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HomeMy WebLinkAboutNovember 4, 2013 Oaf a • A gal?='ti13$.i1�t1a { _`` PT KERIN City of Pickering Planning & Development Committee Meeting Agenda Chair: Councillor Pickles Monday, November 4, 2013 7:00 pm Council Chambers - For information related to the meeting, including accessibility requirements, please contact us: Email. clerks @pickering.ca T. 905.420.4611 TTY. 905.420.1739 Pages 1. Disclosure of Interest 2. Matters for Consideration 2.1 Information Report Number 10-13 1 -7 Zoning By-Law Amendment Application A 7/13 Picore Holdigns Limited 1305 and 1315 Pickering Parkway 2.2 Director, City Development, Report PLN 22-13 8 -20 Zoning By-law Amendment Application A 4/13 Move Source Inc. 1454 and 1456 Altona Road Recommendation That Zoning By-law Amendment Application A 4/13, submitted by Move Source Inc.,to amend the zoning of the subject properties to an "S2"— Single Residential Zone in order to facilitate the creation of three lots with minimum lot frontages of 15.4 metres on lands municipally known as " 1454 and 1456 Altona Road be approved, and that the draft zoning'by- law, as set in Appendix Ito Report PLN22-13 be forward to City Council for enactment. 3. Other Business • 4. Adjournment • City 00 Information Report to Planning & Development Committee PICKERING Report Number:10-13 Date: November 4, 2013 From: Catherine Rose Chief Planner • Subject: Zoning By-Law Amendment Application A 7/13 Picore Holdings Limited 1305 and 1315 Pickering Parkway 1. Purpose of this Report The purpose of this report is to provide preliminary information on a Zoning By-law Amendment application, submitted by Picore Holdings Limited, to expand the list of permitted uses within the existing buildings to include `Professional Office' and seek relief from the site specific•parking standards to accommodate the additional use. This report contains general information on the applicable Official Plan and other related policies, and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the application, ask questions of clarification and identify any planning issues. This report is for information and no decision on this application is being made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. `Property Location and Description • the subject property is located at the southeast corner of Liverpool Road and Pickering Parkway and has an area of approximately 1.8 hectares (see Location Map, Attachment#1) • the property currently supports two eight-storey office buildings of 5,763 square metres and 6,774 square metres in size and a two-storey parking structure • • the buildings share a total of 444 parking spaces, consisting,of 168 parking spaces within the parking structure and 276 surface parking spaces • the site has three accesses onto Pickering Parkway (see Air Photo, Attachment#2) • surrounding land uses include: north and east - a gas station, the Pickering Town Centre, the Go Transit parking structure, an office building and Durham/Centennial College south - Highway 401 west - commercial development on the west side of Liverpool Road 1 • Information Report No.10-13 Page 2 3. Applicant's Proposal, • the applicant is requesting to amend the existing "M1 S"— Storage and Light Manufacturing Zone, which only permits `Restaurant' and `Business Office' uses, to include `Professional Office' • the applicant has indicated that within the two buildings, approximately 35 percent of the floor space is vacant(roughly 43,000 square feet of vacant office space) • the definition for'Business Office' within the current zoning by-law is out-of-date and would not permit many of the uses that would•be permitted based on today's definition of an `Office' • a number of professional offices currently occupy space within the two existing office buildings • • the rezoning application is a technical housing keeping amendment to recognize the existing professional offices and to provide clarification for the owners and prospective tenants of the permitted uses on the subject property • • the additional use will provide greater flexibility to attract a broad range of tenants including, but not limited to, medical, legal and other professional services such as the offices of an architect, a chartered accountant, an engineer, a lawyer or a physician • the site specific parking requirement for the subject property requires parking to be supplied at a rate of 1.0 space per 32 square metres; while the general provisions for a `Professional Office' use requires parking to be supplied at a rate of 1.0 space per 17 square metres • the applicant is also seeking relief from the parking standards of`Professional Office' and requests that the site specific parking standard of 1.0 space per 32 square metres of gross floor area be applied for all uses on the subject property • no redevelopment or changes are proposed to the existing buildings or the property 4. Policy Framework 4.1 Durham Regional Official Plan • the Regional Official Plan designates the subject property as "Regional Centre" • lands within this designation are intended to be developed as the main concentration of commercial, residential, cultural and government functions in a well designed and intensive land use form • the Plan states that"Regional Centres" shall be the primary and priority locations for public investment, including public buildings and community • facilities and services that promotes pedestrian-oriented development and transit supportive land uses • the proposal conforms to the policies and provisions of the Durham Regional Official Plan 2 • Information Report No.10-13 Page 3 4.2 Pickering Official Plan • the Pickering Official Plan designates the subject property as "Mixed Use Areas— Downtown Core"within the Town Centre Neighbourhood • this designation is the City's main focus for business, employment, entertainment, shopping, major community and cultural uses, major indoor recreation facilities, and high density residential accommodation to encourage the highest levels of activities in the City • the Downtown Core has the most permissible range of uses in the City with the greatest scale and intensity • the application conforms to the policies and provisions of the Pickering Official Plan 4.3 Zoning By-law 3036, as amended by By-laws 334/75, 998/79 and 1346/81 • the subject property is dual zoned "M1S"—Storage & Light Manufacturing and "CO" —Commercial Office by Zoning By-law 3036, as amended by • By-laws 334/75, 998/79 and 1346/81 • the two existing buildings on the subject property are both located on the portion of lands zoned "MIS", which only permits `Business Office' and `Restaurant' • the parking requirement for the subject property is 1.0 space per 32 square metres • an amendment to the zoning by-law is required to implement the applicant's proposal to add a `Professional Office' use and to establish a site specific parking standard of 1.0 space per 32 square metres be applied for all uses on this site 5. Comments Received 5.1 Resident Comments • none received in response to the circulation to date 5.2 Agency Comments • • none received in response to the circulation to date 5.3 City Departments Comments • none received in response to the circulation to date • 6. Planning & Design Section Comments The following matters have been identified by staff for further review and consideration: • ensuring that the number of existing parking spaces provided on-site is sufficient to accommodate the parking demands for the additional use 3 Information Report No.10-13 Page 4 • reviewing the appropriateness of a site specific restriction on the total gross leasable floor area for medical office and related uses to ensure sufficient on-site parking is available to serve all the uses on the subject property • the City Development Department will conclude its position on the applications after it has received and assessed comments from the circulated departments, agencies and public 7. Information Received Full scale copies of the plans and studies listed below are available for viewing at the offices of the City of Pickering, City Development Department: • Planning Justification and Sustainability Report • • Transportation Study with Parking and Traffic Analysis • • Phase 2 Environmental Site Assessment 8. Procedural information 8.1 General • written comments regarding this proposal should be directed to the City Development Department • oral comments may be made at the Public Information Meeting • all comments received will be noted and used as input to a Planning Report prepared by the City Development Department for a subsequent meeting of. the Planning & Development Committee, and then Council • any member of the public who wishes to reserve the option to appeal Council's decision must provide comments to the City before Council adopts any by-law for this proposal • any member of the public who wishes to be notified of Council's decision . regarding this proposal must request such in writing to the City Clerk 9. Owner/Applicant Information • the owner of the subject property is Picore Holdings Limited • the applicant for this,zoning by-law amendment application is DTZ Eastern Ontario Limited • FOTENN Consultants Incorporated is the agent for this zoning by-law amendment application • . Attachments 1. Location Map 2. Air Photo 4 Information Report No.10-13 Page 5 Prepared By: Approved/Endorsed By: Amy Emm, MCIP, RPP Catherine Rose, MCIP, RPP Planner II Chief Planner Nilesh Surti, MCIP, RPP Manager, Development Review& Urban Design AE:Id Attachments Date of Report: October 10, 2013 Copy: Director, City Development 5 • • Attachment#__to Information Report# /L)-13 - ..m.... _� ffi fn i■MW 1111 MIME m �_ �_z ��tJGStaN c�F SN. 00_ E.,.....=__I ii.o.ccs._ � 1 o. . . liokffii • o , . • °4 ie `Nos SUBJECT . III PROPERTY - Ipolloolt qp1 • • H\GHwAY 1. 1 0..f( II , GO TRANSIT STAT/ON 0+1***.".". „' STREET . • Y BPS' BAYLY STREET . 11111111111111111111111111 �l` ' - ...VW PEACE POPRAD AVENUE ��,�mi. g∎ 4 THERAN �I/.,IIfihi PAI!!IIuuIuiRuuiu I- G .., mem CCs: . 1.11k Location Map i - city 4 = FILE No: A 07/13 • --. ,= APPLICANT: Picore Holdings Limited • I Ci Cal ltit \C PROPERTY DESCRIPTION: 1305 & 1315 Pickering Parkway (Con 1, • City Development Pt, Lt 22,40R-6409 Pt. 1,8&40R-7765 Parts 49-53) DATE:Sept 12,2013 Department Data Sources ♦1 C /�/� p Toren[ Enterprises Inc. d its suppliers_ ON eights Rowse Net a pbn of survey. SCALE 1:5,000 P14-8 10 2013 /1PAC end its suppliers.Ali rights Reserved. Net a plan of Survey. . Fi Attachment# to Information,Recort#. L ._ 3 ,4 ipro, -„ ,, 'c t,'.s ,— i 1 ,,L.1H 6—:' 1 _; :, i _, '',. 4., lil i�' - T / _ ..P.r ..4., I'4,,\1,‘,-, - . ---------<„,,— _ ,-------- -.......,\Wilm? , ,,,Y ,. 1.`7,77 R4 -- _ 1 „. ;S, S .i. f 1 . \ 1 .,, ' Y t - .> ilii .2 f I '''' - S.. ' ___--- -.-10 '' '4' ,.‘4 6 e �r / d� . ,: ,ice, f •. .. ,• raj ,.-' • '� , a”` Y >, a - _ .sue., d ' �. ` • Lam,_ wpM i s � Air Photo City'dF FILE No: A 07/13 _,�a_ _ ' '-=—• ---,----_- APPLICANT: Picore Holdings Limited ' r� �[ 1 PROPERTY DESCRIPTION 1305 & 1315 Pickering Parkway City Development 49 R 1 P 40R Pt. Lt. 22, 40R-6409 Pt. 1 ,8 & 40R-7765 Parts 4 - 53 Department 53) • DATE:Oct.11,2013 7 • • ("I n z • Report to Planning & Development Committee PICKERING Report Number PLN 22-13 • Date: November 4, 2013 From: Thomas Melymuk Director, City Development Subject: Zoning By-law Amendment Application A 4/13 Move Source Inc. - 1454 and 1456 Altona Road • Recommendation: That Zoning By-law Amendment Application A 4/1.3, submitted by Move Source Inc., to amend the zoning of the subject properties to an "S2" —Single Residential Zone in order to facilitate the creation of three lots with minimum lot frontages of 15.4 metres on lands municipally known as 1454 and 1456 Altona Road be approved, and that the draft zoning by-law, as set in Appendix l to Report PLN 22-13 be forward to City Council for enactment. Executive Summary: The applicant has submitted a Zoning By-law Amendment Application to rezone the subject lands from "R3"—Third Density Residential Zone to an "S2" —Single Residential Zone in order to create a total of three residential lots, for detached dwellings, with minimum lot frontages of 15.4 metres fronting onto Fawndale Road (see Location Map and Applicant's Submitted Plan, Attachments#1 and #2). The subject properties are situated within an established residential neighbourhood containing detached dwellings with minimum lot frontages of 13.5 metres (see Existing Lot Frontages, Attachment#3). The subject properties each currently support a detached dwelling'which are to be demolished. The recommended zoning for the subject properties will permit the creation of three • residential lots that will be consistent with the provisions of the Pickering Official Plan, and in keeping with the established pattern of development within the surrounding neighbourhood. If approved, the applicant intends to submit Land Division Applications to the Region of Durham to sever the subject properties to create an additional . residential lot. The proposed zoning by-law contains requirements that will include site-specific provisions to allow for the development of detached dwellings and ensure,compatibility with the neighbouring properties along Fawndale Road. • 8 • Report PLN 22-13 • November 4, 2013 • Subject: Zoning Amendment Application A 4/13 Page 2 Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. 1. Background • 1.1 Property Description The subject properties are located on the west side of Altona Road, south of Littleford Street(see Location Map, Attachment#1). The properties have a combined lot area of approximately 0.2 of a hectare with approximately • 46 metres of frontage along Altona Road and Fawndale Road. Currently the properties have access onto Altona Road,whereas residential lots immediately to the north and south have vehicular accesses onto Fawndale Road. The subject properties are situated within an established residential neighbourhood comprised of detached dwellings with minimum lot frontages of 13.5 metres (see Existing Lot Frontages, Attachment#3). Uses surrounding the subject properties include detached dwellings and an elementary public school (Elizabeth B. Phin Public School) to its east. 1.2 Applicant's Proposal The applicant is requesting Council's approval to rezone the subject properties from "R3"—Third Density Residential Zone requiring a minimum lot frontage of 18.0 metres to an "S2"—Single Residential Zone, requiring a minimum lot frontage of 13.5 metres. • • Should Council approve this application, the applicant intends to submit two Land Division Applications to the Region of Durham Land Division Committee to • facilitate the creation of an additional residential lot(totaling three lots) with minimum lot'frontages of 15.4 metres (see Applicant's Submitted Plan, Attachment#2). The applicant also intends to demolish the existing dwelling on • each lot before the additional lot is created through land division. The reduced lot frontage established through this rezoning application will allow City staff to consider the proposed severances. 2. Comments Received • 2.1 At the July 2, 2013 Public Information Meeting and in written submission Two residents appeared at the meeting and expressed the following concerns: • location of vehicular access for the proposed lots, and 9 • • Report PLN 22-13 November 4, 2013 Subject: Zoning Amendment Application A 4/13 Page 3 • whether the proposed detached dwellings will be compatible with the existing dwelling within the neighbourhood 2.2- City Departments &Agency Comments • Region of Durham • the Region of Durham Planning Department advises that the proposal complies with the Living Areas designation policies of the • . Regional Official Plan • • municipal water supply and sanitary sewer • • servicing are available to the subject lands Engineering & Public Works • no comments or concerns at this time • detailed drawings regarding grading and site servicing will be reviewed and approved through the land division process 3. Planning Analysis 3.1 The proposal meets the minimum density requirements specified in the Pickering Official Plan The Pickering Official Plan designates the subject property as "Urban • Residential— Low Density Areas"within the Rougemount Neighbourhood. These areas are primarily usedfor housing purposes and permit a maximum net residential density of 30 units per net hectare. • The applicant's proposal for three,detached dwellings on the subject properties equals approximately 15 units per net hectare,which complies with the density provisions of the Official Plan. 3.2 Restricting the maximum building height will protect the character of the 0 surrounding neighbourhood • In addition to residential density, lot size and dwelling unit types, other performance standards also affect neighbourhood character. The Official Plan . recognizes that the character of an established neighbourhood is reviewed through the consideration of matters such as building height, yard setbacks, lot coverage, access to sunlight, parking provisions and traffic implications. The applicant has requested to extend the existing "S2" zone and its provisions onto the subject properties. The "S2"zone will allow the subject properties to maintain the same building setback and lot coverage requirements as properties currently zoned "S2" in the immediate neighbourhood. • 10 • • Report PLN 22-13 November 4, 2013 Subject: Zoning Amendment Application A 4/13 Page 4 • The "S2" zone category requires a minimum lot frontage of 13.5 metres and a minimum lot area of 400 square metres, whereas the applicant proposes to create three residential lots with minimum lot frontages of 15.4 metres and minimum lot areas of 600 square metres (see Applicant's Submitted Plan, Attachment#2). The applicant's proposal will comply with the minimum "S2" zone lot frontage and area requirements. The surrounding neighbourhood consists of two storey detached dwellings with maximum building height of approximately 9 metres. City Development staff • recommends restricting the maximum building height for the subject properties to 9.0 metres. This will ensure that the proposed detached dwellings will maintain similar building heights already established within the immediate neighbourhood. Staff's recommended building height reduction will establish an appropriate built form compatible with existing residential development along Fawndale Road. 3.3 Noise attenuation fencing is required along.Altona Road The Pickering Official Plan designates Altona Road as a Type-B Arterial Road. • New residential lots adjacent to an arterial road require a qualified person to conduct a noise study. A noise study establishes appropriate noise abatement measures (such as, but not limited to berming, fencing and building setbacks)for the development to the satisfaction of the City of Pickering. The applicant has submitted a noise study, which was reviewed by the Region of Durham.and the City of Pickering. To ensure reasonable noise levels are maintained in the rear yard, the noise study is recommending a 2.2 metre high noise attenuation fence along •Altona Road to mitigate adverse noise impacts. The adjacent noise attenuation fence along Altona Road is approximately 1.8 metres in height. 'Through the Land Division process, City staff will continue to work with the applicant's Acoustical Engineer to investigate opportunities to reduce the height of the proposed noise attenuation fence, which may include minor alterations to the existing grade to the satisfaction of the City. As a condition of severance, the owners•will also be required to enter into a noise agreement registered on-title with the City of Pickering to implement the recommendations of the noise study. 3.4 Sustainability Implications Staffs review of the application against the City's Draft Sustainable Development Guidelines resulted in a score below the Level 1 standard. Given the small scope of the application, there is limited opportunity to achieve Level 1. The proposed development will utilize existing services along Fawndale Road. Future opportunities exist for the applicant to implement additional sustainable options through future development and building permit processes. . 11 • • Report PLN 22-13 November 4, 2013 Subject: Zoning Amendment Application A 4/13 Page 5 3.5 Development matters related to the City will be addressed through • • conditions of Land Division • • As part of the creation of the new lots, the City will have the opportunity to provide comments and recommend conditions of severances to the Region of • Durham Land Division Committee to address development matters such as, but not limited to: • the requirement of a noise agreement(to implement the recommendations of the noise report) • preliminary lot grading and drainage plans • proposed driveway locations • tree inventory, preservation and enhancement plan (to protect mature healthy trees where possible) • architectural design statement (to ensure the proposed housing designs are consistent with the neighbourhood's character) • the removal of the existing dwelling on each property, and • • parkland dedication fee • • If approved by the Land Division Committee, the applicant will be required to satisfy the conditions noted.above (amongst others) to the satisfaction of the City of Pickering. 3.6 By-law to be forwarded to Council The draft zoning by-law attached as Appendix Ito this report implements staff's recommendation for approval of the application. it is recommended that the attached draft zoning by-law be finalized and • forwarded to Council for enactment, should Council approve this zoning by-law amendment application. • Appendix • Appendix I Draft Zoning By-law and Schedule • Attachments 1. Location Map 2. Applicant's Submitted Plan 3. Existing Lot Frontages • 12 Report PLN 22-13 November 4, 2013 Subject: Zoning Amendment Application A 4/13 Page 6 • • Prepared By: Approved/Endorsed By: • Ashley Yearwood, MCIP, RPP Catherine Rose, MCIP, RPP Planner II Chief Planner Nilesh Surfi, MCIP, RPP Thomas Melymuk, MCIP, RPP Manager, Development Review& Director, City Development Urban Design AY:jf • Recommended for the consideration of Pickering City Council • • Tony Prevedel, P.Eng. Chief Administrative Officer • • • • 13 • • Appendix.1 To Report PLN 22-13 • Draft Implemerrting Zoning By-law • • Amendment Application A 4113 • • • • • • • • • 14 - - • • DRAFT The Corporation of the City of Pickering By-law No. XXXX/13 Being a By-law to amend Restricted Area (Zoning) By-law • 3036, as amended by By-laws 3304/89 and 6825/08, to implement the Official Plan of the City of Pickering, Region of . Durham in Part of Lot 33, Broken Front Concession, Range 3, Parts 1 &3, Plan 40R-18823 (A 4/13). • Whereas the Council of The Corporation of the City of Pickering deems it desirable to amend the zoning of the lands, being Part of Lot 33, Broken Front Concession, Range 3, Parts 1 &3, Plan 40R-18823 to "S2"—Single Residential Zone in the City of - Pickering in order to facilitate the development of three lots for detached dwellings; • And whereas it is appropriate to amend By-law 3036, as amended by By-laws 3304/89 and 6825/08, to permit such use: • Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: . 1. Area Restricted The provision of this By-law shall apply to those lands legally described as Pa rt of Lot 33, Broken Front Concession, Range 3, Parts 1 & 3, Plan 40R-18823, in the City of Pickering, designated 'S2"on Schedule I attached hereto. • 2. Schedule I . Schedule Ito By-law 3304/89, is hereby.as amended by By-law 6825/08 is • hereby amended by adding the lands zoned as "S2"as'shown cross-hatched on Schedule I attached thereto. 3. Text Amendment (a) Section 5.(1)(b) of Zoning By-law 3036, as amended by By-law 3304/89 is hereby amended by adding the following section after subclause (viii) A despite Subclause 5.(1)(b)(viii) above, the maximum height for all buildings shall not exceed 9.0 metres for lots shown as cross-hatched •on Schedule I attached to this by-law. S • • • • • 15. —._ • • By-law No.XXXX/13 DRA4FT Page 2 4. By-law 3036 . - • By-law 3036, as amended by By-laws 3304/89 and 6825/08, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law as it applies to the area set out in Schedule I attached hereto_ 5. Effective Date • This By-law shall come into force in accordance with the provisions of the. . Planning Act. . . • .By-law passed this XX day of November, 2013. • • • • i ' David Ryan, Mayor • • • Debbie Shields, City Clerk • • • • • • • • • • 16 TWYN RIVERS DRIVE • 1 1 1 I 1 1 . 1 1 Ni,.. 1 1 . 1 I . 1 1 • • 1 1 1 1 �9 . 1 DETAIL "A" 1 I 1 S2., • 1 1 158.2 I ca 1 . •y \ 140.5 44.7 C:1 • 75.0 CI - Q n CC I Lo 57- S2 S1 S2 col- Y - U O. J 75.0 . STOVER CRESCENT . S2 ' ' Q 1 14.0- 141.7 Q d z • 1 0 I Si N 1 1 • 1 156.2 `---' I i • I I T I I 1 I I ILOT•1.IILOT 2 !LOT 3 ILOT 4 1LOT 5 II-OT 6 ILOT 7 ILOT 8 !LOT 9 I LOT 1D I II I I I I I ! I I co I II • I I I 401M - 11 3 01 2 1 I • n I I I I 1 I I I I I _ I 47.3 I N SCHEDULE'I TO BY-LAW 3304/89 AMENDED BY BY- • ;;x 6825/08 AND XXXX/13 PASSED THIS _ . 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Perera (Move Source Inc:) • eM3"Ilk PROPERTY DESCRIPTION:1454&1456 Aftona Road (Part of Lot 33, I City Development B.F.C, Range 3, Pts 1 &3 Plan 40R-18823) • DATE 2Q opt z, t3 ^^ I AM i T., 3 YPK Inc.p,,, A...z1b Rem Nct a 1a�.d • a ...r.•=3,- SCALE 1:5,D00 ph3-1D - 18 . • . ArmaerT# 2 TO . REPO ITT PL A/ 022-13 1 •' 6.Orn \\\\\\\\\\\u\\\\\\\\\\\\\,,\\\\,„....° �° N` -RETAINED ' • • • —� °° - PARCEL PROPOSED a. • us 15.4m - • "I Torn-j— DWELLING - ,., \ \ .. :.1m :` 76 1m N` Q W� N SEVERED • • 0 T 'o° PARCEL • Q • ° E sr 0 LU PROPOSED o � • fr .- •_`i ' . 7.4m-j—� DWELLING - \ 1a.1m Q 4 ' " .E C 0 I , N. I- �'.1 ' -i: •'8.3m 7 ..--...z . -1•irj Q 6.0m• \\\\\\\\\\ \\\\\\\N\,\\\\\\\\\\�\\� - ' o . E\ • W • ¢U., N ; o • a� 80 Et. RETAINED �' . . ; i . ILI o° E. PARCEL ■. . -w . -- PROPOSED. : . .-. . -_ . . -. . - — -•---- 6.3 — DWELLING - : 20.7m t , N ,, 6.3 >_`vvvvvvvvvvvvvvvvvy Z<, vvvvvvvvvvvvvN. „� - • k .Submitted Plan • 4 FILE No: A 4/13 APPLICANT: N. Punithasingam & P. 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