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HomeMy WebLinkAboutApril 8, 2026 Committee of Adjustment Hearing Agenda Electronic Meeting April 08, 2026 - 07:00 PM Hearing Number: 4 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 Acknowledgment Statement Disclosure of Interest Adoption of Agenda Adoption of Minutes Draft Minutes for the March 11, 2026 Committee of Adjustment Hearing Page 3 Minor Variance Reports MV 21/26 - 1970 Brock Road (Tabled at the March 11, 2026 Committee of Adjustment Hearing) Page 15 Brock and Kingston Holdings Inc. 1. 2. 3. 4. 4.1 5. 5.1 Consent (Land Division) Reports LD 08/26 and MV 22/26 & MV 23/26 - 325 Sheppard Avenue Page 22 A. Racz LD 09/26 - 1955 Valley Farm Road Page 47 Southbridge Health Care GP Inc. LD 10/26 to LD 12/26 and MV 25/26 to MV 27/26 - 1395 & 1399 Rougemount Drive Page 62 S. Taseen & H. Chetram Adjournment 6. 6.1 6.2 6.3 7. Committee of Adjustment Hearing Agenda April 08, 2026 - 2 - 1 Committee of Adjustment Hearing Minutes Electronic Meeting March 11, 2026 07:00 PM Pending Adoption Present Omar Ha-Redeye – Vice-Chair Denise Rundle Sakshi Sood Joshi Rick Van Andel Sean Wiley – Chair Also Present Deborah Wylie, Secretary-Treasurer Jasmine Correia, Assistant Secretary-Treasurer Nilissa Reynolds, Assistant Secretary-Treasurer – Host Kerry Yelk, Senior Planner, Zoning Ash Roy, Planner I Figo Pham, Zoning Technician 1. Land Acknowledgment Statement 2. Disclosure of Interest 2.1 Rick Van Andel - MV 24/26 - 1640 Kingston Road Rick Van Andel declared an indirect pecuniary interest regarding MV 24/26. 3. Adoption of Agenda Moved By Rick Van Andel Seconded By Sakshi Sood Joshi That the agenda for the Wednesday, March 11, 2026 hearing be adopted. - 3 - Committee of Adjustment Hearing Minutes March 11, 2026 2 Carried Unanimously 4. Adoption of Minutes Moved By Sakshi Sood Joshi Seconded By Rick Van Andel That the minutes of the 2nd hearing of the Committee of Adjustment held Wednesday, February 11, 2026 be adopted. Carried Unanimously 4.1 Draft Committee of Adjustment Hearing Minutes - February 11, 2026 5. Minor Variance Reports 5.1 MV 13/26 - 1800 Brock Road Suncor Energy Inc. The applicant requests relief from Zoning By-law 8149/24 to permit: • a minimum setback of any building or structure, except a sign, from a front lot line shall be 8.5 metres, whereas the By-law requires a minimum setback of 10.0 metres from a front lot line; (staff has determined that this variance is not required) • a loading space in the front yard, whereas the By-law requires that no loading space shall be permitted in the front yard of any zone; • a loading space to not abut the building for which the loading space is provided, whereas the By-law requires a loading space to abut the building for which the loading space is provided; and • a Restaurant Drive-through Take Out to provide food and drinks for retail sale for immediate consumption on-site and off-site, with indoor and outdoor seating areas, whereas the By-law requires a Restaurant drive-through takeout to provide light refreshment to customers in vehicles for consumption elsewhere. The applicant requests approval of these variances to obtain Site Plan Approval for the construction of a new gas station facility (Petro-Canada) with a convenience store and drive-through/take out restaurant (A&W). Input from other sources was received from the Applicant, City’s Engineering - 4 - Committee of Adjustment Hearing Minutes March 11, 2026 3 Services, the City’s Building Services Section, and one area resident. In support of the application, the applicant identified the following: • The canopy cannot be relocated. The location of the canopy allows for the efficient placement of the fire route and parking in front of the main building without encroaching on the rear yard setbacks. • The loading space cannot be relocated. Enhanced Landscaping has been Provided Around the Loading Space. • Through the Site Plan Application Process, Planning Staff have been supportive of indoor and outdoor seating areas. Blair Gagnon, 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. A Committee member commented that the applicant's presentation addressed any concerns raised by area residents, the landscaping will provide screening for the drive through, the change of restaurants will reduce traffic to the site, the layout of the drive-through and EarthBins are complimentary to the development of the land, as such, Rick Van Andel moved the following motion: Moved By Rick Van Andel Seconded By Sakshi Sood Joshi That application MV 13/26 by Suncor Energy Inc., be Approved on the grounds that the requested variances are minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and Zoning By law, subject to the following conditions: 1. That these variances apply only to the drive-through restaurant, convenience store, and gas pump structure as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 2 & 3 contained in the staff report to the Committee of Adjustment, dated March 11, 2026). 2. That the requested variances related to the front yard apply only to the front yard facing Brock Road. 3. That the requested variance related to the definition of “Restaurant Drive- through Take Out” applies only to the proposed restaurant. Carried Unanimously - 5 - Committee of Adjustment Hearing Minutes March 11, 2026 4 5.2 MV 21/26 - 1970 Brock Road Brock and Kingston Holdings Inc. The applicant requests relief from Zoning By-law 3036, as amended by By-law 2212/86 to permit a “Restaurant-Type D" which shall mean a building or part of building which food is prepared and offered or kept for retail sale to the public for immediate consumption on the premises, and which may include an accessory takeout component, and a drive-through facility, whereas the By-law permits a “Restaurant-Type D" which shall mean a building or part of building where food is prepared and offered or kept for retail sale to the public for immediate consumption on the premises, and which may include an accessory takeout component. The applicant requests approval of this minor variance application to permit a restaurant use with drive-through facility component. Merve Kolcak, agent, was present to represent the application. No further representation was present in favour of or in objection to the application. The agent confirmed they have read the report and agree with the recommendation for tabling. Moved By Denise Rundle Seconded By Omar Ha-Redeye That application MV 21/26 by Brock and Kingston Holdings Inc., be Tabled to allow for the applicant to prepare and submit a Traffic Report addressing concerns related to drive-through queuing. Carried Unanimously 5.3 MV 24/26 - 1640 Kingston Road Highmark (Pickering) Inc. Rick Van Andel declared a conflict on this item. ( Rick Van Andel declared an indirect pecuniary interest regarding MV 24/26. ) In order to avoid a tie vote, Sean Wiley recused himself from voting on this item. The applicant requests relief from Zoning By-law 3036, as amended by By-law 7860/21, to permit: - 6 - Committee of Adjustment Hearing Minutes March 11, 2026 5 • a daycare centre as an additional use, whereas the By-law only permits an apartment building use; • a maximum number of dwelling units: 350 units, whereas the By-law requires a maximum number of dwelling units: 346 units; • a minimum indoor amenity space of 380 square metres, whereas the By-law requires a minimum indoor amenity space of 500 square metres; • a maximum height of 56 metres (17 storeys), whereas the By-law requires a maximum height of 56 metres (16 storeys) (refer to Attachment 8); and • five residential parking spaces to be located at grade, whereas the By-law requires all residential parking spaces shall be provided within a below grade parking structure. The applicant requests approval of this minor variance application to facilitate the construction of a residential apartment building. Input from other sources was received from the Applicant, City’s Engineering Services, the City’s Building Services Section, and one area resident. In support of the application, the applicant has submitted a Planning Rationale in support of this application. Please contact the City Development Department to receive a copy at citydev@pickering.ca. Rachelle Larocque, 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 the daycare could accommodate roughly 40-50 children; the condominium tenants would have priority for childcare enrollment; and the daycare space will be around 210 square metres. A Committee member commented that the daycare would be a complimentary use for the area. After reading the staff report and finding the variances to be minor in nature, Denise Rundle made the following motion: Moved By Denise Rundle - 7 - Committee of Adjustment Hearing Minutes March 11, 2026 6 That application MV 24/26 by Highmark (Pickering) Inc., 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 residential apartment building, as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 2, 3, 4, 5, 6, 7 & 8 contained in the staff report to the Committee of Adjustment, dated March 11, 2026). Carried Unanimously 6. Consent (Land Division) Reports 6.1 LD 02/26 to LD 05/26 and MV 14/26 to MV 17/26 - 145 & 151 Twyn Rivers Drive 14532970 Canada Inc. & 14513703 Canada Inc. The applicant is requesting to establish a total of four lots to facilitate the development of four detached dwellings. LD 02/26 Consent to add a 346.5 square metre residential parcel of land to the east, retaining a 1,060.1 square metre residential parcel of land. LD 03/26 Consent to add a 353.2 square metre residential parcel of land to the west, retaining a 1,385.1 square metre residential parcel of land. LD 04/26 Consent to add a 353.5 square metre residential parcel of land to the east, retaining a 1,059.9 square metre residential parcel of land. LD 05/26 Consent to add a 353.5 square metre residential parcel of land to the west, retaining a 1,385.1 square metre residential parcel of land. - 8 - Committee of Adjustment Hearing Minutes March 11, 2026 7 The applicant requests relief from Zoning By-law 8149/24, to permit: MV 14/26 – (Parts 8 & 3) • a minimum lot frontage of 15.0 metres, whereas the By-law requires a minimum lot frontage of 18.0 metres; • a minimum exterior side yard setback of 2.1 metres, whereas the By-law requires a minimum side yard setback of 4.5 metres; • a minimum front yard setback of 7.5 metres, whereas the By-law requires a minimum front yard setback of 28.3 metres; • a maximum dwelling height of 9.8 metres, whereas the By-law requires a maximum dwelling height of 9.0 metres; • a porch to encroach 22.6 metres into the required front yard setback, whereas the By law requires a porch to encroach into any required setback to a maximum of 2.0 metres; and • a bay window to encroach 19.1 metres into the required front yard setback, whereas the By law requires a bay window to encroach into any required setback to a maximum of 0.6 metres. MV 15/26 – (Parts 9 & 4) • a minimum lot frontage of 15.2 metres, whereas the By-law requires a minimum lot frontage of 18.0 metres; • a minimum side yard setback of 1.2 metres, whereas the By-law requires a minimum side yard setback of 1.8 metres; and • eaves to project 1.1 metres into the minimum required 1.8 metre side yard setback, whereas the By-law requires eaves encroachment of 0.6 metres into the required setback. MV 16/26 – (Parts 10 & 5) • a minimum lot frontage of 15.2 metres, whereas the By-law requires a minimum lot frontage of 18.0 metres; • a minimum side yard setback of 1.2 metres, whereas the By-law requires a minimum side yard setback of 1.8 metres; and • eaves to project 1.1 metres into the minimum required 1.8 metre side yard setback, whereas the By-law requires eaves encroachment of 0.6 metres into the required setback. - 9 - Committee of Adjustment Hearing Minutes March 11, 2026 8 MV 17/26 – (Parts 11 & 6) • a minimum lot frontage of 15.2 metres, whereas the By-law requires a minimum lot frontage of 18.0 metres; • a minimum side yard setback of 1.2 metres, whereas the By-law requires a minimum side yard setback of 1.8 metres; • a minimum front yard setback of 9.5 metres, whereas the By-law requires a minimum front yard setback of 35.3 metres; • eaves to project 1.1 metres into the minimum required 1.8 metre side yard setback, whereas the By-law requires eaves encroachment of 0.6 metres into the required setback; • a porch to encroach 27.2 metres into the required front yard setback, whereas the By-law requires a porch to encroach into any required setback to a maximum of 2.0 metres; and • two bay windows to encroach 0.3 metres into the non-complying setback of 9.5 metre and 9.8 metre, whereas the By-law requires a bay window to encroach into any required setback to a maximum of 0.6 metres. Input from other sources was received from the Applicant, City’s Engineering Services, the City’s Building Services Section, the Region of Durham Planning & Economic Department and the Works Department, CN Proximity, and three area residents. In support of the applications, the applicant 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. Nadeem Irfan and Amer Nisar, agents, were present to represent the applications. No further representation was present in favour of or in objection to the applications. In support of the applications the agent stated that they have improved their applications since being heard at a 2024 Committee of Adjustment hearing, which resulted in refusal. They have exceeded the lot area requirements. The four houses are proposed to be single-family dwellings. The front yard setback variance would be required whether they build one house or three, it is a technical variance and not a result of lot creation. The subject property does not have an existing neighbourhood pattern; it is a mix of commercial and residential with different frontages and setbacks. The four lots being proposed would create consistency. There will be ample amenity space in the back yard and landscaping in the front yard, and room for servicing between the houses. If the applicant changed the proposal to three homes rather than four, the lot area would double, and it would - 10 - Committee of Adjustment Hearing Minutes March 11, 2026 9 not be good use of the land. The intent is to introduce additional detached homes that fit with the context of the area. They believe the applications are minor in nature. In response to a question from a Committee member the agent advised they waived staff’s suggestion to table the application to address the road widening issue with Engineering Services because the applicant had been waiting a long time to complete this project, and they are positive they can construct a good home even after conveying the land for road widening. A Committee member commented that there is a deficiency in these applications as road widening has not been accounted for. The Secretary-Treasurer commented that should these applications be approved the applicant will need to enter into a development agreement conveying land to the City for the road widening and that the draft reference plans will need to be revised to include the road widening. The figures on page 6 of the report does not incorporate the 3.0 metre widening and could possibly result in further variances. In response to the Secretary-Treasurer a Committee member commented that the application before them does not reflect the correct dimensions and needs to be revised. A Committee member commented that the four proposed houses are not consistent with lotting arrangements on Woodview Drive, where the lots are unique with large frontages. Putting four uniform houses with all the same frontages does not align with the established neighbourhood. The agent commented that they are the first lot on the street, to the north of the property has smaller lots, the east has a convenience store, and on the other side has larger homes. There is no uniformity in the area. The agent requested the applications be Tabled. Moved By Omar Ha-Redeye Seconded By Rick Van Andel That applications LD 02/26 to LD 05/26 by 14532970 Canada Inc. & 14513703 Canada Inc., be Tabled at the request of the applicant. Carried Unanimously - 11 - Committee of Adjustment Hearing Minutes March 11, 2026 10 Moved By Omar Ha-Redeye Seconded By Rick Van Andel That applications MV 14/26 to MV 17/26 by 14532970 Canada Inc. & 14513703 Canada Inc., be Tabled at the request of the applicant. Carried Unanimously 6.2 LD 06/26 & LD 07/26 and MV 18/26 to MV 20/26 - 235 Twyn Rivers Drive 15881943 Canada Inc. The applicant is requesting to establish a total of 3 lots to facilitate the development of three detached dwellings. LD 06/26 Consent to sever a 737.6 square metre residential parcel of land (Part 2), retaining a 737.6 square metre residential parcel of land (Part 1). LD 07/26 Consent to sever a 737.6 square metre residential parcel of land (Part 3), retaining a 737.6 square metre residential parcel of land (Part 1). The applicant requests relief from Zoning By-law 8149/24, to permit: MV 18/26 – (Retained Parcel – Part 1) • a minimum side yard setback of 1.5 metres, whereas the By-law requires a minimum side yard setback of 1.8 metres; and • a minimum lot frontage of 14.2 metres, whereas the By-law requires a minimum lot frontage of 18.0 metres. MV 19/26 – (Severed Parcel – Part 2) • a minimum side yard setback of 1.5 metres, whereas the By-law requires a minimum side yard setback of 1.8 metres; and • a minimum lot frontage of 14.2 metres, whereas the By-law requires a minimum lot frontage of 18.0 metres. MV 20/26 – (Severed Parcel – Part 3) - 12 - Committee of Adjustment Hearing Minutes March 11, 2026 11 • a minimum side yard setback of 1.5 metres, whereas the By-law requires a minimum side yard setback of 1.8 metres; and • a minimum lot frontage of 14.2 metres, whereas the By-law requires a minimum lot frontage of 18.0 metres. Input from other sources was received from the Applicant, City’s Engineering Services, the City’s Building Services Section, the Region of Durham Planning & Economic Department and the Works Department, Toronto & Region Conservation Authority, CN Proximity, and four area residents. In support of the applications, the applicant 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. Paul Demczal, agent, was present to represent the applications. No further representation was present in favour of or in objection to the applications. The agent made a brief presentation in support of the applications. The Secretary-Treasurer read out resident comments in objection to the applications that were submitted to the City during the hearing. In response to the comments, the agent stated this is a privately owned property, it is not owned by the school. The houses being proposed now are smaller than their previous proposal and would have less of an impact to the abutting neighbours. In response to a question from a Committee member, the agent confirmed that there will be a 3.0 metre road widening on Twyn Rivers Drive and that it is shown on the site plan. Moved By Denise Rundle Seconded By Omar Ha-Redeye That applications LD 06/26 & LD 07/26 by 15881943 Canada Inc., be Approved as applied for, as it generally complies with all applicable plans and policies, subject to the conditions outlined within Attachments 4, 5, 6, 7 & 8. Carried Unanimously Moved By Denise Rundle Seconded By Omar Ha-Redeye - 13 - Committee of Adjustment Hearing Minutes March 11, 2026 12 That applications MV 18/26 to MV 20/26 by 15881943 Canada Inc., be Approved on the grounds that the requested variances are minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and Zoning By law, subject to the following conditions: 1. That these variances apply only to the retained lot (Part 1) and severed lots (Parts 2 & 3) and the proposed development, as generally sited and outlined on the applicant’s submitted plans (refer to Attachment 3 contained in the staff report to the Committee of Adjustment, dated March 11, 2026). 2. That the applicant obtains final clearance for Consent Applications LD 06/26 & LD 07/26 by March 11, 2028, or this decision shall become null and void. Carried Unanimously 7. Adjournment Moved By Omar Ha-Redeye Seconded By Sakshi Sood Joshi That the 3rd hearing of the 2026 Committee of Adjustment be adjourned at 8:25 pm. Carried Unanimously Minutes recorded on this 11th day of March 2026. Chair Assistant Secretary-Treasurer - 14 - Report to Committee of Adjustment Application Number: MV 21/26 Date: April 8, 2026 From: Deborah Wylie Manager, Zoning & Administration Subject: (Tabled at the March 11, 2026 Committee of Adjustment Hearing) Minor Variance Application MV 21/26 Brock and Kingston Holdings Inc. 1970 Brock Road Application The applicant requests relief from Zoning By-law 3036, as amended by By-law 2212/86 to permit a “Restaurant-Type D" which shall mean a building or part of building which food is prepared and offered or kept for retail sale to the public for immediate consumption on the premises, and which may include an accessory takeout component, and a drive-through facility, whereas the By-law permits a “Restaurant-Type D" shall mean a building or part of building which food is prepared and offered or kept for retail sale to the public for immediate consumption on the premises, and which may include an accessory takeout component. The applicant requests approval of this minor variance application to permit a drive-through facility accessory to a Restaurant-Type D use. 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 conditions are recommended: 1. That this variance applies only to the proposed restaurant use with drive-through facility, as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 2 & 3). 2. That this variance shall apply only to the proposed development once Site Plan Approval has been granted for the subject lands. 3. 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. - 15 - Report MV 21/26 March 11, 2026 Page 2 Background In 2020, the applicant submitted Official Plan Amendment OPA 20-008/P and Zoning By-law Amendment A 13/20 to permit a mixed-use development. On March 27, 2023, site-specific Zoning By-law 8006/23 was approved to permit a mixed-use development comprising of 2 residential apartment buildings, connected by a 6-storey podium, containing 623 residential apartment units; 52 stacked townhouse units; and approximately 1,800 square metres of commercial space. The proposal retains a designated heritage structure, Post Manor, which will be located approximately 18.0 metres immediately east of its current location and closer to Brock Road. The property has not been redeveloped and is currently occupied by a one-storey strip commercial plaza and the Post Manor heritage building. Under Site-Specific Zoning By-law 8006/23 there is a (H) Holding Provision on the subject property. The lands may only continue the lawful uses that existed on the date this By-law was enacted until the “(H)” Holding Provision is lifted. At this time, the applicant has not fulfilled the provisions for lifting the Holding Symbol, thus the provisions of the former Zoning By-law 2212/86 apply to the subject lands. Zoning By-law 2212/86 permits a wide range of commercial and service uses. Minor Variance Application MV 21/26 requesting to permit a drive-through facility accessory to a Restaurant-Type D use was tabled at the Committee of Adjustment hearing on March 11, 2026, due to staff concerns regarding potential traffic impacts. The applicant has since submitted a Traffic Brief in support of the requested variance. Staff has reviewed the submission and have no concerns with respect to traffic impacts and are satisfied that the application can proceed. Notice for this April hearing date was provided by mail to interested parties who submitted comments in advance of the Committee for the March 11 hearing. Comment Conforms to the Intent and Purpose of the Official Plan The Pickering Official Plan, as amended by Official Plan Amendment 38 (Kingston Mixed Corridor and Brock Mixed Node Intensification Areas), designates the subject lands as "Kingston Mixed Corridor – Mixed Use Type A" within the Brock Precinct Intensification Area. Permitted uses within this designation include, but are not limited to, office and restaurants, residential uses, and retailing of goods and services generally serving the needs of the surrounding the broader neighbourhood. The applicant is not proposing to add additional commercial floor space. The request to permit a drive-through facility accessory to the already permitted Restaurant-Type D use will provide further flexibility in the range of commercial uses available to the surrounding community. The variance to the Restaurant-Type D definition to permit an accessory drive-through facility maintains the general intent and purpose of the Pickering Official Plan. - 16 -   Report MV 21/26 March 11, 2026 Page 3 Conforms to the Intent and Purpose of the Zoning By-law The subject lands are currently zoned “LCA-4” under Zoning By-law 3036, as amended by Site-Specific Zoning By-law 2212/86. The following uses are permitted on the subject lands: i. automobile service station-type A ii. bakery iii. business office iv. dry cleaning depot v. financial institution vi. food store vii. neighbourhood store viii. personal service shop ix. professional office x. restaurant-type B xi. restaurant-type D xii. retail store The site-specific zoning by-law permits both a “Restaurant Type-B” and “Restaurant-Type D” use, which are defined as: • “Restaurant-Type B" shall mean a building or part of a building where food is prepared or offered or kept for retail sale to the public for immediate consumption in the building or buildings on the premises only. • “Restaurant-Type D" shall mean a building or part of building which food is prepared and offered or kept for retail sale to the public for immediate consumption on the premises, and which may include an accessory takeout component. Staff is of the opinion that permitting a drive-through accessory to a Restaurant-Type D use will not negatively impact existing on-site businesses or the surrounding neighbourhood. Adequate on-site parking is available to support the proposed use. The site-specific Zoning By-law 2212/86 requires parking to be provided at a minimum rate of 5.0 spaces per 93 square metres of gross leasable floor area, resulting in a requirement of 96 spaces. A total of 158 spaces, including 9 drive-through queuing spaces, are provided on-site, representing a surplus of 62 spaces. The variance to permit a drive-through facility accessory to a Restaurant-Type D use maintains the general intent and purpose of the Site-Specific Zoning By-law 2212/86 as the Restaurant- Type D use remains a primary use and the drive-through facility is subordinate and accessory in nature. Desirable for the Appropriate Development of the Land and Minor in Nature The request to further define Restaurant-Type D use to include an accessory drive-through facility as a permitted use is not expected to have any significant impact on the surrounding area. The applicant will be required to amend the Site Plan (S 12/86) for the subject lands to address drive-through lane stacking, parking, and signage. - 17 - Report MV 21/26 March 11, 2026 Page 4 Staff is of the opinion that the variance is minor in nature as it is limited in scope to permitting an accessory drive-through facility and does not introduce a new principal use or result in significant impacts, and desirable for the appropriate development of the site as the accessory drive-through facility enhances the functionality of the permitted Restaurant-Type D use without altering the overall character or intended function of the site. Input From Other Sources Applicant •The applicant has submitted a Justification Letter in support of this application. Please contact the City Development Department to receive a copy of this letter at citydev@pickering.ca. 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. Engineering Services •No comment Public Input •Written submissions were received from nearby residents raising concerns about the potential traffic impact of the requested variance to the surrounding streets. Comments have been provided to the Committee members. Date of report: April 1, 2026 Comments prepared by: FP:jc /CityDevDept/D3700/2026/0. MV 00-26 -Sample/7. Report/Blank Report Template.docx Attachments Original Signed By Original Signed By Figo Pham Deborah Wylie, MCIP, RPP Planner I Manager, Zoning & Administration - 18 - Diana Princess Of Wales Park Brockridge Community Park t------<~ t------+--------< t------< 0 t------+--------< ,_ __ _,o:: t-----+--------1 t------l~ 1--------t--------1 :::, t------l<.9 Location Ma File: MV 21/26 Finch Avenue Denmar Park ~ ,--------.=,--_JI ti) 0. -04!0/­ P](KER]NG Munici al Address: 1970 Brock Road City Development Department © 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\MV\2026\MV 21-26\MV 21-26\MV 21-26.aprx Attachment 1 i i Beech lawn Park N A Date: Feb. 19, 2026 SCALE: 1:5,000 THIS ISNOTAPLANOFSURVEY. - 19 - At t a c h m e n t 2 Re s t a u r a n t Pr o p o s e d d r i v e - th r o u g h f a c i l i t y l a n e to p e r m i t a “ R e s t a u r a n t - Ty p e D " wh i c h sh a l l m e a n a b u i l d i n g o r p a r t o f bu i l d i n g w h i c h f o o d i s pr e p a r e d a n d o f f e r e d o r ke p t f o r r e t a i l s a l e t o t h e pu b l i c f o r i m m e d i a t e co n s u m p t i o n o n t h e pr e m i s e s , a n d w h i c h m a y in c l u d e a n a c c e s s o r y ta k e o u t c o m p o n e n t , a n d a dr i v e -th r o u g h f a c i l i t y Su b m i t t e d Si t e Pl a n Fi l e N o : MV 21 /2 6 Ap p l i c a n t : Br o c k a n d K i n g s t o n H o l d i n g s I n c . Mu n i c i p a l A d d r e s s : 19 7 0 B r o c k R o a d CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : Fe b r u a r y 2 3 , 20 2 6 - 20 - 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 21 /2 6 Ap p l i c a n t : Br o c k a n d K i n g s t o n H o l d i n g s I n c . Mu n i c i p a l A d d r e s s : 19 7 0 B r o c k R o a d CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : Fe b r u a r y 2 3 , 20 2 6 - 21 - Report to Committee of Adjustment Application Numbers: LD 08/26, MV 22/26 & MV 23/26 Date: April 8, 2026 From: Deborah Wylie Manager, Zoning & Administration Subject: Consent (Land Division) Application LD 08/26 Minor Variance Application MV 22/26 & MV 23/26 A. Racz 325 Sheppard Avenue Applications The applicant is proposing to sever a 929.7 square metre residential parcel of land (Part 2), retaining a 929.7 square metre residential parcel of land (Part 1) (refer to Attachment 2). Requested Variances The applicant requests relief from Zoning By-law 8149/24, to permit: MV 22/26 & MV 23/26 – (Parts 1 & 2) • minimum lot frontage of 15.2 metres, whereas the By-law requires minimum lot frontage of 18.0 metres; and • minimum side yard setback of 1.4 metres, whereas the By-law requires a minimum side yard setback of 1.8 metres. The applicant requests approval of these minor variance applications to construct two detached dwellings, one on each lot. Summary of Findings Staff has reviewed the Consent Application LD 08/26, with respect to Section 51(24) of the Planning Act criteria and has no objections to the consent application, subject to the conditions outlined within Attachments 8, 9, 10 & 11. And 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 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, - 22 - Reports LD 08/26, MV 22/26 & MV 23/26 April 8, 2026 Page 2 should the Committee find merit in these applications, the following conditions are recommended: 1. That these variances apply only to the retained lot (Part 1) and severed lot (Part 2) and the proposed development, as generally sited and outlined in the applicant’s submitted plans (refer to Attachments 2 & 3). 2. That the applicant obtains final clearance for Consent Application LD 08/26 by April 8, 2028, or this decision shall become null and void. Comments Provincial Planning Statement, 2024 The Provincial Planning Statement, 2024 (PPS) is a policy statement issued under Section 3 of the Planning Act, R.S.O. 1990, which provides direction on matters of provincial interest related to land use planning and development. Decisions of the Committee of Adjustment are required to be consistent with the PPS. Official Plans are intended to be kept up to date with the PPS. However, where a planning authority is required to make a decision before its Official Plan has been updated to reflect the most recent PPS, the decision must nevertheless be consistent with the PPS in effect at the time of the decision. The subject property is located within the Settlement Area where the PPS supports development that promotes efficient land use and appropriate development patterns. The proposed land division and associated minor variances will facilitate development that is compatible with the existing and permitted use of the property. Staff is satisfied that the proposal is consistent with the PPS. Official Plan Under the Regional Official Plan, the subject property is designated “Urban System – Community Areas.” The subject lands are designated “Urban Residential Area – Low Density Areas” within the Rougemount neighbourhood under the Pickering Official Plan, which permits residential uses. City Policy 12.7(a) states that established residential areas along Woodview Drive, Twyn Rivers Drive, Sheppard Avenue, and Rougemount Drive shall encourage, and where possible require, new development to be compatible with the character of existing development. Staff have reviewed the proposed dwellings using the Council-adopted Urban Design Guidelines for Infill and Replacement Housing in Established Neighbourhood Precincts Checklist, attached as Appendix A to this report. The proposed creation of a new lot, together with the requested variances to permit reduced lot frontage and side yard setbacks, is considered appropriate within the context of the surrounding neighbourhood. The resulting lot configuration and built form are consistent with the established pattern of development in the area and will maintain compatibility with adjacent residential properties. - 23 - Reports LD 08/26, MV 22/26 & MV 23/26 April 8, 2026 Page 3 Staff is of the opinion that the requested consent and variances maintain the general intent and purpose of the Official Plan. Zoning By-law The subject lands are zoned “R1D” – Residential First Density, under Zoning By-law 8149/24: Lots Zone Required Lot Area (m2) Proposed Lot Area (m2) Required Lot Frontage (m) Proposed Lot Frontage (m) Retained Parcel (Part 1) R1D 550.0 929.7 18.0 15.2 Severed Parcel (Part 2) R1D 550.0 929.7 18.0 15.2 The proposed lots appear to comply with the minimum lot area requirements of the Zoning By-law. However, the proposed lots do not comply with the minimum lot frontage requirements. Accordingly, Minor Variance Applications MV 22/26 and MV 23/26 have been submitted to request relief to permit reduced lot frontage. General Intent and Purpose of the Zoning By-law The subject properties are zoned “R1D” – Residential First Density, under Zoning By-law 8149/24. A detached dwelling is permitted within the lands zoned “R1D”. Minor Variance Applications – MV 22/26 and MV 23/26 Minimum Lot Frontage The applicant has requested a minimum lot frontage of 15.2 metres for Parts 1 and 2, whereas the By-law requires a minimum frontage of 18.0 metres. The intent of requiring a minimum lot frontage of 18.0 metres is to ensure a usable lot size that is compatible with the surrounding neighbourhood. The proposed severed and retained lots will each maintain a minimum lot area that exceeds the requirements of the Zoning By-law. The resulting parcels are consistent with the established lotting pattern in the surrounding neighbourhood, where lot frontages generally range from approximately 14.0 to 20.0 metres. More specifically, properties along the south side of Sheppard Avenue, including those abutting the subject lands, typically have frontages of approximately 15.0 metres. The proposed development is not anticipated to result in any adverse impacts on the surrounding area and will not limit the ability to accommodate detached dwellings on the proposed lots. Staff is of the opinion that the requested reduction in lot frontage maintains the general intent and purpose of the Zoning By-law. - 24 - Reports LD 08/26, MV 22/26 & MV 23/26 April 8, 2026 Page 4 Minimum Side Yard Setback The applicant requests a minimum side yard setback of 1.4 metres for the severed lot as well as for the retained lot, whereas the By-law requires a minimum side yard of 1.8 metres on both sides. The intent of the minimum side yard provision is to ensure adequate buffer space between structures, appropriate building separation for access to yards and residential utility services, and to allow for maintenance. The proposed side yard setback of 1.4 metres is consistent with the established built form in the neighborhood, which is characterized by having side yard setbacks ranging between 0.6 of a metre to 3.0 metres. The proposed side yards will enable sufficient space for grading and drainage between dwellings on adjacent properties and provide access between the front and rear yards for maintenance. Staff is of the opinion that the requested reduced side yard setback maintains the general intent and purpose of the Zoning By-law. Desirable for the Appropriate Development of the Land and Minor in Nature The requested variances will facilitate the creation of two residential lots and enable the development of detached dwellings on each lot. The proposed lots exceed the minimum lot area requirements and can accommodate residential development in a manner consistent with the surrounding neighbourhood. While the proposed reduction in lot frontage represents a numerical decrease, the resulting frontages remain generally consistent with the range observed in the surrounding area. Similarly, the requested side yard setbacks will maintain adequate separation between dwellings, while allowing for appropriate access, drainage, and maintenance, and are not anticipated to adversely impact adjacent properties. The variances are limited in scope and will not result in significant changes to the established character, built form, or development pattern of the neighbourhood. Staff is of the opinion that the requested variances are desirable for the appropriate development of the land and are minor in nature. Input From Other Sources Applicant •The applicant has submitted a Cover Letter in support of this application. Please contact the City Development Department to receive a copy of this letter at citydev@pickering.ca. Engineering Services (LD 08/26) •Refer to the Engineering Services memo dated March 30, 2026, attached hereto as Attachment 9, for conditions of approval. - 25 - Reports LD 08/26, MV 22/26 & MV 23/26 April 8, 2026 Page 5 Engineering Services (MV 22/26 & MV 23/26) •Ensure the reduced minimum side yard setback (if approved with this application) does not adversely affect the drainage patterns within the lot and surrounding area. •Multiple Low Impact Development measures (such as infiltration galleries with downspout connections, rain gardens, and 450mm amended soils) will be required at the Building Permit stage. Region of Durham Planning & Economic Development Department (LD 08/26) •Refer to the Region’s comment letter dated March 31, 2026, attached hereto as Attachment 10, for conditions of approval. Region of Durham Works Department (LD 08/26) •Refer to the Region’s comment letter dated March 31, 2026, attached hereto as Attachment 10, for conditions of approval. CN Proximity (LD 08/26) •Refer to the CN Proximity email dated March 5, 2026, attached hereto as Attachment 11, for conditions of approval. Public Input •No written submissions were received from the public as of the date of writing this report. Date of report: April 1, 2026 Comments prepared by: Ash Roy, B.URPl. Deborah Wylie, MCIP, RPP Planner II Manager, Zoning & Administration AR:nr /CityDevDept/D3500/2026/LD 08-26/8. Report/LD 08-26 & MV 22-26 & MV 23-26 Report.docx Attachments Original Signed By Original Signed By - 26 - Urban City of Pickering Established A 1 Appendix A Urban Design Guideline Checklist City of Pickering Established Neighbourhood Precincts Urban Design Checklist Please note, if you mark “no” below please provide your rational in the adjacent “Comments” section either supporting, or not supporting the proposal. Yes No Comments X 1. Is the proposed dwelling height and roof pitch similar/compatible with the surrounding dwellings? (see Section 2.1: Guideline 1) Mixed development in the area. 2. If the proposed new dwelling is significantly taller than an existing adjacent house, does the roof of the proposed new dwelling slope away from the existing adjacent house? (see Section 2.1: Guideline 2) X 3. Is the maximum elevation of the Front Entrance 1.2 metres, or less, above grade? (see Section 2.2: Guideline 1) X 4. Is the main entrance visible from the street? (see Section 2.2: Guideline 2) X 5. Are the stairs to the main entrance designed as an integral component of the front façade? (Section 2.2: Guideline 7) X 6. Does the design of the front entrance reduce the visual dominance of the garage and driveway? (see Section 2.2: Guideline 9) X 7. Does the proposed dwelling have a similar Dwelling Depth to the adjacent dwellings along the street? (see Section 2.3: Guideline 2) - 27 - Appendix A Urban Design Checklist Cont’d Urban City of Pickering Established A 2 Yes No Comments X 8. Does the proposed dwelling have a similar Side Yard Setback to the adjacent dwellings along the street? (see Figure 15) X 9. Has shadow on adjacent dwellings been mitigated with greater Side Yard Setbacks? (Section 3.1: Guideline 2) X 10. Is the garage flush or recessed from the main front wall? (see Section 3.2: Guideline 5) X 11. Is the proposed driveway width the same as the permitted garage width? (see Section 3.3: Guideline 1) X 12. Does the plan preserve existing trees? (see Section 4.1: Guideline 1) Will be addressed through a Tree Inventory and Protection/Removal Plan as a condition of approval. - 28 - \ \ "" \ \ /-~ \ "---) ~ Granby Court I \ ~~ Twyn Rivers Drive n K _____ __, Subject Lands / \ Sheppard Avenue V>N' XXX V00, XXX I \ \ Attachment 1 I I --------,~--'-------< South Petticoat ,. RaVt_[le r----'----'--.LL-.J......_j __ LJ Littleford Street \~~----'----__,___---'----__J__----l.._____[__j___.L__.L___yl/L(i--------1 Rougemount Drive (!) cii g , I ! I,_______, >------I -04!0/- P](KER]NG City Development Department Location Map File: LO 08/26, MV 22/26 & MV 23/26 Applicant: A. Racz Municipal Address: 325 Sheppard Avenue © 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-MapFI1es\02 -Appllcations\MV\2026\LD 08-26 to MV 22-26 to MV 23-26\LD 08-26 to MV 22-26 to MV 23-26\LD 08-26 to MV 22-26 to MV 23-26.aprx N i-----A - Date: Feb. 19, 2026 ;l~;T~2~~~:2.0 I - 29 - Attachment 2 Submitted Plan File No: LD 08/26 Applicant: A. Racz Municipal Address: 325 Sheppard Avenue CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: March 2, 2026 LD 08/26 Consent to sever a 929.7 square metre residential parcel of land (Part 2), retaining a 929.7 square metre residential parcel of land (Part 1). Severed Parcel 929.7 square metre Retained Parcel 929.7 square metre - 30 - Attachment 3 Submitted Site Plan File No: MV 22/26 & MV 23/26 Applicant: A. Racz Municipal Address: 325 Sheppard Avenue CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: March 9, 2026 MV 22/26 • to permit minimum lot frontage of 15.2 metres • to permit minimum side yard setback of 1.4 metres MV 23/26 • to permit minimum lot frontage of 15.2 metres • to permit minimum side yard setback of 1.4 metres - 31 - Submitted Basement Plan File No: MV 22/26 & MV 23/26 Applicant: A. Racz Municipal Address: 325 Sheppard Avenue CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: March 9, 2026 Attachment 4 - 32 - Attachment 5 Submitted Main Floor Plan File No: MV 22/26 & MV 23/26 Applicant: A. Racz Municipal Address: 325 Sheppard Avenue CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: March 9, 2026 - 33 - Attachment 6 Submitted Second Floor Plan File No: MV 22/26 & MV 23/26 Applicant: A. Racz Municipal Address: 325 Sheppard Avenue CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: March 9, 2026 - 34 - Attachment 7 Submitted North & South Elevation File No: MV 22/26 & MV 23/26 Applicant: A. Racz Municipal Address: 325 Sheppard Avenue CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: March 31, 2026 North Elevation South Elevation - 35 - Attachment 8 April 8, 2026 Recommended Conditions of Approval for Consent LD 08/26 The City Development Department has reviewed the above application and provides the following conditions, to be fulfilled by the applicant/owner: 1. Submit one copy of a Draft Reference Plan to the satisfaction of the City of Pickering, prior to depositing the plan with the Land Registry Office, that confirms the dimensions of the proposed retained and severed parcels, and that a survey be submitted showing the location of any buildings and structures located thereon. 2. Submit one copy of a Deposited Reference Plan, to the satisfaction of the City of Pickering, upon completion of Condition 1 above. 3. Ensure that any zoning non-compliances identified through Condition 1 above, resulting from the proposed severance, be brought into compliance. 4. In the event that a Minor Variance application was required and approved in relation to this consent, the applicant/owner shall obtain final clearance of this Consent Application by April 8, 2028. If final clearance is not obtained by this date, the Minor Variance approval shall become null and void. 5. Ensure that any existing structure(s) on severed parcel or that straddle both the retained and severed parcels are removed and that all inspections have been completed. 6. Provide a certified cheque, made payable to the City of Pickering for cash-in lieu of parkland for each newly created lots. The parkland fee shall be in accordance with the City’s General Municipal Fees By-law in effect at the date of such payment (the current amount is $8,080.00 per each newly created lot). 7. That the consent be subject to the following periods: • Last day for fulfilling Conditions is April 8, 2028. • Expiry Date of Application LD 08/26 is May 8, 2028. Upon fulfillment of these conditions the applicant must submit a cheque payable to the City of Pickering in the amount of $1,180.00 for the stamping of the deed package, to be prepared and submitted by a lawyer. Clearing Agencies 1. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the City Planning Department that Conditions 1 to 6 have been carried out to its satisfaction. 2. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the City Engineering Services Department that the Conditions in Attachment 9 have been carried out to its satisfaction. - 36 - Conditions of Approval Page 2 of 2 3. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the Regional Planning and Economic Development Department that the Conditions in Attachment 10 have been carried out to its satisfaction. 4. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by Regional Works Department that the Conditions in Attachment 10 have been carried out to its satisfaction. 5. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by CN Proximity that the Conditions in Attachment 11 have been carried out to its satisfaction 6. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be satisfied that the time periods outlined in Condition 7 have been adhered to. Advisory Comments 1. Once all conditions contained in the Committee's Decision are fully satisfied by the applicant, the applicant’s solicitor must prepare and forward the legal document(s) with the applicable stamping fee to the City of Pickering Committee of Adjustment office, to the attention of the Secretary-Treasurer for review and approval with stamping. The document(s) will be returned to the solicitor for registration purposes. Failing receipt by the Secretary-Treasurer of the Deed Package by the requisite date, the application shall be deemed expired and shall lapse. - 37 - Memo To: Ash Roy March 30, 2026 Planner II, Zoning & Administration From: Paal Helgesen Division Head, Water Resources & Development Services Copy: Manager, Zoning & Administration Supervisor, Development Approvals Law Clerk Subject: Land Division Application LD 08/2026 -A. Racz -325 Sheppard Avenue File: D-4400 Water Resources & Development Services has reviewed the above application and provide the following conditions: 1.A draft reference (40R) plan will be required. 2.As a condition of severance, the applicant will be required to provide a 1.50m widening across the frontage on Sheppard Avenue. The widening is to be conveyed to the City of Pickering and established as public highway. The widening is to be shown on the 40R plan. 3.The applicant will be required to provide an Engineering Review Fee of $1,800.00 for the two proposed lots, and a fee of $2,395.00 for the clearance of Water Resources & Development Services conditions. A cheque, payable to the City of Pickering, in the amount of $4,195.00 will be required. 4.As a condition of severance, the applicant must pay to the City $497.80 ($2,620.00/hectare) for their Stormwater Maintenance Fee. 5.The applicant will be required to provide a Road Degradation Fee as per the current User Fee Schedule for any required road cuts associated with the project. 6.A preliminary grading and drainage plan will be required as a condition of severance. It must contain sufficient information regarding existing and proposed grades such that it can be adequately determined that development of this property will not adversely affect adjacent properties. The plan must illustrate Low Impact Development Stormwater Management Measures for the proposed lots, including, but not limited to, amended topsoil, permeable pavers on the driveway, infiltration galleries, and rain gardens. The plan should indicate existing vegetation/trees within and adjacent to the property that may be affected. Attachment 9 - 38 - March 30, 2026 Page 2 of 3 Land Division Application LD 08-2026 The plan should indicate the proposed driveway locations and existing utilities within the boulevard. Relocation of utilities will be the applicant’s responsibility. 7. The City requires a stormwater management brief to be submitted for review. Refer to the City of Pickering Stormwater Management Design Guidelines for the design requirements and standards. The brief shall address the following design criteria: • The 5-year post-development flow from the proposed development shall not exceed the pre-development levels. The runoff in excess of the 5-year pre-development level must be retained on the site through implementation of low impact development (LID) measures, such as soakaway pits/infiltration trenches (see attachment), pervious surface etc. The 5-year predevelopment flow should be determined using runoff coefficient of 0.2 and ‘old’ IDF parameters (A=2464, B=16, C=1). All LID measures must be designed in accordance with the Low Impact Development Stormwater Management Planning and Design Guide (CVC, TRCA, 2010). Sizing calculations and design information for all proposed LIDs must be provided in the Stormwater Management Design Brief/Letter signed and sealed by a Professional. Locations and details of the proposed measures must be shown on the Site Servicing/Grading Plan. • All proposed LID measures must be located solely on private property and must be owned and maintained by the property owner. The applicant will be required to enter into a Development Agreement with the City, prohibiting the alteration or removal of the LID measures. All necessary information regarding the function and maintenance of the LID measures will be included in the Agreement. The Agreement is to be registered on title and referenced in all Agreements of Purchase and Sale. • A minimum 450mm depth of amended soils should be specified for all grassed areas such as back yards, front yards and side yards. Add appropriate notes on the Site Grading Plan. • Foundation/sump pump discharge to the surface or LIDs. 8. The applicant will be required to enter into a Development Agreement with the City to prohibit the alteration or removal of the LID measures. The applicant must contact Chantelle Adair, Law Clerk, to request a draft of the Agreement and arrange payment of the appropriate fee. 9. A Tree Inventory and Protection/Removal Plan, prepared by a qualified Arborist or an Environmental Consultant is required. This information should address matters such as existing tree species, diameter, health, protection/removal strategies, and a proposed replanting plan. Compensation for loss of tree canopy will be required and is over and above any required boulevard tree as per the Boulevard Tree Planting Program. - 39 - March 30, 2026 Page 3 of 3 Land Division Application LD 08-2026 10. Planting of one boulevard tree is required for each new lot being created. Where the planting of a boulevard tree is not possible, cash-in-lieu is to be provided as per the current Development Services Fee Schedule. PH:lj Attachment P-1020 – Typical Residential Roof Water Infiltration Trench - 40 - - 41 - If you require this information in an accessible format, please contact Planning Reception or call 1-800-372-1102 extension 2548. The Regional Municipality of Durham Community Growth and Economic Development Department 605 Rossland Rd. E. Level 4 PO Box 623 Whitby, ON L1N 6A3 Canada 905-668-7711 1-800-372-1102 Email: communitygrowth @durham.ca durham.ca Sandra Austin Commissioner of Community Growth and Economic Development March 31, 2026 Ash Roy, Planner II Zoning & Administration City Development Department One The Esplanade City of Pickering Pickering, ON L1V 6K7 Re: Application for Consent LD 06/26 and LD 07/2026 Durham Ref.: LD 017/2026 and LD 018/2026 Applicant: Grant Morris – Grant Morris Associates Ltd. Owner: Andy Racz Location: 325 Sheppard Avenue Municipality: Pickering Hearing Date: April 8, 2026 RECOMMENDATION: That the applications LD 08/26 be approved, subject to the following condition: 1.That the applicant satisfies all the requirements of the Regional Municipality of Durham concerning the provision of Regional services, financial and otherwise. 2.That the applicant shall provide the Region of Durham with the $1000.00 application review fee in accordance with the Region of Durham Community Growth and Economic Development Department’s 2026 Fees and Charges By-law, to the Region’s satisfaction. PURPOSE OF APPLICATION The applicant has submitted a Consent application with an associated Minor Variance application. The purpose of the development proposal is to divide the existing property into two residential lots. The Minor Variance application is proposed to permit a reduced minimum lot frontage and a minimum side yard setback. The existing property contains a one-storey detached residential dwelling, which is proposed to be demolished. The retained and severed lots would each have a lot frontage of 15.24 metres and 929.64 square metres of lot area. Each new lot would be developed with a two-storey residential dwelling. Attachment 10 - 42 - LD 08/26 -2- REGIONAL COMMENTS Development Advisory Services The Community Growth Department has not yet received the full required $1,000.00 fee for review of Consent applications. A condition of approval has been added to the ‘Recommendation’ section above. Community Growth has received payment of a $500.00 cheque for review of this Consent application. The applicant is advised that as of January 1, 2026, the Region’s Consent review fee is now $1,000.00. It is requested that the applicant provide Community Growth the remaining balance ($500.00) of the review fee. Works Department General Please be advised that our department has no objections to the granting of approval for the above noted severance application. The application is for the creation of one new residential lot fronting Sheppard Avenue and retaining a residential lot fronting Sheppard Avenue with an existing dwelling to be demolished. According to our water billing records, No. 325 Sheppard Avenue is connected to the regional water and sanitary system supply. New water and sanitary service connections will need to be installed. As a condition of approval for this application, the applicant will be required to pay to the Region the costs of the water and sanitary connection charges. In order to ensure the foregoing, our department requires our standard condition to be imposed, as described above in the ‘Recommendation’ section. In order to satisfy the Regional Works Department conditions, the applicant will be required to fulfill the following: 1. Payment for one 25 mm water service connections at $4,830 per connection (flat rate): $4,830.00 2. Payment for one 100 mm sanitary service connections at $4,035 per connection (flat rate): $4,035.00 3. Payment for inspections of existing services: $262.00 - 43 - LD 08/26 -3- The total amount owing at the current rate is $9,127.00. Payment shall be made by cheque or credit card. The above fees are subject to revision on January 1, 2027. Regional connection permits can be drafted once the above payment is remitted to our department and new addresses are assigned. The severed land will be subject to Regional Development Charges at the time of building permit issuance. Sanitary Servicing Upon clearing the above conditions, please forward a site plan or grading plan showing underside of footing of the proposed dwellings so the Region can prepare a servicing drawing for sanitary service connections. If the applicant determines the existing sanitary service connection is too high for the proposed dwelling, the Region may be able to lower the service at full cost to the applicant. The Region of Durham will not permit the connection of weeping tiles to the sanitary sewer system for the severed lands in accordance with the Region’s Foundation Drain Policy. CONCLUSION The proposed Consent applications will facilitate the creation of two new lots, which are each intended for development with new two- storey detached homes. The Region has no objection to approval of these applications, subject to fulfillment of the all the requirements of the Regional Municipality of Durham concerning the provision of Regional services and the payment of the required Community Growth review fee. Yours truly, Jacob Slevin Jacob Slevin, Planner cc: Michelle Rea, Works Department - 44 - - 45 - - 46 - Report to Committee of Adjustment Application Number: LD 09/26 Date: April 8, 2026 From: Deborah Wylie Manager, Zoning & Administration Subject: Consent (Land Division) Application LD 09/26 Southbridge Health Care GP Inc. 1955 Valley Farm Road Application The applicant is proposing to sever a 10,331.5 square metre parcel of land (Parts 6, 7 & 9), retaining a 20,758.8 square metre parcel of land (Parts 1, 2, 3, 4, 5, 8 & 10) (refer to Attachment 2). The subject property is currently developed with a two-storey long-term care facility. The applicant proposes to sever the lands to facilitate the development of a new 15-storey long-term care facility on the severed parcel. Upon completion of the new facility, residents will be relocated accordingly, at which time the existing long-term care building will be demolished. Summary of Findings Staff has reviewed the Consent Application LD 09/26, with respect to Section 51(24) of the Planning Act criteria and has no objections to the consent application, subject to the conditions outlined in Attachments 4, 5 & 6. Comments Official Plan Under the Regional Official Plan, the subject property is designated “Urban System – Community Areas. The subject lands are designated “Urban Residential Area – Medium Density Areas” under the City of Pickering Official Plan. These areas are primarily intended to accommodate a variety of housing forms and densities, as well as related and supportive uses such as home occupations, group homes, and community facilities. While the proposed long-term care facility is not considered a traditional form of residential development, it functions as a residential use in practice, providing long-term accommodation and care for residents. The proposal will introduce a significant number of livable units in the form of care suites, contributing to the range and diversity of housing options within the community. The development represents an efficient use of land within the Urban Area and supports the provision of institutional residential care in proximity to existing services and infrastructure. The proposed consent to sever the lands to facilitate the redevelopment of the site for a new long-term care facility is appropriate and consistent with the intent of the Official Plan. - 47 - Report LD 09/26 April 8, 2026 Page 2 Zoning By-law The subject properties are zoned “R (RH-NH)” – Exception Zone 170, under Zoning By-law 8149/24. A Ministerial Zoning Order Ontario Regulation 125/23 (the “MZO”) was issued for the subject property on June 9, 2023. An MZO is a tool issued by the Province under the Planning Act to establish site-specific zoning permissions and development standards. As a provincial instrument, the MZO prevails over municipal zoning by-laws in the event of a conflict. Ontario Regulation 125/23 establishes the development framework to facilitate the construction of a long-term care facility on the subject lands and further provides that the provisions of the former Township of Pickering Zoning By-law 5415-98 continue to apply where they do not conflict with the MZO. The Regulation also exempts the development of the subject lands from site plan control. The MZO does not establish minimum lot frontage or lot area requirements. Similarly, no minimum lot frontage or lot area provisions are prescribed in the applicable zoning by-laws for the subject lands. Therefore, there are no applicable zoning standards that would be impacted by the proposed consent. Input From Other Sources Applicant • The applicant has submitted a Cover Letter in support of this application. Please contact the City Development Department to receive a copy of this letter at citydev@pickering.ca. Engineering Services • Refer to the Engineering Service’s memo dated March 11, 2026, attached hereto as Attachment 5, for conditions of approval. Region of Durham Planning & Economic Development Department • Refer to the Region’s comment letter dated March 31, 2026, attached hereto as Attachment 6, for conditions of approval. Region of Durham Works Department • Refer to the Region’s comment letter dated March 31, 2026, attached hereto as Attachment 6, for conditions of approval. HydroOne • HydroOne have no comments or concerns at this time. Public Input • No written submissions were received from the public as of the date of writing this report. - 48 - Report LD 09/26 April 8, 2026 Page 3 Date of report: April 1, 2026 Comments prepared by: Original Signed By Original Signed By Ash Roy, B.URPl. Deborah Wylie, MCIP, RPP Planner II Manager, Zoning & Administration AR:jc /CityDevDept/D3500/2026/LD 09-26/8. Report/LD 09-26 Report.docx Attachments - 49 - Attachment 1 Subject Lands--------:::~---~----------j Finch Avenue f-------I I Fieldlight Boulevard Glengrove Public School -g f-------+-------l t-----,----------'-----L-'--' 0 0::: t-------+-------,1 r---.-,---,--,-~~ :;: Wf--------J '> f--~~..__+--~-'-------l ~ t--------J (9 -g f-----+--------l 0 0::: t--------,..__---1 04Jo/ PlCKERlNG City Development Department Location Map File: LO 09/26 Applicant: Southbridge Health Care GP Inc. Municipal Address: 1955 Valley Farm 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\LD\2026\LD 09-2026\LD 09-2026\LD 09--2026.aprx Date: Feb. 19, 2026 SCALE: 1:5,000 I THIS ISNOTAPLANOF SURVEY. - 50 - Attachment 2 Retained Parcel 20,758.8 square metre LD 09/26 Consent to sever a 10,331.5 square metre parcel of land (Parts 6, 7, 9), retaining a 20,758.8 square metre parcel of Severed Parcel land (Parts 1, 2, 3, 4, 5, 8,10). 10,331.5 square metre Submitted Plan File No: LD 09/26 Applicant: Southbridge Health Care GP Inc. Municipal Address: 1955 Valley Farm Road CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: March 16, 2026 - 51 - Attachment 3 Submitted Interim Site Plan File No: LD 09/26 Applicant: Southbridge Health Care GP Inc. Municipal Address: 1955 Valley Farm Road CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: March 16, 2026 - 52 - Attachment 4 April 8, 2026 Recommended Conditions of Approval for Consent LD 09/26 The City Development Department has reviewed the above application and provides the following conditions, to be fulfilled by the applicant/owner: 1. Submit one copy of a Draft Reference Plan to the satisfaction of the City of Pickering, prior to depositing the plan with the Land Registry Office, that confirms the dimensions of the proposed retained and severed parcels, and that a survey be submitted showing the location of any buildings and structures located thereon. 2. Submit one copy of a Deposited Reference Plan, to the satisfaction of the City of Pickering, upon completion of Condition 1 above. 3. Ensure that any existing structure(s) on severed parcel or that straddle both the retained and severed parcels are removed and that all inspections have been completed. 4. Provide a certified cheque, made payable to the City of Pickering for cash-in lieu of parkland for each newly created lot. The parkland fee shall be in accordance with the City’s General Municipal Fees By-law in effect at the date of such payment (the current amount is $8,080.00 per each newly created lot). 5. That the consent be subject to the following periods: • Last day for fulfilling Conditions is April 8, 2028. • Expiry Date of Application LD 09/26 is May 8, 2028. Upon fulfillment of these conditions the applicant must submit a cheque payable to the City of Pickering in the amount of $1,180.00 for the stamping of the deed package, to be prepared and submitted by a lawyer. Clearing Agencies 1. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the City Planning Department that Conditions #1 to #4 have been carried out to its satisfaction. 2. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the City Engineering Services Department that the Conditions in Attachment 5 have been carried out to its satisfaction. 3. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the Regional Planning and Economic Development Department that the Conditions in Attachment 6 have been carried out to its satisfaction. - 53 - Conditions of Approval Page 2 of 2 4. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by Regional Works Department that the Conditions in Attachment 6 have been carried out to its satisfaction. 5. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be satisfied that the time periods outlined in Condition #5 have been adhered to. Advisory Comments 1. Once all conditions contained in the Committee's Decision are fully satisfied by the applicant, the applicant’s solicitor must prepare and forward the legal document(s) with the applicable stamping fee to the City of Pickering Committee of Adjustment office, to the attention of the Secretary-Treasurer for review and approval with stamping. The document(s) will be returned to the solicitor for registration purposes. Failing receipt by the Secretary-Treasurer of the Deed Package by the requisite date, the application shall be deemed expired and shall lapse. - 54 - Memo To: Ash Roy Planner II, Zoning & Administration March 16, 2026 From: Paal Helgesen Division Head, Water Resources & Development Services Copy: Manager, Zoning & Administration Supervisor, Development Approvals Law Clerk Subject: Land Division Application LD 09/2026 -Southbridge Health Care GP Inc. -1955 Valley Farm Road File: D-4400 Water Resources & Development Services has reviewed the above application and provide the following conditions: 1.We have reviewed the draft reference (40R) plan and find it to be acceptable. The plan can be deposited at the Land Registry Office (LRO). 2.The applicant will be required to provide an Engineering Review Fee of $1,800.00 for the proposed lot, and a fee of $2,395.00 for the clearance of Water Resources & Development Services conditions. A cheque, payable to the City of Pickering, in the amount of $4,195.00 will be required. 3.As a condition of severance, the applicant must pay to the City $2,706.85 ($2620.00/hectare) for their Stormwater Maintenance Fee. PH:pb Attachments: 2026 DS User Fees Attachment 5 - 55 - - 56 - - 57 - - 58 - - 59 - Attachment 6 - 60 - - 61 - Report to Committee of Adjustment Application Numbers: LD 10/26 to LD 12/26 and MV 25/26 to MV 27/26 Date: April 8, 2026 From: Deborah Wylie Manager, Zoning & Administration Subject: Consent (Land Division) Applications LD 10/26 to LD 12/26 Minor Variance Applications MV 25/26 to MV 27/26 S. Taseen & H. Chetram 1395 & 1399 Rougemount Drive Applications Consent Applications LD 10/26 to LD 12/26 have been submitted to establish a total of 3 lots to facilitate the development of 1 detached dwelling on each severed lot. LD 10/26 Consent to sever a 836.1 square metre residential parcel of land (Part 1), retaining a 1,547.0 square metre residential parcel of land (Part 3) (refer to Attachment 2). LD 11/26 Consent to sever a 418.1 square metre residential parcel of land (Part 2), retaining a 1,547.0 square metre residential parcel of land (Part 3) (refer to Attachment 2). LD 12/26 Consent to sever a 418.1 square metre residential parcel of land (Part 4), retaining a 2,386.0 square metre residential parcel of land (Part 5) (refer to Attachment 3). Requested Variances The applicant requests relief from Zoning By-law 8149/24 to permit: MV 25/26 & MV 27/26 – (Parts 1, 2, & 4) • minimum lot frontage of 15.2 metres, whereas the By-law requires minimum lot frontage of 18.0 metres; • minimum side yard setback of 1.5 metres, whereas the By-law requires minimum of 3.0 metres; and • minimum landscaped open space of 40 percent, whereas the By-law requires minimum landscaped open space of 45 percent. - 62 - Reports LD 10/26 to LD 12/26 and MV 25/26 to MV 27/26 April 8, 2026 Page 2 MV 26/26 – (Parts 3 & 5) • minimum lot frontage of 15.2 metres, whereas the By-law requires minimum lot frontage of 18.0 metres. Summary of Findings Staff has reviewed the Consent Applications LD 10/26 to LD 12/26, with respect to Section 51(24) of the Planning Act criteria and has no objections to the consent applications, subject to the conditions outlined within Attachments 8 & 9. And 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 considers the requested variances for reduced lot frontage (MV 25/26, MV 26/26, MV 27/26), reduced landscaped open space (MV 25/26 & MV 27/26) and reduced side yard setback (MV 27/26) to be minor, desirable for the appropriate development of the land, and consistent with the intent of the Official Plan and Zoning By-law; however, the requested variance to permit reduced side yard setback (MV 25/26) is not minor in nature, not desirable for the appropriate development of the land, and not 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 these applications, the following conditions are recommended: 1. That these variances apply only to the retained lot (Part 3 & 5) and severed lots (Part 1, 2 & 4) and the proposed development, as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 5 & 6). 2. That the applicant obtains final clearance for Land Division Applications LD 10/26 to LD 12/26 by April 8, 2028, or this decision shall become null and void. Comments Provincial Planning Statement, 2024 The Provincial Planning Statement, 2024 (PPS) is a policy statement issued under Section 3 of the Planning Act, R.S.O. 1990, which provides direction on matters of provincial interest related to land use planning and development. Decisions of the Committee of Adjustment are required to be consistent with the PPS. Official Plans are intended to be kept up to date with the PPS. However, where a planning authority is required to make a decision before its Official Plan has been updated to reflect the most recent PPS, the decision must nevertheless be consistent with the PPS in effect at the time of the decision. The subject property is located within the Settlement Area, where the PPS supports development that promotes efficient land use and appropriate development patterns. The proposed land division and associated minor variances will facilitate development that is compatible with the existing and permitted use of the property. Staff is satisfied that the proposal is consistent with the PPS. - 63 - Reports LD 10/26 to LD 12/26 and MV 25/26 to MV 27/26 April 8, 2026 Page 3 Official Plan Under the Regional Official Plan, the subject property is designated “Urban System – Community Areas.” The subject lands are designated “Urban Residential Area – Low Density Areas” within the Rougemount neighbourhood under the Pickering Official Plan, which permits residential uses. City Policy 12.7(a) states that established residential areas along Woodview Drive, Twyn Rivers Drive, Sheppard Avenue, and Rougemount Drive shall encourage, and where possible require, new development to be compatible with the character of existing development. Staff have reviewed the proposed dwellings using the Council-adopted Urban Design Guidelines for Infill and Replacement Housing in Established Neighbourhood Precincts Checklist, attached as Appendix A to this report. The applicant proposes to create two new lots. Specifically, Parts 2 and 4 (severed) are to be merged to form one new lot, while Parts 3 and 5 (retained) will be consolidated to form the retained lot. Part 1 (severed) will constitute the second new lot. In total, the proposal will result in two new lots and one retained lot (refer to Attachment 4). The proposed lot creations, together with the requested variances to permit reduced lot frontage, landscaped open space, and side yard setback for Part 2 and 4, is considered appropriate within the context of the surrounding neighbourhood. The resulting lot configuration and anticipated built form are consistent with the established pattern of development in the area and will maintain compatibility with adjacent residential properties. However, the reduced side yard setback for Part 1 is considered insufficient, as it results in a building too close to the southern property. While the surrounding neighbourhood does contain instances of reduced side yard setbacks, these are generally balanced by larger setbacks on the adjacent property. In this case, such balance is not achieved. Staff is of the opinion that, with the exception of the reduced side yard setback for Part 1, the requested consents and variances maintain the general intent and purpose of the Official Plan. Zoning By-law The subject lands are zoned “X207” – Exception Zone 207, under Zoning By-law 8149/24: Lots Zone Required Lot Area (m2) Proposed Lot Area (m2) Required Lot Frontage (m) Proposed Lot Frontage (m) Retained Parcel (Parts 3 & 5) X207 550.0 3,933.0 18.0 15.2 Severed Parcel (Part 1) X207 550.0 836.1 18.0 15.2 - 64 - Reports LD 10/26 to LD 12/26 and MV 25/26 to MV 27/26 April 8, 2026 Page 4 Lots Zone Required Lot Area (m2) Proposed Lot Area (m2) Required Lot Frontage (m) Proposed Lot Frontage (m) Severed Parcel (Parts 2 & 4) X207 550.0 836.1 18.0 15.2 The proposed lots appear to comply with the minimum lot area requirements of the Zoning By-law. However, the proposed lots do not comply with the minimum lot frontage requirements. Accordingly, Minor Variance Applications MV 25/26 to MV 27/26 have been submitted to request relief to permit reduced lot frontage. General Intent and Purpose of the Zoning By-law The subject properties are zoned “X207” – Exception Zone 170, under Zoning By-law 8149/24 which permits residential uses such as detached dwellings. Minor Variance Applications – MV 25/26 to MV 27/26 Minimum Lot Frontage (All Parts) The applicant has requested a minimum lot frontage of 15.2 metres for Parts 1, 2, 3, 4 and 5, whereas the By-law requires a minimum frontage of 18.0 metres. The intent of requiring a minimum lot frontage of 18.0 metres is to ensure a usable lot size that is compatible with the surrounding neighbourhood. The proposed severed and retained lots will each maintain a minimum lot area that exceeds the requirements of the Zoning By-law. The resulting parcels are consistent with the established lotting pattern in the surrounding neighbourhood, where lot frontages generally range from approximately 14.0 to 30.0 metres. More specifically, properties along the east side of Rougemount Drive, including those abutting the subject lands, typically have frontages of approximately 15.0 to 20.0 metres. The proposed development is not anticipated to result in any adverse impacts on the surrounding area and will not limit the ability to accommodate detached dwellings on the proposed lots. Staff is of the opinion that the requested reduction in lot frontage maintains the general intent and purpose of the Zoning By-law. Minimum Side Yard Setback (Parts 1, 2 & 4) The applicant requests a minimum side yard setback of 1.5 metres for the severed lots (Parts 1, 2 and 4) whereas the By-law requires a minimum side yard of 3.0 metres on both sides. The intent of the minimum side yard provision is to ensure adequate buffer space between structures, appropriate building separation for access to yards and to allow for maintenance. - 65 - Reports LD 10/26 to LD 12/26 and MV 25/26 to MV 27/26 April 8, 2026 Page 5 The proposed side yard setback of 1.5 metres for Parts 2 and 4 is consistent with the established built form in the surrounding neighbourhood, which is characterized by side yard setbacks generally ranging from 0.6 metres to 3.0 metres. The proposed setbacks will provide sufficient space for grading and drainage between adjacent dwellings, as well as access between the front and rear yards for maintenance purposes. In addition, as the north side of Parts 2 and 4 abuts a driveway leading to the dwelling on Part 5, no adverse privacy impacts are anticipated. In contrast, the proposed side yard setback of 1.5 metres for Part 1 raises privacy concerns due to its close proximity to the existing dwelling to the south. While the neighbourhood includes instances of reduced side yard setbacks, these are typically offset by greater setbacks on the abutting property, creating a balanced separation distance that mitigates negative impacts. This is not present for Part 1, as the adjacent dwelling to the south is also located in close proximity to the shared lot line, resulting in a reduced separation distance between dwellings. Staff is of the opinion that the requested reduced side yard setback for Parts 2 and 4 maintains the general intent and purpose of the Zoning By-law, however, the reduced side yard setback for Part 1 does not maintain the general intent and purpose of the Zoning By-law. Minimum Landscaped Open Space (Parts 1, 2 & 4) The applicant requests a minimum landscaped open space of 40 percent for the severed lots (Parts 1, 2 and 4), whereas the Zoning By-law requires a minimum of 45 percent. The intent of this provision is to ensure that adequate space is provided for landscaping and to maintain the established character of the neighbourhood. The deficiency in landscaped open space is largely due to the parking requirements associated with the proposed development. The applicant is proposing two additional dwelling units (ADUs) on each lot, each requiring one additional parking space, in addition to two spaces for each principal dwelling. Given the lot size, configuration, and the proposed development, staff are of the opinion that the reduced landscaped open space will still provide sufficient amenity area to support the residential use and is not anticipated to adversely impact the character of the neighbourhood. A Tree Inventory and Protection/Removal Plan is required by Engineering Services as a condition of approval for the consent applications, as outlined in Attachment 9. This plan will address matters including existing tree species, diameter, health, protection and/or removal strategies, and a proposed replanting plan. Staff is of the opinion that the requested minimum landscape open space for Parts 1, 2 and 4 maintains the general intent and purpose of the Zoning By-law. Desirable for the Appropriate Development of the Land and Minor in Nature The requested variances will facilitate the creation of two residential lots and enable the development of detached dwellings that are compatible with the surrounding neighbourhood. - 66 - Reports LD 10/26 to LD 12/26 and MV 25/26 to MV 27/26 April 8, 2026 Page 6 The proposed lots exceed the minimum lot area requirements and reflect the established lotting pattern in the area, where similar frontages are common. The requested side yard setbacks for Parts 2 and 4 will maintain adequate separation between dwellings while allowing for appropriate access, drainage, and maintenance, and are not anticipated to adversely impact adjacent properties. However, the reduced side yard setback for Part 1 is not considered desirable or minor, as it would result in insufficient separation from the adjacent dwelling and may give rise to privacy and compatibility concerns. The reduction in landscaped open space will continue to provide sufficient amenity area to support the residential use, and any impacts will be mitigated through the requirement for a Tree Inventory and Protection/Removal Plan. The variances are generally limited in scope and will not result in significant changes to the established character, built form, or development pattern of the neighbourhood. Staff is of the opinion that the requested variances, with the exception of the reduced side yard setback for Part 1, are desirable for the appropriate development of the land and are minor in nature. Input From Other Sources Applicant • The applicant has submitted a Cover Letter in support of this application. Please contact the City Development Department to receive a copy of this letter at citydev@pickering.ca. Engineering Services (LD 10/26 to LD 12/26) • Refer to the Engineering Service’s memo dated March 18, 2026, attached hereto as Attachment 9, for conditions of approval. Engineering Services (MV 25/26 to MV 27/26) • Ensure the reduced lot frontage (if approved with this application) does not adversely affect the drainage patterns within the lot and surrounding area. • Ensure the reduced side yard setback (if approved with this application) does not adversely affect the drainage patterns within the lot and surrounding area. • Ensure the reduced landscaped open space in the front yard (if approved with this application) does not adversely affect the drainage patterns within the lot and surrounding area. • Multiple Low Impact Development measures (such as infiltration galleries with downspout connections, rain gardens and 450mm amended soils) will be required at the Building Permit stage. - 67 - Reports LD 10/26 to LD 12/26 and MV 25/26 to MV 27/26 April 8, 2026 Page 7 Region of Durham Planning & Economic Development Department •The Region was circulated the Land Division Applications but had not provided comments as of the date of this report. Region of Durham Works Department •The Region was circulated the Land Division Applications but had not provided comments as of the date of this report. Public Input •No written submissions were received from the public as of the date of writing this report. Date of report: April 2, 2026 Comments prepared by: Original Signed By Original Signed By Ash Roy, B.URPl. Deborah Wylie, MCIP, RPP Planner II Manager, Zoning & Administration AR:jc /CityDevDept/D3500/2026/LD 10-26 to LD 12-26/8. Report/LD 10-26 to LD 12-26, MV 25-26 to MV 27-26 Report.docx Attachments - 68 - Urban City of Pickering Established A 1 Appendix A Urban Design Guideline Checklist City of Pickering Established Neighbourhood Precincts Urban Design Checklist Please note, if you mark “no” below please provide your rational in the adjacent “Comments” section either supporting, or not supporting the proposal. Yes No Comments X 1. Is the proposed dwelling height and roof pitch similar/compatible with the surrounding dwellings? (see Section 2.1: Guideline 1) 2. If the proposed new dwelling is significantly taller than an existing adjacent house, does the roof of the proposed new dwelling slope away from the existing adjacent house? (see Section 2.1: Guideline 2) X 3. Is the maximum elevation of the Front Entrance 1.2 metres, or less, above grade? (see Section 2.2: Guideline 1) X 4. Is the main entrance visible from the street? (see Section 2.2: Guideline 2) Yes; however, the dwellings are setback 15.5 metres. X 5. Are the stairs to the main entrance designed as an integral component of the front façade? (Section 2.2: Guideline 7) X 6. Does the design of the front entrance reduce the visual dominance of the garage and driveway? (see Section 2.2: Guideline 9) X 7. Does the proposed dwelling have a similar Dwelling Depth to the adjacent dwellings along the street? (see Section 2.3: Guideline 2) - 69 - Appendix A Urban Design Checklist Cont’d Urban City of Pickering Established A 2 Yes No Comments X 8. Does the proposed dwelling have a similar Side Yard Setback to the adjacent dwellings along the street? (see Figure 15) X 9. Has shadow on adjacent dwellings been mitigated with greater Side Yard Setbacks? (Section 3.1: Guideline 2) X 10. Is the garage flush or recessed from the main front wall? (see Section 3.2: Guideline 5) X 11. Is the proposed driveway width the same as the permitted garage width? (see Section 3.3: Guideline 1) X 12. Does the plan preserve existing trees? (see Section 4.1: Guideline 1) Will be addressed through a Tree Inventory and Protection/Removal Plan as a condition of approval. - 70 - Tomlinson G01c1rt ~ :J 0 C) ~ Q) ""O :"2 LL Oq;o/ PlCKERlNG City Development Department Q) > ·;:: 0 c :J 0 Subject I---------j Lands I-----------< E 1--------1 Q) g't------1------~ 0 0::: Rouge Hill Court Location Map Attachment 1 File: LO 10/26 to LO 12/26 and MV 25/26 to MV 27/26 Applicant: S. Taseen & H. Chetram Municipal Address: 1395 & 1399 Rougemount Drive @ The Corporation of the City of Pickering Produced (in part) under license from: Date: Feb . 26, 2026 @ King's Printer, Ontario Ministry of Natural Resources. All rights reserved.,@ His Majesty the King in Righi of Canada, Department of Natural Resources. All rights reserved.; @Teranet Enterprises Inc. and its SCALE: 1:3,000 I suppliers. All rights reserved.,@ Municipal Property Assessment Corporation and its suppliers. All rights reserved. THIS ISNOTAPLANOF SURVEY. L:\PLANNING\01-MapFiles\02 -Applications\LD\2026\LD 10-26 to LO 12-26 and MV 25-26 to MV 27-26\LD 10-26 to LO 12-26 and MV 25-26 to MV 27-26\LD 10-26 to LO 12-26 and MV 25-26 to MV 27-26.aprx - 71 - At t a c h m e n t 2 Su b m i t t e d P l a n Fi l e N o : LD 10 /2 6 & L D 1 1 / 2 6 Ap p l i c a n t : S . T a s e e n & H . C h e t r a m Mu n i c i p a l A d d r e s s : 1 3 9 5 Ro u g e m o u n t D r i v e CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : M a r c h 2 , 2 0 2 6 LD 1 0 / 2 6 Co n s e n t t o s e v e r a 83 6 . 1 s q u a r e m e t r e re s i d e n t i a l p a r c e l o f l a n d (P a r t 1 ) , r e t a i n i n g a 1, 5 4 7 .0 s q u a r e m e t r e re s i d e n t i a l p a r c e l o f l a n d (P a r t 3 ) . LD 1 1 / 2 6 Co n s e n t t o s e v e r a 41 8 . 1 s q u a r e m e t r e re s i d e n t i a l p a r c e l o f l a n d (P a r t 2 ) , r e t a i n i n g a 1, 5 4 7 .0 s q u a r e m e t r e re s i d e n t i a l p a r c e l o f l a n d (P a r t 3 ) . Pa r t 1 Pa r t 2 Pa r t 3 Re t a i n e d P a r c e l 1, 5 4 7 .0 s q u a r e m e t r e - 72 - At t a c h m e n t 3 Su b m i t t e d P l a n Fi l e N o : LD 1 2 /2 6 Ap p l i c a n t : S . T a s e e n & H . C h e t r a m Mu n i c i p a l A d d r e s s : 1 3 9 9 R o u g e m o u n t D r i v e CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : M a r c h 2 , 2 0 2 6 LD 1 2 / 2 6 Co n s e n t t o s e v e r a 41 8 . 1 s q u a r e m e t r e re s i d e n t i a l p a r c e l o f la n d ( P a r t 4 ) , r e t a i n i n g a 2 , 3 8 6 .0 s q u a r e m e t r e re s i d e n t i a l p a r c e l o f la n d ( P a r t 5 ) . Pa r t 4 Pa r t 5 Re t a i n e d P a r c e l 2, 3 8 6 .0 s q u a r e m e t r e - 73 - At t a c h m e n t 4 Su b m i t t e d P l a n – F i n a l P a r c e l L a y o u t Fi l e N o : LD 10 /2 6 t o L D 1 2 / 2 6 Ap p l i c a n t : S . T a s e e n & H . C h e t r a m Mu n i c i p a l A d d r e s s : 1 3 9 5 & 13 9 9 R o u g e m o u n t D r i v e CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : M a r c h 2 , 2 0 2 6 Pa r t s 3 & 5 – R e t a i n e d P a r c e l s 3, 9 3 3 . 0 s q u a r e m e t r e Pa r t s 2 & 4 – S e v e r e d P a r c e l s 83 6 . 1 s q u a r e m e t r e Pa r t 1 – S e v e r e d P a r c e l s 83 6 . 1 s q u a r e m e t r e - 74 - At t a c h m e n t 5 Su b m i t t e d S i t e P l a n Fi l e N o : M V 2 5 / 2 6 & M V 2 7 / 2 6 Ap p l i c a n t : S . T a s e e n & H . C h e t r a m Mu n i c i p a l A d d r e s s : 1 3 9 5 & 1 3 9 9 R o u g e m o u n t D r i v e CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : M a r c h 3 1 , 2 0 2 6 MV 2 7 / 2 6 • t o p e r m i t m i n i m u m l o t fr o n t a g e o f 1 5 . 2 m e t r e s • t o p e r m i t m i n i m u m s i d e y a r d se t b a c k o f 1 . 5 m e t r e s • t o p e r m i t m i n i m u m la n d s c a p e d o p e n s p a c e i n th e f r o n t y a r d : 4 0 p e r c e n t MV 2 5 / 2 6 • t o p e r m i t m i n i m u m l o t fr o n t a g e o f 1 5 . 2 m e t r e s • t o p e r m i t m i n i m u m s i d e y a r d se t b a c k o f 1 . 5 m e t r e s • t o p e r m i t m i n i m u m la n d s c a p e d o p e n s p a c e i n th e f r o n t y a r d : 4 0 p e r c e n t - 75 - At t a c h m e n t 6 Su b m i t t e d S i t e P l a n Fi l e N o : M V 2 6 / 2 6 Ap p l i c a n t : S . T a s e e n & H . C h e t r a m Mu n i c i p a l A d d r e s s : 1 3 9 5 & 13 9 9 R o u g e m o u n t D r i v e CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : M a r c h 9 , 2 0 2 6 MV 2 6 / 2 6 to p e r m i t mi n i m u m l o t fr o n t a g e o f 15 . 2 m e t r e s - 76 - At t a c h m e n t 7 Su b m i t t e d F l o o r P l a n s Fi l e N o : L D 1 0 / 2 6 t o L D 1 2 / 2 6 & M V 2 5 / 2 6 t o M V 2 7 / 2 6 Ap p l i c a n t : S . T a s e e n & H . C h e t r a m Mu n i c i p a l A d d r e s s : 1 3 9 5 & 1 3 9 9 R o u g e m o u n t D r i v e CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : M a r c h 31 , 2 0 2 6 Ba s e m e n t Fi r s t F l o o r Se c o n d F l o o r - 77 - Attachment 8 April 8, 2026 Recommended Conditions of Approval for Consent Applications LD 10/26 to LD 12/26 The City Development Department has reviewed the above application and provides the following conditions, to be fulfilled by the applicant/owner: 1. Submit one copy of a Draft Reference Plan to the satisfaction of the City of Pickering, prior to depositing the plan with the Land Registry Office, that confirms the dimensions of the proposed retained and severed parcels, and that a survey be submitted showing the location of any buildings and structures located thereon. 2. Submit one copy of a Deposited Reference Plan, to the satisfaction of the City of Pickering, upon completion of Condition 1 above. 3. Ensure that any zoning non-compliances identified through Condition 1 above, resulting from the proposed severance, be brought into compliance. 4. In the event that a Minor Variance application was required and approved in relation to this consent, the applicant/owner shall obtain final clearance of this Consent Application by April 8, 2028. If final clearance is not obtained by this date, the Minor Variance approval shall become null and void. 5. Ensure that any existing structure(s) on severed parcel or that straddle both the retained and severed parcels are removed and that all inspections have been completed. 6. Provide a certified cheque, made payable to the City of Pickering for cash-in lieu of parkland for each newly created lots. The parkland fee shall be in accordance with the City’s General Municipal Fees By-law in effect at the date of such payment (the current amount is $8,080.00 per each newly created lot). 7. That the consent be subject to the following periods: • Last day for fulfilling Conditions is April 8, 2028 • Expiry Date of Application LD 10/26 to LD 12/26 is May 8, 2028 Upon fulfillment of these conditions the applicant must submit a cheque payable to the City of Pickering in the amount of $1,180.00 for the stamping of the deed package, to be prepared and submitted by a lawyer. Clearing Agencies 1. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the City Planning Department that Conditions #1 to #6 have been carried out to its satisfaction. - 78 - Conditions of Approval Page 2 of 2 2. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the City Engineering Services Department that the Conditions in Attachment 9 have been carried out to its satisfaction. 3. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be satisfied that the time periods outlined in Condition #7 have been adhered to. Advisory Comments 1. Once all conditions contained in the Committee's Decision are fully satisfied by the applicant, the applicant’s solicitor must prepare and forward the legal document(s) with the applicable stamping fee to the City of Pickering Committee of Adjustment office, to the attention of the Secretary-Treasurer for review and approval with stamping. The document(s) will be returned to the solicitor for registration purposes. Failing receipt by the Secretary-Treasurer of the Deed Package by the requisite date, the application shall be deemed expired and shall lapse. - 79 - Memo To: Ash Roy Planner II, Zoning & Administration March 18, 2026 From: Paal Helgesen Division Head, Water Resources & Development Services Copy: Manager, Zoning & Administration Supervisor, Development Approvals Law Clerk Subject: Land Division Application LD 10/2026 to LD 12/2026 -S. Taseen & H. Chetram -1395 &1399 Rougemount Drive File: D-4400 Water Resources & Development Services has reviewed the above application and provide the following conditions: 1.We have reviewed the draft reference (40R) plan and find it to be acceptable. The plan can be deposited at the Land Registry Office (LRO). 2.The applicant will be required to provide an Engineering Review Fee of $1,800.00 for the proposed lots, and a fee of $2,395.00 for the clearance of Water Resources & Development Services conditions. A cheque, payable to the City of Pickering, in the amount of $4,195.00 will be required. 3.As a condition of severance, the applicant must pay to the City $438.14 ($2620.00/hectare) for their Stormwater Maintenance Fee. 4.A preliminary grading and drainage plan will be required as a condition of severance. It must contain sufficient information regarding existing and proposed grades such that it can be adequately determined that development of this property will not adversely affect adjacent properties. The plan must illustrate Low Impact Development Stormwater Management Measures for the proposed lots, including, but not limited to, amended topsoil, permeable pavers on the driveway, infiltration galleries, and rain gardens. The plan should indicate existing vegetation/trees within and adjacent to the property that may be affected. The plan should indicate the proposed driveway locations and existing utilities within the boulevard. Relocation of utilities will be the applicant’s responsibility. Attachment 9 - 80 - 5. The City requires a stormwater management brief to be submitted for review. Refer to the City of Pickering Stormwater Management Design Guidelines for the design requirements and standards. The brief shall address the following design criteria: • The 5-year post-development flow from the proposed development shall not exceed the pre-development levels. The runoff in excess of the 5-year pre-development level must be retained on the site through implementation of low impact development (LID) measures, such as soakaway pits/infiltration trenches (see attachment), pervious surface etc. The 5-year predevelopment flow should be determined using runoff coefficient of 0.2 and ‘old’ IDF parameters (A=2464, B=16, C=1). All LID measures must be designed in accordance with the Low Impact Development Stormwater Management Planning and Design Guide (CVC, TRCA, 2010). Sizing calculations and design information for all proposed LIDs must be provided in the Stormwater Management Design Brief/Letter signed and sealed by a Professional. Locations and details of the proposed measures must be shown on the Site Servicing/Grading Plan. • All proposed LID measures must be located solely on private property and must be owned and maintained by the property owner. The applicant will be required to enter into a Development Agreement with the City, prohibiting the alteration or removal of the LID measures. All necessary information regarding the function and maintenance of the LID measures will be included in the Agreement. The Agreement is to be registered on title and referenced in all Agreements of Purchase and Sale. • A minimum 450mm depth of amended soils should be specified for all grassed areas such as back yards, front yards and side yards. Add appropriate notes on the Site Grading Plan. • Foundation/sump pump discharge to the surface or LIDs. 6. The applicant will be required to enter into a Development Agreement with the City to prohibit the alteration or removal of the LID measures. The applicant must contact Chantelle Adair, Law Clerk, to request a draft of the Agreement and arrange payment of the appropriate fee. 7. The site is quite heavily wooded and all attempts must be made to preserve as many trees as possible through the redevelopment of the site. A Tree Inventory and Protection/Removal Plan, prepared by a qualified Arborist or an Environmental Consultant is required. This information should address matters such as existing tree species, diameter, health, protection/removal strategies, and a proposed replanting plan. The report shall also include any trees on adjacent lands that may be impacted by the proposed construction. Compensation for loss of tree canopy will be required and is over and above any required boulevard tree as per the Boulevard Tree Planting Program. March 18, 2026 Page 2 of 3 Land Division Application LD 10/2026 to LD 12/2026 - 81 - 8. Planting of one boulevard tree is required for each new lot being created. Where the planting of a boulevard tree is not possible, cash-in-lieu is to be provided as per the current Development Services Fee Schedule. PH:jl Attachments 2026 DS User Fees P-1020 Typical Res. Roof Water Infiltration Trench March 18, 2026 Page 3 of 3 Land Division Application LD 10/2026 to LD 12/2026 - 82 -