HomeMy WebLinkAboutDecember 18, 2013 •
. Committee of Adjustment
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Agenda
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tge* „....
PICKERING
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Meeting Number: 16 •
Date: Wednesday, December 18, 2013
City °,0 Committee of Adjustment
Agenda
P ERING Wednesday, December 18, 2013
7:00 pm
Main Committee Room
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Page Number
(I) Adoption of Agenda
(II) Adoption of Minutes from November 27, 2013 1-4
(III) Reports
1. P/CA-57/13
2143087 Ontario Limited 5-10
2055 Brock Road
2. P/CA 58/13
H. Hamam 11-15
1725 Echo Point Court
3. P/CA 59/13
J. & S. McQuaid 16-21
1800 Pine Grove Avenue
4. P/CA 60/13
D. Mandarello 22-27
569 Rougemount Drive
5. . P/CA 61/13
T. Jean-Baptiste & P. Keeler 28-35
• 545 Rodd Avenue
(IV) Other Business
1. Appointment of Chairperson
2. Appointment of Vice Chairperson
(V) Adjournment
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Accessible .• For information related to accessibility requirements please contact:
PICKS IIN G T.Lesley Dunne 905.420.4660, extension 2024
TTY 905.420.1739
Email Idunne @pickering.ca
Cat/ o0 Committee of Adjustment
Meeting Minutes
Wednesday, November 27, 2013 01
7:01 pm
Main Committee Room
Pending Adoption
Present:
Tom Copeland
David Johnson— Chair
Eric Newton
Bill Utton
Shirley Van Steen —Vice-Chair
Also Present:
•
Melissa Markham, Principal Planner— Development Review
Lesley Dunne, Assistant Secretary-Treasurer
(I) Adoption of Agenda
Moved by Bill Utton
Seconded by Eric Newton
That the agenda for the Wednesday, November 27, 2013 meeting be adopted.
Carried Unanimously
(II) Adoption of Minutes
Moved by Tom Copeland
Seconded by Bill Utton
That the minutes of the 14th meeting of the Committee of Adjustment held.
Wednesday, November 6, 2013 be adopted.
Carried Unanimously •
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Page 1 of 4
Utq c = Committee of Adjustment
_iii' ==
Meeting Minutes
02 -''
— ''S ="'T'` F Wednesday, November 27, 2013
11011101401_ 7:01 pm
Main Committee Room
(III) Reports
1. P/CA 54/13 to P/CA 56/13
2037038 Ontario Inc.
1817 Fairport Road
PICA 54/13 (Lot 24)
The applicant requests relief from Zoning By-law 3036, as amended by By-law
7284/13 to permit a minimum front yard depth of 3.0 metres to the main wall of the
dwelling; whereas the by-law requires a minimum front yard depth of 4.5 metres.
P/CA 55/13 (Lot 4)
The applicant requests relief from Zoning By-law 3036, as amended by By-law
7284/13 to permit a maximum garage projection of 2.0 metres beyond the wall
containing the main entrance to the dwelling unit, except where a covered and
unenclosed porch extends a minimum of 1.8 metres from the wall containing the
main entrance to the dwelling unit, in which case no part of any attached private
garage shall extend more than 4.5 metres beyond the wall containing the main
entrance to the dwelling unit; whereas the by-law requires a maximum garage
projection of 2.0 metres beyond the wall containing the main entrance to the
dwelling unit, except where a covered and unenclosed porch extends a minimum
of 1.8 metres from the wall containing the main entrance to the dwelling unit, in
which case no part of any attached private garage shall extend more than
3.0 metres beyond the wall containing the main entrance to the dwelling unit.
P/CA 56/13 (Lots 1 to 31)
The applicant requests relief from Zoning By-law 3036, as amended by By-law
7284/13 to exempt the development of a common element condominium
development comprised of 31 lots from the maximum lot coverage provision;
whereas the by-law requires a maximum lot coverage of 38 percent.
The applicant requests approval of these variances in order to obtain building
permits for lots within a common element condominium.
Principal Planner– Development Review outlined staff recommendations from
the City Development Department recommending approval subject to conditions.
Written comments were also received from the City's Engineering & Public
Works department and Building Services expressing no comments.
Brain Moss, agent, was present to represent the application. No further
representation was present in favour of or in objection to the application.
Page 2 of 4
•
oie Committee of Adjustment
Meeting Minutes
Wednesday, November 27, 2013
li10 \10WOE 7:01 pm 03
Main Committee Room
Brian Moss agreed with staff recommendations and asked the Committee to
extend the fulfillment deadline for P/CA 56/13 to November 27, 2016 giving the
owner three years for the build out of the common element condominium
development.
A Committee Member asked the applicant a question about the proposed lot
coverage for the development.
Brian Moss informed the Committee that the maximum lot coverage would be
approximately 50 percent.
Moved by Shirley Van Steen
Seconded by Bill Utton
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That application P/CA 54/13 by 2037038 Ontario Inc., be Approved on the
grounds that the minimum front yard depth of 3.0 metres to the main wall of the
dwelling 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 the
Zoning By-law, subject to the following conditions:
1. That these variances apply only to the proposed dwelling, as generally sited
and outlined on the applicant's submitted plans.
2. That the applicant obtain a building permit for the proposed construction by
November 27,2015, or this decision shall become null and void.
That application P/CA 55/13 by 2037038 Ontario Inc., be Approved on the
grounds that the maximum garage projection of 2.0 metres beyond the wall
containing the main entrance to the dwelling unit, except where a covered and
unenclosed porch extends a minimum of 1.8 metres from the wall containing the
main entrance to the dwelling unit, in which case no part of any attached private
garage shall extend more than 4.5 metres beyond the wall containing the main
entrance to the dwelling unit is minor in nature that is desirable for the
appropriate development of the land, and in keeping with the general intent and
purpose of the Official Plan and the Zoning By-law, subject to the following
conditions:
1. That these variances apply only to the proposed dwelling, as generally sited
• and outlined on the applicant's submitted plans.
2. That the applicant obtain a building permit for the proposed construction by
November 27, 2015, or this decision shall become null and void.
Page 3 of 4
City 00 Committee of Adjustment
; --- Meeting Minutes
Wednesday, November 27, 2013
IrA �� 7:01 pm
Main Committee Room
That application P/CA 56/13 by 2037038 Ontario Inc., be Approved on the
grounds that the exemption of the development of a common element
condominium comprised of 31 lots from the maximum lot coverage provision to
be minor in nature that is desirable for the appropriate development of the land,
and in keeping with the general intent and purpose of the Official Plan and the
Zoning By-law, subject to the following conditions:
1. That these variances apply to the development, as generally sited and
outlined on the applicant's submitted plans.
2. That the applicant obtain a building permit for the proposed construction by
November 27, 2016, or this decision shall become null and void.
Carried
(IV) Adjournment
Moved by Bill Utton
Seconded by Tom Copeland
That the 15th meeting of the 2013 Committee of Adjustment be adjourned at
7:14 pm and the next meeting of the Committee of Adjustment be held on
Wednesday, December 18, 2013.
Carried Unanimously
Date
Chair
Assistant Secretary-Treasurer
Page 4 of 4
c`'y Report to
Committee of Adjustment
PC" I G
05
Application Number: P/CA 57/13
Meeting Date: December 18, 2013
From: Nilesh Surti, MCIP, RPP •
Manager, Development Review& Urban Design
Subject: Committee of Adjustment Application P/CA 57/13
2143087 Ontario Ltd.
2055 Brock Road
Application
The applicant requests relief from the following provisions of Zoning By-law 3036, as
amended by By-law 7085/10, to permit a minimum of 68 percent of the length of a
build-to-zone to contain a building or part of a building; whereas the by-law does not
permit a building, part of a building, or structure to be erected within the "RH/MU-3"
zone unless a minimum of 85 percent of the length of the build-to-zone contains a
building or part of a building.
The applicant requests approval of this minor variance application in order to obtain site
plan approval for a new commercial building.
•
Recommendation
The City Development Department considers the length of the build-to zone to contain a
building or part of a building to be reduced to 68 percent to be minor in nature and
desirable for the appropriate development of the land, and in keeping with the general
intent and purpose of the Official Plan and the Zoning By-law, and therefore
recommends Approval of the proposed variance, subject to the following conditions: •
1. That this variance apply only to the proposed commercial building, as generally sited
and outlined on the applicant's submitted plans.
2. That the applicant obtain Site Plan Approval for the proposed development by
December 18, 2015, or this decision shall become null and void.
3. That the applicant obtain a building permit for the proposed development by
December 18, 2015, or this decision shall become null and void.
Background
A Site Plan Application S 15/11 was submitted in 2011 for Phase I of this development
which proposed a 3-storey commercial office building along Brock road and 12 live/work
units on the easterly portion of the property.
Report P/CA 57/13 December 18, 2013
G Page 2
Through discussions with Staff the applicant located the proposed 3-storey building
closer to the intersection of Brock Road and proposed Street'A'to better frame the street;
however this located the building outside the proposed build-to-zone. If the proposed
building was increased in size to meet the required build-to-zone provision, it would
result in a.significant deficiency in the amount of required parking provided on the site,
which would not satisfy the operational demands of the proposed development.
Comment
Official Plan and Zoning By-law
Pickering Official Plan—dual designated Open Space System — Natural Areas and
Urban Residential Areas—Medium Density Area
Zoning By-law 3036, as amended by By-law 7085/10 dual zoned "(H)RH/MU-3"— Multi
Residential/Mixed Use (Hold Zone) and "OS-HL"—Open Space Hazard Lands
Appropriateness of the.Application
Build-to-Zone Variance
• the build-to-zone provision provides an appropriate and functional setback for
development, and strong building presence along public roadways
• the proposed location for the commercial building will occupy 68 percent of the
established build-to-zone required by the zoning by-law, as it has been •
positioned closer to the street, outside the build-to-zone
• a minimum building setback of 3.0 metres, from the east property line, as
required by the site specific zoning by-law will be maintained
• the proposed variance will not impact surrounding properties or the usability of
the subject property
• the applicant has submitted a site plan application, which has been reviewed by
staff and the Site Plan Committee
• staff are generally satisfied with the siting of the building
• the requested variances are minor in nature, desirable for the appropriate
development of the subject lands and is in keeping with the intent of the Official
Plan and Zoning By-law
•
Report P/CA 57/13 December 18, 2013
Page 3 ®7
Date of report: December 12, 2013
Comments prepared by:
•
_I
Amy Emm, MCIP, RPP Niles Surti, MCIP, RPP
Planner II Manager, Development Review & Urban Design
AE:NS:Id
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Submitted Plan .
City 4 FILE No: P/CA 57/13
2143087 Ontario Limited
`w..' -:-°=—' -�- APPLICANT: '
it `� �,I O PROPERTY DESCRIPTION:2055 Brock Road (South Part of Lot 18 _
City Development - Concession 2
Department
DATE:Nov.29,2013
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City 4 FILE No: P/CA 57/13
0= —•=�=-'= APPLICANT: 2143087.Ontario Limited
1 `ettOc PROPERTY DESCRIPTION:2055 Brock Road (South Part of Lot 18
City Development Concession 2)
Department
DATE:Nov:29,2013
e` Report to
Committee of Adjustment 11
CKERI G
Application Number: P/CA 58/13
Meeting Date: December 18, 2013
From: Nilesh Surd, MCIP, RPP
Manager, Development ent Review& Urban Design
Subject: Committee of Adjustment Application P/CA 58/13
H. Hamam
1725 Echo Point Court
Application
The applicant requests relief from Zoning By-law 3036, as amended by By-law 1998/85,
to permit an unenclosed covered platform (deck) to project a maximum of 3.7 metres
into the required rear yard, whereas the by-law permits uncovered platforms not
exceeding 1.0 metre in height above grade and to project a maximum of 1.5 metres into
any required rear yard.
The applicant requests approval of this minor variance in order to obtain a building
permit to construct an unenclosed covered platform (deck)with a total area of
31.4.square metres in the side and rear yard.
Recommendation
The City Development Department considers the projection of an unenclosed covered
platform (deck) to a maximum of 3.7 metres into the required rear yard to be minor in
nature, that is desirable for the appropriate development of the land, and in keeping with
the general intent and purpose of the Official Plan and the Zoning By-law, and therefore -
recommends Approval of the proposed variance, subject to the following conditions:
1. That this variance apply only to the unenclosed covered platform (deck) attached to
the main building, as generally sited and outlined on the applicant's submitted plans.
2. That the applicant obtain a building permit for the proposed construction by
December 18, 2015 or this decision shall become null and void.
Comment
Official Plan and Zoning By-law
Pickering Official Plan— Urban Residential— Low Density Areas within the Liverpool
Neighbourhood
Zoning By-law 3036, as amended by By-law 1998/85—"S4" zone—Detached Dwelling
Residential Uses
Report P/CA 58/13 December 18, 2013
12 Page 2
Appropriateness of the Application
Unenclosed Covered Platform projecting into the Required Rear Yard
• the by-law permits uncovered steps or platforms not exceeding 1.0 metre in
height above grade and not projecting more than 1.5 metres into the required
rear yard
• the intent of this provision is to ensure an adequate outdoor private amenity area
is provided within the rear yard, appropriate setbacks are provided to protect the
• privacy of abutting property owners, and allow for appropriate access for
maintenance, lot grading and drainage
• the proposed unenclosed covered platform (deck) maintains an adequate
outdoor private amenity area within the rear yard
• the requested variance is minor in nature, desirable for the appropriate
development of the subject lands and is in keeping with the intent of the Official
Plan and Zoning By-law
Date of report: December 10, 2013
Comments prepared by:
.4
De ak Bhatt, MCIP, RPP Nilesh Surti, MCIP, RPP
Planner II Manager, Development Review& Urban Design
DB: NS: Id
J:1Document510evelopnent\D-3700\20131PCA 58-131Repod'PCA 58.13.doc
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f;4 ::t..= APPLICANT:
���.. 1.���.. H. Hamam
V C�``D'`�ll\L PROPERTY DESCRIPTION: 1725 Echo Point Court(Lot 16, Pt. Lt. 15
City Development Plan 40M-1416, Part 3, 40R-10407) DATE: NOV.21;2013
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Submitted Plan
City 4 FILE No: P/CA 58/13
:1=11:7.- ;.---„ APPLICANT: H. Hamam •
l Nr a t.,i,[ PROPERTY DESCRIPTION:1725 Echo Point Court
City Development Lt. 16 & Pt. Lt. 15, 40M-1416, Part 3, 40R-10407
Department
• DATE:Nov.29,2013
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044 - FILE No: P/CA 58/13 rA'_ '`�-0C' - - APPLICANT: H. Hamam
PROPERTY DESCRIPTION:1725 Echo Point Court
City Development Lt. 16 & Pt. Lt. 15, 40M-1416, Part 3, 40R-10407
Department
DATE:Nov.29,2013
Caw 470
Report to
�6` _ Committee of Adjustment
� ERI G
Application Number: P/CA 59/13
Meeting Date: December 18, 2013
From: Nilesh Surti, MCIP, RPP
Manager, Development Review& Urban Design
Subject: Committee of Adjustment Application P/CA 59/13
J. & S. McQuaid
1800 Pine Grove Avenue
Application
The applicant requests relief from Zoning By-law 3036, as amended, to permit an
existing 15.0 square metre cabana to be located in the side yard, whereas the by-law
requires all accessory buildings which are not part of the main building to be erected in
the rear yard.
The applicant requests approval of this variance in order recognize the existing cabana
in the side yard.
Recommendation
The City Development Department considers the existing 15.0 square metre cabana
located in the side yard to be minor in nature that is desirable for the appropriate
development of the land, and in keeping with the general intent and purpose of the
Official Plan and the Zoning By-law, and therefore recommends Approval of the
proposed variance, subject to the following conditions:
1.. That this variance apply only to the existing cabana, as sited and outlined on the
applicant's submitted plans.
2. That the applicant obtain a building permit for the existing cabana by
December 18, 2014, or this decision shall become null and void.
Comment
Official Plan and Zoning By-law
Pickering Official Plan—"Urban Residential — Low Density Areas"within the Highbush
Neighbourhood
Zoning By-law 3036—"R4"— Fourth Density Residential Zone
Report P/CA 59/13 December 18, 2013
Page 2 17
Background
On December 9, 2013, City Development Staff conducted a site inspection of the
property. Upon inspection, staff determined that the existing pool is contained within a
one storey addition attached to the detached dwelling. The existing cabana is situated
beside the addition, therefore siting the structure entirely within the north side yard and
not partially in the side yard as previously documented in the Public Hearing Notice.
Appropriateness of the Application
Accessory Structure in the Side Yard Variance
•
• the intent of the requirement for accessory structures to be located in the rear
yard is to maintain a visually attractive front yard and streetscape, maintain an
•
adequate setback between buildings on a property and street activity, and avoid
adverse impact on the streetscape
• the existing cabana will be screened from Pine Grove Avenue by the existing
attached residential garage and front yard landscaping •
• the existing cabana maintains an adequate setback to the north lot line (1804
Pine Grove Avenue)
• given the existing mature vegetation along the north lot line, the existing cabana
will not adversely impact the abutting property owners to the north
• the requested variance is minor in nature, desirable for the appropriate
development of the lands and maintains the intent of the zoning by-law and
Official Plan
Date of report: December 12, 2013
Comments prepared by:
Ashley Yearwood, MCIP, RPP Nilesh • urti, CIP, RPP
Planner ll Manager, Development Review & Urban Design
AY:NS:Id
J 1Dowmen lslDevelopmoM0-37 0 01 2013\RCA 59-13\Repo t PCA 59.13.doc
Enclosures •
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APPLICANT: J. &S. McQuaid
W IN N a h.Ua L PROPERTY DESCRIPTION: 1800 Pine Grove (Lot 17, Plan 410)
City Development DATE: Nov.21,2013
Department nets Sources:
Teronet Enterprises Inc. end Its suppliers.All rt hte Reserved. Not o pion of eorvey. SCALE 1:5,000 PN-10
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Submitted Plan
City 4 FILE No: P/CA 59/13
5 '= APPLICANT J.&S.McQuaid
wcMmmc1i& PROPERTY DESCRIPTION:1800 Pine Grove Ave. (Lot 17,Plan 410)
City Development t..a
i Department ca
DATE: Nov.28,2013
2n
PROPOSED FRONT (SOUTH) ELEVATION
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Submitted Plan
Cit FILE No: P/CA 59/13
-�� APPLICANT: J. &S. McQuaid
W CM`1 N I IC PROPERTY DESCRIPTION: 1800 Pine Grove Ave. (Lot 17, Plan 410)
City Development
Department
DATE:Nov.29,2013
121
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Submitted Plan
City 4 FILE No: P/CA 59/13
' " -/-77''' APPLICANT: J. & S. McQuaid
�(�`���,�& PROPERTY DESCRIPTION: 1800 Pine Grove Ave. (Lot 17, Plan 410)
City Development
Department
DATE:Nov.29,2013
C;fy o�
Report to
Committee of Adjustment
22 PICKERING
Application Number: P/CA 60/13
Meeting Date: December 18, 2013
From: Nilesh Surti, MCIP, RPP
Manager, Development Review& Urban Design.
•
Subject: Committee of Adjustment Application P/CA 60/13
Domenic Mandarello
569 Rougemount Drive
•
Application
The applicant requests relief from the following provisions of Zoning By-law 2511:
• to permit a minimum front yard depth of 7.0 metres;whereas the zoning by-law
requires a minimum front yard depth of 7.5 metres
• to permit a minimum gross floor area for an existing 1 storey dwelling of
83 square metres; whereas the by-law requires a minimum gross floor area for a
1 storey dwelling of 95 square metres
• to permit an accessory building with a maximum height of 4.1 metres in a
residential zone; whereas the zoning by-law does not permit an accessory
building to exceed a height of 3.5 metres in any residential zone
The applicant requests approval of this minor variance application in order to obtain a
building permit to construct an 80.5 square metre detached garage in the rear yard.
The applicant also seeks a reduction in the minimum required front yard depth and
minimum gross floor area to bring the existing 1 storey dwelling into compliance with the
zoning by-law.
Recommendation
The City Development Department recommends that the application be Tabled to allow
the owner to explore alternative designs for the accessory structure addressing the
City's concerns regarding overall size, height, and setbacks to the rear and side lot lines
and to review and approve a grading and drainage plan.
Background
Official Plan and Zoning By-law
Pickering Official Plan— Urban Residential Areas—Low Density Area within the
Rosebank Neighbourhood
Zoning By-law 2511 —"R4" —Single Residential
•
Report P/CA 60/13 December 18, 2013
Page 2 23
Comment
The applicant initially requested a minor variance to increase the height of the
accessory structure to 4.9 metres. City Staff met with the applicant on November 29,
2013 to discuss concerns regarding the overall size and height of the proposed
accessory structure and potential adverse impacts to immediate neighbours regarding
visual impact and potential drainage issues. Staff requested that the applicant explore
the possibility of reducing the size, and height of the detached garage and increasing
the setbacks from the north and east lot lines.
The applicant submitted revised drawings which reduced the height of the detached
garage to 4.1 metres. Based on the definition of'building height', both flat and mansard
roofs are to be measured from the existing grade to the highest point of the roof. The
current drawings do not confirm the type of roof or provide the total height of the
proposed detached garage. Other concerns such as size, location and drainage were
not addressed by the applicant.
Staff have received numerous calls and in person visits from area residents with
concerns relating to the size of the garage and the possibility of it being used for
commercial use or commercial storage of goods, the visual impact, and drainage.
Staff have spoken to the applicant and he has requested that his application be tabled
in order for him to explore alternative designs and to provide the required grading and
drainage plan.
Input From Other Sources
Engineering & Public Works • the applicant will have to direct his grading to the
front as the catch basins for the adjacent
subdivision to the east were not meant to
accommodate additional drainage from lots on
the west side of Rougemount Drive
• staff requires the applicant to submit a grading
and drainage plan to the satisfaction of the City
Building Services • the northern wall of the proposed detached
garage does not comply with minimum separation
standards in order to permit a glazed opening.
•
24
Report P/CA 60/13 • December 18, 2013
Page 3
Date of report: December 12, 2013
Comments prepared by:
Amy Emm, MCIP, RPP Nilesh Surti, CIP, RPP
Planner II Manager, Development Review& Urban Design
AE:NS:Id
J:1DocomerdsVevelopmen11 43700 V11131PCA 60-13'Reporl'PCA 80.13-revised.do=
Enclosures
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Location Map
moo# =`
__ .h FILE No:P/CA 60/13
'> —-- �-�_'.. APPLICANT: D. Mandarello
v ce rl a�� \[ PROPERTY DESCRIPTION: 569 Rougemount Drive (Pt. Lt. 14, Plan 395
City Development Part 1, 40R-14415) DATE: Nov.25,2013
Department ate S, <e„
8 Te roost Entea riaea Ins. and Itf upppllenp.NI rights Rsfarved. Not a plen e1 .,,n,ey. SCALE 1:5,000 'P N-1
120/3 AIpAC d Its e4pliens.MY riphta Reserved. Not o plop of Survey.
26
To permit a minimum
front yard depth 7.0
metres to an existing
dwelling
E
43.4m
7.0m - f1.0m
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PROPOSED li
a EXISTING DETACHED ' i!
1 STOREY GARAGE 1E
I- ; DWELLING
D 7.5m it
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To permit a minimum To permit an accessory
gross floor area for an building with a
existing one storey maximum height of 4.1
dwelling of 83 square metres in a residential
metres area
1\
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Submitted Plan
City 4 FILE No: P/CA 60/13
APPLICANT: D. Mandarello
Id Nil S- N IOC PROPERTY DESCRIPTION:569 Rougemount Drive
City Development Pt Lot 14, Plan 395, Part 1, 40R-14415
I Department
DATE:Dec.2,2013
• 27
•
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City oq
2 8 Report to
Committee of Adjustment
I KERI
Application Number: P/CA 61/13
Meeting Date: December 18, 2013
From: Nilesh Surti, MCIP, RPP
Manager, Development Review & Urban Design
•
Subject: Committee of Adjustment Application P/CA 61/13
P. Keeler&T. Jean-Baptiste
545 Rodd Avenue •
Application
The applicant requests relief from the following provisions of Zoning By-law 2511, as
amended by By-law 5092/87:
• • to permit a maximum building height of 9.2 metres, measured between the
established grade and the highest point of a flat roof surface, whereas the by-law
requires a maximum building height of 9.0 metres, measured between the
established grade and the highest point of a flat roof surface or parapet wall
• to permit uncovered steps and platforms with a maximum height of 2.2 metres
above grade to project a maximum of 5.2 metres into the required front yard,
whereas the by-law requires all uncovered steps and platforms not exceeding
1.0 metre in height above grade and not projecting more than 1.5 metres into any
required front yard •
The applicant requests approval of these variances in order to obtain a building permit
to construct a raised two-storey detached dwelling and associated uncovered steps to
project into the required front yard.
Recommendation
The City Development Department considers the maximum building height of 9.2 metres,
and uncovered steps and.platforms with a maximum height of 2.2 metres above grade
to project a maximum of 5.2 metres into the required front yard to be minor in nature
that are desirable for the appropriate development of the land, and in keeping with the
general intent and purpose of the Official Plan and the Zoning By-law, and therefore . .
recommends Approval of the proposed variances, subject to the following conditions:
1. That these variances apply only to the proposed two storey detached dwelling and
associated uncovered steps and platforms, as generally sited and outlined on the
applicant's submitted plans.
2. That the applicant obtain a building permit for the proposed construction by
December 18, 2015, or this decision shall become null and void.
•
•
Report P/CA 61./13 December 18, 2013
29
Page 2
Comment
Official Plan and Zoning By-law
Pickering Official Plan-"Urban Residential—Low Density Areas"within the Rosebank
Neighbourhood
Zoning By-law 2511, as amended by By-law 5092/97—"R4-10"—Special Fourth
Density Residential Zone
Appropriateness of the Application
Maximum Building Height Variance
• the intent of the maximum building height is to minimize the visual impact of the
main building on abutting properties and on the streetscape, and to ensure that
other abutting properties are not significantly obstructed by the proposed main
building
• the applicant has advised that due to the existing grading conditions of the
subject property, the proposed dwelling is sited and raised to ensure the views to
Lake Ontario, enjoyed by abutting property owners, remain unobstructed
• the proposed detached dwelling with a maximum height of 9.2 metres will not
create any adverse visual impacts on abutting properties or on the streetscape
• the proposed dwelling will not significantly obstruct the yards affecting abutting
properties
• the requested variance is minor in nature and maintains the intent of the zoning
by-law and official plan
Uncovered Steps and Platforms Projecting into Required Front Yard Variance
• the by-law permits uncovered steps and platforms with a maximum height of
. 1.0 metre above grade to project a maximum of 1.5 metres into the required front
yard
• the intent of this provision is to provide the opportunity for any stairs and/or
landing platforms to encroach into the front yard when needed, to ensure an
adequate setback is provided between buildings and the front lot line and to
ensure an adequate landscaped area is maintained within the front yard
• the applicant has advised that the proposed grades affecting the subject property
will require 16 risers/steps to access the front entrance
• the applicant's proposal to project uncovered steps and platforms into the-
required front yard will allow the dwelling to be sited closer to Rodd Avenue
• the majority of the uncovered steps and platforms will be screened by
landscaping features such as a retaining wall and vegetation
• . an adequate setback between the proposed landscape features and the front lot
line will be provided
• an adequate landscaped area within the front yard will still be maintained
• the requested variance is minor in nature and maintains the intent of the zoning
by-law and official plan
•
Report P/CA 61/13 December 18, 2013
30 Page 3
Date of report: December 12, 2013
Comments prepared by:
4/4 /6/40e4A, i
• 44, Ashley Yearwood, MCIP, RPP Nil- .rti, MCIP, RPP
Planner II Manager, Development Review & Urban Design
AY:NS:Id
J:11DocvmentsTevelopment0-3700120131PCA 61.1302eport PCA 61.13Aoc
Enclosures
•
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LAKE ONTARIO
60707 I?
400 KOT
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• Location Map
Cav off t FILE No:P/CA 61/13
T. Jean-Baptiste& P. Keeler
[�r/ti'■i 1�L PROPERTY DESCRIPTION: 545 Rodd Avenue (Blak A, Plan 233, Parts 2,
City Development 2, 40R-19204) DATE: Nov.25,2013 •
Department rata Sources:
Q Teranet Enterprises Inc. and Its suppliers. All rights Reserved. Not o plan of survey. SCALE 1:5,000 PN-1
2013 MPAC and its suppliers. All rghte Reserved. Not a plan of Survey.
32
RODD AVENUE
RETAINING WALLS
r 1
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EDGE OF STARS \ f and uncovered steps to
DRIVEWAY /; L , project a maximum of
5.2 metres into the
I STAIRS I required front yard
MAN ENTRANCE
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Submitted Plan
City_'� _ FILE No: P/CA 61/13
_"T=L--°11"-.L-- APPLICANT: P. Keeler&T. Jean-Baptiste
ti CS�i 4 t4 I,C PROPERTY DESCRIPTION:545 Rodd Ave. (Block A, Plan 223, Parts 2 &3
City Development 40R-19204
Department
DATE:Nov.29,2013
I
. • 33
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SOUTH(REAR) ELEVATION building height of9.2
metres from bli
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NORTH(FRONT) ELEVATION
Submitted Plan
Cali 4 FILE No: P/CA 61/13
a• '• - • APPLICANT: P. Keeler&T. Jean-Baptiste
��`� �,�,r PROPERTY DESCRIPTION:545 Rodd Ave. (Block A, Plan 223, Parts 2 &3
City Development 19204
Department 40R-19204)
DATE:Nov.29,2013
-3 4 •
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EAST(SIDE) ELEVATION •
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WEST(SIDE) ELEVATION
Submitted Plan
4 _ FILE No: P/CA 61/13
.71!- :::.B::777--,,,_71, APPLICANT: P. Keeler&T. Jean-Baptiste
co�� �� �� PROPERTY DESCRIPTION:545 Rodd Ave. (Block A, Plan 223, Parts 2&3
City Development 40R-19204)
Department
DATE:Nov.29,2013
•
•
35
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1
Submitted Plan
'0 - FILE No: P/CA 61/13
- =0: APPLICANT: P. Keeler&T. Jean-Baptiste
C�` �, �� PROPERTY DESCRIPTION:545 Rodd Ave. (Block A, Plan 223, Parts 2 &3
City Development 0R-19204
Department 40R-19204)
DATE:Nov.29,2013