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HomeMy WebLinkAboutOctober 8, 2025Committee of Adjustment Hearing Agenda Electronic Meeting October 08, 2025 - 07:00 PM Hearing Number: 10 Members of the public may observe the hearing by viewing the livestream on the HTML Agenda or the archived video available on the City's website. How to Participate Individuals looking to make a verbal delegation may do so through a virtual connection into the hearing. To register as a Delegation, please submit a Participation Form. In lieu of a verbal delegation, individuals may also submit written comments to citydev@pickering.ca. For more information regarding how to participate, please visit pickering.ca/coa. For inquiries related to accessibility, please contact the City Development Department Phone: 905.420.4617 | Email: citydev@pickering.ca Disclosure of Interest Adoption of Agenda Adoption of Minutes Page 3 Minor Variance Reports MV 42/25 - 50 Highway No. 7 Page 8 A. Ramalingam & S. Rajadurai MV 51/25 - 980 & 984 Kingston Road Page 17 St. Mary & St. John The Beloved Coptic Orthodox Church MV 53/25 - 929 Ramblerry Avenue Page 35 N. Zamin & B. Wishal 1. 2. 3. 4. 4.1 4.2 4.3 MV 54/25 - 1645 Middleton Street Page 45 S. Sohail & M. Zafar Adjournment 4.4 5. Committee of Adjustment Hearing Agenda October 08, 2025 - 2 - Committee of Adjustment Draft Hearing Minutes Wednesday, September 10, 2025 7:00 pm Electronic Hearing Page 1 of 5 Pending Adoption Present Omar Ha-Redeye Denise Rundle – Vice-Chair Sakshi Sood Joshi Rick Van Andel Also Present Jasmine Correia, Assistant Secretary -Treasurer Nilissa Reynolds, Assistant Secretary -Treasurer – Host Kerry Yelk, Planner II Ash Roy, Planner I Absent Sean Wiley – Chair 1. Disclosure of Interest Committee member, Sakshi Sood Joshi, declared a conflict of interest with item 4.2. Due to an absence Denise Rundle will act as Chair for this hearing. To avoid a tie vote, Denise will abstain from voting on items being heard this evening, with the exception of item 4.2. 2. Adoption of Agenda Moved by Rick Van Andel Seconded by Omar Ha-Redeye That the agenda for the Wednesday, September 10, 2025, hearing be adopted. Carried Unanimously 3. Adoption of Minutes Moved by Omar Ha-Redeye That the minutes of the 8th hearing of the Committee of Adjustment held Wednesday, August 13, 2025, be adopted. Carried Unanimously - 3 - Committee of Adjustment Draft Hearing Minutes Wednesday, September 10, 2025 7:00 pm Electronic Hearing Page 2 of 5 4. Minor Variance Reports 4.1 MV 46/25 J. Mazerolle & F. Gerace 431 Sheppard Avenue 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. • 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 (variance removed from the application at the Hearing) 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. Input from other sources was received from the Applicant, City’s Engineering Services, and the City’s Building Services Section. In support of the application, the applicant identified that the requested variances for driveway width and front yard setback are technical. The requested increase in lot coverage will still allow ample space for landscaping and drainage. Nadeem Irfan, agent, was present to represent the application. No further representation was present in favour of or in objection to the application. Due to exterior side yard setback provisions for certain residential zones f rom By -law 8149/24 not being in effect, the requested exterior side yard setback variance was removed from the application. The applicant wished to proceed with the application . Moved by Rick Van Andel That application MV 46/25 by J. Mazerolle & F. Gerace, be Approved on the grounds that the requested variances are minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and Zoning By -law, subject to the following condition: - 4 - Committee of Adjustment Draft Hearing Minutes Wednesday, September 10, 2025 7:00 pm Electronic Hearing Page 3 of 5 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 contained in the staff report to the Committee of Adjustment, date September 10, 2025). Carried Unanimously 4.2 MV 47/25 to MV 50/25 Mattamy Limited Whitevale Road (Units 2, 3, 4 & 5) 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. Input from other sources were received from the Applicant, City’s Engineering Services, and the City’s Building Services Section. In support of the application, the applicant identified that 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. Jacob Stampfli, applicant, was present to represent the application. No further representation was present in favour of or in objection to the application. Committee members expressed appreciation for the information provided by the applicant in support of the application. Moved by Rick Van Andel That applications MV 47/25 to MV 50/25 by Mattamy Limited, be Approved on the grounds that the requested variances are minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and Zoning By -law, subject to the following condition: - 5 - Committee of Adjustment Draft Hearing Minutes Wednesday, September 10, 2025 7:00 pm Electronic Hearing Page 4 of 5 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 contained in the staff report to the Committee of Adjustment, dated September 10, 2025). Carried Unanimously 4.3 MV 52/25 C. Schilling 693 Lublin Avenue 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. Input from other sources was received from the Applicant, Pickering City and Regional Ward 2 Councillors, City’s Engineering Services, the City’s Building Services Section and six area residents. In support of the application, the applicant identified that they are requesting additional driveway space and curb cut to provide a perpendicular parking arrangement. Cassandra Schilling, applicant, was present to represent the application. No further representation was present in favour of or in objection to the application. The applicant stated they did not receive or review the staff report submitted to the Committee and is not aware of Engineering comments regarding their request for permeable pavers to be used for the driveway widening. A Committee member offered the application to be deferred to the next hearing to allow time for the applicant to review the report. The applicant confirmed that they would like to proceed with the application for decision tonight. After reviewing all comments submitted from residents, internal departments and City Council, Rick Van Andel moved the following motion: Moved by Rick Van Andel Seconded by Sakshi Sood Joshi and Omar Ha-Redeye with an amendment adding a second condition - 6 - Committee of Adjustment Draft Hearing Minutes Wednesday, September 10, 2025 7:00 pm Electronic Hearing Page 5 of 5 That application MV 52/25 by C. Schilling, be Approved on the grounds that the requested variances are minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and Zoning By -law, subject to the following conditions: 1. That this variance applies only to the proposed driveway, as generally sited and outlined on the applicant’s submitted plan (refer to Exhibit 2 contained in the staff report to the Committee of Adjustment, dated September 10, 2025). 2. That the proposed driveway widening shall be constructed to the satisfaction of Engineering Services. Carried Unanimously 5. Adjournment Moved by Omar Ha-Redeye That the 9th hearing of the 2025 Committee of Adjustment be adjourned at 7:43 pm . Carried Unanimously __________________________ Date __________________________ Chair __________________________ Assistant Secretary -Treasurer Please note the Committee of Adjustment Hearings are available for viewing on the City of Pickering website. - 7 - Report to Committee of Adjustment Application Number: MV 42/25 Date: October 8, 2025 From: Deborah Wylie Manager, Zoning & Administration Subject: Minor Variance Application MV 42/25 A. Ramalingham & S. Rajadurai 50 Highway No. 7 Application The applicant requests relief from Zoning By -law 8149/24 to permit a detached private garage with a maximum height of 7.48 metres, whereas the By -law requires a detached private garage shall not exceed a building height of 4.5 metres. The applicant requests approval of this minor variance application to obtain a building permit to construct a private detached garage. 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 detached garage, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibits 2, 3, 4, 5, & 6). 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 “Rural System – Hamlets”, which encourages development within hamlets to be compatible with surrounding uses and the rural landscape consisting of a mix of housing types. The Pickering Official Plan designates the subject property “Rural Hamlet” within the Green River Settlement, which is intended to have limited rural growth. - 8 - Report MV 42/25 October 8, 2025 Page 2 Staff is of the opinion that the requested variance maintains the general intent and purpose of the Official Plan. Conforms to the Intent and Purpose of the Zoning By-law The subject property is zoned HMR1 – Hamlet Residential under Zoning By -law 8149/24, as amended by Exception Zone 330 (By -law 2676-88). The HMR1 Zone allows for a Detached Dwelling as its principle use. In addition, accessory structures are permitted on a lot where the main building contains a principal use, and shall not exceed 15 percent of the lot area. The proposed two-storey detached garage is 147.2 square metres in area, representing 3.7 percent of the total lot area. Maximum Accessory Structure Height The applicant is requesting a maximum height of 7.48 metres for a detached private garage with a pitched roof , whereas as the Zoning By -law permits a maximum height of 4.5 metres. The intent of regulating the maximum height of accessory buildings is to regulate building scale and minimize potential privacy impacts on adjacent properties. The Zoning By -law defines height as the vertical distance between the average grade and the mean height level between eaves and ridge. The proposed detached garage will replace an existing garage, located within the rear yard. The abutting lands to the north are vacant, and the adjacent property has several trees located within its side yard, providing additional privacy. In addition, the applicant has proposed only one window along the front wall of the detached garage. Staff is of the opinion that the increase in maximum accessory structure height maintains the general purpose and intent of the By -law. Desirable for the Appropriate Development of the Land and Minor in Nature The basis for this request is to accommodate the internal storage of the applicant’s boat. The placement and scale of the proposed detached garage is in keeping with the character of the neighbourhood. Staff is of the opinion that the requested variance is desirable for the appropriate development of the land and is minor in nature. Input From Other Sources Applicant • Applicant requires additional space to store boat and camper trailer. Building Services • Construction is not permitted until a Building Permit has been applied for and issued. - 9 - Report MV 42/25 October 8, 2025 Page 3 Engineering Services •Note that Low Impact Development measures (such as infiltration galleries with downspout connections) will be required at the Building Permit stage. Fire Services •No comments. Public Input •As of the date of this report, four area residents have reviewed the site plan and are in support of the work that is planned on the property. Date of report: October 2, 2025 Comments prepared by: Original Signed By Original Signed By Tanejaé Page-Hamilton Deborah Wylie, MCIP, RPP Zoning Examiner Manager, Zoning & Administration TPH:jc /CityDevDept/D3700/2024/MV 4225/7. Report/MV 42-25 Report.docx Attachments - 10 - ! ! ! ! ! ! C ~ E -E Exhibit 1 ~~ vi / ! Subject Lands -04;6/- PlCKERlNG City Development Department l:\PLANNING\01 -MapFIles\MV\2025\MV 42-25\MV 42-25\MV 42-25.aprx ! 1------------------4-i ! ! ! 1 ► ! x x> ~ I >---~ k~X -1-~-----l-&) I )'-,)Y I I I .>---~ M I M •L_ _ _J___.l__J____:L.-----'--------llllilll--_!___L__-L____l__L.____l__l______J_J ! ! ! ! ! ! ! 'O m Highway 7 - I 'q"l------,1 LL~-----j \ c::: al -~ i= ~ ~ ~!.---~I C '"'---------~, © Cl <= -~ ~ 0 ~ 11, _g ~ co ~ = ! ! ! iii I Location Map File: MV 42/25 I Applicant: A. Ramalingam & S. Rajadurai Municipal Address: 50 Highway No. 7 © Th e Co rporati on of th e C ity of Picke rin g Prod uced (in pa rt ) u nder li cense fro m: 'O if) / © 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 Resources. 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. All ri g hts reserved. Date: Jun. 16, 2025 SCALE : 1:5,000 THIS ISNOTAPLANOFSURVEY. - 11 - Exhibit 2 Submitted Site Plan File No: MV 42/25 Applicant: A. Ramalingham & S. Rajadurai Municipal Address: 50 Highway No. 7 CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: September 15, 2025 to permit a detached garage with a maximum height of 7.48 meters - 12 - Ex h i b i t 3 Su b m i t t e d S o u t h E l e v a t i o n P l a n Fi l e N o : MV 42 /2 5 Ap p l i c a n t : A . R a m a l i n g h a m & S . R a j a d u r a i Mu n i c i p a l A d d r e s s : 5 0 H i g h w a y N o . 7 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 : S e p t e m b e r , 1 2 , 2 0 2 5 - 13 - Ex h i b i t 4 Su b m i t t e d N o r t h E l e v a t i o n P l a n Fi l e N o : MV 42 /2 5 Ap p l i c a n t : A . R a m a l i n g h a m & S. R a j a d u r a i Mu n i c i p a l A d d r e s s : 5 0 H i g h w a y N o . 7 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 : S e p t e m b e r , 1 2 , 2 0 2 5 - 14 - Su b m i t t e d F i r s t F l o o r P l a n Fi l e N o : MV 42 /2 5 Ap p l i c a n t : A . R a m a l i n g h a m & S . R a j a d u r a i Mu n i c i p a l A d d r e s s : 5 0 H i g h w a y N o . 7 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 : S e p t e m b e r 12 , 2 0 2 5 Ex h i b i t 5 - 15 - 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 42 /2 5 Ap p l i c a n t : A . R a m a l i n g h a m & S . R a j a d u r a i Mu n i c i p a l A d d r e s s : 5 0 H i g h w a y N o . 7 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 : S e p t e m b e r 1 9 , 2 0 2 5 Ex h i b i t 6 - 16 - Report to Committee of Adjustment Application Number: MV 51/25 Date: October 8, 2025 From: Nilesh Surti Division Head, Development Review & Urban Design Subject: Committee of Adjustment Application MV 51/25 St. Mary & St. John the Beloved Coptic Orthodox Church 980 & 984 Kingston Road Application The applicant requests relief from Zoning By -law 3036, as amended by By -laws 2498/87, 2923/88 and 7138/11, to: •permit a place of religious assembly to occur in the existing easterly building and its proposed addition, with a maximum gross floor area of 3,693 square metres, whereas the by -law states that one place of religious assembly shall be permitted and shall only occur in the easterly building existing as of the day of the passing of this by -law, and shall not exceed a maximum gross floor area of 1,075 square metres; •permit a day nursery to occur in the existing westerly building, with a maximum of 130 children and a maximum size of 574 square metres, whereas the by -law states that one day nursery shall be permitted and shall only occur in the westerly building existing as of the day of the passing of this by -law, and shall be restricted to a maximum of 54 children and shall not exceed 465 square metres in size; •recognize an existing setback of 3.4 metres between the easterly building and the lot line abutting Kingston Road, whereas the by -law states that all buildings shall be setback 14.0 metres from the lot line abutting Kingston Road; •recognize an existing building height of 8.0 metres for the westerly building, and permit building heights for the easterly building and its proposed addition as follows: a maximum of 30.0 metres to the top of the tower, and for the portion of the building not located within the cross hatched area, a maximum of 15.0 metres to the top of the roof , whereas the by -law permits a maximum building height of 7.5 metres, except in the area cross hatched on Schedule II, where the maximum building height shall be 15.0 metres; •permit a minimum of 195 parking spaces to be provided and maintained on the lands, whereas the by -law states that there shall be provided and maintained on the lands a minimum of 260 parking spaces; and •permit parking areas to be set back a minimum of 1.0 metre from the lot line abutting Kingston Road and 0.5 of a metre from the lot line abutting Merritton Road , whereas the by -law states that all parking areas shall be set back a minimum of 3.0 metres from all road allowances. - 17 - Report MV 51/25 October 8, 2025 Page 2 The applicant requests approval of these variances to permit the construction of a 2,618 square metre addition to the existing easterly building, which is used as a place of religious assembly, and to expand the daycare use in the existing westerly building. This proposal will be subject to a future Site Plan Approval application. Recommendation Based on the application and supporting documentation filed by the applicant, and 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 existing easterly building and its proposed addition and the existing westerly building, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibits 2, 3, 4, 5, 6, 7, 8 & 9). Background Existing and Proposed Conditions The site contains two buildings. The easterly building, used for a place of worship and accessory uses, has a gross floor area (GFA) of 1,075 square metres, including a chapel with 100 seats. The applicant proposes a 2,618 square metre addition to the building, which includes a second worship area with a capacity of 548 seats. Together, the easterly building and the proposed addition will have a total GFA of 3,693 square metres and a combined seating capacity of 648. The applicant has indicated that the two worship areas would not be used at the same time, with the maximum number of patrons at any one service limited to 548. The westerly building contains a daycare and youth area. The existing daycare occupies 465 square metres and has a capacity of 54 children. The applicant proposes a 108.8 square metre addition to expand the daycare, involving interior alterations only . With the addition, the daycare will have a total GFA of 573.8 square metres and a maximum capacity of 129 children. The site currently provides 261 parking spaces. The Region of Durham purchased a portion of the property adjacent to Kingston Road to accommodate the planned Durham -Scarborough Bus Rapid Transit (BRT) project, resulting in the loss of some on-site parking. Following the transfer of land to the Region and the full build-out of the development, 195 parking spaces will remain on site. Hours of Operation The Church has indicated that they hold a single service each Sunday from 8:30 am to 11:30 am. A Sunday school operates concurrently with the main service and is intended for school-aged children of attending families. Some families leave immediately after worship, while others remain for breakfast. The daycare and youth area operate exclusively on weekdays. The Church has indicated that there is no overlap between the weekday daycare operations and the Sunday service. - 18 - Report MV 51/25 October 8, 2025 Page 3 TRCA Regulated Area A small portion of the property, located at the most northeastern tip, is within the Toronto and Region Conservation Authority’s (TRCA) regulated area. As shown on the applicant’s submitted plans, this area is proposed to contain only soft landscaping. No development or site works are proposed within the TRCA-regulated lands. Comments Regional and Pickering Official Plans The Regional Official Plan designates the property as “Urban System – Rapid Transit Corridor”, located within a Strategic Growth Area. Rapid Transit Corridors are intended to provide for a full range and mix of uses, including commercial, retail, institutional, residential, personal services, and offices. In January 2022, Council adopted City -initiated Official Plan Amendment 38 (OPA 38), which was approved by the Region of Durham in November 2022. It was then appealed to the Ontario Land Tribunal (OLT). On December 19, 2024, the OLT approved OPA 38 (in part), except for lands which are subject to site-specific appeals. As the subject property is not one of the properties that have a site-specific appeal, the policies of OPA 38 are in full force and effect. The property is located within the Dunbarton/Liverpool Precinct Intensification Area and is designated “Kingston Mixed Corridor – Residential”. Community, cultural, and recreational uses are permitted within this designation. Zoning By-law The property is zoned “SC -26” and “OS-HL” within Zoning By -law 3036, as amended by By -laws 2498/87, 2923/88 and 7138/11. Permitted uses within the “SC-26” zone include: • business office • commercial school • day nursery • financial institution • place of religious assembly • professional office A place of religious assembly may include worship, counseling, educational, contemplative, or other activities of a religious nature. This may include social, recreational, and charitable activities, as well as offices for administration. - 19 - Report MV 51/25 October 8, 2025 Page 4 Permitted uses within the “OS-HL” zone include: • preservation and conservation of the natural environment, soil, and wildlife • resource management The northeast corner of the property is zoned OS-HL. No development or parking areas are proposed within this portion of the site. Requested Variances Gross Floor Area The applicant is proposing an addition to the easterly building, resulting in a total GFA of 3,693 square metres, whereas the by -law permits a maximum GFA of 1,075 square metres. In addition, the applicant is proposing to expand the existing daycare to accommodate up to 130 children and a GFA of 574 square metres, whereas the by -law permits a maximum of 54 children and a GFA of 465 square metres. The intent of these provisions is to limit the size and scale of development on the subject lands so that it does not generate traffic impacts beyond what the surrounding road network can accommodate, and sufficient parking can be provided on-site. In support of the proposed development, the applicant submitted a Transportation Study, prepared by CGE Transportation Consulting, dated March 4, 2025. The table below summarizes the anticipated number of vehicle trips generated by the proposed development during the Sunday peak hour. Based on CGE’s analysis, the development is expected to generate approximately 538 vehicle trips during the Sunday peak hour (272 inbound and 266 outbound). Sunday Peak Hour 11:30 am to 12:30 pm In Out Total 272 266 538 The study also assessed existing and future traffic conditions on local roads and intersections, including the intersections of Kingston Road and Dixie Road, Kingston Road and Fairport Road , Kingston Road and Merritton Road, and Kingston Road and the site access. The study projected traffic conditions for 2030 (full build-out of the site) and 2035 (full implementation of the Durham -Scarborough BRT), accounting for background traffic growth and anticipated traffic from the proposed development. CGE’s analysis determined that the noted intersections currently operate at acceptable levels during the Sunday peak hour and are expected to continue to do so following the site’s full build-out and implementation of the BRT. The study concludes that the existing road network can accommodate the future traffic generated by the development. - 20 - Report MV 51/25 October 8, 2025 Page 5 Kingston Road is under the jurisdiction of the Region of Durham. The Region’s Works Department has reviewed the submitted Transportation Study and found it acceptable in principle. Detailed technical matters will be addressed through a future Site Plan Approval application (refer to the Input from Other Sources section below). The City’s Engineering Services Department has also reviewed the Transportation Study and has expressed no major concerns. Required technical revisions will be addressed through a future Site Plan Approval application (refer to the Input from Other Sources section below). Parking Spaces The applicant is requesting a variance to permit a minimum of 195 parking spaces on-site, whereas the by -law requires a minimum of 260 spaces. To support the request, the applicant submitted a Parking Study, prepared by CGE Transportation Consulting, dated May 7, 2025. CGE conducted parking surveys on January 26, 2025 (regular Sunday service in winter), April 19, 2025 (Easter service), and April 27, 2025 (regular Sunday service in spring) to record the number of occupied spaces during both regular and special services. CGE notes that two key measures are commonly used to evaluate parking demand. The first is the 50th percentile, which represents the sustained or median demand, meaning the number of spaces occupied for at least half of the observed period. This measure reflects typical parking demand during a service. The second is the 85th percentile, which captures short-term peaks, such as when vehicles wait temporarily for pick -up at the end of a service. The results of the surveys are summarized as follows: •During the Easter service, the highest number of cars observed was 99 between 11:00 am and 11:30 am. •During the winter Sunday service, the highest number of cars observed was 71 between 11:00 am and 12:00 pm. •During the spring Sunday service, the highest number of cars observed was 81 between 11:30 am and 12:00 pm. •The sustained (50th percentile) demand was 90 spaces during the Easter service, and 42 and 61 spaces during the winter and spring services, respectively. •The peak (85th percentile) demand was 97 spaces during the Easter service, and 68 and 77 spaces during the winter and spring services, respectively. In addition to vehicle counts, CGE also recorded attendance. During the April 27, 2025 service, a total of 190 attendees were present. Of these, 181 congregants drove and either parked on-site or were dropped off, indicating that approximately 95 percent of attendees arrived by car. The average vehicle occupancy was 3.93 persons per vehicle. Using this average, CGE projected that if the Church were operating at its maximum capacity of 548 seats, the resulting demand would be approximately 139 vehicles. - 21 - Report MV 51/25 October 8, 2025 Page 6 The study also examined future parking needs based on long-term growth. At a growth rate of five percent annually, the Church is expected to reach its full seating capacity in approximately 22 years, with the supply of 195 spaces remaining sufficient for about 29 years. Under a more aggressive scenario of ten percent annual growth, full capacity would be reached in about 11 years, with the 195 spaces sufficient for approximately 15 years. In both scenarios, CGE determined that the proposed parking supply would be adequate for the foreseeable future. Recognizing that certain events, such as Easter services, may generate short -term parking pressures beyond typical demand, CGE identified parking strategies that the Church will implement to manage occasional surges: • On-Site Parking Efficiency: The use of attendants or ushers, combined with clear on-site signage, to direct drivers to available spaces. This approach would help ensure all spaces are utilized and would reduce circulation and congestion within the site. • Shuttle Service to Off-Site Parking: For larger gatherings that are expected to exceed the on-site capacity, the Church will provide a shuttle service to nearby off -site lots, such as commercial properties that are generally vacant on Sunday mornings. The Church would seek permission from nearby property owners to use their parking lots, and would operate a shuttle loop with a small bus or van. • Communication Strategies: The Church will promote alternative modes of travel to reduce the number of single-occupant vehicles. This includes making announcements prior to large events, encouraging carpooling, family ridesharing, the use of public transit, and drop-offs. • Monitoring and Follow -Up Surveys: CGE recommends that the Church conduct attendance and parking utilization surveys every three to five years. This information would allow the Church to track growth trends and travel behaviour, and adjust its operations accordingly. For example, data could support the introduction of a second service if attendance for the existing Sunday service nears capacity . Based on the results of the study and the recommended mitigation strategies, CGE concluded that the proposed supply of 195 parking spaces is sufficient to accommodate the anticipated demand following full build-out of the development. City Development staff have reviewed the submitted Parking Study and have no objections to its findings. Building Setback from Kingston Road A variance is required to recognize the existing setback of 3.4 metres between the easterly building and the lot line abutting Kingston Road, whereas the by -law requires a minimum setback of 14.0 metres. - 22 - Report MV 51/25 October 8, 2025 Page 7 As noted above, the Region of Durham acquired a portion of the property adjacent to Kingston Road to accommodate the planned Durham -Scarborough BRT project. As a result of this land transfer, a portion of the existing easterly building is now located closer to the Kingston Road right-of -way. This variance arises solely from the Region’s land acquisition and is not the result of any action by the applicant. Building Heights The applicant is requesting a variance to recognize an existing building height of 8.0 metres for the westerly building, whereas the by -law permits a maximum height of 7.5 metres. This is an existing condition and represents only a minor increase above the permitted height. The applicant is also requesting a variance to permit building heights for the easterly building and its proposed addition as follows: • a maximum of 30.0 metres to the top of the tower ; and • a maximum of 15.0 metres to the top of the roof for portions of the building outside the cross-hatched area on Schedule II. A variance for the height of the dome (19.5 metres) is not required, as the By -law exempts church domes from height restrictions. A similar exemption applies to clock towers; however, because the proposed tower does not include a clock, this provision does not apply. Therefore, the variance for the tower height is a technical matter. Similarly, the variance for the roof height is a technical matter because only parts of the building are outside the hatched area, where the maximum permitted height is 15.0 metres. Setback of Parking Areas The applicant is requesting a variance to permit parking areas to be set back a minimum of 1.0 metre from the lot line abutting Kingston Road and 0.5 of a metre from the lot line abutting Merritton Road, whereas the by -law requires a minimum setback of 3.0 metres from all road allowances. The intent of this provision is to provide a visual buffer between parking areas and the street. Through the future site plan review process, staff will work with the applicant to ensure sufficient landscaping is provided along all road frontages so that parking areas are appropriately screened from the public realm. 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. - 23 - Report MV 51/25 October 8, 2025 Page 8 Engineering Services • Ensure the reduced parking setbacks do not adversely affect the drainage patterns in the surrounding area. • There are no major concerns with the submitted Transportation Study. Technical revisions to the study must be addressed through a future Site Plan Approval application. • Further comments will be provided during the Site Plan stage. 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. Durham Region, Works Department • The submitted Transportation Study is considered acceptable in principle. • There are no concerns from a transportation and traffic perspective with supporting the proposed minor variance request at this stage, noting that more detailed comments may be provided during the future Site Plan application review process. Toronto and Region Conservation Authority (TRCA) • No comments have been received from the TRCA as of the date of writing this report. Office of the Mayor • Mayor Kevin Ashe has submitted a letter in support of this application. Please contact the City Development Department to receive a copy of this letter at citydev@pickering.ca. Ward 2 Council Office • Regional Councillor Linda Cook and Local Councillor Mara Nagy have submitted a letter in support of this application. Please contact the City Development Department to receive a copy of this letter at citydev@pickering.ca. Public Input • No written submissions have been received from the public as of the date of writing this report. - 24 - Report MV 51/25 October 8, 2025 Page 9 Date of report: October 2, 2025 Comments prepared by: Isabel Lima Nilesh Surti, MCIP, RPP Principal Planner Division Head, Development Review & Urban Design IL:jc CityDevDept/D3700/2025/MV 51-25/7. Report/MV 51-25 Report.doc Attachments Original Signed By Original Signed By - 25 - Sheppard Avenue -04;6/- PlCKERlNG City Development Department l:\PLANNING\01 -MapFiles\MV\2025\MV 51 -25\MV 51 -25\MV 51 -25.aprx Location Ma File: MV 51/25 Exhibit 1 Frenchman's Bay A licant: St. Mary & St. John The Beloved Coptic Orthodox Church Munici al Address: 980 & 984 Kingston Road © The Corporation of the C ity of Pickering Produced (in part) under li cense from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada , Department of Natural Resources. A ll rights reserved.;© Teranet Enterpri ses Inc. and its suppliers. A ll ri ghts reserved .;© Municipal Property Assessment Corporation and its supp li ers . All rights reserved . Date: Oct. 02, 2025 SCALE : 1:5,000 THIS ISNOTAPLANOFSURVEY. - 26 - 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 51 /2 5 Ap p l i c a n t : S t . M a r y & S t . J o h n t h e B e l o v e d C o p t i c O r t h o d o x C h u r c h Mu n i c i p a l A d d r e s s : 9 8 0 & 9 8 4 K i n g s t o n R o a d CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : S e p t e m b e r 1 7 , 2 0 2 5 to p e r m i t a p l a c e of r e l i g i o u s as s e m b l y t o o c c u r in t h e e x i s t i n g ea s t e r l y b u i l d i n g an d i t s p r o p o s e d ad d i t i o n , wi t h a ma x i m u m g r o s s fl o o r a r e a o f 3, 6 9 3 s q u a r e me t r e s to p e r m i t a d a y nu r s e r y t o o c c u r i n th e e x i s t i n g we s t e r l y b u i l d i n g , wi t h a m a x i m u m o f 130 c h i l d r e n a n d a ma x i m u m s i z e o f 57 4 s q u a r e m e t r e s to r e c o g n i z e a n ex i s t i n g s e t b a c k of 3 . 4 m e t r e s be t w e e n t h e ea s t e r l y b u i l d i n g an d t h e l o t l i n e ab u t t i n g Ki n g s t o n R o a d to r e c o g n i z e a n ex i s t i n g b u i l d i n g he i g h t o f 8. 0 m e t r e s f o r t h e we s t e r l y b u i l d i n g to p e r m i t b u i l d i n g h e i g h t s f o r t h e ea s t e r l y b u i l d i n g a n d i t s p r o p o s e d ad d i t i o n a s f o l l o w s : • a m a x i m u m o f 3 0 . 0 m e t r e s t o t h e to p o f t h e t o w e r • f o r t h e p o r t i o n o f t h e b u i l d i n g n o t lo c a t e d w i t h i n t h e c r o s s h a t c h e d ar e a , a m a x i m u m o f 1 5 . 0 m e t r e s to t h e t o p o f t h e r o o f to p e r m i t a m i n i m u m o f 19 5 p a r k i n g s p a c e s t o be p r o v i d e d a n d ma i n t a i n e d o n t h e l a n d s to p e r m i t p a r k i n g a r e a s t o b e s e t b a c k a mi n i m u m o f 1 . 0 m e t r e f r o m t h e l o t l i n e ab u t t i n g K i n g s t o n R o a d a n d 0 . 5 o f a m e t r e fr o m t h e l o t l i n e a b u t t i n g M e r r i t t o n R o a d - 27 - Ex h i b i t 3 Su b m i t t e d S i t e P l a n – E x i s t i n g W e s t e r l y B u i l d i n g Fi l e N o : MV 51 /2 5 Ap p l i c a n t : S t . M a r y & S t . J o h n t h e B e l o v e d C o p t i c O r t h o d o x C h u r c h Mu n i c i p a l A d d r e s s : 9 8 0 & 9 8 4 K i n g s t o n R o a d CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : S e p t e m b e r 1 7 , 2 0 2 5 Ex i s t i n g We s t e r l y Bu i l d i n g to p e r m i t a d a y n u r s e r y t o oc c u r i n t h e e x i s t i n g w e s t e r l y bu i l d i n g , w i t h a m a x i m u m o f 130 c h i l d r e n a n d a m a x i m u m si z e o f 57 4 s q u a r e m e t r e s - 28 - Ex h i b i t 4 Su b m i t t e d G r o u n d F l o o r P l a n – W e s t e r l y B u i l d i n g Fi l e N o : MV 51 /2 5 Ap p l i c a n t : S t . M a r y & S t . J o h n t h e B e l o v e d C o p t i c O r t h o d o x C h u r c h Mu n i c i p a l A d d r e s s : 9 8 0 & 9 8 4 K i n g s t o n R o a d CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : S e p t e m b e r 1 7 , 2 0 2 5 Ch u r c h Y o u t h A r e a t o Re m a i n U n c h a n g e d Pr o p o s e d E x p a n s i o n o f Ex i s t i n g D a y c a r e (I n t e r i o r A l t e r a t i o n s O n l y ) to p e r m i t a d a y n u r s e r y t o oc c u r i n t h e e x i s t i n g we s t e r l y b u i l d i n g , w i t h a ma x i m u m o f 1 30 c h i l d r e n an d a m a x i m u m s i z e o f 57 4 s q u a r e m e t r e s - 29 - Ex h i b i t 5 Su b m i t t e d S i t e P l a n – E x i s t i n g E a s t e r l y B u i l d i n g & Pr o p o s e d A d d i t i o n Fi l e N o : MV 51 /2 5 Ap p l i c a n t : S t . M a r y & S t . J o h n t h e B e l o v e d C o p t i c O r t h o d o x C h u r c h Mu n i c i p a l A d d r e s s : 9 8 0 & 9 8 4 K i n g s t o n R o a d CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : S e p t e m b e r 1 7 , 2 0 2 5 Ex i s t i n g Ea s t e r l y Bu i l d i n g & Pr o p o s e d Ad d i t i o n to p e r m i t a p l a c e o f r e l i g i o u s as s e m b l y t o o c c u r i n t h e ex i s t i n g e a s t e r l y b u i l d i n g an d it s p r o p o s e d a d d i t i o n , wi t h a ma x i m u m g r o s s f l o o r a r e a o f 3, 6 9 3 s q u a r e m e t r e s to r e c o g n i z e an e x i s t i n g se t b a c k o f 3. 4 m e t r e s be t w e e n t h e ea s t e r l y bu i l d i n g a n d th e l o t l i n e ab u t t i n g Ki n g s t o n R o a d (H i g h w a y 2 ) - 30 - Ex h i b i t 6 Su b m i t t e d G r o u n d F l o o r P l a n – E x i s t i n g E a s t e r l y B u i l d i n g & Pr o p o s e d A d d i t i o n Fi l e N o : MV 51 /2 5 Ap p l i c a n t : S t . M a r y & S t . J o h n t h e B e l o v e d C o p t i c O r t h o d o x C h u r c h Mu n i c i p a l A d d r e s s : 9 8 0 & 9 8 4 K i n g s t o n R o a d CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : S e p t e m b e r 1 7 , 2 0 2 5 to p e r m i t a p l a c e o f r e l i g i o u s a s s e m b l y t o oc c u r i n t h e e x i s t i n g e a s t e r l y b u i l d i n g an d it s p r o p o s e d a d d i t i o n , wi t h a m a x i m u m gr o s s f l o o r a r e a o f 3 , 6 9 3 s q u a r e m e t r e s - 31 - Ex h i b i t 7 Su b m i t t e d S e c o n d F l o o r P l a n – E x i s t i n g E a s t e r l y B u i l d i n g & Pr o p o s e d A d d i t i o n Fi l e N o : MV 51 /2 5 Ap p l i c a n t : S t . M a r y & S t . J o h n t h e B e l o v e d C o p t i c O r t h o d o x C h u r c h Mu n i c i p a l A d d r e s s : 9 8 0 & 9 8 4 K i n g s t o n R o a d CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : S e p t e m b e r 1 7 , 2 0 2 5 to p e r m i t a p l a c e o f r e l i g i o u s a s s e m b l y t o oc c u r i n t h e e x i s t i n g e a s t e r l y b u i l d i n g an d it s p r o p o s e d a d d i t i o n , wi t h a m a x i m u m gr o s s f l o o r a r e a o f 3 , 6 9 3 s q u a r e m e t r e s - 32 - Ex h i b i t 8 Su b m i t t e d F r o n t ( S o u t h ) E l e v a t i o n – E x i s t i n g W e s t e r l y B u i l d i n g Fi l e N o : MV 51 /2 5 Ap p l i c a n t : S t . M a r y & S t . J o h n t h e B e l o v e d C o p t i c O r t h o d o x C h u r c h Mu n i c i p a l A d d r e s s : 9 8 0 & 9 8 4 K i n g s t o n R o a d CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : S e p t e m b e r 1 7 , 2 0 2 5 to r e c o g n i z e a n e x i s t i n g bu i l d i n g h e i g h t o f 8 . 0 m e t r e s fo r t h e w e s t e r l y b u i l d i n g - 33 - Ex h i b i t 9 Su b m i t t e d F r o n t ( S o u t h ) E l e v a t i o n – E x i s t i n g E a s t e r l y B u i l d i n g & P r o p o s e d A d d i t i o n Fi l e N o : MV 51 /2 5 Ap p l i c a n t : S t . M a r y & S t . J o h n t h e B e l o v e d C o p t i c O r t h o d o x C h u r c h Mu n i c i p a l A d d r e s s : 9 8 0 & 9 8 4 K i n g s t o n R o a d CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : S e p t e m b e r 1 7 , 2 0 2 5 to p e r m i t b u i l d i n g h e i g h t s f o r t h e e a s t e r l y b u i l d i n g a n d it s p r o p o s e d a d d i t i o n a s f o l l o w s : • a m a x i m u m o f 3 0 . 0 m e t r e s t o t h e t o p o f t h e t o w e r • f o r t h e p o r t i o n o f t h e b u i l d i n g n o t l o c a t e d w i t h i n t h e cr o s s h a t c h e d a r e a , a m a x i m u m o f 1 5 . 0 m e t r e s t o th e t o p o f t h e r o o f 29 . 5 m - 34 - Report to Committee of Adjustment Application Number: MV 53/25 Date: October 8, 2025 From: Deborah Wylie Manager, Zoning & Administration Subject: Committee of Adjustment Application MV 53/25 N. Zamin & B. Wishal 929 Rambleberry Avenue Application The applicant requests relief from Zoning By -law 8149/24, to permit a maximum lot coverage of 43 percent, whereas the By -law requires a maximum lot coverage of 38 percent. The applicant requests approval of this minor variance application to obtain a building permit to construct a one-storey addition in the rear yard. 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 one-storey addition, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibits 2, 3, 4, 5, 6 & 7). Comment Conforms to the Intent 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. - 35 - Report MV 53/25 October 8, 2025 Page 2 Conforms to the Intent of the Zoning By-law The subject property is zoned “X237” (S4) – Exception Zone 237 under Zoning By -law 8149/24. The applicant requests a maximum lot coverage of 43 percent, whereas the By -law permits a maximum lot coverage of 38 percent. The intent of this provision is to ensure that adequate space is provided for landscaping and private amenity in the rear, while protecting the privacy of abutting properties. In this case, the proposed one-storey rear addition will replace the footprint of the existing rear deck, which already contributes to the overall lot coverage. As a result, the functional open space available on the property will not be significantly diminished beyond its existing condition. The proposal maintains all required yard setbacks, and the one-storey addition further reduces potential impacts on privacy and shadowing. Despite the increase in coverage, there is sufficient open space for soft landscaping, stormwater infiltration, and outdoor amenity use. Staff is of the opinion that requested variance maintains the general intent and purpose of the Zoning By-law. Desirable for the Appr opriate Development of the Land and Minor in Nature The requested variance will permit the replacement of the existing rear deck with a one -storey addition. This addition provides functional interior living space while maintaining adequate setbacks from adjacent properties. The overall scale and form of the dwelling remain compatible with surrounding residential development, as the single-storey height and rear-yard location minimize potential impacts on neighbourhood character. Staff is of the opinion that the requested variance is desirable for the appropriate development of the land and is minor in nature. Input From Other Sources Applicant • The proposed extension is only for the main floor, which will allow the homeowner to enjoy their property to the fullest. The extension will contain a family room, and the existing family room will be converted to a dining room. This will enable adequate usage on the main floor. Since the proposed extension is only for a single storey, it will limit shadowing on neighbouring properties and maintain the massing in the rear side. - 36 - Report MV 53/25 October 8, 2025 Page 3 Engineering Services •Ensure the increased lot coverage area (if approved with this application) do not adversely affect the drainage patterns within the lot and surrounding area. Building Services •A building permit application has been submitted, awaiting Committee’s decision. No concerns from Building Services regarding the application. Construction is not permitted to take place until the building permit has been issued. Public Input •As of the date of this report, five area residents have provided comments in support of the application. Date of report: October 1, 2025 Comments prepared by: Ash Roy , B.URPL. Deborah Wylie, MCIP, RPP Planner I Manager, Zoning & Administration AR:jc CityDevDept/D3700/2025/MV 53-25/7. Report/MV 53-25 Report.docx Attachments Original Signed By Original Signed By - 37 - ~ ::::, 0 0 C ~ cu 0.. (/) Dalewood Ravine -04;6/- PlCKERlNG City Development Department l:\PLANNING\01 -MapFiles\MV\2025\MV 53-25\MV 53-25\MV 53-25.aprx Q) C cu ....J >, cu 3: C ~ Q) ::<'. Location Ma File: MV 53/25 A Munici al Address: 929 Rambleberry Avenue © 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 Q) > ·;:: 0 U) Q) u C 0 {) cu LL "O cu 0 0:: C .g cu ..c C ::::, 0 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. Exhibit 1 Meadowridge Crescent Date: Aug. 26, 2025 SCALE : 1:2,000 THIS ISNOTAPLANOFSURVEY. - 38 - 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 53 /2 5 Ap p l i c a n t : N . Z a m i n & B . W i s h a l Mu n i c i p a l A d d r e s s : 9 2 9 R a m b l e b e r r y 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 : S e p t . 15 , 2 0 2 5 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 4 3 p e r c e n t - 39 - Ex h i b i t 3 Su b m i t t e d E x i s t i n g F l o o r P l a n Fi l e N o : MV 53 /2 5 Ap p l i c a n t : N . Z a m i n & B . W i s h a l Mu n i c i p a l A d d r e s s : 9 2 9 R a m b l e b e r r y 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 : S e p t . 15 , 2 0 2 5 - 40 - Ex h i b i t 4 Su b m i t t e d P r o p o s e d Fl o o r P l a n Fi l e N o : MV 53 /2 5 Ap p l i c a n t : N . Z a m i n & B . W i s h a l M u n i c i p a l A d d r e s s : 9 2 9 R a m b l e b e r r y A v e n u e C O 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 : S e p t . 15 , 2 0 2 5 - 41 - Ex h i b i t 5 Su b m i t t e d E l e v a t i o n P l a n ( S o u t h ) Fi l e N o : MV 53 /2 5 Ap p l i c a n t : N . Z a m i n & B . W i s h a l Mu n i c i p a l A d d r e s s : 9 2 9 R a m b l e b e r r y 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 : S e p t . 15 , 2 0 2 5 - 42 - Ex h i b i t 6 Su b m i t t e d E l e v a t i o n P l a n ( N o r t h ) Fi l e N o : MV 53 /2 5 Ap p l i c a n t : N . Z a m i n & B . W i s h a l Mu n i c i p a l A d d r e s s : 9 2 9 R a m b l e b e r r y 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 : S e p t . 15 , 2 0 2 5 - 43 - Ex h i b i t 7 Su b m i t t e d E l e v a t i o n P l a n ( W e s t ) Fi l e N o : MV 53 /2 5 Ap p l i c a n t : N . Z a m i n & B . W i s h a l M u n i c i p a l A d d r e s s : 9 2 9 R a m b l e b e r r y A v e n u e C O 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 : S e p t . 15 , 2 0 2 5 - 44 - Report to Committee of Adjustment Application Number: MV 54/25 Date: October 8, 2025 From: Deborah Wylie Manager, Zoning & Administration Subject: Committee of Adjustment Application MV 54/25 S. Sohail & M. Zafar 1645 Middleton Street Application The applicant requests relief from Zoning By-law 8149/24, to permit a lot with no private garage, whereas the By-law requires a minimum of one private garage per lot. The applicant requests approval of this minor variance application to obtain a building permit to convert the existing two-car garage into living space and storage. 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 living space and storage, as generally sited and outlined on the applicant’s submitted plans (refer to Exhibits 2, 3 & 4). Comment Conforms to the Intent 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 variance maintains the general intent and purpose of the Official Plans. - 45 - Report MV 54/25 October 8, 2025 Page 2 Conforms to the Intent of the Zoning By-law The subject property is zoned “X238” (S-SD) – Exception Zone 238 under Zoning By-law 8149/24. The applicant requests a lot with no private garage, whereas the By-law requires a minimum of one private garage per lot. The intent of this provision is to ensure that each lot contains adequate enclosed parking to meet the needs of residents, while contributing to the overall character of the neighbourhood. The existing dwelling contains a two-car garage that is currently utilized for storage rather than parking. Adequate parking is provided on the driveway, which satisfies the parking requirement of Zoning By-law 8149/24 and can accommodate multiple vehicles without impacting traffic circulation or on-street parking demand. The proposed conversion will not alter the exterior footprint or height of the garage, ensuring that the existing streetscape and neighbourhood character remain unaffected. Further, the applicant has confirmed that the proposed renovation will not result in the creation of an additional dwelling unit (ADU). Staff is of the opinion that requested variance maintain s the general intent and purpose of the Zoning By-law. Desirable for the Appriopriate Development of the Land and Minor in Nature The requested variance will permit the conversion of the existing two-car garage into living space and storage. The proposal does not increase the overall building footprint or height, ensuring no impact on the built form, massing, or character of the neig hbourhood. Adequate on-site parking is provided on the driveway. The proposed use of the space is compatible with surrounding residential properties and will not result in adverse impacts related to privacy, overlook, or shadowing. Staff is of the opinion that the requested variance is desirable for the appropriate development of the land and is minor in nature. Input From Other Sources Applicant •The property contains a double garage that is not used for parking due to the absence of a mudroom and is currently utilized for storage. The proposed work involves converting the garage into a bedroom and bathroom to accommodate a family member for six months. Garage parking will be eliminated; however, three parking spaces are available within the driveway. Engineering Services •No comments. - 46 - Report MV 54/25 October 8, 2025 Page 3 Building Services Public Input •Applicant to provide additional information on access to storage garage space at the time of building permit. Construction is not permitted to take place until a Building Permit has been applied for and issued. •Three area residents have expressed opposition, citing concerns about increased on-street parking, traffic, declining property values, and the erosion of neighbourhood character. Date of report: September 19, 2025 Comments prepared by: AR:dg /CityDevDept/D3700/2025/MV 54-25/7. Report/MV 54-25 Report.docx Attachments Original Signed By Original Signed By Ash Roy, B.URPL. Deborah Wylie, MCIP, RPP Planner I Manager, Zoning & Administration - 47 - Valley Farm Public School -04;6/- PlCKERlNG City Development Department l:\PLANNING\01 -MapFiles\MV\2025\MV 54-25 Template\MV 54-25\MV 54 -25.aprx Middleton Street Q) cu C) -0 0 0 ~ Q) 0.. 0.. Q) (l_ Location Ma File: MV 54/25 A Major Oaks Park Munici al Address: 1645 Middleton Street © The Corporation of the C ity of Pickering Produced (in part) under li cense from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Hi s Majesty the King in -~ :, 0 u C Cll E 0.. Cll .,:;: u Right of Canada , Department of Natura l Resources. A ll ri g hts re served .;© Teranet Enterpri ses Inc. and its suppliers. A ll ri g hts reserved .;© Municipal Property Assessment Corporation and its supp li ers . All rights reserved . Exhibit 1 Date: Sep. 12, 2025 SCALE : 1:2,000 THIS ISNOTAPLANOFSURVEY. - 48 - Exhibit 2 Submitted Proposed Floor Plan File No: MV 54/25 Applicant: S. Sohail & M. Zafar Municipal Address: 1645 Middleton Street CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: Sept. 15, 2025 to permit a lot with no private garage - 49 - Exhibit 3 Submitted Site Plan File No: MV 54/25 Applicant: S. Sohail & M. Zafar Municipal Address: 1645 Middleton Street CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: September 15, 2025 - 50 - Exhibit 4 Submitted Elevation Plan (East) File No: MV 54/25 Applicant: S. Sohail & M. Zafar Municipal Address: 1645 Middleton Street CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: September 15, 2025 - 51 -