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HomeMy WebLinkAboutJune 10, 2026 Committee of Adjustment  Hearing Agenda  Electronic Meeting June 10, 2026 - 07:00 PM Hearing Number: 6 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 Committee of Adjustment Hearing Minutes - May 13,  2026 Page 3  Consent (Land Division) Reports   LD 14/26 - 507 Rougemount Drive Page 9  M. & D. Prata Minor Variance Reports   1. 2. 3. 4. 4.1 5. 5.1 6. MV 09/26 - Bayly Street (Tabled at the January 14, 2026  Committee of Adjustment Hearing) Page 13  Corporation of the City of Pickering MV 28/26 - 1093 Zircon Manor Page 21  N. Sadachcharam & T. Nimalan MV 32/26 - 1355 Kingston Road Page 27  PTC Ownership Inc. MV 34/26 - 1695 Dersan Street Page 34  Brock Dersan Developments Inc. MV 35/26 - 1874 Fairport Road Page 40  A. Jaffery MV 36/26 - 1158 Caliper Lane Page 49  H. Patel Adjournment   6.1 6.2 6.3 6.4 6.5 6.6 7. Committee of Adjustment Hearing Agenda June 10, 2026 - 2 - 1 Committee of Adjustment Hearing Minutes Electronic Meeting May 13, 2026 07:00 PM Pending Adoption Present Omar Ha-Redeye – Vice-Chair Rick Van Andel 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 Denise Rundle Sakshi Sood Joshi 1. Land Acknowledgment Statement 2. Disclosure of Interest Not applicable. 3. Adoption of Agenda Moved By Rick Van Andel That the agenda for the Wednesday, May 13, 2026 hearing be adopted. Carried Unanimously - 3 - Committee of Adjustment Hearing Minutes May 13, 2026 2 4. Adoption of Minutes Moved By Omar Ha-Redeye That the minutes of the 4th hearing of the Committee of Adjustment held Wednesday, April 8, 2026 be adopted. Carried 4.1 Draft April 8, 2026 Committee of Adjustment Hearing Minutes 5. Minor Variance Reports 5.2 MV 30/26 & MV 31/26 - 400 Finch Avenue, Units 3 & 4 N. Brandon & K. Farhan MV 30/26 – Unit 3 The applicant requests relief from Zoning By-law 8149/24, 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 8149/24, 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. Input from other sources were received from the Applicant, City’s Engineering Services, the City’s Building Services Section and the Toronto and Region Conservation Area (TRCA). In support of the application, the agent identified that the client would like a specific - 4 - Committee of Adjustment Hearing Minutes May 13, 2026 3 size deck. Kyle Falvo, agent, was present to represent the application. No further representation was present in favour of or in objection to the application. The agent stated the applications are minor in nature and appropriate for the property. The lot coverage increase is modest, the rear deck is uncovered with transparent glass railing to reduce visual and privacy impacts. Both units decks face west. TRCA has no outstanding concerns. In response to questions from Committee members the agent stated that: the decks back on to large sum of trees; the applicant spoke to immediate neighbours and have not received any objections or concerns; the dwellings are townhouses; and all houses within the complex have decks. After a site visit and considering the staff report, Rick Van Andel moved the following motion: Moved By Rick Van Andel That applications MV 30/26 & MV 31/26 by N. Brandon & K. Farhan, 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 proposed deck, as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 2, 3, 4 & 5 contained in the staff report to the Committee of Adjustment, dated May 13, 2026). Carried Unanimously 5.1 MV 29/26 - 2670 Delphinium Trail S. Muhammad 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). - 5 - Committee of Adjustment Hearing Minutes May 13, 2026 4 Input from other sources were received from the Applicant, City’s Engineering Services, the City’s Building Services Section, and three area residents. In support of the application, the applicant identified that 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. The variance will not create adverse impacts on drainage, streetscape, or neighbouring properties. Therefore, the request meets the four tests under the Planning Act. Saad Muhammad, applicant, was present to represent the application. No further representation was present in favour of or in objection to the application. The applicant made a brief presentation in support of the application. In response to questions from a Committee member, the applicant confirmed that should the application be approved they will still require a permit from Engineering Services for the driveway widening. In response to a question from a Committee member, the Secretary-Treasurer stated that if the applicant receives a permit from Engineering Services for the widening they will not have any concerns over the use of the boulevard for parking. In response to questions from Committee members, the applicant confirmed the developer is going to relocate the light pole as it is currently on his private property, currently it is 2.5 metres away from the driveway and will not impact this application. The Secretary-Treasurer commented that through the process of this application they determined the light post may have been installed on the applicant's private property. An inspector will be going out to the property to confirm whether or not that is true. A Committee member commented that much of the resulting issues from this application will be resolved via a review by Engineering Services, and reminded the applicant that there is no guarantee of the approval of the widening. After considering the staff report, Rick Van Andel moved the following motion: - 6 - Committee of Adjustment Hearing Minutes May 13, 2026 5 Moved By Rick Van Andel That application MV 29/26 by S. Muhammad, 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 driveway, 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 May 13, 2026). 2. That the applicant obtain approval from the City’s Engineering Services for the proposed driveway widening, to the satisfaction of the City. Carried Unanimously 5.3 MV 33/26 - 1894 Glendale Drive N. Balachandra 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. Input from other sources were received from the Applicant, City’s Engineering Services, and the City’s Building Services Section. In support of the application, the applicant identified that variance is required in order to be in keeping with the size and massing of recent developments Sia Zanjani, agent, was present to represent the application. No further representation was present in favour of or in objection to the application. The agent commented that they needed to reapply for this variance because it was missed during the zoning review of their first application that had been approved at the February 11, 2026 Committee of Adjustment hearing. The size and massing has not changed since the first application. The lot coverage covers all built form on the property, including the gazebo or any walk outs, etc. Given the size of the property they have ensured there is sufficient open space and no impact to stormwater flows - 7 - Committee of Adjustment Hearing Minutes May 13, 2026 6 or drainage. In response to a question from a Committee member, the agent stated that the garage protrusion is required to accommodate additional parking space for tandem parking, the face of the garage remains behind the required front yard set back, and the character aligns with the adjacent dwellings. After considering the staff report and recalling the February 11, 2026 Committee of Adjustment hearing, Rick Van Andel moved the following motion: Moved By Rick Van Andel That application MV 33/26 by N. Balachandra, be Approved on the grounds that the requested variance is minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and Zoning By law, subject to the following condition: 1. That this variance applies only to the proposed detached dwelling, as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 2, 5 & 6 contained in the staff report to the Committee of Adjustment, dated May 13, 2026). Carried Unanimously 6. Adjournment Moved By Omar Ha-Redeye That the 5th hearing of the 2026 Committee of Adjustment be adjourned at 7:38 pm. Carried Unanimously Minutes recorded on this 13th day of May 2026. Chair Assistant Secretary-Treasurer - 8 - Report to Committee of Adjustment Application Number: LD 14/26 Date: June 10, 2026 From: Isabel Lima Principal Planner Subject: Committee of Adjustment Application LD 14/26 M. & D. Prata 507 Rougemount Drive Application The applicant is proposing to sever a 2,101.3 square metre portion of land (Part 2) to convey it to the abutting property to the north, municipally known as 528 Mountain Ash Drive (Part 3). A 2,152.3 square metre parcel of land (Part 1) is proposed to be retained. The existing dwelling is proposed to remain on the retained parcel (refer to Attachment 2). Summary of Findings Staff has reviewed the land division application LD 14/26, with respect to Section 51(24) of the Planning Act criteria and recommend Tabling of the consent application, to allow the parties involved to resolve outstanding legal matters related to the ownership and/or transfer of the subject lands. These matters are to be resolved between the current owner and the purchaser. Once these matters have been resolved and the necessary information has been provided, the applications may be brought forward for further consideration by the Committee. Background The subject lands are associated with the long-planned extension of Mountain Ash Drive. As part of a previous transaction involving 507 Rougemount Drive, lands at the rear of the property were retained and made subject to an agreement permitting the future purchase of a parcel of land to facilitate the future extension of Mountain Ash Drive and the creation of three future residential lots. The current consent application has been submitted to facilitate this future land transaction. Staff have been advised that there are outstanding matters related to the ownership and/or transfer of the subject lands that remain unresolved between the owner and purchaser. As these matters may affect the application, staff are recommending that the application be tabled pending further clarification and resolution by the parties. - 9 - Report LD 14/26 June 10, 2026 Page 2 Date of report: May 28, 2026 Comments prepared by: Original Signed By Original Signed By Ash Roy Isabel Lima Planner II Principal Planner AR:jc https://pickeringo365.sharepoint.com/sites/CityDevDept/D3500/2026/LD 14-26/8. Report/Tabled June 10/LD 14-26 Report (Tabled).docx Attachments - 10 - 04Jo/ PlCKERlNG City Development Department ~ :J 0 () C C1l -" Q) ....I Q) > ·;:: 0 ..c: (/) <l:'. C C1l c :J 0 ~ Subject t-------Lands Location Map File: LO 14/26 Applicant: M. & D. Prata Municipal Address:507 Rougemount Drive © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.,© His Majesty the King in Right of Canada, Department of Natural Resources. All rights reserved.;© Teranet Enterprises Inc. and its suppliers. All rights reserved.,© Municipal Property Assessment Corporation and its suppliers. All rights reserved. L:\PLANNING\01-MapFiles\02-Applications\LD\2026\LD 14-26\LD 14-26\LD 14-26.aprx Attachment 1 Q) > ·;:: 0 "O 0 0 :;: -" C1l 0 Staghorn Road C Q) () (/) ~ () "O 0 Q) u ~ Date: May. 20, 2026 SCALE: 1:3,000 I THIS ISNOTAPLANOF SURVEY. - 11 - Attachment 2 Submitted Plan File No: LD 14/26 Applicant: M. & D. Prata Municipal Address: 507 Rougemont Drive CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: May 20, 2026 LD 14/26 The applicant is proposing to sever a 2,101.3 square metre portion of land (Part 2) to convey it to the abutting property to the north, municipally known as 528 Mountain Ash Drive (Part 3). A 2,152.3 square metre parcel of land (Part 1) is proposed to be retained. 528 Mountain Ash Drive Retained Parcel (2,152.3 square metres) Severed Parcel (2,101.3 square metres) - 12 - Report to Committee of Adjustment Application Number: MV 09/26 Date: June 10, 2026 From: Isabel Lima Principal Planner, Development Review Subject: (Tabled at the January 14, 2026 Committee of Adjustment Hearing) Minor Variance Application MV 09/26 Corporation of the City of Pickering 1515 Sandy Beach Road Application The applicant requests relief from Zoning By-law 8149/24, to permit: •a minimum front yard of 7.6 metres, whereas the By-law requires a minimum front yard of 12.0 metres; •a minimum flankage side yard of 1.1 metres, whereas the By-law requires a minimum flankage side yard of 12.0 metres; and •a minimum of 20 parking spaces for an Emergency Service Facility, whereas the By-law requires a minimum of 44 spaces (3.5 spaces per 100 square metres of gross leasable floor area). The applicant requests approval of this minor variance application to obtain Site Plan Approval for the construction of a Fire Hall. Summary of Findings Based on the application and supporting documentation submitted, the City Development Department has reviewed the proposal in accordance with Section 45(1) of the Planning Act. Staff consider the requested variances to be minor, desirable for the appropriate development of the land, and consistent with the general intent and purpose of both the Official Plan and Zoning By-law. Notwithstanding this review, the applicant is responsible for demonstrating the justification for the relief sought and for establishing that the statutory tests are met. After considering all public and agency input, should the Committee find merit in this application, the following condition is recommended: 1.That these variances apply only to the proposed Fire Hall, as generally sited and outlined in the applicant’s submitted plans (refer to Attachments 2 and 3). - 13 - Report MV 09/26 June 10, 2026 Page 2 Background The new Fire Hall is proposed to replace Fire Station #5 located at 1616 Bayly Street. At the January 14 Committee of Adjustment Hearing, this application was tabled at the request of the applicant to allow for the submission of a Site Plan Application that may have resulted in revisions to the requested variances. A Site Plan Application (S03/26) was then submitted, from which a Preliminary Zoning Review (ZC06/26) identified the variances as requested. The variances related to the front yard and flankage yard were identified based on the proposed property lines following the conveyance of lands required for road widenings along Sandy Beach Road and Bayly Street. With the original property lines, variances would also be required for the front yard and flankage yard setbacks. Therefore, it is more appropriate for the applicant to apply for variances based on the proposed property lines that reflect the future conveyances. The applicant’s architect has indicated that, given the limited size of the lot, the design cannot accommodate all zoning requirements while meeting the turning radius required for fire trucks. As a result, variances for reduced setbacks and parking are necessary. Comment 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 property is designated “Urban System – Regional Corridor and Employment Areas”. This designation permits a wide range of uses, including community services. The Pickering Official Plan designates the subject property as “Mixed Use Areas – Mixed Corridors”, which is intended to accommodate a mix of uses, including community services. Staff is of the opinion that the requested variances maintain the general intent and purpose of the Official Plans. - 14 - Report MV 09/26 June 10, 2026 Page 3 Conforms to the Intent and Purpose of the Zoning By-law The subject property is zoned “X47 (MC)” – Exception Zone 47 under Zoning By-law 8149/24. Minimum Front Yard and Flankage Yard Set Back The subject property is located at the southeast corner of Bayly Street and Sandy Beach Road. As per the Zoning By-law, the lot fronts on Sandy Beach Road, and flanks along Bayly Street. The purpose of the 12.0 metre minimum front yard and flankage yard requirements is to ensure adequate separation between structures and property lines, allowing for maintenance access, proper drainage, and minimizing potential impacts on adjacent properties. The applicant proposes a reduced front yard setback of 7.6 metres. This reduction will still provide sufficient space for two-way vehicular access, as 7.6 metres exceeds the required minimum 6.5 metres for such movement. Furthermore, the proposed reduced yard is not expected to create any adverse impacts on neighbouring properties, given the nature of the Emergency Service Facility use and uses on neighbouring properties. The applicant proposes a reduced flankage yard of 1.1 metres. The flankage yard faces Bayly Street, and access to the property occurs within the northeast corner, which the proposed structure does not encroach upon. As a result, the requested variance is expected to have minimal impact on maintenance access and surrounding properties. Minimum Required Parking Spaces The intent of regulating the minimum number of parking spaces is to ensure that parking demand can be accommodated on-site. The proposed building has a total gross floor area of 1,234 square metres. The By-law requires a minimum of 3.5 parking spaces per 100 square metres of gross floor area. Therefore, the By-law requires 44 parking spaces. The applicant proposes to provide 20 parking spaces on-site, including one accessible parking space. The proposed parking spaces will accommodate a maximum of eight staff members, which will be present at any given time, leaving at least 12 spaces available for visitor parking. According to the Durham Region Transit (DRT) schedule, it takes about one minute to travel from the Bayly Street / Sandy Beach Road bus stop to Pickering GO Station, and six minutes to the bus terminal at Pickering Town Centre. The subject property is located at the southeast intersection of Bayly Street and Sandy Beach Road. The site is within 600 metres (an eight minute walk or two minute bicycle ride) of the Pickering GO Station and is served by ten nearby DRT bus stops. Notably, bus stops at Bayly Street and Sandy Beach Road provide frequent service on Routes 101 and 917, offering 30 minute peak-period and all-day service. These routes provide connections to the Bay Ridges neighbourhood, the Bayly Street east-west corridor, Pickering GO Station, and Pickering Town Centre, facilitating access to various GO Transit and DRT routes. Given the site’s proximity to higher-order transit and frequent local bus service, a reduced parking rate is appropriate. - 15 - Report MV 09/26 June 10, 2026 Page 4 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 proposed fire hall is a two-storey building designed to accommodate City staff and associated staff living quarters, as well as provide access for stationing fire trucks. The scale of the development is modest and does not create a visual impact for adjacent properties, which consists of employment and commercial uses. Additionally, the proposed reduced yards do not obstruct sightlines for turning traffic on Sandy Beach Road. The design supports operational efficiency while maintaining compatibility with the surrounding streetscape, reinforcing that the requested variances are minor and desirable for the appropriate development of the land. Staff is of the opinion that the proposed reductions in minimum yard requirements are appropriate and minor in nature, as it enables the development to incorporate essential features for a fire station that support operational efficiency and promote the health, safety, and wellness of firefighters and the broader community. Through Bill 185: Cutting Red Tape to Build More Homes Act, 2024, the Province amended the Planning Act to remove minimum parking requirements (other than for bicycles) for properties located within Protected Major Transit Station Areas (PMTSAs). In Durham Region, PMTSAs are identified in the Regional Official Plan. Although the subject property is located within the Bay Ridges Neighbourhood, it is situated approximately 30.0 metres (which is less than a one-minute walk) from Pickering’s PMTSA associated with the Pickering GO Station. While the site is technically outside the PMTSA boundary, it benefits from strong access to higher-order transit and local bus services. In some cases, its access to transit is comparable to, or better than, properties located within the PMTSA that are now exempt from minimum parking requirements. Input From Other Sources Applicant • Due to the nature of the project, a Fire Station, all requirements for turning of the fire trucks into the site will not work due to the limited size of the site. Setbacks on the Front Yard, Flankage Side Yard, cannot be met if access to the site, sufficient parking and utilities must be met. Building Services • No comments or concerns from Building Services. Construction is not permitted to take place until a Building Permit has been applied for and issued. Engineering Services • No comments. - 16 - Report MV 09/26 June 10, 2026 Page 5 Public Input •No written submissions have been received from the public as of the date of writing this report. Date of report: June 1, 2026 Comments prepared by: Original Signed By Original Signed By Figo Pham, B.ES Isabel Lima Planner I Principal Planner, Development Review FP:nr CityDevDept/D3700/2026/MV 09-26/7. Report/MV 09-26 Report.docx Attachments - 17 - ==--------- ) I Universal L__, t----'---'City_l:_i~a=zz=a~ _ _____._ /_rt-----_/] Celebration D~ive / I I \ ~---_j_ ___ __// Subject Lands I Bayly Street .,..., :!'K!'°'.IQ<"'."'.'l(".".~"'.X"'.'lx~~"."x,,_"'.'IA~x"."0"'.'l(o:'.•-7----------~ \ i\ I I I I ""C ctl 0 0::: .c (.) ctl Q) O'.J >, ""C C ctl Cf) xxxxxxxx ~ KXXXX X X ~xx~x X X X X X X X )( XX )< %~~ s. ~ .>---~~ ~ Drava Street 0-.,.,--,-,--,---,---,---,---,---, 11111 -04!0/- P](KER]NG Location Map File: MV 09/26 Applicant: The Corporation of City of Pickering Municipal Address: 1515 Sandy Beach 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 ""C ctl 0 0::: Q) (.) C -~ City Development Department Right of Canada, Department of Natural Resources. All rights reserved.;© Teranet Enterprises Inc. and its suppliers. All rights reserved.;© Municipal Property Assessment Corporation and its suppliers. All rights reserved. l:\PLANNING\01-MapFI1es\02 -Appllcations\MV\2026\MV 09-26\MV 09-26\MV 09-26.aprx '"'- Attachment 1 N A Date: May. 19, 2026 ;l~;T~2~f ~~-o I - 18 - 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 0 9 / 2 6 Ap p l i c a n t : C o r p o r a t i o n o f t h e C i t y o f P i c k e r i n g Mu n i c i p a l A d d r e s s : 1 5 1 5 S a n d y B e a c h 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 : M a y 19 , 2 0 2 6 BA Y L Y S T R E E T (A S P E R T H E P R O P O S E D R E G I O N A L R O A D W I D E N I N G ) ex i s t i n g pr o p e r t y l i n e new p r o p e r t y li n e ( a f t e r Re g i o n a l r o a d wi d e n i n g ) SANDY BEACH ROAD (AS PER THE PROPOSED MUNICIPAL ROAD WIDENING) to p e r m i t a m i n i m u m f r o n t ya r d o f 7 . 6 m e t r e s to p e r m i t a m i n i m u m f l a n k a g e si d e y a r d o f 1 . 1 m e t r e s to p e r m i t a mi n i m u m o f 2 0 pa r k i n g s p a c e s - 19 - At t a c h m e n t 3 No r t h E l e v a t i o n ( F l a n k a g e ) We s t E l e v a t i o n ( F r o n t a g e ) Su b m i t t e d E l e v a t i o n P l a n Fi l e N o : MV 0 9 / 2 6 Ap p l i c a n t : C o r p o r a t i o n o f t h e C i t y o f P i c k e r i n g Mu n i c i p a l A d d r e s s : 1 5 1 5 S a n d y B e a c h 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 : M a y 19 , 2 0 2 6 - 20 - Report to Committee of Adjustment Application Number: MV 28/26 Date: June 10, 2026 From: Isabel Lima Principal Planner, Development Review Subject: Minor Variance Application MV 28/26 N. Sadachcharam & T. Nimalan 1093 Zircon Manor Application The applicant requests relief from Zoning By-law 8149/24 to permit a minimum of 0 parking spaces per additional dwelling unit (ADU), whereas the by-law requires a minimum of 1 parking space. The applicant requests approval of this variance to obtain a building permit for an 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 not minor in nature, not desirable for the appropriate development of the land, and not consistent with the intent of the Zoning By-law. Notwithstanding this review, the applicant is responsible for demonstrating the justification for the relief sought and for establishing that the statutory tests are met. After considering all public and agency input, should the Committee find merit in this application, the following condition is recommended: 1.That this variance applies only to the proposed additional dwelling unit, as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 2 and 3). 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. - 21 - Report MV 28/26 June 10, 2026 Page 2 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 property is designated 'Urban System – Community Areas'. This designation permits a wide range of uses, including residential uses. The Pickering Official Plan designates the subject property as “Urban Residential Areas – Medium Density Area”. Lands within this designation are intended to accommodate residential uses, including detached dwellings and ADUs. Staff is of the opinion that the requested variance maintains the general intent and purpose of the Official Plans. Does not conform to the Intent of the Zoning By-law The subject property is zoned “SMDDS” within Zoning By-law 8149/24. The applicant is seeking relief from the requirements of Section 14.3.1 of the By-law, which specifies that an ADU must provide a minimum of one parking space. The detached dwelling must provide two parking spaces. The total minimum parking space requirement for both the principal dwelling and the ADU is three spaces. The current proposal provides a total of two parking spaces, with no additional space allocated to serve the ADU. The parking requirement is intended to ensure that residential properties provide sufficient on-site parking to accommodate occupants, particularly in areas where alternative modes of transportation may be limited or insufficient. The absence of an additional parking space for the ADU, with insufficient alternatives, conflicts with this requirement and does not satisfy the intent of the by-law. Although the subject property is located within walking distance of a local transit stop served by Durham Region Transit, the service operates at a 30-minute frequency and offers limited coverage. As such, reliance on transit as a primary mode of transportation may not adequately support the daily mobility needs of occupants of the ADU. Moreover, Taunton Road lacks dedicated cycling infrastructure. The absence of bicycle lanes creates a safety concern and presents a barrier to active transportation, further limiting modal options. Currently, essential services such as commercial, medical, and other amenities are not accessible within walking distance. As a result, walking being the primary alternative to driving is not feasible for various household types or travel purposes. Staff is of the opinion that the requested variance does not maintain the general intent and purpose of the Zoning By-law. - 22 - Report MV 28/26 June 10, 2026 Page 3 Not Desirable for the Appropriate Development of the Land and Not Minor in Nature To accommodate the parking space reduction, there must be alternatives for future occupants. This can be either alternative parking accommodations or alternative modes of transportation. Typically, the variances can utilize a portion of the municipal boulevard if there is sufficient surface area to accommodate the additional space. However, the dimensions of the boulevard are inadequate for this purpose. Furthermore, the boulevard is municipal property and legally cannot be altered. Pursuant to the City of Pickering Traffic and Parking By-law, on-street parking is prohibited for a duration exceeding three hours and entirely prohibited between the hours of 2:00 a.m. and 5:00 a.m. during designated winter months. These restrictions further limit the viability of boulevard or street-based parking as an alternate solution for parking accommodation. The inability to provide the required parking for the ADU may impact nearby on-street parking resources or limit the mobility of future occupants, particularly in the absence of frequent transit service and safe active transportation infrastructure. As such, staff is of the opinion that the proposed variance is not considered desirable for the appropriate development of the land and is not minor in nature, given the potential for adverse impacts on the surrounding area if the ADU tenant possesses a vehicle and is unable to secure legal parking. Input From Other Sources Engineering Services •No comments. 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. Public Input •No written submissions have been received from the public as of the date of writing this report. Date of report: June 1, 2026 Comments prepared by: Original Signed By Original Signed By Figo Pham, B.ES Isabel Lima Planner I Principal Planner, Development Review FP:nr /CityDevDept/D3700/2026/MV 28-26/7. Report/MV 28-26 Report.docx Attachments - 23 - z Ill 7<' s Ill ~ (I) ~ -04!0/- P](KER]NG City Development Department Location Ma File: MV 28/26 Munici al Address: 1093 Zircon Manor © 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 28-26\MV 28-26\MV 28-26.aprx V ~ Attachment 1 \ I Q) > ·.::: 0 ~ Q) ""O 0 .c ~ :, CIJ N A Date: Mar. 25, 2026 SCALE: 1:1,500 THIS ISNOTAPL.ANOFSURVEY. - 24 - Attachment 2 Submitted Plan File No: MV 28/26 Applicant: N. Sadachcharam & T. Nimalan Municipal Address: 1093 Zircon Manor CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: May 19, 2026 to permit a minimum of 0 parking spaces per additional dwelling unit Zircon Manor - 25 - Attachment 3 Elevation Plan File No: MV 28/26 Applicant: N. Sadachcharam & T. Nimalan Municipal Address: 1093 Zircon Manor CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: May 19, 2026 - 26 - Report to Committee of Adjustment Application Number: MV 32/26 Date: June 10, 2026 From: Isabel Lima Principal Planner, Development Review Subject: Minor Variance Application MV 32/26 PTC Ownership Inc. 1355 Kingston Road Application The applicant requests relief from Zoning By-law 8149/24 to permit a maximum building setback of 215.0 metres from the street line, whereas the by-law requires a maximum setback of 4.0 metres from the street line. The applicant requests approval of this variance to obtain a demolition permit for the south wing of the Shops at Pickering City Centre mall. 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 condition is recommended: 1.That this variance applies only to the existing Shops at Pickering City Centre mall, as generally sited and outlined in the applicant’s submitted plans (refer to Attachments 2, 3, and 4). Background In April 2026, the City received an application to amend Site Plan Application S05/83 to reface the south façade of the mall. The proposal also includes the demolition of the existing south wing and the extension of a private driveway from the intersection of Donald Kitchen Drive and Encore Street westward to Pickering Parkway. Through staff’s Preliminary Zoning Review process, three variances were identified. The applicant has advised that two of the three variances can be addressed through revisions to the proposal, leaving one variance for the Committee’s consideration. - 27 - Report MV 32/26 June 10, 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 Strategic Growth Areas, where the PPS supports development that accommodates intensification and higher density mixed uses. The requested variance facilitates development that will support the intensification of future high-density, mixed uses on site. 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 property is designated “Urban System – Urban Growth Centre and Protected Major Transit Station Area”. This designation permits a wide range of uses, including commercial uses. The Pickering Official Plan designates the subject properties as “Mixed Use Areas – City Centre”, which are intended to accommodate a broad range of uses, including commercial. The City Centre designation also seeks to enhance the livability and walkability of the area. In this context, the requested variance supports the continued operation of the existing commercial uses while facilitating improved pedestrian and vehicular connections through the site. This function is particularly important given the high-density residential and mixed-use towers proposed on the easterly portion of the lands, which will increase activity and reinforce the City Centre’s mixed-use character. Staff is of the opinion that the requested variance maintains 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 X384(CC1) – Zone City Centre 1 under Exception Zone 384 within By-law 8149/24. The intent of Section 9.3.1 respecting the maximum building setback from a street line is to promote walkability and an animated streetscape within the City Centre. As part of the proposed demolition, a private driveway is to be constructed connecting Encore Street on the east to Pickering Parkway on the west. While privately owned, this connection is expected to function as a new internal street by improving pedestrian and vehicular circulation through the site and providing a direct connection between Glenanna Road and Pickering Parkway. In this context, the building is proposed to be located within the required maximum setback of 4.0 metres from the new driveway, thereby maintaining the intent of the zoning provision. - 28 - Report MV 32/26 June 10, 2026 Page 3 Staff is of the opinion that the requested variance maintains the general intent and purpose of the Zoning By-law. Desirable for the Appropriate Development of the Land and Minor in Nature The requested variance is desirable for the appropriate development of the land as it facilitates the demolition of the existing south wing and the reconfiguration of the site in a manner that supports improved internal circulation and future redevelopment. The proposed private driveway connection between Encore Street and Pickering Parkway will enhance access through the site and establish a new internal street, which the users of both the mall and the future towers can benefit from. Although the requested variance has a significant number, staff is satisfied that the variance is minor in nature as no new building mass is proposed through this application, the request results from a change to the site layout rather than an intensification of built form, and the proposal is not expected to create adverse impacts on adjacent lands or the surrounding streetscape. Input From Other Sources •No comments. •No comments or concerns from Building Services. Engineering Services Building Services Public Input •No written submissions have been received from the public as of the date of writing this report. Date of report: June 1, 2026 Comments prepared by: Original Signed By Original Signed By Figo Pham, B.ES Isabel Lima Planner I Principal Planner, Development Review FP:nr /CityDevDept/D3700/2026/MV 32-26/7. Report/MV 32-26 Report.docx Attachments - 29 - -04!0/- P](KER]NG City Development Department I ,-- I I I ra_oo_Ave·n Bayview H Location Ma File: MV 32/26 Munici al Address: 1355 Kingston Road © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada, Department of Natural Resources. All rights reserved.;© Teranet Enterprises Inc. and its suppliers. All rights reserved.;© Municipal Property Assessment Corporation and its suppliers. All rights reserved. l:\PLANNING\01-MapFiles\02 -Applications\MV\2026\MV 32-26\MV 32-26\MV 32-26.aprx Attachment 1 Recreation Complex N A Date: Apr. 30, 2026 SCALE: 1:10,00 THIS ISNOTAPLANOFSURVEY. - 30 - 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 2 / 2 6 Ap p l i c a n t : P T C O w n e r s h i p I n c . Mu n i c i p a l A d d r e s s : 1 3 5 5 K i n g s t o n R o a d CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : M a y 19 , 2 0 2 6 to p e r m i t a ma x i m u m b u i l d i n g se t b a c k o f 21 5 m e t r e s f r o m th e s t r e e t l i n e - 31 - 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 2 / 2 6 Ap p l i c a n t : P T C O w n e r s h i p I n c . Mu n i c i p a l A d d r e s s : 1 3 5 5 K i n g s t o n R o a d CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : M a y 19 , 2 0 2 6 to p e r m i t a m a x i m u m bu i l d i n g s e t b a c k o f 21 5 m e t r e s f r o m t h e st r e e t l i n e - 32 - At t a c h m e n t 4 Pr o p o s e d S o u t h E l e v a t i o n Su b m i t t e d E l e v a t i o n P l a n Fi l e N o : MV 3 2 / 2 6 Ap p l i c a n t : P T C O w n e r s h i p I n c . Mu n i c i p a l A d d r e s s : 1 3 5 5 K i n g s t o n R o a d CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : M a y 19 , 2 0 2 6 Pr o p o s e d W e s t E l e v a t i o n Pr o p o s e d E a s t E l e v a t i o n - 33 - Report to Committee of Adjustment Application Number: MV 34/26 Date: June 10, 2026 From: Isabel Lima Principal Planner, Development Review Subject: Committee of Adjustment Application MV 34/26 Brock Dersan Development Inc. 1695 Dersan Street Application The applicant requests relief from Zoning By-law 8149/24 and 3037 to permit an obstruction of up to 0.15 metres within the width and 0.6 metres within the length of the minimum parking space requirement for up to two parking spaces, whereas the by-law requires parking spaces to be a minimum of 2.6 metres in width and 5.3 metres in length. The applicant requests approval of this variance to legalize two existing parking spaces within an underground parking garage. Summary of Findings Based on the application and supporting documentation submitted, the City Development Department has reviewed the proposal in accordance with Section 45(1) of the Planning Act. Staff consider the requested variance to be minor, desirable for the appropriate development of the land, and consistent with the intent of the Official Plan and Zoning By-law. Notwithstanding this review, the applicant is responsible for demonstrating the justification for the relief sought and for establishing that the statutory tests are met. After considering all public and agency input, should the Committee find merit in this application, the following condition is recommended: 1.That this variance applies only to parking spaces number 52 and 54, as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 2 and 3). Background The parking spaces on the subject property were constructed in accordance with the parking provisions of Zoning By-law 3037 (s.2.87). Through the City-initiated comprehensive Zoning By-law Amendment in December 2024, the MU-MD-8 zone is now included within Exception Zone 325 under Zoning By-law 8149/24. Staff is of the opinion that it is appropriate to identify the requested variance as applying to the parking space dimension requirements under both Zoning By-law 3037 and Zoning By-law 8149/24. - 34 - Report MV 34/26 June 10, 2026 Page 2 In Attachments 1 and 2 of the notice, parking spaces P-53 and P-54 are identified as the affected spaces subject to the requested variances. However, the applicant has indicated that the variance should instead apply to spaces P-52 and P-54. As the nature of the variance itself has not changed, staff consider this revision to be minor and have determined that a revised notice is not required. Therefore, Attachments 1 and 2 now reflect this revision. 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 property is designated “Urban System – Regional Corridor and Employment Areas”. This designation permits a wide range of uses, including community services. The Pickering Official Plan designates the subject property as “Mixed Use Areas – Mixed Corridors”, which are intended to accommodate a range of uses including residential. Staff is of the opinion that the requested variance maintains 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 “X325(MU-MD-8)” – Exception Zone 325 under Zoning By-law 8149/24. The intent of the parking space size requirements (s.5.6.1, ZBL 8149/24 and s.2.87, ZBL 3037) is to ensure a single parking space can accommodate most passenger vehicle types. In this instance, the requested relief is limited to two existing underground parking spaces and does not change the overall parking supply, permitted use, or operation of the development. The requested obstruction allowance of up to 0.15 metres within the width and 0.6 metres within the length of the minimum parking space requirement is modest in scale and site- specific. Staff is satisfied that the affected spaces will continue to function for passenger vehicles and that the general purpose of the parking regulation to provide spaces of sufficient size to accommodate vehicles in a safe and usable manner is maintained. - 35 - Report MV 34/26 June 10, 2026 Page 3 Staff is of the opinion that the requested variance maintains the general intent and purpose of Zoning By-law 8149/24 and former Zoning By-law 3037. Desirable for the Appropriate Development of the Land and Minor in Nature The requested variance is desirable for the appropriate development of the land and minor in nature as it legalizes two existing underground parking spaces without resulting in any expansion to the building or alteration to the approved use of the property. The relief is confined to an internal parking area and is not expected to create adverse impacts on surrounding lands, streetscape conditions, site access, or the function of the development. The requested variance applies only to two parking spaces and involves a limited reduction associated with existing obstructions within the underground garage. Staff is of the opinion that the requested variance is desirable for the appropriate development of the land and is minor in nature. Input From Other Sources Engineering Services •No comments. Building Services •No comments or concerns from Building Services. Public Input •No written submissions have been received from the public as of the date of writing this report. Date of report: June 3, 2026 Comments prepared by: Figo Pham, B.ES Isabel Lima Planner I Principal Planner, Development Review FP:jc https://pickeringo365.sharepoint.com/sites/CityDevDept/D3700/2026/MV 34-26/7. Report/MV 34-26 Report.docx Attachments Original Signed By Original Signed By - 36 - -04!0/- P](KER]NG City Development Department Dersan Street Attachment 1 1:--~~---rl (lJ > ~ >---+-+-+--+---ii :::, 0 CD VJ Ol C --~~--.< ·;:: 0.. (f) Q) :i a.. William Jackson Drive Parking Space 52 and 54 ■ Shining Star Chase ■ Location Ma File: MV 34/26 Ol C VJ VJ i ~ ~i (.) Munici al Address: 1695 Dersan Street © The Corporation of the City of Pickering Produced (in part) under license from: -0 (lJ 0 0::: -" u e CD © 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. N A Date: Jun. 04, 2026 SCALE: 1:2,500 THIS ISNOTAPLANOFSURVEY. l:\PLANNING\01-MapFiles\02 -Applications\MV\2026\MV 33-26\MV 33-26\MV 33-26.aprx - 37 - At t a c h m e n t 2 Re v i s e d S u b m i t t e d P l a n Fi l e N o : MV 3 4 / 2 6 Ap p l i c a n t : B r o c k D e r s a n D e v e l o p m e n t s I n c . Mu n i c i p a l A d d r e s s : 1 6 9 5 D e r s a n S t r e e t CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : J u n e 4 , 2 0 2 6 to p e r m i t a n ob s t r u c t i o n o f u p t o 0. 1 5 m e t r e s w i t h i n th e w i d t h a n d 0. 6   m e t r e s w i t h i n th e l e n g t h o f t h e mi n i m u m p a r k i n g sp a c e r e q u i r e m e n t fo r u p t o t w o pa r k i n g s p a c e s (P -5 2 a n d P - 5 4 ) - 38 - At t a c h m e n t 3 Ga r a g e P l a n a n d C r o s s - S e c t i o n Fi l e N o : MV 3 4 / 2 6 Ap p l i c a n t : B r o c k D e r s a n D e v e l o p m e n t s I n c . Mu n i c i p a l A d d r e s s : 1 6 9 5 D e r s a n S t r e e t CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : M a y 2 0 , 2 0 2 6 Ga r a g e P l a n Cr o s s - s e c t i o n - 39 - Report to Committee of Adjustment Application Number: MV 35/26 Date: June 10, 2026 From: Isabel Lima Principal Planner Subject: Committee of Adjustment Application MV 35/26 A. Jaffery 1874 Fairport Road Application The applicant requests relief from Zoning By-law 8149/24, to permit: • maximum dwelling depth of 28.7 metres, whereas the by-law requires a maximum dwelling depth of 20.0 metres; and • minimum front yard setback of 3.0 metres, whereas the by-law requires a minimum front yard setback of 10.55 metres. The applicant requests approval of this minor variance application to construct an addition on the front and rear of the existing 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 variances not minor in nature, not desirable for the appropriate development of the land, and not consistent with the intent of the Zoning By-law. Notwithstanding this review, the applicant is responsible for demonstrating the justification for the relief sought and for establishing that the statutory tests are met. After considering all public and agency input, should the Committee find merit in this application, the following condition is recommended: 1. That these variances apply only to the front and rear addition, as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 2 and 3). 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. - 40 - Report MV 35/26 June 10, 2026 Page 2 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 property is designated “Urban System – Community Areas”. This designation permits a wide range of uses, including residential. The Pickering Official Plan designates the subject property as “Urban Residential Areas – Low Density Area” within the Dunbarton neighborhood, which are intended to accommodate residential uses. Staff has reviewed and commented 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 to this report. Staff is of the opinion that the requested variances maintain the general intent and purpose of the Official Plans. Does not Conform to the Intent and Purpose of the Zoning By-law The subject property is zoned “R1D” – Residential First Density under Zoning By-law 8149/24. The applicant is requesting a minimum front yard setback of 3.0 metres, whereas the Zoning By-law requires a minimum setback of 10.55 metres. The required setback is based on an average of the existing front yard setbacks of adjacent properties, as established under the Established Neighbourhood By-law 7872/21. The purpose of this regulation is to ensure new development aligns with the prevailing building line and maintains the established character of the neighbourhood. The dwellings to the north and south immediately adjacent to the subject property are setback approximately 7.5 and 44.0 metres, respectively. While these dwellings exhibit some variation in front yard setbacks, a broader review of the surrounding streetscape along this section of Fairport Road demonstrates that the majority of dwellings maintain a consistent setback and are generally setback approximately 9.0 to 10.0 metres from the front lot line. As such, the proposed setback would place the dwelling significantly closer to the street than most surrounding dwellings. The applicant is requesting a maximum dwelling depth of 28.7 metres, whereas the By-law permits 20.0 metres. Dwelling depth is the measurement of the distance between the required minimum front yard setback and the rear of the dwelling, which is a measurement of how deep a dwelling protrudes into a lot. The intent of requiring a maximum dwelling depth is to ensure the placement of rear walls is consistent with those on neighboring properties, and to reduce potential shadowing, massing, and privacy impacts on adjacent dwellings and rear yards. - 41 - Report MV 35/26 June 10, 2026 Page 3 The proposed depth would result in a dwelling form that is substantially larger than anticipated development within this neighbourhood and would increase the overall building mass on the lot. While dwelling depths vary throughout the area, the proposed depth exceeds the maximum permitted by the Zoning By-law by a significant margin and is generally deeper than many surrounding dwellings. The increased depth would extend the dwelling further into the rear yard than intended by the By-law and may result in additional shadowing, massing, and privacy impacts on adjacent properties. Staff is of the opinion that the requested variances do not maintain the general intent and purpose of the Zoning By-law. Is not Desirable for the Appropriate Development of the Land and not Minor in Nature The front yard setback and dwelling depth provisions are directly related and are intended to function together in regulating the location and massing of dwellings. The front yard setback establishes the appropriate building line within the established neighbourhood context, while the dwelling depth regulation limits the extent to which a dwelling may project into the lot from that building line. By proposing both a significantly reduced front yard setback and an increased dwelling depth, the applicant is effectively seeking to relocate a larger building closer to the street while maintaining an overall building footprint that extends well beyond what is contemplated by the By-law. The combined effect of these variances would result in a dwelling that is not reflective of the prevailing and anticipated development pattern within the surrounding neighbourhood and would undermine the objectives of both provisions. Staff is of the opinion that the requested variances are not desirable for the appropriate development of the land and are not minor in nature. Input From Other Sources Applicant • 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. Engineering Services • Ensure the reduced front 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. - 42 - Report MV 35/26 June 10, 2026 Page 4 Building Services •No comments or concerns from BuildingServices. Construction is not permitted to take place until a Building Permit has been applied for and issued. Toronto and Region Conservation Authority (TRCA) •Based on this assessment, the subjectproperty is set back over 15m from thefurthest inland natural feature/hazard and therefore the site is not currently capturedwithin the TRCA Regulated Area. As such,TRCA has no objections or comments forthe application and a TRCA permit will notbe required. Public Input •Signed letters of acknowledgment havebeen received from three area residentsconfirming their awareness of the proposed development. Date of report: May 26, 2026 Comments prepared by: Original Signed By Original Signed By Ash Roy Isabel Lima Planner II Principal Planner AR:jc https://pickeringo365.sharepoint.com/sites/CityDevDept/D3700/2026/MV 35-26/7. Report/MV 35-26 Report.docx Attachments - 43 - 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) N/A 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) - 44 - 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) Numerous trees will be removed to support the development. - 45 - ""O ro 0 0::: ::i: Q) (.) 2 a. i----------',----------, (/) \ I _) ~ !/ ) ~ () >-15 f------~--j ..c ro >-~ ('.) Q) I Voyager Avenue ~ i---\ -------jl Subject Lands 11 ""O ro 0 0::: -~ 0 e- ro lJ.. Attachment 1 I I I 1------------,~ Gablehurst Crescent t------<~~~= Bonita Park I ~ :, 0 u :,::_ 0 e ..c 0 I ~~- Bonita Avenue >-r-------1-----__j ro s: ""O 0 0 :I: C 0 ~ e--------< ro lJ.. '----------'-----'--I -----'------'~ -- \ ) -04!0/- P](KER]NG City Development Department Strouds Lane Location Map File: MV 35/26 Q) > ·;:: 0 ~ Q) U) ro ~ Q) ""O ro .c (/) Applicant: A. Jaffery Municipal Address: 1874 Fairport Road © The Corporation of the City of Pickering Produced (in part) under license from: \ © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in I 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 35-26\MV 35-26\MV 35-26.aprx Date: May. 20, 2026 SCALE: 1:3,000 THIS ISNOTAPL.ANOFSURVEY. - 46 - 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 5 / 2 6 Ap p l i c a n t : A . J a f f e r y Mu n i c i p a l A d d r e s s : 1 8 7 4 F a i r p o r t 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 : M a y 20 , 2 0 2 6 to p e r m i t m a x i m u m dw e l l i n g d e p t h o f 28 . 7 m e t r e s to p e r m i t mi n i m u m fr o n t y a r d s e t b a c k of 3 . 0 m e t r e s - 47 - At t a c h m e n t 3 Su b m i t t e d E l e v a t i o n P l a n s Fi l e N o : MV 3 5 / 2 6 Ap p l i c a n t : A . J a f f e r y Mu n i c i p a l A d d r e s s : 1 8 7 4 F a i r p o r t 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 : M a y 20 , 2 0 2 6 - 48 - Report to Committee of Adjustment Application Number: MV 36/26 Date: June 10, 2026 From: Isabel Lima Principal Planner Subject: Committee of Adjustment Application MV 36/26 H. Patel 1158 Caliper Lane Application The applicant requests relief from Zoning By-law 8149/24 to permit stairs to a porch to encroach 0.9 metres into the required interior side yard setback, resulting in a minimum setback of 0.3 metres from the interior side lot line, whereas the by-law permits stairs to a porch or deck to encroach within 0.6 of a metre of an interior side lot line. The applicant requests approval of the variance to obtain a building permit to construct a side yard entrance for an additional dwelling unit. 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 condition is recommended: 1. That this variance applies only to the side yard entrance and associated steps, as generally sited and outlined on the applicant’s submitted plans (refer to Attachment 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. - 49 - Report MV 36/26 June 10, 2026 Page 2 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 property “Urban Residential Areas – Low Density Area” as part of the Lamoreaux Neighbourhood. Lands within this designation are intended to accommodate residential uses including detached dwellings. Stairs to a porch or deck are a common accessory structure within residential areas. Staff is of the opinion that the requested variance maintains the general intent and purpose of the Official Plans. Conforms to the Intent and Purpose of the Zoning By-law The subject property is zoned “SLD2” – Seaton Low Density Residential 2 under Zoning By-law 8149/24. The intent of the by-law provision to permit uncovered steps and a platform to be setback a minimum of 0.6 of a metre from an interior side lot line is to maintain an adequate buffer space between structures and to accommodate pedestrian access, utility and residential services. The applicant is proposing to construct a platform with associated steps that will extend 0.9 of a metre into the required interior side yard, resulting in a minimum setback of 0.3 of a metre from the interior side lot line to provide access to a basement unit. The proposed platform has a three-step crossover design allowing pedestrian access from the front to rear yards. The proposed encroachment maintains sufficient separation from the lot line and is consistent with similar encroachments in the area. 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 platform will provide access to the additional dwelling unit and represents the only feasible location for the entrance, as the opposite side yard is significantly narrower and cannot reasonably accommodate the required access. The proposed stairs are not expected to create any significant visual or functional impact on adjacent properties or alter the overall character of the neighborhood. Staff is of the opinion that the requested variance is desirable and appropriate for the development of the land and is minor in nature. - 50 - Report MV 36/26 June 10, 2026 Page 3 Input From Other Sources Applicant •The subject property municipally known as 1158 Caliper Lane is developed with a townhouse dwelling within a compact residential subdivision in the Seaton community. The applicant proposes to construct an exterior side entrance staircase to provide independent access to the basement. Relief is required from the City of Pickering Zoning By-law 8149/24, which permits exterior stairs to encroach into a required side yard provided they maintain a minimum setback of 0.6m from a lot line. The proposed staircase is located 0.3 m from the side lot line. Engineering Services •Ensure the increased encroachment setback (if approved with this application) does not adversely affect the drainage patterns within the lot and surrounding area. •Ensure the side door entrance is constructed to allow the passage of water under the landing platform. 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. Public Input •No written submissions have been received from the public as of the date of writing this report. Date of report: May 26, 2026 Comments prepared by: Original Signed By Original Signed By Ash Roy, B.URPl. Isabel Lima Planner II Principal Planner AR:jc https://pickeringo365.sharepoint.com/sites/CityDevDept/D3700/Templates/Draft Blank Report Template.docx Attachments - 51 - Memorial Park -04Jof- P](KER]NG City Development Department Location Ma File: MV 36/26 A Munici al Address: 1158 Caliper Lane © 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 36--26\MV 36--26\MV 36-26.aprx Attachment 1 N A Date: May. 20, 2026 SCALE: 1:2,000 THIS ISNOTAPI..ANOFSURVEY. - 52 - At t a c h m e n t 2 Su b m i t t e d S i t e P l a n Fi l e N o : MV 3 6 / 2 6 Ap p l i c a n t : H . P a t e l Mu n i c i p a l A d d r e s s : 1 1 5 8 C a l i p e r L a n 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 20 , 2 0 2 6 to p e r m i t s t a i r s t o a p o r c h t o en c r o a c h 0 . 9 m e t r e s i n t o t h e r e q u i r e d in t e r i o r s i d e y a r d s e t b a c k , r e s u l t i n g i n a m i n i m u m s e t b a c k o f 0 . 3 m e t r e s fr o m t h e i n t e r i o r s i d e l o t l i n e - 53 -