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HomeMy WebLinkAboutMarch 11, 2026 Committee of Adjustment Hearing Agenda Electronic Meeting March 11, 2026 - 07:00 PM Hearing Number: 3 Members of the public may observe the hearing by viewing the livestream on the HTML Agenda or the archived video available on the City's website. How to Participate Individuals looking to make a verbal delegation may do so through a virtual connection into the hearing. To register as a Delegation, please submit a Participation Form. In lieu of a verbal delegation, individuals may also submit written comments to citydev@pickering.ca. For more information regarding how to participate, please visit pickering.ca/coa. For inquiries related to accessibility, please contact the City Development Department Phone: 905.420.4617 | Email: citydev@pickering.ca Land Acknowledgment Statement Disclosure of Interest Adoption of Agenda Adoption of Minutes Draft Committee of Adjustment Hearing Minutes - February 11, 2026 Page 3 Minor Variance Reports MV 13/26 - 1800 Brock Road Page 12 Suncor Energy Inc. MV 21/26 - 1970 Brock Road Page 21 1. 2. 3. 4. 4.1 5. 5.1 5.2 Brock and Kingston Holdings Inc. MV 24/26 - 1640 Kingston Road Page 26 Highmark (Pickering) Inc. Consent (Land Division) Reports LD 02/26 to LD 05/26 and MV 14/26 to MV 17/26 - 145 & 151 Twyn Rivers Drive Page 40 14532970 Canada Inc. & 14513703 Canada Inc. LD 06/26 & LD 07/26 and MV 18/26 to MV 20/26 - 235 Twyn Rivers Drive Page 76 15881943 Canada Inc. Adjournment 5.3 6. 6.1 6.2 7. Committee of Adjustment Hearing Agenda March 11, 2026 - 2 - 1 Committee of Adjustment Hearing Minutes Electronic Meeting February 11, 2026 07:00 PM Pending Adoption Present Omar Ha-Redeye – Vice-Chair Denise Rundle Sakshi Sood Joshi Rick Van Andel Sean Wiley – Chair Also Present Isabel Lima, Secretary-Treasurer Jasmine Correia, Assistant Secretary-Treasurer Nilissa Reynolds, Assistant Secretary-Treasurer – Host Kerry Yelk, Senior Planner, Zoning Ash Roy, Planner II Tanejaé Page-Hamilton, Zoning Examiner Figo Pham, Zoning Technician 1. Land Acknowledgement Statement 2. Disclosure of Interest 3. Adoption of Agenda Moved By Omar Ha-Redeye Seconded By Rick Van Andel That the agenda for the Wednesday, February 11, 2026 hearing be adopted. Carried Unanimously 4. Adoption of Minutes - 3 - Committee of Adjustment Hearing Minutes February 11, 2026 2 Moved By Rick Van Andel Seconded By Omar Ha-Redeye That the amended minutes of the 1st hearing of the Committee of Adjustment held Wednesday, January 14, 2026 be adopted. Carried Unanimously 5. Minor Variance Reports 5.2 MV 10/26 - 1894 Glendale Drive N. Balachandra The applicant requests relief from Zoning By-law 8149/24, to permit: • a maximum dwelling depth of 23.6 metres, whereas the By-law permits a maximum dwelling depth of 20.0 metres; and • a maximum front yard setback of 11.22 metres, whereas the By-law permits a maximum front yard setback of 10.5 metres. The applicant requests approval of these variances to obtain a building permit to construct a two-storey detached dwelling. Input from other sources was received from the Applicant, City’s Engineering Services, and the City’s Building Services Section, and three area residents. In support of the application, the applicant identified that these variances are requested in order to be in keeping with the size and massing of recent developments. Sia Zanjani, agent, was present to represent the application. No further representation was present in favour of or in objection to the application. The agent made a brief presentation in support of the application. In response to a question from a Committee member, the agent stated that they had received verbal support of the application from an area resident to the north of the subject property. After reading the report, listening to the presentation, and receiving no comments or objections to the application, Denise Rundle moved the following motion: - 4 - Committee of Adjustment Hearing Minutes February 11, 2026 3 Moved By Denise Rundle Seconded By Omar Ha-Redeye That application MV 10/26 by N. Balachandra, be Approved on the grounds that the requested variances are minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and Zoning By law, subject to the following condition: 1. That these variances apply only to the proposed detached dwelling, as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 2 & 3 contained in the staff report to the Committee of Adjustment, dated February 11, 2026). Carried Unanimously 5.1 MV 08/26 - 1706 Wollaston Street M. Simpatico & I. Segura The applicant requests relief from Zoning By-law 8149/24, to permit a minimum north side yard of 0.3 of a metre, whereas the By-law requires a minimum interior side yard of 1.2 metres on both sides. The applicant requests approval of this minor variance application to construct a two-storey addition with an attached garage. 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 property was purchased with the encroachment existing in 2015. Grant Morris, agent, was present to represent the application. No further representation was present in favour of or in objection to the application. The Secretary-Treasurer made the following revisions to the staff report to the Committee of Adjustment contained in the Agenda: • Page 14, second sentence of the last paragraph should read: Through this application, the applicant is proposing to renovate the illegally built garage extension and construct a new attached garage with a two-storey addition in - 5 - Committee of Adjustment Hearing Minutes February 11, 2026 4 the rear. • Page 16, last sentence of paragraph 2 should read: Staff is of the opinion that the requested variance maintains the general intent and purpose of the Zoning By-law. The agent stated that the applicant purchased the home 10 years ago, and that the garage was built 35 years ago. After reading and agreeing with the contents of the staff report, making a site inspection and receiving no comments or concerns from external agencies or area residents, Denise Rundle made the following motion: Moved By Denise Rundle Seconded By Rick Van Andel That application MV 08/26 by M. Simpatico & I. Segura, be Approved on the grounds that the requested variance is minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and Zoning By law, subject to the following condition: 1. That this variance applies only to the proposed addition and attached garage, as generally sited and outlined in the applicant’s submitted plans (refer to Attachments 2, 3, 4, 5, 6, 7 & 8 contained in the staff report to the Committee of Adjustment, dated February 11, 2026). Carried Unanimously 5.3 MV 11/26 - 2540 William Jackson Drive, Unit 304 N. Senior Omar Ha-Redeye declared a conflict on this item. ( A deemed pecuniary interest regarding the above for minor business dealings with the Applicant's agent via TMU WE-Hub in the past. ) In order to avoid a tie vote, Sean Wiley recused himself from voting on this item. The applicant requests relief from Zoning By-law 8149/24, to permit a group home within a block townhouse dwelling, whereas the By-law only permits group homes in detached, semi-detached, and street townhouse dwellings. - 6 - Committee of Adjustment Hearing Minutes February 11, 2026 5 The applicant requests approval of this variance to operate a licensed youth residence. Input from other sources was received from the Applicant, City’s Engineering Services, the City’s Building Services Section, and two area residents. In support of the application, the applicant identified the following: the use involves only 2 youths and aligns closely with a typical residential household structure; no additional parking is needed as there is room for 3 vehicles on-site; and the intent of this request is to allow Synergy Link Homes to operate a supervised children’s residence that functions similarly to a traditional household setting, with minimal impact on the surrounding neighbourhood. Odessa Anderson, agent, was present to represent the application. One area resident was present in objection to the application. In support of the application, the agent stated the following: the group home is legally allowed to house 2 children, but they typically only house 1 child per family style home; children's ages range from 0-17; there will be 24/7 supervision of the children by 1 to 2 staff members; there are site inspections done regularly by the Ministry and Fire Services; they received clearance from Fire Services; any visitors to the home are logged for tracking purposes; they are not making any changes to the home; there are no anticipated negative noise impacts as they conduct the home as a family-style; and parking is not an issue as the children do not have cars, there are 3 parking spaces available on-site. In response to questions from a Committee member the agent stated that they receive visitors once a month for inspections, parents are welcome to visit. There is currently a group home in another unit, that was established prior to the changes in the Zoning By-law. They were not advised the By-law had changed when they purchased this second unit. They have not received a letter of support from the condominium corporation, but did receive support from neighbours. A Committee members commented the following in support of the application: the applicant is limiting the number of children being housed at once, the home has three bedrooms plus a den to accommodate the children; they have sufficient parking; major concerns of the neighbourhood objection letters have been addressed by the applicant; the home is being utilized as a residential use; doesn't seem it would cause any negative impacts; it is important for these programs to exist to provide support of social well-being and development. - 7 - Committee of Adjustment Hearing Minutes February 11, 2026 6 A Committee member commented that they are hesitant on the recommended condition to limit the number of children because it is difficult to enforce, and ensuring if a new corporation takes ownership of the property follows the same condition. In response to the comments made, the agent clarified that through the Ministry, legally there can only be two children housed for all group homes. Committee members commented that the corporations need to go through regular inspections to keep their certificate, how many children living in a home is one of criteria they look at. After finding no negative impacts to the community, considering the social well- being of the community, and believing this application meets the four tests of the Planning Act, Sakshi Sood Joshi moved the following motion: Moved By Sakshi Sood Joshi Seconded By Rick Van Andel That application MV 11/26 by N. Senior, be Approved on the grounds that the requested variance is minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and Zoning By law, subject to the following conditions: 1. That this variance applies only to Unit 304, as generally cited and outlined on the applicant’s submitted plans (refer to Attachment 2 contained in the staff report to the Committee of Adjustment, dated February 11, 2026). 2. That the group home is occupied by no more than 2 persons (children/youth) as defined by the license obtained for the property by Synergy Link Homes exclusive of staff. Carried (2 to 1) 5.4 MV 12/26 - 2405 Angora Street S. Perkins The applicant requests relief from Zoning By-law 8149/24, to permit: • 0 parking space per additional dwelling unit (total 2.0 parking spaces provided), whereas the By-law requires 1.0 parking space per additional - 8 - Committee of Adjustment Hearing Minutes February 11, 2026 7 dwelling unit (total 3.0 parking spaces); and • a window well encroachment of 0.21 metre into the required 1.2 metre path of travel, whereas the by-law permits no encroachment to obstruct the required 1.2 metre path of travel. The applicant requests approval of this minor variance application to obtain a building permit to construct an additional dwelling unit (ADU) in the basement. Input from other sources was received from the Applicant, City’s Engineering Services, the City’s Building Services Section, and one area resident. In support of the application, the applicant identified that the lot cannot physically fit three parking spaces without violating setbacks. The ADU uses the existing footprint; two spaces are minor and maintain neighbourhood character. The 0.21 metres encroachment into the 1.2 metres path of travel is required for basement window wells and preserves safe, functional rear yard access. Both variances are minor and necessary. Shamrie Perkins, applicant, was present to represent the application. No further representation was present in favour of or in objection to the application. Moved By Omar Ha-Redeye Seconded By Rick Van Andel That application MV 12/26 by S. Perkins, be Approved on the grounds that the requested variances are minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and Zoning By law, subject to the following condition: 1. That these variances apply only to the proposed development, as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 2, 3 & 4 contained in the staff report to the Committee of Adjustment, dated February 11, 2026). Carried Unanimously 6. Consent (Land Division) Reports 6.1 LD 01/26 - 5240 (Old) Brock Road - 9 - Committee of Adjustment Hearing Minutes February 11, 2026 8 L. & H. Park The applicant is proposing to sever a 1,518.7 square metre residential parcel of land (Part 2), retaining a 1,513.1 square metre residential parcel of land (Part 1) Input from other sources was received from the Applicant, City’s Engineering Services, the City’s Building Services Section, the Region of Durham Community Growth and Economic Development, Region of Durham Works Department and Region of Durham Health Department. Lae Kweon Park, applicant, was present to represent the application. No further representation was present in favour of or in objection to the application. The applicant stated that the supplemental studies and reports are very expensive and that they need more time to speak with the Region of Durham. Moved By Rick Van Andel Seconded By Sakshi Sood Joshi That application LD 01/26 by L. & H. Park, be Tabled to allow the applicant to address comments from Durham Health, including the submission of a Hydrogeological Study demonstrating that the Region’s Lot Sizing Policy requirements can be satisfied. Carried Unanimously 7. Adjournment Moved By Rick Van Andel Seconded By Omar Ha-Redeye That the 2nd hearing of the 2026 Committee of Adjustment be adjourned at 7:49 pm. Carried Unanimously Minutes recorded this 11th day of February. Chair - 10 - Committee of Adjustment Hearing Minutes 9 Assistant Secretary-Treasurer February 11, 2026 - 11 - Report to Committee of Adjustment Application Number: MV 13/26 Date: March 11, 2026 From: Deborah Wylie Manager, Zoning & Administration Subject: Minor Variance Application MV 13/26 Suncor Energy Inc. 1800 Brock Road Application The applicant requests relief from Zoning By-law 8149/24 to permit: • a minimum setback of any building or structure, except a sign, from a front lot line shall be 8.5 metres, whereas the By-law requires a minimum setback of 10.0 metres from a front lot line; (staff has determined that this variance is not required) • a loading space in the front yard, whereas the By-law requires that no loading space shall be permitted in the front yard of any zone; • a loading space to not abut the building for which the loading space is provided, whereas the By-law requires a loading space to abut the building for which the loading space is provided; and • a Restaurant Drive-through Take Out to provide food and drinks for retail sale for immediate consumption on-site and off-site, with indoor and outdoor seating areas, whereas the By-law requires a Restaurant drive-through takeout to provide light refreshment to customers in vehicles for consumption elsewhere. The applicant requests approval of these variances to obtain Site Plan Approval for the construction of a new gas station facility (Petro-Canada) with a convenience store and drive-through/take out restaurant (A&W). Summary of Findings Based on the application and supporting documentation submitted, the City Development Department has reviewed the proposal in accordance with Section 45(1) of the Planning Act. Staff consider the requested variances to be minor, desirable for the appropriate development of the land, and consistent with the general intent and purpose of both the Official Plan and Zoning By-law. Notwithstanding this review, the applicant is responsible for demonstrating the justification for the relief sought and for establishing that the statutory tests are met. After considering all public and agency input, should the Committee find merit in this application, the following conditions are recommended: - 12 - Report MV 13/26 March 11, 2026 Page 2 1. That these variances apply only to the drive-through restaurant, convenience store, and gas pump structure as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 2 & 3). 2. That the requested variances related to the front yard apply only to the front yard facing Brock Road. 3. That the requested variance related to the definition of “Restaurant Drive-through Take Out” applies only to the proposed A&W restaurant. Background An application for Site Plan Approval S 15/23 was submitted in 2023. The applicant is proposing to demolish the existing gas station and drive-through restaurant and replace it with a redesigned gas station and a new drive-through restaurant. Through the review of the Site Plan Application, it was determined that three variances are required. Staff subsequently determined that the minimum front yard setback variance is no longer required, as an updated staff interpretation confirms that Section 4.6.2 of the Zoning By-law applies to the setback. Section 4.6.2 permits a gas pump canopy to encroach up to 3.0 metres into the required front yard setback. As a result, the minimum permitted setback for the canopy is 7.0 metres, which is less than the applicant’s proposed setback of 8.5 metres. Comment Conforms to the Intent and Purpose of the Official Plan As of January 1, 2025, following changes made by Bill 23, applicable parts of the Durham Regional Official Plan are now deemed to be part of Pickering’s Official Plan. Under the Regional Plan, the subject properties are designated “Urban System – Rapid Transit Corridor”. This designation permits a wide range of uses, including commercial uses. The Pickering Official Plan designates the subject property as “Urban Residential Areas – High Density Area”, which permits a range of uses, including compatible special purpose commercial uses servicing the area. The proposed gas station and drive-through restaurant are commercial uses that serve the surrounding areas. Staff is of the opinion that the requested variances maintain the general intent of the Official Plan. Conforms to the Intent and Purpose of the Zoning By-law The subject property is zoned “X233 (CA(A))” – Exception Zone 233 under Zoning By-law 8149/24. - 13 - Report MV 13/26 March 11, 2026 Page 3 Location of the Loading Space The Zoning By-law requires a loading space to abut the building for which the loading space is provided and prohibits the loading space from being in the front yard. The intent of these provisions is to minimize the visual impact of loading spaces and ensure direct, efficient access for goods to be delivered into the building. The applicant proposes a loading space within the front yard facing Brock Road, separated from the main building by a drive aisle associated with the drive‑through restaurant. To mitigate visual impacts, landscaping is proposed along the Brock Road frontage. In addition, the waste container to be located within the loading space (an EarthBin unit) is low‑profile and further reduces visibility from the street. Figure 1: EarthBin example Although the loading space does not directly abut the building, the separation is limited to a single‑lane drive aisle (4.5 metres wide), where vehicle movements are naturally slow due to drive‑through activity. As a result, safe and functional access for staff transporting materials between the loading area and the building can be maintained without operational or safety concerns. The Definition of “Restaurant Drive-through Take Out” The Zoning By-law requires that a “Restaurant Drive-through Take Out” use is limited to providing light refreshments to drive-through customers for consumption off-site. The intent of this provision is to limit the number of visitors who stay on-site for an extended period, which could create potential parking concerns. The applicant is proposing to permit the consumption of food and beverages both on and off-site, including indoor and outdoor seating areas. - 14 - Report MV 13/26 March 11, 2026 Page 4 As per the Zoning By-law, a total of 12 parking spaces is required for the site to accommodate the gas bar, convenience store, and restaurant with seating areas. The Traffic Impact Study (TIS) submitted in support of the Site Plan Approval Application identifies a peak parking demand of 12 to 15 spaces for the site. The proposed redevelopment provides 19 parking spaces on-site, exceeding both the zoning requirements and the projected peak parking demand for the site. The TIS also concludes that replacing the existing Tim Hortons drive-through with the proposed A&W restaurant will result in an overall reduction in on-site traffic volumes compared to existing conditions. Site traffic volumes are anticipated to decrease significantly across the weekday morning, midday, afternoon, and Saturday peak periods. Based on the proposed parking supply of 19 spaces and the projected reduction in traffic volumes, the proposed use, including on-site seating, is not expected to result in parking deficiencies, traffic congestion, or operational concerns. Staff is of the opinion that the requested variances maintain the general intent of the Zoning By-law. Desirable for the Appropriate Development of the Land and Minor in Nature The proposed location of the loading space will support the operation of the drive-through restaurant, functioning in conjunction with the stacking lane for the drive-through. The loading space is in proximity to the building it serves, requiring employees to cross only a single-lane drive aisle. Vehicle speeds along this aisle are naturally low due to the drive-through operation, where vehicles must stop at the service window before proceeding to the pedestrian crossing, creating a safe environment for staff moving between the loading area and the building. Proposed landscaping will assist in reducing the visual impact of the loading space along the Brock Road frontage. Additionally, the loading space is situated adjacent to a property line that abuts a large, landscaped area associated with the neighbouring condominium. As a result, the placement of the loading space will have minimal impact on surrounding properties. The operation of the drive-through restaurant will include limited indoor and outdoor seating for customers who choose to dine on-site. The seating area is modest in scale, and all associated activity will be contained within the site, ensuring no adverse impacts on neighbouring properties. Additionally, the TIS indicates that overall site traffic will decrease with the replacement of the existing Tim Hortons drive-through by the proposed A&W restaurant, thereby mitigating potential concerns related to crowding and parking. Staff is of the opinion that the requested variances are desirable for the appropriate development of the land and minor in nature. - 15 - Report MV 13/26 March 11, 2026 Page 5 Input From Other Sources Applicant •The canopy cannot be relocated. The location of the canopy allows for the efficient placement of the fire route and parking infront of the main building withoutencroaching on the rear yard setbacks. •The loading space cannot be relocated. Enhanced Landscaping has been ProvidedAround the Loading Space. •Through the Site Plan Application Process, Planning Staff have been supportive of indoor and outdoor seating areas. Building Services •A Building Permit application has beensubmitted, awaiting the Committee’s decision. No concerns from Building Services regarding the application.Construction is not permitted to take placeuntil the Building Permit has been issued.Mandatory inspections will be required. Engineering Services •No comment. Public Input •No written submissions were received fromthe public as of the date of writing this report. Date of report: March 5, 2026 Comments prepared by: Original Signed By Original Signed By Figo Pham Deborah Wylie, MCIP, RPP Zoning Technician Manager, Zoning & Administration FP:jc https://pickeringo365.sharepoint.com/sites/CityDevDept/D3700/2026/MV 13-26/7. Report/MV 13-26 Report.docx Attachments - 16 - i------t-------1 ~ Diana Princess Of Wales Park Recreation Complex -04;6/- PlCKERlNG City Development Department 0 0::: '--,----j Location Ma File: MV 13/26 Denmar Park n ""O co 0 0::: -"' (.) e Ill Munici al Address: 1800 Brock Road © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada, Department of Natural Resources. All rights reserved.;© Teranet Enterprises Inc. and its suppliers. All rights reserved.;© Municipal Property Assessment Corporation and its suppliers. All rights reserved. l:\PLANNING\01-MapFiles\02 -Applications\MV\2026\MV 13-26\MV 13-26\MV 13-26.aprx Attachment 1 Date: Jan. 08, 2026 SCALE: 1:5,000 THIS ISNOTAPLANOFSURVEY. - 17 - At t a c h m e n t 2 Br o c k R o a d Pr o p o s e d S i t e P l a n Fi l e N o : MV 13 /2 6 Ap p l i c a n t : S u n c o r E n e r g y I n c . Mu n i c i p a l A d d r e s s : 1 8 0 0 B r o c k R o a d CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : F e b r u a r y 2 0 , 20 2 6 to p e r m i t a mi n i m u m s e t b a c k of a n y b u i l d i n g o r s t r u c t u r e , ex c e p t a s i g n , f r o m a f r o n t l o t li n e to be 8. 5 m e t r e s to p e r m i t a lo a d i n g s p a c e i n th e f r o n t y a r d to p e r m i t a l o a d i n g sp a c e t o n o t a b u t th e b u i l d i n g f o r wh i c h t h e l o a d i n g sp a c e i s p r o v i d e d “R e s t a u r a n t Dr i v e - t h r o u g h Ta k e O u t ” s h a l l me a n a n es t a b l i s h m e n t of f o o d a n d dr i n k s f o r r e t a i l sa l e t o t h e pu b l i c f o r im m e d i a t e co n s u m p t i o n on a n d / o r o f f th e p r e m i s e s an d m a y in c l u d e in d o o r / o u t d o o r se a t i n g a r e a - 18 - At t a c h m e n t 3 Pr o p o s e d F u e l P u m p C a n o p y E l e v a t i o n P l a n Fi l e N o : MV 13 /2 6 Ap p l i c a n t : S u n c o r E n e r g y I n c . Mu n i c i p a l A d d r e s s : 1 8 0 0 B r o c k R o a d CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : F e b r u a r y 2 0 , 20 2 6 - 19 - At t a c h m e n t 4 Pr o p o s e d F l o o r P l a n Fi l e N o : MV 13 /2 6 Ap p l i c a n t : S u n c o r E n e r g y I n c . Mu n i c i p a l A d d r e s s : 1 8 0 0 B r o c k R o a d CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : F e b r u a r y 2 0 , 20 2 6 - 20 - Report to Committee of Adjustment Application Number: MV 21/26 Date: March 11, 2026 From: Deborah Wylie Manager, Zoning & Administration Subject: Minor Variance Application MV 21/26 Brock and Kingston Holdings Inc. 1970 Brock Road Application The applicant requests relief from Zoning By-law 3036, as amended by By-law 2212/86 to permit a “Restaurant-Type D" which shall mean a building or part of building which food is prepared and offered or kept for retail sale to the public for immediate consumption on the premises, and which may include an accessory takeout component, and a drive-through facility, whereas the By-law permits a “Restaurant-Type D" which shall mean a building or part of building where food is prepared and offered or kept for retail sale to the public for immediate consumption on the premises, and which may include an accessory takeout component. The applicant requests approval of this minor variance application to permit a restaurant use with drive-through facility component. Summary of Findings The City Development Department recommends that Minor Variance Application MV 21/26 be Tabled for the applicant to prepare and submit a Traffic Report addressing concerns related to drive-through queuing. Background Staff is concerned that the placement and location of the proposed drive-through stacking lane may create traffic concerns accessing the subject lands. Traffic queueing and potential backup at the site entrances along Brock Road and Kingston Road must be reviewed and confirmed by the City and the Region. To support the requested variance, staff request that a Traffic Report be provided to evaluate whether the placement and location of the proposed drive-through stacking lane can adequately accommodate the proposed use. Engineering Services has indicated that certain matters are to be confirmed through the site plan approval process including traffic queuing. Since additional variances may be identified during the site plan's review and approval, it is recommended that the application be tabled until a later date to allow for these considerations including the submission of a site plan application. - 21 - Report MV 21/26 March 11, 2026 Page 2 Date of report: March 5, 2026 Comments prepared by: KY:jc /CityDevDept/D3700/2026/0. MV 00-26 - Sample/7. Report/Blank Report Template.docx Attachments Original Signed By Original Signed By Kerry Yelk Deborah Wylie, MCIP, RPP Senior Planner, Zoning Manager, Zoning & Administration - 22 - Diana Princess Of Wales Park Brockridge Community Park t------<~ t------+--------< t------< 0 t------+--------< ,_ __ _,o:: t-----+--------1 t------l~ 1--------t--------1 :::, t------l<.9 Location Ma File: MV 21/26 Finch Avenue Denmar Park ~ ,--------.=,--_JI ti) 0. -04!0/- P](KER]NG Munici al Address: 1970 Brock Road City Development Department © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada, Department of Natural Resources. All rights reserved.;© Teranet Enterprises Inc. and its suppliers. All rights reserved.;© Municipal Property Assessment Corporation and its suppliers. All rights reserved. l:\PLANNING\01-MapFiles\02 -Applications\MV\2026\MV 21-26\MV 21-26\MV 21-26.aprx Attachment 1 i i Beech lawn Park N A Date: Feb. 19, 2026 SCALE: 1:5,000 THIS ISNOTAPLANOFSURVEY. - 23 - At t a c h m e n t 2 Su b m i t t e d Si t e Pl a n Fi l e N o : MV 21 /2 6 Ap p l i c a n t : Br o c k a n d K i n g s t o n H o l d i n g s I n c . Mu n i c i p a l A d d r e s s : 19 7 0 B r o c k R o a d CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : Fe b r u a r y 2 3 , 20 2 6 to p e r m i t a “ R e s t a u r a n t - Ty p e D " wh i c h sh a l l m e a n a b u i l d i n g o r p a r t o f bu i l d i n g w h i c h f o o d i s pr e p a r e d a n d o f f e r e d o r ke p t f o r r e t a i l s a l e t o t h e pu b l i c f o r i m m e d i a t e co n s u m p t i o n o n t h e pr e m i s e s , a n d w h i c h m a y in c l u d e a n a c c e s s o r y ta k e o u t c o m p o n e n t , a n d a dr i v e -th r o u g h f a c i l i t y Pr o p o s e d d r i v e - th r o u g h f a c i l i t y l a n e Re s t a u r a n t - 24 - At t a c h m e n t 3 Su b m i t t e d De t a i l e d Si t e Pl a n Fi l e N o : MV 21 /2 6 Ap p l i c a n t : Br o c k a n d K i n g s t o n H o l d i n g s I n c . Mu n i c i p a l A d d r e s s : 19 7 0 B r o c k R o a d CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : Fe b r u a r y 2 3 , 20 2 6 - 25 - Report to Committee of Adjustment Application Number: MV 24/26 Date: March 11, 2026 From: Deborah Wylie Manager, Zoning & Administration Subject: Minor Variance Application MV 24/26 Highmark (Pickering) Inc. 1640 Kingston Road Application The applicant requests relief from Zoning By-law 3036, as amended by By-law 7860/21, to permit: • a daycare centre as an additional use, whereas the By-law only permits an apartment building use; • a maximum number of dwelling units: 350 units, whereas the By-law requires a maximum number of dwelling units: 346 units; • a minimum indoor amenity space of 380 square metres, whereas the By-law requires a minimum indoor amenity space of 500 square metres; • a maximum height of 56 metres (17 storeys), whereas the By-law requires a maximum height of 56 metres (16 storeys) (refer to Attachment 8); and • five residential parking spaces to be located at grade, whereas the By-law requires all residential parking spaces shall be provided within a below grade parking structure. The applicant requests approval of this minor variance application to facilitate the construction of a residential apartment building. Summary of Findings Based on the application and supporting documentation submitted, the City Development Department has reviewed the proposal in accordance with Section 45(1) of the Planning Act. Staff considers the requested variances to be minor, desirable for the appropriate development of the land, and consistent with the general intent and purpose of both the Official Plan and Zoning By-law. Notwithstanding this review, the applicant is responsible for demonstrating the justification for the relief sought and for establishing that the statutory tests are met. After considering all public and agency input, should the Committee find merit in this application, the following condition is recommended: 1. That these variances apply only to the residential apartment building, as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 2, 3, 4, 5, 6, 7 & 8). - 26 - Report MV 24/26 March 11, 2026 Page 2 Background In 2021, the applicant submitted Site Plan Application S 04/21 for the subject property to facilitate a residential condominium development containing 346 dwelling units. The proposal consists of two towers, 16 and 12 storeys in height, connected by a 5-storey podium. During the review of the Site Plan Application, staff identified the noted zoning non-compliances. The requested variances are required for the applicant to obtain final Site Plan Approval. The applicant has since revised the development through a subsequent Site Plan review submission to include 350 residential units, add a daycare centre use, reduce the total indoor amenity space, increase the overall storeys of one residential tower (Building B), and introduce five at-grade parking spaces for residents. Comment Conforms to the Intent and Purpose of the Official Plan The Pickering Official Plan, as amended by Official Plan Amendment 38 (Kingston Mixed Corridor and Brock Mixed Node Intensification Areas), designates the subject lands as "Kingston Mixed Corridor - Residential" within the Brock Precinct Intensification Area. Permitted uses within this designation includes medium and high-density residential uses. Additionally, Official Plan Amendment 38 permits community uses within this designation. Community uses refer to the uses, facilities, programs and services addressing the broad range of human, social, and infrastructure needs integral to the community’s quality of life. A daycare centre use is a permitted use and will benefit the surrounding neighbourhood. City Policy 11A.9.5 permits residential areas to be developed with higher density residential housing forms, consisting primarily of apartment dwellings; and may allow consideration of the location of compatible retail and offices within these areas, however, will require them to be limited to the ground-floor of residential buildings. The proposed daycare centre would be consistent with Policy 11A.9.5 to permit non-residential use on the ground floor of the apartment building. Additionally, the subject lands are subject to a site-specific Official Plan Amendment 43 permitting a maximum residential density of 350 units per net hectare and maximum floor space index of 2.53 to facilitate the proposed development. The developable site has a total area of 0.99 hectares, which allows a maximum of 346 dwelling units. The proposed increase in dwelling units sets a density of 353 dwelling units per net hectare and a maximum floor space index of 2.44. The proposed increase from 346 units to 350 units generally maintains the Official Plan Amendment 43 for the subject lands, which allows for the highest level of intensification and residential density. The proposed variances related to the proposed daycare centre use and residential apartment building maintains the general intent and purpose of the Official Plan, as amended by Official Plan Amendments 38 and 43. - 27 - Report MV 24/26 March 11, 2026 Page 3 Conforms to the Intent and Purpose of the Zoning By-law The subject property is zoned “(H)RHII-5” and “OS”, under Zoning By-law 3036, as amended by By-law 7860/21. The proposed development is located entirely within the “(H)RHII-5” zone. Variance to permit Daycare Centre Use The applicant proposes to permit a daycare centre use, whereas the site-specific Zoning By-law 7160/21 permits solely an apartment building use. The proposed daycare centre use will have a total GFA of 220 square metres. The proposed daycare centre use represents 40 percent of the total indoor amenity space. A total of 380 square metres of indoor amenity space is proposed to remain which will include a party room, co-working space, and fitness centre. The daycare use can be presented as a complementary and compatible component of the residential use permitted on the site. The applicant has identified the daycare as a needed neighbourhood facility that will serve both residents of the proposed building and within the surrounding neighbourhood. The subject site provides on-site parking, dedicated indoor and outdoor amenity area, and access to the Durham Region Transit, all of which help accommodate the daycare facility. Parent Zoning By-law 3036 permits home-based businesses as a residential use, including private home daycares, recognizing that childcare uses are compatible within residential uses. Introducing a daycare centre use within a residential building provides a service that can serve the residents as well as the surrounding community and is supported by adequate parking and dedicated amenity space. The addition of the daycare as a permitted use meets the general intent and purpose of the Zoning By-law given that the subject property is intended for residential purposes. Staff is of the opinion that the requested variance to permit a daycare centre use maintains the general intent and purpose of the Zoning By-law. Variance to increase Residential Dwelling Units The applicant proposes to increase the overall residential dwelling units from 346 units to 350 units, whereas the site-specific Zoning By-law permits a maximum of 346 dwelling units. The intent of regulating the minimum and maximum dwelling unit is to ensure that the site is used for high density residential use, which is compatible with the surrounding neighbourhood. The increase in the maximum permitted dwelling units from 346 to 350 meets the general intent and purpose of the site-specific Zoning By-law, as a range of a minimum of 60 units to a maximum of 346 units is permitted. The requested increase of four dwelling units is generally consistent with the Zoning By-law, as it will not alter the character of the site and built form. The additional units result in a total FSI of 2.41, which remains below the maximum FSI permitted by the Zoning By-law. The additional four units will not generate any perceptible difference to the building’s massing within the neighbourhood. Staff is of the opinion that the requested variance to increase the residential dwelling units from 346 units to 350 units maintains the general intent and purpose of the Zoning By-law. - 28 - Report MV 24/26 March 11, 2026 Page 4 Variance to decrease Indoor Amenity Space The applicant proposes to reduce the minimum indoor amenity space from 500 square metres to 380 square metres. The intent of providing a minimum indoor amenity area is to ensure all residents have access to adequate and functional common space within high-density developments. The reduced indoor amenity area is a result of the addition of daycare centre located within the podium. Overall, the development proposal provides approximately 1,370 square metres of shared outdoor amenity space at grade and 510 square metres of outdoor amenity space on the roof of the podium. Additionally, a portion of the subject site is located within the Hydro Corridor and will be conveyed to the City to be developed for a public park. Despite the reduction in the amount of indoor amenity areas, the applicant has provided surplus outdoor amenity spaces resulting in adequate amount of amenity spaces to serve the future residents. The requested variance to reduce the amount of indoor amenity space meets the intent of the Zoning By-law. Variance to increase Maximum Height The applicant proposes to increase the number of storeys for Building B from 16 to 17 storeys, whereas the Zoning By-law Schedule III permits a maximum of 16 storeys. Although an additional storey is requested, the overall building height will remain at 56 metres, consistent with the maximum height permitted by the site-specific By-law. The applicant has confirmed that this will be achieved by reducing the floor to ceiling height of each storey, allowing the building to accommodate an additional level without exceeding the established height limit. The intent of the maximum height provision is to manage massing and mitigate potential shadow and privacy impacts on the surrounding area. The proposed building will continue to comply with the maximum permitted height of 56 metres, the visual and shadow impacts anticipated by the By-law remain unchanged. Staff is of the opinion that increasing the number of storeys to 17 while maintaining the approved height limit maintains the general intent and purpose of the Zoning By-law. Variance to permit At-Grade Residential Parking The applicant is requesting to provide five resident parking spaces at grade, whereas the Zoning By-law requires all resident parking to be located below grade. The intent of this provision is to ensure that sufficient visitor parking is provided at-grade and reduce visual and functional impacts of surface parking. In this case, additional at-grade parking is required to accommodate the four residential units within Building B and the introduction of a daycare use within the podium, proposed through this application. Only five resident spaces are proposed at-grade, with a substantial amount of resident parking (284 spaces) provided within the underground parking structure. The applicant intends to provide an 11-metre setback containing coniferous and deciduous tree plantings within the proposed landscape buffer between the proposed parking area and the adjacent existing residential development. As a result, the visual and functional impacts typically associated with surface parking are minimized, and the overall design intent of the By-law is maintained. Additionally, the By-law requires a minimum 0.15 visitor parking space per dwelling unit. - 29 - Report MV 24/26 March 11, 2026 Page 5 Therefore, a total of 52 visitor parking spaces is provided at-grade. Overall, the additional five resident parking spaces will have minimal visual impact and will provide sufficient parking on the subject site. Staff is of the opinion that permitting a total of five resident parking spaces at-grade maintains the general intent and purpose of the Zoning By-law. Desirable for the Appropriate Development of the Land and Minor in Nature The requested variances collectively support a residential development by introducing a daycare that serves future residents and the surrounding neighbourhood, adding four residential dwelling units with minimal impact, and permitting an extra storey without exceeding the permitted 56 metre maximum height requirement. The reduced indoor amenity space is offset by substantial outdoor amenity areas and the proposed public park within the abutting Hydro Corridor, ensuring residents continue to have access to a range of indoor and outdoor amenities. Allowing five resident parking spaces at-grade is minor given that nearly all resident parking remains underground and the at-grade spaces are located appropriately. The requested variances are minor in nature, resulting in negligible impacts on the surrounding area while supporting a functional high density residential development. Staff is of the opinion that the requested variances are desirable for the appropriate development of land and are minor in nature. Input From Other Sources Applicant • The applicant has submitted a Planning Rationale in support of this application. Please contact the City Development Department to receive a copy at citydev@pickering.ca. Building Services • No comments or concerns from Building Services. Construction is not permitted to take place until a Building Permit has been applied for and issued. Engineering Services • No comments. Public Input • Written submissions were received from a nearby resident raising concerns about the potential impact of the requested variances on the surrounding neighbourhood. Comments have been provided to the Committee members. - 30 - Report MV 24/26 March 11, 2026 Page 6 Date of report: March 5, 2026 Comments prepared by: Senior Planner, Zoning Manager, Zoning & Administration KY:nr /CityDevDept/D3700/2026/MV 24-26/7. Report/MV 24-26 Report.docx Attachments Original Signed By Original Signed By Kerry Yelk Deborah Wylie, MCIP, RPP - 31 - ""O ro 0 ~ E ro LL >, ~ rn > Finch Avenue Brockridge Community Park t------l~ f-----+--~ r------1 0 t------+-------1 ""O r------1 ~ ro r--~~ ~ ::::, t-------<c.9 Attachment 1 -"' 0 0 ,._ m Denmar Park -04!0/- P](KER]NG City Development Department Diana Princess Of Wales Park Location Ma File: MV 24/26 Munici al Address: 1640 Kingston Road © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada, Department of Natural Resources. All rights reserved.;© Teranet Enterprises Inc. and its suppliers. All rights reserved.;© Municipal Property Assessment Corporation and its suppliers. All rights reserved. l:\PLANNING\01-MapFiles\02 -Applications\MV\2026\MV 24-26\MV 24-26\MV 24-26.aprx N A Date: Feb. 19, 2026 SCALE: 1:5,000 THIS ISNOTAPLANOFSURVEY. - 32 - At t a c h m e n t 2 Su b m i t t e d S i t e P l a n Fi l e N o : MV 2 4 /2 6 Ap p l i c a n t : H i g h m a r k ( P i c k e r i n g ) I n c . Mu n i c i p a l A d d r e s s : 1 6 4 0 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 : F e b r u a r y 2 3 , 2 0 2 6 - 33 - At t a c h m e n t 3 Su b m i t t e d D e t a i l e d S i t e P l a n Fi l e N o : MV 2 4 /2 6 Ap p l i c a n t : H i g h m a r k ( P i c k e r i n g ) I n c . Mu n i c i p a l A d d r e s s : 1 6 4 0 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 : F e b r u a r y 2 3 , 2 0 2 6 to i n c l u d e a d a y c a r e ce n t r e u s e a s a pe r m i t t e d u s e to p e r m i t a m a x i m u m nu m b e r o f d w e l l i n g un i t s : 3 5 0 u n i t s to p e r m i t a m i n i m u m r e q u i r e d in d o o r a m e n i t y s p a c e o f 38 0 .0 s q u a r e m e t r e s to p e r m i t f i v e r e s i d e n t i a l pa r k i n g s p a c e s t o b e l o c a t e d at g r a d e to r e v i s e S c h e d u l e I I I t o in d i c a t e a m a x i m u m he i g h t o f 5 6 .0 m e t r e s (1 7 s t o r e y s ) Ki n g s t o n R o a d - 34 - At t a c h m e n t 4 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 2 4 /2 6 Ap p l i c a n t : H i g h m a r k ( P i c k e r i n g ) I n c . Mu n i c i p a l A d d r e s s : 1 6 4 0 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 : F e b r u a r y 2 3 , 2 0 2 6 - 35 - At t a c h m e n t 5 Su b m i t t e d W e s t E l e v a t i o n P l a n Fi l e N o : MV 2 4 /2 6 Ap p l i c a n t : H i g h m a r k ( P i c k e r i n g ) I n c . Mu n i c i p a l A d d r e s s : 1 6 4 0 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 : F e b r u a r y 2 3 , 2 0 2 6 - 36 - At t a c h m e n t 6 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 2 4 /2 6 Ap p l i c a n t : H i g h m a r k ( P i c k e r i n g ) I n c . Mu n i c i p a l A d d r e s s : 1 6 4 0 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 : F e b r u a r y 2 3 , 2 0 2 6 - 37 - At t a c h m e n t 7 Su b m i t t e d E a s t E l e v a t i o n P l a n Fi l e N o : MV 2 4 /2 6 Ap p l i c a n t : H i g h m a r k ( P i c k e r i n g ) I n c . Mu n i c i p a l A d d r e s s : 1 6 4 0 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 : F e b r u a r y 2 3 , 2 0 2 6 - 38 - Attachment 8 Revised Schedule III to By-law 7860/21 File No: MV 24/26 Applicant: Highmark (Pickering) Inc. Municipal Address: 1640 Kingston Road CONTACT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT FOR DIGITAL COPIES OF THIS PLAN. Date: February 23, 2026 - 39 - Report to Committee of Adjustment Application Numbers: LD 02/26 to LD 05/26 & MV 14/26 to MV 17/26 Date: March 11, 2026 From: Deborah Wylie Manager, Zoning & Administration Subject: Consent (Land Division) Applications LD 02/26 to LD 05/26 Minor Variance Applications MV 14/26 to MV 17/26 14532970 Canada Inc. & 14513703 Canada Inc. 145 & 151 Twyn Rivers Drive Applications Consent Applications LD 02/26, LD 03/26, LD 04/26 & LD 05/26 have been submitted to establish a total of 4 lots to facilitate the development of 4 detached dwellings. LD 02/26 Consent to add a 346.5 square metre residential parcel of land to the east, retaining a 1,060.1 square metre residential parcel of land (refer to Attachment 2). LD 03/26 Consent to add a 353.2 square metre residential parcel of land to the west, retaining a 1,385.1 square metre residential parcel of land (refer to Attachment 3). LD 04/26 Consent to add a 353.5 square metre residential parcel of land to the east, retaining a 1,059.9 square metre residential parcel of land (refer to Attachment 4). LD 05/26 Consent to add a 353.5 square metre residential parcel of land to the west, retaining a 1,385.1 square metre residential parcel of land (refer to Attachment 6). Requested Variances The applicant requests relief from Zoning By-law 8149/24, to permit: MV 14/26 – (Parts 8 & 3) • a minimum lot frontage of 15.0 metres, whereas the By-law requires a minimum lot frontage of 18.0 metres; - 40 - Report LD 02/26 to LD 05/26 and MV 14/26 to MV 17/26 March 11, 2026 Page 2 • a minimum exterior side yard setback of 2.1 metres, whereas the By-law requires a minimum side yard setback of 4.5 metres; • a minimum front yard setback of 7.5 metres, whereas the By-law requires a minimum front yard setback of 28.3 metres; • a maximum dwelling height of 9.8 metres, whereas the By-law requires a maximum dwelling height of 9.0 metres; • a porch to encroach 22.6 metres into the required front yard setback, whereas the By-law requires a porch to encroach into any required setback to a maximum of 2.0 metres; and • a bay window to encroach 19.1 metres into the required front yard setback, whereas the By-law requires a bay window to encroach into any required setback to a maximum of 0.6 of a metre. MV 15/26 – (Parts 9 & 4) • a minimum lot frontage of 15.2 metres, whereas the By-law requires a minimum lot frontage of 18.0 metres; • a minimum side yard setback of 1.2 metres, whereas the By-law requires a minimum side yard setback of 1.8 metres; and • eaves to project 1.1 metres into the minimum required 1.8 metre side yard setback, whereas the By-law requires eaves encroachment of 0.6 of a metre into the required setback. MV 16/26 – (Parts 10 & 5) • a minimum lot frontage of 15.2 metres, whereas the By-law requires a minimum lot frontage of 18.0 metres; • a minimum side yard setback of 1.2 metres, whereas the By-law requires a minimum side yard setback of 1.8 metres; and • eaves to project 1.1 metres into the minimum required 1.8 metre side yard setback, whereas the By-law requires eaves encroachment of 0.6 of a metre into the required setback. MV 17/26 – (Parts 11 & 6) • a minimum lot frontage of 15.2 metres, whereas the By-law requires a minimum lot frontage of 18.0 metres; • a minimum side yard setback of 1.2 metres, whereas the By-law requires a minimum side yard setback of 1.8 metres; - 41 - Report LD 02/26 to LD 05/26 and MV 14/26 to MV 17/26 March 11, 2026 Page 3 • a minimum front yard setback of 9.5 metres, whereas the By-law requires a minimum front yard setback of 35.3 metres; • eaves to project 1.1 metres into the minimum required 1.8 metre side yard setback, whereas the By-law requires eaves encroachment of 0.6 of a metre into the required setback; • a porch to encroach 27.2 metres into the required front yard setback, whereas the By-law requires a porch to encroach into any required setback to a maximum of 2.0 metres; and • two bay windows to encroach 0.3 of a metre into the non-complying setback of 9.5 metres and 9.8 metres, whereas the By-law requires a bay window to encroach into any required setback to a maximum of 0.6 of a metre. Summary of Findings Staff has reviewed the Consent Applications LD 02/26 to LD 05/26, with respect to Section 51(24) of the Planning Act criteria and objects to the proposed consents for the reasons outlined in this report. Should the Committee approve the applications, staff recommends that the approvals be subject to the conditions outlined in Attachments 10, 11, 12 & 13. And Based on the application and supporting documentation submitted, the City Development Department has reviewed Minor Variance Applications MV 14/26 to MV 17/26 in accordance with Section 45(1) of the Planning Act. Staff considers the requested variances are not minor in nature, not desirable for the appropriate development of the land, and not consistent with the intent of the Official Plan and the Zoning By-law. Notwithstanding this review, the applicant is responsible for demonstrating the justification for the relief sought and for establishing that the statutory tests are met. After considering all public and agency input, should the Committee find merit in these applications, the following conditions are recommended: 1. That these variances apply only to Parts 3, 4, 5, 6, 8, 9, 10 & 11 and the proposed development on each lot, as generally sited and outlined on the applicant’s submitted plans (refer to Attachments 6, 7, 8 & 9). 2. That a Tree Inventory and Preservation Plan and Arborist Report be submitted to the satisfaction of City staff showing the preservation of existing mature trees to the greatest extent possible. 3. That the applicant obtain final clearance for Consent Applications LD 02/26 to LD 05/26 by March 11, 2028, or this decision shall become null and void. - 42 - Report LD 02/26 to LD 05/26 and MV 14/26 to MV 17/26 March 11, 2026 Page 4 Background In 2023, Consent Applications LD 049/23, LD 050/23, LD 051/23, and LD 052/23 were conditionally approved at the August 14, 2023, Regional Land Division Committee meeting. The approvals were subject to conditions, including a requirement that the proposed lots comply with the provisions of the Zoning By-law. To address zoning deficiencies, the applicant subsequently submitted Minor Variance Applications MV 64/24 to MV 67/24. These applications were considered by the Committee of Adjustment and were refused on November 13, 2024. The applicant has since revised the proposal and submitted new consent and minor variance applications to the City to facilitate the creation of four residential lots and permit the proposed development. During the circulation of the current applications, Engineering Services identified a requirement for a 3.0 metre road widening along Twyn Rivers Drive, as outlined in Attachment 11. With this requirement, the proposed creation of four lots cannot be achieved under the current proposal parameters. Staff suggested that the application be tabled to allow the applicant an opportunity to revise the proposal to address the required road widening. The applicant, however, was not in favor of tabling the application and requested that the application proceed to the March 11, 2026 Committee of Adjustment hearing. Comments Provincial Planning Statement (PPS) The Provincial Planning Statement, 2024 (PPS) provides policy direction on matters of provincial interest related to land use planning and development. The PPS supports efficient land use and development patterns, including the creation of new residential lots within settlement areas where appropriate infrastructure and municipal services are available. The PPS supports development within settlement areas; however, it also requires that land use patterns promote orderly development and that new development be compatible with and sensitive to the surrounding built environment. Planning authorities are required to ensure that development is appropriate and supports the long-term viability and character of established residential areas. The proposed consents and associated minor variances would result in lot configurations that do not reflect the established development pattern of the surrounding neighbourhood. As such, the proposal does not represent development that is fully compatible with the surrounding area and does not promote orderly and appropriate development. Therefore, the proposal is not consistent with the policies of the PPS. Official Plan Under the Regional Official Plan, the subject property is designated “Urban System – Community Areas”. The subject lands are designated “Urban Residential Area - Low Density Areas” under the Pickering Official Plan, within the Rougemount Neighbourhood. - 43 - Report LD 02/26 to LD 05/26 and MV 14/26 to MV 17/26 March 11, 2026 Page 5 The applicant is proposing to construct one detached dwelling on each of the four proposed lots, for a total of four detached dwellings. Detached dwellings are a permitted use within this designation and represent a permitted built form within the Rougemount Neighbourhood. City Policy 12.7(a) states that “the established residential areas along Woodview Drive, Twyn Rivers Drive, Sheppard Avenue and Rougemount Drive encourage, and where possible require, new development to be compatible with the character of existing development.” The existing development along Woodview Avenue, located south of the subject property, is generally characterized by deep lots with generous setbacks and well-spaced residential dwellings. Official Plan Amendment 40 (OPA 40) is intended to promote development that is compatible with and reinforces the existing character of established neighborhoods. The subject property is located within the Rougemount Established Neighbourhood Precinct. OPA 40 implements the recommendations of the Infill and Replacement Housing in Established Neighborhoods Study by introducing policies respecting building mass, lot width, landscaping, and reinforcing established development patterns. The proposed consents would result in lot configurations that do not reflect the established development pattern and would necessitate multiple variances for each lot, including relief related to minimum lot frontage and side yard setbacks. As such, the proposal does not conform to the intent of OPA 40, including policies that seek to reinforce the established pattern of existing side yard setbacks and separation distances between dwellings as observed from the street; and reinforce the established pattern of existing lot widths and lot coverage in the Established Neighbourhood Precinct. Additionally, the proposed development may impact existing mature vegetation on the site. City Policy 3.9(f)(vii) identifies and encourages “the preservation of existing mature trees to the greatest extent possible”. Staff has reviewed and commented on the proposed dwellings using the Council-adopted Urban Design Guidelines for Infill and Replacement Housing in Established Neighbourhood Precincts Checklist, which can be found in Appendix A to this report. Furthermore, Twyn Rivers Drive is identified in the Official Plan as a Type C Arterial Road, which is intended to have a right-of-way width generally ranging from 26.0 to 30.0 metres. The existing right-of-way width along this segment of Twyn Rivers Drive is approximately 20.0 metres and does not conform to the Official Plan standard. As such, Engineering Services has required a 3.0-metre road widening along Twyn Rivers Drive to assist in achieving the planned right-of-way width and to accommodate future improvements to Twyn Rivers Drive, including enhancements to the signalized intersection at Woodview Avenue/Woodview Drive. This requirement, included as a condition of approval outlined in Attachment 11, will further impact the proposed lot configurations. Staff is of the opinion that the requested consent to create four lots, and variances to permit reduced frontage and side yard setbacks do not maintain the general intent and purpose of the Official Plan. - 44 - Report LD 02/26 to LD 05/26 and MV 14/26 to MV 17/26 March 11, 2026 Page 6 Zoning By-law The subject lands are zoned “R1D” – Residential First Density, under Zoning By-law 8149/24: Lots Zone Required Lot Area (m2) Proposed Lot Area (m2) Required Lot Frontage (m) Proposed Lot Frontage (m) Parts 3 & 8 R1D 550.0 678.1 18.0 15.0 Parts 9 & 4 R1D 550.0 706.4 18.0 15.2 Parts 10 & 5 R1D 550.0 706.8 18.0 15.2 Parts 11 & 6 R1D 550.0 706.8 18.0 15.2 The proposed lots appear to comply with the minimum lot area requirements of the Zoning By-law. However, the proposed lots do not comply with the minimum lot frontage requirements. Accordingly, Minor Variance Applications MV 14/26 to MV 17/26 have been submitted to request relief to permit reduced lot frontage. General Intent and Purpose of the Zoning By-law The subject properties are zoned “R1D” - Residential First Density, under Zoning By-law 8149/24. A detached dwelling is permitted within the lands zoned “R1D’. Minor Variance Applications – MV 14/26, MV 15/26, MV 16/26 and MV 17/26 Minimum Lot Frontage (All Parts) The intent of the minimum lot frontage requirement of 18.0 metres is to ensure lots are of sufficient width and provide a usable lot size that is compatible with the established character of the surrounding neighbourhood. The subject properties currently have frontage along Twyn Rivers Drive. The applicant is proposing to create four residential lots that will instead front onto Woodview Drive. A convenience store is located directly opposite the subject properties on the east side of Woodview Drive. The existing development along both sides of Woodview Drive is characterized by wide and deep residential lots, generally having minimum lot frontages of 18.0 metres and generous front yard setbacks ranging from approximately 15.0 to 35.0 metres. South of the subject properties, there is a gradual transition from deeper to shallower front yard setbacks. The proposed lots are intended to have minimum frontages of 15.0 metres and 15.2 metres, which are narrower than the established lot widths along Woodview Drive. As such, the proposed lot frontages do not reinforce the prevailing lotting pattern within the neighbourhood. Staff is of the opinion that the requested variances for reduction in minimum lot frontage do not comply with the general intent and purpose of the Zoning By-law. - 45 - Report LD 02/26 to LD 05/26 and MV 14/26 to MV 17/26 March 11, 2026 Page 7 Exterior (Parts 3 & 8) and Interior Side Yard Setback (Parts 4, 5, 6, 9, 10 & 11) The proposed dwelling located on the proposed corner lot (Parts 3 & 8) will allow a minimum of 2.1 metres on the north exterior yard, whereas the By-law requires a minimum setback of 4.5 metres on the exterior yard where a main building is erected on a corner lot. The intent of this provision is to ensure adequate separation between buildings and adjacent streets, provide sufficient landscaped area, and maintain an appropriate streetscape. The subject corner lot is located at the intersection of Twyn Rivers Drive and Woodview Drive. The proposed reduction in the exterior side yard setback would result in the dwelling being positioned closer to the street than the existing dwelling on the adjacent property fronting onto Twyn Rivers Drive, thereby creating inconsistent setbacks along Twyn Rivers Drive and disrupting the established streetscape. In addition, the applicant is requesting a reduced interior side yard setback of 1.2 metres for the remaining lots (Parts 4, 5, 6, 9, 10 & 11), whereas the Zoning By-law requires a minimum setback of 1.8 metres. The intent of the minimum side yard provision is to ensure adequate separation between dwellings, provide appropriate access for yard maintenance and residential servicing, and maintain a consistent and compatible building relationship within the streetscape. The proposed reduction does not meet this intent, as it would decrease the separation between structures, limit access for maintenance and servicing, and create a more constrained built form. Official Plan Policy 3.9(f)(ii) encourages the reinforcement of consistent side yard setbacks and separation distances between dwellings as perceived from the street. Along Woodview Drive, existing dwellings generally comply with the minimum side yard setback requirements of the Zoning By-law. The proposed reduced setbacks would therefore disrupt the established development pattern, contribute to an increased crowding, and result in a built form that is not consistent with the character of the surrounding neighbourhood. Staff is of the opinion that the requested variances for reduced side yard setbacks and reduced exterior yard setback are not in keeping with the general intent and purpose of the Zoning By-law. Eaves Encroachment (Parts 4, 5, 6, 9, 10 & 11) The applicant is requesting relief to permit eaves to encroach 1.1 metres into the required minimum interior side yard setback of 1.8 metres, whereas the Zoning By-law permits a maximum encroachment of 0.6 of a metre. The intent of regulating encroachments into required setbacks is to ensure adequate separation between buildings, maintain appropriate spatial relationships between dwellings, and preserve access for maintenance, drainage, and utility servicing. - 46 - Report LD 02/26 to LD 05/26 and MV 14/26 to MV 17/26 March 11, 2026 Page 8 As previously discussed, the applicant is also requesting reduced interior side yard setbacks of 1.2 metres, which staff does not support as they do not maintain the established pattern of development or the general intent of the Zoning By-law. The proposed eaves encroachment would further reduce the functional separation between adjacent dwellings, resulting in a significantly constrained side yard condition and increasing the perception of crowding between structures. The proposed encroachment exceeds the permitted encroachment allowance by a considerable margin and, when combined with the reduced side yard setbacks, would undermine the intent of the minimum setback provisions to ensure adequate building separation and compatibility with the surrounding neighbourhood. Staff is of the opinion that the requested variance to permit increased eaves encroachment does not maintain the general intent and purpose of the Zoning By-law. Minimum Front Yard Setback (Parts 3, 6, 8 & 11) The minimum front yard setback for properties within the Established Neighbourhood Precinct Areas is determined by the shortest existing front yard setback of the dwellings on the immediate abutting lots located along the same side of the street and within the same block. The applicant is requesting a minimum front yard setback of 7.5 metres for the proposed lots identified as Parts 3 and 8, and 9.5 metres for the proposed lots identified as Parts 6 and 11. In contrast, the By-law requires minimum front yard setbacks of 28.2 metres for Parts 3 and 8, and 35.3 metres for Parts 6 and 11, based on the existing dwellings on the south abutting properties municipally known as 140 and 138 Woodview Drive. In order to establish lots fronting onto Woodview Drive, reduced front yard setbacks are required due to the relatively shallow depth of the proposed lots. The requested variances are a result of the application of the Infill Zoning By-law provisions and are largely technical in nature, as the abutting properties at 140 and 138 Woodview Drive are through lots with unusually deep front yard setbacks of approximately 35.0 metres. Official Plan Policy 3.9(f)(vi) encourages maximizing front yard landscaping to the greatest extent possible. Existing development along this block of Woodview Drive is characterized by generous front yard setbacks, generally ranging between 15.0 and 35.0 metres, reflecting the depth of the existing lots. The proposed front yard setbacks of 7.5 metres and 9.5 metres will still provide adequate space for landscaping and contribute to an appropriate streetscape. Staff is of the opinion that the requested variances to front yard setbacks maintain the general intent and purpose of the Zoning By-law. Dwelling Height (Parts 3 & 8) The applicant has proposed a dwelling height of 9.8 metres, whereas the By-law requires a maximum dwelling height of 9.0 metres. The intent of this provision is to regulate the scale of the proposed buildings and to reduce potential shadowing and overlooking impacts to the adjacent dwellings. Under the Infill By-law, dwelling height is measured as the vertical distance from the average grade along the front wall of the dwelling. The surrounding neighbourhood contains a range of dwelling heights, reflecting variations in building design, roof form, and grade conditions. As such, the proposed increase in dwelling height represents a modest numerical increase and is generally consistent with the existing built form character of the area. - 47 - Report LD 02/26 to LD 05/26 and MV 14/26 to MV 17/26 March 11, 2026 Page 9 In addition, the proposed dwelling located on the corner lot will have no immediate residential neighbor to the north, thereby limiting potential privacy and overlook impacts. Staff is of the opinion that the requested variances to dwelling height maintain the general intent and purpose of the Zoning By-law. Porch and Bay Window Encroachments (Parts 3, 6, 8 & 11) The requested variances for Parts 3 and 8 include relief to permit a porch to encroach 22.6 metres and a bay window to encroach 19.1 metres into the required front yard setback, whereas the By-law permits maximum encroachments of 2.0 metres for a porch and 0.6 of a metre for a bay window. For Parts 6 and 11, the applicant is requesting relief to permit a porch to encroach 27.2 metres into the required front yard setback, whereas a maximum encroachment of 2.0 metres is permitted. The applicant is also requesting relief to permit bay windows to encroach 0.3 of a metre into the reduced front yard setbacks of 9.5 metres and 9.8 metres, whereas the By-law permits a maximum encroachment of 0.6 of a metre. The significant numerical encroachments are largely a function of the unusually deep minimum front yard setback requirements of 28.3 metres and 35.3 metres, respectively, which are derived from adjacent through lots with atypical front yard conditions. As previously discussed, the requested reductions in front yard setback to 7.5 metres and 9.5 metres will result in dwellings being appropriately positioned on the proposed lots. If the reduced front yard setbacks are established, the proposed porch and bay window projections will function as typical architectural features and will not result in adverse visual or massing impacts. Staff is of the opinion that the requested variances maintain the general intent and purpose of the Zoning By-law. Desirable for the Appropriate Development of the Land and Minor in Nature The requested variances are intended to facilitate the creation of four residential lots and the development of detached dwellings fronting onto Woodview Drive. While detached dwellings are a permitted use within the applicable designation and zoning category, the proposed lot configuration and siting of the dwellings are inconsistent with the existing development pattern along Woodview Drive. The streetscape along Woodview Drive is characterized by wider lots with generous front and side yard setbacks, resulting in well-spaced dwellings and a consistent pattern of development. The proposed lots, with reduced frontages and side yard setbacks, would introduce a development pattern that is not reflective of the established character of the neighbourhood. The siting of the proposed dwellings, together with the reduced front yard setbacks and encroachments, would contribute to a more constrained built form that is incompatible with the prevailing streetscape. All the requested variances, when considered together, would significantly alter the existing character of the area by introducing narrower lots, reduced building separation, and a building pattern inconsistent with the established development along Woodview Drive. Furthermore, the proposed development may impact existing mature vegetation on the site. Should the Committee approve the applications, a condition is recommended requiring the applicant to submit a Tree Inventory and Preservation Plan and Arborist Report, demonstrating the preservation of existing mature trees to the greatest extent possible. - 48 - Report LD 02/26 to LD 05/26 and MV 14/26 to MV 17/26 March 11, 2026 Page 10 The numerous variances required to permit the proposed development are, in part, a result of the proposed lot dimensions not being of sufficient size to appropriately accommodate the scale of the dwellings as designed. The overall development does not represent appropriate infill within the Established Neighbourhood Precinct. Staff is of the opinion that the requested variances are not desirable for the appropriate development of the land and are not minor in nature. Input From Other Sources Applicant • The applicant has submitted a Cover Letter in support of this application. Please contact the City Development Department to receive a copy of this letter at citydev@pickering.ca. Building Services (LD 02/26 to LD 05/26 & MV 14/26 to MV 17/26) • No comments or concerns from Building Services. Construction is not permitted to take place until a Building Permit has been applied for and issued. Engineering Services (LD 02/26 to LD 05/26) • Refer to the Engineering Services memo dated February 20, 2026, attached hereto as Attachment 11, for conditions of approval. Engineering Services (MV 14/26 to MV 17/26) • Ensure the reduced side yard setback (if approved with this application) does not adversely affect the drainage patterns within the lot and surrounding area. • Ensure the increased front yard setback (if approved with this application) do not adversely affect the drainage patterns within the lot and surrounding area. • Ensure the increased lot coverage (if approved with this application) does not adversely affect the drainage patterns within the lot and surrounding area. Region of Durham Planning & Economic Development Department (LD 02/26 to LD 05/26) • Refer to the Region’s letter dated March 6, 2026, attached hereto as Attachment 12, for conditions of approval. Region of Durham Works Department (LD 02/26 to LD 05/26) • Refer to the Region’s letter dated March 6, 2026, attached hereto as Attachment 12, for conditions of approval. - 49 - Report LD 02/26 to LD 05/26 and MV 14/26 to MV 17/26 March 11, 2026 Page 11 CN Proximity (LD 02/26 to LD 05/26) •Refer to the CN Proximity email dated February 25, 2026, attached hereto as Attachment 13, for conditions of approval. Public Input •No written submissions were received from the public as of the date of writing this report. Date of report: March 6, 2026 Comments prepared by: Original Signed By Original Signed By Ash Roy, B.URPl. Deborah Wylie, MCIP, RPP Planner II Manager, Zoning & Administration AR:jc /CityDevDept/D3500/2026/LD 02-26 to LD 05-26 & MV 14-26 to MV 17-26/8. Report/LD 02-26 to LD 05-26, MV 14-26 to MV 17-26 Report.docx Attachments - 50 - Urban City of Pickering Established A 1 Appendix A Urban Design Guideline Checklist City of Pickering Established Neighbourhood Precincts Urban Design Checklist Please note, if you mark “no” below please provide your rational in the adjacent “Comments” section either supporting, or not supporting the proposal. Yes No Comments X 1. Is the proposed dwelling height and roof pitch similar/compatible with the surrounding dwellings? (see Section 2.1: Guideline 1) Mixed development in the area, ranging from one to two storey dwellings. X 2. If the proposed new dwelling is significantly taller than an existing adjacent house, does the roof of the proposed new dwelling slope away from the existing adjacent house? (see Section 2.1: Guideline 2) X 3. Is the maximum elevation of the Front Entrance 1.2 metres, or less, above grade? (see Section 2.2: Guideline 1) X 4. Is the main entrance visible from the street? (see Section 2.2: Guideline 2) X 5. Are the stairs to the main entrance designed as an integral component of the front façade? (Section 2.2: Guideline 7) X 6. Does the design of the front entrance reduce the visual dominance of the garage and driveway? (see Section 2.2: Guideline 9) X 7. Does the proposed dwelling have a similar Dwelling Depth to the adjacent dwellings along the street? (see Section 2.3: Guideline 2) - 51 - Appendix A Urban Design Checklist Cont’d Urban City of Pickering Established A 2 Yes No Comments X 8. Does the proposed dwelling have a similar Side Yard Setback to the adjacent dwellings along the street? (see Figure 15) The existing development along Woodview Drive maintains the side yard setback requirements of the Zoning By-law. X 9. Has shadow on adjacent dwellings been mitigated with greater Side Yard Setbacks? (Section 3.1: Guideline 2) The reduced side yard setbacks do not mitigate shadowing effects on the associated lots. X 10. Is the garage flush or recessed from the main front wall? (see Section 3.2: Guideline 5) X 11. Is the proposed driveway width the same as the permitted garage width? (see Section 3.3: Guideline 1) X 12. Does the plan preserve existing trees? (see Section 4.1: Guideline 1) Numerous trees will be removed to support the development. - 52 - Attachment 1 ~ :<-. I I Q) I ~ C:,~e,e, Q) U) ::::, '<>\,;;s,. IJZ= E C Q) 00~ ::::, > ..c <i: -" Q) Cll > 0 0 Sweetbriar Court Lawson Street r'\ Q) ::::, Woodview C Q) Tot Lot > <i: :;;: Q) ·;;;: "CJ I 0 0 -+--,. s -~ Subject Lands \__ ~ _I_../ L Twyn Rivers Drive •► --XX X X -Q) cii -XX XX (9 X "CJ ---0 XX XX 0 XX ~ :;;: XX .c Cl) <i: Q) -----> ·;:: ----0 Brirnw :;;: ~ --r-------00d Court Q) 5 c r-------"CJ ) 0 Q) 0 () s Cl) ~ u ~ = Q) I :;;: 0 I ------r--. ~v ~r----.... ------L----- (/ ------Littleford Street IN ~~ \ \ 04J 6f Location Map File: LO 02/26 to LO 05/26 & MV 14/26 to MV 17/26 PlCKERlNG Applicant: 14532970 Canada Inc. & 14513703 Canada Inc. Municipal Address: 145 & 151 Twvn Rivers Drive © The Corporation of the City of Pickering Produced (in part) under license from: Date: Jan. 16, 2026 City Development © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Department Right of Canada, Department of Natural Resources. All rights reserved.;© Teranet Enterprises Inc. and its SCALE: 1:2,500 suppliers. All rights reserved.;© Municipal Property Assessment Corporation and its suppliers. All rights reserved. THIS ISNOTAPLANOFSURVEY. l:\PLANNING\01-MapFIles\02 -Appllcations\MV\2026\LD 0226 to LO 0526 & MV 1426 to MV 1726\LD 0226 to LD 0526 & MV 1426 to MV 1726\LD 0226 to LD 0526 & MV 1426 to MV 1726.aprx - 53 - At t a c h m e n t 2 Su b m i t t e d S i t e P l a n Fi l e N o : LD 02 /2 6 Ap p l i c a n t : 1 4 5 3 2 9 7 0 C a n a d a I n c . & 1 4 5 1 3 7 0 3 C a n a d a I n c . Mu n i c i p a l A d d r e s s : 1 4 5 & 1 5 1 T w y n R i v e r s D r i v e CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : F e b r u a r y 2 3 , 2 0 2 6 LD 0 2 / 2 6 Co n s e n t t o a d d a 34 6 . 5 s q u a r e m e t r e re s i d e n t i a l p a r c e l o f la n d t o t h e e a s t , re t a i n i n g a 1 , 0 6 0 . 1 sq u a r e m e t r e re s i d e n t i a l p a r c e l o f la n d . - 54 - At t a c h m e n t 3 Su b m i t t e d S i t e P l a n Fi l e N o : LD 0 3 /2 6 Ap p l i c a n t : 1 4 5 3 2 9 7 0 C a n a d a I n c . & 1 4 5 1 3 7 0 3 C a n a d a I n c . Mu n i c i p a l A d d r e s s : 1 4 5 & 1 5 1 T w y n R i v e r s D r i v e CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : F e b r u a r y 2 3 , 2 0 2 6 LD 0 3 / 2 6 Co n s e n t t o a d d a 35 3 . 2 s q u a r e m e t r e re s i d e n t i a l p a r c e l o f la n d t o t h e w e s t , re t a i n i n g a 1 , 3 8 5 . 1 sq u a r e m e t r e re s i d e n t i a l p a r c e l o f la n d . - 55 - At t a c h m e n t 4 Su b m i t t e d S i t e P l a n Fi l e N o : LD 0 4 /2 6 Ap p l i c a n t : 1 4 5 3 2 9 7 0 C a n a d a I n c . & 1 4 5 1 3 7 0 3 C a n a d a I n c . Mu n i c i p a l A d d r e s s : 1 4 5 & 1 5 1 T w y n R i v e r s D r i v e CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : F e b r u a r y 2 3 , 2 0 2 6 LD 0 4 / 2 6 Co n s e n t t o a d d a 3 5 3 . 5 sq u a r e m e t r e r e s i d e n t i a l pa r c e l o f l a n d t o t h e e a s t , re t a i n i n g a 1 , 0 5 9 . 9 s q u a r e me t r e r e s i d e n t i a l p a r c e l o f la n d . - 56 - At t a c h m e n t 5 Su b m i t t e d S i t e P l a n Fi l e N o : LD 05 /2 6 Ap p l i c a n t : 1 4 5 3 2 9 7 0 C a n a d a I n c . & 1 4 5 1 3 7 0 3 C a n a d a I n c . Mu n i c i p a l A d d r e s s : 1 4 5 & 1 5 1 T w y n R i v e r s D r i v e CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : F e b r u a r y 2 3 , 2 0 2 6 LD 0 5 / 2 6 Co n s e n t t o a d d a 3 5 3 . 5 sq u a r e m e t r e r e s i d e n t i a l pa r c e l o f l a n d t o t h e w e s t , re t a i n i n g a 1 , 3 8 5 . 1 sq u a r e m e t r e r e s i d e n t i a l pa r c e l o f l a n d . - 57 - At t a c h m e n t 6 Su b m i t t e d S i t e P l a n Fi l e N o : MV 1 4 /2 6 Ap p l i c a n t : 1 4 5 3 2 9 7 0 C a n a d a I n c . & 1 4 5 1 3 7 0 3 C a n a d a I n c . Mu n i c i p a l A d d r e s s : 1 4 5 & 1 5 1 T w y n R i v e r s D r i v e CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : F e b r u a r y 2 3 , 2 0 2 6 to p e r m i t a m i n i m u m l o t fr o n t a g e o f 1 5 m e t r e s to p e r m i t a m i n i m u m f r o n t ya r d s e t b a c k o f 7 . 5 m e t r e s to p e r m i t a m i n i m u m ex t e r i o r s i d e y a r d se t b a c k o f 2 . 1 m e t r e s to p e r m i t a ma x i m u m d w e l l i n g he i g h t o f 9 . 8 m e t r e s to p e r m i t a p o r c h t o en c r o a c h 22 . 6 m e t r e s in t o t h e r e q u i r e d f r o n t ya r d s e t b a c k to p e r m i t a b a y wi n d o w t o e n c r o a c h 19 . 1 m e t r e s i n t o t h e re q u i r e d f r o n t y a r d se t b a c k MV 1 4 / 2 6 ( P a r t 8 & 3 ) - 58 - At t a c h m e n t 7 Su b m i t t e d S i t e P l a n Fi l e N o : MV 1 5 /2 6 Ap p l i c a n t : 1 4 5 3 2 9 7 0 C a n a d a I n c . & 1 4 5 1 3 7 0 3 C a n a d a I n c . Mu n i c i p a l A d d r e s s : 1 4 5 & 1 5 1 T w y n R i v e r s D r i v e CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : F e b r u a r y 2 3 , 2 0 2 6 to p e r m i t a m i n i m u m l o t fr o n t a g e o f 1 5 .2 m e t r e s to p e r m i t e a v e s t o p r o j e c t 1. 1 m e t r e s i n t o t h e mi n i m u m r e q u i r e d 1. 8 m e t r e s i d e y a r d se t b a c k to p e r m i t m i n i m u m si d e y a r d s e t b a c k o f 1. 2 m e t r e s MV 1 5 / 2 6 ( P a r t 9 & 4) - 59 - At t a c h m e n t 8 Su b m i t t e d S i t e P l a n Fi l e N o : MV 1 6 /2 6 Ap p l i c a n t : 1 4 5 3 2 9 7 0 C a n a d a I n c . & 1 4 5 1 3 7 0 3 C a n a d a I n c . Mu n i c i p a l A d d r e s s : 1 4 5 & 1 5 1 T w y n R i v e r s D r i v e CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : F e b r u a r y 2 3 , 2 0 2 6 to p e r m i t a m i n i m u m l o t fr o n t a g e o f 1 5 .2 m e t r e s to p e r m i t e a v e s t o p r o j e c t 1. 1 m e t r e s i n t o t h e mi n i m u m r e q u i r e d 1. 8 m e t r e s i d e y a r d se t b a c k to p e r m i t m i n i m u m si d e y a r d s e t b a c k o f 1. 2 m e t r e s MV 1 6 / 2 6 ( P a r t 10 & 5) - 60 - At t a c h m e n t 9 Su b m i t t e d S i t e P l a n Fi l e N o : MV 1 7 /2 6 Ap p l i c a n t : 1 4 5 3 2 9 7 0 C a n a d a I n c . & 1 4 5 1 3 7 0 3 C a n a d a I n c . Mu n i c i p a l A d d r e s s : 1 4 5 & 1 5 1 T w y n R i v e r s D r i v e CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : F e b r u a r y 2 3 , 2 0 2 6 to p e r m i t a m i n i m u m l o t fr o n t a g e o f 1 5 .2 m e t r e s to p e r m i t a m i n i m u m f r o n t ya r d s e t b a c k o f 9 . 5 m e t r e s to p e r m i t m i n i m u m s i d e ya r d s e t b a c k o f 1. 2 m e t r e s to p e r m i t e a v e s t o p r o j e c t 1. 1 m e t r e s i n t o t h e m i n i m u m re q u i r e d 1 . 8 m e t r e s i d e y a r d se t b a c k to p e r m i t a p o r c h t o en c r o a c h 27 . 2 m e t r e s in t o t h e r e q u i r e d f r o n t ya r d s e t b a c k to p e r m i t t w o b a y wi n d o w s t o e n c r o a c h 0. 3 m e t r e s i n t o t h e no n -c o m p l y i n g s e t b a c k of 9 . 5 m e t r e s an d 9. 8 m e t r e s MV 1 7 / 2 6 ( P a r t 11 & 6) - 61 - Attachment 11 March 11, 2026 Recommended Conditions of Approval for Consent LD 02/26 to LD 05/26 The City Development Department has reviewed the above application and provides the following conditions, to be fulfilled by the applicant/owner: 1. Submit one copy of a Draft Reference Plan to the satisfaction of the City of Pickering, prior to depositing the plan with the Land Registry Office, that confirms the dimensions of the proposed retained and severed parcels, and that a survey be submitted showing the location of any buildings and structures located thereon. 2. Submit one copy of a Deposited Reference Plan, to the satisfaction of the City of Pickering, upon completion of Condition 1 above. 3. Ensure that any zoning non-compliances identified through Condition 1 above, resulting from the proposed severance, be brought into compliance. 4. In the event that a Minor Variance application was required and approved in relation to this consent, the applicant/owner shall obtain final clearance of this Consent Application by March 11, 2028. If final clearance is not obtained by this date, the Minor Variance approval shall become null and void. 5. Ensure that any existing structure(s) on severed parcel or that straddle both the retained and severed parcels are removed and that all inspections have been completed. 6. Provide a certified cheque, made payable to the City of Pickering for cash-in lieu of parkland for each newly created lots. The parkland fee shall be in accordance with the City’s General Municipal Fees By-law in effect at the date of such payment (the current amount is $8,080.00 per each newly created lot). 7. Coordinate with the City of Pickering, City Development Department to assign an appropriate municipal address for the retained and severed parcels. 8. That the consent be subject to the following periods: • Last day for fulfilling Conditions is March 11, 2028. • Expiry Date of Applications LD 02/26 to LD 05/26 is April 11, 2028. Upon fulfillment of these conditions the applicant must submit a cheque payable to the City of Pickering in the amount of $1,180.00 for the stamping of the deed package, to be prepared and submitted by a lawyer. - 62 - Conditions of Approval Page 2 of 2 Clearing Agencies 1. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the City Planning Department that Conditions #1 to #7 have been carried out to its satisfaction. 2. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the City Engineering Services Department that the Conditions in Attachment 11 have been carried out to its satisfaction. 3. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the Regional Planning and Economic Development Department that the Conditions in Attachment 12 have been carried out to its satisfaction. 4. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by Regional Works Department that the Conditions in Attachment 12 have been carried out to its satisfaction. 5. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by CN Proximity that the Conditions in Attachment 13 have been carried out to its satisfaction. 6. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be satisfied that the time periods outlined in Condition #8 have been adhered to. Advisory Comments 1. Once all conditions contained in the Committee's Decision are fully satisfied by the applicant, the applicant’s solicitor must prepare and forward the legal document(s) with the applicable stamping fee to the City of Pickering Committee of Adjustment office, to the attention of the Secretary-Treasurer for review and approval with stamping. The document(s) will be returned to the solicitor for registration purposes. Failing receipt by the Secretary-Treasurer of the Deed Package by the requisite date, the application shall be deemed expired and shall lapse. - 63 - Memo To: Ash Roy February 20, 2026 Planner II, Zoning & Administration From: Paal Helgesen Division Head, Water Resources & Development Services Copy: Manager, Zoning & Administration Supervisor, Development Approvals Law Clerk Subject: Land Division Application LD 02/2026 to LD 05/2026 -14532970 Canada Inc. & 14513703 Canada Inc. -145 & 151 Twyn Rivers Drive File: D-4400 Water Resources & Development Services has reviewed the above application and provide the following conditions: 1.We have reviewed the draft reference (40R) plan and provide the following comments: a.Update the 40R plan as per comments 2 to 4 below. Provide a copy for our review prior to depositing at the Land Registry office. 2.As a condition of severance, 0.3m reserves, indicated as Part 1 and Part 7 on the 40R plan are required across the frontage on Twyn Rivers Drive. 3.As a condition of severance, the applicant will be required to provide a 3.0m widening across the frontage on Twyn Rivers Drive. The widening is to be conveyed to the City of Pickering and established as public highway. The widening is to be shown on the 40R plan. 4.As a condition of severance, the 9.0m corner rounding, indicated as Part 2 on the 40R plan, is to be conveyed to the City of Pickering and established as public highway. 5.The applicant will be required to provide an Engineering Review Fee of $1,800.00 for the proposed lots, and a fee of $2,395.00 for the clearance of Water Resources & Development Services conditions. A cheque, payable to the City of Pickering, in the amount of $4,195.00 will be required. 6.As a condition of severance, the applicant must pay to the City $733.17 ($2620.00/hectare) for their Stormwater Maintenance Fee. 7.A preliminary grading and drainage plan will be required as a condition of severance. It must contain sufficient information regarding existing and proposed grades such that it can be adequately determined that development of this property will not adversely affect Attachment 11 - 64 - February 20, 2026 Page 2 of 3 Land Division Application LD 02/2026 to LD 05/2026 adjacent properties. The plan must illustrate Low Impact Development Stormwater Management Measures for the proposed lots, including, but not limited to, amended topsoil, permeable pavers on the driveway, infiltration galleries, and rain gardens. The plan should indicate existing vegetation/trees within and adjacent to the property that may be affected. The plan should indicate the proposed driveway locations and existing utilities within the boulevard. Relocation of utilities will be the applicant’s responsibility. 8. The City requires a stormwater management brief to be submitted for review. Refer to the City of Pickering Stormwater Management Design Guidelines for the design requirements and standards. The brief shall address the following design criteria: • Quantity control must control post development flows for all storm events up to the 100- year event, to the pre-development levels. The pre-development flows shall be determined using ‘old’ IDF parameters (A=2464, B=16, C=1) and runoff coefficient of 0.3. • Quality control must meet an Enhanced level of protection (80% TSS removal) using Low Impact Developments (LIDs). • Erosion control shall satisfy 5mm minimum retention/infiltration on-site using LIDs. LID measures shall be designed in accordance with the TRCA & CVC LID SWM Planning & Design Guide and the City’s SWM Design Guidelines. Refer to the attached typical roof water infiltration trench detail. All proposed LID measures must be located solely on private property and must be owned and maintained by the property owner. All necessary information regarding the function and maintenance of LID must be included in the purchase agreements. A Section 119 Restrictive Covenant is to be registered on title prohibiting the alteration or removal of the LID measures. • A minimum 450mm depth of amended soils should be specified for all grassed areas such as back yards, front yards and side yards. Add appropriate notes on the Site Grading Plan. • Flow collecting in foundation drains shall be pumped to infiltration systems/soakaway pits using a sump pump. 9. A Tree Inventory and Protection/Removal Plan, prepared by a qualified Arborist or an Environmental Consultant is required. This information should address matters such as existing tree species, diameter, health, protection/removal strategies, and a proposed replanting plan. The report shall also include any trees on adjacent lands that may be impacted by the proposed construction. Compensation for loss of tree canopy will be required and is over and above any required boulevard tree as per the Boulevard Tree Planting Program. - 65 - February 20, 2026 Page 3 of 3 Land Division Application LD 02/2026 to LD 05/2026 10. Planting of one boulevard tree is required for each new lot being created. Where the planting of a boulevard tree is not possible, cash-in-lieu is to be provided as per the current Development Services Fee Schedule. PH:pb Attachments 2026 DS User Fees P-1020 Typical Res. Roof Water Infiltration Trench - 66 - - 67 - - 68 - - 69 - - 70 - - 71 - Attachment 12 - 72 - - 73 - - 74 -     From: Alexandre Thibault on behalf of Proximity To: Planning Web Email; Roy, Ash Subject: 2026-02-25_CN COMMENTS_Consent Applications LD 02/26 to LD 05/26 & MV 14/26 to MV 17/26 and LD 06/26 & LD 07/26 and MV 18/26 to MV 20/26 Date: Wednesday, February 25, 2026 11:38:20 AM Attachments:image001.png image002.png image003.pngimage004.png image005.png image006.pngimage007.png image009.png LD 02-26 to LD 05-26 & MV 14-26 to MV 17-26 Notice.pdf LD 06-26 & LD 07-26 and MV 18-26 to MV 20-26 Notice.pdf EXTERNAL EMAIL: This message originated from outside your organization. Exercise caution when replying, opening attachments or clicking links. Hello , Thank you for consulting CN on the application mentioned in subject. It is noted that the subject site is within 300 meters of CN’s Main Line. CN has concerns of developing/densifying residential uses in proximity to railway operations. Development of sensitive uses in proximity to railway operations cultivates an environment in which land use incompatibility issues are exacerbated. The Guidelines for New Development in Proximity to Railway Operations reinforce the safety and well-being of any existing and future occupants of the area. Please refer to these guidelines for the development of sensitive uses in proximity to railway operations. These policies have been developed by the Railway Association of Canada and the Federation of Canadian Municipalities. CN encourages the municipality to pursue the implementation of the following criteria as conditions of an eventual project approval: The following clause should be inserted in all development agreements, offers to purchase, and agreements of Purchase and Sale or Lease of each dwelling unit within 300m of the railway right-of-way: “Warning: Canadian National Railway Company or its assigns or successors in interest has or have a right-of-way within 300 metres from the land the subject hereof. There may be alterations to or expansions of the railway facilities on such rights-of-way in the future including the possibility that the railway or its assigns or successors as aforesaid may expand its operations, which expansion may affect the living environment of the residents in the vicinity, notwithstanding the inclusion of any noise and vibration attenuating measures in the design of the development and individual dwelling(s). CNR will not be responsible for any complaints or claims arising from use of such facilities and/or operations on, over or under the aforesaid rights-of-way.” The Owner shall be required to grant CN an environmental easement for operational noise and vibration emissions, registered against the subject property in favour of CN. The implementation of the following mitigation measures in the dwelling design and construction: Forced air ventilation systems with central air conditioning, The exterior provision wall siding of buildings closest to the railway line to be brick or a masonry equivalent for the exposed facades, Acoustically upgraded windows meeting the minimum requirements of the Building Code and providing a maximum 35 dBA indoor limit for bedrooms and 40 dBA for living rooms, Locating noise sensitive rooms away from the railway side. We request that CN rail and the proximity@cn.ca email be circulated on any and all public notices and notice of decisions with respect to this and future land use planning applications with respect to the subject site. Thank you and do not hesitate to contact us with any questions. Best regards , CN Proximity E: proximity@cn.ca What's New at CN | Quoi de neuf au CN From: Correia, Jasmine <jcorreia@pickering.ca> Sent: Monday, February 23, 2026 3:21 PM To: Proximity <proximity@cn.ca> Cc: Roy, Ash <aroy@pickering.ca>; Reynolds, Nilissa <nreynolds@pickering.ca>; Groom, Donna <dgroom@pickering.ca> Subject: Request for Comments: Consent Applications LD 02/26 to LD 05/26 & MV 14/26 to MV 17/26 and LD 06/26 & LD 07/26 and MV 18/26 to MV 20/26 CAUTION: This email originated from outside CN: DO NOT click links or open attachments unless you recognize the sender AND KNOW the content is safe. AVERTISSEMENT : ce courriel provient d’une source externe au CN : NE CLIQUEZ SUR AUCUN lien ou pièce jointe à moins de reconnaitre l’expéditeur et d'avoir VÉRIFIÉ la sécurité du contenu. Attachment 13 - 75 - Report to Committee of Adjustment Application Numbers: LD 06/26 & LD 07/26 and MV 18/26 to MV 20/26 Date: March 11, 2026 From: Deborah Wylie Manager, Zoning & Administration Subject: Consent (Land Division) Applications LD 06/26 & LD 07/26 Minor Variance Applications MV 18/26 to MV 20/26 15881943 Canada Inc. 235 Twyn Rivers Drive Applications Consent Applications LD 06/26 and LD 07/26 have been submitted to establish a total of 3 lots to facilitate the development of 3 detached dwellings. LD 06/26 Consent to sever a 737.6 square metre residential parcel of land (Part 2), retaining a 737.6 square metre residential parcel of land (Part 1) (refer to Attachment 2). LD 07/26 Consent to sever a 737.6 square metre residential parcel of land (Part 3), retaining a 737.6 square metre residential parcel of land (Part 1) (refer to Attachment 2). Requested Variances The applicant requests relief from Zoning By-law 8149/24, to permit: MV 18/26 – (Retained Parcel – Part 1) •a minimum side yard setback of 1.5 metres, whereas the By-law requires a minimum side yard setback of 1.8 metres; and •a minimum lot frontage of 14.2 metres, whereas the By-law requires a minimum lot frontageof 18.0 metres. MV 19/26 – (Severed Parcel – Part 2) •a minimum side yard setback of 1.5 metres, whereas the By-law requires a minimum sideyard setback of 1.8 metres; and •a minimum lot frontage of 14.2 metres, whereas the By-law requires a minimum lot frontage of 18.0 metres. - 76 - Report LD 06/26 & LD 07/26 and MV 18/26 to MV 20/26 March 11, 2026 Page 2 MV 20/26 – (Severed Parcel – Part 3) •a minimum side yard setback of 1.5 metres, whereas the By-law requires a minimum side yard setback of 1.8 metres; and •a minimum lot frontage of 14.2 metres, whereas the By-law requires a minimum lot frontageof 18.0 metres. Summary of Findings Staff has reviewed the Consent Applications LD 06/26 & LD 07/26, with respect to Section 51(24) of the Planning Act criteria and has no objections to the consent applications, subject to the conditions outlined within Attachments 4, 5, 6, 7 & 8. And Based on the applications and supporting documentation submitted, the City Development Department has reviewed Minor Variance Applications MV 18/26 to MV 20/26 in accordance with Section 45 (1) of the Planning Act. Staff consider the requested variances to be minor, desirable for the appropriate development of the land, and consistent with the intent of the Official Plan and Zoning By-law. Notwithstanding this review, the applicant is responsible for demonstrating the justification for the relief sought and for establishing that the statutory tests are met. After considering all public and agency input, should the Committee find merit in these applications, the following conditions are recommended: 1.That these variances apply only to the retained lot (Part 1) and severed lots (Parts 2 & 3)and the proposed development, as generally sited and outlined on the applicant’s submitted plans (refer to Attachment 3). 2.That the applicant obtains final clearance for Consent Applications LD 06/26 & LD 07/26 byMarch 11, 2028, or this decision shall become null and void. Background A previous Consent Application LD 14/24 was approved by the Committee of Adjustment on October 8, 2024, for the creation of one new residential lot. The approval was subject to a number of conditions which have not yet been fulfilled. The deadline to satisfy all conditions is October 9, 2026, failing which the consent will lapse. The applicant has since submitted new Consent Applications LD 06/26 and LD 07/26, which propose a revised lot configuration to facilitate the creation of 2 residential lots. As part of the current applications, the applicant has confirmed that they will not proceed with the previously approved consent (LD 14/24). A condition of approval has been included requiring that no Transfer be registered pursuant to the previously approved consent. - 77 - Report LD 06/26 & LD 07/26 and MV 18/26 to MV 20/26 March 11, 2026 Page 3 Comments Provincial Planning Statement (PPS) The Provincial Planning Statement, 2024 provides policy direction on matters of provincial interest related to land use planning and development. The PPS supports efficient land use and development patterns, including the creation of new residential lots within settlement areas where appropriate infrastructure and municipal services are available. The subject property is located within a settlement area where residential development is permitted and municipal services are available or can be provided. The proposed land division and associated minor variances will facilitate residential development that is compatible with the surrounding area and represents an efficient use of land and infrastructure. The proposal is consistent with the policies of the PPS. Official Plan Under the Regional Official Plan, the subject property is designated “Urban System - Community Areas”. The subject lands are designated “Urban Residential Area - Low Density Areas” under the Pickering Official Plan, which permits residential uses. City Policy 12.12 encourages development to be compatible with the character of existing development which character is reflected by features including but not limited to: lots with reduced frontages, the existing lotting pattern and style and siting of dwellings. Staff is of the opinion that the requested consent and variances maintain the general intent and purpose of the Official Plan. Zoning By-law The subject lands are zoned “R1D” – Residential First Density, under Zoning By-law 8149/24: Lots Zone Required Lot Area (m2) Proposed Lot Area (m2) Required Lot Frontage (m) Proposed Lot Frontage (m) Retained Parcel (Part 1) R1D 550.0 737.6 18.0 14.2 Severed Parcel (Part 2) R1D 550.0 737.6 18.0 14.2 Severed Parcel (Part 3) R1D 550.0 737.6 18.0 14.2 - 78 - Report LD 06/26 & LD 07/26 and MV 18/26 to MV 20/26 March 11, 2026 Page 4 The proposed lots appear to comply with the minimum lot area requirements of the Zoning By-law. However, the proposed lots do not comply with the minimum lot frontage requirements. Accordingly, Minor Variance Applications MV 18/26 to MV 20/26 have been submitted to request relief to permit reduced lot frontage. General Intent and Purpose of the Zoning By-law The subject properties are zoned “R1D” - Residential First Density, under Zoning By-law 8149/24. A detached dwelling is permitted within the lands zoned “R1D’. Minor Variance Applications – MV 18/26, MV 19/26 and MV 20/26 Minimum Lot Frontage The applicant has requested a minimum lot frontage of 14.2 metres for Parts 1, 2 and 3, whereas the By-law requires a minimum frontage of 18.0 metres. The intent of requiring a minimum lot frontage of 18.0 metres is to ensure a usable lot size that is compatible with the surrounding neighbourhood. The severed and retained lots will maintain a minimum lot area that exceeds the minimum requirements of the Zoning By-law. The proposed lots are consistent with the lotting pattern established in the neighborhood, which range between 13.0 to 20.0 metre frontages. Furthermore, the street pattern along the south side of Twyn Rivers Drive, where the subject property is located, does not exhibit a consistent frontage pattern, as there is an institutional use located immediately to the east and south of the property. The proposed development is not anticipated to result in any adverse impacts on the surrounding area and will not constrain the ability to accommodate detached dwellings on the proposed lots. Staff is of the opinion that the requested reduction in lot frontage maintains the general intent and purpose of the Zoning By-law. Minimum Side Yard Setback The applicant requests a minimum side yard setback of 1.5 metres for both severed lots (Parts 2 and 3) as well as for the retained lot (Part 1), whereas the By-law requires a minimum side yard of 1.8 metres on both sides. The intent of the minimum side yard provision is to ensure adequate buffer space between structures, appropriate building separation for access to yards and residential utility services, and to allow for maintenance. The proposed side yard setback of 1.5 metres is consistent with the established built form in the neighborhood, which is characterized by having side yard setbacks ranging between 0.6 of a metre to 3.0 metres. The proposed side yards will enable sufficient space for grading and drainage between dwellings on adjacent properties and provide access between the front and rear yards for maintenance. Staff is of the opinion that the requested reduction in the side yard setback from 1.8 metres to 1.5 metres maintains the general intent and purpose of the Zoning By-law. - 79 - Report LD 06/26 & LD 07/26 and MV 18/26 to MV 20/26 March 11, 2026 Page 5 Desirable for the Appropriate Development of the Land and Minor in Nature The requested variances will facilitate the creation of three residential lots and enable the development of detached dwellings on each lot. The proposed lots exceed the minimum lot area requirements can accommodate residential development in a manner consistent with the surrounding neighbourhood. The reduction in lot frontages represents a numerical decrease, however, the proposed frontages remain generally consistent with the range of frontages observed in the surrounding area. Similarly, the requested side yard setbacks will maintain adequate separation between dwellings, allow for appropriate access, drainage, and maintenance, and will not adversely impact adjacent properties. The variances are limited in scope and will not result in significant changes to the established character, built form, or development pattern of the neighbourhood. Staff is of the opinion that the requested variances are desirable for the appropriate development of the land and are minor in nature. Input From Other Sources Applicant •The applicant has submitted a Cover Letter insupport of this application. Please contact theCity Development Department to receive a copy ofthis letter at citydev@pickering.ca. Building Services (LD 06/26 & LD 07/26 and MV 18/26 to MV 20/26) •No comments or concerns. Construction is notpermitted to take place until a Building Permit hasbeen applied for and issued. Engineering Services (LD 06/26 & LD 07/26) •Refer to the Engineering Services memo datedFebruary 17, 2026, attached hereto as Attachment 5,for conditions of approval. Engineering Services (MV 18/26 to MV 20/26) •Ensure the reduced side yard setback (if approved with this application) does not adversely affect thedrainage patterns within the lot and surroundingarea. •Ensure the reduced lot frontage (if approved with this application) does not adversely affect thedrainage patterns within the lot and surroundingarea. •Multiple Low Impact Development measures (such as infiltration galleries with downspout connections,rain gardens and 450mm amended soils) will berequired at the Building Permit stage. - 80 - Report LD 06/26 & LD 07/26 and MV 18/26 to MV 20/26 March 11, 2026 Page 6 Region of Durham Planning & Economic Development Department (LD 06/26 & LD 07/26) •Refer to the Region’s memo dated March 4, 2026,attached hereto as Attachment 6, for conditions of approval. Region of Durham Planning & Economic Development Department (MV 18/26 to MV 20/26) •No concerns with approval of the associated MinorVariances. Region of Durham Works Department (LD 06/26 & LD 07/26) •Refer to the Region’s memo dated March 4, 2026,attached hereto as Attachment 6, for conditions ofapproval. Toronto & Region Conservation Authority (LD 06/26 & LD 07/26) •TRCA recommends approval for the Land Division applications subject to conditions identified inAttachment 8. Toronto & Region Conservation Authority (MV 18/16 to MV 20/26) •TRCA recommends approval for the Minor Variance applications subject to conditions identified in Attachment 8. CN Proximity (LD 06/26 & LD 07/26) •Refer to the CN Proximity email datedFebruary 25, 2026, attached hereto as Attachment 7, for conditions of approval. Public Input •No written submissions were received from thepublic as of the date of writing this report. Date of report: March 4, 2026 Comments prepared by: Planner II Manager, Zoning & Administration AR:dg /CityDevDept/D3500/2026/LD 06-26 & LD 07-26 and MV 18-26 to MV 20-26/8. Report/LD 06-26, LD 07-26, MV 18-26 to MV 20-26 Report.docx Attachments Original Signed By Original Signed By Ash Roy, B.URPl. Deborah Wylie, MCIP, RPP - 81 - Attachment 1 I I E :J ..c -"" ro 0 f---------,r----- Lawson Street t----- t----- t-----7r~------'--------______L_____j________l______l_______l__l -L.....I Subject Lands c-----,-------,---,--,------\_-~--.---------,------,--------,-----,-------,-------,-~-------~~-~----', ~~--'------" i-----------t-~~ ~-----l---------H ,-" owell Crescent 'r---.,---,----,----,----,------,---,----., "'~ r----._r-r-+--+--f-+----1,..-1~-J ) --I Twyn Rivers Drive }-~J ~~ ' ~._______..____...______,______~ f-----------J 1 ::r: L.--.....--I g ...__L---c--Richardson Street < ~ ----0 ,------ < CD -01\ ro 0 0:: Q)f--'----I iii I -0 C: 3: /y ro LL t---------< ~ 04Jo/ Location Map File: LO 06/26 & LO 07/26 and MV 18/26 to MV 20/26 PlCKERlNG Applicant: 15881943 Canada Inc. Municipal Address:235 Twyn Rivers Drive City Development © The Corporation of the City of Pickering Produced (in part) under license from: Date: Feb. 05, 2026 © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.,© His Majesty the King in Department Right of Canada, Department of Natural Resources. All rights reserved.;© Teranet Enterprises Inc. and its SCALE: 1;3,000 I suppliers. All rights reserved.,© Municipal Property Assessment Corporation and its suppliers. All rights reserved. THIS ISNOTAPLANOF SURVEY. L:\PLANNING\01-MapFiles\02 -Applications\LD\2026\LD 06-26 & LO 07-26 and MV 18-26 to MV 20-26\LD 06-26 & LD 07-26 and MV 18-26 to MV 20-26\LD 06-26 & LO 07-26 and MV 18-26 to MV 20-26.aprx - 82 - At t a c h m e n t 2 \ Su b m i t t e d S i t e P l a n Fi l e N o : LD 06 /2 6 & L D 07 /2 6 Ap p l i c a n t : 1 5 8 8 1 9 4 3 C a n a d a I n c . Mu n i c i p a l A d d r e s s : 2 3 5 T w y n R i v e r s D r i v e CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : J a n u a r y 3 0 , 2 0 2 6 LD 06 /2 6 Co n s e n t t o s e v e r a 73 7 . 6 s q u a r e m e t r e re s i d e n t i a l p a r c e l o f la n d ( P a r t 2 ) , r e t a i n i n g a 7 3 7 . 6 s q u a r e m e t r e re s i d e n t i a l p a r c e l o f la n d ( P a r t 1) . Re t a i n e d P a r c e l 73 7 .6 s q u a r e m e t r e Pa r t 1 Pa r t 2 Pa r t 3 LD 07 /2 6 Co n s e n t t o s e v e r a 73 7 . 6 s q u a r e m e t r e re s i d e n t i a l p a r c e l o f la n d ( P a r t 3 ) , r e t a i n i n g a 7 3 7 . 6 s q u a r e m e t r e re s i d e n t i a l p a r c e l o f la n d ( P a r t 1) . - 83 - At t a c h m e n t 3 \ Su b m i t t e d S i t e P l a n Fi l e N o : M V 1 8 / 2 6 to M V 2 0 / 2 6 Ap p l i c a n t : 1 5 8 8 1 9 4 3 C a n a d a I n c . Mu n i c i p a l A d d r e s s : 2 3 5 T w y n R i v e r s D r i v e CO N T A C T T H E C I T Y O F P I C K E R I N G C I T Y D E V E L O P M E N T D E P A R T M E N T F O R D I G I T A L C O P I E S O F T H I S P L A N . Da t e : J a n u a r y 3 0 , 2 0 2 6 MV 1 8 / 2 6 ( P a r t 1 ) • t o p e r m i t a m i n i m u m l o t fr o n t a g e o f 1 4 . 2 m e t r e s • t o p e r m i t a m i n i m u m si d e y a r d s e t b a c k o f 1. 5 m e t r e s Pa r t 1 Pa r t 2 Pa r t 3 MV 1 9 / 2 6 ( P a r t 2 ) • t o p e r m i t a m i n i m u m l o t fr o n t a g e o f 1 4 . 2 m e t r e s • t o p e r m i t a m i n i m u m si d e y a r d s e t b a c k o f 1. 5 m e t r e s MV 20 /2 6 ( P a r t 3 ) • t o p e r m i t a m i n i m u m l o t fr o n t a g e o f 1 4 . 2 m e t r e s • t o p e r m i t a m i n i m u m si d e y a r d s e t b a c k o f 1. 5 m e t r e s 235 Twyn Rivers Drive - 84 - Attachment 4 March 11, 2026 Recommended Conditions of Approval for Consent LD 06/26 and LD 07/26 The City Development Department has reviewed the above application and provides the following conditions, to be fulfilled by the applicant/owner: 1. Submit one copy of a Draft Reference Plan to the satisfaction of the City of Pickering, prior to depositing the plan with the Land Registry Office, that confirms the dimensions of the proposed retained and severed parcels, and that a survey be submitted showing the location of any buildings and structures located thereon. 2. Submit one copy of a Deposited Reference Plan, to the satisfaction of the City of Pickering, upon completion of Condition 1 above. 3. Ensure that any zoning non-compliances identified through Condition 1 above, resulting from the proposed severance, be brought into compliance. 4. In the event that a Minor Variance application was required and approved in relation to this consent, the applicant/owner shall obtain final clearance of these Conest Applications by March 11, 2028. If final clearance is not obtained by this date, the Minor Variance approval shall become null and void. 5. Ensure that any existing structure(s) on severed parcel or that straddle both the retained and severed parcels are removed and that all inspections have been completed. 6. Provide a certified cheque, made payable to the City of Pickering for cash-in lieu of parkland for each newly created lots. The parkland fee shall be in accordance with the City’s General Municipal Fees By-law in effect at the date of such payment (the current amount is $8,080.00 per each newly created lot). 7. Coordinate with the City of Pickering, City Development Department to assign an appropriate municipal address for the retained and severed parcels. 8. The Owner shall not register or complete any transfer or conveyance pursuant to previously conditionally approved Consent Application LD 14/24, approved by the Committee of Adjustment on October 8, 2024. 9. That the consent be subject to the following periods: • Last day for fulfilling Conditions is March 11, 2028. • Expiry Date of Applications LD 06/26 and LD 07/26 is April 11, 2028. Upon fulfillment of these conditions the applicant must submit a cheque payable to the City of Pickering in the amount of $1,180.00 for the stamping of the deed package, to be prepared and submitted by a lawyer. - 85 - Conditions of Approval Page 2 of 2 Clearing Agencies 1. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the City Planning Department that Conditions #1 to #8 have been carried out to its satisfaction. 2. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the City Engineering Services Department that the Conditions in Attachment 5 have been carried out to its satisfaction. 3. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by the Regional Planning and Economic Development Department that the Conditions in Attachment 6 have been carried out to its satisfaction. 4. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by Regional Works Department that the Conditions in Attachment 6 have been carried out to its satisfaction. 5. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by CN Proximity that the Conditions in Attachment 7 have been carried out to its satisfaction. 6. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be advised in writing by Toronto & Region Conservation Authority that the Conditions in Attachment 8 have been carried out to its satisfaction. 7. Prior to the signing of the certificate by the Secretary-Treasurer that the consent has been given, the Secretary-Treasurer is to be satisfied that the time periods outlined in Condition #9 have been adhered to. Advisory Comments 1. Once all conditions contained in the Committee's Decision are fully satisfied by the applicant, the applicant’s solicitor must prepare and forward the legal document(s) with the applicable stamping fee to the City of Pickering Committee of Adjustment office, to the attention of the Secretary-Treasurer for review and approval with stamping. The document(s) will be returned to the solicitor for registration purposes. Failing receipt by the Secretary-Treasurer of the Deed Package by the requisite date, the application shall be deemed expired and shall lapse. - 86 - Memo To: Ash Roy February 17, 2026 Planner II, Zoning & Administration From: Paal Helgesen Division Head, Water Resources & Development Services Copy: Manager, Zoning & Administration Law Clerk, Chantelle Adair Supervisor, Development Approvals Subject: Land Division Application LD 06/2026 & LD 07/2026 -15881943 Canada Inc. -235 Twyn Rivers Drive File: D-4400 Water Resources & Development Services has reviewed the above application and provide the following conditions: 1.A draft 40R Plan will be required. Ensure the following are included on the plan: a. The street name should be Twyn Rivers Drive (not Sheppard Avenue) b. The 3.05m widening, noted below, is to be shown on the plan. 2.As a condition of severance, the applicant will be required to provide a 3.05m widening on Twyn Rivers Drive fronting the site. The widening is to be dedicated to the City of Pickering and established as public highway. Ensure this is shown on the draft reference (40R) plan. 3.The applicant will be required to provide an Engineering Review Fee of $1,800.00 for the proposed lots, and a fee of $2,395.00 for the clearance of Water Resources & Development Services conditions. A cheque, payable to the City of Pickering, in the amount of $4,195.00 will be required. 4.As a condition of severance, the applicant must pay to the City $386.50 (2620.00/hectare) for their Stormwater Maintenance Fee. 5.A preliminary grading and drainage plan will be required as a condition of severance. It must contain sufficient information regarding existing and proposed grades such that it can be adequately determined that development of this property will not adversely affect adjacent properties. The plan must illustrate Low Impact Development Stormwater Management Measures for the proposed lots, including, but not limited to, amended topsoil, permeable pavers on the driveway, infiltration galleries, and rain gardens. The plan should indicate existing vegetation/trees within and adjacent to the property that may be affected. Attachment 5 - 87 - February 17, 2026 Page 2 of 3 Land Division Application LD 06/2026 & LD 07/2026 The plan should indicate the proposed driveway locations and existing utilities within the boulevard. Relocation of utilities will be the applicant’s responsibility. 6. The City requires a stormwater management brief to be submitted for review. Refer to the City of Pickering Stormwater Management Design Guidelines for the design requirements and standards. The brief shall address the following design criteria: • Quantity control must control post development flows for all storm events up to the 100- year event, to the pre-development levels. The pre-development flows shall be determined using ‘old’ IDF parameters (A=2464, B=16, C=1) and runoff coefficient of 0.3. • Quality control must meet an Enhanced level of protection (80% TSS removal) using Low Impact Developments (LIDs). • Erosion control shall satisfy 5mm minimum retention/infiltration on-site using LIDs. LID measures shall be designed in accordance with the TRCA & CVC LID SWM Planning & Design Guide and the City’s SWM Design Guidelines. Refer to the attached typical roof water infiltration trench detail. All proposed LID measures must be located solely on private property and must be owned and maintained by the property owner. All necessary information regarding the function and maintenance of LID must be included in the purchase agreements. A Section 119 Restrictive Covenant is to be registered on title prohibiting the alteration or removal of the LID measures. • A minimum 450mm depth of amended soils should be specified for all grassed areas such as back yards, front yards and side yards. Add appropriate notes on the Site Grading Plan. • Flow collecting in foundation drains shall be pumped to infiltration systems/soakaway pits using a sump pump. 7. A Tree Inventory and Protection/Removal Plan, prepared by a qualified Arborist or an Environmental Consultant is required. This information should address matters such as existing tree species, diameter, health, protection/removal strategies, and a proposed replanting plan. The report shall also include any trees on adjacent lands that may be impacted by the proposed construction. Compensation for loss of tree canopy will be required and is over and above any required boulevard tree as per the Boulevard Tree Planting Program. - 88 - February 17, 2026 Page 3 of 3 Land Division Application LD 06/2026 & LD 07/2026 8. Planting of one boulevard tree is required for each new lot being created. Where the planting of a boulevard tree is not possible, cash-in-lieu is to be provided as per the current Development Services Fee Schedule. PH:jl Attachments 2026 DS User Fees P-1020 Typical Res. Roof Water Infiltration Trench - 89 - - 90 - - 91 - - 92 - - 93 - - 94 - Attachment 6 - 95 - - 96 - - 97 - - 98 -     From: Alexandre Thibault on behalf of Proximity To: Planning Web Email; Roy, Ash Subject: 2026-02-25_CN COMMENTS_Consent Applications LD 02/26 to LD 05/26 & MV 14/26 to MV 17/26 and LD 06/26 & LD 07/26 and MV 18/26 to MV 20/26 Date: Wednesday, February 25, 2026 11:38:20 AM Attachments:image001.png image002.png image003.pngimage004.png image005.png image006.pngimage007.png image009.png LD 02-26 to LD 05-26 & MV 14-26 to MV 17-26 Notice.pdf LD 06-26 & LD 07-26 and MV 18-26 to MV 20-26 Notice.pdf EXTERNAL EMAIL: This message originated from outside your organization. Exercise caution when replying, opening attachments or clicking links. Hello , Thank you for consulting CN on the application mentioned in subject. It is noted that the subject site is within 300 meters of CN’s Main Line. CN has concerns of developing/densifying residential uses in proximity to railway operations. Development of sensitive uses in proximity to railway operations cultivates an environment in which land use incompatibility issues are exacerbated. The Guidelines for New Development in Proximity to Railway Operations reinforce the safety and well-being of any existing and future occupants of the area. Please refer to these guidelines for the development of sensitive uses in proximity to railway operations. These policies have been developed by the Railway Association of Canada and the Federation of Canadian Municipalities. CN encourages the municipality to pursue the implementation of the following criteria as conditions of an eventual project approval: The following clause should be inserted in all development agreements, offers to purchase, and agreements of Purchase and Sale or Lease of each dwelling unit within 300m of the railway right-of-way: “Warning: Canadian National Railway Company or its assigns or successors in interest has or have a right-of-way within 300 metres from the land the subject hereof. There may be alterations to or expansions of the railway facilities on such rights-of-way in the future including the possibility that the railway or its assigns or successors as aforesaid may expand its operations, which expansion may affect the living environment of the residents in the vicinity, notwithstanding the inclusion of any noise and vibration attenuating measures in the design of the development and individual dwelling(s). CNR will not be responsible for any complaints or claims arising from use of such facilities and/or operations on, over or under the aforesaid rights-of-way.” The Owner shall be required to grant CN an environmental easement for operational noise and vibration emissions, registered against the subject property in favour of CN. The implementation of the following mitigation measures in the dwelling design and construction: Forced air ventilation systems with central air conditioning, The exterior provision wall siding of buildings closest to the railway line to be brick or a masonry equivalent for the exposed facades, Acoustically upgraded windows meeting the minimum requirements of the Building Code and providing a maximum 35 dBA indoor limit for bedrooms and 40 dBA for living rooms, Locating noise sensitive rooms away from the railway side. We request that CN rail and the proximity@cn.ca email be circulated on any and all public notices and notice of decisions with respect to this and future land use planning applications with respect to the subject site. Thank you and do not hesitate to contact us with any questions. Best regards , CAUTION: This email originated from outside CN: DO NOT click links or open attachments unless you recognize the sender AND KNOW the content is safe. AVERTISSEMENT : ce courriel provient d’une source externe au CN : NE CLIQUEZ SUR AUCUN lien ou pièce jointe à moins de reconnaitre l’expéditeur et d'avoir VÉRIFIÉ la sécurité du contenu. Attachment 7 - 99 - Attachment 8 - 100 - - 101 - - 102 - - 103 - - 104 - - 105 - - 106 - - 107 - - 108 - - 109 -