938 (Old) Brock Road 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 and interior side yards. The applicant requests approval of this minor variance application to obtain a building permit to construct a detached garage. Summary of Findings Based on the application and supporting documentation submitted, the City Development Department has reviewed the proposal in accordance with Section 45(1) of the Planning Act. Staff consider the requested variance to be minor in nature, desirable for the appropriate development of the land, and consistent with the intent of the Official Plan and Zoning By -law. Notwithstanding this review, the applicant is responsible for demonstrating the justification for the relief sought and for establishing that the statutory tests are met. 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 detached garage, as generally sited and outlined in the applicant’s submitted plans (refer to Attachments 2, 3, 4, & 5). 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 “Rural System – Hamlets”. This designation permits a range of uses, including residential. The Pickering Official Plan designates the subject properties as “Rural Settlements – Oak Ridges Moraine Rural Hamlets” which are intended to accommodate residential uses. Detached garages are permitted within residential areas. - 16 - Report MV 01/26 January 14, 2026 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 “ORM-R6” – Oak Ridges Moraine – Residential General under Zoning By-law 8149/24. The requested variance is to permit a detached garage to be located within the front yard. The intent of locating accessory structures in the rear yard and interior side yard is to minimize the visual impact of accessory buildings on adjacent properties and the streetscape, ensure appropriate drainage, and ensure that unobstructed access to the rear of the property is available. The proposed accessory structure occupies a minimal footprint and, given the substantial size of the lot, does not impede access to the rear portion of the property. An existing shed is located on the north side of the lot, while the existing septic system is situated on the south side, which together makes the placement of a detached garage in the rear yard not feasible. With respect to visual impact, the proposed detached garage has a height of 3.35 metres, which is well below the maximum permitted height of 4.5 metres. As the subject property is a corner lot, the north lot line abuts Acorn Lane, where existing hedges provide screening and help minimize visual impact on the streetscape. There are no adjacent residential properties to the north. 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 proposed detached garage provides a functional accessory structure that supports the residential use of the property. Due to site constraints, including the location of the existing septic system and shed, the front yard placement represents a practica l and reasonable solution. The garage is modest in scale, complies with applicable height provisions and is appropriately sited so as not to create adverse impacts related to access, drainage, or the streetscape. The variance is limited to the location of the accessory structure and does not alter the overall development pattern of the area. 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 • There is no access to the rear yard and the septic system is located in the interior side yard. Engineering Services • No comments. - 17 - Report MV 01/26 January 14, 2026 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. Mandatory inspections will be required. Durham Region Community Growth and Economic Development •No comments. Public Input •No written submissions have been received from the public as of the date of writing this report. Date of report: December 16, 2025 Comments prepared by: Ash Roy, B.URPL. Deborah Wylie, MCIP, RPP Planner I Manager, Zoning & Administration AR:jc Attachments Original Signed By Original Signed By - 18 - -04;6/- PlCKERlNG City Development Department Attachment 1 Wellington Street Q) ~ f--------+-----, U) Cll ·;:: 0 Q) > ·.::: t5 f-------1 0 0 Cl) C Cll u Acorn Lane f---~'---Subject- Lands x~ Kxx xxyxx -0 Cll 0 0::: -"' (.) e co ~ 0 > Claremont Memorial Park ./ ) ) ~,f ~ I Bovingdon Place / Location Map File: MV 01/26 Applicant: B. Barrer Municipal Address: 4938 (Old) Brock Road © The Corporation of the C ity of Pickering Produced (in part) under li cense from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Hi s 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 supp liers. All rights rese rved . Date: Nov. 03, 2025 ;l~;T~;2 ~;~~-o I l:\PLANNING\01 -MapFIles\03 -Appllcations\MV\2025\MV 01 -26\MV 01 -26\MV 01 -26.aprx - 19 - Attachment 2 AC O R N L A N E AC O R N L A N E to permit an accessory structure (detached garage) to be erected in the front yard (OLD) BROCK ROAD (OLD) BROCK ROAD Submitted Site Plan File No: MV 01/26 Applicant: B. Barrer Municipal Address: 4938 (Old) Brock Road CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: Nov. 25, 2025 - 20 - Attachment 3 Submitted Garage Floor Plan File No: MV 01/26 Applicant: B. Barrer Municipal Address: 4938 (Old) Brock Road CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: Nov. 25, 2025 - 21 - Attachment 4 (East) (South) (North) Submitted Elevation Plans File No: MV 01/26 Applicant: B. Barrer Municipal Address: 4938 (Old) Brock Road CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: Nov. 25, 2025 - 22 - Attachment 5 (West) Submitted West Elevation and Cross-Section Plans File No: MV 01/26 Applicant: B. Barrer Municipal Address: 4938 (Old) Brock Road CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: Nov. 25, 2025 - 23 - Report to Committee of Adjustment Application Number: MV 02/26 Date: January 14, 2026 From: Deborah Wylie Manager, Zoning & Administration Subject: Minor Variance Application MV 02/26 A. Akbari 1125 Cedarcroft Crescent Application The applicant requests relief from Zoning By-law 8149/24, to permit an exterior entrance to encroach into any required setback provided it is setback a minimum of 0.44 of a metre from the south property line, whereas the By-law requires a minimum setback of 0.9 of a metre. The applicant requests approval of this minor variance application to obtain a building permit to construct a below grade side entrance. Summary of Findings Based on the application and supporting documentation submitted, the City Development Department has reviewed the proposal in accordance with Section 45(1) of the Planning Act. Staff consider the requested variance not minor in nature, not desirable for the appropriate development of the land, and not consistent with the intent of the Zoning By-law. Notwithstanding this review, the applicant is responsible for demonstrating the justification for the relief sought and for establishing that the statutory tests are met. 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 exterior entrance, as generally sited and outlined in the applicant’s submitted plans (refer to Attachments 2, 3, 4, 5 & 6). 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. - 24 - Report MV 02/26 January 14, 2026 Page 2 Staff is of the opinion that the requested variance maintains the general intent and purpose of the Official Plans. Intent of the Zoning By-law The subject property is zoned “X217 (S-SD)” – Exception Zone 217 under Zoning By-law 8149/24. The requested variance seeks to permit an exterior entrance encroachment into the south side yard with a minimum setback of 0.44 of a metre, whereas the Zoning By-law requires a minimum setback of 0.9 of a metre. The intent of this provision is to ensure adequate separation between structures and property lines to facilitate maintenance access, accommodate drainage, and minimize potential impacts on adjacent properties. The applicant has confirmed that there are no additional dwelling units on the property and that the proposed side entrance is intended to provide an alternative means of access in addition to the main entrance. Given the extent of the encroachment, the proposed entrance would significantly reduce the functional width of the side yard and impede access to the rear of the property. As primary access is already provided from the main entrance, the side entrance is not considered necessary to support the residential use of the dwelling. The proposed encroachment does not maintain sufficient space for safe and unobstructed movement along the side yard, and adverse impacts related to drainage are also anticipated. Staff is of the opinion that the requested variance does not maintain the general intent and purpose of the Zoning By-law. Not Desirable for the Appriopriate Development of the Land and Not Minor in Nature The reduced side yard condition limits the site’s ability to accommodate proper drainage, and ongoing maintenance, which may result in runoff and impacts to the adjacent property. The proximity of the entrance to the side lot line also introduces a built form that is not consistent with the established development pattern and character of the surrounding neighbourhood. The proposed side entrance is not required to support the residential use of the dwelling, as adequate access is already provided from the main entrance. Staff is 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 • There is 1.8 metres between the house and the property line, and the below grade entrance requires 1.27 metres so only 0.53 of a metre is left. The basement is intended for recreational use only. A separate entrance allows guests to enter and exit without disturbing the family, particularly during late hours. - 25 - Report MV 02/26 January 14, 2026 Page 3 Engineering Services •Ensure the reduced side yard setback (if approved with this application) does not adversely affect the drainage patterns within the lot and surrounding area. 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. Mandatory inspections will be required. Durham Region Community Growth and Economic Development •No comments. Public Input •No written submissions have been received from the public as of the date of writing this report. Date of report: December 16, 2025 Comments prepared by: Planner I Manager, Zoning & Administration AR:jc CityDevDept/D3700/2026/MV 02-26/7. Report/MV 02-26 Report.docx Attachments Original Signed By Original Signed By Ash Roy, B.URPL. Deborah Wylie, MCIP, RPP - 26 - ------ -------Colonial St -------r-----r----_ ree t :---------- I I -------f-------, \ c Q) () (/) ~ u C 0 c Q) CD r---...r---... r-----. ..._________>-----.....___ ""O Cll 0 0::: Q) ·;;: 0 r/1 C Q) () (/) ~ u '§ ~ Cll ""O Q) u ./ Windgrove Square Maple Ridge Drive I Subject~-------< Lands Finch Avenue Attachment 1 ,...__r---... ""O Cll 0 0::: Q) Q) > ro ·.:: 0 (9 U) ~ Q) 0.. i:: Cll Cll ~ I Kitley R / ~ \~~~~ ~ -04;6/­ PlCKERlNG City Development Department Location Map File: MV 02/26 Applicant: A. Akbari Municipal Address: 1125 Cedarcroft Crescent © 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. l:\PLANNING\01 -MapFIles\03 -Appllcations\MV\2025\MV 02-26\MV 02-26\MV 02-26.aprx Date: Nov. 04, 2025 ;l~;T~2~~~:2. 0 I - 27 - At t a c h m e n t 2 Su b m i t t e d Si t e Pl a n Fi l e N o : MV 02 /2 6 Ap p l i c a n t : A. A k b a r i Mu n i c i p a l A d d r e s s : 11 2 5 C e d a r c r o f t 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 P L A N . Da t e : De c e m b e r 2 5, 2 0 2 5 to p e r m i t an e x t e r i o r e n t r a n c e t o en c r o a c h in t o a n y r e q u i r e d se t b a c k pr o v i d e d i t i s s e t b a c k a mi n i m u m o f 0 . 44 me t r e s fr o m a l l lo t l i n e s - 28 - At t a c h m e n t 3 Pr o p o s e d En t r a n c e t o t h e Ba s e m e n t Su b m i t t e d Ba s e m e n t Fl o o r Pl a n Fi l e N o : MV 02 /2 6 Ap p l i c a n t : A. A k b a r i Mu n i c i p a l A d d r e s s : 11 2 5 C e d a r c r o f t 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 P L A N . Da t e : De c e m b e r 2 5, 2 0 2 5 - 29 - At t a c h m e n t 4 Su b m i t t e d F i r s t F l o o r P l a n Fi l e N o : MV 02 /2 6 Ap p l i c a n t : A. A k b a r i Mu n i c i p a l A d d r e s s : 11 2 5 C e d a r c r o f t 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 P L A N . Da t e : D e c e m b e r 2 5 , 2 0 2 5 - 30 - At t a c h m e n t 5 Su b m i t t e d Se c o n d Fl o o r Pl a n Fi l e N o : MV 02 /2 6 Ap p l i c a n t : A. A k b a r i Mu n i c i p a l A d d r e s s : 11 2 5 C e d a r c r o f t 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 P L A N . Da t e : De c e m b e r 2 5, 2 0 2 5 - 31 - At t a c h m e n t 6 Su b m i t t e d El e v a t i o n Pl a n Fi l e N o : MV 02 /2 6 Ap p l i c a n t : A. A k b a r i Mu n i c i p a l A d d r e s s : 11 2 5 C e d a r c r o f t 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 P L A N . Da t e : De c e m b e r 2 5, 2 0 2 5 - 32 - Report to Committee of Adjustment Application Number: MV 03/26 Date: January 14, 2026 From: Deborah Wylie Manager, Zoning and Administration Subject: Minor Variance Application MV 03/26 H. Hafeez 1609 Winville Road Application The applicant requests relief from Zoning By-law 8149/24, as amended, to permit a minimum total of two parking spaces, whereas the By-law requires a minimum total of three parking spaces. The applicant requests approval of this minor variance application to obtain a building permit to permit an additional dwelling unit in the basement. Summary of Findings Based on the application and supporting documentation submitted, the City Development Department has reviewed the proposal in accordance with Section 45(1) of the Planning Act. Staff consider the requested variance not minor in nature, not desirable for the appropriate development of the land, and not consistent with the general intent and purpose of the Zoning By-law. Notwithstanding this review, the applicant is responsible for demonstrating the justification for the relief sought and for establishing tha t the statutory tests are met. 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 detached dwelling and additional dwelling unit, as generally sited and outlined on the applicant’s submitted plans (refer to Attachment 2). Background The applicant has submitted plans as part of a building permit application to propose an additional dwelling unit (ADU) within the basement. - 33 - Report MV 03/26 January 14, 2026 Page 2 Comment Conforms to the Intent and Purpose of the Official Plan The subject site is designated Urban Residential Areas – Medium Density within the Duffin Heights neighbourhood. Residential uses including ADUs are a permissible use within the Urban Residential Areas – Medium Density designation in the Duffin Heights neighbourhood. Does Not Conform to the Intent and Purpose of the Zoning By-law The subject property is zoned “SD-SA-S-3” – Single Dwelling under Zoning By-law 8149/24. An ADU is permitted within a single dwelling, subject to compliance with the applicable zone requirements. Through the review of a building permit application for the construction of a basement ADU, City staff identified that the provision of two parking spaces does not comply with the minimum parking requirement of three spaces. The intent of the minimum parking space requirement for a property where an ADU is located is to ensure that adequate on-site parking is provided to support the ADU. Under Section 2.(b)(xii) of Exception Zone 332, the minimum parking requirement is two parking spaces for the single dwelling use, plus an additional parking space per ADU. The minimum size requirement for a parking space under Zoning By-law 8149/24 is 2.6 metres in width by 5.3 metres in length. The applicant is proposing to provide a total of two parking spaces on the property where an ADU is proposed. The existing paved surface on the property does not provide sufficient space to accommodate three vehicles entirely within the lot. The two existing parking spaces would not adequately support the on-site parking demands for the two units. Additionally, there is insufficient space elsewhere on the property or within the driveway apron to accommodate an additional parking space. Further, the subject property is located in an area with limited proximity to daily needs and services. While a public transit stop is located approximately a five-minute walk from the site, the transit service operates at a 30-minute frequency, and commercial, medical and institutional services are not within walking distances. In this context, continued reliance on private vehicles is anticipated, and the provision of required on-site parking remains important to support the residential use of the property. Staff is of the opinion that a reduction of the required parking from three to two to accommodate an ADU does not conform to the general intent and purpose of the Zoning By-law. Not Desirable for the Appropriate Development of the Land and Not Minor in Nature The subject property is located within a low to medium density residential area where on-site parking is relied upon to support residential uses. The introduction of an additional dwelling unit without the provision of the required on-site parking is anticipated to increase reliance on on-street parking within the surrounding neighbourhood, which is not permitted overnight. - 34 - Report MV 03/26 January 14, 2026 Page 3 Given the limited transit service available in the area, residents are more likely to rely on private vehicles for daily transportation needs, increasing the importance of adequate on -site parking. The applicant is unable to accommodate the required third parking space on the property. The existing driveway width and lot configuration do not permit the addition of another parking space while maintaining compliance with zoning standards, and the municipal boulevard and driveway apron cannot accommodate a vehicle parked entirely within the space without encroaching onto the roadway, sidewalk, or landscaped area. The proposed driveway apron parking space does not comply with Zoning By-law 8149/24. While it may be permitted for temporary on-street parking under the Traffic and Parking By-law, it does not qualify as a legal on-site parking space for zoning purposes. The Traffic and Parking By-law allows parking within the municipal boulevard (driveway apron), so long as the vehicle does not encroach into landscaped areas, the travelled portion of the roadway, or the sidewalk. However, the current layout of the driveway apron would not satisfy this requirement, as there is not a sufficient amount of space to park a vehicle. The proposed variance represents a reduction of one parking space from the minimum requirement of three, which constitutes a significant functional reduction in on -site parking for a property containing two dwelling units. Due to the anticipated parking impacts and the inability to accommodate the required parking on-site, the requested variance is not considered minor in nature and is not desirable for the appropriate development and use of the land. Input From Other Sources Applicant • It is not possible to provide additional parking space, as the existing garage and driveway already utilize all available area. There is no room to expand parking without encroaching into required landscaped or setback areas. 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. Mandatory inspections will be required. Engineering Services • No comments. Fire Services • No comments. Durham Region Development Advisory Services • No comments. - 35 - Report MV 03/26 January 14, 2026 Page 4 Public Input •No written submissions have been received from the public as of the date of writing this report Date of report: January 7, 2026 Comments prepared by: Original Signed By Original Signed By Deborah Wylie, MCIP, RPP Manager, Zoning & Administration Tanejaé Page-Hamilton Zoning Examiner TPH:jc https://pickeringo365.sharepoint.com/sites/CityDevDept/D3700/2026/MV 03-26/7. Report/MV 03-26 Report.docx Attachments - 36 - Attachment 1 /~ ~ ~ / {/) ·.::: :!': 0 Q) ~ :a: "' C :::, Cll 0 > ~ Cll (.) / '" Spinnaker Mews I I I I Subject Lands 1 I Q) Canadian ~ Green in Brandy Court C -~ "C \ Cll C Cll (.) ~, \ ~ >s. Shepway Mews ><x "\ ~ ~ {/) :!': Q) :a: {/) :, {/) Cll Ol Q) c.. Bruny Avenue ~ ~ :, ~ -~oad \\\ {/) :!': Q) :a: -"' -IV Cll \1 ~ -~ --- ~ \ (Q -- 04J 6f Location Map File: MV 03/26 PlCKERlNG Applicant: H. Hafeez Municipal Address: 1609 Winville Road © Th e Co rporati on of th e C ity of Picke rin g Prod uced (in pa rt ) u nder li cense from: Date: Nov. 05, 2025 City Development © Ki ng's Pri nter, Ontario Mi ni stry of Natura l Resou rces. All righ ts reserved.;© His Ma jesty the Ki ng in Department Rig ht of Ca nada, Departme nt of Natu ra l Resou rces. A ll rig hts reserved .;© Tera net Enterpri ses Inc . and its SCALE : 1:2,000 su ppli ers. A ll ri g hts reserved.;© Mun ici pa l Pro perty Assessme nt Corporati on and its suppli e rs. A ll ri g hts reserved. THIS ISNOTAPLANOFSURVEY. l:\PLANNING\01 -MapFIles\03 -Appllcations\MV\2025\MV 03-26\MV 03-26\MV 03-26.aprx - 37 - 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 03 /2 6 Ap p l i c a n t : H. H a f e e z Mu n i c i p a l A d d r e s s : 16 0 9 W i n v i l l e R oa 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 : D e c e m b e r 15 , 2 0 2 5 to p e r m i t a m i n i m u m t o t a l o f 2 p a r k i n g s p a c e s - 38 - Report to Committee of Adjustment Application Number: MV 05/26 Date: January 14, 2025 From: Deborah Wylie Manager, Zoning & Administration Subject: Committee of Adjustment Application MV 05/26 S. Alexander 842 Reytan Boulevard Application The applicant requests relief from Zoning By-law 8149/24, to permit a minimum side yard : one side 1.5 metres and other side 1.0 metre, whereas the By-law requires a minimum side yard: one side 1.5 metres and other side 2.4 metres. The applicant requests approval of this minor variance application to construct an attached garage. Summary of Findings Based on the application and supporting documentation submitted, the City Development Department has reviewed the proposal in accordance with Section 45(1) of the Planning Act. Staff consider the requested variance to be minor, desirable for the appropriate development of the land, and consistent with the general intent and purpose of both the Official Plan and Zoning By-law. Notwithstanding this review, the applicant is responsible for demonstrating the justification for the relief sought and for establishing that the statutory tests are met. 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 proposed addition, as generally sited and outlined in the applicant’s submitted plans (refer to Attachments 2, 3, 4 & 5). Background The rear portion of the subject property abuts Krosno Creek, which is regulated by the Toronto and Region Conservation Authority (TRCA). In 2025, the applicant consulted with the TRCA to assess the appropriateness of the proposed attached private garage. On November 7, 2025, the TRCA issued a permit authorizing the construction of the attached private garage. In addition to two front-facing garage doors, a third garage door is proposed on the rear elevation of the garage to facilitate maintenance access between the front and rear yards. - 39 - Report MV 05/26 January 14, 2026 Page 2 Comment General Intent and Purpose of the Official Plan The subject site is designated Urban Residential Areas – Low Density Area within the Bay Ridges Neighbourhood. The applicant is proposing to construct an attached private garage. Staff is of the opinion that the requested variance to permit a reduced side yard for an attached private garage maintains the general intent and purpose of the Official Plan. General Intent and Purpose of the Zoning By-law The subject property is zoned “R1E” – Detached Residential under Zoning By-law 8149/24, as amended. A detached dwelling along with an attached garage and carports are permitted. Side Yard Setback for Private Garage The intent of the side yard requirement is to provide an appropriate separation between structures on abutting properties to maintain pedestrian access, and accommodate grading, drainage and residential services. The proposed interior side yard width of 1.0 metre for the south side yard will maintain appropriate separation between structures on abutting properties. Adequate space will remain between the structure and the property line to accommodate grading, drainage and residential services. Additionally, the subject property abuts Krosno Creek along the rear lot line. The applicant is proposing a rear-facing garage door to provide a throughway through the garage, facilitating access for TRCA maintenance purposes. Staff is of the opinion that the 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 variance to permit a reduced side yard is intended to facilitate the construction of an attached private garage. The proposed garage will not impede access to the front or rear yards and will not adversely affect the overall massing or siting of the dwelling on the lot. The need for the reduced side yard arises from the irregular configuration of the subject property. The encroachment of the attached garage into the required side yard is not expected to result in any negative impacts on the surrounding area and is therefore considered minor. 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 proposes building a two-car garage for storage and to protect personal property, with a rear garage door to allow TRCA access to the rear waterway and backyard if needed. - 40 - Report MV 05/26 January 14, 2026 Page 3 Engineering Services •Ensure the reduced side yard setback (if approved with this application) does not adversely affect the drainage patterns within the lot and surrounding area. 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. Mandatory inspections will be required. Durham Region Development Advisory Services •No comments. Toronto and Region Conservation Authority (TRCA) •TRCA staff have no objection to the approval of Minor Variance Application No. MV 05/26. Public Input •No written submissions have been received from the public as of the date of writing this report Date of report: January 8, 2026 Comments prepared by: Original Signed By Original Signed By Kerry Yelk Deborah Wylie, MCIP, RPP Senior Planner, Zoning Manager, Zoning & Administration KY:jc CityDevDept/D3700/2026/MV 05-26/7. Report/MV 05-26 Report.doc Attachments - 41 - Bayview Heights Public School Bern Avenue -04;6/- PlCKERlNG City Development Department Location Ma File: MV 05/26 Alyssum Street Q) ::::, C Q) > <i: C ..c ::::, -' Munici al Address: 842 Raytan Boulevard © The Corporation of the City of Pickering Produced (in part) under license from: ""CJ cu 0 0::: .c u cu Q) co >, ""CJ C cu Cf) © 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. l:\PLANNING\01 -MapFiles\03 -Applications\MV\2025\MV 05-26\MV 05-26\MV 05-26.aprx Attachment 1 Date: Nov. 21, 2025 SCALE : 1:2,500 THIS ISNOTAPLANOFSURVEY. - 42 - 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 05 /2 6 Ap p l i c a n t : S . A l e x a n d e r Mu n i c i p a l A d d r e s s : 8 4 2 R e y t a n B o u l e v a r 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 : D e c e m b e r 1 5 , 2 0 2 5 to pe r m i t a mi n i m u m si d e ya r d : on e s i d e 1. 5 m e t r e s an d ot h e r si d e 1. 0 m e t r e - 43 - At t a c h m e n t 3 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 05 /2 6 Ap p l i c a n t : S . A l e x a n d e r Mu n i c i p a l A d d r e s s : 8 4 2 R e y t a n B o u l e v a r 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 : D e c e m b e r 1 5 , 2 0 2 5 - 44 - Report to Committee of Adjustment Application Number: MV 06/26 Date: January 14, 2026 From: Deborah Wylie Manager, Zoning & Administration Subject: Minor Variance Application MV 06/26 T. Shanmuganathan & J. Tharshan 1127 Enchanted Crescent Application The applicant requests relief from Zoning By-law 8149/24 to permit a deck to encroach into any required rear yard to a maximum of 4.3 metres, whereas the By-law requires a maximum encroachment of 2.0 metres. The applicant requests approval of this minor variance application to obtain a building permit for an existing rear deck with roof. Summary of Findings Based on the application and supporting documentation submitted, the City Development Department has reviewed the proposal in accordance with Section 45(1) of the Planning Act. Staff consider the requested variance not minor in nature, not desirable for the appropriate development of the land, and not consistent with the intent of the Zoning By-law. Notwithstanding this review, the applicant is responsible for demonstrating the justification for the relief sought and for establishing that the statutory tests are met. 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 in 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 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. Decks are a common accessory structure within residential areas. - 45 - Report MV 06/26 January 14, 2026 Page 2 Staff is of the opinion that the requested variance maintains the general intent and purpose of the Official Plans. Intent of the Zoning By-law The subject property is zoned “SLD1” – Seaton Low Density Type 1 under Zoning By-law 8149/24. The requested variance is to increase the maximum permitted encroachment for an existing rear deck from 2.0 metres to 4.3 metres. The intent of limiting deck encroachments into required yards is to preserve sufficient outdoor amenity space, maintain appropriate drainage and stormwater infiltration areas, and regulate the overall scale of development on a lot. In this case, the existing deck extends across nearly the full width of the dwelling and occupies most of the rear yard, resulting in a built form that is disproportionate to the lot and dwelling. The extent of the encroachment significantly reduces usable yard area and limits opportunities for landscaping and drainage. Due to its size and proximity to the rear lot line, the deck also raises privacy concerns for the abutting property to the north. Decks of this size are not common within the surrounding neighbourhood, and the proposal does not reflect the established development pattern of the area. Staff is of the opinion that the requested variance does not maintain the general intent and purpose of the Zoning By-law. Not Desirable for the Appriopriate Development of the Land and Not Minor in Nature The size of the rear deck with roof introduces an elevated outdoor platform that intensifies the use of the rear yard beyond what is typical for low-density residential development. The elevated condition increases overlook and noise potential toward the abutting property, which may negatively affect the enjoyment of neighbouring outdoor spaces. The extent of hard surface coverage associated with the deck also limits the ability of the rear yard to accommodate future landscaping, which may affect long-term site functionality. Furthermore, the scale of the structure is not consistent with the character of the surrounding neighbourhood. Staff is 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 • A porch or deck may encroach into any required rear yard to a maximum of 2.0 metres. But the proposed covered deck sits at 1.72 metres from the rear setback. - 46 - Report MV 06/26 January 14, 2026 Page 3 Engineering Services •Ensure the reduced rear yard setback (if approved with this application) does not adversely affect the drainage patterns within the lot and surrounding area. Building Services •Deck with roof constructed without the benefit of a building permit. A permit application has been submitted. Awaiting Committee’s decision. Mandatory inspections will be required once resolved. Durham Region Community Growth and Economic Development •No comments. Public Input •No written submissions have been received from the public as of the date of writing this report. Date of report: December 18, 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 61-25/7. Report/MV 61-25 Report.docx Attachments - 47 - Rick Johnson Memorial Park -04;6/­ PlCKERlNG City Development Department Location Ma File: MV 06/26 Munici al Address: 1127 Enchanted Crescent © The Corporation of the C ity of Pickering Produced (in part) under li cense from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada , Department of Natural Resources. A ll rights reserved.;© Teranet Enterpri ses Inc. and its suppliers. A ll ri ghts reserved .;© Municipal Property Assessment Corporation and its supp li ers . All rights reserved . l:\PLANNING\01 -MapFiles\03 -Applications\MV\2025\MV 06-26\MV 06-26\MV 06-26.aprx Attachment 1 Date: Nov. 21, 2025 SCALE : 1:2,000 THIS ISNOTAPLANOFSURVEY. - 48 - At t a c h m e n t 2 to p e r m i t a d e c k t o en c r o a c h i n t o a n y r e q u i r e d Re q u i r e d R e a r Y a r d S e t b a c k re a r y a r d t o a m a x i m u m o f 4. 3 m e t r e s Su b m i t t e d S i t e P l a n Fi l e N o : MV 06 /2 6 Ap p l i c a n t : T. S h a n m u g a n a t h a n & J.   T h a r s h a n Mu n i c i p a l A d d r e s s : 11 2 7 E n c h a n t e d 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 P L A N . Da t e : D e c e m b e r 1 6 , 20 2 5 - 49 - At t a c h m e n t 3 Su b m i t t e d E a s t E l e v a t i o n P l a n Fi l e N o : MV 06 /2 6 Ap p l i c a n t : T. S h a n m u g a n a t h a n & J.   T h a r s h a n Mu n i c i p a l A d d r e s s : 11 2 7 E n c h a n t e d 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 P L A N . Da t e : D e c e m b e r 1 , 20 2 5 - 50 - Report to Committee of Adjustment Application Number: MV 07/26 Date: January 14, 2026 From: Deborah Wylie Manager, Zoning & Administration Subject: Minor Variance Application MV 07/26 M.Bilal 1142 Skyridge Boulevard Application The applicant requests relief from Zoning By-law 8149/24, as amended, to permit an exterior staircase to within 0.31 of a metre of the interior side lot line, whereas the By-law permits a porch to encroach into an interior side yard to within 0.6 of a metre of a side lot line. The applicant requests approval of this variance to obtain a revised building permit to construct an exterior staircase within the interior side yard. Summary of Findings Based on the application and supporting documentation submitted, the City Development Department has reviewed the proposal in accordance with Section 45(1) of the Planning Act. Staff consider the requested variance to be minor, desirable for the appropriate development of the land, and consistent with the general intent and purpose of both the Official Plan and Zoning By-law. Notwithstanding this review, the applicant is responsible for demonstrating the justification for the relief sought and for establishing that the statutory tests are met. 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 exterior staircase, as generally sited and outlined on the applicant’s submitted plans (refer to Attachment 2 & 3). Background The applicant was originally issued a building permit for an additional dwelling unit (ADU) within the basement which included an exterior step upon exiting the secondary entrance. Due to site conditions and the sloped grade adjacent to the secondary side entrance, the applicant was required to construct and submit an alternative design configuration for the staircase. A revised building permit application was subsequently submitted to satisfy Ontario Building Code requirements; however, the design revision resulted in the exterior staircase no longer complying with the Zoning By-law. - 51 - Report MV 07/26 January 14, 2026 Page 2 Comment Conforms to the Intent and Purpose of the Official Plan The More Homes Built Faster Act (Bill 23) made changes that removed statutory powers under the Planning Act from certain upper-tier municipalities including Durham Region. As of January 1, 2025, the applicable parts of the Regional Official Plan for Durham are now deemed to be part of Pickering’s Official Plan. In case of conflict, the Regional Official Plan prevails over Pickering’s Official Plan. Under the Regional Official Plan, the subject property is designated “Urban System – Community Areas”. The Pickering Official Plan designates the subject property “Urban Residential Areas – Low Density Area” as part of the Lamoreaux Neighbourhood. Lands within this designation are intended to accommodate residential uses including detached dwellings. Stairs to a porch or deck are a common accessory structure within residential areas. Staff is of the opinion that the requested variance maintains the general intent and purpose of the Official Plan. Conforms to the Intent and Purpose of the Zoning By-law The subject property is zoned “SLD1” – Seaton Low Density Type 1 under Zoning By-law 8149/24. The applicant is requesting that an existing exterior staircase be permitted 0.31 of a metre from the interior side lot line to accommodate safe secondary entry to an ADU located within the basement, whereas the By-law permits a porch to encroach into an interior side yard to within 0.6 of a metre of a side lot line. The exterior staircase has been constructed for the purpose of functionality and safety. The staircase does not appear to have significant impacts on the adjacent property. The entrance is already existing on the subject property, and the staircase serves to formalize and improve safe access to this entrance. Given the limited scale and location of the staircase, it is not anticipated to result in adverse impacts related to privacy, overlook, or the general use of neighboring lands. Staff is of the opinion that the 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 existing exterior staircase has a crossover design with a width of 0.91 of a metre, providing access from the front yard to the secondary side entrance and rear yard. The requested variance to permit an exterior staircase serving an ADU within the side yard is consistent with similar encroachments within the Lamoreaux neighbourhood. The exterior staircase is not expected to create any significant visual or functional impacts on adjacent properties or the character of the neighbourhood, as it is located within the side yard. Engineering staff have advised that the staircase has been designed to have minimal impact on site drainage. - 52 - Report MV 07/26 January 14, 2026 Page 3 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 •This is an existing situation. Building Services •A revised 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. Mandatory inspections will be required. Engineering Services •Ensure the proposed reduced interior side yard setback (if approved with this application) does not adversely affect the drainage patterns within the lot and surrounding area. Fire Services •No comment. Toronto & Region Conservation Authority (TRCA) •No comment. Public Input •No comment. Date of report: January 7, 2026 Comments prepared by: Original Signed By Original Signed By Tanejaé Page-Hamilton Deborah Wylie, MCIP, RPP Zoning Examiner Manager, Zoning & Administration TPH:nr /CityDevDept/D3700/2026/MV 07-26/7. Report/MV 07-26 Report.docx Attachments - 53 - -04;6/- PlCKERlNG City Development Department Marathon Avenue "J:. ci ~- () C CJ) 0 ~· (1) Q) C cu .c ...J ro 0 a.. u cu ·;:: Q) 0.. C ~ Q) <I'. .c in ;j: ~ 0 CJ) C <I'. Azalea Avenue Green Location Ma File: MV 07/26 A Munici al Address: 1142 Skyridge Boulevard © The Corporation of the C ity of Pickering Produced (in part) under li cense from: © King's Printer, Ontario Min istry of Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada , Department of Natural Resources. A ll ri g hts reserved .;© Teranet Enterpri ses Inc. and its suppli ers. A ll ri ghts reserved .;© Municipa l Property Assessment Corporation and its supp li ers . All rights reserved . l:\PLANNING\01 -MapFiles\03 -Applications\MV\2025\MV 07-26\MV 07 -26\MV 07 -26.aprx Attachment 1 1/) :!: Q) ~ Q) u ~ 0 Cf) Date: Dec. 08, 2025 SCALE : 1:2,000 THIS ISNOTAPLANOFSURVEY. Q) > ·;:: 0 1/) :!: Q) :S cii ~ ~ Q) Q) a.. - 54 - 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 07 /2 6 Ap p l i c a n t : M . Bi l a l Mu n i c i p a l A d d r e s s : 1 1 4 2 S k y r i d g e B o u l e v a r 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 : D e c e m b e r 3 , 2 0 2 5 to p e r m i t a n e x t e r i o r s t a i r c a s e 0. 3 1 m e t r e s f r o m t h e i n t e r i o r lo t l i n e - 55 - Attachment 3 Submitted Elevation File No: MV 07/26 Applicant: M. Bilal Municipal Address: 1142 Skyridge Boulevard CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: January 5, 2026 - 56 - Report to Committee of Adjustment Application Number: MV 09/26 Date: January 14, 2026 From: Deborah Wylie Manager, Zoning & Administration Subject: Minor Variance Application MV 09/26 Corporation of the City of Pickering 1521 Bayly Street Application The applicant requests relief from Zoning By-law 8149/24, to permit: •a minimum front yard of 7.8 metres, whereas the By-law requires a minimum front yard of 12.0 metres; •a minimum flankage side yard of 0.8 of a metre, whereas the By-law requires a minimum flankage side yard of 12.0 metres; and •a minimum of 20 spaces for an Emergency Service Facility use, whereas the By-law requires 3.5 spaces per 100 square metres of gross leasable floor area (a minimum of 46 spaces). The applicant requests approval of this minor variance application in order to permit a Fire Hall (Emergency Service Facility). Summary of Findings Based on the application and supporting documentation submitted, the City Development Department has reviewed the proposal in accordance with Section 45(1) of the Planning Act. Staff consider the requested variances to be minor, desirable for the appropriate development of the land, and consistent with the general intent and purpose of both the Official Plan and Zoning By-law. Notwithstanding this review, the applicant is responsible for demonstrating the justification for the relief sought and for establishing that the statutory tests are met. After considering all public and agency input, should the Committee find merit in this application, the following conditions are recommended: 1.That these variances apply only to the front yard, flankage yard, and minimum parking space requirement, as generally sited and outlined in the applicant’s submitted plans (refer to Attachments 2 & 3). 2.Should the applicant revise the proposal in response to comments received through the Site Plan Approval process, any additional variances identified will be required to return to the Committee of Adjustment for consideration. - 57 - Report MV 09/26 January 14, 2026 Page 2 Background The new Fire Hall site is proposed to replace the Fire Station #5 located at 1616 Bayly Street. At this time, a Site Plan application has not been submitted by the applicant. As noted during the pre-consultation meeting, the applicant was advised to request a Preliminary Zoning Review. The applicant submitted a Preliminary Zoning Review, through which the requested variances were identified. Therefore, should additional variances be identified through future revisions based on the Site Plan Approval process, the applicant will be required to submit a new Minor Variance Application to address any zoning non-compliances. The variances related to the front yard and flankage yard were identified based on the proposed property lines following the conveyance of lands required for Sandy Beach Road and Bayly Street road widening initiatives. With the original property lines, variances would also be required for the front yard and flankage yard setbacks. Therefore, it is more appropriate for the applicant to apply for variances based on the proposed property lines that reflect the future conveyances for road widening. The applicant’s architect has indicated that, given the limited size of the lot, the design cannot accommodate all zoning requirements while meeting the turning radius required for fire trucks. As a result, variances for reduced setbacks and parking are necessary. Comment Conforms to the Intent and Purpose 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 – Regional Corridor and Employment Areas”. This designation permits a wide range of uses, including community services. The Pickering Official Plan designates the subject properties as “Mixed Use Areas – Mixed Corridors”, which are intended to accommodate mixed-uses that are not limited to community services. A fire hall is a facility that associates with community services. Staff is of the opinion that the requested variances maintain the general intent and purpose of the Official Plans. Conforms to the Intent and Purpose of the Zoning By-law The subject property is zoned “X47 (MC)” – Exception Zone 47 under Zoning By-law 8149/24. - 58 - Report MV 09/26 January 14, 2026 Page 3 Minimum Front Yard and Flankage Yard Set Back The subject property is located at the southeast corner of Bayly Street and Sandy Beach Road. As per the Zoning By-law, the lot fronts on Sandy Beach Road, and flanks along Bayly Street. The purpose of the 12.0 metre minimum front yard and flankage yard requirements is to ensure adequate separation between structures and property lines, allowing for maintenance access, proper drainage, and minimizing potential impacts on adjacent properties. The applicant proposes a reduced front yard setback of 7.8 metres. This reduction will still provide sufficient space for two-way vehicular access, as 7.8 metres exceeds the required minimum 6.5 metres for such movement. Furthermore, the proposed reduced yard is not expected to create any adverse impacts on neighbouring properties, given the nature of the Emergency Service Facility use and uses on neighbouring properties. The applicant proposes a reduced flankage yard of 0.8 of a metre. The flankage yard faces Bayly Street, and access to the property occurs within the northeast corner, which the proposed structure does not encroach upon. As a result, the requested variance is expected to have minimal impact on maintenance access and surrounding properties. Minimum Required Parking Spaces The intent of regulating the minimum number of parking spaces is to ensure that parking demand can be accommodated on-site. The proposed building has a total gross floor area of 1,330 square metres. The By-law requires a minimum parking of 3.5 parking spaces per 100 square metres of gross floor area of Emergency Service Facility. Therefore, the By-law requires 46 parking spaces. The applicant proposes to provide 21 parking spaces on-site, including 1 accessible parking space. The proposed parking spaces will accommodate a maximum of eight staff members, which will be present at any given time, leaving at least 13 spaces available for visitor parking. According to the Durham Region Transit (DRT) schedule, it takes about 1 minute to travel from the Bayly Street / Sandy Beach Road bus stop to Pickering Station, and 6 minutes to the bus terminal at Pickering Town Centre. The subject property is located at the southeast intersection of Bayly Street and Sandy Beach Road. The site is within 600 metres (an 8 minute walk or 2 minute bicycle ride) of the Pickering GO Station and is served by 10 nearby DRT bus stops. Notably, bus stops at Bayly Street and Sandy Beach Road provide frequent service on Routes 101 and 917, offering 30 minute peak- period and all-day service. These routes provide connections to the Bay Ridges neighbourhood, the Bayly Street east-west corridor, Pickering GO Station, and Pickering Town Centre, facilitating access to various GO Transit and DRT routes. Given the site’s proximity to higher-order transit and frequent local bus service, a reduced parking rate is appropriate. Staff is of the opinion that the requested variances maintain the general intent and purpose of the Zoning By-law. - 59 - Report MV 09/26 January 14, 2026 Page 4 Desirable for the Appropriate Development of the Land and Minor in Nature The proposed fire hall is a two-storey building designed to accommodate City staff and associated staff living quarters, as well as provide access for stationing fire trucks. The scale of the development is modest and does not create a visual impact for adjacent development, which consists of employment and commercial uses. Additionally, the proposed reduced yards do not obstruct sightlines for turning traffic on Sandy Beach Road. The design supports operational efficiency while maintaining compatibility with the surrounding streetscape, reinforcing that the requested variances are minor and desirable for the appropriate development of the land. Staff is of the opinion that the proposed reduction in minimum yard requirements are appropriate and minor in nature, as it enables the development to incorporate essential features for a fire station that support operational efficiency and promote the health, safety, and wellness of firefighters and the broader community. Through Bill 185: Cutting Red Tape to Build More Homes Act, 2024, the Province amended the Planning Act to remove minimum parking requirements (other than for bicycles) for properties located within Protected Major Transit Station Areas (PMTSAs). In Durham Region, PMTSAs are identified in the Regional Official Plan. Although the subject property is located within the Bay Ridges Neighbourhood, it is situated approximately 30.0 metres (which is less than a one-minute walk) from Pickering’s PMTSA associated with the Pickering GO Station. While the site is technically outside the PMTSA boundary, it benefits from strong access to higher-order transit and local bus services. In some cases, its access to transit is comparable to, or better than, properties located within the PMTSA that are now exempt from minimum parking requirements. Staff is of the opinion that the proposed reduction in residential parking is appropriate and minor in nature, as it reduces reliance on single-occupancy vehicles and encourages walking, cycling, and transit use in an area specifically planned for intensification and active forms of mobility. Input From Other Sources Applicant • Due to the nature of the project, a Fire Station, all requirements for turning of the fire trucks into the site will not work due to the limited size of the site. Setbacks on the Front Yard, Flankage Side Yard, cannot be met if access to the site, sufficient parking and utilities must be met. 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. - 60 - Report MV 09/26 January 14, 2026 Page 5 Engineering Services Durham Region Development Advisory Services Public Input •We have no comments at this time. Further comments will be provided during the detailed design. •No comments. •No written submissions have been received from the public as of the date of writing this report. Date of report: January 5, 2026 Comments prepared by: Original Signed By Original Signed By Figo Pham Kerry Yelk Zoning Technician Senior Planner, Zoning Original Signed By Deborah Wylie, MCIP, RPP Manager, Zoning & Administration FP:KY:jc CityDevDept/D3700/2026/MV 09-26/7. Report/MV 09-26 Report.docx Attachments - 61 - ==--­ ------ ) I Universal L-, t----'---'City_l:i~a=zz=a~ _ ____,_ 1-r+-------./] Celebration D~ive / I I \ ~ ~---_L._ ___ _// Subject Lands I Bayly Street ___, \~~ :!'K!".~":'"'.'l(".".~":'X"'.'lx~~"."x,,_"'.'IA~x"."0"'.'l(o:'.•-7----------~ \ t\ I I I I ""O ro 0 0::: .c (.) ro Q) co >, ""O C ro Cf) x x x xxxx x ~ KXXXX X X ~xx,S:x X X X X X X X )( X X )< %~~ s.. ~ .,;---~~ ~ Drava Street 0-.,.,--,-,---,---,---,---,----,---, 11111 -04;6/­ PlCKERlNG Location Map File: MV 09/26 Applicant: The Corporation of City of Pickering Municipal Address: 1521 Bayly Street © Th e Co rp orati on of th e C ity of Pi cke rin g Pro du ce d (in part ) und er li cense fro m: © Ki ng's Printer, Ontario Mini stry of Natu ra l Resou rces. All rig hts reserved.;© Hi s Ma jesty th e Ki ng in ""O ro 0 0::: Q) (.) C -~ City Development Department Ri g ht of Ca nada , Departme nt of Natura l Resources. A ll ri g hts re served.;© Te ra net Enterpri ses Inc . and its su ppliers. A ll ri g hts reserved.;© Municipa l Pro perty Assessme nt Corporati on and its supplie rs. All ri g hts reserved. l:\PLANNING\01 -MapFIles\02 -Appllcations\MV\2025\MV 09-26\MV 09-26\MV 09-26.aprx Attachment 1 Date: Dec. 16, 2025 ;l~;T~;2~;~~-o I - 62 - At t a c h m e n t 2 BA Y L Y S T R E E T (A S P E R T H E P R O P O S E D RE G I O N A L WI D E N I N G ) Ex i s t i n g Pr o p e r t y L i n e Pr o p o s e d Pr o p e r t y L i n e (a f t e r re g i o n a l ro a d w i d e n i n g ) Su b m i t t e d Si t e Pl a n Fi l e N o : MV 09 / 2 6 Ap p l i c a n t : Co r p o r a t i o n o f t h e C i t y o f P i c k e r i n g Mu n i c i p a l A d d r e s s : Ba y l y 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 : Ja n u a r y 6 , 2 0 2 6 - 63 - At t a c h m e n t 3 Su b m i t t e d de t a i l e d Si t e Pl a n Fi l e N o : MV 09 / 2 6 Ap p l i c a n t : Co r p o r a t i o n o f t h e C i t y o f P i c k e r i n g Mu n i c i p a l A d d r e s s : Ba y l y 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 : Ja n u a r y 6 , 2 0 2 6 BA Y L Y S T R E E T (AS P E R T H E P R O P O S E D RE G I O N A L WI D E N I N G ) Ex i s t i n g Pr o p e r t y L i n e Pr o p o s e d Pr o p e r t y L i n e (a f t e r re g i o n a l ro a d w i d e n i n g ) to p e r m i t a mi n i m u m f l a n k a g e ya r d se t b a c k of 0. 8 of a me t r e to p e r m i t a mi n i m u m f r o n t ya r d s e t b a c k o f 7. 8 m e t r e s to p e r m i t a mi n i m u m 21 sp a c e s f o r an E m e r g e n c y Se r v i c e F a c i l i t y us e - 64 - At t a c h m e n t 4 NO R T H E L E V A T I O N ( F R O N T ) EA S T E L E V A T I O N ( F L A N K A G E ) Su b m i t t e d E l e v a t i o n P l a n Fi l e N o : MV 09 / 2 6 Ap p l i c a n t : Co r p o r a t i o n o f t h e C i t y o f P i c k e r i n g Mu n i c i p a l A d d r e s s : Ba y l y 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 : D e c e m b e r 1 7 , 2 0 2 5 - 65 -