HomeMy WebLinkAbout13 September 24, 2014Committee of Adjustment
Agenda
Meeting Number: 13
Date: Wednesday, September 24, 2014
(I)
(II)
(Ill)
Committee of Adjustment
Agenda
Wednesday, September 24, 2014
7:00pm
Main Committee Room
Page Number
Adoption of Agenda
Adoption of Minutes from September 3, 2014 1-10
Reports
1. Tabled at the July 23, 2014 meeting 11-18
PICA 68114 to PICA 71114
Nuteck Homes Ltd.
1825 1827 Appleview Road
2. Deferred at the September 3, 2014 meeting 19-26
PICA 75114
C. Sewell
663 Front Road
3. PICA 82114 27-31
S. Jamieson & K. Nakamura
1779 Silverthorn Square
4. PICA 83114 32-37
M. & E. Kim
729 Breezy Drive
5. PICA 84114 38-44
C. McMannis
1315 Wharf Street
6. PICA 85114 45-50
P. & C. Carvalho
1004 Albacore Manor
7. PICA 86114 51-54
D. Kelly & S. Head
578 Creekview Circle
Accessible •--For information related to accessibility requirements please contact:
Lesley Dunne PICKE~G T. 905.420.4660, extension 2024
TTY 905.420.1739
Email ldunne@pickering.ca
Committee of Adjustment
Agenda
8.
9.
PICA 87114
Marshall Land Corp. Ltd.
Nordane Drive
PICA 88114
J. & C. Johnston
979 Mountcastle Crescent
(IV) Adjournment
September 24, 2014
Page 2 of 2
Page Number
55-60
61-65
Accessible •--For information related to accessibility requirements please contact:
PICKE~G Lesley Dunne
T. 905.420.4660, extension 2024
TTY 905.420.1739
Email ldunne@pickering.ca
Pending Adoption
Present:
Tom Copeland
David Johnson -Chair
Eric Newton
Also Present:
Ashley Yearwood, Planner II
Lesley Dunne, Assistant Secretary-Treasurer
Absent:
Bill Utton
Shirley Van Steen -Vice-Chair
(I) Adoption of Agenda
Moved by Eric Newton
Seconded by Tom Copeland
Committee of Adjustment
Meeting Minutes
Wednesday, September 3, 2014 01
7:03pm
Main Committee Room
That the agenda for the Wednesday, September 3, 2014 meeting be adopted.
(II) Adoption of Minutes
Moved by Eric Newton
Seconded by Tom Copeland
Carried Unanimously
That the minutes of the 11th meeting of the Committee of Adjustment held
Wednesday, August 13, 2014 be adopted.
Carried Unanimously
Page 1 of 10
Committee of Adjustment
0 2 Meeting Minutes
(Ill) Reports
1. PICA 75/14
C. Sewell
663 Front Road
Wednesday, September 3, 2014
7:03pm
Main Committee Room
The applicant requests relief from the following provisions of Zoning By-law 2511,
as amended:
• to recognize a partially constructed accessory building (shed) greater than
1.8 metres in height setback a minimum of 0.4 of a metre from the rear lot
line; whereas the by-law requires accessory structures greater than 1.8 metres
in height to be setback a minimum of 1.0 metre from all lot lines
• to permit a maximum lot coverage for all accessory buildings of 6 percent of
the total lot area; whereas the by-law permits a maximum lot coverage of
5 percent of the total lot area for all accessory buildings and,
• to permit a maximum lot coverage of 34 percent for all buildings and
structures; whereas the by-law permits a maximum lot coverage of 33 percent
for all buildings and structures
The applicant requests approval of these variances in order to obtain a building
permit to construct an accessory building (shed) in the rear yard.
The Planner II outlined the staff recommendation from the City Development
Department recommending the application be deferred. Written comments were
received from the City's Engineering & Public Works Department expressing no
concerns.
Written comments were also received from Krista Yates of 602 Ann land Street
expressing concerns with the accessory building (shed) is too close to the
property line and the impact on resale and development of her property.
Chris Sewell, owner, was present to represent the application. No further
representation was present in favour of or in objection to the application.
Chris Sewell indicated he will be submitting emails of support and provide
pictures of structures in the surrounding neighbourhood at the next Committee
meeting. Chris Sewell also noted he has no problem working with City staff to
address concerns.
Page 2 of 10
Moved by Tom Copeland
Seconded by Eric Newton
Committee of Adjustment
Meeting Minutes
Wednesday, September 3, 2014 0 3
7:03pm
Main Committee Room
That application PICA 75/14 by C. Sewell, be Deferred until the next meeting to
allow the owner to work with City staff to ensure there is adequate space
available for maintenance, the eaves/overhangs does not encroach on adjacent
properties, that the roof drainage stays on the subject property, and there is no
negative impact on abutting properties.
2. PICA 76/14
B. Muere
275 Butternut Court
Carried Unanimously
The applicant requests relief from Zoning By-law 3036, as amended by
By-law 4229/93:
• to permit an existing platform (deck) to have a revised south yard setback of
0.6 metres, whereas the by-law permits a minimum south yard setback of
4.0 metres; and
• to permit an existing accessory structure (shed) in the south yard; whereas
the by-law 9oes not permit any freestanding accessory structures in any
yards
The applicant requests approval of these variances in order to obtain zoning
compliance for an existing partially covered platform (deck) and for an existing
accessory structure (shed) within the south yard.
The Planner II outlined the staff recommendation from the City Development
Department recommending refusal for the existing accessory structure (shed)
and approval for the existing platform (deck) subject to conditions.
Edgardo Muere, owner, was present to represent the application. No further
representation was present in favour of or in objection to the application.
Page 3 of 10
04
Moved by Tom Copeland
Seconded by Eric Newton
Committee of Adjustment
Meeting Minutes
Wednesday, September 3, 2014
7:03pm
Main Committee Room
That application PICA 76114 by B. Muere, be Refused on the grounds that the
existing accessory structure (shed) in the south yard is a major variance that is
not desirable for the appropriate development of the land, and not in keeping with
the general intent and purpose of the Zoning By-law.
and that application PICA 76114 by B. Muere, be Approved on the grounds that
the existing platform (deck) to have a south yard setback of 0.6 metres 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 condition:
1. That the variance apply only to the existing platform (deck), as generally sited
and outlined on the applicant's revised plans dated August 27, 2014.
3. PICA 77114
A. & D. North
886 Antonio Street
Carried Unanimously
The applicant requests relief from Zoning By-law 2511, to permit a minimum
north side yard width of 0. 7 of a metre to an unenclosed covered carport,
whereas the by-law requires a minimum side yard width of 1.5 metres.
The applicant requests approval of this variance in order to obtain a building
permit to construct an unenclosed covered carport.
The Planner II outlined the staff recommendation from the City Development
Department recommending approval subject to conditions. Written comments
were also received from the City's Engineering & Public Works Department
expressing no concerns.
Debra North, owner, was present to represent the application. No further
representation was present in favour of or in objection to the application.
Page 4 of 10
Moved by Eric Newton
Seconded by Tom Copeland
Committee of Adjustment
Meeting Minutes
Wednesday, September 3, 201405
7:03pm
Main Committee Room
That application PICA 77114 by A. & D. North, be Approved on the grounds that
the reduction in north side yard width to 0.7 of a metre to an unenclosed covered
carport 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 this variance applies only to the unenclosed covered carport, as
generally sited and outlined on the applicant's submitted plans.
2. That the applicant obtain a building permit for the proposed construction by
September 2, 2016, or this decision shall become null and void.
4. PICA 78114
S. Torok (K. David)
1829 Appleview Road
Carried Unanimously
The applicant requests relief from Zoning By-law 3036, as amended by By-law
2423187, to permit a revised minimum south side yard width of 1.2 metres and to
recognize an existing north side yard width of 2.4 metres, whereas the by-law
requires minimum side yard widths of 1.8 metres and 3.0 metres, respectively.
The applicant requests approval of these variances in order to construct a
two-storey addition within the south side yard.
The Planner II outlined the staff recommendation from the City Development
Department recommending approval subject to conditions. Written comments
were received from the City's Engineering & Public Works Department indicating
the revised siting of the proposed addition will provide for adequate grading and
drainage. Written comments were also received from Nuteck Homes Ltd.
expressing no objections to the applicant's revised proposal.
Kendell David, owner, and Sean Doust, agent, were present to represent the
application. No further representation was present in favour of or in objection to
the application.
In response to a question, Sean Doust explained the revised plans include two
windows on the south side as recommended by City staff. He also submitted a
letter of support from Nuteck Homes Ltd.
Page 5 of 10
CG
Moved by Tom Copeland
Seconded by Eric Newton
Committee of Adjustment
Meeting Minutes
Wednesday, September 3, 2014
7:03pm
Main Committee Room
That application PICA 78114 by S. Torok (K. David), be Approved on the
grounds that the revised minimum south side yard width of 1.2 metres and a north
side yard width of 2.4 metres are 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, subject to the following
conditions:
1. That these variances apply only to the proposed two-storey addition, as
amended and as generally sited and outlined on the applicant's submitted
plans.
2. That the applicant obtain a building permit for the proposed construction by
September 2, 2016, or this decision shall become null and void.
Carried Unanimously
5. PICA 79114
A. & J. McDermott
1592 Deerhurst Court
The applicant requests relief from Zoning By-law 3036, as amended by
By-law 4502194, to permit an uncovered platform (deck) and steps not exceeding
2. 75 metres in height above grade to project a maximum of 1.2 metres into the
required rear yard; whereas the by-law permits uncovered steps or platforms not
exceeding 1.0 metre in height above grade to project a maximum of 1.5 metres
into the required rear yard.
The applicant requests approval of this minor variance application in order to
obtain a building permit to construct an uncovered deck and steps within the
required rear yard.
The Planner II outlined the staff recommendation from the City Development
Department recommending approval subject to conditions. Written comments
were also received from the City's Engineering & Public Works Department
expressing no concerns.
Alan & Jessica McDermott, owners, were present to represent the application.
No further representation was present in favour of or in objection to the
application.
Page 6 of 10
Moved by Eric Newton
Seconded by Tom Copeland
Committee of Adjustment
Meeting Minutes 0 7
Wednesday, September 3, 2014
7:03pm
Main Committee Room
That application PICA 79114 by A. & J. McDermott, be Approved on the grounds
that an uncovered platform (deck) and steps not exceeding 2.75 metres in height
above grade to project a maximum of 1.2 metres into the required rear yard 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 this variance applies only to the proposed uncovered platform (deck)
and steps as generally sited and outlined on the applicant's submitted plans.
2. That the applicant obtain a building permit for the proposed construction by
September 2, 2016, or this decision shall become null and void.
6. PICA 80114
C. Duggan
722 Front Road
Carried Unanimously
The applicant requests relief from the following provisions of Zoning By-law 2511,
as amended:
• to permit a minimum front yard depth of 6.2 metres; whereas the by-law
permits a minimum front yard depth of 7.5 metres
• to permit a covered porch to project a maximum of 2.0 metres into the
required front yard; whereas the by-law permits uncovered steps or platform
not exceeding 1.0 metre in height above grade to project 1.5 metres into the
required front yard
• to permit a minimum side yard width of 1.2 metres where a garage is erected
as part of a detached dwelling; whereas the by-law permits a minimum side
yard width of 1.5 metres where a garage is erected as part of a detached
dwelling
• to permit a maximum lot coverage of 38 percent; whereas the by-law permits
a maximum lot coverage of 33 percent
The applicant requests approval of these variances in order to obtain a building
permit to construct a two storey detached dwelling on the lot.
Page 7 of 10
08
Committee of Adjustment
Meeting Minutes
Wednesday, September 3, 2014
7:03pm
Main Committee Room
The Planner II outlined the staff recommendation from the City Development
Department recommending approval subject to conditions. Written comments
were received from the City's Engineering & Public Works Department
expressing no concerns.
Written comments were also received from the City's Building Services indicating
the owner will need to demonstrate compliance with the Ontario Building Code
spatial separation requirements through calculations and drawing submission at
the time of the building permit application.
Chris Duggan, owner, was present to represent the application. Cameron
McKinnon of 720 Front Road was present in favour of the application.
Moved by Eric Newton
Seconded by Tom Copeland
That application PICA 80114 by C. Duggan, be Approved on the grounds that
the minimum front yard depth of 6.2 metres, a covered porch projecting a
maximum of 2.0 metres into the required front yard, a minimum side yard width of
1.2 metres where a garage is erected as part of a detached dwelling and a
maximum lot coverage of 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 these variances apply only to the proposed detached 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
September 2, 2016 or this decision shall become null and void.
7. PICA 81114
J. & J. Lianza
566 Laurier Crescent
Carried Unanimously
The applicant requests relief from the following provisions of Zoning By-law 3036,
as amended by By-law 1289181:
• to permit a partially covered platform (deck) to project a maximum of 2.9 metres
into the required rear yard and 0.5 of a metre into the required south side
yard; whereas the by-law permits uncovered steps or platforms not exceeding
1.0 metre in height above grade to project a maximum of 1.5 metres into the
required rear yard and not more than 0.6 of a metre in any required side yard
Page 8 of 10
Committee of Adjustment
Meeting Minutes
Wednesday, September 3, 2014 0 9
7:03pm
Main Committee Room
• to permit a maximum lot coverage of 39 percent; whereas the by-law requires
a maximum lot coverage of 38 percent
The applicant requests approval of these variances in order to obtain a building
permit for a partially covered platform (deck) within the rear and interior side yard
and to recognize an existing uncovered deck in the rear yard.
The Planner II outlined the staff recommendation from the City Development
Department recommending approval subject to conditions. Written comments
were also received from the City's Engineering & Public Works Department
expressing no concerns.
Robert Reid, 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, Robert Reid explained that the
roof will be slanted with no loving space above and the deck will not be enclosed.
Moved by Tom Copeland
Seconded by Eric Newton
That application PICA 81/14 by J. & J. Lianza, be Approved on the grounds that
the maximum projection of 2.9 metres into the required rear yard and 0.5 of a
metre into the required south side yard for a partially covered platform (deck) and
a maximum lot coverage of 39 percent are 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, subject to the
following conditions:
1. That these variances apply only to the partially covered platform (deck) as
generally sited and outlined on the applicant's submitted plans.
2. That the applicant obtain a building permit for the proposed construction by
September 2, 2016 or this decision shall become. null and void.
Carried Unanimously
Page 9 of 10
iO
(IV)
Date
Chair
Adjournment
Moved by Eric Newton
Seconded by Tom Copeland
Committee of Adjustment
Meeting Minutes
Wednesday, September 3, 2014
7:03pm
Main Committee Room
That the 12th meeting of the 2014 Committee of Adjustment be adjourned at
7:41 pm and the next meeting of the Committee of Adjustment be held on
Wednesday, September 24, 2014.
Carried Unanimously
Assistant Secretary-Treasurer
Page 10 of 10
From:
Subject:
Applications
Nilesh Surti, MCIP, RPP
Report to
Committee of Adjustment ll
Application Numbers: PICA 68114 to PICA 71114
Meeting Date: September 24, 2014
(Tabled at the July 23, 2014 meeting)
Manager, Development Review & Urban Design
Committee of Adjustment Applications PICA 68114 to PICA 71114
(Revised)
Nuteck Homes Ltd.
1825 and 1827 Appleview Road
PICA 68114 (Proposed Retained Lot-Appleview Road)
The applicant requests relief from Zoning By-law 3036, as amended, to permit a minimum
lot frontage of 15.2 metres and a minimum side yard width 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 and a minimum side yard width of 1.8 metres where a garage is
erected as part of a detached dwelling.
PICA 69114 (Proposed Severed Lot -Appleview Road)
The applicant requests relief from Zoning By-law 3036, as amended, to permit a minimum
lot frontage of 15.2 metres and a minimum side yard width 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 and a minimum side yard width of 1.8 metres where a garage is
erected as part of a detached dwelling.
PICA 70114 (Proposed Severed Lot-Heaths ide Crescent) -Revised
The applicant requests relief from Zoning By-law 3036, as amended, to permit a minimum
lot frontage of 14.3 metres and a minimum side yard width 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 and a minimum side yard width of 1.8 metres where a garage is
erected as part of a detached dwelling.
PICA 71114 (Proposed Severed Lot-Heathside Crescent)-Revised
The applicant requests relief from Zoning By-law 3036, as amended, to permit a minimum
lot frontage of 14.4 metres and a minimum side yard width 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 and a minimum side yard width ·Of 1.8 metres where a garage is
erected as part of a detached dwelling.
The applicant requests approval of these four minor variance applications, to create
three additional lots (two fronting onto Appleview Road and two fronting onto Heathside
Crescent) through the Region of Durham Land Division Committee, in order to permit a
detached dwelling on the retained parcel and on each of the proposed severed parcels.
12
Report PICA 68114 to PICA 71114 September 24, 2014
Page 2
Recommendation PICA 68114 (Proposed Retained Parcel-Appleview Road)
The City Development Department considers the minimum lot frontage of 15.2 metres
and a minimum side yard width of 1.5 metres, where a garage is erected as part of a
detached dwelling on the proposed retained parcel 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 these variances apply only to the proposed lot configuration for the proposed
retained parcel, as generally sited and outlined on the applicant's submitted plans.
2. That the applicant obtains final clearance for a future land severance to create the
proposed retained parcel by December 18, 2015, or this decision shall become null
and void.
3. That the applicant obtain a building permit for the proposed construction on the
proposed retained parcel by September 23, 2016, or this decision affecting the
reduced side yard widths shall become null and void.
Recommendation PICA 69114 (Proposed Severed Parcel-Appleview Road)
The City Development Department considers the minimum lot frontage of 15.2 metres
and a minimum side yard width of 1.5 metres where a garage is erected as part of a
detached dwelling for the proposed severed parcel 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 these variances apply only to the proposed lot configuration for the proposed
severed parcel, as generally sited and outlined on the applicant's submitted plans.
2. That the applicant obtains final clearance for a future land severance to create the
proposed severed parcel by December 18, 2015, or this decision shall become null
and void.
3. That the applicant obtain a building permit for the proposed construction on the
proposed severed parcel by September 23, 2016, or this decision affecting the
reduced side yard widths shall become null and void.
Report PICA 68114 to PICA 71114 September 24, 2014 13
Page 3
Recommendation PICA 70114 (Proposed Severed Parcel-Heathside Crescent)
The City Development Department considers the revised minimum lot frontage of
14.3 metres and a minimum side yard width of 1.5 metres where a garage is erected as
part of a detached dwelling for the proposed severed parcel 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 these variances apply only to the proposed lot configuration for the proposed
severed parcel, as generally sited and outlined on the applicant's submitted plans.
2. That the applicant obtains final clearance for a future land severance to create the
proposed severed parcel by December 18, 2015, or this decision shall become null
and void.
3. That the applicant obtains a building permit for the proposed construction on the
proposed severed parcel by September 23, 2016, or this decision affecting the
reduced side yard widths shall become null and void.
Recommendation PICA 71114 (Proposed Severed Parcel-Heathside Crescent)
The City Development Department considers the revised minimum lot frontage of
14.4 metres and a minimum side yard width of 1.5 metres where a garage is erected as
part of a detached dwelling for the proposed severed parcel 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 these variances apply only to the proposed lot configuration for the proposed
severed parcel, as generally sited and outlined on the applicant's submitted plans.
2. That the applicant obtains final clearance for a future land severance to create the
proposed severed parcel by December 18, 2015, or this decision shall become null
and void.
3. That the applicant obtains a building permit for the proposed construction on the
proposed severed parcel by September 23, 2016, or this decision affecting the
reduced side yard widths shall become null and void.
Background
On July 23, 2014, the Committee of Adjustment tabled the Minor Variance applications
at the request of the City Development Department to allow the Owner to work with City
staff to address various technical concerns with respect to grading and drainage,
driveway locations, and the relocation of an existing community mailbox and streetlight,
and to allow Committee Members to visit the site.
14
Report PICA 68/14 to PICA 71/14 September 24, 2014
Page4
Following the meeting, the Owner submitted a revised plan to the City for staff's review,
which provided the following information:
• preliminary grading and drainage details
• revised lot frontages and driveway entrances along Heathside Crescent
• location of existing trees and proposed trees to be removed, and
• adjust the north-south property line between the two proposed lots fronting
Appleview Road and the proposed westerly lot fronting Heathside Crescent by
approximately 2.3 metres to the west, in order to preserve additional trees
At the meeting area residents identified additional concerns relating to safety, snow
storage and insufficient on-street parking created by the proposed development.
Based on staff's review of the revised plan, Engineering & Public Works staff has
advised that the preliminary grading and drainage information supporting the proposed
development will be contained on the subject lands and will not adversely impact
adjacent properties. The revised driveway entrances along Heathside Crescent will not
negatively impact safety, snow storage and on-street parking. Based on the
configuration of the driveway entrances, future residents will be able to spot oncoming
traffic from both directions when a vehicle reverses out from a driveway. Sufficient
parking and snow storage can also be accommodated within the proposed property
boundaries based on the siting of the proposed dwellings.
If these applications are approved by the Committee of Adjustment, the applicant will be
required to provide additional information, including, but not limited to a detailed grading
and drainage plan for review and approval by the City's Engineering & Public Works
Department to support future Land Division Applications, which is administered by the
Region of Durham Land Division Committee. The plan will also need to incorporate
details illustrating the relocation of existing street furniture, such as the existing
streetlight and community mailbox in front of the subject property fronting onto
Appleview Road to the satisfaction of the City of Pickering.
The applicant will also be required to submit a Tree Inventory and Protection/Removal
Plan in conjunction with the future Land Division applications. This plan will have to be
prepared by a qualified Arborist or Environmental Consultant. The applicant will be
required to provide a tree compensation plan or a financial contribution to the City for
the loss of existing tree canopy.
Report PICA 68114 to PICA 71114
Comment
Official Plan and Zoning By-law
September 24, 2014
Page 5
The Pickering Official Plan designates the subject property as "Urban Residential -Low
Density Areas. The proposed lots fronting onto Appleview Road are situated within the
Dunbarton Neighbourhood, whereas the proposed lots fronting onto Heathside Crescent
are situated within the Liverpool Neighbourhood.
The proposed lots fronting onto Appleview Road are also subject to the Dunbarton
Neighbourhood Development Guidelines. The Guidelines provide direction on
neighbourhood development at a more detailed level than the Pickering Official Plan,
including recommendations on lot sizes, lot areas, dwelling types and building setbacks.
The Guidelines require new lots along existing roads to have a minimum lot frontage of
15.0 metres, a minimum lot depth of approximately 40.0 metres and a minimum side
yard width of 1.5 metres. The proposed lots will generally conform to the Dunbarton
Neighbourhood Development Guidelines.
The subject property is currently zoned as "R3"-Third Density Residential Zone within
Zoning By-law 3036, as amended. This zone category permits a detached dwelling with
a minimum lot frontage of 18.0 metres, a minimum lot area of 550 square metres and a
minimum side yard width of 1.8 metres. Previous variances have been approved along
Appleview Road to permit reduced lot frontages of 15.2 metres and reduced side yard
widths of 1.5 metres.
Appropriateness of the Requested Variances
Reduced Lot Frontage and Side Yard Width Variances
• the intent of the minimum lot frontage requirement is to ensure a usable lot size
that is compatible with the neighbourhood
• 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
• existing lot pattern surrounding the subject property along Appleview Road
consist of minimum lot frontages of 15.0 metres
• existing lot pattern north and east of the subject property along Heathside
Crescent consist of minimum lot frontages of 13.5 metres and minimum side yard
widths of 1 .2 metres
• the proposed two lots along Appleview Road will have a minimum lot frontage of
15.2 metres, which is in keeping with the existing lot along Appleview Road
• the two pie-shaped lots proposed along Heathside will have minimum lot
frontages of 14.3 and 14.4 metres, which is also in keeping with the existing lot
frontages along Heathside Crescent
• the proposed lots are appropriately sized and will allow for the construction of
four detached dwellings that are compatible and in keeping with the character of
the established neighbourhood
15
16
Report PICA 68114 to PICA 71114 September 24, 2014
Page 6
• the requested variance to reduce the minimum side yard with form 1.8 metres to
1.5 metres for all four lots will provide appropriate separation distances between
structures on abutting properties, maintain pedestrian access, and accommodate
grading, drainage and residential services
• the requested variances are minor in nature and maintains the intent and
purpose of the Official Plan, the Dunbarton Neighbourhood Development
Guidelines and the Zoning By-law
Input From Other Sources
Engineering & Public • satisfied with the revised plan identifying preliminary
Works Department grading and drainage, and location of driveway entrances
Canada Post
• all technical matters such as, but not limited to: grading
and drainage details, existing streetlight and community
mailbox relocations and tree compensation strategies will
be addressed through subsequent Land Division
Applications through the Region of Durham Land Division
Committee
• future residents along Heathside Crescent will be able to
spot oncoming traffic from both directions when a vehicle
reverses out from a driveway
• sufficient off-site parking could be provided within the
driveways of the proposed residential lots
• snow storage can be contained within the proposed
property boundaries
• the existing community mailbox in front of the subject
property, fronting Heathside Crescent will have to be
relocated beside the existing community mailbox located
in front of 1599 Heathside Crescent
• community mailboxes must be situated at least 3.0 metres
away from an existing driveway
Date of report: September 19, 2014
ey earwood, MCIP, RPP
Planner II
AY:NS:Id
1lesh urti, MCIP, RPP
Manager, Development Review & Urban Design
J:\Documenls\Development\D-3700\2014\PCA 68-141o PCA 71-14\Report\PCA 68-14to PCA 71-14.doc
Enclosures
I
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Location Map
FILE No: PICA 68114 To PICA 71114
APPLICANT: Nuteck Homes Ltd.
17
Me PROPERTY DESCRIPTION: 1827 Appleview Road (RCP Lot 18, Plan 1051)
City Development
Department Data Sourcea: ~-Teranet Enterprleea tnc. ancl lte auppllera. AU rlghta Reserved. Not a plan of survey. ~ 2013 MPAC and Ita auppllera. All ricihta Reaerv•d. Not a plan of Survey.
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I DATE: Sept. 9, 2014 r-oo
From:
Subject:
Application
Nilesh Surti, MCIP, RPP
Report to
Committee of Adjustment 19
Application Number: PICA 75/14
Meeting Date: September 24, 2014
(Deferred at the September 2, 2014 Meeting)
Manager, Development Review & Urban Design
Committee of Adjustment Application PICA 75/14
C. Sewell
663 Front Street
The applicant requests relief from the following provisions of Zoning By-law 2511, as
amended:
• to permit a maximum lot coverage for all accessory buildings of 6 percent of the
total lot area; whereas the by-law permits a maximum lot coverage of 5 percent
of the total lot area for all accessory buildings, and
• to permit a maximum lot coverage of 34 percent for all buildings and structures;
whereas the by-law permits a maximum lot coverage of 33 percent for all
buildings and structures
The applicant requests approval of these variances in order to obtain a building permit
to recognize an accessory building (shed) to remain in the rear yard.
Recommendation
The City Development Department considers the existing accessory structure (shed) in
the rear yard to be a major variance that is not desirable for the appropriate
development of the land and therefore recommends Refusal of the proposed variances.
Background
At the September 3, 2014, Committee of Adjustment meeting the Committee deferred
the application to allow the Owner to work with City staff to ensure there is adequate
space available for maintenance, the eaves/overhang does not encroach on the
adjacent property, and that there is no negative impact on abutting properties.
On September 9, 2014, the Owner met with City staff to discuss the merits of the
application and whether the partially constructed accessory structure (shed) can be
relocated. The applicant agreed to revise the application and submitted a revised plan
relocating the shed 1.0 metre away from the rear lot line, thereby complying with the
minimum setback requirement. The Owner has also stated that he is proposing to
install an eaves trough along the shed to ensure drainage remains on the subject
property.
20
Report PICA 75/14 September 24, 2014
Page 2
To facilitate the development, the minor variance application has been revised to delete
the requested variance to reduce the minimum setback to the rear lot line for an
accessory building.
Comment
Official Plan and Zoning By-law
Pickering Official Plan -"Urban Residential -Low Density Areas" within the Bay Ridges
Neighbourhood
Zoning By-law 2511 -"R4"-Single Detached Dwelling Residential Zone
Appropriateness of the Application
Increase in Lot Coverage
• the intent of the maximum lot coverage provision is to ensure that the overall
size, scale and massing of a dwelling and other accessory structures are
appropriate for the lot size and to ensure an adequate amount of outdoor amenity
area remains uncovered by buildings on a lot
• the by-law permits a maximum lot coverage of 5 percent of the total lot area for
accessory structures, and 33 percent of the total lot area for all buildings and
structures on a lot
• a 22.6 square metre shed has been partially constructed within the rear yard of
the property, whereas the maximum size of an accessory structure permitted on
the property is approximately 18.6 square metres
• the applicant has indicated that the requested variances are required due to the
fact that the subject property is an undersized lot (as approved by the Committee
of Adjustment in 1983, to recognize a reduced lot frontage of 12.17 metres and
reduced lot area of 373.3 square metres)
• the revised application relocates the accessory structure to the required
1.0 metre setback to all lot lines, which has addressed staff's concerns related to
ensuring adequate space is available to accommodate grading and maintenance,
and that the eaves/overhang does not encroach on the adjacent property
• although the relocation of the accessory structure (shed) complies with the
minimum setback requirements, staff continue to have concerns that the overall
size, scale, and massing of the accessory structure is not appropriate and will
have a negative impact on abutting properties
• the existing accessory structure (shed) is 6.1 metres in length, which is
approximately half of the width of the property and 3.0 metres in height
(measured to the mid-point of the roof)
• this increase in massing along the east property line has potential adverse
impacts on the adjoining properties to the east with respect to views and
openness
Report PICA 75/14 September 24, 2014
Page 3
• the size and massing of the partially constructed shed results in an accessory
structure that becomes a significant structure on the property, which does not
meet the intent of the zoning by-law
• the partially constructed accessory structure results in an inappropriate scale of
development in relation to the built form that has been established in the
neighbourhood and is not in keeping with the character of the surrounding area
• the size of the accessory structure is too large for the size of the existing lot and
significantly reduces the amount of outdoor amenity area within the rear yard
• although the relocation of the accessory structure complies with the minimum
zoning by-law setback requirements, staff is of the opinion that the proposed
size, scale and massing of the partially constructed accessory structure is not
considered minor and not in keeping with the intent and purpose of the zoning
by-law and therefore the requested variances are major variances that are not
desirable for the appropriate development or use of the land
Residents Comments
K. Yates (602 Annland Street)
J. Maingot (665 Front Street)
K. & K. Avis (595 Annland Street)
• On August 28, 2014, a letter of concern
was received from the adjacent property
owner to the east, 602 Ann land Street,
identifying the concerns:
o the shed is too close to the property
line, has created a 'block wall' in the
backyard, and given the scale and
massing of the structure, may impeded
the future sale of her property
• On September 16, 2014, the resident was
advised of the revised proposal, relocating
the accessory structure 1.0 metre away
from the rear property line; and indicated
no further objections to the applicant's
revised proposal
• no objection to the applicant's proposal
• no objection to the applicant's proposal
21
22
Report PICA 75/14
Input From Other Sources
Engineering & Public Works
Department
Date of report: September 18, 2014
Comments prepared by:
Melissa Markham, MCIP, RPP
September 24, 2014
Page4
• the revised siting of the proposed shed will
provide for adequate grading and drainage
Principal Planner-Development Review
Nilesh urti, MCIP, RPP
Manager, Development Review &
Urban Design
MM:NS:Id
J:\Documents\Development\D-3700\2014\PCA 75-14\Report\PCA 75-14 Sept 24 2014_Refusal.doc
Enclosures
FRENCHMAN'S BAY
Me
City Development
Department
Location Map
FILE No: P/CA 75/14
APPLICANT: C. Sewell
HOLY
REDEEMER
SEPARATE
SCHOOL
OMMERCE
STREET
PARK
23
PROPERTY DESCRIPTION: 663 Front Road (Bik E Pt Lt 1, 2, 12, Plan 65
Part 1, 40R-8411 DATE: July 28, 2014
Dote Sources: Teronet Entl!rprises Inc. and its suppliers. All rights Reserved. Not a pion of survey.
2013 MPAC and its suppliers. All rights Reserved. Not o pion of Survey. SCALE 1 :5,000 PN-3
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City Development
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Submitted Plan
FILE No: P/CA 75/14
APPLICANT: C. Sewell
PROPERTY DESCRIPTION: 663 Front Road (Bik E Pt Lt 1, 2, 12, Plan 65,
Part 1 , 40R-8411)
DATE: Sept 9, 2014
SOUTH (FRONT) ELEVATION 25
E 0 C"i
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NORTH (REAR) ELEVATION
City Development
Department
-----3.7m
Submitted Plan
FILE No: P/CA 75/14
APPLICANT: C. Sewell
E Cl C')
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PROPERTY DESCRIPTION: 663 Front Road (Bik E Pt Lt 1, 2, 12, Plan 65,
Part 1, 40R-8411)
DATE: Sept. 9, 2014
2G
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Submitted Plan ~ ~ FILE No: P/CA 75/14
APPLICANT: C. Sewell
PROPERTY DESCRIPTION: 663 Front Road (Bik E Pt Lt 1, 2, 12, Plan 65,
City Development Part 1 , 40R-8411) Department
DATE: Sept 9, 2014
From:
Subject:
Application
Nilesh Surti, MCIP, RPP
Report to
Committee of Adjustment 2 7
Application Number: PICA 82114
Meeting Date: September 24, 2014
Manager, Development Review & Urban Design
Committee of Adjustment Application PICA 82114
S. Jamieson & K. Nakamura
1779 Sliverthorn Square
The applicant requests relief from the following provisions of Zoning By-law 3036, as
amended by By-law 1493182:
• to permit a canopy to project a maximum of 3.6 metres into the required rear yard;
whereas canopies are not permitted to encroach into the required rear yard, and
• to permit a maximum lot coverage of 40 percent for all buildings and structures;
whereas the by-law permits a maximum lot coverage of 38 percent for all
buildings and structures
The applicant requests approval of these variances in order to obtain a building permit
to construct an accessory building (shed) and a canopy in the rear yard.
Recommendation
The City Development Department considers the proposed canopy projecting a
maximum of 3.6 metres into the required rear yard and a maximum lot coverage of
40 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 variances, subject to the
following conditions:
1. That these variances apply only to the proposed accessory building (shed) and
canopy, as generally sited and outlined on the applicant's submitted plans.
2. That the applicant obtain a building permit for the proposed construction by
September 23, 2016, or this decision shall become null and void.
Comment
The Pickering Official Plan designates the subject property as "Urban Residential Low
Density Areas" within the Liverpool Neighbourhood.
The property is currently zoned "S3" -Single Detached Residential within Zoning
By-law 3036, as amended by By-law 1493182. The subject property is a corner lot,
where the Silverthorn Square is deemed to be the front yard and Dixie Road the
flankage yard.
28
Report PICA 82/14
Appropriateness of the Application
To Permit a Canopy (roof structure) to Project in the Rear Yard
September 24, 2014
Page 2
• the by-law requires a minimum rear yard depth of 7.5 metres and does not permit
canopies to project into the required rear yard
• the proposed canopy (roof structure) within the rear yard has a height of
approximately 3.0 metres and projects 3.6 metres into the required rear yard
• a sufficient rear yard setback (3.9 metres) is provided for maintenance, and
grading and drainage
• the proposed variance will have minimal impact on the privacy of abutting
property owners as there is a pedestrian sidewalk to the south and most of the
neighbouring properties have accessory structures in the rear yard
• the canopy is viewed as a desirable, provide for weather protection and will
maintain an adequate landscaped area within the rear yard
• the requested variance is minor in nature and maintains the intent of the zoning
by-law
Increase in Lot Coverage (Accessory Structure and Canopy)
• the intent of the maximum building lot coverage requirement is to maintain an
appropriate amount of yard space (amenity area) uncovered by buildings on a lot
and to regulate the scale and size of the building
• the increase lot coverage is requested to permit an accessory structure
(manufactured vinyl shed) and a roofed canopy attached to the existing dwelling
• the proposed location of the accessory structure, along the rear lot line, does not
appear to have a negative visual impact on the street as it will be screened by
mature trees and shrubs
• the increase in lot coverage to 40 percent will not change the character of the
subject property or the area
• the requested variance is minor in nature and maintains the intent of the zoning
by law
Date of report: September 19, 2014
Comments prepared by:
Lalita Paray, MCIP, RPP
Planner II
LP:NS:Id
J:\Documents\Development\0-3700\2014\PCA 82-14\Report\PCA 82-14.doc
Enclosures
Nilesh urti, CIP, RPP
Manager, Development Review & Urban Design
11----l------l g: 1----+----1
lf----+---1 (f) 1---+----1
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City Development
Department
Location Map
FILE No: P/CA 82/14
WILLIAM
DUNBAR
PUBLIC
SCHOOL
APPLICANT: S. Jamieson & K. Nakamura
VAUGHAN
WILLARD
PUBLIC
SCHOOL
29
PROPERTY DESCRIPTION: 1779 Silverthorn Square (Lot 20, 40M-1400)
DATE: Aug.25,2014
Data Sources: Teranet Enterprises Inc. and its suppliers. All riQhts Reserved. Not o plan of survey. 2013 t.APAC and its suppliers. All rights Reserved. Not a pion of Survey. SCALE 1 :5,000 PN-12
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City Development
Department
SILVERTHORN SQUARE
0. u. c. D .U. C.
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Submitted Plan
FILE No: P/CA 82/14
,sn 51 ..
/ 1----+-<-lf'"+----1 •·
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~
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SHED
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APPLICANT: S. Jamieson & K. Nakamura
PROPERTY DESCRIPTION: 1779 Silverthorn S
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Lot 20, 40M-1400
DATE: Sept. 9, 2014
To permit a
maximum lot
coverage of 40
percent
1m
ROOF STRUCTURE
(su'canoPf plan & Nv•ion1
U8m X 3.66m INTERLOCKING MTIO
Submitted Plan
FILE No: P/CA 82/14
3.66m XU&n INTERLOCKING Rt..OO
To permit a canopy
to project a
maximum of 3.6
metres into the
required rear yard
APPLICANT: S. Jamieson & K. Nakamura
City Development
Department
PROPERTY DESCRIPTION: 1779 Silverthorn S
31
..... i
Lot 20, 40M-1400
DATE: Sept. 9, 2014
32
From: Nilesh Surti, MCIP, RPP
Report to
Committee of Adjustment
Application Number: PICA 83114
Meeting Date: September 24, 2014
Manager, Development Review & Urban Design
Subject: Committee of Adjustment Application PICA 83114
M. & E. Kim
729 Breezy Drive
Application
The applicant requests relief from the following provisions of Zoning By-law 2520, as
amended:
• to permit a minimum east side yard width of 0.9 of a metre to a proposed second
storey addition; whereas the by-law requires minimum side yard width of
1.5 metres where a garage is erected as part of a detached dwelling, and
• to recognize an existing shed less than 10.0 square metres in area setback a
minimum of 0.4 of a metre from the east side lot line and 0.5 of a metre from the
rear lot line; whereas the by-law requires accessory structures less than
10.0 square metres in area to be setback a minimum of 0.6 of a metre from all lot
lines
The applicant requests approval of these variances in order to obtain a building permit
to construct a second storey addition above an existing garage and to recognize an
existing shed.
Recommendation
The City Development Department considers the minimum east side yard width of 0.9 of
a metre for a proposed second storey addition and recognizing an existing shed less
than 10.0 square metres in area setback a minimum of 0.4 of a metre from the east side
lot line and 0.5 of a metre from the rear lot line 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 these variances apply only to the proposed seco·nd storey addition and the
existing shed, as generally sited and outlined on the applicant's submitted plans.
2. That the applicant obtain a building permit for the proposed construction by
September 23, 2016 or this decision shall become null and void.
Report PICA 83/14
Comment
Official Plan and Zoning By-law .
September 24, 2014 3 3
Page 2
Pickering Official Plan -"Urban Residential Areas -Low Density Areas" within the West
Shore Neighbourhood
Zoning By-law 2520-"R4"-Single Detached Residential Zone
Appropriateness of the Application
Side Yard Width Variance
• the intent of a side yard width is to provide an appropriate separation between
structures on abutting properties in order to maintain a pedestrian access, and to
accommodate grading, drainage and residential services such as air conditioning
units and utility meters
• the proposed east side yard width of 0.9 of a metre to the proposed second
storey addition will provide an adequate buffer space between the dwelling and
the property line to accommodate pedestrian access, grading, drainage and
residential utility services
• the proposed variance to reduce the east side yard width from 1.5 metres to
0.9 of a metre to a second storey cantilevered addition will not negatively impact
the adjacent properties to the east
• the requested variance is minor in nature and maintains the intent and purpose of
the Official Plan and the Zoning By-law
Accessory Buildings Setback Variance
• the intent of the zoning by-law in requiring accessory structures to be located a
minimum of 0.6 of a metre from all lot lines is to ensure that adequate space is
available for maintenance; to ensure that the eaves/overhangs do not encroach
on the adjacent properties; to ensure roof drainage stays on the subject property,
and to minimize the visual impact that their location may have on adjacent
properties
• the existing setback of 0.4 of a metre from the east side and 0.5 of a metre from
the rear lot line does not appear to have any adverse impact on adjacent
properties
• the requested variance to recognize the existing shed is minor in nature and
maintains the intent and purpose of the Official Plan and the Zoning By-law
34
Report PICA 83/14
Input From Other Sources
Engineering & Public Works
Date of report: September 17, 2014
Comments prepared by:
Deepak Bhatt, MCIP, RPP
Planner II
DB:NS:Id
J:\Documents\Development\D-3700\2014\PCA 83-14\Report\PCA 83-14 Report. doc
Enclosures
September 24, 2014
Page 3
• no concerns
~ I NF
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City Development
Department
~h~
II I I
FRENCHMAN'S BAY
Location Map
FILE No: P/CA 83/14
APPLICANT: M. & E. Kim
PROPERTY DESCRIPTION: 729 Breezy Drive (Lot 645, Plan M18)
Date Sources:
Teronet Enter"pl'"ises Inc. and its suppliers. All rights Reserved. Not o plan of survey. 2013 MPAC and its suppliers. All r-ights Reserved. Not o plan of Survey.
DATE: Aug. 15,2014
SCALE 1 :5,000 PN-2
35
3G
To recognize an existing shed
less than 10.0 square metres
in area to be setback a
minimum of 0.4 of a metre
from the east side lot line and
0.5 of a metre from the rear lot
line
--l_
E v
ci ("t)
II
.___
EXISTING
DWELLING
I
/15.2m
BREEZY DRIVE
Submitted Plan
FILE No: P/CA 83/14
APPLICANT: M. & E. Kim
I
E v
ci ("t)
0.9m
To permit a minimum east side
yard width of 0.9 of a metre to
a proposed second storey
addition
PROPERTY DESCRIPTION: 729 Breezy Drive (Plan M18, Lot 645)
City Development
Department I DATE: Sept. 10, 2014
.... ...,.r-----EXISTING ________ ____. •• .,.---ADDITION
NEW ROOF TO
--MATCH EXISTING
....
Wl_liU • II l l I II I ll 1 U 11 llll I! U I II II lLJWJlY ~~II L lJ til IB: IS"JINGII ill~ E J II ll II II II l1 J U ~ Ullll ~ ~ Ul Jl
ill J lJ ~, ,u 11 ,;1 u._u u L 11 p 1,1 Jl 11 11111 y ~~ II ' !5 r~~~~ ~
"T fi
~ EXISTING ;::r:
~ = ;:c
~ ;:c
~ ~
'I ~ '-T-
10
:}1.1;:,1
SOUTH (FRONT) ELEVATION
Submitted Plan
FILE No: P/CA 83/14
APPLICANT: M. & E. Kim
I
PROPERTY DESCRIPTION: 729 Breez Plan M18, Lot 645
37
City Development
Department ~---------------------------------~------~----------~
DATE: Sept. 10, 2014
38
From:
Subject:
Application
Nilesh Surti, MCIP, RPP
Report to
Committee of Adjustment
Application Number: PICA 84114
Meeting Date: September 24, 2014
Manager, Development Review & Urban Design
Committee of Adjustment Application PICA 84114
C. McMannis
1315 Wharf Street
The applicant requests relief from the following provisions of Zoning By-law 2511, as
amended:
• to recognize the existing east side yard width of 1 .2 metres; whereas the by-law
requires a minimum side yard width of 1.5 metres, and
• to permit a minimum front yard depth of 4.5 metres to the proposed front porch;
whereas the by-law requires a minimum front yard depth of 7.5 metres
The applicant requests approval of these variances in order to obtain a building permit
to allow for the construction of an attached garage on the lower level and a front porch
addition to the existing dwelling.
Recommendation
The City Development Department considers the existing east side yard width of
1.2 metres, and the minimum front yard depth of 4.5 metres to a proposed front porch 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 these variances apply only to the proposed construction of an attached garage
on the lower level and a front porch addition to the existing 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
September 23, 2016, or this decision shall become null and void.
Official Plan and Zoning By-law
Pickering Official Plan designates the subject property as "Urban Residential Areas -
Low Density Areas" within the Bay Ridges Neighbourhood
The subject property is presently zoned "R4" -Single Detached Dwelling within Zoning
By-law 2511 , as amended.
Report PICA 84/14 September 24, 2014
Page 2
Appropriateness of the Application
Side Yard Width Variance
• 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
• the existing dwelling was constructed in 1984 with a side yard setback of
1.2 metre to the easterly lot line
• this variance is to recognize the existing legal non-complying setback
• the existing east side yard width provides for appropriate pedestrian access and
is of sufficient width to accommodate grading, drainage and residential services
• the requested variance is minor in nature and maintains the intent and purpose of
the Official Plan and the Zoning By-law
Front Yard Depth Variance
• the intent of a minimum front yard depth is to ensure that an adequate landscape
area, parking area, and separation distance is provided between the dwelling and
the property lot line
• the applicant is requesting to reduce the front yard depth in order to permit the
construction of an unenclosed front porch
• the reduced front yard depth to the front porch will still maintain an adequate
landscaped area and a parking area within the front yard
• the proposed front porch addition will enhance the architectural design of the
dwelling
• the reduced setback is generally in keeping with the established front yard
setbacks and streetscape along Wharf Street
• the request to reduce the front yard depth to the proposed front porch is minor in
nature and maintains the intent and purpose of the Official Plan and Zoning By-law
Input From Other Sources
Toronto and Region Conservation
Authority (TRCA)
• on December 13, 2013, TRCA approved a
permit to reconstruct the existing basement
walkout, repair the dwelling foundations, and
replace the existing deck
• no further objections to the requested
variances
• the Owner should contact TRCA staff to
confirm if a TRCA permit approval or
clearance is required for the proposed
construction
39
Report PICA 84/14
40
Date of report: September 18, 2014
Comments prepared by:
Lalita Paray, MCIP, RPP
Planner II
LP:NS:Id
J :\Documents\Development\D-3 700\2014\PCA 84-14\Report\PCA 84_14.doc
Enclosures
Nilesh Surti, MCIP, RPP
September 24, 2014
Page 3
Manager, Development Review & Urban Design
FRENCHMAN'S BAY
LAKE ONTARIO
Location Map
FILE No: P/CA 84/14
HOLY
REDEEMER
SEPARATE
SCHOOL
APPLICANT: C. MacMannis
41
City Development
Department
PROPERTY DESCRIPTION: 1315 Wharf Street (Lot 28, Plan 237)
Data Sources: Teranet Enterprises Inc. and its suppliers. All ri9hts Reserved. Not a plan of survey. 2013 MPAC and its suppliers. All dghts Reserved. Not a plan of Survey.
DATE: Sept. 7, 2014
SCALE 1:5,000 PN-3
42
To permit a
minimum front
yard depth of 4.5
metres
City Development
Department
WHARF STREET
'. 1 r ; 1. ~ I :I i
15.2m
·I ! ,·
I
EXISTING
2 STOREY
DWELLING
·-I
11.0m
E
f'-.'
(j)
I
i ~' , I
I
I
I:
I
I
EXISTING
BARN
E CD
co N
1.2m
To recognize the existing
easterly side yard width o
1.2 metres
Submitted Plan ~-------------------------------------------------------
FILE No: P/CA 84/14
APPLICANT: C. McMannis
PROPERTY DESCRIPTION: 1315 Wharf Street (Plan 237 Lot 28)
DATE: Sept. 9, 2014
City Development
Department
43
SIDE (EAST) ELEVATION
.I
SIDE (WEST) ELEVATION
Submitted Plan
FILE No: P/CA 84/14
APPLICANT: C. McMannis
PROPERTY DESCRIPTION: 1315 Wharf Street Plan 237 Lot 28
DATE: Sept. 9, 2014
44
City Development
Department
NORTH (FRONT) ELEVATION
SOUTH (REAR) ELEVATION
Submitted Plan
FILE No: P/CA 84/14
APPLICANT: C. McMannis
PROPERTY DESCRIPTION: 1315 Wharf Street Plan 237 Lot 28
DATE: Sept. 9, 2014
From:
Subject:
Application
Nilesh Surti, MCIP, RPP
Report to
Committee of Adjustment
Application Number: PICA 85114 4 5
Meeting Date: September 24, 2014
Manager, Development Review & Urban Design
Committee of Adjustment Application PICA 85114
P. & C. Carvalho
1 004 Albacore Manor
The applicant requests relief from the following provisions of Zoning By-law 2511, as
amended by By-law 1299181:
• to recognize an existing uncovered platform (deck) not exceeding 3.0 metres in
height above grade to project a maximum of 3.6 metres into the required rear
yard; whereas the by-law does not permit an uncovered platform to project into
the required rear yard, and
• to permit a minimum rear yard depth of 4.0 metres to a proposed second storey
addition (enclosed sunroom); whereas the by-law requires a minimum rear yard
depth of 7.5 metres
The applicant requests approval of these variances in order to obtain a building permit
to construct a second storey sunroom addition and to recognize an existing uncovered
deck in the rear yard.
Recommendation
The City Development Department considers an uncovered platform (deck) not
exceeding 3.0 metres in height above grade projecting a maximum of 3.6 metres into
the required rear yard and a minimum rear yard depth of 4.0 metres to a second storey
addition (enclosed sunroom) 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 these variances apply only to the existing deck and proposed second storey
addition (enclosed sunroom), as generally sited and outlined on the applicant's
submitted plans.
2. That the applicant obtain a building permit for the construction by September 23, 2016,
or this decision shall become null and void.
Report PICA 85/14 September 24, 2014
Page 2 46
Comment
Official Plan and Zoning By-law
The Pickering Official Plan designates the subject property as "Medium Density" within
the Bay Ridges Neighbourhood.
The subject property is currently zoned "SA"-Single Attached Residential Dwelling within
Zoning By-law 2511, as amended by By-law 1299/81
Appropriateness of the Application
Variances to increased Projection of Uncovered Platform and reduce Rear Yard Depth
to an Enclosed Sunroom
• the intent of these provisions are to ensure adequate amenity space is provided
within the rear yard, appropriate setbacks are provided to protect the privacy of
abutting property owners and allow appropriate access for maintenance, lot
grading and drainage
• the by-law requires a minimum rear yard depth of 7.5 metres and does not permit
uncovered decks to project into the required rear yard
• the existing platform (deck) in the rear yard is uncovered, has a height of
approximately 3.0 metres and projects 3.6 metres into the required rear yard
• the applicant is proposing to construct an enclosed sunroom addition on the east
side of the existing platform (deck) which will project a maximum of 4.0 metres
into the required rear yard
• the area of the existing deck is 22.8 square metres, the proposed sun room
addition will enclose approximately 15.6 square metres of the existing deck on
the east side and will leave approximately 7.2 square metres of the existing deck
on the west side uncovered and unenclosed
• a sufficient rear yard setback is provided for maintenance, lot grading and
drainage
• the existing platform (deck) and proposed enclosed sunroom addition maintains
an adequate outdoor private amenity area within the rear yard
• the proposed variances will have minimal impact on the privacy of abutting
property owners as there is a pedestrian walkway to the east (beside the
proposed enclosed sunroom), one property owner to the west (beside the
existing uncovered deck) and open space to the south of the property
• the requested variances are minor in nature, desirable for the appropriate
development of the land, and maintains the intent and purpose of the Official
Plan and the Zoning By-law
Report PICA 85/14
Date of report: September 18, 2014
Comments prepared by:
Lalita Paray, MCIP, RPP
Planner II
LP:NS:Id
J:\Documents\Oevelopment\D-3700\2014\PCA 85-14\PCA 85_14.doc
Enclosures
Nilesh urti, MCIP, RPP
September 24, 2014
Page 3
Manager, Development Review & Urban Design
47
48
0 <t 0 0:::
FRENCHMAN'S BAY
Ciu,"l L_ ~~
City Development
Department
ST. MARTIN'S
ANGLICAN
CHURCH
Location Map
FILE No: P/CA 85/14
APPLICANT: P. & C. Carvalho
PROPERTY DESCRIPTION: 1004 Albacore Manor (Part Blk 15, 40M-1281,
Part 19, 20 40R-7882) DATE: Sept. 3, 2014
eta Sources:
Teronet Enterprises Inc:. and lts suppliers. All ri9hts Reserved. Not c pion of survey. 2013 1\APAC and Its auppfiera. All rights Reserved. Not o pion of Surve • SCALE 1 :5,000 N-3
To recognize an
existing uncovered
platform (deck) not
exceeding 3.0
metres in height
above grade to
project a maximum
of 3.6 metres into
the required rear
yard
City Development
Department
ALBACORE MANOR
EXISTING
2 STOREY
DWELLING
-------ri ------
\ 117.5m
REAR PROPERTY UN
Submitted Plan
FILE No: P/CA 85/14
APPLICANT: P. & C. Carvalho
49
To permit a
minimum rear yard
depth of 4.0
metres to a
proposed second
storey addition
(enclosed
sun room)
PROPERTY DESCRIPTION: 1004 Albacore Manor (Part Blk 15, 40M-1281,
Part 19, 20 40R-7882) f----"------------'-------------------------,---------1
DATE: Sept. 10, 2014
50
City Development
Department
--·----
N
~ "= --
--·---
WEST (SIDE) ELEVATION
E (j)
N
-__ LJ_.
EAST (SIDE) ELEVATION
Submitted Plan
FILE No: P/CA 85/14
APPLICANT: P. & C. Carvalho
1-1
E
(j)
N
PROPERTY DESCRIPTION: 1004 Albacore Manor (Part Blk 15, 40M-1281,
Part 19, 20 40R-7882)
I DATE: Sept. 10, 2014
From:
Subject:
Application
Nilesh Surti, MCIP, RPP
Report to
Committee of Adjustment 51
Application Number: PICA 86114
Meeting Date: September 24, 2014
Manager, Development Review & Urban Design
Committee of Adjustment Application PICA 86114
D. Kelly & S. Head
578 Creekview Circle
The applicant requests relief from Zoning By-law 2511, as amended by By-laws 4354/73
and 4470/73, to permit an uncovered platform not exceeding 2.5 metres in height above
grade to encroach a maximum of 0.5 of a metre into the required minimum rear yard
and to permit uncovered stairs to encroach an additional1.0 metre into the required
minimum rear yard; whereas the by-law does not permit uncovered steps or platforms to
encroach into the required rear yard.
The applicant requests approval of this variance in order to obtain a building permit to
construct an uncovered deck and stairs within the required rear yard.
Recommendation
The City Development Department considers the uncovered platform not exceeding
2.5 metres in height above grade to encroach a maximum of 0.5 of a metre into the
required minimum rear yard and to permit uncovered stairs to encroach an additional
1.0 metre into the required minimum 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 variance, subject to the following conditions:
1. That this variance applies only to the proposed uncovered platform and stairs as
generally sited and outlined on the applicant's submitted plans.
2. That the applicant obtain a building permit for the proposed construction by
September 23, 2016 or this decision shall become null and void.
Comment
Official Plan and Zoning By-law
Pickering Official Plan -"Urban Residential Areas-Low Density Areas" within the West
Shore Neighbourhood
Zoning By-law 2511, as amended by By-laws 4354173 and 4470173-"S"-Single
Detached Residential Zone
Report PICA 86/14
Appropriateness of the Application
September 24, 2014
Page 2
Increased Projection of Uncovered Platform and Stairs
• the intent of this provision is to provide the opportunity for any stairs and/or a
landing platform to encroach into the required rear yard when needed, to ensure
an adequate setback is provided to protect the privacy of abutting property
owners, and to ensure an adequate outdoor and amenity area is provided within
the rear yard
• the by-law does not permit uncovered steps or platforms to encroach into the
required rear yard
• the applicant is proposing to replace and enlarge an existing deck
• the proposed deck will have a height of 2.5 metres above grade and will
encroach 0.5 of a metre into the required minimum rear yard, and the stairs will
encroach an additional1.0 metres into the required rear yard
• the proposed variance appears to have minimal impact on the useable amenity
space as there is currently a deck in this location, which is being replaced by the
proposed larger deck and stairs
• the requested variance is minor in nature and maintains the intent and purpose of
the Official Plan and the Zoning By-law
Input From Other Sources
Engineering & Public Works
Date of report: September 17, 2014
Comments prepared by:
~7
Deepak Bhatt, MCIP, RPP
Planner II
DB:NS:Id
J:\Documents\Development\0~3700\2014\PCA 86-14\Report\PCA 86-14 Report.doc
Enclosures
• no concerns
Nilesh Surti, M IP, RPP
Manager, Development Review & Urban Design
53
PETTICOAT
~ERVA T/ON AREA
City Development
Department
Location Map
FILE No: P/CA 86/14 1-----_:_-----'----:-'-----=--=---:-::--.,-------------------------
APPLICANT: D. Kelly & S. Head f-----------=-------------------------
PROPERTY DESCRIPTION: 578 Creekview Circle (Lot 22, Plan M1 017) ~
Data Sources:
Teronet Enter-prises Inc. and its suppliers. All rights Re,ser-ved. Not a plan of survey 2013 MPAC and its suppliers. All rights Reserved. Not a plan of Survey.
DATE: Sept. 3, 2014
SCALE 1 :5,000 PN-2
54
City Development
Department
CREEKVIEW CIRCLE
15.2m
EXISTING 2
STOREY 6RICK
DWELLING
PROPOSED
E
""" c:i
(")
~ Q,ECK ~~ c
(") -~s •ll~r-=¥~m~+-------T
-""" ."-\f--
E
0
r-...:
C"'":i I . ll!--~-~1~
L PROPoSED ~"""--
OPEN bECK :.:1 g~~
AREA! ~.I ~
15.2m
Submitted Plan
FILE No: P/CA 86/14
APPLICANT: D. Kelly & S. Head
I"-
To permit an uncovered
platform not exceeding 2.5
metres in height above grade
to encroach a maximum of 0.5
of a metre into the required
minimum rear yard and to
permit uncovered stairs to
encroach an additional 1.0
metre into the required
minimum rear yard
PROPERTY DESCRIPTION: 578 Creekview Circle (Plan M1 017 Lot 22}
I DATE: Sept. 10, 2014
From:
Subject:
Application
Nilesh Surti, MCIP, RPP
Report to
Committee of Adjustment
Application Number: PICA 87114
Meeting Date: September 24, 2014
Manager, Development Review & Urban Design
Committee of Adjustment Application PICA 87114
Marshall Land Corp. Ltd.
Nordane Drive (Pt. Lot 24, Plan 329, Part 3 40R-27800)
The applicant requests relief from Zoning By-law 3036, as amended by By-law 7274113,
to permit a maximum lot coverage of 45 percent and a minimum east side yard width of
0.6 of a metre; whereas the by-law permits a maximum lot coverage of 38 percent and a
minimum side yard width of 1.2 metres each side.
The applicant requests approval of this minor variance application in order to obtain a
building permit to construct a two-storey detached dwelling.
Recommendation
The City Development Department considers a maximum lot coverage of 45 percent
and a minimum east side yard width of 0.6 of a metre 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
September 23, 2016, or this decision shall become null and void.
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 Sand hurst
Crescent, and three lots for detached dwellings and two lots for four semi-detached
dwellings having frontage on Nordane Drive. The lots fronting Sand hurst Crescent were
approved by the Durham Region Land Division Committee on May 22, 2013 (LD 034113
to LD 041113). The subject property was also approved by the Durham Region Land
Division Committee on January 13, 2014 (LD 008114).
55
56
Report PICA 87/14 September 24, 2014
Page 2
Comment:
Official Plan and Zoning By-law
The Pickering Official Plan designates the subject property as "Urban Residential Area
-Low Density Areas" within the Highbush Neighbourhood.
The subject property is presently zoned "S3" within Zoning By-law 3036, as amended by
By-law 7274/13.
Appropriateness of the Application
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 the
property or the area
• staff are of the opinion that the requested variance 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 dwelling
• the requested variance is minor in nature and maintains the intent of the zoning
by-law
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 0.6 of a metre side yard width applies only to the proposed easterly
side yard
• the lot is irregular in shape , and it has been interpreted to have 3 side yards, the
side yard to the north and south of the proposed dwelling are 1.2 and 1.6 metres
in width, respectively
• the reduced easterly side yard width provides for appropriate separation distance
from the future lot to the east
• the proposed dwelling will be compatible with the character of the 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
Report PICA 87/14
Date of report: September 17, 2014
Comments prepared by:
lfi(. rtl{?rJk~
Melissa Markham, MCIP, RPP
Principal Planner, Development Review
MM:Id
J :\Documents'Development\0-3700\2014\PCA 87-14\Report\PCA 87 -14.docx
Enclosures
September 24, 2014
Page 3
1les Surti, MCIP, RPP
Manager, Development Review &
Urban Design
57
58
~--r-,..,...,.....,......,.sT_,.R_,.E,ET-,.-,.-, f-r---
i3 r-------1--------l w 1-+-1-+++-+-+-t-+-t---t-1 ~ r---0> t----+----l w PRO HILL ST.
!lt ~ ~ 1 lf.--l....W....L.....l-L.....l-L.....l-L.....J....J 0 r---llr-r-..,...,......~S,:...:.TRFEF-ETT--r-r"\ 1----1---------l
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rRFC:.r'FN. WFC:.T I ANF
Location Map
I I FILE No: P/CA 87/14
APPLICANT: Marshall Land Corp. Ltd.
1-------+----l~~
t----+---1 ::::l r--WESTCREEK
1-----.'-----l ~ ~ PUBLIC SCHOOL
t------+----1 (§ ~~\1 7/;
r--~ STREET /
[[
-
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~e;
PROPERTY DESCRIPTION: Part of Lot 24, Plan 329, Part 3 40R-27800
City Development
Department eta Sourcea: ifi-Teranet Enterprises Inc. and Its suppliers. All rights Reserved. Not a plan of survey. ~ 2013 MPAC and Ita auppllena. All ricihta Reserved. Not a plan of Survey.
DATE: Sept. 3, 2014
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DATE: Aug.20,2014 _,..;)
From:
Subject:
Application
Nilesh Surti, MCIP, RPP
Report to 61
Committee of Adjustment
Application Number: PICA 88114
Meeting Date: September 24, 2014
Manager, Development Review & Urban Design
Committee of Adjustment Application PICA 88114
J. & C. Johnston
979 Mountcastle Crescent
The applicant requests relief from Zoning By-law 3036, as amended by By-law 1998185,
to permit an uncovered platform (deck) not exceeding 2.5 metres in height above grade
to project a maximum of 2.2 metres into the required rear yard, whereas the by-law
permits uncovered steps or platforms not exceeding 1.0 metre in height above grade to
project a maximum of 1.5 metres into the required rear yard.
The applicant requests approval of this variance in order to obtain a building permit to
construct an uncovered platform (deck) within the required rear yard.
Recommendation
The City Development Department considers an uncovered platform (deck) not
exceeding 2.5 metres in height above grade to project a maximum of 2.2 metres into the
required rear yard to be minor in nature, desirable for the appropriate development of
the land, and is 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 uncovered platform (deck) as generally sited and
outlined on the applicant's submitted plans.
2. That the applicant obtain a building permit for the proposed construction by
September 23, 2016 or this decision shall become null and void.
Comment
Official Plan and Zoning By-law
Pickering Official Plan -"Urban Residential Areas -Low Density Areas" within the
Liverpool Neighbourhood
Zoning By-law 3036, as amended by By-law 1998185 -"S4" -Single Detached
Residential Zone
Report PICA 88/14
Appropriateness of the Application
Increased Projection of Uncovered Platforms and Stairs
September 24, 2014
Page 2
• the intent of this provision is to provide the opportunity for any stairs and/or a
landing platform to encroach into the required rear yard when needed; to ensure
an adequate setback is provided to protect the privacy of abutting property
owners, and to ensure an adequate outdoor and amenity area is provided within
the rear yard
• the by-law permits uncovered stairs or platforms not exceeding 1.0 metre in
height above grade to project not more than 1.5 metres into the required rear
yard
• the applicant is proposing to replace and enlarge an existing deck
• the proposed deck will have a height of approximately 2.5 metres above grade
and will project not more than 2.2 metres into the required rear yard
• the proposed variance appears to have minimal impact on the useable amenity
space as there is currently a deck in this location, which is being replaced by the
proposed larger deck
• the requested variance is minor in nature and maintains the intent and purpose of
the Official Plan and the Zoning By-law
Input From Other Sources
Engineering & Public Works
Date of report: September 17, 2014
Comments prepared by:
\v
Deepak Bhatt, MCIP, RPP
Planner II
DB:NS:Id
• no concerns
Nilesh urti, MCIP, RPP
Manager, Development Review & Urban Design
J:\Documents\Development\D-3700 Committee of Adjustment (PCA Applications)\2014\PCA 88-14 John & Caryn Johnston\Report\PCA 86-14 Report.doc
Enclosures
-------------------------------------------------
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Location Map
FILE No: P/CA 88/14
APPLICANT: J. & C. Johnston
WILLIAM
DUNBAR
PUBLIC
SCHOOL
63
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City Development
Department
PROPERTY DESCRIPTION: 979 Mountcastle Cres (Lot 16, 40M-1415)
Dote Sour-ces: Teranet Enterprises Inc. end its suppliers. All rights Reserved. Not a pion of survey. 2013 MPAC and its suppliers. All l'"i hts Reserved. Not o pion of Survey.
DATE: Sept. 3, 2014
SCALE 1 :5,000 PN-10
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To permit an
uncovered deck
not exceeding 2.5
metres in height
above grade to
project a maximum
of 2.2 metres into
the required rear
yard
Submitted Plan
FILE No: P/CA 88/14
APPLICANT: J. & C. Johnston
----'n~-~
EXISTING'.
. SHED
PROPERTY DESCRIPTION: 979 Mountcastle Crescent Lot 16 40M-1415
DATE: Sept. 9, 2014
65
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City Development
Department
SOUTHWEST (REAR) ELEVATION
Submitted Plan
FILE No: P/CA 88/14
APPLICANT: J. & C. Johnston
PROPERTY DESCRIPTION:979 Mountcastle Crescent Lot 16 40M-1415
DATE: Sept. 9, 2014