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HomeMy WebLinkAboutInformation Report 04-26 Statutory Public Meeting Information Report Report Number: 04-26 Date: March 9, 2026 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 08/25 APCOM Enterprises Inc. 1794 Appleview Road 1. Purpose of this Report The purpose of this report is to provide preliminary information on a Zoning By-law Amendment application, submitted by APCOM Enterprises Inc., to facilitate an infill residential development. This report contains general information on the applicable Official Plan and other related policies and identifies matters raised to date. This report is for information purposes only, and no decision on this application will be made at this time. A recommendation report will be presented to the Planning & Development Committee for their consideration once staff have completed a comprehensive evaluation of the proposal. 2. Property Location and Description The subject property is located between Goldenridge Road and Appleview Road, south of Dunbarton Creek, within the Dunbarton Neighbourhood (see Location Map, Attachment 1). The property has area of approximately 3,184 square metres, with frontage on both Appleview Road and Goldenridge Road. The site currently contains a vacant one-and-a-half-storey detached dwelling with an existing gravel driveway accessing Appleview Road. The dwelling is proposed to be demolished, and the driveway access to Appleview Road is proposed to be removed. The property also contains vegetation and several mature trees, particularly at the northeastern quadrant of the site, where valleylands associated with the Dunbarton Creek are located. Some trees located outside the valleylands are proposed to be removed to accommodate the proposed development on the west portion of the site. Surrounding land uses consist primarily of one- and two-storey detached dwellings. The northeastern portion of the site abuts City-owned lands containing Dunbarton Creek and its associated valleylands (see Air Photo Map, Attachment 2). Information Report 04-26 Page 2 3. Applicant’s Proposal The applicant has submitted a rezoning application to facilitate a future land division that would create three lots for detached dwellings on the western portion of the site fronting Goldenridge Road. The eastern portion of the site, which contains valleylands associated with Dunbarton Creek, is proposed to be conveyed to the City for long-term environmental protection (see Submitted Colour Concept Plan and Submitted Conceptual Elevations, Attachments 3 and 4). In addition, a 2.6 metre wide road widening along Goldenridge Road is proposed to be conveyed to the City. The table below summarizes key details of the future land division. Parcel Area Minimum Lot Frontage Lot 1 656.6 square metres 11.56 metres Lot 2 743.9 square metres 11.56 metres Lot 3 753.2 square metres 11.55 metres Environmental Buffer 940.2 square metres - Road Widening 90.1 square metres - Total 3,184.0 square metres - The table below summarizes key details of the building height and siting of the proposed dwellings. Lot Maximum Height Minimum Front Yard Setback Minimum Side Yard Setback Minimum Rear Yard Setback Lot 1 9.35 metres 21.77 metres Lot 2 8.44 metres 32.06 metres Lot 3 2 storeys (approximately 9.8 metres to the top of roof) 5.77 metres 1.2 metres on one side/ 0.6 metres on the other side 36.22 metres Vehicular access to the lots is proposed from Goldenridge Road. The two northerly lots (Lots 1 and 2) are each proposed to accommodate six parking spaces, including two spaces within a double-car garage and four spaces on the driveway. The southerly lot (Lot 3) is proposed to accommodate four parking spaces, including two spaces within a double-car garage and two spaces on the driveway. To protect the adjacent Dunbarton Creek, the applicant is providing a minimum 10-metre environmental buffer on the eastern portion of the property, measured from the staked top-of- bank. No trees are proposed to be removed within the valleylands or the environmental buffer. The applicant is proposing to remove 15 of the 70 trees on the property to accommodate the proposed dwellings and driveways, four of which are in poor condition and would require removal regardless of development. The applicant has indicated that all removed trees will be replaced on site or compensated through cash-in-lieu in accordance with City’s Tree Compensation requirements. One boulevard tree per lot is also proposed, subject to available spacing. Information Report 04-26 Page 3 The proposed development will be subject to a future application for land division to create the proposed lots and to convey the environmental buffer block and road widening to the City. 4. Policy Framework 4.1 Durham Regional Official Plan “Envision Durham” Durham Regional Council adopted the Official Plan “Envision Durham” in May 2023. The Ministry of Municipal Affairs and Housing (MMAH) approved the Official Plan in part on September 3, 2024. On December 13, 2024, MMAH approved the remaining part of the Plan. On January 1, 2025, Durham Region became an upper-tier municipality without land use planning responsibilities. Pursuant to Subsection 70.13(2) of the Planning Act, the Durham Region Official Plan (ROP) is deemed to constitute an official plan of the City in respect of any area in the City to which it applies and will remain in effect until the City revokes or amends it. The ROP designates the subject property as “Community Areas”. Lands within this designation are intended to offer a complete living environment, consisting of housing, commercial, institutional uses, and public service facilities, such as schools, libraries and hospitals. A key objective of this designation is for Community Areas to contain a variety of housing types, sizes and tenures, within connected community. The northeast portion of the property is also identified as being partially within the “Regional Natural Heritage System”. New development within this area may be permitted, subject to the submission of appropriate technical studies, as determined by the local municipality in consultation with the conservation authority. Staff will continue to evaluate the proposal against applicable Regional policies through the ongoing review of these applications. 4.2 Pickering Official Plan The Pickering Official Plan designates the subject property as “Urban Residential Areas – Low Density Area” within the Dunbarton Neighbourhood. This designation is intended primarily for residential, community, cultural, and recreational uses, and permits development at a maximum net residential density of up to and including 30 units per net hectare. The proposed residential infill development would achieve a density of approximately 14 units per net hectare, which is within the permitted range. The Official Plan also requires that new development protect and enhance the character of established neighbourhoods and reinforce existing built patterns, including building height, setbacks, lot coverage, and building position relative to the street. The Dunbarton Neighbourhood policies further recognize the area’s mix of built and natural features, including Dunbarton Creek, and require that new development within established residential areas, Information Report 04-26 Page 4 including lands between Appleview Road and Fairport Road, be compatible with the existing neighbourhood character. The Official Plan identifies that the subject property contains key natural heritage features, including Significant Woodlands and Significant Valley Lands and Stream Corridors. In accordance with the Official Plan, development proposed within 120 metres of these features must be supported by an Environmental Impact Study (EIS). The EIS is required to identify natural heritage and hydrologic features, establish vegetation protection zones, and define development limits to ensure the development has no negative impacts on the features or their ecological functions. The applicant has submitted an EIS prepared by GeoProcess Research Associates Inc., dated October 27, 2025, which identifies significant woodlands, wetlands, and valleylands on the easterly portion of the property. As part of the field investigations, the dripline and top of bank were staked in consultation with the Toronto and Region Conservation Authority. Development within the area of influence of key natural heritage or hydrologic features must demonstrate no adverse impacts, that ecological health and connectively are maintained, and that connectivity is protected before, during, and after construction. The proposal will be evaluated against the Official Plan and Dunbarton Neighbourhood policies through the ongoing review of the applications. 4.3 Dunbarton Neighbourhood Development Guidelines The Dunbarton Neighbourhood Guidelines establish detailed development standards to ensure that development occurs in an orderly and attractive manner and is consistent with the established character of the neighbourhood. In reviewing development proposals, the following standards are to be considered: • a natural buffer is required along Dunbarton Creek • Goldenridge Road is subject to the provisions for “General Guidelines” and “New Internal Roads”. Sections of the Dunbarton Neighbourhood Guidelines. Key provisions include: o Permitted building type: Detached Dwellings only o Maximum Dwelling Height: 9.0 metres o Minimum Lot Frontage: 12.0 metres o Minimum Front Yard Setback: 4.5 metres, and generally consistent with adjacent front yard setbacks o Minimum Side Yard Setbacks: 1.2 metres on one side and 0.6 metres on the other The proposed development will be reviewed in detail to ensure the requirements of the applicable Dunbarton Neighbourhood Guidelines have been maintained. Information Report 04-26 Page 5 4.4 Consolidated Zoning By-law 8149/24 The subject property is currently zoned Residential First Density – Type D (R1D) under Consolidated Zoning By-law 8149/24, as amended. This zone category permits a detached dwelling with a minimum lot frontage of 18 metres and a minimum lot area of 550 square metres. The surrounding lots to the north, south and west fronting Goldenridge Road are zoned S3-7, subject to Exception 135 (see Attachment 5, Surrounding Zoning Map). This zone category permits detached dwellings on lots with a minimum lot frontage of 12 metres and minimum lot area of 350 square metres. To facilitate the proposal, the applicant is requesting that the westerly portion of the subject property be rezoned to an appropriate residential zone category that is consistent with the surrounding S3-7 zone. The table in Attachment 6 to this report provides a comparison of the applicant’s proposed zoning standards to the surrounding zoning standards, and shows that key performance standards are generally consistent, except the provisions for minimum lot frontage and building height. The applicant is requesting site-specific zoning provisions to: • permit a minimum lot frontage of 11.5 metres • permit a maximum building height of 9.8 metres In addition, the applicant is requesting that the easterly portion of the property be zoned to the appropriate zone for environmental protection to prohibit development, except for uses associated with parks or passive recreational purposes. 5. Comments Received 5.1 Public Comments Notice of the Electronic Statutory Public Meeting regarding this application was provided by mail to all properties within 150 metres of the subject property. A Public Meeting Notice sign was posted on the property on January 26, 2026. As of the date of this report, five written comments have been received from the public. The comments generally expressed a preference for two lots instead of three, and for staff to ensure that side yard setbacks are consistent with the existing setbacks in the immediate community. 5.2 Agency Comments As of the date of this report, comments have been received from the following external agencies based on the materials submitted in support of the rezoning application. Information Report 04-26 Page 6 5.2.1 Region of Durham • The Region of Durham notes there are multiple water and sanitary service connections installed off Goldenridge Road and does not have any objection to the proposed zoning by- law amendment application. Matters regarding servicing the proposed lots will be dealt with under a future detailed submission and/or Land Division application(s). 5.2.2 Toronto and Region Conservation Authority • The submitted Slope Stability Report and EIS appropriately identify the natural features and hazards, which are located entirely within the eastern portion of the property. • The proposed Environmental Protection Zone includes an appropriate 10-metre buffer from these features. • TRCA has no objections to the approval of the Zoning By-law Amendment application and has confirmed that no permits are required for the proposed development on the western portion of the site, as it is located outside of TRCA’s regulated area. 5.3 City Department Comments As of writing this report, no comments have been received from City Departments. 6. Planning & Design Section Comments The following is a summary of key concerns and issues identified by staff for further review and consideration. These matters, along with any additional issues identified through the circulation and review of the proposal, must be addressed by the applicant prior to the preparation of a final recommendation report to the Planning & Development Committee: • ensure conformity with the City’s Official Plan, neighbourhood policies and applicable development guidelines • ensure the requested zoning performance standards are generally consistent with the existing built form and character of the Dunbarton Neighbourhood • ensure that appropriate development limits are established, required environmental buffers are provided, and any adverse impacts to nature heritage features are minimized, and • ensure that the removal of any mature healthy trees is limited to the developable area and that appropriate tree compensation is provided in accordance with the City’s Tree Compensation requirements 7. Information Received Copies of the plans and studies submitted in support of the application(s) are listed below and available for viewing on the City’s website at pickering.ca/devapp or at the offices of the City of Pickering, City Development Department: Information Report 04-26 Page 7 • Cover Letter, prepared by Planning Peace of Mind Services Incorporated, dated November 14, 2025 • Planning Rationale Report (including Urban Design Brief and Sustainability Brief), prepared by Planning Peace of Mind Services Incorporated, dated November 14, 2025 • Draft Zoning By-law and Schedule, prepared by Planning Peace of Mind Services Incorporated, dated November 14, 2025 • Stage 1 & 2 Archaeological Site Assessment, prepared by Archaeological Consultants Canada, dated August 29, 2025 • Ministry of Citizenship and Multiculturalism Acknowledgement Letter, dated November 5, 2025 • Natural Heritage Evaluation, prepared by GeoProcess Research Associates Inc., dated October 27, 2025 • Regional Municipality of Durham Site Screening Questionnaire, reviewed and signed by Soil Engineers Ltd., dated July 30, 2025 • Slope Stability Assessment, prepared by Soil Engineers Ltd., dated June 11, 2025 • Topographical Survey with Natural Hazard Buffers, prepared by R-PE Surveying Ltd., dated July 4, 2025 • Stormwater Management Design Brief, prepared by SCS Consulting Group, dated November 7, 2025 • Preliminary and Conceptual Building Elevations, Streetscape Plan and Context Site Plan, prepared by Jardin Design Group Inc., dated September 17, 2025 • Tree Inventory and Preservation Plan Report, prepared by Kuntz Forestry Consulting Inc., dated September 15, 2025 • Surveyor’s Real Property Report and Topography, prepared by R-PE Surveying Ltd., dated June 4, 2024 8. Procedural Information 8.1 General • written comments regarding this proposal should be directed to the City Development Department • all comments received will be noted and used as input to a Recommendation Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council • any member of the public who wishes to be notified of Council’s decision regarding this proposal must request such in writing to the City Clerk 9. Owner/Applicant Information The owner of this property is APCOM Enterprises Inc., who is represented by Planning Peace of Mind Services Inc. Information Report 04-26 Page 8 Attachments: 1. Location Map 2. Air Photo Map 3. Submitted Colour Concept Plan 4. Submitted Elevation Concept 5. Surrounding Zoning Map 6. Zoning Comparison Table Prepared By: Liam Crawford, Planner II Approved/Endorsed By: Nilesh Surti, MCIP, RPP, Division Head, Development Review & Urban Design Approved/Endorsed By: Catherine Rose, MCIP, RPP, Chief Planner - "O co 0 0:: ~ 0 e- co Welrus Street LL I\. \ I\. ~, H/t---------------1 I 't--1\-----------J \ ,-------,----------,-------,---,--------.,..~ ~---'1-,--------,,J-(,--\----I Subject Lands I I \ ' Rushton Road --------Dunbarton Road ...______________ r--- '-------. -~of- P](KER]NG Location Map File: A 08/25 Applicant: APCOM Enterprises Inc. Municipal Address: 1794 Appleview 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 I \ \ \ _cg \ \ __ -------j \,------__, \1-------l \ I Ol ;l- Ol ? 0 0 C: ;:::. / - \ / ~ Ql :, f--- C: Ql > - <( t - Ql ..c -Ql :0 E f- co 0:: ~ ~ ~ ~ ----- t--- t--- t--- - - t--- - ~ 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. Date: Feb. 06, 2026 ;l~;T:2~~~~-0 I L.\PLANNING\01-MapFIIes\02-Appllcations\A\2025\A08-25 APCOM Enterpnses lnc\A08-25 APCOM Enterprises lnc.aprx Attachment 1 to Information Report 04-26 -04!0/­P](KER]NG City Development Department Air Photo Ma File: A 08/25 Munici al Address: 1794 Appleview 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. l:\PLANNING\01-MapFiles\02-Applications\A\2025\A08-25 APCOM Enterprises lnc\A08-25 APCOM Enterprises lnc.aprx Date: Feb. 06, 2026 SCALE: 1:2,500 THISISNOTAPLANOFSURVEY. Attachment 2 to Information Report 04-26 L:\Planning\01-MapFiles\A\2025 DATE: Feb. 11, 2026 Applicant: Municipal Address: File No: Submitted Colour Concept Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 08/25 APCOM Enterprises Inc. 1794 Appleview Road N BO T T O M O F B A N K BOT T O M O F B A N K CRO W N ASPHALT DRIVEWAY ASPHALT DRIVEWAY EXIS T I N G GRA V E L D R I V E W A Y PAV E M E N T E D G E ED G E O F W A TE R S ED G E O F W A TE R S POST AND WIRE FENCE TOP OF BANK TO P O F B A N K TO P O F B A N K BELLP E D 0.10Ø 0.10Ø 0.10Ø 0.10Ø 0.10Ø 0.15Ø0.15Ø 0.15Ø 0.15Ø 0.15Ø 0.15Ø 0.15Ø 0.30Ø 0.30Ø0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.40Ø 0.40Ø 0.40Ø 0.40Ø 0.60Ø 0.20Ø 0.20Ø 0.20Ø 0.20Ø 0.25Ø 0.25Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.30Ø 0.35Ø 0.35Ø 0.35Ø 0.60Ø 0.60Ø 0.80Ø 0.80Ø MH MHSAMHST WV WV CO N C R E T E C U R B CU R B C U T 19.1 2 N26°4 0 ' 0 5 " E 100.89 93.44N71°39'20"E 22 . 0 2 N3 4 ° 2 0 ' 0 5 " W N1 8 ° 2 1 ' 4 0 " W GO L D E N R I D G E R O A D ASPHALT D R I V E W A Y STUCCO FRONT DWELLING2 STOREY No. 1653 STONE FRONT DWELLING 1 1/2 STOREY No. 1645 P I L E POST AND WIRE FENCE RETAINING WALL RETAINING WALL SRUCCO AND BRICK DWELLING 1 STOREY No. 1788 DS=96.85 GS= 9 4 . 8 4 GS = 9 9 . 9 7 GS= 9 9 . 8 5 DS=100.75 VINYL SHED HEDGE END OF CLF0.03 E0.08 N ±0.1 S EW END OF CLF0.02 W0.08 S EDGE O F W A T E R S EDGE OF WATERS TOP O F B A N K P A R T 1 P A R T 2 P A R T 3 P A R T 4 TO B E R E M O V E D EXISTING RESIDENTIAL EXISTING RESIDENTIAL EXISTINGDWELLING TO BEDEMOLISHED ROAD WIDENING N71°38'50"E MODEL A EL-1 MODEL AEL-2 MODEL AEL-3 WO O D D E C K WO O D D E C K WO O D D E C K G O L D E N R I D G E R O A D A P P L E V I E W R O A D City Owned Lands (Dunbarton Creek) Attachment 3 to Information Report 04-26 Attachment 4 to Information Report 04-26 L:\Planning\01-MapFiles\A\2025 Jan. 29, 2026DATE: Applicant: Municipal Address: File No: Submitted Conceptual Elevations FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 08/25 APCOM Enterprises Inc. PR O P E R T Y L I N E PR O P E R T Y L I N E PR O P E R T Y L I N E PR O P E R T Y L I N E 1794 Appleview Road I Wingarden Crescent I R1H I Welrus Street I Legend ""C C1l 0 a::: ~ 0 e- C1l LL / J X115 (S3-13') L R1G Rushton Road R1E OS X115 (OS-HL) !"""--------------""' X135 (S3-7) / -0.------.11111111•-;;;.;;;;;..--....~proposed ---~ Proposed I~ ✓ Er:wironmental ~ Residential -, Zone ~ Zone t \ \ Spartan Court c -o x117.7:(S3.;..10)~- i ~ \ J\ (9 \ \ jr) \ Subject <( \ \ t _ _\ '2;_ I _____ Lands X135 (S3-7) \ R1D l-------+----------1 , -c::J Nearby Zones D Surrounding Zones I I -04;6/- PlCKERlNG City Development Department r Surroundina Zonina Maon Golden File:A 08/25 Applicant: APCOM Enterprises Inc. Municipal Address: 1794 Appleview 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. l:\PLANNING\01-MapFIles\02 -Appllcations\A\2025\AOS-25 APCOM Enterpnses lnc\A08-25 APCOM Enterpnses lnc.aprx I Date: Feb. 05, 2026 ;l~;T~2~~~~-o I Attachment 5 to Information Report 04-26 Attachment 6 to Information Report 04-26 Zoning Provisions Comparison Chart The table below provides a side-by-side comparison of key zoning performance standards for the proposed Residential Zone and the Surrounding “X135 (S3–7)” Zone. Requested site-specific exceptions are shown in red font. Provision Surrounding “X135 (S3-7)” Zone Standards Proposed Residential Zone Standards Lot Area (minimum) 350 square metres 350 square metres Lot Frontage (minimum) 12 metres 11.5 metres Front Yard (minimum) 4.5 metres 4.5 metres Interior Side Yard (minimum) 1.2 metres on one side, 0.6 metres on the other side 1.2 metres on one side, 0.6 metres on the other side Rear Yard (minimum) 7.5 metres 7.5 metres Lot Coverage (maximum) 38 percent 38 percent Building Height (maximum) 9.0 metres 9.8 metres Parking Spaces (minimum) 2 spaces per dwelling unit 2 spaces per dwelling unit Driveway Width 6.0 metres (minimum) 6.0 metres (minimum) Minimum landscaped open space in each yard used for a driveway or parking 45% for lots with a frontage greater than 12 metres 45% for lots with a frontage greater than or equal to 11.5 metres