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HomeMy WebLinkAboutMay 13, 2026 Committee of Adjustment  Hearing Agenda  Electronic Meeting May 13, 2026 - 07:00 PM Hearing Number: 5 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 April 8, 2026 Committee of Adjustment Hearing Minutes Page 3  Minor Variance Reports   MV 29/26 - 2670 Delphinium Trail Page 15  S. Muhammad MV 30/26 & MV 31/26 - 400 Finch Avenue, Units 3 & 4 Page 22  N. Brandon & K. Farhan 1. 2. 3. 4. 4.1 5. 5.1 5.2 MV 33/26 - 1894 Glendale Drive Page 31  N. Balachandra Adjournment   5.3 6. Committee of Adjustment Hearing Agenda May 13, 2026 - 2 - 1 Committee of Adjustment Hearing Minutes Electronic Meeting April 08, 2026 07:00 PM Pending Adoption Present Omar Ha-Redeye – Vice-Chair Denise Rundle Sakshi Sood Joshi Sean Wiley – Chair Also Present Deborah Wylie, Secretary-Treasurer Jasmine Correia, Assistant Secretary-Treasurer Nilissa Reynolds, Assistant Secretary-Treasurer – Host Ash Roy, Planner II Figo Pham, Planner I Absent Rick Van Andel 1. Land Acknowledgment Statement 2. Disclosure of Interest Not applicable. 3. Adoption of Agenda In order to avoid a tie vote due to an absence, Sean Wiley will abstain from voting in tonight's hearing. Moved By Omar Ha-Redeye - 3 - Committee of Adjustment Hearing Minutes April 08, 2026 2 That the revised agenda for the Wednesday, April 8, 2026 hearing be adopted. Carried Unanimously 4. Adoption of Minutes Moved By Sakshi Sood Joshi That the minutes of the 3rd hearing of the Committee of Adjustment held Wednesday, March 11, 2026 be adopted. 4.1 Draft Minutes for the March 11, 2026 Committee of Adjustment Hearing 6. Consent (Land Division) Reports 6.1 LD 08/26 and MV 22/26 & MV 23/26 - 325 Sheppard Avenue A. Racz 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). The applicant requests relief from Zoning By-law 8149/24, to permit: • 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. 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 one area resident. In support of the applications, 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. Grant Morris, agent, was present to represent the applications. No further representation was present in favour of or in objection to the applications. - 4 - Committee of Adjustment Hearing Minutes April 08, 2026 3 The agent confirmed they read the report and have no objections. The original side yard setback was 1.8 metres, however, due to the chimney setback of 6 inches, the side yard needed to be adjusted to 1.4 metres. The applicant has made arrangements with the neightbour to resolve fencing issues. Moved By Denise Rundle That application LD 08/26 by A. Racz, be Approved as applied for, as it generally complies with all applicable plans and policies, subject to the conditions outlined within Attachments 8, 9, 10 and 11 contained in the staff report to the Committee of Adjustment, dated April 8, 2026. Carried Unanimously Moved By Denise Rundle That applications MV 22/26 & MV 23/26 by A. Racz, 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 lot (Part 2) and the proposed development, as generally sited and outlined in the applicant’s submitted plans (refer to Attachments 2 & 3 contained in that staff report to the Committee of Adjustment, dated April 8, 2026). 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. Carried Unanimously 6.3 LD 10/26 to LD 12/26 and MV 25/26 to MV 27/26 - 1395 & 1399 Rougemount Drive S. Taseen & H. Chetram 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). - 5 - Committee of Adjustment Hearing Minutes April 08, 2026 4 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). 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). 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. 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. Input from other sources was received from the Applicant, City’s Engineering Services, the City’s Building Services Section and the Region of Durham Planning & Economic Department and Works Department. In support of the applications, 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. Grant Morris, agent, was present to represent the applications. No further representation was present in favour of or in objection to the applications. The Secretary-Treasurer revised the Summary of Findings section within the staff - 6 - Committee of Adjustment Hearing Minutes April 08, 2026 5 report to the Committee of Adjustment dated April 8, 2026 suggesting that LD 11/26 and LD 12/26 is contingent on the approval of the other, ensuring newly created parts are appropriately merged. City conditions has been updated to include late comments and conditions received from the Region of Durham. The agent stated that after reading the City staff comments he made a site visit and noted that 14 newly constructed homes in the area have side yards of anywhere between 4 feet and 10 feet between houses. He had measured the side yard setback of the dwelling to the north of proposed lot 1 and it measured at 6 feet. The requested south side yard setback is 5 feet. This will provide 11 feet between houses, which is greater than some houses on the street. The original proposal had suggested a front yard setback of 59 feet however Zoning staff suggested that the house be brought forward to keep consistent with the adjacent dwelling, we adjusted the setback to 51 feet, which resulted in a variance justifying landscaping. The side yard setback of 5 feet is consistent with other houses in the area, it will not be out of character with the existing houses, or create a precedent, all 4 tests have been met. In response to questions from a Committee member, the agent stated that the owner would like to continue using the home on the third lot. The other existing building will be converted into two homes for their in-laws. Further issues would have arose if they had narrowed that third lot's front yard setback to make the other two lots bigger, and it would not be consistent with the existing neighbourhood. A Committee member commented that they have read the report and that this part of Rougemount Drive is an unusual enclave and is characterized by varied trees, setback, types of housing. They aren't cookie cutter homes in this neighbourhood, each lot is unique. A City Planner read out concerns from a neighbour that included frontage versus the size of the house, looks like three units are being proposed, and dead tree cleanup required on the property. In response to the neighbour's comments, the agent commented that the owner had cleaned up a lot of dead trees on the property and is continuing the cleanup. Three units are permitted as per the By-law. They also have an arborist report that has been prepared and they are in agreement with the conditions of the staff report and Regional conditions. Moved By Denise Rundle That application LD 10/26 by S. Taseen & H. Chetram, be Approved as applied for, - 7 - Committee of Adjustment Hearing Minutes April 08, 2026 6 as it generally complies with all applicable plans and policies, subject to the conditions outlined within Attachments 8 and 9 contained in the staff report to the Committee of Adjustment dated April 8, 2026, and within the Regional Planning and Economic Development Department and Regional Works Department memo, dated April 2, 2026, as well as the following additional conditions: 1. Provide a Solicitor’s Undertaking to the City indicating that Section 50(3) or (5) of the Planning Act applies and that: a. The retained parcel identified as Part 3 (being a parcel without independent road access) shall not be conveyed as a separate parcel and shall instead be conveyed and transferred in the same name as the owner of the abutting parcel to the north created through LD 12/26 being Part 5; b. The parcels shall be consolidated on title (Application Consolidation Parcels) immediately following the registration of the transfer; and c. The City shall be provided with a copy of the registered transfer and the Application Consolidated Parcels within 30 days of their registration. Carried Unanimously Moved By Denise Rundle That application LD 11/26 by S. Taseen & H. Chetram, be Approved as applied for, as it generally complies with all applicable plans and policies, subject to the conditions outlined within Attachments 8 and 9 contained in the staff report to the Committee of Adjustment dated April 8, 2026, and within the Regional Planning and Economic Development Department and Regional Works Department memo, dated April 2, 2026, as well as the following additional conditions: 1. Provide a Solicitor’s Undertaking to the City indicating that Section 50(3) or (5) of the Planning Act applies and that: a. The severed parcel being created through LD 11/26 being Part 2 shall be conveyed and transferred in the same name as the owner of the abutting parcel to the north created through LD 12/26 being Part 4; b. The retained parcel identified as Part 3 (being a parcel without independent road access) shall not be conveyed as a separate parcel and shall instead be conveyed and transferred in the same name as the owner of the abutting parcel to the north created through LD 12/26 being Part 5; c. The parcels shall be consolidated on title (Application Consolidation Parcels) immediately following the registration of the transfer; and d. The City shall be provided with a copy of the registered transfer and the Application Consolidated Parcels within 30 days of their registration. 2. That final and binding consent for LD 11/26 shall be conditional upon the - 8 - Committee of Adjustment Hearing Minutes April 08, 2026 7 approval and finalization of LD 12/26, and that the consent shall not be finalized independently, to ensure that the intended parcel conveyance and consolidation arrangements are implemented. Carried Unanimously Moved By Denise Rundle That application LD 12/26 by S. Taseen & H. Chetram, be Approved as applied for, as it generally complies with all applicable plans and policies, subject to the conditions outlined within Attachments 8 and 9 contained in the staff report to the Committee of Adjustment dated April 8, 2026, and within the Regional Planning and Economic Development Department and Regional Works Department memo, dated April 2, 2026, as well as the following additional conditions: 1. Provide a Solicitor’s Undertaking to the City indicating that Section 50(3) or (5) of the Planning Act applies and that: a. The severed parcel being created through LD 12/26 being Part 4 shall be conveyed and transferred in the same name as the owner of the corresponding parcel created through LD 11/26 being Part 2; b. The retained parcel identified as Part 5 shall receive and be conveyed and merged with Part 3 from LD 10/26 and LD 11/26, and shall be held in the same ownership; c. The parcels shall be consolidated on title (Application Consolidation Parcels) immediately following the registration of the transfer; and d. The City shall be provided with a copy of the registered transfer and the Application Consolidated Parcels within 30 days of their registration. 2. That final and binding consent for LD 12/26 shall be conditional upon the approval and finalization of LD 11/26, and that the consent shall not be finalized independently, to ensure that the intended parcel conveyance and consolidation arrangements are implemented. Carried Unanimously Moved By Denise Rundle That the variances for the reduced lot frontage and reduced landscaped open space within application MV 25/26 by S. Taseen & H. Chetram, 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 the Zoning By-law, subject to the following conditions: 1. That these variances apply only to the severed lot (Part 1) and the proposed development, as generally sited and outlined on the applicant’s submitted - 9 - Committee of Adjustment Hearing Minutes April 08, 2026 8 plans (refer to Attachments 4 and 5 contained in the staff report to the Committee of Adjustment dated April 8, 2026). 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. And That the variance for the reduced side yard setback within application MV 25/26 by S. Taseen & H. Chetram, be Refused on the grounds that the requested variance is not minor in nature, not desirable for the appropriate development of the land, and not in keeping with the general intent and purpose of the Official Plan and the Zoning By-law. Carried Unanimously Moved By Denise Rundle That application MV 26/26 by S. Taseen & H. Chetram, be Approved on the grounds that the requested variance is minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, subject to the following conditions: 1. That these variances apply only to the retained lots (Parts 3 & 5) as merged and the proposed development, as generally site and outlined on the applicants submitted plans (refer to Attachments 4 and 6 contained in the staff report to the Committee of Adjustment dated April 8, 2026). 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. Carried Unanimously Moved By Denise Rundle That application MV 27/26 by S. Taseen & H. Chetram, 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 the Zoning By-law, subject to the following conditions: 1. That these variances apply only to the severed lots (Parts 2 & 4) and the proposed development, as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 4 and 5 contained in the staff report to the Committee of Adjustment dated April 8, 2026). 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. - 10 - Committee of Adjustment Hearing Minutes April 08, 2026 9 Carried Unanimously 5. Minor Variance Reports 5.1 MV 21/26 - 1970 Brock Road (Tabled at the March 11, 2026 Committee of Adjustment Hearing) 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" 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. Input from other sources were received from the Applicant, City’s Engineering Services, the City’s Building Services Section, and two area residents. In support of the application, 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. 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 made a brief presentation in support of the application. In response to questions from Committee members, the agent stated that the traffic brief is based on the current site and does not take into account the proposed mixed-use development. The proposed tenant will be Wendy's. After reading the report, making a site inspection and considering all comments, Denise Rundle moved the following motion: Moved By Denise Rundle - 11 - Committee of Adjustment Hearing Minutes April 08, 2026 10 That application MV 21/26 by Brock and Kingston Holdings Inc., be Approved on the grounds that the requested variance is minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and Zoning By law, subject to the following conditions: 1. That this variance applies only to the proposed restaurant use with drive- through facility, 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 April 8, 2026). 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. Carried Unanimously 6. Consent (Land Division) Reports 6.2 LD 09/26 - 1955 Valley Farm Road Southbridge Health Care GP Inc. 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). 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. 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 Works Department, and HydroOne. In support of the applications, 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. Adam Layton, agent, was present to represent the applications. No further - 12 - Committee of Adjustment Hearing Minutes April 08, 2026 11 representation was present in favour of or in objection to the applications. The agent made a brief presentation in support of the application. In response to a question from a Committee member, the agent stated that they do not know of the plans of the retained parcel. In response to comments from an area resident, the agent stated that the applicant plans to have one replacement building and the existing building will be demolished. Construction would take around three years, and has already started. In response to a question from a Committee member, the agent stated the purpose for the severance is to obtain construction financing for the new building without burdening the old building, it is a way to separate the two enterprises. A Committee member commented that an MZO was issued on this property giving them permission to accelerate any development of this property, which is crucial for this City. Moved By Denise Rundle That application LD 09/26 by Southbridge Health Care GP 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 and 6 contained in the staff report to the Committee of Adjustment, dated April 8, 2026. Carried Unanimously 7. Adjournment Moved By Omar Ha-Redeye That the 4th hearing of the 2026 Committee of Adjustment be adjourned at 8:03 pm. Minutes recorded on this 8th day of April 2026. Chair - 13 - Committee of Adjustment Hearing Minutes 12 Assistant Secretary-Treasurer April 08, 2026 - 14 - Report to Committee of Adjustment Application Number: MV 29/26 Date: May 13, 2026 From: Deborah Wylie Manager, Zoning & Administration Subject: Committee of Adjustment Application MV 29/26 S. Muhammad 2670 Delphinium Trail Application The applicant requests relief from Zoning By-law 8149/24, to permit maximum driveway width of 5.5 metres, whereas the By-law requires maximum driveway width of 3.0 metres. The applicant requests approval of this variance application to accommodate an additional parking space for the proposed basement additional dwelling unit (ADU). 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 intent of the Official Plan and Zoning By-law. Notwithstanding this review, the applicant is responsible for demonstrating the justification for the relief sought and for establishing that the statutory tests are met. After considering all public and agency input, should the Committee find merit in this application, the following conditions are recommended: 1.That this variance applies only to the proposed driveway, as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 2 & 3). 2.That the applicant obtain approval from the City’s Engineering Services for the proposed driveway widening, to the satisfaction of the City. Background A variance to the Zoning By-law is required to permit the proposed driveway widening within the privately owned portion of the subject property. The applicant will also be required to submit a driveway widening application to the City’s Engineering Services for review and approval for any works within the City-owned boulevard. While the driveway fronts onto Spindle Mews, which is characterized by a mountable curb and therefore does not require a curb cut permit, any proposed changes to the width of the driveway remain subject to Engineering review. - 15 - Report MV 29/26 May 13, 2026 Page 2 The minor variance application was circulated to the City’s Engineering Services for review and comment. Engineering staff have advised that driveway widenings within the public boulevard are not permitted in the Seaton Community, and therefore any widening must be accommodated entirely within private property. Through the driveway widening application process, Engineering staff will assess the appropriateness of the proposed driveway widening. In addition, a minimum distance of 1.0 metre must be maintained from the existing streetlight pole. It is noted that the approval of the requested minor variance does not guarantee approval or feasibility of the driveway widening, as this determination will be made independently through the Engineering review process. Accordingly, should the Committee approve the application, it is recommended that a condition of approval be included requiring the applicant to obtain approval from the City’s Engineering Services for any proposed driveway widening, to the satisfaction of the City. Comment 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 requested variance facilitates development that is compatible with the existing and permitted use of the property. Staff is satisfied that the proposed variance is consistent with the PPS. Conforms to the Intent and Purpose of the Official Plan As of January 1, 2025, following changes made by Bill 23, applicable parts of the Durham Regional Official Plan are now deemed to be part of Pickering’s Official Plan. Under the Regional Plan, the subject properties are designated “Urban System – Community Areas”. This designation permits a wide range of uses, including residential. The Pickering Official Plan designates the subject properties as “Urban Residential Areas – Medium Density Area”, which are intended to accommodate residential uses, including additional dwelling units and associated parking. Staff is of the opinion that the requested variance maintains the general intent and purpose of the Official Plans. - 16 - Report MV 29/26 May 13, 2026 Page 3 Conforms to the Intent and Purpose of the Zoning By-law The subject property is zoned “SMDM” – Seaton Medium Density Multiple under Zoning By-law 8149/24. The subject property is a corner lot with frontage on Delphinium Trail, with the existing driveway access located at the rear of the property via Spindle Mews. The intent of the maximum driveway width provision is to ensure that sufficient landscaped area is maintained to support grading and drainage functions, provide an appropriate balance between hard and soft surfaces, and preserve the established streetscape character. The subject property currently contains two required parking spaces for the principal dwelling, and one additional parking space is required for the additional dwelling unit (ADU), for a total of three spaces. Due to the existing configuration of the driveway in the rear yard, which is accessed from Spindle Mews, there is insufficient width to accommodate all required parking spaces. The proposed widening will allow the driveway to accommodate the additional parking space associated with the ADU. Although the increase in driveway width represents a deviation from the maximum permitted, the property maintains adequate open landscaped area. As such, adequate soft landscaping will be retained to support drainage and maintain the visual character of the rear yard. It is not anticipated to generate adverse impacts on neighbouring properties. Staff is of the opinion that the requested variance maintains the general intent and purpose of the Zoning By-law. Desirable for the Appropriate Development of the Land and Minor in Nature The proposed widening will provide the additional parking space required for the ADU, allowing the site to meet the By-law’s parking requirements. The increase in width is modest and does not reduce the landscaped area below the minimum. The proposal is not expected to create adverse impacts on adjacent properties and remains consistent with the surrounding neighbourhood. Staff are of the opinion that the requested variance is desirable for the appropriate development of the land and is minor in nature. Input From Other Sources Applicant • The proposed driveway widening is minor in nature and maintains the general intent of the zoning by-law. The variance is desirable for the appropriate development of the land as it improves functionality, parking safety, and accessibility. The proposal is compatible with surrounding properties, many of which have similar driveway widths. Few Examples: All the houses on Spindle Mews street/Peter Mathew Drive. e.g., House 2751 Peter Mathews Drive. - 17 - Report MV 29/26 May 13, 2026 Page 4 Applicant cont. The variance will not create adverse impacts on drainage, streetscape, or neighbouring properties. Therefore, the request meets the four tests under the Planning Act. Engineering Services •Driveway widenings within public property are not permitted in the Seaton Community. The widening must be completed entirely on private property and it is not clear how a vehicle will be able to access the parking spot through the existing driveway width. In addition, a minimum distance of 1.0 metre must be provided to the existing streetlight pole. Note that the pole is currently shown on private property, however this is to be relocated within the boulevard by the developer. Building Services •A Building Permit application has been submitted, awaiting Committee’s decision. Construction is not permitted to take place until the Building Permit has been issued. Mandatory inspections will be required. Public Input •No written submissions have been received from the public as of the date of writing this report. Date of report: May 4, 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 https://pickeringo365.sharepoint.com/sites/CityDevDept/D3700/Templates/Draft Blank Report Template.docx Attachments - 18 - [ l/ e,ou\e\/ard ~·I\ VJ ,;: (!) ~ (!) u ~ 0 (/) I -04!0/- P](KER]NG City Development Department VJ ,;: (!) ~ ~ -0 C: 0.. (/) (!) > ·;:: 0 VJ ,;: (!) :5 ro ~ ai Q) Cl.. \ Location Map File: MV 29/26 Subject Lands r lX><X ~ Egan Mews I Applicant: S. Muhammad ·-(ll t= E :, C: .c 0.. (!) 0 ' , f-------------// f----------------// ,___ _ __,/ ,___-----;I f----------1/ f------1/ ,________,! Municipal Address: 2670 Delphinium Trail © 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\MV 29-26\MV 29-26\MV 29-26.aprx Attachment 1 V N A Date: Apr. 20, 2026 ;l~;T~2~F 1~:2.0 I - 19 - 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 : MV 2 9 / 2 6 Ap p l i c a n t : S . M u h a m m a d Mu n i c i p a l A d d r e s s : 2 6 7 0 D e l p h i n i u m T r a i l 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 : A p r i l 1 7 , 2 0 2 6 to p e r m i t a m a x i m u m dr i v e w a y w i d t h o f 5. 5 m e t r e s PROPOSED Delphinium Trail Eg a n M e w s - 20 - At t a c h m e n t 3 Su b m i t t e d A u t o t u r n P l a n Fi l e N o : MV 2 9 / 2 6 Ap p l i c a n t : S . M u h a m m a d Mu n i c i p a l A d d r e s s : 2 6 7 0 D e l p h i n i u m T r a i l 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 : A p r i l 1 7 , 2 0 2 6 - 21 - Report to Committee of Adjustment Application Numbers: MV 30/26 & 31/26 Date: May 13, 2026 From: Deborah Wylie Manager, Zoning & Administration Subject: Minor Variance Applications MV 30/26 & MV 31/26 N. Brandon & K. Farhan 400 Finch Avenue, Units 3 & 4 Application MV 30/26 – Unit 3 The applicant requests relief from Zoning By-law 8149, to permit maximum lot coverage of 54.5 percent, whereas the By-law requires maximum lot coverage of 50 percent. MV 31/26 – Unit 4 The applicant requests relief from Zoning By-law 8149, to permit: •maximum lot coverage of 50.8 percent, whereas the By-law requires maximum lot coverage of 50 percent; •an uncovered deck to encroach 4.1 metres into the required rear yard setback, whereas the By-law requires maximum encroachment of 3.0 metres; and •stairs to an uncovered deck to encroach 4.9 metres into the required rear yard setback, whereas the By-law requires maximum encroachment of 3.0 metres. The applicant requests approval of these variances to replace the existing rear deck with a larger rear deck with added stairs. Summary of Findings Based on the application and supporting documentation submitted, the City Development Department has reviewed the proposal in accordance with Section 45(1) of the Planning Act. Staff consider the requested variances to be minor, desirable for the appropriate development of the land, and consistent with the intent of the Official Plan and Zoning By-law. Notwithstanding this review, the applicant is responsible for demonstrating the justification for the relief sought and for establishing that the statutory tests are met. After considering all public and agency input, should the Committee find merit in this application, the following condition is recommended: 1.That these variances apply only to the proposed deck, as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 2, 3, 4 & 5). - 22 - Report MV 30/26 & 31/26 May 13, 2026 Page 2 Comment 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 requested variances facilitate development that is compatible with the existing and permitted use of the property. Staff is satisfied that the proposed variances are consistent with the PPS. Conforms to the Intent and Purpose of the Official Plan As of January 1, 2025, following changes made by Bill 23, applicable parts of the Durham Regional Official Plan are now deemed to be part of Pickering’s Official Plan. Under the Regional Plan, the subject properties are designated “Urban System – Community Areas”. This designation permits a wide range of uses, including residential. The Pickering Official Plan designates the subject properties as “Urban Residential Areas – Low Density Area”, which is intended to accommodate residential uses. Decks are a common accessory structure within residential areas. Staff is of the opinion that the requested variances maintain the general intent and purpose of the Official Plans. Conforms to the Intent and Purpose of the Zoning By-law The subject property is zoned “X130” – Exception Zone 130 under Zoning By-law 8149/24. The Zoning By-law permits a maximum lot coverage of 50 percent. The intent of this provision is to ensure sufficient space on the lot for private amenity areas, soft landscaping, and appropriate drainage. The applicant is proposing a total lot coverage of 54.5 percent for Unit 3 and 50.8 percent for Unit 4. The increased lot coverage does not prevent the site from maintaining appropriate setbacks that can accommodate soft landscaping, drainage, and private amenity space. The Zoning By-law also permits uncovered decks and associated stairs with access from a second storey to encroach a maximum of 3.0 metres into the required rear yard. The applicant is proposing an uncovered deck encroachment of 4.1 metres and stairs encroaching 4.9 metres into the required rear yard setback for Unit 4 only. The intent of this provision is to ensure adequate space for landscaping and private amenity areas in the rear yard, while also protecting the privacy of abutting properties. - 23 - Report MV 30/26 & 31/26 May 13, 2026 Page 3 The need for the additional encroachment is due to the irregular shape of the lot, which limits the ability to accommodate the deck and stairs fully within the permitted setback. In this case, the proposed rear yard deck, being located at the second storey, will not significantly reduce the available at-grade open space. Sufficient area will remain on the property to accommodate soft landscaping, stormwater drainage, and outdoor amenity space, as the required minimum front and side yard setbacks are maintained. Staff is of the opinion that the requested variances maintain the general intent and purpose of the Zoning By-law. Desirable for the Appropriate Development of the Land and Minor in Nature The requested variances permit a minor increase in lot coverage for Units 3 and 4, and additional encroachment of an uncovered deck and associated stairs into the rear yard for Unit 4. The proposed lot coverage maintains sufficient space for private amenities, soft landscaping, and drainage. While the proposed deck (4.1 metres) and stairs (4.9 metres) exceed the permitted 3.0 metre encroachment, the second-storey design does not significantly reduce at-grade open space. Adequate area remains to support landscaping and outdoor amenity space, and no adverse impacts related to compatibility are anticipated. Additionally, there are no dwellings located to the rear (west) of Unit 4, and as such, the proposal does not give rise to significant privacy concerns. 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 •Client would like a specific size deck. Engineering Services •MV 30/26: Ensure the reduced side yard setback (if approved with this application) does not adversely affect the drainage patterns within the lot and surrounding area. •MV 31/26: Ensure the reduced rear yard setback (if approved with this application) does not adversely affect the drainage patterns within the lot and surrounding area. Building Services •Building Permit application has been submitted, awaiting Committee’s decision. No concerns from Building Services regarding the application. Construction is not permitted to take place until the Building Permit has been issued. Mandatory inspections will be required. - 24 - Report MV 30/26 & 31/26 May 13, 2026 Page 4 Toronto and Region Conservation Authority (TRCA) •TRCA has no objections and recommends approval of the Minor Variance applications MV 30/26 and MV 31/26. Public Input •No written submissions have been received from the public as of the date of writing this report. Date of report: May 4, 2026 Comments prepared by: Ash Roy, B.URPl. Deborah Wylie, MCIP, RPP Planner II Manager, Zoning & Administration AR:nr /CityDevDept/D3700/2026/MV 30-26 & MV 31-26/7. Report/MV 30-26 & MV 31-26 Report.docx Attachments Original Signed ByOriginal Signed By - 25 - Attachment 1 _/ I ----·- ~ ~~ - -------- ----- --------( --r- Subject ~;!::::::::==~ __.--i I 7 Lands ~ ~ / I L---:;;:; / ~ r"\ ------~ '-------J ~ ,,-- /~ ,. ~x -x x x x = X /-x x x t I ) ~ ~ '-.... _./ '-----Finch Avenue vv N A / ~ 04J 6f Location Map File: MV 30/26 & MV 31/26 PlCKERlNG Applicant: N. Brandon & K. Farhan Municipal Address: 400 Finch Avenue, Units 3 & 4 © The Corporation of the City of Pickering Produced (in part) under license from: Date: Apr. 23, 2026 City Development © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Department Right of Canada, Department of Natural Resources. All rights reserved.;© Teranet Enterprises Inc. and its SCALE: 1:2,0001 suppliers. All rights reserved.;© Municipal Property Assessment Corporation and its suppliers. All rights reserved. THIS ISNOTAPLANOFSURVEY. l:\PLANNING\01-MapFIles\02 -Appllcations\MV\2026\MV 30-26 & MV 31-26\MV 30-26 & MV31-26\MV 30-26 & MV31-26.aprx - 26 - At t a c h m e n t 2 Su b m i t t e d S i t e P l a n Fi l e N o : MV 3 0 / 2 6 Ap p l i c a n t : N . B r a n d o n Mu n i c i p a l A d d r e s s : 4 0 0 F i n c h A v e n u e , U n i t 3 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 : A p r i l 1 7 , 2 0 2 6 to p e r m i t m a x i m u m l o t co v e r a g e o f 5 4 . 5 p e r c e n t Private Road - 27 - At t a c h m e n t 3 Su b m i t t e d S i t e P l a n Fi l e N o : MV 3 1 / 2 6 Ap p l i c a n t : K . F a r h a n Mu n i c i p a l A d d r e s s : 4 0 0 F i n c h A v e n u e , U n i t 4 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 : A p r i l 1 7 , 2 0 2 6 to p e r m i t m a x i m u m l o t co v e r a g e o f 5 0 . 8 p e r c e n t to p e r m i t a n un c o v e r e d d e c k t o en c r o a c h 4 . 1 m e t r e s in t o t h e r e q u i r e d re a r y a r d s e t b a c k to p e r m i t s t a i r s t o a n un c o v e r e d d e c k t o e n c r o a c h 4. 9 m e t r e s i n t o t h e r e q u i r e d re a r y a r d s e t b a c k Private Road - 28 - At t a c h m e n t 4 Su b m i t t e d E l e v a t i o n P l a n s Fi l e N o : MV 3 0 / 2 6 Ap p l i c a n t : N . B r a n d o n Mu n i c i p a l A d d r e s s : 4 0 0 F i n c h A v e n u e , U n i t 3 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 : A p r i l 1 7 , 2 0 2 6 - 29 - At t a c h m e n t 5 Su b m i t t e d E l e v a t i o n P l a n s Fi l e N o : MV 3 1 / 2 6 Ap p l i c a n t : K . F a r h a n Mu n i c i p a l A d d r e s s : 4 0 0 F i n c h A v e n u e , U n i t 4 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 : A p r i l 1 7 , 2 0 2 6 - 30 - Report to Committee of Adjustment Application Number: MV 33/26 Date: May 13, 2026 From: Deborah Wylie Manager, Zoning & Administration Subject: Minor Variance Application MV 33/26 N. Balachandra 1894 Glendale Drive Application The applicant requests relief from Zoning By-law 8149/24 to permit a maximum lot coverage of 33.7 percent, whereas the By-law permits a maximum lot coverage of 25 percent. The applicant requests approval of this variance to obtain a building permit to construct a two-storey detached dwelling. Summary of Findings Based on the application and supporting documentation submitted, the City Development Department has reviewed the proposal in accordance with Section 45(1) of the Planning Act. Staff consider the requested variance to be minor, desirable for the appropriate development of the land, and consistent with the general intent and purpose of both the Official Plan and Zoning By-law. Notwithstanding this review, the applicant is responsible for demonstrating the justification for the relief sought and for establishing that the statutory tests are met. After considering all public and agency input, should the Committee find merit in this application, the following condition is recommended: 1. That this variance applies only to the proposed detached dwelling, as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 2, 5 & 6). Background Minor Variance Application MV 10/26 was previously approved by the Committee on February 11, 2026. The approved variances were for maximum dwelling depth and maximum front yard setback. However, that application did not request relief from the lot coverage provision, as the Preliminary Zoning Review conducted at that time did not identify a lot coverage non-compliance. A subsequent zoning review of the same plans submitted for MV 10/26, undertaken as part of the building permit process, has since identified a lot coverage deficiency. The applicant is therefore applying for this single variance to achieve compliance with the Zoning By-law and to permit the issuance of a building permit. - 31 - Report MV 33/26 May 13, 2026 Page 2 Comment Conforms to the Intent and Purpose of the Official Plan The More Homes Built Faster Act (Bill 23) made changes that removed statutory powers under the Planning Act from certain upper-tier municipalities, including Durham Region. As of January 1, 2025, the applicable parts of the Regional Official Plan for Durham are now deemed to be part of Pickering’s Official Plan. In case of conflict, the Regional Official Plan prevails over Pickering’s Official Plan. Under the Regional Official Plan, the subject property is designated “Urban System – Community Areas”. The subject site is designated Urban Residential Areas – Low Density within the Liverpool Neighbourhood and is located within an Established Neighbourhood Overlay Precinct. OPA 40 implemented the recommendations of the Infill and Replacement Housing in the Established Neighbourhood Study, adding policies regarding building mass, dwelling height, lot width, lot coverage, and landscaping, and reinforcing established development patterns. Staff has reviewed and made comments on the proposed dwelling using the Council adopted Urban Design Guidelines for Infill and Replacement Housing in Established Neighbourhood Precincts Checklist, which can be found in Appendix A of this report. Staff is of the opinion that the requested variance maintains the intent of the Official Plan. Conforms to the Intent and Purpose of the Zoning By-law The subject property is zoned “R1D” – Residential Density 1 under Zoning By-law 8149/24. The Zoning By-law permits a maximum lot coverage of 25 percent. The intent of the zoning provisions is to establish standards regarding dwelling size, massing, and building layout to ensure that new developments are appropriate within the context of the established development. The intent of lot coverage is to ensure that the site has adequate space for private amenity areas, soft landscaping, and appropriate drainage. The applicant is proposing a total lot coverage of 33.7 percent for all buildings and structures on the lot. The property retains sufficient outdoor amenity space within the front and rear yard. The requested variance does not appear to adversely affect stormwater runoff, drainage, or the use and enjoyment of adjacent properties. Staff is of the opinion that the requested variance meets the general intent and purpose of the Zoning By-law. Desirable for the Appropriate Development of the Land and Minor in Nature The proposed increase in lot coverage supports a functional dwelling that is appropriately scaled, while maintaining compatibility with surrounding residential development. Adequate open space would be retained on the subject property to accommodate outdoor amenity areas and maintain appropriate stormwater infiltration and drainage. The requested variance is not anticipated to result in adverse impacts with respect to massing, privacy, or stormwater management. In this regard, it is also noted that the adjacent property immediately to the south is occupied by a recently constructed detached dwelling having a similar lot coverage. Staff is of the opinion that the requested variance is desirable for the appropriate development of the land and is minor in nature - 32 - Report MV 33/26 May 13, 2026 Page 3 Input From Other Sources Applicant • In order to be in keeping with the size and massing of recent developments Building Services • A Building Permit application has been submitted, awaiting Committee’s decision. No concerns from Building Services regarding the application. Construction is not permitted to take place until the Building Permit has been issued. Mandatory inspections will be required. Engineering Services • Ensure the increased lot coverage (if approved with this application) does not adversely affect the existing drainage conditions within the lot and surrounding area. • Additional comments have been made by Engineering Services through the Building Permit review process: • Minimum swale grade to be 2.0%. • Driveway grade to be between 2.0% and 8.0%. • Sump pump to be directed towards the infiltration trench(es). • A note should be added that the Pool is to be approved through a separate Pool Enclosure Permit. • Revise and resubmit. Please note this is not an exhaustive list, and additional deficiencies may occur as a result of the changes being made. Public Input • No written submissions have been received from the public as of the date of writing this report. - 33 - Report MV 33/26 May 13, 2026 Page 4 Date of report: May 6, 2026 Comments prepared by: Original Signed By Original Signed By Figo Pham, B.ES Deborah Wylie, MCIP, RPP Planner I Manager, Zoning & Administration FP:jc /CityDevDept/D3700/2026/MV 10-26/7. Report/MV 10-26 Report.docx Attachments - 34 - 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) X 2. If the proposed new dwelling is significantly taller than an existing adjacent house, does the roof of the proposed new dwelling slope away from the existing adjacent house? (see Section 2.1: Guideline 2) The proposed dwelling is significantly taller than the existing home to the north (1900 Glendale Drive), but is similar in height to the home to the south (1890 Glendale Drive). 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? (see 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) - 35 - Appendix A Urban Design Checklist Cont’d Urban City of Pickering Established A 2 Yes No Comments X 7. Does the proposed dwelling have a similar Dwelling Depth to the adjacent dwellings along the street? (see Section 2.3: Guideline 2) The existing development along Glendale consists of a mix of dwelling types. The proposed dwelling is not considered out of character with what is permitted along Glendale Drive. 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? (see Section 3.1: Guideline 2) The side yard setback to the north is twice the required distance. X 10. Is the garage flush or recessed from the main front wall? (see Section 3.2: Guideline 5) Both garage entrances protrude beyond the main front wall. 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) It seems there are a few trees that will need to be removed, but several that will be preserved. - 36 - Canborough Crescent T0,----------j f-------i---/--/>-, y\..-__ _J-----j I \ "\-------'t---\----\ ' '1--------1 /-----\\ David Farr Park South Pine Creek Ravine ------+--------J \\---____, ----------1-----1 c Q) u en ~ u C: Q) ""O "' 2 Subject ~ -Lands , , Glenanna Road 1----------{i / -"""'' Sq",;:--I )--~-------1 I I l I e---------1 Location Map File: MV 33/26 Applicant: N. Balachandra Q) > ·.::: 0 ~ "' ""O C: ~ (9 - -04!0/- P](KER]NG Municipal Address: 1894 Glendale Drive © The Corporation of the City of Pickering Produced (in part) under license from: l\111~ ;.---- ~ C--- C--- f-- r---- r---- City Development Department © 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\MV 33-26\MV 33-26\MV 33-26.aprx ""O "' 0 0::: 0 0 0.. ai > .....I Attachment 1 C: Q) u en ~ u Q) Q) >, "' LL '------ N 1 ;==A- Date: Apr. 29, 2026 SCALE: 1:2,500 THIS ISNOTAPLANOFSURVEY. - 37 - Attachment 2 Submitted Site Plan File No: MV 33/26 Applicant: N. Balachandra Municipal Address: 1894 Glendale Drive CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: April 29, 2026 to permit maximum lot coverage of 33.7 percent - 38 - Attachment 3 Submitted Ground Floor Plan File No: MV 33/26 Applicant: N. Balachandra Municipal Address: 1894 Glendale Drive CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: May 5, 2026 - 39 - Attachment 4 Submitted Plan File No: MV 33/26 Applicant: N. Balachandra Municipal Address: 1894 Glendale Drive CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: May 5, 2026 - 40 - At t a c h m e n t 5 Su b m i t t e d E a s t E l e v a t i o n P l a n Fi l e N o : MV 3 3 / 2 6 Ap p l i c a n t : N . B a l a c h a n d r a Mu n i c i p a l A d d r e s s : 1 8 9 4 G l e n d a l e 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 y 5 , 2 0 2 6 - 41 - At t a c h m e n t 6 Su b m i t t e d N o r t h E l e v a t i o n P l a n Fi l e N o : MV 3 3 / 2 6 Ap p l i c a n t : N . B a l a c h a n d r a Mu n i c i p a l A d d r e s s : 1 8 9 4 G l e n d a l e 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 y 5 , 2 0 2 6 - 42 -