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HomeMy WebLinkAboutSeptember 10, 2025Committee of Adjustment Agenda Hearing Number: 9 Date: Wednesday, September 10, 2025 pickering.ca Agenda Committee of Adjustment Wednesday, September 10, 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 August 13, 2025 hearing 1-6 4. Reports 4.1 MV 46/25 – 431 Sheppard Avenue 7-23 4.2 MV 47/25 to MV 50/25 – Whitevale Road (Units 2, 3, 4 & 5) 24-29 4.3 MV 52/25 – 693 Lublin Avenue 30-34 5. Adjournment For information related to accessibility requirements please contact: Secretary -Treasurer or Assistant Secretary -Treasurer Telephone: 905.420.4617 Email: citydev@pickering.ca Committee of Adjustment Draft Hearing Minutes Wednesday, August 13, 2025 7:00 pm Electronic Hearing Page 1 of 6 Pending Adoption Present Omar Ha-Redeye Denise Rundle – Vice-Chair Sakshi Sood Joshi Rick Van Andel Sean Wiley – Chair Also Present Isabel Lima, 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 Tanejaé Page-Hamilton Absent Not applicable. 1.Disclosure of Interest No disclosures of interest were noted. 2.Adoption of Agenda Moved by Rick Van Andel Seconded by Omar Ha-Redeye That the agenda for the Wednesday, August 13, 2025 hearing be adopted. Carried Unanimously 3.Adoption of Minutes Moved by Omar Ha-Redeye Seconded by Sakshi Sood Joshi That the minutes of the 7th hearing of the Committee of Adjustment held Wednesday, July 9, 2025 be adopted. Carried Unanimously -1- Committee of Adjustment Draft Hearing Minutes Wednesday, August 13, 2025 7:00 pm Electronic Hearing Page 2 of 6 4.Minor Variance Reports 4.1 (Tabled at the October 9, 2024 Committee of Adjustment hearing) MV 60/24 1000117575 Ontario Inc. 1238 Bayview Street Moved by Omar Ha-Redeye Seconded by Rick Van Andel That application MV 60/24 be lifted from the table. Carried Unanimously The applicant requests relief from Zoning By-law 8149/24, to permit: •a minimum flankage side yard width of 1.5 metres, whereas the By-law requires a minimum flankage side yard width of 2.7 metres; •a minimum rear yard depth of 7.0 metres, whereas the By-law requires a minimum rear yard depth of 7.5 metres; •a maximum lot coverage of 49.5 percent, whereas the By -law requires a maximum lot coverage of 45 percent; and •a maximum building height of 9.0 metres, whereas the By-law requires a maximum building height of 7.5 metres. The applicant requests approval of this minor variance application to obtain a building permit to construct a two-storey detached dwelling. Input from other sources were received from the Applicant, City’s Engineering Services, City’s Building Services Section, the Toronto and Region Conservation Area (TRCA) and one area resident. Maya Marchese, agent, was present to represent the application. No further representation was present in favour of or in objection to the application. In order to provide the applicant with sufficient time to receive and address TRCA comments, Denise Rundle moved the following motion: Moved by Denise Rundle Seconded by Omar Ha-Redeye -2- Committee of Adjustment Draft Hearing Minutes Wednesday, August 13, 2025 7:00 pm Electronic Hearing Page 3 of 6 That application MV 60/24 by 1000117575 Ontario Inc., be Tabled to allow the applicant to address the comments identified in the Toronto and Region Conservation Authority (TRCA) memo dated August 6, 2025, to the satisfaction of the TRCA Carried Unanimously 4.2 MV 43/25 & MV 45/25 Paradise Developments Brock Road Seaton Inc. 1883 Fifth Concession Road Seatonville (Block 249, Plan 40M-2756) MV 43/25 – 1885 Fifth Concession Road The applicant requests relief from Zoning By-law 8149/24, to permit a minimum lot area of 111.3 square metres, whereas the By-law permits a minimum lot area of 140 square metres. MV 45/25 – 1887 Fifth Concession Road The applicant requests relief from Zoning By-law 8149/24, to permit a minimum lot area of 112.1 square metres, whereas the By-law permits a minimum lot area of 140 square metres. The applicant requests approval of these minor variance applications to obtain building permits to construct lane-based townhouses on two Lots in Block 249, as identified in Plan 40M-275. Input from other sources were received from the Applicant, City’s Engineering Services, and the City’s Building Services Section. In support of the application, the applicant 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. Jessica He, agent, was present to represent the application. No further representation was present in favour of or in objection to the application. The agent made the following comments in support of the applications: the lot area deficiencies were noted during the building permit process; both lots are interior lots; the requested variances meets the four tests of the Planning Act; and will not have any negative impacts on surrounding properties. In response to a question from a Committee member, the agent stated the development is still in construction, not many lots have been sold, appropriate notice signage is posted as per the Planning Act. -3- Committee of Adjustment Draft Hearing Minutes Wednesday, August 13, 2025 7:00 pm Electronic Hearing Page 4 of 6 Moved by Rick Van Andel Seconded by Omar Ha-Redeye That applications MV 43/25 & MV 45/25 by Paradise Developments Brock Road Seaton Inc., be Approved on the grounds that the requested variance is minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and Zoning By-law, subject to the following condition: 1.That these variances apply only to the proposed lane -based townhouses, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibits 2, 3 & 4 contained in the staff report to the Committee of Adjustment, dated August 13, 2025). Carried Unanimously 4.3 MV 44/25 N. Rajanathan & T. Nimalan 1053 Purus Path The applicant requests relief from Zoning By-law 8149/24 to permit a deck to encroach into the required rear yard to a maximum of 3.0 metres, whereas the By-law permits a deck to encroach into a required rear yard to a maximum of 2.0 metres. The applicant requests approval of this minor variance application to obtain a building permit for an existing deck in the rear yard. Input from other sources were received from the Applicant, City’s Engineering Services, and the City’s Building Services Section. Vasantha Kumar, agent, and Nimalan Rajanathan, applicant, were present to represent the application. One area resident was present in objection to the application. In objection to the application an area resident shared concerns about loss of privacy due to the elevation, as the deck currently overlooks his backyard. He is worried this variance will set a precedent on that street resulting in the whole street having view of his backyard. In response to a question from a Committee member the applicant stated the portion of the deck in question is very small and that the height of the deck is the same height of the original deck that the builder constructed. The original decks constructed in this neighbourhood are built very close to the rear property line. In response to a question from a Committee member the Secretary-Treasurer confirmed there are currently no minor variance applications for decks in the area. -4- Committee of Adjustment Draft Hearing Minutes Wednesday, August 13, 2025 7:00 pm Electronic Hearing Page 5 of 6 The applicant commented that the part of the deck the area resident can see is not the portion of the deck that requires the variance. A Committee member commented that a minor variance is not a right and it is the applicant’s responsibility to demonstrate why a variance is required. The Chair urged the applicants to take the neighbour comments into account and plant some greenery as screening for privacy. Moved by Rick Van Andel Seconded by Sakshi Sood Joshi That application MV 44/25 by N. Rajanathan & T. Nimalan, be Approved on the grounds that the requested variance is minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and Zoning By-law, subject to the following condition: 1.That this variance applies only to the existing deck, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibits 2, 3 & 4 contained in the staff report to the Committee of Adjustment, dated August 13, 2025). Carried Vote: Omar Ha-Redeye opposed Denise Rundle in favour Sakshi Sood Joshi in favour Rick Van Andel in favour Sean Wiley in favour -5- Committee of Adjustment Draft Hearing Minutes Wednesday, August 13, 2025 7:00 pm Electronic Hearing Page 6 of 6 5.Adjournment Moved by Rick Van Andel Seconded by Omar Ha-Redeye That the 8th hearing of the 2025 Committee of Adjustment be adjourned at 7:35 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 -6- Report to Committee of Adjustment Application Number: MV 46/25 Date: September 10, 2025 From: Isabel Lima Principal Planner, Development Review Subject: Minor Variance Application MV 46/25 J. Mazerolle & F. Gerace 431 Sheppard Avenue Application The applicant requests relief from Zoning By-law 8149/24, to permit: •a maximum driveway width of 6.55 metres, whereas the by-law requires a maximum driveway width of 6.0 metres; •a minimum front yard setback of 8.0 metres, whereas the by-law requires a minimum front yard setback of 15.6 metres; •a maximum lot coverage of 38.5 percent, whereas the by-law requires a maximum lot coverage of 33 percent; and •a minimum exterior side yard setback of 2.7 metres, whereas the by-law requires a minimum exterior side yard setback of 4.5 metres. The applicant requests approval of this minor variance application to obtain a building permit to construct a detached residential dwelling with an additional dwelling unit. 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 proposed 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). -7- Report MV 46/25 September 10, 2025 Page 2 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 Official Plan, the subject property is designated “Urban System – Community Areas”, which permits a wide range of uses, including residential. Under the Pickering Official Plan, the subject site is designated “Urban Residential Areas – Low Density Area” within the Woodlands Neighbourhood, which permits residential uses. The applicant is proposing to demolish an existing residential dwelling and construct a new detached dwelling. Pickering Official Plan Policy 12.8(a) encourages new development to be compatible with the character of the existing development along Sheppard Avenue and Old Forest Road. The subject property is also located within the Woodlands Established Neighbourhood Precinct. Staff has reviewed and commented on the proposed dwelling using the Council-adopted Urban Design Guidelines for Infill and Replacement Housing in Established Neighbourhood Precincts Checklist, which can be found in Appendix A to this report. Staff is of the opinion that the requested variances maintain the general intent and purpose of the Official Plan and Infill and Replacement Housing in Established Neighbourhoods Guidelines. Conforms to the Intent and Purpose of the Zoning By-law The subject property is zoned “R1E” under Zoning By-law 8149/24. The subject property is located within the Woodlands Established Neighbourhood Precinct. As per the By-law definition for “lot frontage”, the lot fronts along Old Forest Road. Furthermore, in the case of a corner lot, the principal entrance providing access to the interior of a dwelling from the exterior may be oriented towards the side lot line that is adjacent to the street, or abutting on a reserve on the opposite side of which is a street. In this case, the exterior access is along Sheppard Avenue. Maximum Driveway Width The intent of requiring a maximum driveway width is to ensure sufficient space is maintained in the front yard for landscaping and to accommodate grading and drainage. The widest portion of the driveway is measured at 6.5 metres. However, due to the lot having an angled front lot line, the driveway is measured on an angle, whereas the actual width of the driveway is 6.0 metres. Overall, the applicant is proposing a total area of 100 square metres of soft landscaping within the front yard, which will provide sufficient space for landscaping and appropriate drainage. Staff is of the opinion that the requested variance to permit a maximum driveway width of 6.5 metres maintains the general intent and purpose of the Zoning By-law. -8- Report MV 46/25 September 10, 2025 Page 3 Minimum Front Yard Setback The intent of the minimum front yard setback requirement is to ensure that adequate separation is provided between a dwelling and street activity, a sufficient landscaped area is maintained between a dwelling and the abutting street, and that an appropriate setback is provided to maintain a consistent streetscape. The intent of the minimum front yard setback within the Woodlands Established Neighbourhood Precinct is to reinforce the open space characteristics of the neighbourhood by promoting a consistent “street wall” of the front walls of dwellings, and in turn, helping to regulate the extent of dwelling depths along a block. The minimum front yard setback is determined by the shortest adjacent existing front yard setbacks. In this case, the front yard setback of the existing dwelling located two properties to the south, at 447 Sheppard Avenue, is 15.6 metres. Therefore, the minimum front yard setback requirement for the subject property is 15.6 metres. The existing lot arrangement along Old Forest Road is staggered, resulting in each dwelling having slightly offset front yard setbacks. The proposed placement of the dwelling maintains the general character and consistency of the existing block of development along the east side of Old Forest Road. The proposed front yard setback of 8.0 metres provides sufficient space for landscaping and provides an appropriate setback from Old Forest Road. Staff is of the opinion that the requested variance to permit a minimum front yard setback of 8.0 metres maintains the general intent and purpose of the Zoning By-law. Maximum Lot Coverage The applicant requests a maximum lot coverage of 38.5 percent, whereas the By-law permits a maximum lot coverage of 33 percent. The intent of this provision is to regulate the size and scale of the buildings and to ensure an adequate amount of space is left uncovered for stormwater management and lot drainage. The proposed dwelling accounts for 29.7 percent of lot coverage and the remaining 8.6 percent includes a rear yard balcony and front and rear below grade entrances. The dwelling itself is below the maximum permitted lot coverage of 33 percent. While the applicant proposes additional lot coverage, the proposed dwelling will maintain adequate setbacks to accommodate soft landscaping, drainage, and private amenity space. Staff is of the opinion that the requested variance to permit a maximum lot coverage of 38.5 percent maintains the general intent and purpose of the Zoning By-law. Minimum Exterior Side Yard Setback During the consolidation of the City’s former zoning by-laws, the minimum exterior side yard setback was omitted from the provisions of Council-adopted Zoning By-law 8149/24. Staff are addressing this issue through City-initiated Zoning By-law Amendment A 03/25, which proposes to reinstate the exterior side yard setback requirements from the former Zoning By-laws. The applicant is requesting a variance from the exterior side yard setback provisions, in anticipation of a forthcoming Council decision on City-Initiated Zoning By-law Amendment A 03/25. -9- Report MV 46/25 September 10, 2025 Page 4 The intent of the minimum exterior side yard setback requirement is to provide adequate separation distance between buildings and street activity in the exterior side yard and to provide an adequate landscaped area. The subject property is situated at the southeast corner of Sheppard Avenue and Old Forest Road. The reduced exterior side yard setback is not anticipated to block the view of any vehicles turning onto Sheppard Avenue, given a robust municipal boulevard and generous front yard setback. As such, sufficient space is provided for soft landscaping within the exterior side yard. Staff is of the opinion that the requested variance to permit a minimum exterior side yard setback of 2.7 metres maintains the general intent and purpose of the Zoning By-law. Desirable for the Appropriate Development of the Land and Minor in Nature The requested variances will facilitate the construction of a two-storey detached dwelling on the subject property. The proposed development will feature a built form similar to the existing development along Old Forest Road, which consists of dwellings with greater setbacks. The proposed placement of the dwelling generally maintains the consistent streetscape and is compatible with the existing development along Old Forest Road. 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 requested variances for driveway width, front yard setback are technical. The requested increase in lot coverage will still allow ample space for landscaping and drainage. Engineering Services • Ensure the increased lot coverage (if approved with this application) does not adversely affect the drainage patterns within the lot and surrounding area. • Ensure the reduced exterior side yard and front yard setback (if approved with this application) does not adversely affect the drainage patterns within the lot and surrounding area. • Multiple Low Impact Development measures (such as infiltration galleries with downspout connections, rain gardens, rain barriers and 450mm topsoil) will be required at the Building Permit stage. • Two driveway accesses will not be permitted. Ensure the driveway is removed from Sheppard Avenue as it is understood that the applicant is proposing a new driveway entrance onto Old Forest Road. -10- Report MV 46/25 September 10, 2025 Page 5 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. Fire Services •No 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: September 4, 2025 Comments prepared by: Kerry Yelk Isabel Lima Planner II Principal Planner, Development Review KY:nr /CityDevDept/D3700/2025/MV 46-25/7. Report/MV 46-25 Report.doc Attachments Original Signed By Original Signed By -11- Urban City of Pickering Established A 1 Appendix A Urban Design Guideline Checklist City of Pickering Established Neighbourhood Precincts Urban Design Checklist Please note, if you mark “no” below please provide your rational in the adjacent “Comments” section either supporting, or not supporting the proposal. Yes No Comments X 1.Is the proposed dwelling height and roof pitch similar/compatible with the surrounding dwellings? (see Section 2.1: Guideline 1) Existing dwellings roofs along Old Forest Road and Sheppard Avenue range in style. X 2.If the proposed new dwelling is significantly taller than an existing adjacent house, does the roof of the proposed new dwelling slope away from the existing adjacent house? (see Section 2.1: Guideline 2) X 3.Is the maximum elevation of the Front Entrance 1.2 metres, or less, above grade? (see Section 2.2: Guideline 1) X 4.Is the main entrance visible from the street? (see Section 2.2: Guideline 2) Front entrance fronts along Sheppard Avenue. X 5.Are the stairs to the main entrance designed as an integral component of the front façade? (Section 2.2: Guideline 7) X 6.Does the design of the front entrance reduce the visual dominance of the garage and driveway? (see Section 2.2: Guideline 9) Front entrance fronts along Sheppard Avenue, while the garage and driveway are along Old Forest Road. X 7.Does the proposed dwelling have a similar Dwelling Depth to the adjacent dwellings along the street? (see Section 2.3: Guideline 2) X 8.Does the proposed dwelling have a similar Side Yard Setback to the adjacent dwellings along the street? (see Figure 15) -12- Appendix A Urban Design Checklist Cont’d Urban City of Pickering Established A 2 Yes No Comments X 9.Has shadow on adjacent dwellings been mitigated with greater Side Yard Setbacks? (Section 3.1: Guideline 2) X 10.Is the garage flush or recessed from the main front wall? (see Section 3.2: Guideline 5) The design of garage is flush with the main front wall. X 11.Is the proposed driveway width the same as the permitted garage width? (see Section 3.3: Guideline 1) X 12.Does the plan preserve existing trees? (see Section 4.1: Guideline 1) -13- Exhibit 1 )-------1/ Autumn Crescent s=== l"--------~~~~~~\ ====LI' - -04;6/- PlCKERlNG City Development Department l:\PLANNING\01 -MapFIles\MV\2025\MV 46-25\MV 46-25\MV 46-25.aprx \ \ I I Subject Lands I Sheppard Avenue \ \ ,,---------'r---.___ I \ Location Map File: MV 46/25 Applicant: J. Mazerolle & F. Gerace Municipal Address: 431 Sheppard Avenue © Th e Co rp orati on of th e C ity of Picke rin g Pro du ced (in pa rt ) u nder li cense fro m: © Ki ng's Printer, Ontario Mi ni stry of Natu ra l Resou rces. All rig hts reserved.;© His Ma jesty th e Ki ng in Ri g ht of Ca nada , Departme nt of Natura l Resou rces. A ll ri g hts reserved.;© Te ra net Enterpri ses Inc . and its su ppli ers. A ll ri g hts reserved.;© Mun icipal Pro perty Assessment Corporati on and its supplie rs. A ll ri g hts reserved. Date: Jul. 31, 2025 SCALE : 1:2,000 THIS ISNOTAPLANOFSURVEY. -14- 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 46 /2 5 Ap p l i c a n t : J . M a z e r o l l e & F . G e r a c e Mu n i c i p a l A d d r e s s : 4 3 1 S h e p p a r 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 : A u g u s t 2 2 , 2 0 2 5 -15- Ex h i b i t 3 Su b m i t t e d D e t a i l e d S i t e P l a n Fi l e N o : MV 46 /2 5 Ap p l i c a n t : J . M a z e r o l l e & F . G e r a c e Mu n i c i p a l A d d r e s s : 4 3 1 S h e p p a r 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 : A u g u s t 2 2 , 2 0 2 5 Sh e p p a r d A v e n u e to p e r m i t a m a x i m u m dr i v e w a y w i d t h o f 6. 5 5 me t r e s to p e r m i t a m i n i m u m f r o n t ya r d s e t b a c k o f 8 . 0 m e t r e s to p e r m i t a m a x i m u m l o t co v e r a g e o f 3 8 . 5 p e r c e n t to p e r m i t a m i n i m u m e x t e r i o r s i d e ya r d s e t b a c k o f 2 . 7 m e t r e s -16- Ex h i b i t 4 Su b m i t t e d W e s t ( F r o n t ) E l e v a t i o n Fi l e N o : MV 46 /2 5 Ap p l i c a n t : J . M a z e r o l l e & F . G e r a c e Mu n i c i p a l A d d r e s s : 4 3 1 S h e p p a r 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 : A u g u s t 2 2 , 2 0 2 5 -17- Ex h i b i t 5 Su b m i t t e d S o u t h ( S i d e ) E l e v a t i o n Fi l e N o : MV 46 /2 5 Ap p l i c a n t : J . M a z e r o l l e & F . G e r a c e Mu n i c i p a l A d d r e s s : 4 3 1 S h e p p a r 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 : A u g u s t 2 2 , 2 0 2 5 -18- Ex h i b i t 6 Su b m i t t e d E a s t ( R e a r ) E l e v a t i o n Fi l e N o : MV 46 /2 5 Ap p l i c a n t : J. M a z e r o l l e & F . G e r a c e Mu n i c i p a l A d d r e s s : 43 1 S h e p p a r 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 : A u g u s t 2 2 , 2 0 2 5 -19- Ex h i b i t 7 Su b m i t t e d N o r t h ( S i d e ) E l e v a t i o n Fi l e N o : MV 46 /2 5 Ap p l i c a n t : J . M a z e r o l l e & F . G e r a c e Mu n i c i p a l A d d r e s s : 4 3 1 S h e p p a r 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 : A u g u s t 2 2 , 2 0 2 5 -20- Ex h i b i t 8 Su b m i t t e d B a s e m e n t F l o o r P l a n Fi l e N o : MV 46 /2 5 Ap p l i c a n t : J . M a z e r o l l e & F . G e r a c e Mu n i c i p a l A d d r e s s : 4 3 1 S h e p p a r 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 : A u g u s t 2 2 , 2 0 2 5 Lo c a t i o n o f A d d i t i o n a l D w e l l i n g U n i t -21- Ex h i b i t 9 Su b m i t t e d G r o u n d F l o o r P l a n Fi l e N o : MV 46 /2 5 Ap p l i c a n t : J . M a z e r o l l e & F . G e r a c e Mu n i c i p a l A d d r e s s : 4 3 1 S h e p p a r 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 : A u g u s t 2 2 , 2 0 2 5 -22- Ex h i b i t 10 Su b m i t t e d S e c o n d F l o o r P l a n Fi l e N o : MV 46 /2 5 Ap p l i c a n t : J . M a z e r o l l e & F . G e r a c e Mu n i c i p a l A d d r e s s : 4 3 1 S h e p p a r 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 : A u g u s t 22 , 2 0 2 5 -23- Report to Committee of Adjustment Application Numbers: MV 47/25 to MV 50/25 Date: September 10, 2025 From: Isabel Lima Principal Planner, Development Review Subject: Minor Variance Applications MV 47/25 to MV 50/25 Mattamy (Seaton) Limited Whitevale Road (Block 11 on SP 2009-11 (R2), Block 163, Units 2, 3, 4, & 5) Applications MV 47/25 to MV 50/25 The applicant requests relief from Zoning By-law 8149/24 to permit: •a minimum lot area of 140 square metres for Street Townhouse Dwelling with integrated private garage facing the front lot line, whereas the By-law permits a minimum of 150 square metres; and •a minimum lot frontage of 5.6 metres for Street Townhouse Dwelling with integrated private garage facing the front lot line, whereas the By-law permits a minimum of 6.0 metres. The applicant requests approval of these minor variance applications to obtain building permits to construct townhouses on four future lots. Recommendation For your information, and based solely on the application s and supporting documentation filed by the applicant, the City Development Department has reviewed the application s 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 these applications, the following condition is recommended: 1.That these variances apply only to the proposed future lots for townhouses, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibits 2 & 3). -24- Report MV 47/25 to MV 50/25 September 10, 2025 Page 2 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 properties are designated “Urban System – Community Areas”. This designation permits a wide range of uses, including residential. The Pickering Official Plan designates the subject properties as “Urban Residential Areas – Low Density Area”, which are intended to accommodate residential uses. Staff is of the opinion that the requested variances maintain the general intent and purpose of the Official Plans. Conforms to the Intent and Purpose of the Zoning By-law The subject properties are zoned “X381 (SMDM-H)” – Exception Zone 381 under Zoning By-law 8149/24, which permits Street Townhouse Dwellings. Minimum Lot Area The applicant is requesting relief from the minimum lot area requirement to permit a lot area of 140 square metres, whereas the By-law requires a minimum of 150 square metres. The intent of the minimum lot area provision is to ensure that each lot provides a usable and functional space that is compatible with the surrounding neighbourhood. The proposed lot areas are only slightly smaller than the standard and, through the submitted plans, the applicant has demonstrated that the townhouse units can be approp riately sited on the subject lots. The proposed development is not anticipated to result in negative impacts on adjacent properties and will maintain the residential character of the area. Minimum Frontage The applicant is also requesting relief from the minimum lot frontage requirement to permit a frontage of 5.6 metres, whereas the By-law requires a minimum of 6.0 metres. The intent of the frontage provision is to ensure a functional and livable building envelope that integrates appropriately with the surrounding streetscape. The City’s lot and road grading standards requires that the rear of each lot sit approximately 2.0 metres higher than the front. This results in a unique design challenge where a narrower townhouse form is more suitable to address the grade change. The proposed 5.6-metre-wide townhouse design is specifically intended for sloped lots, integrates well with the grade, and continues to provide a high standard of livability and curb appeal. Staff is of the opinion that the requested variances maintain the general intent and purpose of the Zoning By-law. -25- Report MV 47/25 to MV 50/25 September 10, 2025 Page 3 Desirable for the Appropriate Development of the Land and Minor in Nature The requested variances will allow for the efficient development of the subject properties with townhouse units that are compatible with the surrounding neighbourhood. The reductions in lot area and frontage are modest in scale and continue to provide for functional lots and dwellings. The townhouse form has been designed to address the site’s unique grading conditions, ensuring that the development integrates well with the block and contributes positively to the streetscape. The proposal is not expected to create adverse impacts on adjacent properties or the broader area. Staff is of the opinion that the requested variances are desirable for the appropriate development of the land and are minor in nature. Input From Other Sources Applicant •The applicant has submitted a Cover Letter in support of this application. Please contact the City Development Department to receive a copy of this letter at citydev@pickering.ca. Engineering Services •No comments. Building Services •No comments or concerns from Building Services. Construction is not permitted to take place until a Building Permit(s) has been applied for and issued. Fire Department •No comments. Toronto and Region Conservation Authority •No comments. Public Input •No written submissions have been received from the public as of the date of writing this report. Date of report: September 4, 2025 Comments prepared by: Ash Roy Isabel Lima Planner I Principal Planner, Development Review AR:nr /CityDevDept/D3700/2025/MV 47-25 to MV 50-25/7. Report/Report MV 47-25 to MV 50-25.docx Attachments Original Signed By Original Signed By -26- ) -04;6/- PlCKERlNG City Development Department Location Ma File: MV 47/25 to MV 50/25 Highway 407 Subject Lands Exhibit 1 IL =.-.=--~ '")f'~~~ ,ong e--J-4---~ .. ~l ~- I _ 5\i\\l'll· Munici al Address: Whitevale Road (Units 2, 3, 4 & 5) © 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. Date: Aug. 22, 2025 SCALE : 1:10,00 THIS ISNOTAPLANOF SURVEY. l:\PLANNING\01 -MapFiles\MV\2025\MV 47-25 to MV 50-25\MV 47-25 to MV 50-25\MV 47-25 to MV 50-25 .aprx -27- 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 47 /2 5 t o M V 5 0 / 2 5 Ap p l i c a n t : M a t t a m y ( S e a t o n ) L i m i t e d Mu n i c i p a l A d d r e s s : W h i t e v a l e R o a d ( B l o c k 1 1 o n S P 2 0 0 9 - 1 1 ( R 2 ) , B l o c k 1 6 3 , U n i t s 2 , 3 , 4 , & 5 ) 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 u g u s t 1 9 , 2 0 2 5 to p e r m i t a m i n i m u m l o t fr o n t a g e o f 5 . 6 m e t r e s f o r St r e e t T o w n h o u s e Dw e l l i n g w i t h i n t e g r a t e d pr i v a t e g a r a g e f a c i n g t h e fr o n t l o t l i n e to p e r m i t a m i n i m u m l o t a r e a o f 14 0 s q u a r e m e t r e s f o r S t r e e t To w n h o u s e D w e l l i n g w i t h in t e g r a t e d p r i v a t e g a r a g e f a c i n g th e f r o n t l o t l i n e -28- Ex h i b i t 3 Su b m i t t e d L e g a l P l a n Fi l e N o : MV 47 /2 5 t o M V 5 0 / 2 5 Ap p l i c a n t : M a t t a m y L i m i t e d Mu n i c i p a l A d d r e s s : W h i t e v a l e R o a d ( B l o c k 1 1 o n S P 2 0 0 9 - 1 1 ( R 2 ) , B l o c k 1 6 3 , U n i t s 2 , 3 , 4 , & 5 ) 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 u g u s t 1 9 , 2 0 2 5 -29- Report to Committee of Adjustment Application Number: MV 52/25 Date: September 10, 2025 From: Isabel Lima Principal Planner, Development Review Subject: Minor Variance Application MV 52/25 C. Schilling 693 Lublin Avenue Application The applicant requests relief from Zoning By-law 8149/24, to permit a maximum driveway width of 6.0 metres at the lot line for a lot with lot frontage less than 11.0 metres , whereas the by-law permits a maximum driveway width of 3.0 metres at the lot line for a lot with lot frontage less than 11.0 metres. The applicant requests approval of this minor variance application to widen the existing driveway. 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 proposed driveway, as generally sited and outlined on the applicant’s submitted plan (refer to Exhibit 2). 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 Official Plan, the subject property is designated “Urban System – Community Areas”, which permits a wide range of uses, including residential. Under the Pickering Official Plan, the subject site is designated “Urban Residential Areas – Low Density Area” within the Bay Ridges Neighbourhood, which permits residential uses. Staff is of the opinion that the requested variance maintains the general intent and purpose of the Official Plans. -30- Report MV 52/25 September 10, 2025 Page 2 Conforms to the Intent and Purpose of the Zoning By-law The subject property is zoned “R2A” under Zoning By-law 8149/24. Maximum Driveway Width For residential zones, the Zoning By-law establishes maximum driveway widths based on lot frontage, with separate standards for lots less than 11.0 metres and those greater than 11.0 metres. The subject property has a lot frontage of 10.6 metres, and therefore the maximum permitted driveway width is 3.0 metres. The intent of this provision is to ensure sufficient space is maintained in the front yard for landscaping and to accommodate grading and drainage. The additional driveway space is required to accommodate a perpendicular parking arrangement for an existing Additional Dwelling Unit located in the basement of the dwelling. The applicant is proposing an approximate area of 36.5 square metres of soft landscaping within the front yard (43 percent of the front yard area), which will provide sufficient space for landscaping and appropriate drainage. Staff is of the opinion that the requested variance to increase the driveway width is in keeping with the general intent and purpose of the Zoning By -law. Desirable for the Appropriate Development of the Land and Minor in Nature The requested variance to permit a driveway width of 6.0 metres will facilitate a perpendicular parking arrangement. The proposed increase in width will not negatively impact lot drainage and is generally consistent with the character of the existing lots along Lublin Avenue, which feature a mix of single and double driveways. Staff is of the opinion that the requested variance is minor in nature and desirable for the appropriate development of the land. Input From Other Sources Applicant •Requesting additional driveway space and curb cut to provide a perpendicular parking arrangement. Engineering Services •Ensure the increased driveway width (if approved through this application) does not adversely affect the drainage patterns within the lot and surrounding area. •The driveway (if approved with this application) is to be constructed using permeable pavers. Building Services •No concerns. -31- Report MV 52/25 September 10, 2025 Page 3 Fire Services •No comments. Durham Region Planning and Economic Development •No comments. Ward 2 Council Office •City and Regional Councillors for Ward 2 have reviewed the application and are in support of the work that is planned on the property. Public Input •Residents of 691 Lublin Avenue; 695 Lublin Avenue; 704 Lublin Avenue; and 1445 Colmar Avenue have reviewed the site plan and are in support of the work that is planned on the property. Date of report: September 4, 2025 Comments prepared by: Kerry Yelk Isabel Lima Planner II Principal Planner, Development Review KY:nr /CityDevDept/D3700/2025/MV 52-25/7. Report/MV 52-25 Report.doc Attachments Original Signed By Original Signed By -32- (!) (!) :J :J C C (!) (!) > > <I'. <I'. N C ~ -..c 0 :J 0 _J -Subject- -Lands ------1 Willowside Court -~ Colmar Avenue Parkham Crescent Parkham ~____,_-~-~-----"'-------' Parkette Bay-Coastal Wetland Complex \ ~ X X X ¥ ~ ------ French~s-----------l) --------- Alex Robertson ........_ / Park ~ Location Map File: MV 52/25 Applicant: C. Schilling ""O cu 0 0::: .r: (.) cu (!) Ill >- ""O C cu Cl) -04;6/- PlCKERlNG Municipal Address: 693 Lublin Avenue © The Corporation of the C ity of Pickering Produced (in part) under li cense from: I © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Hi s Majesty the King in Bayridges Kinsmen Park Exhibit 1 \ / City Development Department Right of Canada , Department of Natural Resources. All rights re served .;© Teranet Enterprise s Inc. and its suppliers. All rights reserved.;© Municipal Property Assessment Corporation and its supp liers. All rights rese rved . Date: Aug. 25, 2025 ;l~;T~2~F 1~:2.0 I l:\PLANNING\01 -MapFIles\MV\2025\MV 52-25\MV 52-25\MV 52-25.aprx -33- Ex h i b i t 2 to p e r m i t a m a x i m u m d r i v e w a y w i d t h a t Lublin Avenue th e l o t l i n e f o r a l o t w i t h l o t f r o n t a g e l e s s th a n 1 1 . 0 m e t r e s : 6 . 0 m e t r e s Ex i s t i n g D r i v e w a y Pr o p o s e d e x t e n t o f (3 . 3 8 m e t r e s w i d e ) wi d e n e d D r i v e w a y 6.0 metres Su b m i t t e d S i t e P l a n Fi l e N o : MV 52 /2 5 Ap p l i c a n t : C. S c h i l l i n g Mu n i c i p a l A d d r e s s : 69 3 L u b l i n 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 : A u g u s t 2 5 , 2 0 2 5 -34-