HomeMy WebLinkAboutJune 1, 2016Committee of Adjustment
Agenda
Meeting Number: 7
Date: Wednesday, June 1, 2016
Cu.q "~
(I) Adoption of Agenda
(II) Adoption of Minutes from May 11, 2016
(Ill) Reports
1. PICA 29116 & PICA 30116
C. Gallo & J. Ciancio
14 73 Rougemount Drive
2. PICA 32116 & PICA 33116
E. Ovide Holdings (Altona) Inc.
296 & 298 Shadow Place
3. PICA 34116
1868988 Ontario Inc.
1234 Kingston Road
(IV) Adjournment
Committee of Adjustment
Agenda
Wednesday, June 1, 2016
7:00pm
Main Committee Room
Page Number
1-8
9-17
18-21
22-26
Accessible •--For information related to accessibility requirements please contact:
PICKE~G Lesley Dunne
T. 905.420.4660, extension 2024
Email ldunne@pickering.ca
Pending Adoption
Present
Tom Copeland-Vice-Chair
David Johnson -Chair
Eric Newton
Denise Rundle
Sean Wiley
Also Present
Melissa Markham, Secretary-Treasurer
Absent
Lesley Dunne, Assistant Secretary-Treasurer
(I) Adoption of Agenda
Moved by Eric Newton
Seconded by Tom Copeland
Committee of Adjustment
Meeting Minutes
Wednesday, May 11, 2016
7:00pm
Council Chambers
That the agenda for the Wednesd~y, May 11, 2016 meeting be adopted.
(II) Adoption of Minutes
Moved by Tom Copeland
Seconded by Sean Wiley
Carried Unanimously
That the minutes of the 5th meeting of the Committee of Adjustment held
Wednesday, April 20, 2016 be adopted.
Carried
Page 1 of 8
1
2
(Ill)
1.
Reports
PICA 23/16
A. & S. Gray
714 Simpson Avenue
Committee of Adjustment
Meeting Minutes
Wednesday, May 11, 2016
7:00pm
Council Chambers
The applicant requests relief from Zoning By-law 2511, as amended by By-law
4139/92:
• to permit a minimum front yard depth of 2.6 metres; whereas the by-law
requires a minimum front yard depth of 5.0 metres
• to permit a covered porch to project a maximum of 1.6 metres into the
required front 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 front yard
• to permit uncovered steps and a covered platform to project a maximum of
1.5 metres into the required rear yard; whereas the by-law does not permit
uncovered steps and/or platforms to project into the required rear yard
• to permit a maximum building height of 9.5 metres; whereas the by-law
permits a maximum building height of 7.5 metres
The applicant requests approval of these variances in order to obtain a building
permit to construct a two-storey detached dwelling.
The Secretary-Treasurer 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 received from the Toronto and Region Conservation
Authority (TRCA) indicating that the property is within a TRCA Regulated Area of
the Frenchman's Bay Watershed and any development and/or site alteration on
the property is subject to the criteria of O.Reg. 166/06 and requires TRCA permit
approval. TRCA stated no objections to the replacement of the existing dwelling,
and recommended a 10.0 metre and 6.0 metre setback for all new dwellings and
ancillary structures from the natural features to the rear.
Samantha Bateman, agent, was present to represent the application. No further
representation was present in favour of or in objection to the application.
Page 2 of 8
Moved by Sean Wiley
Seconded by Eric Newton
Committee of Adjustment
Meeting Minutes
Wednesday, May 11, 2016
7:00pm
Council Chambers
That application PICA 23116 by A. & S. Gray, be Approved on the grounds that
the minimum front yard depth of 2.6 metres, a covered porch to project a
maximum of 1.6 metres into the required front yard, uncovered steps and a
covered platform to project a maximum of 1.5 metres into the required rear yard,
and a maximum building height of 9.5 metres, 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 two-storey 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
May 11, 2018, or this decision shall become null and void.
2. PICA 24116
R. & M. Blair
1971 Glendale Drive
Carried Unanimously
The applicant requests relief from Zoning By-law 3036, as amended to permit an
accessory building with a maximum height of 4.1 metres, whereas the by-law
states that no accessory building shall exceed a height of 3.5 metres in any
residential zone.
The applicant requests approval of this minor variance application in order to
obtain a building permit to construct an accessory building (detached garage) in
the rear yard.
The Secretary-Treasurer 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 expressing no habitable space is permitted within accessory
buildings.
Rick Blair, owner, was present to represent the application. No further
representation was present in favour of or in objection to the application.
Page 3 of 8
3
4 Committee of Adjustment
Meeting Minutes
Wednesday, May 11, 2016
7:00pm
Council Chambers
In response to questions from Committee Members, Rick Blair stated the intended
use for the accessory building is to park a large van which requires 9 foot doors,
and the additional room within the garage is for a workshop.
Moved by Eric Newton
Seconded by Tom Copeland
That application PICA 24116 by R. & M. Blair, be Approved on the grounds that
the accessory building with a maximum height of 4.1 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 conditions:
1. That this variance apply only to the proposed accessory building (detached
garage), as generally sited and outlined on the applicant's submitted plans.
2. That the applicant obtain a building permit for the proposed construction by
May 11, 2017, or this decision shall become null and void.
Carried Unanimously
3. PICA 25116
M. Mandarello
1789 Spruce Hill Road
The applicant requests relief from Zoning By-law 3036, as amended, to permit a
minimum south side yard width of 1.2 metres; whereas the by-law requires a
minimum side yard width of 1.5 metres.
The applicant requests approval of this minor variance application in order to
obtain a building permit to construct a two-storey detached dwelling.
The Secretary-Treasurer 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 received from the owners of 1781 Spruce Hill Road,
Rebecca & Francois Chahine, in objection to the application. Rebecca & Francois
Chahine stated that they were opposed to the variance as the new dwelling
would decrease the value of their property, the new dwelling would be too close
to the property line and the view from the bedroom window will be changed to
looking at a brick wall.
Page 4 of 8
------------------------------
Committee of Adjustment
Meeting Minutes
Wednesday, May 11, 2016
7:00pm
Council Chambers
Michael Mandarello, owner, and Cesare Gallo, agent, were present to represent
the application. Rebecca & Francois Chahine of 1781 Spruce Hill Road were
present in objection to the application.
Michael Mandarello stated that he was seeking this variance in order to allow the
future severance of the property. He stated that there is an easement along the
north lot line for access to a land locked parcel to the rear of the property. He
stated that the reduction in side yard setback to 1.2 metres is in keeping with the
character of the neighbourhood. He also stated that he is trying to work with the
landowner to have the easement removed. Cesare Gallo, agent, spoke regarding
the existing easement.
Francois Chahine is opposed to the application and is concerned that the
proposed dwelling will be too close to their home. He stated that he is not in
support of the proposed setback. He also discussed the existing easement,
which provides access to his rear yard.
A Committee Member asked staff about the existing setback of 1781 Spruce Hill
Road from the north lot line. Staff stated that the side yard setback requireo in
the by-law is 1.5 metres, as there have been no variances it is believed that the
current setback is 1.5 metres.
A Committee Member stated that the only issue being dealt with by the
Committee is the reduction in the side yard setback and the easement along the
north lot line is not b~ing dealt with through the Committee of Adjustment.
Moved by Tom Copeland
Seconded by Eric Newton
That application PICA 25/16 by M. Mandarello, be Approved on the grounds that
the proposed minimum south side yard width of 1.2 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 conditions:
1. That this variance apply only to the proposed two-storey detached dwelling,
as generally sited and outlined on the applicant's submitted plans.
Page 5 of 8
5
6 Committee of Adjustment
Meeting Minutes
Wednesday, May 11, 2016
7:00pm
Council Chambers
2. That the applicant obtain a building permit for the proposed construction by
May 11, 2017, or this decision shall become null and void.
Vote
Tom Copeland
David Johnson
Eric Newton
Denise Rundle
Sean Wiley
in favour
in favour
in favour
opposed
opposed
4. PICA 26116 to PICA 28116
Marshall Homes (Copperfield) Limited
1840, 1842 & 1845 Nordane Drive
PICA 26116 (1840 Nordane Drive)
Carried
The applicant requests relief from Zoning By-law 3036, as amended, to permit a
maximum lot coverage of 49 percent; whereas the by-law permits a maximum lot
coverage of 40 percent.
PICA 27116 (1842 Nordane Drive)
The applicant requests relief from Zoning By-law 3036, as amended, to permit a
maximum lot coverage of 46 percent; whereas the by-law permits a maximum lot
coverage of 40 percent.
PICA 28/16 (1845 Nordane Drive)
The applicant requests relief from Zoning By-law 3036, as amended, to permit a
maximum lot coverage of 40 percent; whereas the by-law permits a maximum lot
coverage of 38 percent.
The applicant requests approval of these variances in order to obtain building
permits to construct two semi-detached dwellings and one detached dwelling.
The Secretary-Treasurer 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.
Brian Moss, agent, was present to represent the application. Nn further
representation was present in favour of or in objection to the application.
Page 6 of 8
Moved by Denise Rundle
Seconded by Tom Copeland
Committee of Adjustment
Meeting Minutes
Wednesday, May 11, 2016
7:00pm
Council Chambers
That application PICA 26116 by Marshall Homes (Copperfield) Limited, be
Approved on the grounds that the maximum lot coverage of 49 percent, 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 apply only to the proposed semi-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
May 11, 2017, or this decision shall become null and void.
That application PICA 27116 by Marshall Homes (Copperfield) Limited; be
Approved on the grounds that the maximum lot coverage of 46 percent, 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 apply only to the proposed semi-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
May 11, 2017, or this decision shall become null and void.
That application PICA 28116 by Marshall Homes (Copperfield) Limited, be
Approved on the grounds that the maximum lot coverage of 40 percent, 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 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
May 11, 2017, or this decision shall become null and void.
Carried Unanimously
Page 7 of 8
7
8 Committee of Adjustment
Meeting Minutes
Wednesday, May 11, 2016
7:00pm
Council Chambers
(IV) Adjournment
Date
Chair
Moved by Eric Newton
Seconded by Sean Wiley
That the 6th meeting of the 2016 Committee of Adjustment be adjourned at
7:28 pm and the next meeting of the Committee of Adjustment be held on
Wednesday, June 1, 2016.
Carried Unanimously
Assistant Secretary-Treasurer
Page 8 of 8
From:
Subject:
Applications
Report to
Committee of Adjustment
Application Numbers: PICA 29116 & PICA 30116
Meeting Date: June 1, 2016
Melissa Markham, MCIP, RPP
Principal Planner-Development Review
Committee of Adjustment Applications PICA 29116 & PICA 30116
C. Gallo and J. Ciancio
14 73 Rougemount Drive
The applicant requests relief from Zoning By-law 3036, as amended by By-law 2912188:
• to permit a minimum lot frontage of 16.9 metres; whereas the by-law permits a
minimum lot frontage of 18.0 metres
• to permit a minimum side yard width of 1.5 metres where a garage is erected as
part of a detached dwelling; whereas the by-law permits a minimum side yard
width of 1.8 metres where a garage is erected as part of a detached dwelling
• to permit a maximum building height of 9.6 metres; whereas the By-law 2912188
permits a maximum building height of 9.0 metres
The applicant requests approval of these minor variance applications in order to create
one additional lot through the Region of Durham Land Division Committee and obtain a
building permit to construct a two-storey detached dwelling on the proposed severed
and retained parcels.
Recommendation (PICA 29/16 & PICA 30/16)
The City Development Department considers a minimum lot frontage of 16.9 metres, a
minimum side yard width of 1.5 metres where a garage is erected as part of a detached
dwelling, and a maximum building height of 9.6 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 these variances apply only to the proposed lot configuration, as generally
sited and outlined as Lot A & Lot B on the applicant's submitted plans.
2. That the applicant obtain final clearance for a future Land Division Application by
November 1, 2017, or this decision shall become null and void.
3. That the applicant obtain a building permit for the proposed construction by
June 1, 2018, or this decision affecting the proposed detached dwellings shall
become null and void.
9
10 Report PICA 29116 & PICA 30116 June1,2016
Page 2
Comment
Official Plan and Zoning By-law
Pickering Official Plan -"Urban Residential -Low Density Areas" within the
Rougemount Neighbourhood
Zoning By-law 3036, as amended by By-law 2912188-"R3"-Third Density Residential
Zone
Appropriateness of the Application
Reduced Lot Frontage Variances
• the intent of the minimum lot frontage requirement is to ensure a usable lot size
that is compatible with the surrounding neighbourhood
• the' Zoning By-law requires a minimum lot frontage of 18.0 metres
• the applicant is requesting a minimum lot frontage of 16.9 metres
• lot frontages in the area range from 15.0 metres to 38.0 metres
• the reduced lot frontage from 18.0 metres to 16.9 metres continues to provide a
usable lot size, due to the increased depth of these lots
• the proposed lot frontages would allow for the development of detached
dwellings with appropriate performance standards to ensure compatibility of any
future development with the neighbourhood character established along
Rougemount Drive
• the proposed lot frontages are generally consistent with the existing lotting
pattern established along Rougemount Drive
Reduced Side Yard Width Variances
• the intent of a minimum side yard width is to provide an appropriate separation
distance between structures on abutting properties in order to ensure
compatibility with the existing neighbourhood, provide appropriate pedestrian
access between dwellings, and to accommodate grading, drainage and
residential services such as air conditioning units and utility meters
• the Zoning By-law requires a minimum side yard width of 1.8 metres
• the owner has requested to reduce the minimum side yard width to 1.5 metres
• the proposed side yard width of 1.5 metres will ensure that the unique character
along Rougemount Drive is maintained and protected
• the proposed side yard width will provide an adequate separation between the
dwelling and the property line to accommodate pedestrian access, grading,
drainage and residential utility services
• the proposed side yard width will provide an appropriate setback and separation
from abutting properties with respect to privacy, views and openness
• the proposed side yard setbacks will maintain the character of the existing
residential community
Report PICA 29/16 & PICA 30/16 June 1, 2016
Page 3
Maximum Building Height Variances
• the intent of the maximum building height of 9.0 metres is to minimize the visual
impact of new buildings/development on the existing streetscape and ensure that
new development is compatible with the surrounding residential neighbourhood
• the applicant has requested a variance to increase the maximum height of the
proposed dwellings to 9.6 metres
• the existing height and built form along Rouge mount Drive varies from one-storey
to two-storey residential dwellings
• the requested increase in height will have minimal visual impact on the
streetscape as the applicant is proposing a 16.0 metre front yard setback to the
dwellings ·
• the proposed height of the dwelling will not alter the character of the
neighbourhood or have a negative impact on the existing streetscape
• the proposed dwellings are compatible with the surrounding residential
neighbourhood
Staff are of the opinion that the requested variances are minor in nature, desirable for
the appropriate development of the land and maintain the purpose and intent of the
Official Plan and Zoning By-law.
Date of report: May 25, 2016
Comments prepared by:
Lalita Paray, MCIP, RPP
Planner I
LP:MM:Id
/JvL tW{rikrr!L
Melissa Markham, MCIP, RPP
Principal Planner-Development Review
J:\Documents\Development\D-3700\2016\PCA 29-16 & PCA 30-16\Report\PCA 29 & 30-16.docx
Enclosures
1 1
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SEPARATE SCHOOL
City Development
Department
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Location Map
FILE No:P/CA 29/16 to PICA 30/16
APPLICANT: C. Gallo & J. Ciancio
PROPERTY DESCRIPTION: Part of Lot 31 and 32, Plan 228
(1473 Rougemount Drive)
ate Soun::-: D' Teran.t Ent.rprt-• Inc:. and Ita euppllera. All r1v:ht. ~-·~· Not c -~'-~" of •urvey. ij 2013 MPAC and Ita •ucDI\era. All ric hb Ra.erved, Not a plan af Surv•Y·
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DATE: May. 6, 2016
SCALE 1 :5000 PN-1 0
16.9m · ~
3
PICA 2916
to permit a minimum side
yard width of 1.5 metres
PICA 29116
to permit a maximum
building height of 9.6
metres
PICA 29116
to permit a minimum lot
frontage of 16.9 metres
ROUGEMOUNT DRIVE
Submitted Plan
FILE No: P/CA 29/16 &. PICA 30/16
APPLICANT: C. Gallo & J. Ciancio
E
-.:::1"
<0 ....... ....... PICA 30116
to permit a minimum side
yard width of 1.5 metres
1.5m
PICA 30116
to permit a maximum
building height of 9.6
metres
PICA 30116
to permit a minimum lot
frontage of 16.9 metres
PROPERTY DESCRIPTION: Part of Lot 31 and 32, Plan 228
City Development
Department (1473 Rougemount Drive)
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT. DATE: May 18, 2016
13
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CD
(j)
PICA 29/16
to permit a maximum
building height of 9.6
metres
City Development ·
Department
C:=J c::::::J
DODD
DODD
D DO
J:L..EVATION
g
Submitted Elevation 'Lot A'
FILE No: P/CA 29/16 & P/CA 30/16
APPLICANT: C. Gallo & J. Ciancio
PROPERTY DESCRIPTION: Part of Lot 31 and 32, Plan 228
(1473 Rougemount Drive)
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT. DATE: May 18,2016
City Development
Department
I I II
SIDE (WEST) ELEVATION
SIDE (EAST) ELEVATION
Submitted Elevation 'Lot A'
FILE No: P/CA 29/16 & P/CA 30/16
APPLICANT: C. Gallo & J. Ciancio
PROPERTY DESCRIPTION: Part of Lot 31 and 32, Plan 228
(1473 Rougemount Drive)
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
15
DATE: May 18,2016
I
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E <D
0'>
PICA 30/16
to permit a maximum
building height of 9.6
metres
City Development
Department
/ I
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FRONT (SOUTH) ELEVATION
REAR (NORTH) ELEVATION
Submitted Elevation 'Lot B'
FILE No: P/CA 29/16 & PICA 30/16
APPLICANT: C. Gallo & J. Ciancio
PROPERTY DESCRIPTION: Part of Lot 31 and 32, Plan 228
(1473 Rougemount Drive)
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT. DATE: May 18,2016
City Development
Department
SIDE (WEST) ELEVATION
SIDE (EAST) ELEVATION
Submitted Elevation 'Lot 8'
FILE No: P/CA 29/16 & P/CA 30/16
APPLICANT: C. Gallo & J. Ciancio
PROPERTY DESCRIPTION: Part of Lot 31 and 32, Plan 228
(1473 Rougemount Drive)
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT.
17
DATE: May 18, 2016
18
From:
Subject:
Applications
Report to
Committee of Adjustment
Application Numbers: PICA 32116 & PICA 33116
Meeting Date: June 1, 2016
Melissa Markham, MCIP, RPP
Principal Planner-Development Review
Committee of Adjustment Applications PICA 32116 & PICA 33116
E. Ovide Holdings (Altona) Ltd.
296 & 298 Shadow Place
The applicant requests relief from Zoning By-law 7394114 to permit a maximum lot
coverage of 54 percent; whereas, the by-law permits a maximum lot coverage of
50 percent.
The applicant requests approval of these minor variance applications in order to
facilitate the development of two townhouse units.
Recommendation (PICA 32/16 & PICA 33/16)
The City Development Department considers a maximum lot coverage of 54 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 Officiaf 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 townhouse units, as generally sited
and outlined on the applicant's submitted plans.
2. That the applicant obtain a building permit for the proposed construction by
June 1, 2017, or this decision shall become null and void.
Comment
Official Plan and Zoning By-law
Pickering Official Plan -"Urban Residential -Low Density Areas" within the Rouge Park
Neighbourhood
Zoning By-law 7394114-"MD-H9"-Multiple Dwelling Horizontal
Report PICA 32116 & PICA 33116 June 1, 2016
Page 2
Appropriateness of the Applications
Maximum Lot Coverage Variances
• the intent of the maximum lot coverage provision is to ensure that the size, scale
and massing of a dwelling is 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 50 percent
• the applicant has requested a maximum lot coverage of 54 percent
• the proposed dwellings will maintain· a sufficient amount of outdoor amenity area
that will remain uncovered and unobstructed on each lot
• the two townhouse units that require the increased lot coverage are within a
townhouse block that will be constructed within the allowable building envelope
• the two townhouse units will maintain all setback requirement of the "MD-H9" zone
• staff are of the opinion that the requested variances to permit an increase in lot
coverage will have minimal impacts on abutting property owners
• the requested variances are minor in nature and maintain the intent of the zoning
by-law
Input From Other Sources
Engineering & Public Works
Date of report: May 25, 2016
Comments prepared by:
(
'-·
Amy Emm, MCIP, RPP
Planner II
AE:MM:Id
• no objections to approval
Melissa Markham, MCIP, RPP
Principal Planner-Development Review
J:\Documents\Oevelopment\0·3700\2016\PCA 32~16 & PCA 33~16\Report\PCA 32-16 to 33-16.doc
Enclosures
19
Olfol ~ rft:Bc
City Development
Department
Location Map
FILE No: PICA 32116 & PICA 33116
APPLICANT: E. Ovide Holdings (Altona) Ltd.
PROPERTY DESCRIPTION: Part of Block 13, Parts 3 and 4, Plan 40M-2557
(296 & 298 Shadow Place) DATE: May. 6, 2016
SCALE 1 :5000 PN-14
----------------------------------------
PICA 32116
to permit a maximum lot
coverage of 54 percen~
City Development
Department
6.0m 6.0m
PROPOSED
2 STOREY
DWELLING
PROPOSED
2 STOREY
DWELLING
SHADOW PLACE
Submitted Plan
FILE No: P/CA 32/16 & P/CA 33/16
APPLICANT: E. Ovide Holdings (Altona) Ltd.
PICA 33116
to permit a maximum lot
coverage of 54 percent
PROPERTY DESCRIPTION: Part of Block 13, Parts 3 and 4, Plan 40M-2557
(296 & 298 Shadow Place)
FULL SCALE COPIES OF THIS PlAN ARE AVAilABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT. DATE: Apr. 4, 2016
21
22
From:
Subject:
Application
Melissa Markham, MCIP, RPP
Report to
Committee of Adjustment
Application Number: PICA 34/16
Meeting Date: June 1, 2016
Principal Planner-Development Review
Committee of Adjustment Application PICA 34/16
1868988 Ontario Inc.
1234 Kingston Road
The applicant requests relief from Zoning By-law 3036, as amended by By-law 7200/12:
• to permit a maximum gross floor area of 600 square metres; whereas the By-law
permits a maximum gross floor area of 220 square metres
• to permit a parking area to be setback 0.0 metres from all side lot lines; whereas the
By-law requires parking to be setback 3.0 metres from all side lot lines
• to permit the permitted uses to occur within a building with a minimum front yard
setback of 2.0 metres and a maximum front yard setback of 4.0 metres, a minimum
side yard setback of 1.5 metres, and a minimum rear yard setback of 50.0 metres;
whereas the By-law permits the permitted uses to occur only within the building
which existed at the time of the passing of By-law 7200/12
The applicant is requesting approval of this minor variance application in order to obtain
Site Plan Approval for a two-storey building to be used for commercial purposes.
Recommendation
The City Development Department consider~ the requested variances to permit a
maximum gross floor area of 600 square metres, to permit a parking area to be setback
0.0 metres from all side lot lines and to allow the permitted uses to occur within a
building with a minimum front yard setback of 2.0 metres and a maximum front yard
setback of 4.0 metres, a minimum side yard setback of 1.5 metres, and a minimum rear
yard setback of 50.0 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 these variances apply only to the proposed construction of a two-storey
commercial/medical office building, as generally sited and outlined on the applicant's
submitted plans.
2. That the applicant obtain a building permit for the proposed construction by
June 1, 2017, or this decision shall become null and void.
Report PICA 34/16 June1,2016
Comment
Official Plan and Zoning By-law
Pickering Official Plan -Mixed Use Areas-Mixed Corridors within the Liverpool
Neighbourhood
Page 2
Zoning By-law 3036, as amended by By-law 7200/12-"MU-20"-Mixed Use Zone
Background Information
In 2012, a Zoning By-law Amendment Application was approved for the subject property
in order to permit limited commercial uses within an existing building. The subject
property supported a 146 square metre detached dwelling which was intended to be
converted into a commercial building with a 61 square metre partial second storey
addition. In September 2015, the detached dwelling located on the subject lands was
demolished.
Appropriateness of the Application
Location of Permitted Uses and Maximum Gross Floor Area Variances
• the subject property is located within the Pine Creek flood plain
• the intent of the zoning by-law in permitting uses to occur only within the building
which existed at the time of the passing of the by-law, with a maximum gross
floor area of 220 square metres, was to ensure compliance with the following
Toronto and Region Conservation Authority (TRCA) requirements:
• the building can increase its gross floor area by no more than 50 percent
• no expansion to the existing footprint of the building
• existing residential uses and other uses which are considered as high-risk
could not be included as a permitted use on the subject property
• development is restricted on lands designated as flood plain, however minor
changes to existing structures may be considered, provided it is demonstrated
that the existing building and parking area can be flood proofed in the event of a
Regional flood and that the risk to property and loss of life is reduced
• through discussions with City staff, the owner is proposing to locate a new
commercial building closer to Kingston Road than the previous detached
dwelling, and increase the gross floor area to include two functional storeys
• the applicant is requesting to allow the permitted uses to occur within a new
600 square metre two-storey commercial building with a minimum front yard
setback of 2.0 metres and a maximum front yard setback of 4.0 metres, a
minimum side yard setback of 1.5 metres, and a minimum rear yard setback of
50.0 metres
• the location of the proposed two-storey commercial building allows the building
and parking to be elevated above the Regional Storm Flood level, to satisfy the
TRCA
23
24 Report PICA 34/16 June1,2016
Page 3
• the location of the new building and increase in maximum gross floor area will not
result in an increased flood risk as the proposed two-storey building has
incorporated adequate flood proofing to satisfy TRCA requirements
• the proposed two-storey building conforms to the Regional and Pickering Official
·Plans and addresses the objectives of the Urban Design Guidelines
• the proposed two-storey building with a maximum gross floor area of 600 square
metres is compatible with the surrounding neighbourhood and desirable for the
appropriate development of the land
Parking Area Setback Variance
• the intent of the minimum 3.0 metre setback for parking areas is to maintain an
appropriate buffer between parking areas and abutting properties
• the applicant has requested to reduce the minimum parking area setback to 0.0
metres
• the rear of the property, to the north of the proposed parking area, has been
graded to provide flood plain storage as required by the TRCA
• in order to accommodate the required parking, without encroaching into the flood
plain storage located at the rear of the property, setbacks to the side property
lines from the parking area have been reduced to 0.0 metres
• the requested variance will not have any adverse impact on the privacy of
abutting property owners as the property abuts an unopened road allowance,
owned by the City, to the east and a 1.8 metre high wood fence will be
constructed along west property line
• the requested variance is minor in nature and maintains the intent of the zoning
by-law
Input From Other Sources
Engineering & Public Works
Date of report: May 25, 2016
Comments prepared by:
Isabelle Janton
Planner II-Site Planning
IJ:MM:Id
J:\Documents\Development\0~3700\2016\PCA 34-16\Report\PCA 34_16.doc
Enclosures
• no concerns
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Melissa Markham, MCIP, RPP
Principal Planner-Development Review
City Development
Department
Location Map
FILE No:P/CA34/16
APPLICANT: 1868988 Ontario Inc
PROPERTY DESCRIPTION: Lot 17, Plan 489 (1234 Kingston Road)
DATE: May. 10, 2016
SCALE 1 :5000 PN-12
25
26
to perm a p g area to
be setback 0.0 metres from
all side lot lines
to allow the permitted uses
to occur within a building
with a minimum front yard
setback of 2.0 metres and a
maximum front yard setback
of 4.0 metres, a minimum
side yard setback of 1.5
metres, and a minimum rear
yard setback of 50.0 metres
~
City Development
Department
Submitted Plan
FILE No: PICA 34/16
APPLICANT: 1868988 Ontario Inc
PROPERTY DESCRIPTION: Lot 17, Plan 489
to permit a maximum
gross floor area of
600 square metres
May 17,2016