HomeMy WebLinkAboutNovember 4, 2013 Oaf a • A
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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
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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
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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
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• DATE:Oct.11,2013
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("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
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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.
•
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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
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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
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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
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Appendix.1 To
Report PLN 22-13
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Draft Implemerrting Zoning By-law
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• Amendment Application A 4113
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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
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15. —._ •
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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.
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' David Ryan, Mayor
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• Debbie Shields, City Clerk
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Citg°l FILE No: A 4/13 '
-_-'= — APPLICANT: N. Punithasingam&P. Perera (Move Source Inc:) •
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.Submitted Plan •
4 FILE No: A 4/13
APPLICANT: N. Punithasingam & P. Perera (Move Source Iric.)
fdle:IN IZIC PROPERTY DESCRIPTION:1454 &1456 Aftona Road (Part of Lot 33,
City Development B.F.C, Range 3, Pts.1 &3 Plan 40R-18823) .
Departrnent
DATE Oct 1,2013
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