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HomeMy WebLinkAboutMay 11, 2016Committee of Adjustment Agenda Meeting Number: 6 Date: Wednesday, May 11, 2016 (I) (II) (Ill) (IV) Adoption of Agenda Adoption of Minutes from April 20, 2016 Reports 1. PICA 23116 A. & S. Gray 714 Simpson Avenue 2. PICA 24116 R. & M. Blair 1971 Glendale Drive 3. PICA 25116 M. Mandarello 1789 Spruce Hill Road 4. PICA 26116 to PICA 28116 Committee of Adjustment Agenda Wednesday, May 11, 2016 7:00pm Council Chambers Page Number 1-6 7-14 15-20 21-26 27-32 Marshall Homes (Copperfield) Limited 1840, 1842 & 1845 Nordane Drive Adjournment 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 -----------------~--------------------------------------- Pending Adoption Present Tom Copeland-Vice-Chair David Johnson -Chair Denise Rundle Sean Wiley Also Present Melissa Markham, Secretary-Treasurer Lesley Dunne, Assistant Secretary-Treasurer Absent Eric Newton (I) Adoption of Agenda Moved by Tom Copeland Seconded by Sean Wiley Committee of Adjustment Meeting Minutes Wednesday, April 20, 2016 7:00pm Main Committee Room That the agenda for the Wednesday, April 20, 2016 meeting be adopted. (II) Adoption. of Minutes Moved by Tom Copeland Seconded by Sean Wiley Carried Unanimously That the minutes of the 4th meeting of the Committee of Adjustment held Wednesday, March 20, 2016 be adopted. Carried Unanimously Page 1 of 6 1 2 Committee of Adjustment (Ill) Reports 1. PICA 15116 A. Sparks 1885 Spruce Hill Road 2. PICA 16116 S. & H. Sparks 1891 Spruce Hill Road Meeting Minutes Wednesday, April20, 2016 · 7:00pm Main Committee Room The applicant requests relief from Zoning By-law 3036, as amended, to permit a minimum side yard width of 1.2 metres, and a maximum lot coverage of 38 percent; whereas the by-law permits a minimum side yard width of 1.5 metres, and a maximum lot coverage of 33 percent. The applicant requests approval of these minor variance applications in order to obtain a building permit to construct a two-storey detached dwelling on the proposed severed parcels (fronting Grayabbey Court) which will be created through Land Division applications LD 029116 and LD 030116. The Secretary-Treasurer outlined the staff recommendation from the City Development Department recommending the applications be tabled. Amanda Lazaridis, agent, was present to represent the application. No further representation was present in favour of or in objection to the application. Moved by Tom Copeland Seconded by Sean Wiley That applications PICA 15/16 by A. Sparks, and PICA 1616 by S. & H. Sparks be Tabled at the request of the applicant, in order to allow the applicant to provide conceptual building elevations and floor plans. 3. PICA 40/15 Enbo Properties Inc. 1625 Feldspar Court Carried Unanimously The applicant requests relief from Zoning By-law 2511, as amended: • to permit an accessory structure in the south side yard; whereas the by-law states that all accessory buildings which are not part of the main building shall be erected in the rear yard Page 2 of 6 ---------------------------------------- Committee of Adjustment Meeting Minutes Wednesday, April 20, 2016 7:00pm Main Committee Room • to permit side yard parking no closer than 0.5 of a metre from the north side lot line and 1.3 metres from the south side lot line; whereas the by-law states that side yard parking. shall be permitted no closer than 7.5 metres from the side lot line on one side and 1.5 metres on the other side • to permit a perpendicular width of a drive aisle used to gain access to a parking stall to be a minimum of 6.0 metres for two-way traffic; whereas the by-law states that the perpendicular width of a drive aisle used to gain access to a parking stall shall be 6.5 metres for two-way traffic • to permit front yard parking to be limited to 26 percent of the total required parking area; whereas the by-law states that front yard parking shall be limited to 20 percent of the total required parking area The applicant has requested approval of these variances in order to permit a 131 square metre accessory structure (sandblast hut) within the south side yard and to permit variances for on-site parking requirements. 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 Site Plan Committee expressing no objections to the approval. Written comments were also received from the City's Engineering & Public Works Department expressing no qoncerns. Dan Engelage, owner, was present to represent the application. No further representation was present in favour of or in objection to the application. Moved by Sean Wiley Seconded by Denise Rundle That application PICA 40/15 by Enbo Properties Inc., be Approved on the grounds that the accessory structure in the south side yard, side yard parking no closer than 0.5 of C1 metre from the north side lot line and 1.3 metres from the south side lot line, a perpendicular width of a drive aisle used to gain access to a parking stall to be a minimum of 6.0 metres for two-way traffic, and front yard parking to be limited to 26 percent of the total required parking area, 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 accessory structure and parking areas, as generally sited and outlined on the applicant's submitted plans. Page 3 of 6 3 4 Committee of Adjustment Meeting Minutes Wednesday, April 20, 2016 7:00pm Main Committee Room 2. That the applicant obtain Site Plan Approval and building permits for the proposed construction by April 20, 2017, or this decision shall become null and void. Carried Unanimously 4. PICA 21116 Mattamy (Seaton) Limited Lot 69 on Draft Approved Plan of Subdivision SP-2009-13 The applicant requests relief from Zoning By-law 7364114 to permit a minimum rear yard setback of 5.5 metres; whereas, the by-law requires a minimum rear yard setback of 6.0 metres. The applicant requests approval of this minor variance application in order to obtain a building permit to construct a 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. Duncan Webster, applicant, was present to represent the application. No further representation was present in favour of or in objection to the application. Moved by Denise Rundle Seconded by Tom Copeland That application PICA 21116 by Mattamy (Seaton) Limited, be Approved on the grounds that the minimum rear yard setback of 5.5 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 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 April 19, 2019, or this decision shall become null and void. Carried Unanimously Page 4 of 6 5. PICA 22116 Mattamy (Seaton) Limited Committee of Adjustment Meeting Minutes Wednesday, April 20, 2016 7:00pm Main Committee Room Block 94, Unit 8 on Draft Approved Plan of Subdivision SP-2009-13 The applicant requests relief from Zoning By-law 7364114 to permit a minimum flankage yard setback of 1.8 metres; whereas, the by-law requires a minimum flankage yard of 2.4 metres. The applicant requests approval of this minor variance application in order to obtain a building permit to construct a townhouse dwelling unit. 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 indicating that the applicant must provide a preliminary grading plan to illustrate that the reduced flankage yard setback will accommodate proper grading from the face of the building to the property line. Duncan Webster, applicant, was present to represent the application. No further representation was present in favour of or in objection to the application. Moved by Tom Copeland Seconded by Sean Wiley That application PICA 22116 by Mattamy (Seaton) Limited, be Approved on the grounds that the minimum flankage yard setback of 1.8 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 townhouse dwelling unit, as generally sited and outlined on the applicant's submitted plans. 2. That the applicant obtain a building permit for the proposed construction by April19, 2019, or this decision shall become null and void. Carried Unanimously (IV) Acknowledgement David Johnson, Chair, wanted to thank the Committee Members and City staff for their patience and support for the last five months. Page 5 of 6 5 6 Committee of Adjustment Meeting Minutes Wednesday, April 20, 2016 7:00pm Main Committee Room (V) Adjournment Date Chair Moved by Tom Copeland Seconded by Denise Rundle That the 5th meeting of the 2016 Committee of Adjustment be adjourned at 7:13pm and the next meeting of the Committee of Adjustment be held on Wednesday, May 11, 2016. Carried Unanimously Assistant Secretary-Treasurer Page 6 of 6 From: Subject: Application Melissa Markham, MCIP, RPP Report to Committee of Adjustment Application Number: PICA 23/16 Meeting Date: May 11, 2016 Principal Planner-Development Review Committee of Adjustment Application PICA 23/16 A. & S. Gray 714 Simpson Avenue 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-story detached dwelling. Recommendation The City Development Department considers a 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, 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 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. 7 8 Report PICA 23/16 May 11,2016 Page 2 Comment Official Plan and Zoning By-law The Pickering Official Plan designates the subject property as "Urban Residential - Medium Density Areas' within the Bay Ridges Neighbourhood. Zoning By-law 2511, as amended by By-law 4139/92, which permits detached and semi-detached dwellings -"S-SD-1" -Detached Dwellings and Semi-Detached Dwellings Appropriateness of the Applications Minimum Front Yard Depth and Projection of a Covered Platform into the Front Yard Variances • the intent of a minimum front yard depth and maximum encroachment of a porch into the front yard is to ensure that an adequate landscaped area, parking area, and separation distance is provided between the dwelling and the property line and to ensure an adequate buffer space between buildings and street activity is provided on the property • the minimum required front yard depth for the subject property is 5.0 metres • 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 • the applicant has requested a variance to reduce the minimum front yard depth to 2.6 metres and allow a covered porch to project 1.6 metres into the required front yard • the applicant is proposing to demolish the existing dwelling, which is located 0.5 of a metre from the front lot line, and construct a new dwelling with a covered porch (8.0 square metres) projecting a maximum of 1.6 metres into the required front yard • the subject property is located within the Toronto and Region Conservation Authority (TRCA) Regulated Area of the Frenchman's Bay Watershed • TRCA policies recommend a 10 metre setback for all new dwellings from the watershed, and a 6.0 metre setback for ancillary structures, such as decks • the applicant is proposing to locate the dwelling closer to the front lot line in order to increase the setback from the watershed, which is in the rear of the property • the proposed front yard depth of 2.6 metres is in keeping with the front yard depths of other properties along Simpson Avenue, which range from approximately 2.0 metres to 5.6 metres • the proposed front yard depth will provide an adequate landscaped area, parking area and separation distance between the dwelling and the front lot line • the proposed covered porch will be unenclosed and will provide an adequate landscaped area between the proposed dwelling and street activity • the proposed covered porch will not obstruct the streetview of abutting property owners, and will enhance the residential streetscape along Simpson Avenue Report PICA 23/16 May 11, 2016 Page 3 Uncovered Steps and Platform Projecting into the Required Rear Yard Variance • the intent of restricting projections into the required rear yard is to ensure an 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 does not permit uncovered steps and platforms to project into the required rear yard • the applicant is proposing a covered platform (52 square metres) and associated steps to project into the required rear yard • the applicant is proposing to maintain a 6.0 metre setback from the watershed, as recommended by the TRCA • staff is of the opinion that there will be no adverse impacts on adjacent neighbours due to the proposed deck • an adequate buffer space between the proposed deck and the rear lot line as well as from abutting property owners will be maintained • the proposed deck will provide for additional outdoor amenity area and maintains an adequate soft landscaped area in the rear yard Maximum Building Height • the intent of the maximum building height of 7.5 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 dwelling to 9.5 metres • the applicant is proposing a flat roof for the dwelling • the subject lands are within an area in transition from older one-storey cottages to new two and three-storey dwellings • the existing height and built form along Simpson Avenue and the surrounding area varies from one-storey to three-storey residential 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 development is generally consistent with the established building height and is compatible with the surrounding residential neighbourhood Staff is 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. 9 10 Report PICA 23/16 Input From Other Sources Engineering & Public Works Toronto Region ConseNation Authority (TRCA) Date of report: May 5, 2016 Comments prepared by: &r:ija~;%'it v Lalita Paray, MCIP RPP Planner I LP:MM:Id May 11,2016 Page 4 • no comments or concerns with the application • the property is within a_ TRCA Regulated Area of the Frenchman's Bay Watershed • the property is regulated by TRCA with respect to its location adjacent to a Provincially Significa·nt Wetland; any development and/or site alteration is subject to the criteria of O.Reg. 166/06 and requires TRCA permit approval • no objections to the replacement of the existing dwelling in principle • TRCA policies recommend a 10.0 metre and 6.0 metre setback for all new dwellings and ancillary structures from the natural features to the rear /rv{ YW~;)j~ Melissa Markham, MCIP, RPP Principal Planner-Development Review J:\Documents\Development\D-3700 Committee of Adjustment (PCA Applications)\2016\PCA 23-16 Anthony & Sandra Gray\Report\PCA23-16.doc Enclosures FRENCHMAN'S B4Y City Development ,Department 11 Location Map . FILE No: P/CA 23/16 APPLICANT: A. & S. Gray PROPERTY DESCRIPTION: Lot 3, Plan M917 714 Simpson Avenue) DATE: Apr. 18, 2016 SCALE 1:5,000 PN-3 to permit uncovered steps and a covered platform to project a maximum of 1.5 metres into the required rear yard City Development Department E co 0 ·' to permit a ma x i m u m building he i g h t of 9. 5 metres Submitted Pla n FILE No: P/CA 23 / 1 6 APPLICANT: A. & S. Gr a y 32 . 0 m PR O P O S E D DE C K PR O P O S E D 2 ST O R E Y DW E L L L I N G E co 0 ·•.. ·· .. · .. ..., '. ·. ·~ " .. '- 5. 8 m · , , , ·. ·,, " .P R O P O S E D . ···, ' 'D , R I V E W A Y I w ::: > z .w ~ z 0 C/ ) .• , n 1. 0 m a.. ~ C/ ) to pe r m i t a mi n i m u m fr o n t ya r d de p t h of 2. 6 me t r e s to pe r m i t a co v e r e d po r c h to pr o j e c t a ma x i m u m of 1. 6 me t r e s in t o th e re q u i r e d fr o n t ya r d 1' PROPERTY DE S C R I P T I O N : Lo t 3, Pl a n M9 1 7 (7 1 4 Si m p s o n Av e n u e ) FULL SCALE COPIES OF TH I S PL A N AR E AV A I L A B L E FO R VIE W I N G AT TH E CI T Y OF PI C K E R I N G CITY DEVELOPMENT DEPA R T M E N T . DA T E : Ap r . 25 , 20 1 6 ('I') E L{) 0'> to permit a maximum building height of 9.5 metres ~4~ me~ City Development Department FR O N T (E A S T ) EL E V A T I O N RE A R (W E S T ) EL E V A T I O N Submitted Pla n FILE No: P/CA 23 / 1 6 APPLICANT: A. & S. Gr a y PROPERTY DE S C R I P T I O N : Lo t 3, Pl a n M9 1 7 (7 1 4 Si m p s o n Av e n u e ) FULL SCALE COPIES OF TH I S PL A N AR E AV A I L A B L E FO R VI E W I N G AT TH E CI T Y OF PI C K E R I N G CITY DEVELOPMENT DEP A R T M E N T . . DA T E : Ap r . 25 , 20 1 6 - - - SIDE (SOUTH) ELEVATION SI D E (N O R T H ) EL E V A T I O N City Development oo::r Department ,... Submitted Pla n FILE No: P/CA 23 / 1 6 APPLICANT: A. & S. Gr a y PROPERTY DE S C R I P T I O N : Lo t 3, Pl a n M9 1 7 (7 1 4 Si m p s o n Av e n u e ) FULL SCALE COPIES OF TH I S PL A N AR E AV A I L A B L E FO R VI E W I N G AT TH E CI T Y OF PI C K E R I N G CITY DEVELOPMENT DEPA R T M E N T . DA T E : Ap r . 25 , 20 1 6 ------------------------------------------------- From:. Subject: Application Melissa Markham, MCIP, RPP Report to Committee of Adjust1,11ent Application Number: PICA 24116 Meeting Date: May 11, 2016 Principal Planner-Development Review Committee of Adjustment Application PICA 24/16 R. & M. Blair 1971 Glendale Road 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. Recommendation The City Development Department considers an accessory building with a maximum height of 4.1 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 variance, 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. Comment Official Plan and Zoning By-law Pickering Official Plan -"Urban Residential -Low Density Areas" within the Liverpool Neighbourhood. Zoning By-law 3036-"R3"-Third Density Residential Zone 15 1 6 Report PICA 24/16 May 11, 2016 Page 2 Appropriateness of the Application Height of Accessory Building Variance • the intent of the maximum height of 3.5 metres for accessory buildings in a residential zone is to minimize the visual impact that these structures may have on abutting properties and on the streetscape, to protect the privacy of abutting property owners and to ensure that accessory buildings do not become the dominant buildings on residential properties • the applicant is proposing a 148 square metre detached garage with a height of 4.1 metres • the proposed detached garage will have minimal impact on the str~etscape as it will be located in the rear yard, approximately 33 metres from the front property line • the proposed increase in height will have minimal impact on abutting properties and privacy of abutting property owners as it will be located to the south side of the property, adjacent to a park • staff are of the opinion that the requested variance is minor in nature, desirable for the appropriate development of the property, and maintains the intent and purpose of the Official Plan and the Zoning By-law Input From Other Sources Building Services Engineering & Public Works Date of report: May 3, 2016 Comments prepared by: Amy Emm, MCIP, RPP Planner II AE:MM:Id J:\Documents\Development\0·3700\2016\PCA 24-16\Report\PCA 24_16.doc Enclosures • no habitable space is permitted within accessory buildings • no comments rwl. Yr/W~- Melissa Markham, MCIP, RPP Principal Planner-Development Review City Development Department 1----lw > f-----1 0:: 1-----t------r 0 f-- - r-- GLENDALE PARK GLENGROVE PARK Location Map FILE No: PICA 24/16 APPLICANT: R. & M. Blair PROPERTY DESCRIPTION: Lot 15, Plan 521 (1971 Glendale Drive) Data Sources: Teranot Enterprlaos Inc. and its supplier-8. All rights Reserved. Not a plan of survey. 2013 IIAPAC and Its •u Hers. All ri hta Reserved. Not a plan of Surve • DATE: Apr~ 26, 2016 SCALE 1 :5,000 PN-12 17 w > a: 0 E CD w I! ) _ J <( N 0 z w _ J CJ I ~ = t ; Ci t y De v e l o p m e n t De p a r t m e n t E .. - 54 . 2 m N " - - - - - - - -- - - - - : 1 ! I '1 1 ' - - - _ . . . . - . , . , - I I I I I DW E L L L I N G I EX I S T I N G I : Ji ~- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - + - - ~ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ; I 9. 0 m / J / I "- - - - - - - - ::: _ __ _ _ ~ EX I S T I N G DE C K 33 . 1 m Su b m i t t e d Pl a n FI L E No : P/ C A 24 / 1 6 AP P L I C A N T : R. & M. Bl a i r w Fence ""'""'""',, ~I : ~--c- = ; = - , ' 7 Om_. i PR O P O S E D ~ I GA R A G E : 1-L.. . = = - ~ ~ " " ' " " " " " ' ......... :-::-= c~-E L( ) .. - to permit an accessory bu i l d i n g witb a maximum he i g h t of 4.1 m PR O P E R T Y DE S C R I P T I O N : Lo t 15 , Pl a n 52 1 (1 9 7 1 Gl e n d a l e Dr i v e ) co 1' FU L L SC A L E CO P I E S OF TH I S PL A N AR E AV A I L A B L E FO R VI E W I N G AT TH E CI T Y OF PI C K E R I N G CI T Y DE V E L O P M E N T DE P A R T M E N T J DATE: Apr. 22,2016 -- - v e n t e d alu m i n u m so f f i t FR O N T (W E S T ) EL E V A T I O N RE A R (E A S T ) ELEVATION Ci t y De v e l o p m e n t De p a r t m e n t Su b m i t t e d Pl a n FI L E No : P/ C A 24 / 1 6 AP P L I C A N T : R. & M. Bl a i r PR O P E R T Y DE S C R I P T I O N : Lo t 15 , Pl a n 52 1 (1 9 7 1 Gl e n d a l e Dr i v e ) FU L L SC A L E CO P I E S OF TH I S PL A N AR E AV A I L A B L E FO R VIE W I N G AT TH E CI T Y OF PI C K E R I N G CIT Y DE V E L O P M E N T DE P A R T M E N T . DATE: Apr. 22, 201~ to pe r m i t an ac c e s s o r y bu i l d i n g wi t h a ma x i m u m he i g h t of 4. 1 m Ci t y De v e l o p m e n t De p a r t m e n t SI D E (S O U T H ) EL E V A T I O N SI D E (N O R T H ) EL E V A T I O N Su b m i t t e d Pl a n FI L E No : P/ C A 24 / 1 6 AP P L I C A N T : R. & M. Bl a i r PR O P E R T Y DE S C R I P T I O N : Lo t 15 , Pl a n 52 1 (1 9 7 1 Gl e n d a l e Dr i v e ) FU L L SC A L E CO P I E S OF TH I S PL A N AR E AV A I L A B L E FO R VI E W I N G AT TH E CI T Y OF PI C K E R I N G CI T Y DE V E L O P M E N T DE P A R T M E N T . 0 DATE: Apr. 22,2016 From: Melissa Markham, MCIP, RPP Report to Committee of Adjustment Application Number: PICA 25116 Meeting Date: May 11, 2016 Principal Planner-Development Review Subject: Application Committee of Adjustment Application 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. · Recommendation The City Development Department considers the proposed minimum south side yard width of 1.2 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 variance, 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. 2. That the applicant obtain a building permit for the proposed construction by May 11, 2017, or this decision shall become null and void. Comment Official Plan and Zoning By-law The Pickering Official Plan designates the subject property as "Urban Residential -Low Density Areas" within the Dunbarton Neighbourhood. Zoning By-law 3036, as amended -"R4"-Fourth Density Residential Zone 21 22 Report PICA 25/16 Appropriateness of the Application Side Yard Setback Variance May 11, 2016 Page 2 • the intent of a minimum side yard setback is to provide an appropriate separation 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 and to maintain the character of the surrounding neighbourhood • the applicant has requested a variance to reduce the minimum south side yard width from 1.5 metres to 1 .2 metres • the applicant is requesting a reduction in the south side yard width to allow for the future severance of the subject property into two residential lots • the applicant is not proceeding with the land severance at this time as there is an existing private access easement (3.3 metres) along the northern portion of the property, in favor of a land locked parcel to the east of the subject property • the applicant has stated that they are in discussions with the owner of the land locked parcel to the east to reduce the size of the easement or remove the private access easement on the subject property • the proposed 1.2 metre side yard width provides an adequate separation distance between the dwelling and the property line to the south to accommodate pedestrian access, grading, drainage and residential utility services • the proposed side yard setback will provide an appropriate setback and separation from the abutting property to the south with respect to privacy, views and openness • the proposed south side yard setback will maintain the character of the existing residential community as other redeveloped properties along Spruce Hill Road have been approved to have a minimum side yard setback of 1.2 metres • staff is of the opinion that the requested variance is minor in nature, desirable for the appropriate development of the land and maintains the intent and purpose of the Official Plan and Zoning By-law Input From Other Sources Engineering & Public Works Date of report: May 5, 2016 c:;t:;~d by: Lalita Paray, MCIP, RPP Planner I LP:MM:Id J:\Documents\Development\D-3700\20 16\PCA 25-16\Report\PCA 25-16.doc Enclosures • no comments or concerns with the application Melissa Markham, MCIP, RPP Principal Planner-Development Review City Development Department STROUDS r--I r- -I I ll 8 WINGARDEN w CRESCENT - r-e-1 l& j 1---+---4 t3 r---t---t~ 1---i---t Q_ 1---+---4[/) r--------1 r-- r--- t"X"X)()( ~ z 0 w u 0::: [/) w w e- 0::: [/) u <t: :::;: z w w 0 0 <t: 0::: I l3 [/) z S: SUBJECT rnvrc:.n1 r J ~B ~~ o4<v· 0 EN ~ / ~// JJ WELRUS 1----li!S Location Map FILE No: P/CA 25/16 APPLICANT: M. Mandarello J r-- H CRESCENT JJJ STREET PROPERTY DESCRIP"AON: RCP Pt Lot 51, Plan 1041 (1789 Spruce Hill Rd) DATE: Apr. 18, 2016 SCALE 1 :5,000 PN-7 23 ~ 45 . 7 m r - - RI G H T OF W A Y EA S E M E N T E 0 I (" / " ) <( cr ) 0 a: E -.: : : ! " ... . . J ... . . J 0 (" / " ) -I w ( ) ~ a: ~ a_ (j ) ~~ 7. 5 m PR O P O S E D ~ 2 ST O R E Y DW E L L L I N G * i .A " ___ . . - - .. 45 . 7 m 1t "t . . . th ~ o pe r m 1 a m1 m m u m so u si d e ya r d wi d t h of 1. 2 E: N ... . . . me t r e s Su b m i t t e d Pl a n FI L E No : P/ C A 25 / 1 6 AP P L I C A N T : M. Ma n d a r e l l o Ci t y De v e l o p m e n t De p a r t m e n t PR O P E R T Y DE S C R I P T I O N : RC P Pt Lo t 51 , Pl a n 10 4 1 (1 7 8 9 Sp r u c e Hi l l Rd) FU L L SC A L E CO P I E S OF TH I S PL A N AR E AV A I L A B L E FO R VI E W I N G AT TH E CI T Y OF PI C K E R I N G CI T Y DE V E L O P M E N T DE P A R T M E N T -'=" ~ Fr u 1' I DATE: Apr. 25, 2016 RE A R (E A S T ) EL E V A T I O N FR O N T (WEST) ELEVATION Su b m i t t e d Pl a n FI L E No : PI C A 25 / 1 6 AP P L I C A N T : M. Ma n d a r e l l o Ci t y De v e l o p m e n t De p a r t m e n t PR O P E R T Y DE S C R I P T I O N : RC P Pt Lo t 51 , Pl a n 1 04 1 (1 7 8 9 Sp r u c e Hi l l Rd) FU L L SC A L E CO P I E S OF TH I S PL A N AR E AV A I L A B L E FO R VI E W I N G AT TH E CIT Y OF PI C K E R I N G CI T Y DE V E L O P M E N T DE P A R T M E N T . DATE: Apr. 25, 201~ Ci t y De v e l o p m e n t De p a r t m e n t Su b m i t t e d Pl a n FI L E No : P/ C A 25 / 1 6 AS P H A L T ~ SH I N G L E S . m - F A C E B R I C K . - SI D E (S O U T H ) EL E V A T I O N AP P L I C A N T : M. Ma n d a r e l l o PR O P E R T Y DE S C R I P T I O N : RC P Pt Lo t ·5 1 , Pl a n 10 4 1 (1 7 8 9 Sp r u c e Hi l l Rd) FU L L SC A L E CO P I E S OF TH I S PL A N AR E AV A I L A B L E FO R VIE W I N G AT TH E CI T Y OF PI C K E R I N G CI T Y DE V E L O P M E N T DE P A R T M E N T . (7) DATE: Apr. 25, 2016 . Citq o~ From: Subject: Applications Report to Committee of Adjustment Application Numbers: PICA 26116 to PICA 28116 Meeting Date: May 11, 2016 Melissa Markham, MCIP, RPP Principal Planner-Development Review Committee of Adjustment Applications PICA 26/16 to PICA 28116 Marshall Homes (Copperfield) Ltd. 1840, 1842 & 1845 Nordane Drive PICA 26116 (1840 Nordane Drive) 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 28116 (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. ( Recommendation PICA 26116 (1840 Nordane Drive) The City Development Department considers a maximum lot coverage of 49 percent to be minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, and therefore recommends Approval of the proposed variance, subject to the following conditions: 1. That 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. 27 28 Report PICA 26116 to PICA 28116 May 11,2016 Page 2 Recommendation PICA 27116 (1842 Nordane Drive) The City Development Department considers a maximum lot coverage of 46 percent to be minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, and therefore recommends Approval of the proposed variance, subject to the following conditions: · 1. That 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. Recommendation PICA 28116 (1845 Nordane Drive) The City Development Department considers 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 variance, 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. Comment Official Plan and Zoning By-law Pickering Official Plan-"Urban Residential -Low Density Areas" within the Highbush Neighbourhood Zoning By-law 3036, as amended by By-law 4583/95 and By-law 7274/13-"SO-A"- Semi-Detached, Semi-Attached and "S4"-Single Residential Density 4 Appropriateness of the Application 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 40 percent for the "SO-A" zones and a maximum lot coverage of 38 percent for the "S4" zones • the applicant has requested a maximum lot coverage of 49 percent for 1840 Nordane Drive, a maximum lot coverage of 46 percent for 1842 Nordane Drive and a maximum lot coverage of 40 percent for 1845 Nordahe Drive Report PICA 26116 to PICA 28116 May 11, 2016 2 9 Page 3 • the proposed dwellings will maintain a sufficient amount of outdoor amenity area that will remain uncovered and unobstructed on each lot • there are no variances required for front, rear or side yard setbacks, therefore the proposed dwellings will be built within the allowable building envelope • the increase in lot coverage will provide for the appropriate development of the lands as the size and massing of the proposed dwellings will be in keeping with the character of the surrounding neighbourhood • staff are of the opinion that the requested variances to permit an increase in lot coverage would not have any adverse 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 Department • no objections to approval Date of report: May 3, 2016 Comments prepared by: Amy Emm, MCIP, RPP Planner II AE:MM:Id J:\Documents\Development\D-3700\2016\PCA 26-16 to PCA 28-16\Report\PCA 26-16 & PCA 18-16.doc Enclosures Melissa Markham, MCIP, RPP Principal Planner, Development Review 30 v r--------------4~ r-------------~~ :;;: I o?--y_?--\v V: ~~c~~Jl ~ ~~~ /~/----/ ~-. <( z 0 ~ <( ~ ~-~---~~ \ ""J)ZI---ME~ON ~,--~ V 11]?-EST t-t-J I ~~ ~~ ~ ~ ~ '-~ H SANDHURST C ~ 1'1 (Jj r--~~~\j ~ ~a 8> 1 I I? 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BUTIERNUTCRT, -r--~ STREET '~ llfli11(1LtJ l wr---\_ rTlr--1--T-'1-7-r'-1'-t-1 ;::::; r---( -0::: t-----r----I 25 =f-------' ~ rsr. _or---t------t-----1~ li_ 1-------/r------· -,---~ 8// I ~ = Q V'~ ' ~r--'\ 1-_J /(~ t---+---1 0 J---a ~ ~ l wr--J -- Location Map FILE No: P/CA 26/16 to P/CA 28/16 APPLICANT: Marshall Homes (Copperfield) Ltd. PROPERTY DESCRIPTION: Part of Lot 24, Plan 329, Parts 2-4, 15-17, 19-21 Plan 40R-29047(1840, 1842, 1845 Nordane Drive) Dote Sour-ces: If;~ Tii!ronet Enterprises Inc. ond its suppliers. All ri9hts Reserved. Not a plan of survey. La 2013 MPAC and its suppliers. All ri9hts Reserved. Not a plan of Survey. DATE: Apr. 18,2016 SCALE 1:5000 IPN-10 El ' I. ( ) "'" " E I. ( ) "'"" Ci t y De v e l o p m e n t De p a r t m e n t PI C A 27 1 1 6 to pe r m i t a ma x i m u m lo t co v e r a g e of 46 pe r c e n t PR O P O S E D AT T A C H E D DW E L L L I N G PR O P O S E D AT T A C H E D DW E L L L I N G 30 . 4 m 31 . 4 m PI C A 26 1 1 6 to pe r m i t a ma x i m u m lo t co v e r a g e of 49 pe r c e n t Su b m i t t e d Pl a n FI L E No : P/ C A 26 / 1 6 to P/ C A 2 7 / 1 6 AP P L I C A N T : Ma r s h a l l Ho m e s (C o p p e r f i e l d ) Lt d . E "! ... . . . . -> ·~ ? ~~~ ~~\) ~o<?-'>'?' 1' PR O P E R T Y DE S C R I P T I O N : Pa r t of Lo t 24 , Pl a n 32 9 , Pa r t s 2- 4 , 15 - 1 7 , 19-21, Plan 40R-29047 (1 8 4 0 , 18 4 2 , 18 4 5 No r d a n e Dr i v e ) FU L L SC A L E CO P I E S OF TH I S PL A N AR E AV A I L A B L E FO R VI E W I N G AT TH E CIT Y OF PIC K E R I N G CI T Y DE V E L O P M E N T DE P A R T M E N T . DATE: Apr. 22, 201~ 32 P/CA28/16 to permit a maximum lot coverage of 40 percent 15.7m .. PROPOSED 2STOREY DWELLLI NORDANE DRIVE Submitted Plan FILE No: PICA 28/16 APPLICANT: Marshall Homes (Copperfield) Ltd. N (.0 3 ! ~ .. PROPERTY DESCRIPTION: Part of Lot 24, Plan 329, Parts 2-4,.15-17, City Development Department 19-21, Plan 40R-29047 (1840, 1842, 1845 Nordane Drive) FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. DATE: Jan. 28, 2016