Loading...
HomeMy WebLinkAboutApril 30, 2014 Committee of Adjustment Agenda „.. :-.1t..., C lity 090 —.., ... I pili I k. "are:mil --- Ifil''.._.: •picKERING Meeting Number: 6 Date: Wednesday, April 30, 2014 Citg o Committee of Adjustment °° Agenda 30, 2014 -7 — - Wednesday, April PI 7:00 pm Main Committee Room • Page Number (I) Adoption of Agenda (II) Adoption of Minutes from April 9, 2014 1-5 (III) Reports 1. (Deferred from the April 9, 2014 meeting) P/CA 21/14 & P/CA 22/14 B. & L. Woodbine 6-14 305 Toynevale Road 2. P/CA 26/14 Emerald Group Limited (Pickering Toyota) 15-19 557 Kingston Road 3. P/CA 27/14 to P/CA 31/14 Lebovic Enterprises Ltd. 20-26 1424, 1426, 1428, 1430 & 1432 Sandhurst Crescent (IV) Adjournment Accessible • For information related to accessibility requirements please contact: p U i Lesley Dunne P K E I' V T. 905.420.4660, extension 2024 V+- TTY . 905.420.1739 Email Idunne @pickering.ca City 00 Committee of Adjustment �_ Meeting Minutes ' ' Wednesday, April 9, 2014 01 7:00 pm Main Committee Room Pending Adoption Present: Tom Copeland David Johnson —Chair Eric Newton Shirley Van Steen —Vice-Chair Also Present: Melissa Markham, Secretary-Treasurer Lesley Dunne, Assistant Secretary-Treasurer Absent: Bill Utton (I) Adoption of Agenda Moved by Shirley Van Steen Seconded by Eric Newton That the agenda for the Wednesday, April 9, 2014 meeting be adopted. Carried Unanimously . (II) Adoption of Minutes Moved by Tom Copeland - Seconded by Eric Newton That the minutes of the 4th meeting of the Committee of Adjustment held Wednesday, March 19, 2014 be adopted. Carried Unanimously Page 1 of 5 Citq 4 Committee of Adjustment Meeting Minutes 02 '� "� 5 =="_'•=' Wednesday, April 9, 2014 Kell ElI i 7:00 pm Main Committee Room (Ill) Reports • 1. P/CA 21/14 & P/CA 22/14 B. & L. Woodbine 305 Toynevale Road PICA 21/14 (Proposed Retained Parcel) The applicant requests relief from Zoning By-law 2511, as amended, to permit a minimum front yard depth of 4.5 metres to an existing detached dwelling; whereas the by-law requires a minimum front yard depth of 7.5 metres. P/CA 22/14 (Proposed Severed Parcel) The applicant requests relief from Zoning By-law 2511, as amended, to permit a minimum lot frontage of 15.2 metres and a minimum lot area of 460 square metres; whereas the by-law requires a minimum lot frontage of 18.0 metres and a minimum lot area of 550 square metres. The applicant requests approval of these two minor variance applications to facilitate the creation of one additional lot through the Region of Durham Land Division Committee in order to permit the construction of a new detached dwelling on the proposed severed parcel and obtain zoning compliance for an existing detached dwelling located on the proposed retained parcel. Secretary-Treasurer outlined staff recommendation from the City Development Department recommending deferral. Written comments were also received from the Ministry of Transportation (MTO) indicating no objection to the application; however no structures are permitted within a '14.0 metre setback from the Hwy 401 property line. A MTO Building Land Use permit is required. Brad & Lea Woodbine, owners, were present to represent the application. No further representation was present in favour of or in objection to the application. Moved by Tom Copeland Seconded by Shirley Van Steen That applications P/CA 21/14 & P/CA 22/14 by B. & L. Woodbine, be Deferred to the next Committee of Adjustment meeting date on April 30, 2014 to allow a revised notice to be circulated to include an additional variance. Carried Unanimously Page 2 of 5 City of =: Committee of Adjustment Meeting Minutes 03 Wednesday, April 9, 2014 -1/110110t11121[ 7:00 pm Main Committee Room 2. P/CA 23/14 First Simcha Shopping Centres (Calloway REIT Inc.) 1899 Brock Road The applicant requests relief from Zoning By-law 3036, as amended by By-law 5511/99, to permit the creation of one unit for a retail store with a minimum floor area of 230 square metres within Building D, whereas the by-law requires a minimum unit size for a retail store to be larger than or equal to 300 square metres. The applicant requests approval of this variance in order to obtain a building permit for interior alterations to create a unit for a retail store within Building D. Secretary-Treasurer outlined staff recommendation from the City Development Department recommending approval subject to conditions. Written comments were also received from the City's Development Services expressing no concerns. Todd Pierce, agent, was present to represent the application. No further representation was present in favour of or in objection to the application. Moved by Shirley Van Steen Seconded by Eric Newton That application P/CA 23/14 by First Simcha Shopping Centres, be Approved on the grounds that the creation of one unit for a retail store with a minimum floor area of 230 square metres within Building D 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 the variance apply only to one unit within Building D, as generally sited and outlined on the applicant's submitted plans. 2. That the applicant obtain a building permit for the proposed construction by April 8, 2016 or this decision shall become null and void. Carried Unanimously Page 3 of 5 City o0 Committee of Adjustment Meeting Minutes 9 4 - "COIN=i Wednesday, April 9, 2014 IX 7:00 pm Main Committee Room 3. P/CA 24/14 I. Lazaridis 1823 Fairport Road The applicant requests relief from Zoning By-law 3036, as amended: • to recognize an existing lot frontage of 15.2 metres, whereas the by-law requires a minimum lot frontage of 18.0 metres • to permit a minimum side yard width of 1.5 metres, whereas the by-law requires a minimum side yard width of 1.8 metres • to permit a maximum lot coverage of 38 percent, whereas the by-law requires a maximum lot coverage of 33 percent The applicant requests approval of this variance application in order to obtain a building permit for the construction of a detached dwelling. Secretary-Treasurer outlined staff recommendation from the City Development Department recommending approval subject to conditions. Written comments were received from the City's Development Services expressing no concerns. Written comments were received from Patrick Duffield of 1825 Fairport Road in objection to the application. He expressed concerns with the proposed dwelling due to the loss of natural sunlight to his property, the decrease in property value and the interference with his families comfort. He also expressed comments that the application is not minor and opposed to the requested application. Written comments were received from Sue Peschke of 1831 Fairport Road in objection to the application. She expressed concerns with the 7.5 metre driveway length that is not in keeping with the existing characteristics of the neighbourhood. She also expressed a concern with the increase in lot coverage and the decrease in the side yard width which would be more acceptable if the house was set further back from the road. The proposal would further impair the sightlines and make it more difficult to exit their driveway. She also indicated there is an ongoing drainage issue since the sewers and sidewalks were installed along Fairport Road and with each infill development, drainage issues are getting worse. Amanda Lazaridis,agent, was present to represent the application. No further representation was present in favour of or in objection to the application. In response to a question from the Committee, Amanda Lazaridis explained as a result of the future conveyance of a 3.0 metre road widening the lot coverage would have complied with the By-law. Page4of5 City 00 A Committee of Adjustment Meeting Minutes - _ " Wednesday, April 9, 2014 05 S4t4Lt 7:00 pm Main Committee Room Moved by Tom Copeland Seconded by Shirley Van Steen That application P/CA 24/14 by I. Lazaridis, be Approved on the grounds that the existing lot frontage of 15.2 metres, minimum side yard width of 1.5 metres, and maximum lot coverage to 38 percent 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 the Zoning By-law, subject to the following conditions: 1. That the variances apply only to the proposed dwelling, as generally sited and outlined on the applicant's submitted plans. 2. That the applicant obtains a building permit for the proposed construction by April 8, 2016, or this decision shall become null and void. Carried Unanimously (IV) Adjournment Moved by Eric Newton Seconded by Shirley Van Steen That the 5th meeting of the 2014 Committee of Adjustment be adjourned at 7:14 pm and the next meeting of the Committee of Adjustment be held on Wednesday, April 30, 2014. Carried Unanimously Date Chair • Assistant Secretary-Treasurer Page 5 of 5 • City o� Report to Committee of Adjustment I OMNI Application Numbers: P/CA 21/14 and P/CA 22/14 s Meeting Date: April 30, 2014 (Deferred from April 9, 2014 Meeting) From: Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Subject: Committee of Adjustment Applications P/CA 21/14 and P/CA 22/14 B. & L. Woodbine 305 Toynevale Road Applications P/CA 21/14 (Proposed Retained Parcel) The applicant requests relief from Zoning By-law 2511, as amended, to permit a minimum front yard depth of 4.5 metres to an existing detached dwelling; whereas the by-law requires a minimum front yard depth of 7.5 metres. P/CA 22/14 (Proposed Severed Parcel) The applicant requests relief from Zoning By-law 2511, as amended, to permit a minimum lot frontage of 15.2 metres, a minimum lot area of 460 square metres and minimum side yard widths of 1.5 metres (where a garage is erected as part of a detached dwelling); whereas the by-law requires a minimum lot frontage of 18.0 metres, a minimum lot area of 550 square metres and minimum side yard widths of 1.8 metres (where a garage is erected as part of a detached dwelling). The applicant requests approval of these two minor variance applications to facilitate the creation of one additional lot through the Region of Durham Land Division Committee in order to construct a new detached dwelling on the proposed severed parcel and obtain zoning compliance for an existing detached dwelling located on the proposed retained parcel. On April 9, 2014, the Committee of Adjustment deferred Minor Variance Applications P/CA 21/14 and P/CA 22/14 at the applicant's request in order to allow the circulation of a revised notice to include a variance to reduce the side yard widths affecting the proposed dwelling, situated on the proposed severed parcel. Recommendation P/CA 21/14 (Proposed Retained Parcel) The City Development Department considers the minimum front yard depth of 4.5 metres to an existing dwelling to be minor in nature, desirable for the appropriate . development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, and therefore recommends Approval of the proposed variance, subject to the following conditions: • Report P/CA 21/14 and P/CA 22/14 April 30, 2014 Page 2• 07 I the proposed lot configuration as generally sited and 1. That the variance apply only to e PPY Y P p 9 9 Y outlined on the applicant's submitted plans. 2. That the existing uncovered deck located on the east side of the dwelling be removed or rebuilt to comply with the minimum side yard width requirements of the zoning by-law. 3. That the applicant demonstrates, via calculations, that the location of the proposed property/severance line will meet the spatial separation requirements of the Ontario Building Code to the satisfaction of the Chief Building Official prior to receiving final clearance for a future land severance. 4. That the applicant obtain final clearance for Land Division Application file number LD 039/14 (coordinated with P/CA 22/14), or this decision shall become null and void. Recommendation P/CA 22/14 (Proposed Severed Parcel) The City Development Department considers the minimum lot frontage of 15.2 metres, a minimum lot area of 460 square metres and minimum side yard widths of 1.5 metres (where a garage is erected as part of a detached dwelling) to be minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, and therefore recommends Approval of the proposed variances, subject to the following conditions: . 1. That the variances apply only to the proposed lot configuration and the side yard widths affecting the future dwelling on the proposed severed parcel, as generally sited and outlined on the applicant's submitted plans. 2. That the applicant obtains final clearance for Land Division Application file number LD 039/14 (coordinated with PICA 21/14), or this decision shall become null and void. 3. That the applicant obtains a Building Land Use Permit from the Ministry of Transportation for the dwelling on the proposed severed parcel. 4. That the applicant obtains a building permit from the City Development Department for the construction on the proposed severed parcel by April 29, 2016, or this decision affecting the proposed detached dwelling shall become null and void. Background The subject property is currently part of a zoning by-law amendment application (file number A 11/99) and draft plan of subdivision application (file number 18T-99011) which originally consisted of 23 lots for detached dwellings. The zoning by-law amendment application originally intended to rezone specific lands within the boundaries of the draft plan of subdivision (which included the subject property) from "R3"to "R4", as well as to recognize a reduced front yard depth of 4.5 metres affecting the proposed retained parcel. The applicant's proposed variances are intended to • Report P/CA 21/14 and P/CA 22/14 April 30, 2014 08 Page 3 reflect the "R4" zone provisions established through Zoning By-law Amendment Application A 11/99. On April 2, 2001, City Council conditionally approved applications for zoning by-law amendment and draft plan of subdivision subject to the development receiving draft plan of subdivision approval from the City Development Department and that a Draft 40M- Plan and a Surveyor's Certificate be submitted to the satisfaction of the City Development Department. On November 30, 2004, the City Development Department granted draft plan approval for the subdivision, subject to conditions (see attached Original Approved Draft Plan of Subdivision Boundary), however the Draft 40M-Plan and the Surveyor's Certificate remains outstanding. The subdivision file is currently inactive. Various landowners within the draft plan of subdivision have preceded with individual severance applications, generally consistent with the approved draft plan. Since 2006, the Region of Durham Land Division Committee conditionally approved three Land Division Applications (Land Division Application file numbers LD 087/06, LD 089/06 and LD 035/14) which severed lands within the boundaries of the approved draft plan of subdivision. The City of Pickering concurred with the Land Division Committee's decision since the proposals maintained the proper and orderly development of the lands and preserved the integrity of the subdivision. The applicant's proposed lot configuration is consistent with the proposed lots illustrated on the approved draft plan of subdivision. The applicant has submitted a Land Division Application to the Region of Durham Land Division Committee for the subject property(file number LD 039/14) in conjunction with the subject Minor Variance Applications to create two residential lots with frontages along Toynevale Road. On May 12, 2014, the Land Division Committee is expected to consider the merits of Land Division Application LD 039/14. Approval of these applications will revise the boundaries of the Draft Plan of Subdivision and allow the owner to retain the existing dwelling in its current location and ensure zoning compliance is achieved if the Region of Durham Land Division Committee approves Land Division Application LD 039/14 (see attached Anticipated Revised Draft Plan of Subdivision). Comment Official Plan and Zoning By-law The Pickering Official Plan designates the subject property as "Urban Residential —Low Density Areas"within the Rosebank Neighbourhood. The property is also subject to the Rosebank Neighbourhood Development Guidelines Design Precinct Number 1. The design precinct only permits detached dwellings containing minimum lot frontages of approximately 15.0 metres and minimum lot depths ranging between approximately 33 metres and 60 metres, unless the character of the Report P/CA 21/14 and P/CA 22/14 April 30, 2014 09 Page 4 area is such that a smaller lot frontage or smaller lot depth is desirable. The proposed lots will generally conform to the Rosebank Neighbourhood Development Guidelines. The subject property is currently zoned "R3"—Third Density Residential Zone within Zoning By-law 2511, as amended. • Appropriateness of the Application Front Yard Depth Variance (Proposed Retained Parcel —P/CA 21/14) • the intent of a minimum front yard depth is to ensure that an adequate landscaped area, parking area and separation distance is provided between the dwelling and the front lot line • the dwelling currently exists on the proposed retained parcel and its location was originally recognized through Zoning By-law Amendment Application A 11/99 • the existing dwelling maintains an adequate soft landscaped area in the front yard, which is along Toynevale Road • the existing 4.5 metre front yard depth maintains an appropriate separation distance from street activity • the requested front yard depth variance affecting the proposed retained parcel is minor in nature and meets the intent and purpose of the Official Plan and the Zoning By-law Reduced Lot Frontage Variance (Proposed Severed Parcel— P/CA 22/14) • the intent of the minimum lot frontage requirement is to ensure a usable lot size that is compatible with the neighbourhood • properties to the east of the subject property, along Toynevale Road, currently permit a minimum lot frontage of 15.0 metres which is consistent with the lot frontage requirements of the Rosebank Neighbourhood Development Guidelines • a lot frontage of 15.2 metres is compatible with the established lotting pattern along Toynevale Road • the proposed severed parcel will have sufficient depth and frontage to allow for the construction of a detached dwelling that is in keeping with the existing dwellings along Toynevale Road • the requested lot frontage affecting the proposed severed parcel is minor in • nature and meets the intent and purpose of the Official Plan, the Rosebank Neighbourhood Development Guidelines, the Zoning By-law and the approved draft plan of subdivision Interior Side Yard Width Variances (Proposed Severed Parcel— P/CA 22/14) • the intent of a minimum side yard width is to provide an appropriate separation distance between structures on abutting properties in order to maintain pedestrian access, and to accommodate grading, drainage and residential services such as air conditioning units and utility metres Report P/CA 21/14 and P/CA 22/14 April 30, 2014 Page 5 10 • the proposed 1.5 metre side yard width provides an appropriate separation distance between the dwellings and will maintain sufficient pedestrian access • and accommodate grading, drainage and residential services • the requested side yard variances affecting the proposed severed parcel are minor in nature and meet the intent and purpose of the Official Plan and the Zoning By-law Input From Other Sources Ministry of Transportation (MTO) • does not object to the requested variances • no structures are permitted within 14.0 metres of the Highway 401 property line • the proposed dwelling will require a Building Land Use permit from MTO for any proposed structures located within 45 metres of a • controlled-access highway or 395 metres from the centre point of an intersection • Date of report: April 24, 2014 Comments prepared by: • 1 t �' • - • earwo MCIP, RP Nilesh Surti, MCIP, RPP Planner II Manager, Development Review & Urban Design • AY:NS:Id J:1D000mentslDevelopmen&D-3700120141PCA 21-14&PCA 22-141Repod1PCA 21-14.&PCA 22-14(Oeferred).dac Enclosures • 11 r � S0 G ), F\� 6,01 • . • / 0 \A\GN-\\14'''' id I ji FUR r� iNi ill 111 TOYNEVALE ROAD 4,r.i � Fl 1 PROPERTY '2FI' ° 1- N T_,1 UM • z es#,,,41 III T 'Min IIM ROUGE 1rims 111111 0 a 1 d N. P Kalil_AIN Er I. I �Oc ,O o �� 11 1�' City 4 Location Map FILE No:P/CA 21/14& P/CA 22/14 Icc. APPLICANT: B. &L. Woodbine I ON MA& PROPERTY DESCRIPTION:305 Toynevale Road (Part Lot 28, Plan 350) City Development Department DATE: Apr. 14,2014 Oota Source: $T0e3 eN PAC epnrd h e.Inup eed n s A ll t phte aR.A rr.gEh.. a vatln. N t S a rvy of uvy. SCALE 1:5,000 PN-1 PICA 22/14 t Z To permit a minimum lot frontage of 15.2 P/CA 21/14 metres To permit a minimum front yard depth of 4.5 metres to an existing detached dwelling TOYNEVALE ROAD 24.3m\A 4' 'A 15.2m 15.2m 1 m 5.2• v, a. I 3 — 9.4m ∎- - I , I I -I , EXISTING I DWELLING o3 'I PROPOSED EXISTING o DWELLING EXISTING DWELLING I DWELLING • Q -► 4-1.5m O PROPOSED A 32m. +1.5m RETAINED I I PARCEL o \RCEL OPOSE VERED 3 I- v — I— W Z PICA 22/14 To permit a minimum I PROPOSED LOT LINE lot area of 460 square metres 13 P/CA 22/14 To permit a minimum 1 I side yard width of 1.5 metres I I 1 _ T N Submitted Plan Cily'i FILE No: P/CA 21/14 to P/CA 22/14 "-1'''' °'-u'• •" APPLICANT: B. & L. Woodbine ��MC/�t4i0t PROPERTY DESCRIPTION:305 Toynevale Road(Part Lot 28, Plan 350) City Development Department I DATE:Mar.25,2014 13 I / TOY\ F ,'�V�,LF ROAD • .•••••••11‘•••4.0.4;44 SSe i 16.4 l /� 1 16.4 i 'S.2n ��••. • : • ( ••• S UBV CT •�4 r I! ;•ti PROPE-TY ...4 i ; • . E < L� N rr 1 ‘L.,'•; I N • E r- I N N N I I I N ~ I I (, ) I e \ Z H .--- - .N I n --- \ N J9 \ \ o 15.On /U " v\ /PjO �S ck \ \ \ . ,3 0 -7O T N Original Approved Draft Plan Of Subdivision Boundary C.aq° _ ' FILE No:P/CA 21/14 & P/CA 22/14 ------ -c------11.''''t; APPLICANT: B. & L. Woodbine G�M�/u��ioc PROPERTY DESCRIPTION:305 Toynevale Road (Part Lot 28, Plan 350) City De elopment I I DATE: Apr.23,2014 Dte 5etr4e. oo. Teronet Enterprises Inc. no it. voliers. All ripnte Re�ervee. No: DIDn of a SCALE 1:5,000 PN-1 2OSJ 1�PAC end its s�eDl�ere. AI��.fgnts Reserves. Not o olon of Srvey. 14 TOYNEVALL ROAD O HI / ////// ,A0 r 1 w , 11 I I I ,'/',,',',''A w I 1 I r� r----- \ 1 \ --0 "PO I p :::::I :: CREATED BY CREATED BY 6 /- O I ,'/ LDN03ON1AALLY APPROVED SEVERED PARC-L -',576 — _ ,y PICKERING MINOR VARIANCE APPLICANTIONS _ — P/GC 21/14 8c P/CA 22/14 J TO FACILITATE LD 039/14 ® REVISED SUBDIVISION BOUNDARY 18T-99011 N/` Anticipated Revised Draft Plan of Subdivision j Cdq 00 FILE No:P/CA 21/14 & P/CA 22/14 y---. 'T APPLICANT: B. & L. Woodbine 411V1411 'PROPERTY DESCRIPTION:305 Toynevale Road (Part Lot 28, Plan 350) City Development DATE: Apr.23,2014 Department Dote Source. •crone+ Emerpnses 1 pnp its suppliers. ngnts Reaermp wp+ o pmn e' e�tiey. I SCALE 1:5,000 PN-1 • 2Dt3 MPAC Ontl its •upoliers. All ngnta Reae�vetl. NOt p plOn p� Su'vly. Report to Committee of Adjustment zU- PI 41311talt Application Number: P/CA 26/14 15 Meeting Date: April 30, 2014 From: Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Subject: Committee of Adjustment Application P/CA 26/14 Emerald Group Limited (Pickering Toyota) 557 Kingston Road Application The applicant requests relief from Zoning By-law 3036, as amended • to permit a minimum of 121 parking spaces for employees and customers, whereas the by-law requires a minimum of 238 parking spaces for employees and customers The applicant requests approval of this variance in order to obtain site plan approval and a building permit to demolish parts of the existing building and construct a 2,400 square metre addition to the existing car dealership on the subject property. Recommendation The City Development Department considers the requested variance to permit a minimum of 121 parking spaces to be minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, and therefore recommends Approval of the proposed variance, subject to the following conditions: 1. That this variance apply only to the proposed expansion to the existing car dealership, as generally sited and outlined on the applicant's submitted plans. 2. That the applicant obtain Site Plan Approval for the proposed construction by May 1, 2015, or this decision shall become null and void. Background On December 18, 2013, the applicant submitted a site plan amendment application proposing a 2,400 square metre addition to an existing car dealership. Based on the changes to the existing building, a total of 238 parking spaces are required to be provided on-site for employees and customers, whereas the proposed site plan illustrates a total of 121 parking space for employees and customers and 100 spaces for vehicle display. Report P/CA 26/14 April 30, 2014 Page 2 16 The proposed expansion to the existing building will include a showroom, a car reception area, offices, service area and parts storage. To facilitate the expansion, the applicant is requesting a variance to reduce the total number of required parking spaces. On March 26, 2014, the Site Plan Advisory Committee reviewed the site plan amendment application and expressed no concerns with the requested variance. Official Plan & Zoning By-law The Official Plan designates the subject lands as"Mixed Use Areas— Mixed Corridors", within the Woodlands Neighbourhood. The property is also subject to the Kingston Road Corridor Urban Design Guidelines—Whites Road Corridor precinct. The subject property is currently zoned "SC-2"— Special Commercial within Zoning By-law 3036, as amended by By-law 1506/82, which permits vehicle sales.or rental establishments. City's Zoning by-law requires that parking for an automobile dealership be provided at the General Commercial rate of 5.5 spaces per 93 square metres (5.9 spaces per 100 square metres), requiring a total of 238 parking spaces Appropriateness of the Application Minimum Parking Variance • the intent of regulating the minimum number of required parking space is to ensure that parking demand can be accommodated on-site • the applicant has requested a relief to reduce the total number of required parking spaces for employees and customers from 238 spaces to 121 spaces • in support of this variance, the applicant has submitted a Parking Justification Report, prepared by Romanov Romanov Architects Incorporated, dated April 1, 2014 demonstrating that the proposed parking supply of 121 spaces will satisfy the needs of the facility • the consultant has indicated that based on their actual daily operations, their total parking needs consist of 26 visitor parking spaces, 50 staff parking spaces and 40 service customer parking spaces resulting in 116 required spaces • the consultant also provided information on minimum parking requirements for automobile dealerships from other GTA municipalities which use the following rates: Municipality Parking requirements for automobile dealerships City of Toronto 3.0 spaces per 100 square metres Town of Ajax 2.25 spaces per 100 square metres City of Oshawa 2.0 spaces per 100 square metres City of Mississauga 4.3 spaces per 100 square metres • Report P/CA 26/14 April 30, 2014 Page 3 17 • based on the proposed gross leasable floor area of 4,023 square metres and daily operations, the consultant has concluded that a rate of 3.0 spaces per 100 square metres, would be sufficient to accommodate parking for employees and customers, which is a total of 121 parking spaces. • staff are satisfied that the proposed 121 parking spaces are sufficient to accommodate the parking requirements for the proposed expansion • the requested variance is minor in nature and maintains the general intent and purpose of the Official Plan and Zoning By-law Date of report: April 24, 2014 Comments prepared by: ■ Isabelle Janton Niles Surti, MCIP, RPP Planner II —Site Planning Manager, Development Review & Urban Design IJ:Id J:1Docun enlslDevelopmentOD•3700 Commllee of Adjustment(PGA Appllcations)120141PCA 28-14 Pickering Toyota Emerald Group LlmifedRRepodrPCA 26-14.doc Enclosures • • 18 i 19 5 a° 'iko. N off.;. customer i�� �� . ° parking pilLn p,- >> ■11k,� S., "F,e,..,..: ` E vehicle w \''� rrr. ...% 8`�- ..� ` N ®P�,_� display area e�e�_ Ec ,tea a oeoir._• "r OD ■E .47:;:t a ;' Slil D ®■ROM o, 3.25pE ∎° • io /' nap; p 4"r. 17111. E irdifON vehicle p�.. °®d M)o I��.._ display area . of.F"t► _E.7r in` 42101741611::: ..1� rt , -..0 r d °Mr' ill ( i,. X 11111/11111111 . __, ■•�( ` 1,4„,p .�ze i employee r.. _. © 8 o„ `$ "1 ■ Parking (0140.1) ® Miami o , l'' � employee 6j.I N tet r ) parking sE r ► O i dpi o E‘9,4"‹¢ ` • ► '' -■� To permit a minimum of 121 4, '/ r o /� •(�1� if parking spaces required for �a�:0001aot.,a,*$• 1p ?TO employees and customers � ''`, X Milt 1�, © ®'0.0-..41.A-10,1 i '• Sty., :4.a:4,,, kVG i���i `'''' �' $5370 NA8 A AO\ f W: 31 1\ N Submitted Plan City°i FILE No:P/CA 26/14 1—P—" " -1 APPLICANT: Pickering Toyota gd(ORMNIO1 PROPERTY DESCRIPTION: 557 Kingston Road (Pt. Lot 30, B.F.C. Range 3 City Development Part 1, 2, 40R-9658) Department FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE:Apr.24,2014 C;fy Report to Committee of Adjustment Application Number: P/CA 27/14 to P/CA 31/14 2 0 Meeting Date: April 30, 2014 From: Nilesh Surti, MCIP, RPP Manager, Development Review& Urban Design Subject: Committee of Adjustment Applications P/CA 27/14 to P/CA 31/14 Lebovic Enterprises Limited 1424, 1426, 1428, 1430 & 1432 Sandhurst Crescent Applications P/CA 27/14 (1432 Sandhurst Crescent) The applicant requests relief from Zoning By-law 3036, as amended by By-law 7274/13, to permit a maximum lot coverage of 45 percent and a minimum side yard width of 1.2 metres and 0.6 metres; whereas the by-law permits a maximum lot coverage of 38 percent and a minimum side yard width of 1.2 metres each side. P/CA 28/14 (1430 Sandhurst Crescent) The applicant requests relief from Zoning By-law 3036, as amended by By-law 7274/13, to permit a maximum lot coverage of 45 percent and a minimum side yard width of 1.2 metres and 0.6 metres; whereas the by-law permits a maximum lot coverage of 38 percent and a minimum side yard width of 1.2 metres each side. P/CA 29/14 (1428 Sandhurst Crescent) The applicant requests relief from Zoning By-law 3036, as amended by By-law 7274/13, to permit a maximum lot coverage of 45 percent and to permit uncovered steps or platforms not exceeding 1.2 metres in height above grade to project a maximum of 2.5 metres into the required rear yard; whereas the by-law permits a maximum lot coverage of 38 percent and uncovered steps, or platforms not exceeding 1.0 metre in height above grade and not projecting more than 1.5 metres into any required front or rear yard. P/CA 30/14 (1426 Sandhurst Crescent) The applicant requests relief from Zoning By-law 3036, as amended by By-law 7274/13, to permit a maximum lot coverage of 45 percent and to permit uncovered steps or platforms not exceeding 1.2 metres in height above grade to project a maximum of 2.5 metres into the required rear yard; whereas the by-law permits a maximum lot coverage of 38 percent and uncovered steps, or platforms not exceeding 1.0 metre in height above grade and not projecting more than 1.5 metres into any required front or rear yard. Report P/CA 27/14 to P/CA 31/14 April 30, 2014 Page 2 21 P/CA 31/14 (1424 Sandhurst Crescent) The applicant requests relief from Zoning By-law 3036, as amended by By-law 7274/13, to permit a maximum lot coverage of 45 percent, whereas the by-law permits a maximum lot coverage of 38 percent. The applicant requests approval of five minor variance applications in order to obtain building permits to facilitate the development of five residential lots for detached dwellings. Recommendation PICA 27/14 (1432 Sandhurst Crescent) The City Development Department considers a maximum lot coverage of 45 percent and minimum side yard width of 1.2 metres and 0.6 metres, to be minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, and therefore recommends Approval of the proposed variances, subject to the following conditions: 1. That the requested variances apply only to the proposed detached dwelling as generally sited and outlined on the applicant's submitted plan. 2. That the applicant obtain a building permit for the proposed detached dwelling, by April 29, 2016, or this decision shall become null and void. P/CA 28/14 (1430 Sandhurst Crescent) The City Development Department considers a maximum lot coverage of 45 percent • and minimum side yard width of 1.2 metres and 0.6 metres, to be minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, and therefore recommends Approval of the proposed variances, subject to the following conditions: 1. That the requested variances apply only to the proposed detached dwelling as generally sited and outlined on the applicant's submitted plan. 2. That the applicant obtain a building permit for the proposed detached dwelling, by April 29, 2016, or this decision shall become null and void. Report P/CA 27/14 to P/CA 31/14 April 30, 2014 22 Page 3 P/CA 29/14 (1428 Sandhurst Crescent) The City Development Department considers a maximum lot coverage of 45 percent and uncovered steps or platforms not exceeding 1.2 metres in height above grade to project a maximum of 2.5 metres into the required rear yard to be minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, and therefore recommends Approval of the proposed variances, subject to the following conditions: 1. That the requested variances apply only to the proposed detached dwelling as generally sited and outlined on the applicant's submitted plan. 2. That the applicant obtain a building permit for the proposed detached dwelling, by April 29, 2016, or this decision shall become null and void. P/CA 30/14 (1426 Sandhurst Crescent) The City Development Department considers a maximum lot coverage of 45 percent and uncovered steps or platforms not exceeding 1.2 metres in height above grade to project a maximum of 2.5 metres into the required rear yard to be minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, and therefore recommends Approval of the proposed variances, subject to the following conditions: 1. That the requested variances apply only to the proposed detached dwelling as generally sited and outlined on the applicant's submitted plan. 2. That the applicant obtain a building permit for the proposed detached dwelling, by April 29, 2016, or this decision shall become null and void. P/CA 31/14 (1424 Sandhurst Crescent) The City Development Department considers a maximum lot coverage of 45 percent to be minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, and therefore recommends Approval of the proposed variance, subject to the following conditions: 1. That the requested variance apply only to the proposed detached dwelling as generally sited and outlined on the applicant's submitted plan. 2. That the applicant obtain a building permit for the proposed detached dwelling, by April 29, 2016, or this decision shall become null and void. Report P/CA 27/14 to P/CA 31/14 April 30, 2014 Page 4 23 • Background: A Zoning By-law Amendment was approved by Council on April 22, 2013 to permit the development of eight lots for detached dwellings having frontage on Sandhurst Crescent, and three lots for detached dwellings and two lots for four semi-detached dwellings having frontage on Nordane Drive. The lots fronting Sandhurst Crescent were created through land division application numbers LD 034/13 to LD 041/13, which were approved by the Durham Region Land Division Committee on May 22, 2013. On August 14, 2013, the Committee of Adjustment approved three minor variance applications, for the three lots to the east of the subject properties fronting Sandhurst Crescent, to permit the encroachment of covered porches and steps into the required front yard and to increase the maximum lot coverage to 45 percent. • Comment: Official Plan and Zoning By-law The Pickering Official Plan designates the subject properties as "Urban Residential Area — Low Density Areas"within the Highbush Neighbourhood. The subject properties are presently zoned "S3" and "S4"within Zoning By-law 3036, as amended by by-law 7274/13. Appropriateness of the Applications Increase in Lot Coverage • the zoning by-law permits a maximum lot coverage of 38 percent • the intent of the maximum lot coverage is to maintain an appropriate amount of outdoor amenity area uncovered by buildings on a lot to regulate the scale and size of the buildings • the increase in lot coverage to 45 percent will not change the character of these properties or the area • staff are of the opinion that the requested variances to permit an increase in lot coverage would not have any adverse impacts on the abutting property owners or the existing lotting pattern, style and siting of dwellings • the requested variance is minor in nature and maintains the intent of the zoning by-law • • Report P/CA 27/14 to P/CA 31/14 April 30, 2014 Page 5 24 Reduction in Side Yard Width • the intent of a minimum side yard width is to provide an appropriate separation distance between structures on abutting properties in order to maintain pedestrian access, and to accommodate grading, drainage and residential services, such as air conditioning units and utility meters • the proposed 1.2 metre and 0.6 metre side yard width applies only to the two proposed westerly lots, the zoning for the proposed easterly lot currently permits a minimum side yard width of 1.2 metres and 0.6 metres • the proposed 1.2 metre and 0.6 metre side yard width is an appropriate separation distance for the two proposed westerly lots as it will maintain a 1.8 metre separation between dwellings • the proposed dwellings will be compatible with the character of existing development • the requested variance is minor in nature, desirable for the appropriate development of the land and maintains the intent of the zoning by-law Increased Projection of Uncovered Steps and Platforms • 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: April 24, 2014 Comments prepared by: i/\ 414 .Melissa Markham, MCIP, RPP Ni -sh urti, MCIP, RPP Principal Planner, Development Review Manag-r, Development Review & Urban Design MM:Id J1Doc ,enlstDevelopment1D-37001201PPCA 27-14 to PCA 31-14 VtepoetPCA 27-14 to PCA 31-14.doco Enclosures • 25 w Z w . GD > m ENEMIN m,� SCENT ,�Amor.all • sPitiP 1111111V. a...A*— — 0 k RO �►,�� MELDRON�= NCO ``RE57 ,r �,,'''_ _=z°. �ii�ia�u�, _m__N_IIIII� SANDHURST 'I illogoou _... ;e,,�,,, cR .-1,, �i�ii►�►� ES PINE GROVE 4 11111111111 P 1 /NE GROVE p CRESCENT ROPERTIES=0 Ammar ` imm iMM Ems PARK -o=:; We w= . � off„ - ��_ PY ] LI.1 PINE GROVE AVENUE Z M,,U'HIP= iiiiii,i �_' MOSSBROOK gel iiiR ANQUIL C' D—= 1 -r—�� �� _ mow— == o > p -Elm-=` SQUARE mi..N. mi. NM tfill11 16%1Lj m''. .-' mu o mat] i ma w �1liiiiiii Nam 1110 MI _ , w WESTCREEK z= == ismi =I Ns _ ALLEYVIE I v= >-■w PROHILL ST. = m WESTCREEK PARK w ___ ��_ _,-MN PUBLIC SCHOOL _ =� -- _Y BUTTERNUT C'T ] NM MOM U_ -- -■j O�`�� 1 11 11 w o !L++:::::�' 1111111•11 IMIIIIIIIMINE�. ----- ■■ii■I __ �w � — o� Location Map Cily FILE No:P/CA 27/14 to P/CA 31/14 `'_ �• '' ''' APPLICANT:Cedaroak Development Corp. giNKI N11\C PROPERTY DESCRIPTION:1424, 1426, 1428, 1430 & 1432 Sandhurst Cr. City Development (Blocks 20-24, 40M-1892, Parts -Ito 7, 40R-28022) DATE: Apr. 14,2014 Department Dote Sources I O 3 eNPA a L neup pn I La A ll a n R» rod. N o a n n N Sa vea at aulva. SCALE 1:5,000 PN-1 I SANDHURST CRESCENT i.,,, .. - - . ..\r \ S.)— \ 6 \ 12 5ttj t2 \ 14.5m 620` ; \\ \\\ .,, , \ � .� / �\ \� \\\' ...\\:.,. -\\.\��� ,\\� \ � i 1.2m 1432 1430 --1428 PROPOSED PROPOSED 1426 1424 DWELLING DWELLING PROPOSED PROPOSED PROPOSED DWELLING DWELLING DWELLING 0.6m 2m 0.6m - 1.2m 1.2m r 1.2m 1.2m 0.6m —12m f i . . • DECK I LE DECK • I N , a • P/CA 27/14 PICA 28/14 PICA 29/14 PICA 30/14 PICA 31/14 To ermit a maximum To permit a maximum To permit a maximum lot To permit a maximum lot To permit a maximum P coverage of 45 percent coverage of 45 percent lot coverage Of 45 lot coverage of 45 lot coverage of 45 To permit uncovered steps or To permit uncovered steps or g percent percent platform not exceeding 1,2 platform not exceeding 1.2 percent To permit a minimum To permit a minimum metres in height above grade metres in height above grade side and width of 1.2 side yard width of 1.2 to project a maximum of 2.5 to project a maximum of 2.5 y metres and 0.6 metres metres into the required rear metres into the required rear metres and 0.6 metres yard yard N �� Submitted Plan Chi 1,1_ c_ FILE No: P/CA 27/14 to P/CA 31/14 1.71 " APPLICANT: Cedaroak Development Corp. _ _ c �«Develo men PROPERTY DESCRIPTION:1424, 1426,1428,1430&1432 Sandhurst Crescent City Development Department (Blocks 20-24,40M-1892,Parts Ito 7,40R-28022) DATE: Apr.15,2014 •