Loading...
HomeMy WebLinkAboutJune 11, 2025 Committee of Adjustment Agenda Hearing Number: 6 Date: Wednesday, June 11, 2025 pickering.ca Agenda Committee of Adjustment Wednesday, June 11, 2025 7:00 pm Electronic Hearing Members of the public may observe the hearing by viewing the livestream. Members of the public looking to provide a verbal delegation to Committee Members may do so through a virtual connection into the hearing. For more information, and to register to participate please visit pickering.ca/committeeofadjustment and complete the online participation form or email citydev@pickering.ca. Page Number 1.Disclosure of Interest 2.Adoption of Agenda 3.Adoption of Minutes from May 15, 2025 hearing 4.Minor Variance Reports 4.1 (Deferred at the May 15, 2025 Hearing) MV 32/25 – 1848 Appleview Road 10-16 4.2 MV 33/25 – 112 Woodview Drive 17-34 4.3 MV 35/25 – 1456 Anton Square 35-39 4.4 MV 36/25 – 527 Rodd Avenue 40-55 4.5 MV 37/25 – 1030 Salk Road 56-63 5.Consent Reports 5.1 LD 07/25 to LD 09/25 – Dunn Crescent (Parts 1, 2 & 4) 64-83 6.Adjournment For information related to accessibility requirements please contact: Secretary-Treasurer or Assistant Secretary-Treasurer Telephone: 905.420.4617 Email: citydev@pickering.ca 1-9 Committee of Adjustment Hearing Minutes Thursday, May 15, 2025 7:00 pm Electronic Hearing Page 1 of 9 Pending Adoption Present Denise Rundle – Vice-Chair Sakshi Sood Joshi Rick Van Andel Also Present Deborah Wylie, Secretary-Treasurer Jasmine Correia, Assistant Secretary-Treasurer Nilissa Reynolds, Assistant Secretary-Treasurer – Host Kerry Yelk, Planner II Ash Roy, Planner I Figo Pham, Zoning Technician Absent Omar Ha-Redeye Sean Wiley – Chair 1. Disclosure of Interest Rick Van Andel declared a conflict of interest for Item 4.5, MV 32/25. Due to no quorum MV 32/25 will be deferred to the June 11, 2025 , Committee of Adjustment hearing. 2. Adoption of Agenda Moved by Rick Van Andel Seconded by Sakshi Sood Joshi That the amended agenda for the Thursday, May 15, 2025, hearing be adopted. Carried Unanimously 3. Adoption of Minutes Moved by Sakshi Sood Joshi Seconded by Rick Van Andel That the minutes of the 4th hearing of the Committee of Adjustment held Wednesday, April 9, 2025, be adopted. Carried Unanimously -1- Committee of Adjustment Hearing Minutes Thursday, May 15, 2025 7:00 pm Electronic Hearing Page 2 of 9 4. Minor Variance Reports 4.1 MV 28/25 R. Muhammadi 360 Rosebank Road The applicant requests relief from Zoning By-law 8149/24, to permit a minimum side yard setback: one side (south) of 1.5 metres and the other side (north) of 1.8 metres, whereas the By-law requires a minimum side yard setback: one side 1.5 metres and the other side 2.4 metres. The applicant requests approval of this minor variance application to obtain a building permit to construct an addition to an existing detached dwelling. Input from other sources was received from the Applicant, City’s Engineering Services, and the City’s Building Services Section. In support of the application, the applicant identified that the By-law allows reduced side yards when a private garage is attached to a residential dwelling. Rafiq Muhammadi, applicant, was present to represent the application. No further representation was present in favour of or in objection to the application. The applicant stated that the plan is to add another bedroom on top of the garage so his mother can live with them. A Committee member commented that there is sufficient space between neighbours to negate any impact and the footprint looks to stay the same. Moved by Rick Van Andel That application MV 28/25 by R. Muhammadi, 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 this variance applies only to the proposed addition, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibits 2, 3, 4, 5, 6 & 7 contained in the staff report to the Committee of Adjustment, dated May 15, 2025 ). 2. Prior to the issuance of a Building Permit the applicant is to provide written acknowledgement that an Additional Dwelling Unit requires a total of three parking spaces located entirely on the lot and that an Additional Dwelling Unit is to be registered with the Building Services Department. Carried Unanimously -2- Committee of Adjustment Hearing Minutes Thursday, May 15, 2025 7:00 pm Electronic Hearing Page 3 of 9 4.2 MV 29/25 M. Rahat 1340 Anton Square The applicant requests relief from Zoning By-law 8149/24, to permit; • an uncovered platform that may encroach to a maximum of 5.4 metres into the required rear yard setback, whereas the By-law requires a balcony, porch or uncovered platform may encroach into any required setback to a maximum of 2.0 metres or half the distance of the minimum required setback, whichever is less; and • a maximum lot coverage of 57.5 percent, whereas the By -law requires a maximum lot coverage of 40 percent. The applicant requests approval of this minor variance application in order to obtain a building permit for an existing deck and attached sunroom. Input from other sources was received from the Applicant, City’s Engineering Services, and the City’s Building Services Section. In support of the application, the applicant identified that the existing sunroom and deck do not negatively affect neighboring properties and are in keeping with the character of the neighbourhood. Sazzad Hossain Rahat, applicant, was present to represent the application. No further representation was present in favour of or in objection to the application. The applicant commented that the house was purchased with the addition, the new owners were not aware that it was built without the benefit of a permit. After reading the report and making a site visit a Committee member noted that the structure is low to the ground and seems to have been constructed for some time now, it does not seem to impose on the neighbours. Moved by Rick Van Andel That application MV 29/25 by M. Rahat, be Approved on the grounds that the requested variances are minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and Zoning By-law, subject to the following condition: 1. That these variances apply only to the existing deck and attached sunroom, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibit 2 contained in the staff report to the Committee of Adjustment, dated May 15, 2025 ). Carried Unanimously -3- Committee of Adjustment Hearing Minutes Thursday, May 15, 2025 7:00 pm Electronic Hearing Page 4 of 9 4.3 MV 30/25 T. Sakhi 624 Marksbury Road The applicant requests relief from Zoning By-law 8149/24 to permit: • a maximum additional dwelling unit height of 5.79 5.59 metres, whereas the By-law permits a maximum height of 4.5 metres; and (amended by the applicant at the hearing) • a maximum dwelling height of 10.52 10.22 metres, whereas the By-law permits a maximum height of 9.0 metres. (amended by the applicant at the hearing) The applicant requests approval of this minor variance application to obtain a building permit for the construction of a two-storey detached dwelling, and a three-car garage with a second storey garden suite within the same lot. Input from other sources was received from the Applicant, City’s Engineering Services, the City’s Building Services Section, the Fairport Beach Neighbourhood Association, and two area residents. In support of the application, the applicant identified that the proposal complies with all applicable By-laws except for the requested variances, as the applicant is proposing to construct a standard single-family dwelling on the property. Towfiq Sakhi, applicant, Nushrat Jahan, agent, Mohammad Ali Hossain, engineer, and Syed Khayrul, architect, were present to represent the application. One area resident was present in objection to the application. The agent made a brief presentation in support of the application. The applicant commented that they had purchased this home to be able to live with his aging parents and siblings. A shadow study has been conducted, and the structure will not affect the immediate neighbours. An area resident made the following comments in objection to the application: worried about flooding with the underground water stream; the increase of foot and car traffic, and all the trees have been removed so there is no longer any tree coverage for privacy. In response to a question from a Committee member, the applicant’s engineer indicated that the dwelling height and dwelling unit height can be adjusted. The applicant also stated that the garden suite is not going to be used as a rental unit. -4- Committee of Adjustment Hearing Minutes Thursday, May 15, 2025 7:00 pm Electronic Hearing Page 5 of 9 A Committee member commented that the majority of the dwelling is below the maximum height. The grading of the subject property is lower than the property it backs on to, which offsets the height impact. In response to a question from a Committee member, the applicant commented that the penthouse will be used as a study. Moved by Rick Van Andel That application MV 30/25 by T. Sakhi, 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 two-storey detached dwelling and a three- car garage with a second storey garden suite, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibits 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16 & 17 contained in the staff report to the Committee of Adjustment, dated May 15, 2025). Motion Lost Moved by Sakshi Sood Joshi That the variance to permit maximum dwelling height of 10.22 metres in application MV 30/25 by T. Sakhi, be Approved on the grounds that the requested variances are minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and Zoning By-law, subject to the following condition: 1. That this variance applies only to the two-storey detached, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibits 2, 3, 4, 5, 6, 7, 8, 9, 10 & 11 contained in the staff report to the Committee of Adjustment ). And That the variance to permit maximum additional dwelling unit height of 5.59 metres in application MV 30/25 by T. Sakhi, be Refused on the grounds that the requested variance is not minor in nature and not in keeping with the general intent and purpose of the Official Plan and Zoning By-law. Carried Vote: Denise Rundle in favour Sakshi Sood Joshi in favour Rick Van Andel opposed -5- Committee of Adjustment Hearing Minutes Thursday, May 15, 2025 7:00 pm Electronic Hearing Page 6 of 9 4.4 MV 31/25 J. Marwaha 1421 Rougemount Drive The applicant requests relief from Zoning By-law 8149/24, to permit: • a minimum rear yard setback for an accessory building containing an additional dwelling unit on lots with an area of 2,000 square metres or less shall be 0.5 of a metre, whereas the By-law requires a minimum rear yard setback for an accessory building containing an additional dwelling unit on lots with an area of 2,000 square metres or less shall be 1.2 metres; and • a minimum side yard setback for an accessory building containing an additional dwelling unit on lots with an area of 2,000 square metres or less shall be 1.1 metres, whereas the By-law requires a minimum side yard setback for an accessory building containing an additional dwelling unit on lots with an area of 2,000 square metres or less shall be 1.2 metres The applicant requests approval of this minor variance application to obtain a building permit for the construction of an Additional Dwelling Unit in an Accessory Structure. Input from other sources was received from the Applicant, City’s Engineering Services, the City’s Building Services Section and the Toronto & Region Conservation Area (TRCA). In support of the application, the applicant identified that the homeowner would like to convert an existing structure into an ADU. Jaswinder Marwaha, applicant, was present to represent the application. No further representation was present in favour of or in objection to the application. The applicant commented that the lot was divided into two parcels. There is an existing garage in the backyard, and they would like to convert it into living space. The neighbours have no objections and the TRCA has no objections. Moved by Denise Rundle That application MV 31/25 by J. Marwaha, 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: -6- Committee of Adjustment Hearing Minutes Thursday, May 15, 2025 7:00 pm Electronic Hearing Page 7 of 9 1. That these variances apply only to the additional residential unit in an accessory structure, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibit 2 contained in the staff report to the Committee of Adjustment, dated May 15, 2025). 2. That the conversion to permit an additional residential unit shall be in compliance with the Building Code. 3. That prior to the issuance of a Building Permit, the applicant/owner shall provide Permit Clearance from the TRCA for the proposed alterations to the existing accessory structure to accommodate single family dwelling use. Carried Unanimously 4.5 MV 32/25 C. Antonakes 1848 Appleview Road The applicant requests relief from Zoning By-law 8149/24 to permit: • a maximum accessory structure height of 4.0 metres, whereas the By-law permits a maximum height of 3.5 metres; and • a maximum accessory structure lot coverage of 6.5 percent, whereas the By-law permits a maximum of 5 percent. The applicant requests approval of this minor variance application to obtain a building permit for the construction of a pavilion. Input from other sources was received from the Applicant, City’s Engineering Services, City’s Building Services Section, the Toronto and Region Conservation Area (TRCA), and one area resident. In support of the application, the applicant asserts that the requested variances are minor in nature and consistent with the newer developments on the street. Constantina Antonakes and Dean Antonakes, applicants, and Sarah Molinaro, agent, were present to represent the application. Two area residents were present in objection to the application. Moved by Denise Rundle That application MV 32/25 by C. Antonakes, be Deferred to the June 11, 2025 Committee of adjustment hearing. Carried -7- Committee of Adjustment Hearing Minutes Thursday, May 15, 2025 7:00 pm Electronic Hearing Page 8 of 9 4.6 MV 34/25 M. Memon 2169 Saffron Drive The applicant requests relief from Zoning By-law 8149/24, to permit a minimum parking requirement of 2.0 spaces in total, whereas the By-law requires a minimum of 2.0 parking spaces for a detached dwelling, plus 1.0 additional space for an Additional Dwelling Unit (ADU), for a total requirement of 3.0 parking spaces. The applicant requests approval of this minor variance application to obtain a building permit to construct a basement additional dwelling unit. Input from other sources was received from the Applicant, City’s Engineering Services, and the City’s Building Services Section. In support of the application, the applicant identified that additional parking space is available; however, boulevard parking is not considered legal parking, and measurements for additional parking are deficient according to By -law. Merria Memon and Mike Hussain, applicant, and Lukasz Nowek, agent, were present to represent the application. No further representation was present in favour of or in objection to the application. The applicant commented that they would like to construct a basement dwelling unit and would like the boulevard and street parking to be recognized as legal parking spaces. In response to a question from a Committee member, the applicant stated they have four parking spaces, three on the lot (1 space each in the garage, on the driveway, and in front of entry steps) and one on the boulevard. The Secretary-Treasurer clarified that one of the three parking spaces being referred to does not meet minimum parking stall requirements to be recognized as a parking space. In response to the applicant’s suggestion that a parking space is available on two other properties he owns in the neighbourhood, a Committee member in dicated that off-site parking cannot be enforced by the City. A Committee member commented that this location being in the suburbs makes the neighbourhood very car heavy, without walking areas. The parking is not sufficient. Moved by Sakshi Sood Joshi -8- Committee of Adjustment Hearing Minutes Thursday, May 15, 2025 7:00 pm Electronic Hearing Page 9 of 9 That application MV 34/25 by M. Memon, be Refused on the grounds that the requested variance is not minor in nature and not in keeping with the general intent and purpose of the Official Plan and Zoning By-law. Carried Unanimously 5. Adjournment Moved by Sakshi Sood Joshi That the 5th hearing of the 2025 Committee of Adjustment be adjourned at 8:34 pm. Carried Unanimously __________________________ Date __________________________ Chair __________________________ Assistant Secretary-Treasurer Please note the Committee of Adjustment Hearings are available for viewing on the City of Pickering YouTube channel www.youtube.com/@CityPickering -9- Report to Committee of Adjustment Application Number: MV 32/25 Date: June 11, 2025 From: Deborah Wylie Manager, Zoning & Administration Subject: (Deferred at the May 15, 2025 Committee of Adjustment Hearing) Minor Variance Application MV 32/25 C. Antonakes 1848 Appleview Road Application The applicant requests relief from Zoning By-law 8149/24 to permit: • a maximum accessory structure height of 4.0 metres, whereas the By-law permits a maximum height of 3.5 metres; and • a maximum accessory structure lot coverage of 6.5 percent, whereas the By-law permits a maximum of 5 percent. The applicant requests approval of this minor variance application to obtain a building permit for the construction a pavilion. Recommendation For your information, and based solely on the application and supporting documentation filed by the applicant, the City Development Department has reviewed the application with respect to Section 45(1) of the Planning Act and considers the requested variances to be 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. 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 pavilion, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibits 2, 3 & 4). Background A previous Minor Variance application was submitted for the subject property and heard by the Committee of Adjustment on March 12, 2025. The application included variances for both the principal dwelling and an accessory structure. While the Committee approved the variances related to the dwelling, it refused the variances requested for the accessory structure, which sought to permit a maximum accessory structure height of 4.1 metres and a maximum accessory structure lot coverage of 7 percent. No appeals were filed following the Committee’s decision. The current application seeks revised variances for the accessory structure only, specifically to permit the construction of a pavilion in the rear yard. -10- Report MV 32/25 June 11, 2025 Page 2 Comment Conforms to the Intent and Purpose of the Official Plan The More Homes Built Faster Act (Bill 23) made changes that removed statutory powers under the Planning Act from certain upper-tier municipalities including Durham Region. As of January 1, 2025, the applicable parts of the Regional Official Plan for Durham are now deemed to be part of Pickering’s Official Plan. In case of conflict, the Regional Official Plan prevails over Pickering’s Official Plan. Under the Regional Official Plan, the subject property is designated “Urban System – Community Areas”. The Pickering Official Plan designates the subject property “Urban Residential Areas – Low Density Area” and “Open Space System – Natural Areas”. The proposed development is located within the Low Density Area, which is intended to accommodate residential uses, including accessory structures. Staff is of the opinion that the requested variances maintain the general intent and purpose of the Official Plan. General Intent and Purpose of the Zoning By-law The subject property is zoned “R1D” – Residential First Density under Zoning By-law 8149/24, which permits accessory structures. The applicant is requesting a maximum accessory structure height of 4.0 metres, whereas the Zoning By-law permits a maximum height of 3.5 metres, and a maximum lot coverage of 6.5 percent, whereas the By-law permits a maximum of 5 percent. The intent of these provisions is to regulate the scale and size of accessory structures to minimize potential impacts such as shadowing, overlooking, and excessive coverage that could limit outdoor amenity space. While the proposed height exceeds the permitted maximum, the structure is not anticipated to negatively impact adjacent properties, as existing vegetation will be maintained to mitigate visual and shadowing concerns. Similarly, the increase in lot coverage is not expected to result in adverse effects on stormwater management, drainage, or the overall use and enjoyment of neighboring properties. However, as the proposed pavilion exceeds the maximum permitted lot coverage for accessory structures, no additional accessory structures will be permitted in the future. The property retains sufficient outdoor amenity space within the front and rear yards, ensuring that the site remains functional and consistent with surrounding development patterns. 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 variances will enable the construction of a pavilion that enhances the property's outdoor amenity space while maintaining a functional and visually compatible layout. The modest increase in height and lot coverage is not anticipated to create adverse impacts on adjacent properties due to existing vegetation and sufficient setbacks. The site continues to provide ample open space, and the design remains in keeping with the character of the surrounding area. Staff is of the opinion that the requested variances are desirable for the appropriate development of the land and are minor in nature. -11- Report MV 32/25 June 11, 2025 Page 3 Input From Other Sources Applicant •The applicant asserts that the requested minor variances are minor in nature and consistent with the newer developments on the street. Engineering Services •Ensure the increased maximum lot coverage (if approved with this application) does not adversely affect the drainage patterns within the lot and surrounding area. Durham Region Community Growth and Economic Development •No comments. Building Services •Apply for and obtain a Building Permit prior to commencement of construction. No further comments or concerns. Fire Department •No comments. Toronto and Region Conservation Authority • TRCA has no objections to the approval of the Minor Variance Application, as the proposed development is outside the regulated portions of the property and does not require a permit. Public Input •No written submissions have been received from the public as of the date of writing this report. Date of report: May 7, 2025 Comments prepared by: Ash Roy, B.URPL Deborah Wylie, MCIP, RPP Planner I Manager, Zoning & Administration AR:nr /CityDevDept/D3700/2025/MV 07-25/7. Report/Report March 12/MV 07-25.docx Attachments Original Signed By Original Signed By -12- Strouds Lane -04;6/- PlCKERlNG City Development Department C:\Users\danielmensah\Downloads\Downloads\Downloads.aprx Subject Lands I Dalewood----\-------J 1--------"' Ravine 1------\------j Location Ma File: MV 32/25 Munici al Address: 1848 Appleview Road © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada , Department of Natural Resources. All rights reserved.;© Teranet Enterprises Inc. and its suppliers. All rights reserved.;© Municipal Property Assessment Corporation and its suppliers. All rights reserved. William Dunbar Public School Exhibit 1 L-_r-----, Q) t===r====l·E: 1---1----j 0 Date: Apr. 02, 2025 SCALE : 1:5,000 THIS ISNOTAPLANOFSURVEY. -13- Ex h i b i t 2 Su b m i t t e d S i t e P l a n Fi l e N o : MV 32 /2 5 Ap p l i c a n t : C. A n t o n a k e s Mu n i c i p a l A d d r e s s : 1 8 4 8 A p p l e v i e w 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 : A p r i l 8 , 2 0 2 5 to p e r m i t a m a x i m u m ac c e s s o r y s t r u c t u r e he i g h t o f 4 . 0 m e t r e s to p e r m i t a m a x i m u m ac c e s s o r y s t r u c t u r e l o t co v e r a g e o f 6 . 5 p e r c e n t -14- Exhibit 3 Submitted Pavilion Floor Plan File No: MV 32/25 Applicant: C. Antonakes Municipal Address: 1848 Appleview Road CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: April 8, 2025 -15- Ex h i b i t 4 Su b m i t t e d P a v i l i o n E l e v a t i o n P l a n s Fi l e N o : MV 32 /2 5 Ap p l i c a n t : C. A n t o n a k e s Mu n i c i p a l A d d r e s s : 1 8 4 8 A p p l e v i e w 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 : A p r i l 8 , 20 2 5 -16- Report to Committee of Adjustment Application Number: MV 33/25 Date: June 11, 2025 From: Deborah Wylie Manager, Zoning & Administration Subject: Minor Variance Application MV 33/25 P. Decker 112 Woodview Drive Application The applicant requests relief from Zoning By-law 8149/24 to permit: • a minimum front yard setback of 7.7 metres, whereas the By-law permits a minimum setback of 15.46 metres; • a maximum lot coverage of 28.6 percent, whereas the By-law permits a maximum of 25 percent; and • permit a maximum dwelling depth of 29.1 metres, whereas the By-law permits a maximum of 20.0 metres. The applicant requests approval of this minor variance application to obtain a building permit to construct a three-car garage and an additional dwelling unit (ADU) on the second floor. Recommendation For your information, and based solely on the application for minor variance and supporting documentation filed by the applicant, the City Development Department has reviewed the application with respect to Section 45(1) of the Planning Act and considers the requested variances to be 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. 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 three-car garage and an additional dwelling unit on the second floor, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibits 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13 & 14). Background In 2024, a preliminary zoning review was issued through the Zoning Certificate process for a proposed addition to an existing detached dwelling. At the time, the interpretation applied was that dwellings existing prior to the implementation of the Established Neighbourhood By-law 7872/21 were not subject to its provisions with respect to additions or enlargements. -17- Report MV 33/25 June 11, 2025 Page 2 Following further discussions with Zoning and Policy staff, it was confirmed that additions or enlargements to existing detached dwellings within the Infill Area are subject to the provisions of By-law 7872/21. As part of the Building Permit review submitted in 2025, the staff identified zoning non-compliances related to the proposed addition, specifically with respect to the Established Neighbourhood zoning provisions. These include variances required for lot coverage, front yard setback, and dwelling depth. The intent of the Established Neighbourhood policies and associated zoning regulations is to maintain and reinforce the character of existing neighborhoods. Comment Conforms to the Intent and Purpose of the Official Plan As of January 1, 2025, following changes made by Bill 23, applicable parts of the Durham Regional Official Plan are now deemed to be part of Pickering’s Official Plan. Under the Regional Plan, the subject property is designated 'Urban System – Community Areas'. The Pickering Official Plan designates the subject property “Urban Residential Areas – Low Density Area” within the Rougemont neighborhood, which is intended to accommodate residential uses, and accessory uses such as garages and additional dwelling units (ADUs). Staff is of the opinion that the requested variance does not maintain the general intent and purpose of the Official Plan. General Intent and Purpose of the Zoning By-law The subject property is zoned “R1D” – Residential First Density under Zoning By-law 8149/24, which permits detached dwellings along with additional dwellings units and three-car garages. Reduced Front Yard Setback The applicant is requesting a minimum front yard setback of 7.7 metres, whereas the Zoning By-law requires a minimum setback of 15.46 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 existing dwelling is legal non-conforming with respect to the front yard setback and has established a streetscape condition characterized by a garage that projects forward of the main building. The proposed development maintains this condition, reflecting the built form that currently exists on the property. There are similar dwelling configurations in the surrounding area, and the Infill By-law does not fully account for situations where the existing built form includes a garage that protrudes from the main building. In this context, the requested variance reflects the setback established by the existing garage and does not introduce a new or unfamiliar condition along the streetscape. The proposed development is anticipated to integrate appropriately with the surrounding residential context. Despite the addition to the front of the dwelling, the resulting dwelling will maintain a setback that is comparable to some other dwellings in the area. -18- Report MV 33/25 June 11, 2025 Page 3 Staff is of the opinion that the requested variance maintains the general intent and purpose of the Zoning By-law. Maximum Lot Coverage and Dwelling Depth The applicant is requesting a maximum lot coverage of 28.6 percent, whereas the Zoning -Bylaw permits a maximum of 25 percent. The purpose of this provision is to regulate building mass and ensure sufficient space remains on the lot for outdoor amenity areas. Despite the proposed increase, the subject property retains ample rear yard space, and the variance is not anticipated to result in adverse impacts related to stormwater runoff, drainage, or the use and enjoyment of adjacent properties. The applicant is also requesting a maximum dwelling depth of 29.1 metres, whereas the By-law permits a maximum depth of 20.0 metres. Dwelling depth is measured from the required minimum front yard setback to the rear wall of the building. The intent of this regulation is to maintain consistent rear building lines and mitigate potential impacts related to massing, privacy, and shadowing. In this case, the proposed dwelling depth aligns with the rear building walls of adjacent dwellings to the east and west, which helps to minimize potential impacts on neighbouring properties. It should be noted that the proposed development does not change the location of the rear wall of the dwelling. Rather, the increased depth results from an addition to the front of the structure. As such, the dwelling depth provisions were not intended to address additions to the front of a dwelling, where impacts on adjacent properties are generally less significant. Staff is of the opinion that both 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 for increased lot coverage, dwelling depth, and reduced front yard setback facilitate the construction of a three-car garage and an additional dwelling unit on the second floor, which are compatible with the surrounding neighbourhood. The proposed lot coverage maintains sufficient rear yard amenity space, while the dwelling depth aligns with adjacent properties, minimizing potential impacts. The front yard setback variance reflects the existing condition of the dwelling, where the garage projects forward of the main building, and maintains a setback comparable to other dwellings in the area. The proposed development does not introduce a new or unfamiliar built form and is not anticipated to result in adverse impacts on the streetscape or adjacent properties. Staff is of the opinion that this variance is considered desirable and minor in nature. Input From Other Sources Applicant • The applicant has submitted a Cover Letter in support of this application. Please contact the City Development Department to receive a copy of this letter at citydev@pickering.ca. -19- Report MV 33/25 June 11, 2025 Page 4 Engineering Services •Ensure the proposed increased lot coverage, and maximum dwelling depth (if approved with this application) do not adversely affect the drainage patterns within the lot and surrounding area. •Ensure the decreased minimum front yard setback (if approved with this application) do 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 Durham Region Community Growth and Economic Development •No comments. 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. Public Input •Multiple area residents and the Mayor have submitted written comments in support of the minor variance application. The letters highlight that the homeowners are long- standing, responsible members of the community and that the proposed renovation is intended to create a safe, independent living space for a family member. Neighbors expressed confidence that the design is thoughtful and will not detract from the character of the street. Date of report: June 6, 2025 Comments prepared by: Ash Roy, B.URPL Deborah Wylie, MCIP, RPP Planner I Manager, Zoning & Administration AR:jc /CityDevDept/D3700/2025/MV 07-25/7. Report/Report March 12/MV 07-25.docx Attachments Original Signed By Original Signed By -20- -04Jof- P](KER]NG City Development Department l:\PLANNING\01 -MapFiles\MV\2025\MV 33-25\MV 33-25\MV 33-25.aprx ~ r-----4----1 ~r-----4----1 Exhibit 1 ,-.------< ~ 1----,---L--_,____--,-,--,--r,---.---,---,-,-r--,---,-,---,I Woodview ;;': r-----1 Tot Lot -~ ,--L--L_____cL.JL.JL.JL.JLJ~LL __ ------i -g ~===~_....., _ _,__ __ __, 0 ~-=---;-~"'=--;_~~~~--=-~~--=-~~~~~~--=-+:--:..~...j_;?;,1t--+--+--+---+--+----+-----,-+---+---+----+--H Location Ma File: MV 33/25 A Munici al Address: 112 Woodview Drive © The Corporation of the City of Pickering Produced (in part) under li cense from: Rouge Valley Park © King's Printer, Onta ri o Ministry of Natural Resources. All ri ghts reserved.;© Hi s Majesty the King in Right of Canada , Department of Natural Resources. All ri ghts re served .;© Teranet Enterpri ses In c. and its suppliers. All rights reserved.;© Municipa l Property Assessment Corporation and its supp li ers. All rights re served. ~ (!) r----;___J_ ----i----t---+-+--+-+-+-J,........i > 0 0 "--L--"-.L...,,L...L__J_....L_..L.J I ~_____.-----'----J Lillleford Street Date: Apr. 09, 2025 SCALE : 1:5,000 THIS~NOTAPL.ANOF SURVEY. -21- Ex h i b i t 2 Ae r i e l I m a g e r y Fi l e N o : MV 33 /2 5 Ap p l i c a n t : P. De n De c k e r Mu n i c i p a l A d d r e s s : 1 1 2 W o o d v i e w 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 2 6 , 2 0 2 5 -22- Exhibit 3 ' Submitted Existing Site Plan File No: MV 33/25 Applicant: P. Den Decker Municipal Address: 112 Woodview Drive CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: May 26, 2025 -23- Exhibit 4 ' Submitted Proposed Site Plan File No: MV 33/25 Applicant: P. Den Decker Municipal Address: 112 Woodview Drive CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: May 26, 2025 to permit a minimum front yard setback of 7.7 metres to permit a maximum dwelling depth of 29.1 metres to permit a maximum lot coverage of 28.6 percent -24- Exhibit 5 ' Submitted Existing Basement Floor Plan File No: MV 33/25 Applicant: P. Den Decker Municipal Address: 112 Woodview Drive CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: April 28, 2025 -25- Exhibit 6 ' Submitted Existing Ground Floor Plan File No: MV 33/25 Applicant: P. Den Decker Municipal Address: 112 Woodview Drive CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: April 28, 2025 -26- Exhibit 7 ' Submitted Existing Second Floor Plan File No: MV 33/25 Applicant: P. Den Decker Municipal Address: 112 Woodview Drive CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: May 26, 2025 -27- Ex h i b i t 8 Su b m i t t e d E x i s t i n g S o u t h a n d W e s t E l e v a t i o n P l a n Fi l e N o : MV 33 /2 5 Ap p l i c a n t : P . D e n D e c k e r Mu n i c i p a l A d d r e s s : 1 1 2 W o o d v i e w 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 26 , 2 0 2 5 -28- Ex h i b i t 9 Su b m i t t e d E x i s t i n g E a s t E l e v a t i o n P l a n Fi l e N o : MV 33 /2 5 Ap p l i c a n t : P . D e n D e c k e r Mu n i c i p a l A d d r e s s : 1 1 2 W o o d v i e w 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 2 6 , 2 0 2 5 -29- Exhibit 10 ' Submitted Proposed Ground Floor Plan File No: MV 33/25 Applicant: P. Den Decker Municipal Address: 112 Woodview Drive CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: May 26, 2025 -30- Exhibit 11 ' Submitted Proposed Second Floor Plan File No: MV 33/25 Applicant: P. Den Decker Municipal Address: 112 Woodview Drive CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: May 26, 2025 -31- Ex h i b i t 12 Su b m i t t e d E x i s t i n g E a s t a n d W e s t E l e v a t i o n P l a n Fi l e N o : MV 33 /2 5 Ap p l i c a n t : P. De n De c k e r Mu n i c i p a l A d d r e s s : 1 1 2 W o o d v i e w 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 : A p r i l 2 8 , 2 0 2 5 -32- Ex h i b i t 13 Su b m i t t e d P r o p o s e d S o u t h E l e v a t i o n P l a n Fi l e N o : MV 33 /2 5 Ap p l i c a n t : P. De n De c k e r Mu n i c i p a l A d d r e s s : 1 1 2 W o o d v i e w 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 : A p r i l 2 8 , 20 2 5 -33- Ex h i b i t 14 Su b m i t t e d P r o p o s e d 3 D R e n d e r i n g Fi l e N o : MV 33 /2 5 Ap p l i c a n t : P . D e n D e c k e r Mu n i c i p a l A d d r e s s : 1 1 2 W o o d v i e w 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 2 6 , 2 0 2 5 -34- Report to Committee of Adjustment Application Number: MV 35/25 Date: June 11, 2025 From: Deborah Wylie Manager, Zoning & Administration Subject: Minor Variance Application MV 35/25 R. Bavanari 1456 Anton Square Application The applicant requests relief from Zoning By-law 8149/24 to permit stairs to a porch or deck to encroach to within 0.33 of a metre of an interior side lot line (0.87 of a metre into the side yard setback), whereas the By-law permits stairs to a porch or deck may encroach to within 0.6 of a metre of an interior side lot line. The applicant requests approval of this minor variance application to obtain a building permit to construct a side yard entrance. Recommendation For your information, and based solely on the application and supporting documentation filed by the applicant, the City Development Department has reviewed the application with respect to Section 45(1) of the Planning Act and considers the requested variance to be 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. 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 Exhibit 2). Comment Conforms to the Intent and Purpose of the Official Plan As of January 1, 2025, following changes made by More Homes Built Faster Act (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' within the Liverpool Neighbourhood. Lands within this designation are intended to accommodate residential uses, including detached dwellings and additional dwelling units (ADUs). Staff is of the opinion that the requested variance maintains the general intent and purpose of the Official Plan. -35- Report MV 35/25 June 11, 2025 Page 2 Conforms to the Intent and Purpose of the Zoning By-law The subject property is zoned “X244(S3)” – Exception Zone 244 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 0.87 of a metre into the required interior side yard to provide access to a basement unit. The platform is accessible from both the rear yard and the front yard. Staff is of the opinion that the requested variance maintains the general intent and purpose of the Zoning By-law. Desirable for the Appriopriate Development of the Land and Minor in Nature The proposed platform has a three-step crossover design allowing 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. 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. Input From Other Sources Applicant • We are proposing above grade separate entrance from interior side yard, which zoning by-law does not permit. Engineering Services • Ensure the exterior steps in the interior side lot line (if approved with this application) do not adversely affect the drainage patterns within the lot and surrounding area. Durham Region Community Growth and Economic Development • 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. Public Input • Staff have received a written submission from a member of the public in opposition to the application. -36- Report MV 35/25 June 11, 2025 Page 3 Date of report: June 6, 2025 Comments prepared by: Zoning Technician Manager, Zoning & Administration FP:jc CityDevDept/D3700/2025/MV 35-25/7. Report/MV 35-25 Report.docx Attachments Original Signed By Original Signed By Figo Pham Deborah Wylie, MCIP, RPP -37- Maple Ridge Public School Bushmill Street Maple Ridge Park Exhibit 1 U) --f-L.Ll....Ll_,/ Q) ~->-~ ~□11111111111111rmmrm Finch Avenue Glendale Park I-----, Q) ""O > Cll -~ 0 1------,0 ~ >---~~ 0 Cll 0 f------1 ""O e-c Q) Q) > f------,01----+----,~ Location Ma File:MV 35/25 -04;6/- PlCKERlNG Munici al Address: 1456 Anton Square © The Corporation of the City of Pickering Produced (in part) under license from: Glengrove Park City Development Department © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in l:\PLANNING\01 -MapFiles\MV\2025\MV 35-25\MV 35-25\MV 35-25.aprx 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. Glengrove Public School f--------1~ f--->--~4------, 0 ?--JI------, ~ f-------1----, Q) f--------1 > r----,-'---, ~ Ol ..._ _ __,, f-------,~ N ~ ~ ~ Date: Jun. 06, 2025 SCALE : 1:5,000 THIS ISNOTAPLANOFSURVEY. -38- Ex h i b i t 2 Su b m i t t e d P l a n Fi l e N o : MV 35 /2 5 Ap p l i c a n t : R . B a v a n a r i Mu n i c i p a l A d d r e s s : 1 4 5 6 A n t o n S q u a r 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 2 6 , 20 2 5 to p e r m i t e x t e r i o r s t e p s to en c r o a c h t o w i t h i n 0 . 3 3 me t r e s o f a n i n t e r i o r lo t l i n e (0 . 8 7 m e t r e s i n t o t h e i n t e r i o r si d e y a r d ) . -39- Report to Committee of Adjustment Application Number: MV 36/25 Date: June 11, 2025 From: Deborah Wylie Manager, Zoning & Administration Subject: Minor Variance Application MV 36/25 V. Pathmanathan & S. Nadarajah 527 Rodd Avenue Application The applicant requests relief from Zoning By-law 8149/24, to permit: • a maximum dwelling height of 9.53 metres, whereas the By-law permits a maximum height of 9.0 metres; and • a maximum lot coverage of 34.9 percent, whereas the By-law permits a maximum lot coverage of 33 percent. The applicant requests approval of this minor variance application to obtain a building permit to construct a single detached dwelling. Recommendation For your information, and based solely on the application and supporting documentation filed by the applicant, the City Development Department has reviewed the application with respect to Section 45(1) of the Planning Act and considers the requested variances to be 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. 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 single detached dwelling, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibits 2, 3, 4, 5, 6, 7, 8, 9, 10, 11 & 12). Background A Preliminary Zoning Review was completed in August 2024 through the Zoning Certificate process for a proposed detached dwelling. This review identified variances for increased building height and lot coverage under the zoning provisions in effect at the time. Although the Zoning Certificate was issued prior to the implementation of Consolidated Zoning By-law 8149, which came into effect on December 16, 2024, the associated Minor Variance application was submitted in 2025 and is therefore subject to the updated by-law, as per current City procedure. The property is located within an exception zone, and while many previous provisions still apply, certain elements of the proposal must now comply with By-law 8149. -40- Report MV 36/25 June 11, 2025 Page 2 Following public notice, a neighbouring resident raised concerns about the proposed side yard entrance. A second zoning review was conducted, which confirmed the height and lot coverage variances were slightly reduced but also identified a new variance for the side yard entrance encroachment. This provision did not exist under the previous by-law and was introduced in By-law 8149. The proposed entrance was located 0.41 metres from the lot line, below the required 0.9 metres. After discussions with the applicant, it was confirmed that the side entrance and associated steps would be removed. A note has been added to the exhibit plans to reflect this change, and the additional variance for the side yard encroachment is no longer required. Comment Conforms to the Intent and Purpose of the Official Plan As of January 1, 2025, following changes made by Bill 23, applicable parts of the Durham Regional Official Plan are now deemed to be part of Pickering’s Official Plan. Under the Regional Plan, the subject property is designated 'Urban System – Community Areas'. The subject property is designated “Urban Residential Areas – Low Density Area” by the City of Pickering Official Plan. Lands within this designation are intended to accommodate residential uses including detached dwellings. Staff is of the opinion that the requested variance maintains the general intent and purpose of the Official Plan. Conforms to the Intent and Purpose of the Zoning By-law The subject property is zoned “X55” (R4-10) – Exception Zone 55 under Zoning By-law 8149/24. The applicant is requesting variances to permit a maximum dwelling height of 9.53 metres to permit a partial third storey and a maximum lot coverage of 34.9 percent, whereas the Zoning By-law permits a maximum height of 9.0 metres and a maximum lot coverage of 33 percent. The intent of the height provision is to regulate the scale of development and minimize potential shadowing and privacy impacts on adjacent properties. The lot coverage provision is intended to control the overall massing of built form and to ensure that sufficient outdoor amenity space is maintained on-site for landscaping, recreational use, and drainage purposes. With respect to building height, the lot to the south of the subject property is currently vacant and owned by the Toronto and Region Conservation Authority, and there is adequate separation between the subject property and the lot to the west across Bella Vista Drive, minimizing any potential impacts. Additionally, the lot to the north is the Rosebank Sanitary Sewer Pumping Station, which is not a sensitive land use. As such, the proposed increase in height is not expected to result in any negative impacts on adjacent properties. The height increase associated with the partial third storey is located at the front of the dwelling, where it will have a reduced impact on the adjacent property to the east compared to if it were located at the rear. This design minimizes potential privacy concerns and ensures the additional height has only a limited presence along the street front. Although the proposed height slightly exceeds the maximum permitted, it is not anticipated to result in adverse impacts on neighbouring properties, and no access is indicated to the roof area, further minimizing potential privacy concerns. -41- Report MV 36/25 June 11, 2025 Page 3 With respect to lot coverage, the proposed increase is considered minor and allows for sufficient landscaped open space, while accommodating a dwelling size that reflects the evolving built form in the neighbourhood. The property continues to provide functional front and rear yards, ensuring sufficient outdoor amenity space. The requested variance is not expected to generate negative impacts with respect to stormwater runoff, drainage, or the use and enjoyment of adjacent lands. Staff is of the opinion that the requested variances maintain the general intent and purpose of the Zoning By-law. Desirable for the Appriopriate Development of the Land and Minor in Nature The requested variances will permit the construction of a detached dwelling with a height of 9.53 metres and a lot coverage of 34.9 percent. The proposed variances support a dwelling that is appropriately scaled for the lot and reflects the ongoing evolution of the neighborhoods’ built form. The design provides a balanced relationship between building mass and open space, ensuring functional outdoor areas are maintained. The increases in height and lot coverage do not introduce adverse impacts and respect the surrounding context. Given the site-specific conditions and the careful placement of the partial third storey, the proposal represents a logical form of development. Staff is of the opinion that the requested variances are desirable for the appropriate development of the land and are minor in nature. Input From Other Sources Applicant • The owners plan to build a permanent home to accommodate their future family and potentially their parents or in-laws, reflecting cultural traditions of multigenerational living. Additional space is needed to support up to three generations under one roof. Engineering Services • Ensure the proposed increased lot coverage (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. Durham Region Community Growth and Economic Development • No comments. 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. -42- Report MV 36/25 June 11, 2025 Page 4 Fire Services •Our only comment would be that they should be aware that the minimum side yard requirement if they want to have an accessory dwelling unit in the basement from the stairs. This would need to be 1.2m for access to the side entrance if that was the case. Public Input •An area resident raised concerns about procedural transparency, noting that the now-removed basement stairwell was not reflected in updated plans, creating confusion and limiting public input. They argue the proposed height will impact privacy, sunlight, and disrupt the low-profile, rural character of the area. They also object to the lot coverage increase, citing overdevelopment, reduced landscaping, and lack of planning justification. They recommend deferring the application or refusing the variances, as they do not meet the 4-part test of minor variance. Date of report: June 6, 2025 Comments prepared by: Original Signed By Original Signed By Ash Roy, B.URPL Deborah Wylie, MCIP, RPP Planner I Manager, Zoning & Administration AR:jc CityDevDept/D3700/2025/MV 36-25/7. Report/MV 36-25 Report.docx Attachments -43- -04;6/- PlCKERlNG City Development Department l:\PLANNING\01 -MapFiles\MV\2025\MV 36-25\MV 36-25\MV 36-25.aprx Lake Ontario Location Ma File:MV 36/25 Munici al Address: 527 Rodd Avenue © The Corporation of the C ity of Pickering Produced (in part) under li cense from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada , Department of Natural Resources. A ll rights reserved.;© Teranet Enterpri ses Inc. and its suppliers. A ll ri ghts reserved .;© Municipal Property Assessment Corporation and its supp li ers . All rights reserved . Exhibit 1 Date: Apr. 24, 2025 SCALE : 1:5,000 THIS ISNOTAPLANOFSURVEY. -44- Exhibit 2 Submitted Existing Plan File No: MV 36/25 Applicant: V. Pathmanathan & S. Nadarajah Municipal Address: 527 Rodd Avenue CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: May 26, 2025 -45- Exhibit 3 Submitted Proposed Site Plan File No: MV 35/25 Applicant: V. Pathmanathan & S. Nadarajah Municipal Address: 527 Rodd Avenue CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: May 26, 2025 to permit a maximum dwelling height of 9.53 metres to permit a maximum lot coverage of 34.9 percent Side entrance and stairs to be removed -46- Ex h i b i t 4 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 36 /2 5 Ap p l i c a n t : V. P a t h m a n a t h a n & S .   N a d a r a j a h Mu n i c i p a l A d d r e s s : 5 2 7 R o d d A v e n u 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 2 6 , 2 0 2 5 -47- Ex h i b i t 5 Su b m i t t e d W e s t E l e v a t i o n P l a n ( L e f t S i d e ) Fi l e N o : MV 36 /2 5 Ap p l i c a n t : V. P a t h m a n a t h a n & S .   N a d a r a j a h Mu n i c i p a l A d d r e s s : 5 2 7 R o d d A v e n u 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 2 6 , 2 0 2 5 -48- Ex h i b i t 6 Su b m i t t e d W e s t E l e v a t i o n P l a n ( R i g h t S i d e ) Fi l e N o : MV 36 /2 5 Ap p l i c a n t : V. P a t h m a n a t h a n & S .   N a d a r a j a h Mu n i c i p a l A d d r e s s : 5 2 7 R o d d A v e n u 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 2 6 , 2 0 2 5 -49- Ex h i b i t 7 Su b m i t t e d S o u t h E l e v a t i o n P l a n Fi l e N o : MV 36 /2 5 Ap p l i c a n t : V. P a t h m a n a t h a n & S .   N a d a r a j a h Mu n i c i p a l A d d r e s s : 5 2 7 R o d d A v e n u 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 2 6 , 2 0 2 5 -50- Ex h i b i t 8 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 36 /2 5 Ap p l i c a n t : V. P a t h m a n a t h a n & S .   N a d a r a j a h Mu n i c i p a l A d d r e s s : 5 2 7 R o d d A v e n u 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 : Ju n e 3 , 20 2 5 Si d e e n t r a n c e a n d st a i r s t o b e r e m o v e d -51- Exhibit 9 Submitted First Floor Plan File No: MV 36/25 Applicant: V. Pathmanathan & S. Nadarajah Municipal Address: 527 Rodd Avenue CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: May 26, 2025 Side entrance and stairs to be removed -52- Exhibit 10 Submitted Second Floor Plan File No: MV 36/25 Applicant: V. Pathmanathan & S. Nadarajah Municipal Address: 527 Rodd Avenue CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN.Date: May 26, 2025 -53- Exhibit 11 Submitted Third Floor Plan File No: MV 36/25 Applicant: V. Pathmanathan & S. Nadarajah Municipal Address: 527 Rodd Avenue CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: June 3, 2025 -54- Exhibit 12 Submitted Basement Floor Plan File No: MV 36/25 Applicant: V. Pathmanathan & S. Nadarajah Municipal Address: 527 Rodd Avenue CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: May 26, 2025 Side entrance and stairs to be removed -55- Report to Committee of Adjustment Application Number: MV 37/25 Date: June 11, 2025 From: Deborah Wylie Manager, Zoning & Administration Subject: Committee of Adjustment Application MV 37/25 100111616 Ontario Ltd. 1030 Salk Road Application The applicant requests relief from Zoning By-law 8149/24, to permit a minimum parking requirement of 1 space per 117 square metres of gross floor area for all uses permitted under the Employment Zone (E1), whereas the By-law requires notwithstanding the office and industrial parking requirements, the minimum parking requirement shall be 1 space per 117 square metres of gross floor area. The applicant requests approval of this minor variance application to permit a consolidated minimum parking space requirement for E1 - Employment Zone uses at 1030 Salk Road (refer to Exhibits 2, 3 & 4). Recommendation For your information, and based solely on the application and supporting documentation filed by the applicant, the City Development Department has reviewed the application with respect to Section 45(1) of the Planning Act and considers the requested variance to be 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. 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 subject property, as generally sited and outlined on the applicant’s submitted plans. 2. That 49 temporary parking spaces are permitted within the proposed right-of-way, as generally sited and outlined on the applicant’s submitted plans, until the future right-of-way is conveyed to the City (refer to Exhibit 2). Background In April 2024, the Committee of Adjustment approved Minor Variance Application MV 21/24, to permit a minimum parking requirement for the subject property to be 1 space per 117 square metres of industrial and office gross floor area. This relief was granted from Former Zoning By-law 2511, which required a parking rate of 1 space/56 m2 for industrial use and 5 spaces/93m2 for office use. Automotive repair uses were not contemplated for the development at that time. -56- Report MV 37/25 June 11, 2025 Page 2 In March 2024, Building Services issued a Building Permit for the construction of two industrial buildings on the subject property. The owner has also submitted a Plan of Condominium Application to allow for the creation of 2 multi-tenant buildings containing 57 units. More recently the owner has submitted applications for internal alternation permits to fit-up individual units. In addition, the proposed development was subject to Site Plan Approval (S 02/23) and received Site Plan Approval in November 2024 under the Former Zoning By-law 2511. The Transition Provisions contained within Section 1.9 of Zoning By-law 8149/24 permit the issuance of a building permit, provided the building permit application was submitted prior to the date of passing of this By-law and is in accordance with all prior zoning by-laws that affected the lot before December 16, 2024. This relief does not extend to any other permits, such as the internal alteration permit applications noted above or construction works made after the effective date of this By-law, being December 16, 2024. The applicant has now proposed to use nine of the ground floor units in Building B for automotive repair facility uses. A subsequent building permit for interior alterations associated with the automotive body shop would be required to comply with the parking requirements for a vehicle body repair shop, which is 4.0 spaces per repair bay. A recalculation of the parking requirements is required to permit the proposed uses. Each prospective tenant will be required to confirm compliance with the E1 - Employment Zone uses and building requirements. The previous Minor Variance approval through MV 21/24 permitted a generalized parking requirement for industrial and office uses only, which would restrict the site to only industrial and office uses. A variance is required to permit the parking rate of 1 space per 117 square metres of gross floor area to be applied to all uses permitted under the E1 Employment Zone. Comment Conforms to the Intent of the Official Plan Under the Regional Official Plan, the subject property is designated “Urban System – Community Areas”. The Pickering Official Plan designates the subject property “General Employment” within the Brock Industrial Neighbourhood. Employment uses including warehousing, light manufacturing, assembly and processing of goods, and automotive and vehicle sales and repair are permitted within the General Employment designation. Under the City Centre Neighbourhood Policy 12.10F(e) a future east/west road connection through the subject property is proposed. Staff is of the opinion that the requested variance to permit a parking rate of 1 space per 117 square metres of gross floor area for all uses permitted under the E1 - Employment Zone maintains the general intent and purpose of the Official Plan and neighbourhood policies. -57- Report MV 37/25 June 11, 2025 Page 3 Conforms to the Intent of the Zoning By-law The subject property is zoned E1- Employment General, under Zoning By-law 8149/25. Self-Storage, Service and Repair Shop, Vehicle Body Repair Shop, Light Manufacturing, Warehousing, and Wholesaling Facility are permitted uses within the E1 - Employment Zone. The intent of regulating the minimum number of parking spaces is to ensure that parking demand can be accommodated on-site. The proposed buildings have a total gross floor area of 17,882 square metres, including 2,869 square metres allocated for automobile repair facilities. The previously approved Minor Variance MV 21/24 permitted 1 parking space per 117 square metres of gross floor area for industrial and office uses requiring a total of 153 parking spaces. The applicant has reduced the overall GFA for Warehousing uses, requiring only 128 parking spaces. The Automobile Repair Facilities uses will require a total of 36 parking spaces, requiring a total of 164 parking spaces on-site. The applicant has proposed a total of 153 parking spaces on site, including 49 temporary parkin g spaces located within the future right- of-way for a total of 202 parking spaces provided on site. Through a subsequent building permit application, the applicant revised the plans to remove the parking spaces proposed within the buildings, for an overall total of 153 parking spaces, including 49 temporary parking spaces. To further support the reduced parking supply, a total of 128 parking spaces will be maintained for the proposed warehousing and storage units, and 25 parking spaces for the Automobile Repair Facilities, whereas the By-law requires a minimum of 36 parking spaces. Due to the parking requirements established through the previously approved Minor Variance MV 21/24, staff is of the opinion that the requested variance to permit a parking rate of 1 space per 117 square metres of gross floor area for all uses permitted under the E1 - Employment Zone is appropriate for the potential uses that may be proposed on site. Therefore, it is of staff’s 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 nine Automobile Repair Facilities are proposed to have 25 parking spaces, whereas the By-law requires 36 parking spaces. A parking rate of 1 space per 117 square metres of gross floor area, will allow more flexibility in potential uses within the E1 – Employment Zone. The proposed development will create two warehousing and storage buildings with associated Employment Uses. The proposed variances are desirable for the appropriate development of the land as the proposal is in keeping with the range of industrial and employment uses within the Brock Industrial Neighbourhood and the Employment Zone in Zoning By-law 8149/24. -58- Report MV 37/25 June 11, 2025 Page 4 Input From Other Sources Applicant •The applicant has submitted a Cover Letter dated May 1, 2025, in support of this application. Please contact the City Development Department to receive a copy of this letter at citydev@pickering.ca. Engineering Services •No comments. Building Services •No concerns or comments. Durham Region Planning and Economic Development •No comments. Public Input •No written submissions have been received from the public as of the date of writing this report. Date of report: June 6, 2025 Comments prepared by: Original Signed By Original Signed By Kerry Yelk Deborah Wylie, MCIP, RPP Planner II Manager, Zoning & Administration KY:jc CityDevDept/D3700/2025/MV 37-25/7. Report/MV 37-25 - Report.docx Attachments -59- -0 cu 0 0::: (l) () C Subject / Lands Plummer Street .~ >-------I <i: -04;6/- PlCKERlNG City Development Department l:\PLANNING\01 -MapFiles\MV\2025\MV 37-25\MV 37-25\MV 37 -25.aprx Bayly Street Dillingham Road Location Ma File: MV 37/25 A © 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. -0 cu 0 Exhibit 1 0::: rt---------+---j -" () 't----------1 e OJ IV Orangebrook ~ Date: May. 14, 2025 SCALE : 1:5,000 THIS ISNOTAPLANOFSURVEY. -60- Exhibit 2 Submitted Overall Site Plan File No: MV 37/25 Applicant: 1000111616 Ontario Ltd. Municipal Address: 1030 Salk Road CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: May 26, 2025 Building B (GFA: 6,013 m2) Building A (GFA: 11, 681 m2) Future municipal right-of-way (Plummer Street Extension) to permit a minimum parking requirement of 1 space per 117 square metres of gross floor area for all uses permitted under the Employment Zone (E1) -61- Ex h i b i t 3 Su b m i t t e d Si t e Pl a n – Bu i l d i n g A Fi l e N o : MV 37 /2 5 Ap p l i c a n t : 10 0 1 1 1 6 1 6 O n t a r i o L t d . Mu n i c i p a l A d d r e s s : 10 3 0 S a l k R o a d Co n t a c t T h e C i t y o f P i c k e r i n g C i t y D e v e l o p m e n t D e p a r t m e n t f o r D i g i t a l C o p i e s o f t h i s P l a n . Da t e : Ma y 2 6 , 2 0 2 5 Salk Road -62- Ex h i b i t 4 Su b m i t t e d S i t e P l a n – B u i l d i n g B Fi l e N o : M V 3 7 / 2 5 Ap p l i c a n t : 1 0 0 1 1 1 6 1 6 O n t a r i o L t d . Mu n i c i p a l A d d r e s s : 1 0 3 0 S a l k R o a d Co n t a c t T h e C i t y o f P i c k e r i n g C i t y D e v e l o p m e n t D e p a r t m e n t f o r D i g i t a l C o p i e s o f t h i s P l a n . Da t e : M a y 2 6 , 2 0 2 5 Salk Road -63- Report to Committee of Adjustment Application Numbers: LD 07/25, LD 08/25 & LD 09/25 Date: June 11, 2025 From: Deborah Wylie Manager, Zoning & Administration Subject: Committee of Adjustment Applications LD 07/25, LD 08/25 & LD 09/25 Joshani Homes Ltd. Dunn Crescent Applications LD 07/25 Consent to sever a vacant 373.2 square metre residential parcel of land, retaining a 1,857.9 square metre residential parcel of land (Parts 2, 4 & 5) for future development (Part 1 on Exhibit 2). LD 08/25 Consent to sever a vacant 321.2 square metre residential parcel of land, retaining a 1,536.7 square metre residential parcel of land (Parts 4 & 5) for future development (Part 2 on Exhibit 3). LD 09/25 Consent to sever a vacant 525 square metre residential parcel of land, retaining a 502.4 square metre residential parcel of land (Part 5) for future development (Part 4 on Exhibit 4). Land Division Applications, LD 07/25, LD 08/25 & LD 09/25, have been submitted to establish a total of 4 lots to facilitate the development of four semi -detached dwellings. Part 3 will be conveyed to the city for future cul-de-sac/right-of-way. Recommendation 1. Staff have reviewed Consent Applications LD 07/25, LD 08/25 and LD 09/25 with respect to Section 51(24) of the Planning Act criteria and have no objections to the consent applications, subject to the conditions outlined within Appendices I, II, III & IV. Background Consent Applications LD 13/2023, LD 14/2023 & LD 15/2023 were conditionally approved by the Regional Land Division Committee on April 17, 2023. The Committee provided the applicant two years to fulfil conditions. However, the final day to fulfil conditions was on April 25, 2025, and subsequently the applications expired on May 26, 2025. Therefore, the applicant has now resubmitted the same applications to the Committee of Adjustment. -64- Report LD 07/25 to LD 09/25 June 11, 2025 Page 2 Comments Official Plan The subject lands are designated “Urban System – Community Areas” under the Durham Region Official Plan. The proposal complies with Regional Policies 11.3.10 to 11.3.25 with respect to Severances. The subject lands are designated “Urban Residential Area - Low Density Areas” under the Pickering Official Plan, which permits residential uses. The subject lands are located within the Rosebank Neighbourhood. The subject lands are located within an Established Neighbourhood Precinct within the Rosebank Neighbourhood, and subject to the Urban Design Guidelines for Infill and Replacement Housing in Established Neighbourhood Precincts. The Urban Design Guidelines are intended to assist in reinforcing the sense of character of the proposed Established Neighbourhood Precinct by addressing compatibility of new homes with adjacent, existing houses, as well as the streetscape. The Urban Design Guidelines specifically relate to the elements of built form, streetscape and neighbourhood composition. In addition, the subject lands are subject to the Rosebank Neighbourhood Development Guidelines. The subject lands are located within Design Precinct No. 3, which encourages semi-detached dwellings to maintain minimum lot frontages of approximately 10.5 metres and minimum lot depths of approximately 30.0 metres. Staff is of the opinion that the requested consents maintain the general intent and purpose of the Official Plan. Zoning By-law The subject lands are zoned Exception Zone X441 (SD1) under Zoning By-law 8149/24. Exception Zone X441 provides the permitted lot area and lot frontage requirements for each lot: Lots Zone Required Lot Area (m2) Proposed Lot Area (m2) Required Lot Frontage (m) Proposed Lot Frontage (m) Part 1 (Severed) SD1 320.0 373.2 10.5 12.7 Part 2 (Severed) SD1 320.0 321.2 10.5 16.7 Part 4 (Severed) SD1 320.0 525.0 10.5 10.8 Part 5 (Retained) SD1 320.0 502.4 10.5 17.8 -65- Report LD 07/25 to LD 09/25 June 11, 2025 Page 3 The proposed lots comply with minimum lot frontage and lot area requirements of the Zoning By-law and staff is satisfied that the proposed severances are appropriate. Input From Other Sources Applicant •The applicant has submitted a Cover Letter, dated May 2, 2025, in support of this application. Please contact the City Development Department to receive a copy of this letter at citydev@pickering.ca. Building Services •No comments on the applications. Fire Services •No comments on the applications. Engineering Services •Refer to the Engineering Services memo dated May 26, 2025, attached hereto as Appendix II, for conditions of approval for LD 07/25 to LD 09/25. Region of Durham Community Growth and Economic Development and Works Departments •Refer to the letters dated May 28, 2025, attached hereto as Appendix III, for the conditions of approvals for LD 07/25 to LD 09/25. Metrolinx, Real Estate & Development •Refer to the Metrolinx letter dated May 29, 2025, attached hereto as Appendix IV, for conditions of approval for LD 07/25 to LD 09/25. Public Input •As of the date of writing this report, no written submissions was received from the public. Date of report: June 4, 2025 Comments prepared by: Original Signed By Original Signed By Kerry Yelk Deborah Wylie, MCIP, RPP Planner II Manager, Zoning & Administration KY:jc CityDevDept/D3500/2025/LD 07-25 to LD 09-25/8. Report/LD 07-25 - LD 09-25 Report.doc Attachments -66- Appendix I June 11, 2025 Recommended Conditions of Approval for Consent Applications LD 07/25, LD 08/25 & LD 09/25 The City Development Department has reviewed the above application and provides the following conditions, to be fulfilled by the applicant/owner: 1. Submit one copy of a Draft Reference Plan to the satisfaction of the City of Pickering, prior to depositing the plan with the Land Registry Office, that confirms the dimensions of the proposed retained and severed parcels, and that a survey be submitted showing the location of any buildings and structures located thereon. 2. Submit one copy of a Deposited Reference Plan, to the satisfaction of the City of Pickering, upon completion of Condition 1 above. 3. Provide a certified cheque, made payable to the City of Pickering for cash -in lieu of parkland for each newly created lot. The parkland fee shall be in accordance with the City’s General Municipal Fees By-law in effect at the date of such payment (the current amount is $7,635.00 per each newly created lot). 4. Coordinate with the City of Pickering, City Development Department to assign an appropriate municipal address for the retained and severed parcels. 5. That the consent be subject to the following periods: • Last day for fulfilling Conditions is June 11, 2027. • Expiry Date of Applications LD 07/25, LD 08/25 & LD 09/25 is July 11, 2027. The applicant should also be advised that lifting a reserve requires a Road Dedication By-law to be prepared and processed through the City’s Property & Development Services Section. This By-law will be forwarded to Council for final approval and if passed, will be registered following the finalization of these Land Division Applications Upon fulfillment of these conditions the applicant must submit a cheque payable to the City of Pickering in the amount of $1,110.00 for the stamping of the deed package, to be prepared and submitted by a lawyer. Clearing Agencies 1. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the City Planning Department that Conditions #1 to #4 have been carried out to its satisfaction. 2. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the City Engineering Services Department that the Conditions in Appendix II have been carried out to its satisfaction. -67- Appendix I Page 2 of 2 3. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the Regional Community Growth and Economic Development Department that the Conditions in Appendix III have been carried out to its satisfaction. 4. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by Regional Works Department that the Conditions in Appendix III have been carried out to its satisfaction. 5. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by Metrolinx that the Conditions in Appendix IV have been carried out to its satisfaction. 6. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be satisfied that the time periods outlined in Condition #5 have been adhered to. Advisory Comments 1. Once all conditions contained in the Committee's Decision are fully satisfied by the applicant, the applicant’s solicitor must prepare and forward the legal document(s) with the applicable stamping fee to the City of Pickering Committee of Adjustment office, to the attention of the Secretary-Treasurer for review and approval with stamping. The document(s) will be returned to the solicitor for registration purposes. Failing receipt by the Secretary-Treasurer of the Deed Package by the requisite date, the application shall be deemed expired and shall lapse. -68- Memo To: Kerry Yelk May 26, 2025 Planner II From: Paal Helgesen Division Head, Water Resources & Development Services Copy: Manager, Zoning & Administration Supervisor, Development Approvals Coordinator, Development Approvals Subject: Land Division Application LD 07/2025 to LD09/2025 -Joshani Homes Ltd. -Dunn Crescent -City of Pickering -File: D-4400 Water Resources & Development Services has reviewed the above application and provide the following conditions: Water Resources & Development Services has reviewed the above application and provide the following conditions: 1.A draft reference (40R) plan will be required. 2.As a condition of severance, the applicant must submit a written letter to the City requesting that the reserve on Dunn Crescent, being Block 27, Plan 40M -1366, be dedicated as public highway, and submit the required fees associated with lifting the reserv e. We are currently in receipt of payment in the amount of $642.46. 3.The applicant will be required to provide an Engineering Review Fee of $1,750.00 for the four proposed lots, and a fee of $2,920.00 for the clearance of Water Resources & Development Services conditions. We are currently in receipt of payment in the amount of $3,850.00. A cheque, payable to the City of Pickering, for the balance of $820.00 will be required. 4.As a condition of severance, the applicant must pay to the City $298.20 ($2,550.00/hectare) for their Stormwater Maintenance Fee. We are currently in receipt of payment in the amount of $280.66. A cheque, payable to the City of Pickering, for the balance of $17.54 will be required 5.A preliminary grading and drainage plan will be required as a condition of severance. It must contain sufficient information regarding existing and proposed grades such that it can be adequately determined that development of this property will not adverse ly affect Appendix II -69- May 26, 2025 Page 2 of 3 Land Division Application LD 07/2025 to 09/2025 adjacent properties. The plan must illustrate Low Impact Development Stormwater Management Measures for the proposed lots, including, but not limited to, amended topsoil, permeable pavers on the driveway, infiltration galleries, and rain gardens. The plan should indicate existing vegetation/trees within and adjacent to the property that may be affected. The plan should indicate the proposed driveway locations and existing utilities within the boulevard. Relocation of utilities will be the applicant’s responsibility. 6. The City requires a stormwater management brief to be submitted for review. The brief shall address the following design criteria: • A Stormwater Management (SWM) Report and Engineering Plans must be submitted in support of this application. • There is no capacity available in the surrounding storm sewer system therefore drainage must be conveyed overland towards the existing ditch to the south. • Quantity controls must be provided utilizing LIDs, e.g., ponding within the enhanced swales constructed within the boulevard in combination with lot level LIDs. Calculations demonstrating the quantity control benefits related back to a storm event must be provided. • Quality control must meet an Enhanced level of protection (80% TSS removal) using LIDs. • Erosion control shall satisfy 5mm minimum on-site retention using LIDs. • The proponent must demonstrate no negative impacts to surrounding properties. • Existing major system flows to be analyzed including the capacity of the existing ditch to the south. Furthermore, provide the HEC -RAS analysis of the ditch to determine the floodline and confirm that the site can be graded appropriately. • Design must be in accordance with City’s SWM Design Guidelines and the CVC & TRCA’s LID SWM Planning & Design Guidelines. 7. Additional plans will also need to indicate the road works, proposed sanitary and storm sewers, watermain, proposed service connections to each new lot (sanitary , and water) and indicate road restoration details for Dunn Crescent, sidewalk, proposed driveway locations, existing utilities, and trees within the boulevards and any additional information that is deemed necessary. In addition, the applicant must address all comments provided in the pre -consultation meeting minutes dated March 5, 2018 and the zoning by -law amendment application comments dated August 9, 2019 and April 12, 2021. 8. The applicant will be required to enter into a Development Agreement with the City to address the development of the lands, including but not limited to the following: the construction of road works, storm sewer , and storm services related to the extension of -70- May 26, 2025 Page 3 of 3 Land Division Application LD 07/2025 to 09/2025 Dunn Crescent, including the removal and restoration of the temporary turning circle, streetlighting, driveway access/aprons, tree planting/preservation, utilities, fencing, lot grading, and drainage, future cost recovery, easements, securities, insurance, stormwater maintenance fee, review fees (over and above the fees noted in condition 3), inspection fees, road degradation fees, conveyance and dedication of the road and associated fees. 9. A Geotechnical Report is required. 10. Completion of road works, servicing, and dedication of the road is required prior to issuance of building permits on the proposed lots. 11. A pre-condition survey of the adjacent buildings will be required due to their proximity and the anticipated disturbance related to the installation of services. 12. A Tree Inventory and Protection/Removal Plan, prepared by a qualified Arborist or an Environmental Consultant is required. This information should address matters such as existing tree species, diameter, health, protection/removal strategies, and a propose d replanting plan. Compensation for loss of tree canopy will be required and is over and above any required boulevard tree as per the Boulevard Tree Planting Program . We are currently in receipt of payment in the amount of $4,000.00 for tree compensation. Additional compensation may be required pending the final design of the site. 13. Planting of one boulevard tree is required for each new lot being created. Where the planting of a boulevard tree is not possible, cash-in-lieu is to be provided as per the current Development Services Fee Schedule. PH:tj -71- Appendix III -72- -73- -74- -75- -76- BY EMAIL ONLY 1 TO: City of Pickering, Committee of Adjustments, City Development Department Pickering Civic Complex | One The Esplanade | Pickering, Ontario L1V 6K7 DATE: May 29th, 2025 RE: Adjacent Development Review: LD 07/25, LD 08/25 & LD 09/25 Dunn Crescent, Pickering, ON Consents Dear Committee of Adjustment, Metrolinx is in receipt of the Consent applications for Dunn Crescent to allow the severance of the subject lands to establish four lots to facilitate the development of four semi-detached dwellings. We understand further that Part 3 will be conveyed to the City for a future cul-de-sac/right-of-way. All as circulated on May 5th, 2025, and to be heard at the Committee of Adjustments on June 11th, 2025. Metrolinx’s comments on the subject application are noted below: •The subject property is located adjacent of the Metrolinx Kingston Subdivision which carries Metrolinx's Lakeshore East GO Train service. GO/HEAVY-RAIL – CONDITIONS OF APPROVAL •Please confirm the overall phasing plan of construction to confirm in which order Part 1, 2, 4, and 5 will be developed. The phasing of each development will affect which conditions apply to each Part. The below are all applicable conditions for the developments adjacent to or in direct exposure of the Metrolinx rail corridor. •As Per Metrolinx's Adjacent Development Guidelines, derailment protection in the form of a safety barrier (e.g. Crash wall, earthen berm, etc.) is required for residential uses immediately adjacent to the rail corridor. For infill development, safety barriers are often infeasible. In these instances, the Proponent will be required to enter into an Infill Adjacent Development Agreement with Metrolinx. The Proponent may contact Farah.Faroque@metrolinx.com with any questions and for a copy of the Infill Adjacent Development Agreement. •As per section 3.9 of the Federation of Canadian Municipalities and Railway Association of Canada's Guidelines for New Development in Proximity to Railway Operations, the Owner shall grant Metrolinx an environmental easement for operational emissions. The environmental easement provides clear notification to those who may acquire an interest in the subject property and reduces the potential for future land use conflicts. The environmental easement shall be registered on title of the subject property. A copy of the form of easement is included for the Owner's information. The applicant may contact Farah.Faroque@metrolinx.com with questions and to initiate the registration process. (It should be noted that the registration process can take up to 6 weeks). •The Proponent shall provide confirmation to Metrolinx, that the following warning clause has been inserted into all Development Agreements, Offers to Purchase, and Agreements of Purchase and Sale or Lease of each dwelling unit within 300 metres of the Railway Corridor: o Warning: Metrolinx and its assigns and successors in interest has or have a right -of-way within 300 metres from the subject land. There may be alterations to or expansions of the rail or other transit facilities on such right-of-way in the future including the possibility that Metrolinx or any railway entering into an agreement with Metrolinx to use the right-of-way or their assigns or successors as aforesaid may expand or alter their operations, which expansion or alteration may affect the environment of the occupants in the vicinity, notwithstanding the inclusion of any noise and vibration attenuating measures in the design of the development and individual lots, blocks or units. Appendix IV -77- Adjacent Development Review: LD 07/25, LD 08/25 & LD 09/25 Dunn Crescent, Pickering, ON • Additional drainage from the proposed development is not permitted onto Metrolinx -owned lands, without prior approval from Metrolinx and our Technical Advisor. • The proposed development is adjacent to the Metrolinx Rail Corridor Right -of-Way and may be subject to a work permit and review. The Proponent can find more information on the submission requirements here: https://www.metrolinx.com/en/about-us/doing-business-with-metrolinx/development- opportunities/construction-beside-go-corridors. • In addition to the technical review (by our Technical Advisor), it should be noted that various Metrolinx permits/approvals/agreements with associated fees may be required for implementation/construction. For example, this includes, but is not limited to, private property when works are proposed within 30ft (~10m) of an active rail. This includes, but is not limited to, works involving, shoring, tiebacks and crane swing (i.e. crane, crane boom/crane swing) that fall within 30ft of the active rail. • Additionally, a work permit may be required if the work is performed outside of 30 feet but it involves the use of an elevating device (crane, boom truck, Genie Lift), or deep excavation that could impact the railway's Zone of Influence and/or temporary road condition that could influence the regular flow of traffic over at grade crossing with the gate warning or signaling system • As such, these permits/approvals/agreements with their required fees and processing timelines in advance of proposed work, should be factored into your construction cost and schedule accordingly. More detail can be provided as the application and details progress. • The Proponent may contact Farah.Faroque@metrolinx.com with questions and to preliminarily assess if work permits/flagging/additional approvals/agreements may be required for this proposal. • At a high level, please confirm: • If any elevating devices with the capability to swing will be brought in for the construction of this development • If any excavation is proposed within or adjacent of 30ft of the active rail corridor; • Proposed construction methodology; • What equipment will be utilized - list of equipment and machinery; • Will any crane be used for hoisting column/beam/cladding? Should you have any questions or concerns, please do not hesitate to contact me. Best regards, Farah Faroque Project Analyst, Adjacent Construction Review Metrolinx 20 Bay Street – Suite 600 | Toronto | Ontario | M5J 2W3 -78- BY EMAIL ONLY 3 Form of Easement WHEREAS the Transferor is the owner of those lands legally described in the Properties section of the Transfer Easement to which this Schedule is attached (the “Easement Lands”). IN CONSIDERATION OF the sum of TWO DOLLARS ($2.00) and such other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged by the Transferor, the Transferor transfers to the Transferee, and its successors and assigns, a permanent and perpetual non-exclusive easement or right and interest in the nature of a permanent and perpetual non-exclusive easement over, under, along and upon the whole of the Easement Lands and every part thereof for the purposes of discharging, emitting, releasing or venting thereon or otherwise affecting the Easement Lands at any time during the day or night (provided that doing so is not contrary to law applicable to Metrolinx) with noise, vibration and other sounds and emissions of every nature and kind whatsoever, including fumes, odours, dust, smoke, gaseous and particulate matter, electromagnetic interference and stray current but excluding spills, arising from or out of, or in connection with, any and all present and future railway or other transit facilities and operations upon the lands of the Transferee and including, without limitation, all such facilities and operations presently existing and all future renovations, additions, expansions and other changes to such facilities and all future expansions, extensions, increases, enlargement and other changes to such operations. THIS Easement and all rights and obligations arising from the above easement shall extend to, be binding upon and enure to the benefit of the parties hereto and their respective officers, directors, shareholders, agents, employees, tenants, sub-tenants, customers, licensees and other operators, occupants and invitees and each of its or their respective heirs, executors, legal personal representatives, successors and assigns. The covenants and obligations of a party hereto, if such party comprises more than one person, shall be joint and several. Easement in gross. -79- Roug e mount Dri ve af:j of PlCKERlNG C ity Development Department L:\PLANNING\01 -MapFiles\LD\202511 . LO 07-2025 & LO 09-2025\1. LO 07-202511 .aprx ""O cu 0 0:: -"' C cu .0 Q) (/) 0 G i llm oss Road 0:: t----_., Location Map File: LO 07/25 to LO 09/25 Applicant: Joshani Homes Ltd. Municipal Address:Ounn Crescent © The Corporation of the City of Pickering Produced (in part) under license from : © King's Printer, Ontario Ministry of Natural Resou rces. All rights reserved.,© His Ma jesty the King in Right of Canada , Department of Natura l Resources . All rights rese rved .;© Teranet Enterprises Inc . and its supp li ers. All rights reserved.,© Mun icipa l Property Assessment Corporation and its suppl iers. All rights rese rved. Exhibit 1 Date: May. 07, 2025 SCALE: 1:3,000 I THIS ISNOTAPLANa= SURVEY. -80- Ex h i b i t 2 Su b m i t t e d P l a n Fi l e N o : LD 07/2 5 Ap p l i c a n t : Jo s h a n i H o m e s L t d . Mu n i c i p a l A d d r e s s : Du n n C r e s c e n t CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : Ma y 26 , 2 0 2 5 Pa r t s 2 , 4 & 5, 1, 8 5 7 .9 sq u a r e m e t r e Re t a i n e d L an d s LD 0 7/2 5 Co n s e n t t o s e v e r a v a c a n t 37 3 . 2 sq u a r e m e t r e re s i d e n t i a l p a r c e l o f l a n d , r e t a i n i n g a 1, 8 5 7 . 9 sq u a r e m e t r e re s i d e n t i a l p a r c e l o f l a n d fo r f u t u r e d e v e l o p m e n t . -81- Ex h i b i t 3 Su b m i t t e d P l a n Fi l e N o : LD 08/2 5 Ap p l i c a n t : Jo s h a n i H o m e s Lt d Mu n i c i p a l A d d r e s s : Pl a n 4 1 8 P a r t L o t 7 2 CO N T A C T T H E C I T Y O F PI 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 : Ma y 26 , 2 0 2 5 Pa r t s 4 & 5, 1, 5 3 6 . 7 sq u a r e m e t r e Re t a i n e d La n d s LD 0 8/ 25 Co n s e n t t o s e v e r a v a c a n t 3 2 1 . 2 sq u a r e m e t r e re s i d e n t i a l p a r c e l o f l a n d , r e t a i n i n g a 1, 5 3 6 . 7 sq u a r e m e t r e re s i d e n t i a l p a r c e l o f l a n d fo r f u t u r e d e v e l o p m e n t . LD 0 7/2 5 -82- Ex h i b i t 4 Su b m i t t e d P l a n Fi l e N o : LD 09/2 5 Ap p l i c a n t : Jo s h a n i H o m e s Lt d . Mu n i c i p a l A d d r e s s : Pl a n 4 1 8 P a r t L o t 7 2 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 : Ma y 26 , 2 0 2 5 LD 0 9/2 0 2 5 Co n s e n t t o s e v e r a v a c a n t 5 2 5 sq u a r e me t r e re s i d e n t i a l p a r c e l o f l a n d , re t a i n i n g a 5 0 2 .4 sq u a r e m e t r e re s i d e n t i a l p a r c e l o f l a n d f o r f u t u r e de v e l o p m e n t . Pa r t 5, 50 2 .4 sq u a r e m e t r e Re t a i n e d L an d s LD 0 7 / 2 5 LD 0 8 / 2 5 -83-