HomeMy WebLinkAboutPLN 20-25Report to
Planning & Development Committee
Report Number: PLN 20-25
Date: October 6, 2025
From: Kyle Bentley
Director, City Development & CBO
Subject: Draft Plan of Subdivision Application SP-2022-01
Zoning By-law Amendment Application A 03/22
Highglen Homes Limited
Northeast corner of Finch Avenue and Nature Haven Crescent
Recommendation:
1.That Draft Plan of Subdivision Application SP-2022-01, submitted by Highglen Homes
Limited, to establish a residential plan of subdivision, consisting of eight lots for detached
dwellings, one block for a daylighting triangle, and one block for a road extension, as
shown on Attachment 3 to Report PLN 20-25, and the implementing conditions of
approval, as set out in Appendix I, be endorsed; and
2.That Zoning By-law Amendment Application A 03/22, submitted by Highglen Homes
Limited, to implement Draft Plan of Subdivision SP-2022-01, on lands located on the
northeast corner of Finch Avenue and Nature Haven Crescent, be approved, and that the
draft Zoning By-law Amendment, as set out in Appendix II to Report PLN 20-25, be
finalized and forwarded to Council for enactment.
Executive Summary: The purpose of this report is to seek Council’s endorsement of a
Draft Plan of Subdivision and approval of a Zoning By-law Amendment, submitted by Highglen
Homes Limited. The proposal seeks to permit a residential plan of subdivision consisting of
eight lots for detached dwellings fronting onto Finch Avenue and Nature Haven Crescent.
The subject property is located on the north side of Finch Avenue, east of Nature Haven
Crescent and west of Altona Road, within the Rouge Park Neighbourhood (see Location Map,
Attachment 1). The property has frontage on both Finch Avenue and Nature Haven Crescent.
The proposed draft plan of subdivision, as shown in Attachment 3 to this report, includes:
•eight lots for detached dwellings, with two lots fronting onto Finch Avenue, and six lots
fronting onto Nature Haven Crescent
•an extension of the turning elbow on Nature Haven Crescent, to be designed in accordance
with the City’s standards and conveyed to the City; and
•a daylight triangle at the intersection of Finch Avenue and Nature Haven Crescent, to be
conveyed to the City
City Development staff support the proposed development. The proposal conforms with the
2024 Provincial Planning Statement and the Regional Official Plan, which encourage the
PLN 20-25 October 6, 2025
Page 2
intensification of vacant and underutilized land for residential purposes and support the
creation of complete communities. It also complies with the residential density requirements of
the Pickering Official Plan. In addition, the proposal has regard for the Rouge Park
Neighbourhood policies and Design Guidelines, which, among other design objectives, require
new development along Finch Avenue to maintain a strong visual and physical relationship
with the street through homes oriented toward the street and prominent main entrances.
Technical matters related to the development will be addressed through the conditions of draft
plan approval. These matters include, but are not limited to, street tree planting and tree
compensation, architectural treatment, drainage and grading, site servicing, parkland
dedication, and construction management.
Accordingly, staff recommend that Council endorse Draft Plan of Subdivision SP-2022-01 and
the associated conditions of draft plan approval, as outlined in Appendix I to this report. Staff
also recommend that Zoning By-law Amendment A 03/22 be approved, and that the draft
zoning by-law amendment, as set out in Appendix II to this report, be finalized and forwarded
to Council for enactment.
Relationship to the Pickering Strategic Plan: The recommendations in this report respond
to the Pickering Strategic Plan Priority of Advance Innovation & Responsible Planning to
Support a Connected, Well-Serviced Community.
Financial Implications: No direct costs to the City are anticipated as a result of the
proposed development.
Discussion: The purpose of this report is to seek Council’s endorsement of a Draft Plan of
Subdivision and approval of a Zoning By-law Amendment, submitted by Highglen Homes
Limited, to facilitate the development of a residential subdivision. This report highlights how the
proposal conforms to the new Provincial Planning Statement, the new Regional Official Plan,
the Pickering Official Plan, and the Rouge Park Neighbourhood policies and Development
Guidelines.
1. Background
1.1 Property Description
The subject property is located on the north side of Finch Avenue, east of Nature Haven
Crescent and west of Altona Road, within the Rouge Park Neighbourhood (see Location
Map, Attachment 1). The property is approximately 0.51 of a hectare, with frontage on
both Finch Avenue and Nature Haven Crescent. The property is currently vacant (see
Air Photo Map, Attachment 2).
PLN 20-25 October 6, 2025
Page 3
Surrounding land uses include:
North: To the north are several infrastructure corridors, including the York/Durham
sanitary sewer, the Canadian Pacific Railway corridor, and the Enbridge
Pipeline. At the northwest corner, the subject property abuts lands owned
by Parks Canada, which form part of the Rouge National Urban Park.
East: Immediately to the east is a detached dwelling fronting Finch Avenue. Also,
to the east are environmentally sensitive lands owned by the Toronto and
Region Conservation Authority (TRCA), which form part of the Petticoat
Creek Watershed.
South: Across Finch Avenue are detached dwellings fronting onto Finch Avenue.
Further south are environmentally sensitive lands, which form part of the
Petticoat Creek Watershed.
West: To the west is an established residential subdivision consisting of detached
dwellings fronting Nature Haven Crescent.
1.2 Applicant’s Proposal
The applicant has submitted applications for Draft Plan of Subdivision and Zoning
By-law Amendment to establish a residential plan of subdivision.
The proposal consists of eight lots for detached dwellings fronting onto Finch Avenue and
Nature Haven Crescent (see Submitted Draft Plan of Subdivision, Attachment 3, and
Submitted Site Plan, Attachment 4). A summary of the proposed land uses is provided
below:
Block/Lot
Number Land Area Proposed Use
Lots 1 to 8 0.46 hectares
Eight lots for detached dwellings, with lot areas
ranging from 460 to 837 square metres and lot
frontages of 15.0 metres. Two lots will front onto
Finch Avenue, and the remaining six lots will front
onto Nature Haven Crescent.
Roads 0.05 hectares
An extension of the turning elbow on Nature Haven
Crescent, to be designed in accordance with the
City’s standards and conveyed to the City.
Block 1 0.0025 hectares
A sight triangle at the intersection of Finch Avenue
and Nature Haven Crescent, to be conveyed to the
City.
Total 0.51 hectares
PLN 20-25 October 6, 2025
Page 4
To implement the development, the applicant proposes to rezone the property from
“A” – Agriculture zone to “R1F” – Residential First Density zone. The R1F zone permits
a detached dwelling and up to two additional dwelling units, per lot. The proposal meets
all R1F zone standards for lot frontage, lot area, yard setbacks, and lot coverage.
The applicant is also requesting a site-specific zoning exception to reduce the permitted
maximum building height to 9.0 metres, whereas the R1F zone permits a maximum
building height of 12.0 metres. This reduced building height is consistent with the
zoning standards that apply to the existing detached dwellings to the west along Nature
Haven Crescent (see Zoning Provisions Comparison Chart, Attachment 6).
Each proposed dwelling will provide parking for four vehicles: two spaces within a
double-car garage and two spaces on the driveway. This exceeds the minimum Zoning
By-law requirement of two parking spaces for a detached dwelling. The proposed
garages will comply with the Zoning By-law, which requires each parking space to have
a minimum width of 2.9 metres and a minimum depth of 6.0 metres. This provides
enough room to park two vehicles in the garage, with additional space for garbage bins
and other household items.
2.Public Engagement
A Statutory Public Meeting for the applications was held on June 6, 2022. Notice of the
meeting was provided through a mailing to all properties within 150 metres of the
subject lands. In total, notices were mailed to 51 property owners. In addition to the
mailed notices, a notice sign was installed on the property.
3.Comments Received
3.1 Comments received at the June 6, 2022, Statutory Public Meeting
At the Statutory Public Meeting, one area resident provided comments. The resident’s
concerns related to the removal of a tree located on the subject property and questions
about the dewatering process during construction, including the potential impact it may
have on neighbouring dwellings.
Members of the Planning & Development Committee also raised questions and
comments, including the need for the applicant to submit pre-condition surveys to
ensure no damage occurs to neighbouring dwellings during construction, as well as
questions about providing access for future residents to the adjacent TRCA lands.
A more detailed summary of the comments and questions raised by both the resident
and Committee members, along with staff’s responses, is provided in Section 4.8 of this
report.
PLN 20-25 October 6, 2025
Page 5
3.2 Agency Comments
3.2.1 Toronto and Region Conservation Authority
•no objections to the applications, subject to the conditions of draft plan approval
•technical matters related to erosion and sediment control, construction management,
and hydrogeology must be addressed during the detailed design stage
3.2.2 Region of Durham
•no objections to the applications, subject to the conditions of draft plan approval
•technical matters related to site contamination must be addressed during the
detailed design stage
3.2.3 Canadian Pacific Railway
•no objections to the applications, subject to the conditions of draft plan approval
3.2.4 Canada Post
•no objections to the applications, subject to the conditions of draft plan approval
3.2.5 Durham Catholic District School Board
•no objections to the applications
•students from this development will attend St. Monica Catholic School, located at
275 Twyn Rivers Drive, and St. Mary Catholic Secondary School, located at
1918 Whites Road
3.2.6 Durham District School Board (DDSB)
•no objections to the applications
•students generated from this development (approximately four elementary pupils
and two secondary pupils, as determined by the DDSB) will attend existing
neighbourhood schools
3.2.7 Parks Canada
•the subject property is adjacent to significant swamp lands within the Rouge National
Urban Park, which form part of a Provincially Significant Wetland Complex
•the park lands that directly abut the property to the west and north are identified as
Critical Habitat for Blanding’s Turtles under the Species At Risk Act
•Parks Canada has commented that the proposed development should not negatively
affect adjacent natural habitats, the surrounding watershed, and species-at-risk
•Parks Canada also requests the opportunity to provide input on erosion and
sediment control plans, as well as on mitigation measures for construction activities
PLN 20-25 October 6, 2025
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3.3 Comments from City Departments
3.3.1 Engineering Services
•no objections to the applications, subject to the conditions of draft plan approval
•technical matters related to grading and drainage, stormwater management, and the
proposed road extension will be further reviewed through the detailed design stage
3.3.2 Fire Services
•no objections to the applications
3.3.3 Sustainability
On September 20, 2022, City Council adopted new Integrated Sustainable Design
Standards for all new development applications in the City, replacing the 2007
Sustainable Development Guidelines. Applications submitted (and deemed complete)
before December 31, 2022, continue to follow the 2007 guidelines and must achieve at
least Level 1, or a minimum of 19 points. Since these applications were received in
January 2022, before the new standards took effect, the 2007 guidelines apply.
Sustainability staff have reviewed the Sustainable Development Checklist, prepared by
Design Plan Services, dated June 2024, and have no objections to the applications. The
proposal aims to achieve a total of 24 points, which exceeds the minimum Level 1
(19 points) required. Sustainability staff are satisfied that the proposal complies with the
2007 Sustainable Development Guidelines.
4.Planning Analysis
4.1 The proposal conforms to the Provincial Planning Statement (2024)
On October 20, 2024, the Ministry of Municipal Affairs and Housing (MMAH) released a
new Provincial Planning Statement (PPS), replacing both the Provincial Policy Statement
(2020) and A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2019).
The PPS directs planning authorities to promote intensification and redevelopment in
Settlement Areas to support the achievement of complete communities. The PPS also
requires municipalities to permit all types of residential intensification and to utilize land
and existing infrastructure efficiently to meet the housing needs of current and future
residents.
The proposal supports the intensification of vacant and underutilized land for residential
purposes, which will contribute to the growth of the Rouge Park Neighbourhood. The
proposed subdivision represents a modest form of residential intensification that makes
efficient use of existing municipal infrastructure.
The proposal conforms to the new PPS.
PLN 20-25 October 6, 2025
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4.2 The proposal conforms to the Durham Regional Official Plan “Envision Durham”
On May 17, 2023, Durham Regional Council adopted the new Official Plan “Envision
Durham”, as amended. The MMAH approved the Official Plan, in part, on September 3,
2024, with the remaining parts approved on December 13, 2024.
On January 1, 2025, Durham Region became an upper-tier municipality without land
use planning responsibilities. Pursuant to Subsection 70.13(2) of the Planning Act, the
Region of Durham Official Plan is deemed to constitute an official plan of the City in
respect of any area in the City to which it applies, and will remain in effect until the City
revokes or amends it.
The Regional Official Plan (ROP) designates the subject property as “Urban System –
Community Areas”. The ROP supports development within Urban Areas, promotes the
efficient use of existing and planned infrastructure, and encourages the intensification of
Community Areas through gentle intensification.
Policy 5.1.6 of the ROP states that, on an annual basis, a minimum of 50 percent of all
new residential units across the Region should be provided through intensification. The
ROP defines intensification as the development of a property, site, or area at a higher
density than currently exists, such as the development of vacant or underutilized lots or
infill development.
The proposal aligns with ROP policies that promote the intensification of vacant and
underutilized land, particularly for new housing, while optimizing the efficient use of
existing municipal water and sewage services. The proposed subdivision represents an
appropriate example of gentle intensification that respects the character of the
established built form.
The proposal conforms to the ROP.
4.3 The proposal conforms to the density requirements of the Pickering Official Plan
The Pickering Official Plan (POP) designates the subject property as “Urban Residential
Areas – Low Density Area”. Urban Residential Areas are intended primarily for housing
and related uses.
The Low Density Area designation permits a maximum net residential density of
30 dwellings per net hectare. The proposal will result in a net residential density of
18 units per hectare, which is well within the permitted range.
The proposal complies with the density requirements of the POP.
4.4 Compensation will be provided for the removal of trees on the subject property
The POP identifies the southern boundary of the subject property as part of the “Natural
Heritage System” and identifies it as containing “Significant Woodlands”. The property
borders lands owned by the TRCA and Parks Canada, which are identified as
PLN 20-25 October 6, 2025
Page 8
containing “Significant Woodlands”, “Shorelines, Significant Valley Lands, and Stream
Corridors”, and “Rouge-Duffins Wildlife Corridor” in the City’s Official Plan.
In accordance with the POP, an Environmental Impact Study (EIS) is required for any
development proposed within 120 metres of a key natural heritage feature or key
hydrologic feature. In support of the proposed development, the applicant has submitted
an EIS, prepared by Beacon Environmental Limited, revised and dated February 18, 2025.
The EIS concludes that there are no threatened or endangered species, provincially
significant wetlands, or significant wildlife habitats on the subject property. Wooded
areas are located to the north and east of the property, but these areas are located over
10 metres away from the property. This setback is considered sufficient to provide an
appropriate buffer between the wooded areas and the proposed development.
The EIS confirms that the property is located approximately 30 metres from Petticoat
Creek to the east and over 10 metres from the associated floodline. These setbacks are
considered sufficient to provide an appropriate buffer between the creek and the
development.
The subject property also features a hedgerow in the southeastern corner, along with a
small cultural thicket in the same area, and a cultural meadow located in the center of
the property. The EIS states that all existing vegetation, including the meadow and
trees, must be removed to accommodate the development. It concludes that none of the
vegetation to be removed is ecologically significant, as it is dominated by tolerant or
non-native species.
A supplementary Arborist Report, prepared by Beacon Environmental Limited, dated
July 2021, states that 42 trees on the property and 13 trees within the Finch Avenue
right-of-way are required to be removed to facilitate the development.
The applicant is required to compensate the City for the removal of trees on and around
the property. In accordance with the City’s Tree Inventory, Preservation, and Removal
Compensation requirements, a total of 122 replacement trees is required. As a condition
of draft plan approval, the applicant will be required to provide compensation through
replacement planting or cash-in-lieu. Where replacement planting is proposed, a
Landscape Plan must be submitted showing the location, size, and species of all trees,
to the satisfaction of the City.
Along with the tree compensation, the EIS and Arborist Report recommend mitigation
measures to minimize impacts on adjacent features, including, but not limited to:
• installing tree protection barriers around all remaining trees during construction
• installing silt fencing to prevent sediment from leaving the site
• timing vegetation removal outside the bird breeding season, from April 1 to
November 15
• installing chain-link fencing along the eastern boundary after construction to prevent
future residents from accessing the adjacent environmentally sensitive lands owned
by the TRCA
PLN 20-25 October 6, 2025
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As a condition of draft plan approval, the applicant will be required to implement all
mitigation measures recommended in the EIS before, during, and after construction.
The TRCA has reviewed the submitted EIS and has no objections to the proposed
development, subject to conditions of draft plan approval. The City retained R.J.
Burnside & Associates Limited to peer review the submitted EIS. The peer review
advised that they concur with the recommendations and mitigation measures and have
no objections to the proposed development. Technical matters, including dark-sky
compliant lighting, erosion and sediment control, and conformity with the Rouge
National Urban Park Management Plan, will be further addressed during the detailed
design phase, to the satisfaction of the TRCA and the City.
4.5 The proposal is consistent with the Rouge Park Neighbourhood policies and
Development Guidelines
The Rouge Park Neighbourhood policies and Development Guidelines establish
development goals and provide criteria to ensure lands are developed as part of a
cohesive and well-designed neighbourhood.
The guidelines direct that new development along Finch Avenue should maintain a
strong visual and physical relationship with the street through enhanced flankage
elevations that include ample glazing, entrances, and architectural detail. The policies
discourage the use of reverse frontages, berms, or significant fencing adjacent to Finch
Avenue.
The front yards of the proposed lots face Finch Avenue and Nature Haven Crescent,
reinforcing a street-related presence. Lot 3, located at the corner of Finch Avenue and
Nature Haven Crescent, will feature an enhanced flankage elevation with a main
entrance oriented toward Finch Avenue (see Attachment 5, Conceptual Building
Elevations). This will create a visual focal point at the intersection and contribute to an
enhanced streetscape.
The proposal also considers the built form of the existing subdivision to the west along
Nature Haven Crescent, ensuring that the new homes fit appropriately within the
neighbourhood. Attachment 6 to this report provides a comparison of the requested
zoning standards for this development with those of the adjacent subdivision. The
analysis confirms that the proposed standards for lot size, frontage, setbacks, building
height, and lot coverage are consistent with those established in the adjacent
subdivision.
The proposed development has regard for the design objectives of the Rouge Park
Neighbourhood policies and Development Guidelines. As a condition of draft plan
approval, the applicant will be required to submit preliminary model designs for the
dwellings for review and approval by the City’s Urban Design Review Consultant.
Through this review process, staff will continue to work with the applicant to ensure the
design objectives of the Rouge Park Neighbourhood policies and guidelines are met.
PLN 20-25 October 6, 2025
Page 10
4.6 The proposal is expected to have no traffic impacts on the surrounding road
network
In support of the proposed development, the applicant has submitted a Traffic Opinion
Letter, prepared by CGE Transportation Consulting, revised and dated January 8, 2025.
The analysis concludes that the development is expected to generate approximately
seven vehicular trips (two inbound trips and five outbound trips) during the weekday
morning peak hour (between 7:30 am and 8:30 am). During the weekday afternoon
peak hour (between 4:45 pm and 5:45 pm), the development is expected to generate
nine vehicular trips (six inbound trips and three outbound trips).
The study finds that the Finch Avenue and Nature Haven Crescent intersection currently
operates under excellent conditions, with no queuing issues in any direction during peak
hours. The limited traffic generated by the development is not anticipated to create
significant impacts at the intersection or on the broader road network. The analysis also
confirms that the intersection has ample capacity to accommodate the additional trips.
The City's Engineering Services Department and the Region of Durham Works
Department have reviewed the submitted Traffic Opinion Letter and are satisfied with
the findings.
4.7 The applicant is required to pay their proportionate share of the cost of the Rouge
Park Neighbourhood Study
The Rouge Park Neighbourhood Development Guidelines require developers to pay
their proportionate share of the cost of the Rouge Park Neighbourhood Study. These
costs are based on the developable area of the property, and are adjusted annually
based on the Southam Construction Cost Index. As a condition of draft plan approval,
the applicant will be required to pay their proportionate share of the cost of the Rouge
Park Neighbourhood Study.
4.8 Responses to comments from an area resident and Committee Members
The following are responses to questions and concerns raised by an area resident at
the Statutory Public Meeting.
Resident Comments Staff’s Response
Concerns about the
removal of a mature tree
located along the western
boundary of the subject
property.
To accommodate the proposed development, 42 trees
on the property will need to be removed. The specific
tree identified by the resident must be removed to
accommodate the proposed extension of the turning
elbow on Nature Haven Crescent (see figure below).
PLN 20-25 October 6, 2025
Page 11
Resident Comments Staff’s Response
Concerns about the effects
of the dewatering process
during construction on
adjacent residential
dwellings, including
damage to neighbouring
homes, basement leaks,
and cracking in the street.
The area resident also
expressed concerns about
the noise generated from
the dewatering process.
As a condition of draft plan approval, the applicant is
required to submit pre-condition surveys for the abutting
dwellings fronting onto Finch Avenue and Nature Haven
Crescent (specifically, 191-203 Finch Avenue, 220 Finch
Avenue, and 180, 182, and 189-195 Nature Haven
Crescent). These surveys will be reviewed by
Engineering Services staff to ensure existing conditions
are documented before construction, and that
appropriate measures are in place to mitigate potential
impacts on neighbouring properties.
In addition, as a condition of draft plan approval, the
applicant is required to submit a Construction
Management Plan. Engineering Services staff will review
the plan to ensure that future construction activities
comply with the City’s regulations and minimize impacts
on the neighbourhood, public roads, and the
environment. Among other matters, the Construction
Management Plan will specify designated areas within
the site for parking construction vehicles and storing
equipment and materials to ensure future construction
activities do not disrupt surrounding streets.
The following are responses to questions raised by Members of the Planning &
Development Committee at the Statutory Public Meeting.
Committee Comments Applicant or Staff’s Response
Requested that the
applicant confirm the age
of the mature tree
The applicant’s arborist, Beacon Environmental Limited,
estimates that the tree is more than 70 years old, based
on its species and cumulative trunk diameter, and notes
that it is in fair to good condition.
PLN 20-25 October 6, 2025
Page 12
Committee Comments Applicant or Staff’s Response
referenced by the area
resident.
Questioned whether the
applicant would be
providing future residents
with access to the adjacent
lands owned by the TRCA.
The adjacent lands owned by the TRCA are
environmentally sensitive and form part of the Petticoat
Creek Watershed. As required by the TRCA, and as a
condition of draft plan approval, the applicant is required
to install fencing along the rear property boundaries of
the proposed lots that abut TRCA lands, to prohibit
access by future residents into these sensitive natural
areas.
4.9 Technical matters will be addressed through the conditions of draft plan approval
Detailed design issues will be dealt with through the conditions of draft plan approval,
and a future subdivision agreement. Technical matters to be further addressed include,
but are not limited to:
• architectural treatment
• noise attenuation measures
• construction management
• erosion and sediment control
• on-site grading and drainage
• site servicing
• fencing
• street tree planting and tree compensation
• parkland dedication
The proposed conditions of draft plan approval, outlined in Appendix I to this report,
address these and other matters. Staff recommended that Council endorse these
conditions.
5. Conclusion
The proposal complies with applicable policies in the Provincial Planning Statement, the
Regional Official Plan, and the Pickering Official Plan. Additionally, the subdivision
layout, lot sizes, and proposed built form meet the objectives of the Rouge Park
Neighbourhood policies and Design Guidelines.
Accordingly, staff recommend that Council endorse Draft Plan of Subdivision
SP-2022-01, and the associated conditions of draft approval, as outlined in Appendix I
to this report.
Staff also recommend that the implementing zoning by-law, as set out in Appendix II to
this report, be finalized and forwarded to Council for enactment.
PLN 20-25 October 6, 2025
Page 13
6.Applicant’s Comments
The applicant has been advised of, and concurs with, the recommendations of this
report.
Appendices
Appendix I Recommended Conditions of Approval for Draft Plan of Subdivision SP-2022-01
Appendix II Recommended Zoning By-law Provisions for Zoning By-law Amendment
Application A 03/22
Attachments:
1.Location Map
2.Air Photo Map
3.Submitted Draft Plan of Subdivision
4.Submitted Site Plan
5.Conceptual Building Elevations
6.Zoning Provisions Comparison Chart
Prepared By:
Original Signed By
Isabel Lima
Principal Planner, Development Review
Original Signed By
Nilesh Surti, MCIP, RPP
Division Head, Development Review
Approved/Endorsed By:
Original Signed By
Catherine Rose, MCIP, RPP
Chief Planner
Original Signed By
Kyle Bentley, P. Eng
Director, City Development & CBO
IL:ld
Recommended for the consideration
of Pickering City Council
Original Signed By L. Gibbs for
Marisa Carpino, M.A.
Chief Administrative Officer
Appendix I to
Report No. PLN 20-25
Recommended Conditions of Approval for
Draft Plan of Subdivision SP-2022-01
Recommended Conditions of Approval for
Draft Plan of Subdivision SP-2022-01
General Conditions
1.That the Owner shall prepare the final plan generally on the basis of the approved draft plan
of subdivision, prepared by Design Plan Services Inc., for the lands being Part of Lot 33,
Concession 2, Now Part 4, 40R-29767, dated September 12, 2025, which illustrates eight (8)
lots for detached dwellings, one (1) block for a daylighting triangle, and one (1) block for a road
extension.
Region of Durham
2.That the Owner shall grant to the Region of Durham, any easements required to provide
Regional services for this development. The easements shall be in locations and of such widths
as determined by the Region of Durham.
3.That the Owner shall agree in the City of Pickering’s subdivision agreement to implement the
noise recommendations of the report, entitled, “Noise Feasibility Study,” prepared by Howe
Gastmeier Chapnik Limited, revised and dated October 25, 2021. The Owner shall agree in the
subdivision agreement to implement the recommended noise control measures and warning
clauses. The agreement shall contain a full and complete reference to the noise study (i.e.,
author, title, date and any revisions/addenda) and shall include any required noise control
measures and warning clauses recommended in the study.
4.That prior to the finalization of this Plan of Subdivision, the Owner must provide satisfactory
evidence to the Region of Durham in accordance with the Region’s Soil and Groundwater
Assessment Protocol to address site contamination matters.
5.That the Owner shall provide for the extension of such sanitary sewer and water supply facilities
which are external to, as well as within, the limits of this plan that are required to service this
plan. In addition, the Owner shall provide for the extension of sanitary sewer and water supply
facilities within the limits of the plan which are required to service other developments external
to this subdivision. Such sanitary sewer and water supply facilities are to be designed and
constructed according to the standards and requirements of the Region of Durham. All
arrangements, financial and otherwise, for said extensions are to be made to the satisfaction of
the Region of Durham, and are to be completed prior to final approval of this plan.
6.That prior to entering into a subdivision agreement, the Region of Durham shall be satisfied that
adequate water pollution control plant and water supply plant capacities are available to the
proposed subdivision.
7.That the Owner shall satisfy all requirements, financial and otherwise, of the Region of Durham.
This shall include, among other matters, the execution of a subdivision agreement between the
Owner and the Region concerning the provision and installation of sanitary sewers, water
supply, roads and other regional services.
Subdivision Agreement
8.That the Owner enters into a Subdivision Agreement with and to the satisfaction of the City of
Pickering to ensure the fulfillment of the City’s requirements, financial and otherwise, which
shall include, but not necessarily be limited to the conditions outlined in this document.
Recommended Conditions of Approval (SP-2022-01) Page 2
Highglen Homes Limited
40M-Plan
9.That the Owner submits a 40M-Plan to the satisfaction of the City Development Department.
Street Names and House Numbers
10.That street names and signage be provided to the satisfaction of the Region of Durham and the
City of Pickering.
11.That house numbers are assigned as per the City of Pickering’s addressing conventions.
Development Charges & Development Review Inspection Fee
12.That the Owner satisfies the City of Pickering financially with respect to the Development
Charges Act.
13.That the Owner satisfies the City of Pickering with respect to payment for the Development
Services Engineering Review Fee, Residential Lot Grading Review Fee, Road Degradation
Fee, Development Services Inspection Fees, and any additional fees which may be applicable.
Cost Recovery
14.That the Owner satisfies the City with payment in the amount of $1,806.00, payable to Vee An
Management Inc., for their proportionate share of the preparation of the Rouge Park
Neighbourhood Study.
Architectural Control
15.That the Owner submits preliminary model designs for sale, to be reviewed and approved by
the City’s Urban Design Review Consultant. The Owner will be responsible for the City’s full
cost of undertaking this review.
Dedications/Transfers/Conveyances
16.That the Owner shall convey to the City of Pickering, at no cost and free and clear of all
encumbrances, a 5.0 metre by 10.0 metre daylighting triangle on the northeast corner of Finch
Avenue and Nature Haven Crescent.
17.That the Owner conveys to the City of Pickering, at no cost and free and clear of all
encumbrances, the extension of the municipal road known as Nature Haven Crescent.
18.That the Owner conveys to the City of Pickering, at no cost:
i.any easements as required; and
ii.any reserves as required by the City of Pickering.
Recommended Conditions of Approval (SP-2022-01) Page 3
Highglen Homes Limited
Stormwater
19.That the Owner satisfies the Director, Engineering Services, respecting the stormwater
drainage and management system to service all the lands in the subdivision, and any provision
regarding easements.
20.That the Owner satisfies the Director, Engineering Services, for contributions for Stormwater
Maintenance Fees.
Grading
21.That the Owner satisfies the Director, Engineering Services, respecting submission and
approval of a grading control plan.
22.That the Owner satisfies the Director, Engineering Services, respecting authorization from
abutting landowners for all offsite grading.
Geotechnical Investigation
23.That the Owner satisfy the Director, Engineering Services, respecting the submission and
approval of a geotechnical soils analysis.
Fill & Topsoil
24.That the Owner acknowledges that the City of Pickering’s Fill & Topsoil Disturbance By-law
prohibits vegetation or soil disturbance, vegetation or soil removal or importation to the site
unless a permit has been issued. No on-site work prior to Draft Plan Approval is permitted.
A Fill & Topsoil Disturbance Permit will be required should vegetation removal or grading works
proceed prior to a Subdivision Agreement being executed.
Construction/Installation of City Works & Services
25.That the Owner satisfies the Director, Engineering Services, respecting the construction of
Municipal Services such as roads, curbs, storm sewers, sidewalks, and boulevard designs
through the submission and approval of site servicing plan(s).
26.That the Owner satisfies the City of Pickering respecting arrangements for the provision of all
services required by the City.
27.That the Owner satisfies the appropriate authorities respecting arrangements and/or the
conveyance of any easements to any utility to facilitate the installation of their services including
the provision of underground wiring, street lighting, cable television, natural gas and other
similar services for the development.
28. That the Owner agrees that the cost of any relocation, extension, alteration or extraordinary
maintenance of existing services necessitated by this development shall be the responsibility of
the Owner.
Recommended Conditions of Approval (SP-2022-01) Page 4
Highglen Homes Limited
Phasing & Development Coordination
29.That if this subdivision is to be developed by more than one registration, the Owner will be
required to submit a plan showing the proposed phasing, all to the satisfaction of the Region of
Durham and the City of Pickering.
Easements
30.That the Owner conveys any easements to any utility provider to facilitate the installation of
their services in a location(s) to the satisfaction of the City of Pickering and the utility provider.
31.That the Owner arranges, at no cost to the City of Pickering, any easements required on third-
party lands for servicing and such easements shall be in a location as determined by the City
and/or the Region of Durham and are to be granted upon request at any time after draft
approval.
Road Allowances
32. That the Owner shall satisfy the Director, Engineering Services, respecting the construction of
roads with curbs, and boulevard designs which would include the construction of a sidewalk on
the north side of Finch Avenue from Nature Haven Crecent east to the west property line of
220 Finch Avenue. Finch Avenue shall be widened and urbanized on the north side from
Nature Haven Crescent to the culvert at Petticoat Creek. The City of Pickering will cost share
for the road widening.
Construction Management Plan
33.That the Owner satisfies the City of Pickering respecting the submission and approval of a
Construction Management, with such Plan to contain, among other matters:
i.details of erosion and sedimentation controls during all phases of construction and provide
maintenance requirements to maintain these controls;
ii.addressing the parking of vehicles and the storage of construction and building materials
during servicing and construction, and ensuring that such locations will not impede the
flow of traffic or emergency vehicles on existing streets or the proposed public street;
iii.confirmation that the City’s Noise By-law will be adhered to and that all contractors, trades
and suppliers are advised of this By-law;
iv.the provision of mud and dust control on all roads within and adjacent to the site;
v.type and timing of construction fencing;
vi.location of construction trailers; and
vii.details of the temporary construction access.
Fencing
34.That the Owner satisfies the City of Pickering with respect to the provision of temporary fencing
around the entire perimeter of the subject lands during construction, prior to the
commencement of any works.
Recommended Conditions of Approval (SP-2022-01) Page 5
Highglen Homes Limited
35.That the Owner satisfies the City with respect to the provision of fencing for lots and blocks that
are:
i.adjacent to or backing on to open space lands; and
ii.identified in the Noise Attenuation Report.
Landscaping
36.That the Owner satisfies the Director, Engineering Services, respecting the submission and
approval of a boulevard street tree planting plan.
Tree Compensation
37.That the Owner agrees that prior to final approval of the draft plan, compensation for the loss of
tree canopy will be required, either through replacement planting or cash-in-lieu, to be paid to
the City of Pickering. In accordance with Council Resolution #387/18, approved on January 15,
2018, tree removal compensation is to be calculated in accordance with the City of Pickering
Tree Inventory, Preservation and Removal Compensation requirements. Where compensation
through replanting is being considered, the Owner will be required to provide a Landscape Plan
indicating the location, size, and species of all trees, including boulevard trees, to the
satisfaction of the Director, Engineering Services.
Engineering Plans
38.That the Owner satisfies the City of Pickering respecting the submission of appropriate
engineering drawings that detail, among other things: City services, roads, storm sewers,
sidewalks, lot grading, streetlights, fencing, fibre optic conduit, and tree planning, and
financially-secure such works.
39.That the Owner ensures that the engineering plans are coordinated with the
streetscape/architectural control guidelines and further that the engineering plans coordinate
the driveway, street hardware, and street trees to ensure that conflicts do not exist, asphalt is
minimized, and all objectives of the streetscape/architectural control guidelines can be
achieved.
Pre-condition Survey
40. That the Owner agrees to submit a Pre-Condition Survey for abutting dwellings which front
Finch Avenue and Nature Haven Crescent (municipal addresses 191-203 Finch Avenue,
220 Finch Avenue, 180, 182, & 189-195 Nature Haven Crescent) to the satisfaction of the City.
The findings of the study and survey must be prepared by a qualified professional and should
be undertaken prior to the commencement of site works.
Noise Attenuation
41.That the Owner agrees in the subdivision agreement to implement the recommended noise
control measures and warning clauses of the study entitled Noise Feasibility Study, prepared by
Howe Gastmeier Chapnik Limited, revised and dated October 25, 2021, or in any subsequent
revised version of the study.
Recommended Conditions of Approval (SP-2022-01) Page 6
Highglen Homes Limited
Environmental Impact Study
42.That prior to entering into a subdivision agreement, the outstanding matters outlined in the
Technical Memorandum, prepared by R.J. Burnside, dated June 16, 2025, related to the study
entitled Environmental Impact Study, prepared by Beacon Environmental Limited, dated
February 18, 2025, be addressed to the satisfaction of the City of Pickering.
43.That the Owner agrees in the subdivision agreement to implement the recommended mitigation
measures of the study entitled Environmental Impact Study, prepared by Beacon Environmental
Limited, dated February 18, 2025, or in any subsequent revised version of the study.
Parkland Dedication
44.That the Owner satisfies the City of Pickering with respect to its obligation to provide parkland
or payment of cash-in-lieu, in accordance with the parkland dedication requirements of the
Planning Act.
Fire
45. That the Owner agrees that no development will proceed on any land until adequate services
are available, including adequate water pressure to the satisfaction of the City of Pickering’s
Fire Services Department.
Model Homes
46.That the Owner enters into a Model Home Agreement with the City of Pickering, if applicable for
this Draft Plan. All model homes must satisfy all architectural requirements.
Toronto and Region Conservation Authority (TRCA)
47.That prior to the initiation of final grading, and prior to the registration of this Draft Plan of
Subdivision or any phase thereof, the owner shall submit the following to the TRCA and the City
of Pickering for review and approval:
i.A detailed Stormwater Management Report to include a detailed design for the storm
drainage system for the proposed development including:
a.plans illustrating how this drainage system will tie into surrounding drainage systems
and stormwater management techniques which may be required to control minor or
major flows;
b.appropriate Low Impact Development stormwater management practices to be used to
treat stormwater, to mitigate the impacts of development on the quality and quantity of
ground and surface water resources as it relates to terrestrial and aquatic habitat;
c.detailed design and maintenance plans for any stormwater management facilities;
d.an Erosion and Sediment Control Report and Plan, consistent with the Erosion and
Sediment Control Guideline for Urban Construction (Greater Golden Horseshoe Area
Conservation Authorities, 2006), as amended; and
Recommended Conditions of Approval (SP-2022-01) Page 7
Highglen Homes Limited
e.location and description of all outlets and other facilities, including associated
restoration plans, which may require a permit pursuant to regulations under the
Conservation Authorities Act.
ii.That overall grading plans for the lands within the Draft Plan of Subdivision illustrating,
among others, how all vegetation in the natural heritage system will be protected from
grading and construction impacts.
iii.That the Owner agrees to provide an updated hydrogeological report demonstrating that
the underground infiltration facilities can drawdown within 48 hours, and that there is a 1-
metre groundwater separation from the bottom of the facility to the measured high ground
water level.
iv.That the Owner agrees to provide in-situ testing to demonstrate the proposed infiltration
rates are achievable to the TRCA’s satisfaction.
v.That the Owner shall provide site grading, construction sequencing, restoration, and
erosion and sediment control plans to the satisfaction of the TRCA.
48.That the owner agrees in the subdivision agreement, in wording acceptable to the TRCA:
i.To carry out, or cause to be carried out, to the satisfaction of the TRCA, the
recommendations of the technical reports referenced in Condition No. 47;
ii.To agree to, and implement, the requirements of the TRCA's conditions in wording
acceptable to the TRCA;
iii.To design and implement on and off-site erosion and sediment control;
iv.To maintain all stormwater management and erosion and sedimentation control structures
operating and in good repair during the construction period, in a manner satisfactory to the
TRCA;
v.To obtain all necessary permits pursuant to the Conservation Authorities Act, from the
TRCA;
vi.To implement all water balance/infiltration measures identified in the approved Stormwater
Management Report;
vii.The Owner agrees to install fences along the property boundary of Lots 1, 5, 6, 7, and 8,
as identified in the Draft Plan of Subdivision, prepared by Design Plan Services Inc., and
dated September 12, 2025, to the TRCA’s satisfaction.
viii.The Owner covenants and agrees to place a restrictive covenant over the rear yards of
Lots 1, 5, 6, 7, and 8, as identified in the Draft Plan of Subdivision, prepared by Design
Plan Services Inc., and dated September 12, 2025, to have the effect of prohibiting the
removal of approved fences and prohibiting the installation of any gates or other access to
the TRCA owned lands.
Recommended Conditions of Approval (SP-2022-01) Page 8
Highglen Homes Limited
Canadian Pacific Railway
49. That the Owner agrees to include in all property and tenancy agreements and offers of
purchase and sale, the following clause: “Canadian Pacific Railway and/or its assigns or
successors in interest has or have a railway right-of-way and/or yard located adjacent to the
subject land hereof with operations conducted 24 hours a day, 7 days a week, including the
shunting of trains and the idling of locomotives. There may be alterations to, or expansions of,
the railway facilities and/or operations in the future, which alterations or expansions may affect
the living environment of the residents in the vicinity. Notwithstanding the inclusion of any noise
and/or vibration attenuating measures in the design of the development and individual
dwellings, Canadian Pacific Railway will not be responsible for complaints or claims arising from
the use of its facilities and/or its operations on, over, or under the aforesaid right-of-way and/or
yard.”
Canada Post Corporation
50. That the Owner agrees to consult with Canada Post to determine suitable locations for the
placement of Community Mailboxes and to indicate these locations on appropriate servicing
plans.
51. That the Owner agrees, prior to offering any of the residential units for sale, to place a "Display
Map" in a place readily available to the public which indicates the location of all Canada Post
Community Mailbox site locations, as approved by Canada Post and the City of Pickering.
52. That the Owner agrees to include in all offers of purchase and sale a statement, which advises
the prospective new home purchaser that mail delivery will be from a designated Community
Mailbox, and to include the exact locations (list of lot #s) of each of these Community Mailbox
locations; and further, advise any affected homeowners of any established easements granted
to Canada Post.
53. That the Owner agrees to be responsible for officially notifying the purchasers of the exact
Community Mailbox locations prior to the closing of any home sales with specific clauses in the
Purchase offer, on which the homeowners do a sign-off.
54. That the Owner agrees to provide the following for each Community Mailbox site and include
these requirements on appropriate servicing plans:
i. A Community Mailbox concrete base pad per Canada Post specifications.
ii. Any required walkway across the boulevard, as per municipal standards.
iii. Any required curb depressions for wheelchair access.
55. That the Owner agrees to determine, provide, and fit up a suitable gravel area 30 to 60 days
prior to the first occupancy to act as a Temporary Community Mailbox location(s) which may be
utilized by Canada Post until the permanent mailbox pads, curbs, sidewalks, and final grading
have been completed at the permanent Community Mailbox site locations.
Recommended Conditions of Approval (SP-2022-01) Page 9
Highglen Homes Limited
Other Approval Agencies
56. That any approvals which are required from the Region of Durham, Toronto and Region
Conservation Authority, Canada Post or any utility for the development of this plan be obtained
by the Owner and upon request written confirmation be provided to the City of Pickering as
verification of these approvals.
57. That the Owner, through the approval of the Utility Coordination Plan for the location, is to enter
into an agreement with Canada Post Corporation for the provision of community mailboxes,
including technical specifications and financial terms.
Plan Revisions
58. That the Owner acknowledges and agrees that the Draft Plan of Subdivision and associated
conditions of approval may require revisions to the satisfaction of the City of Pickering, to
implement or integrate any recommendation resulting from studies required as conditions of
approval.
59. That the Owner revises the Draft Plan as necessary to the satisfaction of the City of Pickering,
to accommodate any technical engineering issues which arise during the review of the final
engineering drawings. Required revisions may include revising the number of residential
building lots or reconfiguring the roads or lots to the City’s satisfaction.
60. That the Owner agrees to implement the requirements of all studies that are required by the
City of Pickering for the development of this Draft Plan of Subdivision to the satisfaction of the
City.
61. That as the Owner of the proposed subdivision, it is your responsibility to satisfy all conditions
of draft approval in an expeditious manner. The conditions of draft approval will be reviewed
periodically and may be amended at any time prior to final approval. The Planning Act provides
that draft approval may be withdrawn at any time prior to final approval.
62. That all plans of subdivision be registered in the Land Titles system within the Regional
Municipality of Durham.
63. That where agencies’ requirements are required to be included in the City of Pickering
subdivision agreement, a copy of the agreement should be sent to agencies in order to facilitate
their clearance of conditions for final approval of the plan. the addresses and emails of these
agencies are:
a) Region of Durham, 605 Rossland Road East, Whitby, ON L1N 6A3
Applications-and-Precons@durham.ca
b) Toronto and Region Conservation, 5 Shoreham Drive, Toronto, ON M3N 1S4
durhamplan@trca.ca
c) Canadian Pacific Railway, 7750 Ogden Dale Road SE, Calgary, AB T2C 4X9
real_estatecanada@cpr.ca
Recommended Conditions of Approval (SP-2022-01) Page 10
Highglen Homes Limited
d) Canada Post Corporation, 1860 Midland Avenue, 2nd Floor, Scarborough, ON M1P 5A1
Nadya.singh@canadapost.ca
64. That prior to final approval of the plan for registration, the Director, City Development & CBO for
the City of Pickering shall be advised in writing by:
a) The Region of Durham, how Conditions 2 to 7, inclusively, have been satisfied;
b) The Toronto and Region Conservation, how Conditions 47 to 48, inclusively, have been
satisfied;
c) The Canadian Pacific Railway, how Condition 49 has been satisfied; and
d) Canada Post Corporation, how Conditions 50 to 55, inclusively, have been satisfied.
Notes to Draft Approval
65. This draft approval shall lapse three years from the date the draft approval has been granted if
the noted conditions have not been fulfilled, or if it has not been extended by the City of
Pickering.
Appendix II to
Report No. PLN 20-25
Recommended Zoning By-law Provisions for
Zoning By-law Amendment Application A 03/22
The Corporation of the City of Pickering
By-law No. XXXX/25
Being a by-law to amend Zoning By-law 8149/24, as amended, to
implement the Official Plan of the City of Pickering, Region of
Durham, being Part of Lot 33, Concession 2, Now Part 4, 40R-29767
(SP-2022-01, A 03/22)
Whereas the Council of The Corporation of the City of Pickering deems it desirable to permit
the development of eight lots for detached dwellings accessed from Finch Avenue and Nature
Haven Crescent on the lands being Part of Lot 33, Concession 2, Now Part 4, 40R-29767;
And whereas an amendment to By-law 8149/24, as amended, is therefore deemed necessary;
Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows:
1. Schedule 1 of By-law 8149/24, as amended, is hereby further amended by rezoning the
lands from “A” to “X### (R1F)”.
2. The provisions of this By-law shall apply to the lands being Part of Lot 33, Concession 2,
Now Part 4, 40R-29767, in the City of Pickering, designated “X### (R1F)” on Schedule I
to this By-law.
3. Section 15, Exceptions, of By-law 8149/24, as amended, is hereby further amended by
adding a new Exception Zone X### as follows:
Exception Zone ### (By-law XXXX/25)
1. Definitions
a) Model Home: means a dwelling unit which is not used for residential purposes,
but which is used exclusively for sales, display, and marketing pursuant to an
agreement with the City of Pickering.
2. Provisions (“X### (R1F)” Zone)
a) Zone Regulations (“X### (R1F)” Zone)
Notwithstanding Section 6.2.2, Table 6.5, related to Lot and Building
Requirements for Residential First Density Zones (R1F to R1I), no person shall,
within the lands zoned “X### (R1F)”, use any lot, or erect, alter, or use any
building or structure except in accordance with the following:
i. Building Height
A. maximum – 9.0 metres
By-law No. XXXX/25 Page 2
b) Special Provisions (“X### (R1F)” Zone)
i. A porch may encroach into the required exterior side yard to a maximum
of 1.5 metres.
ii. An uncovered platform may encroach into the required rear yard to a
maximum of 2.5 metres.
c) Model Homes (“X### (R1F)” Zone)
i. A maximum of 2 model homes, together with not fewer than two parking
spaces per home, may be constructed on the lands designated
“X### (R1F)” on Schedule I to this By-law, prior to registration of a plan
of subdivision.
ii. Model homes shall not be permitted until an agreement has been
entered with the City of Pickering.
iii. A model home shall comply with the applicable requirements of this
By-law for the type of dwelling the model home represents.
4. By-law 8149/24, as amended, is hereby further amended only to the extent necessary
to give effect to the provisions of this By-law. Definitions and subject matters not
specifically dealt with in this By-law shall be governed by the relevant provisions of
By-law 8149/24, as amended.
5. This By-law shall come into force in accordance with the provisions of the Planning Act.
By-law passed this XXth day of XXXX, 2025.
________________________________
Kevin Ashe, Mayor
________________________________
Susan Cassel, City Clerk
co
('I)
N
Finch Avenue
Schedule I to By-Law XXXX/25
Passed This XX rd
Day of XXXX 2025
Mayor
Clerk
t
N
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L_ands Owned by the
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Conservation Authority
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Location Map
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--~ of--File: SP-2022-01 & A 03/22 P] (KER] NG -A-pp-li-ca-n-t:-H-igh_g_le-n -H-om_e_s_Li_m-ite-d-------------1
Property Description: Northeast Corner of Finch Avenue and
City Development
Department Nature Haven Crescent Date: Au . 14, 2025
CTho CorporatlonoT htct;yoTPld<enng~r11pa,tl'-Ml!fliceosefn:rn
,C,Quoonsl'nn,.,ORanoMiisl!yo1NOOr.ll Resoo.ro,s.Mrig,ts -.;c,Hor~l!Jeca-,i\~o!C3'\ada,~lllNOOJral R""""""'.N.ng!ltl resl!Mld.;C>Terane!Enlap:ises Kardilsq>piers.Nl'9'1S
reser,OO .;C>l.u!i:ip,l l'ropenyAssessmeftCorporalionardits Sl.ffUOIS.M'9'1S,-,;ed
l:\PLANNING\01 -MapFiles\A\2022\A 03-22 & SP-2022-01 -Highlen Homes Umited\A03-22 & SP-2022-01 -Highlen Homes Umited.aprx
SCALE: 1 :4 ,000
THIS IS NOT A PLAN OF SURV Y.
Attachment 1 to Report PLN 20-25
-~of-
PJ(KERJNG
City Development
Department
Air Photo Map
File: SP-2022-01 & A 03/22
Applicant: Highglen Homes Limited
Property Description: Northeast Corner of Finch Avenue and
Nature Haven Crescent Date: Aug. 14, 2025
CTho CorporatlonoT ht ct;yoTPld<enng~r11pa,tl'-Ml!fliceosefn:rn
CQuoonsl'nn,.,ORanoMiisl!yo1NOOr.ll Resoo.ro,s.Mrig,ts -.;C Hor~l!Jeca-,i\~o!C3'\ada,~lllNOOJral R""""""'.N.ng!ltl resl!Mld.;CTerane!Enlap:ises K ardilsq>piers.Nl'9'1S
reser,OO .;C>l.u!i:ip,l l'ropenyAssessmeftCorporalionardits Sl.ffUOIS.M'9'1S,-,;ed
SCALE: 1 :4 ,000
THIS IS NOT A PLAN OF SURVEY.
l:\PLANNING\01 -MapFiles\A\2022\A 03-22 & SP-2022-01 -Highlen Homes Umited\A03-22 & SP-2022-01 -Highlen Homes Umited.aprx
Attachment 2 to Report PLN 20-25
Attachment 3 to Report PLN 20-25
Submitted Draft Plan of Subdivision
City Development
Department
Sep 15, 2025FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
SP-2022-01 & A 03/22
Highglen Homes LimitedApplicant:
DATE:
File No:
L:\Planning\01-MapFiles\A\2022
N
Property Description:Northeast Corner of Finch Avenue and Nature
Haven Crescent
Attachment 4 to Report PLN 20-25
Submitted Site Plan
City Development
Department
Sep 11, 2025FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
SP-2022-01 & A 03/22
Highglen Homes LimitedApplicant:
DATE:
File No:
L:\Planning\01-MapFiles\A\2022
N
Northeast Corner of Finch Avenue and Nature Property Description:
Haven Crescent
Attachment 5 to Report PLN 20-25
L:\Planning\01-MapFiles\A\2022
DATE:Aug 18, 2025
Property Description:
File No:
Conceptual Building Elevations
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
City Development
Department
SP-2022-01 & A 03/22
Highglen Homes LimitedApplicant:Highglen Homes LimitedHighglen Homes Limited
Northeast Corner of Finch Avenue and Nature Haven Crescent
Attachment 6 to Report PLN 20-25
Zoning Provisions Comparison Chart
Provision “R1F” Zone Standards
“R1F” Zone Standards with
Reduced Building Height for the
Subject Property (A 03/22)
“S1-14” Zone Standards
(Zoning standards for the existing
detached dwellings on the north side of
Nature Haven Crescent)
Minimum Lot
Area (m2) 450.0 450.0 460.0
Minimum Lot
Frontage (m) 15.0 15.0 15.0
Minimum Front
Yard (m) 4.5 4.5 4.5
Minimum Interior
Side Yard (m) 1.2 1.2 1.2
Minimum Exterior
Side Yard (m) 2.7 2.7 2.7
Minimum Rear
Yard (m) 7.5 7.5 7.5
Maximum Lot
Coverage (%) 38 38 38
Maximum
Height (m) 12.0 9.0 9.0