HomeMy WebLinkAboutPLN 23-14 C Report to
Planning & Development Committee
PICKERING Report Number: PLN 23-14
Date: December 8, 2014
From: Thomas Melymuk
Director, City Development
Subject: Zoning By-law Amendment Application A 2/14
G. Gareri, V. Figliano and P. and C. Barbieri
South Part of Lot 18, Plan 329 -
(1967 Woodview Avenue)
Recommendation:
1. That Zoning By-law Amendment Application A 2/14, submitted by G. Gareri et al.,
to facilitate the creation of two lots for detached dwellings fronting onto
Woodview Avenue and an open space block on lands being South Part of Lot 18,
Plan 329, be approved, and that the draft Zoning By-law Amendment as set out in
Appendix I to Report PLN 23-14 be forwarded to Council for enactment.
Executive Summary: The subject property is located on the east side of
Woodview Avenue, south of Finch Avenue (see Location Map, Attachment#1).. Based
on comments received by area residents following the Statutory Public Information
meeting, the applicants have revised their initial proposal from 3 lots for detached
dwellings to 2 lots with a minimum lot frontage of 18.0 metres (see Applicants' Revised
Submitted Plan, Attachment#3). The remaining undevelopable lands will be conveyed
to the Toronto and Region Conservation Authority (TRCA). The creation of the parcels
will be through the Region of Durham Land Division Committee.
•
The recommended Zoning By-law Amendment will replace the current agricultural zone
on the subject property with appropriate residential and open space zone categories.
The by-law will include specific performance standards to ensure the proposed lotting
pattern, building setbacks, and the architectural design of the dwellings will be in
keeping with the established pattern of development on the east side of Woodview
Avenue.
Accordingly, staff recommends that Zoning By-law Amendment Application A 2/14 to
facilitate the creation of two new residential lots for detached dwellings and an open
space block be approved, as outlined in Appendix Ito Report PLN 23-14, and forwarded
to Council for enactment.
Financial Implications: No direct costs to the City are anticipated as a result of the
recommendations of this report.
•
31
•
Report PLN 23-14 December 8, 2014
Subject: G. Gareri, V. Figliano, and P. and C. Barbieri (A 2/14) Page 2
1. Background
1.1 Property Description
The subject property is located on the east side of Woodview Avenue, south of
Finch Avenue within the Rouge Park Neighbourhood (see Location Map,
Attachment#1). The property has a total land area of approximately one hectare,
with approximately 85 metres of frontage along Woodview Avenue. The property
supports a single-storey detached dwelling, which will be demolished to facilitate
the proposed,development.
On the east side of Woodview Avenue immediately north of the subject lands are
newer single detached dwellings, whereas on the west side of Woodview Avenue
are older dwellings on large lots. An environmentally significant wetland, known
as the Townline Provincially Significant Wetland Complex, exists to the east,
south and on portions of the subject property (see Applicants' Original Plan,
Attachment#2).
1.2 Applicants' Proposal
The applicants initially requested to rezone the northwestern quadrant of the
subject property to an appropriate residential zone category to facilitate the
creation of three lots for detached dwellings with a minimum lot frontage of
12.0 metres and a minimum lot area of 300 square metres (see Applicants'
Original Plan, Attachment#2).
Based on comments received by area residents, the applicants revised the
proposal to create two lots with a minimum lot frontage of 18.0 metres and a
minimum lot area of 530 square metres (see Applicants' Revised Submitted Plan,
Attachment#3). The undevelopable lands associated with the wetland complex
on the property and its buffer areas will be conveyed to the Toronto and Region
Conservation Authority (TRCA).
Should Council approve this application, the applicants intend to create the
parcels through the Region of Durham Land Division Committee.
2. Comments Received •
2.1 At the April 7, 2014 Public Information Meeting and in written submission
At the April 7, 2014 Public Information Meeting, one area resident raised a
concern that the density may be too much for the neighbourhood and questioned
whether the proposed dwelling elevations would be in keeping with the
neighbourhood character.
On July 17, 2014, the City Development Department received a petition signed
by 20 area residents. The petition highlighted concerns with the total number of
lots with minimum lot frontages of 12.0 metres, and their compatibility with other
residential properties along Woodview Avenue.
32
Report PLN 23-14 December 8, 2014
Subject: G. Gareri, V. Figliano, and P. and C. Barbieri (A 2/14) Page 3
2.2 City Departments & Agency Comments
Region of Durham • no objections with the rezoning application
Planning & Economic • the proposal complies with the Living Area and Major
Development Open Space designation policies of the Regional
Department Official Plan
• the Region has no concerns with the applicants'
Phase I Environmental Site Assessment
• any existing private sewage system should be
properly.decommissioned prior to the construction of
the proposed dwellings
• sanitary sewage and municipal water supply are
available to the subject property
• prior to the creation of new lots through a future land
division application, the applicants must provide a
clearance letter from the Ministry of Tourism, Culture
and Sport in support of their Stage 1-2 Archaeological
Assessment
• the property contains Key Natural Heritage Features,
which includes a woodlot and a Provincially Significant
Wetland
• the Region will rely on the expert opinion of the TRCA
. • to determine if the applicants' Scoped Environmental
Impact Statement is satisfactory
Toronto and Region • no objection to the proposed zoning by-law
Conservation amendment application
Authority • the Scoped Environmental Impact Statement is
generally acceptable
• further technical matters will be addressed through
land division process
Engineering & Public • no objection to the proposed zoning by-law
Works Department amendment application
• detailed engineering comments will be provided
through a subsequent Land Division Application with
the Region of Durham
• the applicants may be required to enter into a
development agreement with the City of Pickering to
address off-site works
33
Report PLN 23-14 December 8, 2014
Subject: G. Gareri, V. Figliano, and P. and C. Barbieri (A 2/14) Page 4
3. Planning Analysis
3.1 The revised proposal conforms to the Pickering Official Plan and the Rouge
Park Neighbourhood
The Pickering Official Plan designates the majority of the subject property as
"Open Space System - Natural Areas," whereas the northwest portion of the
property is designated as "Urban Residential - Low Density Areas" within the
Rouge Park Neighbourhood.
Lands designated as "Low Density Areas" are intended to be used for housing
purposes permitting residential densities up to and including 30 units per net
hectare. The Official Plan also states that City Council shall encourage infill
development of vacant or underutilized blocks of land and the provision of •
compact housing form, having regard to housing type, architectural design and
cost-effective development standards.
The proposal will result in a net residential density of approximately 18 units per
net hectare, which falls within the permitted density range. Existing lots
consisting of detached dwellings along the east side of Woodview Avenue north
of the subject lands have a variety of lot frontages ranging from 15.0 metres to
20.0 metres-with a maximum building height of 9.0 metres (see Existing Frontage
Map, Attachment#4). The applicants' revised proposal for two lots for detached
dwellings with minimum lot frontages of 18.0 metres is consistent with the
existing lotting pattern along the east side of Woodview Avenue. Based on
conceptual building elevations, the applicants are proposing a maximum building
height of 9.0 metres, which will be reflected in the implementing by-law (see
Proposed Conceptual Siting Plan and Proposed Conceptual Front Elevations,
Attachments #5 and #6).
The applicants' revised concept will result in an appropriate lotting pattern and
built form, which is compatible with the adjacent properties immediately to the
north and the surrounding area.
3.2 The proposed open space lands to be conveyed to TRCA
The Rouge Park Neighbourhood Environmental Master Servicing Plan (EMSP) is
a companion document to the Rouge Park Neighbourhood Development
Guidelines which has been endorsed by City Council. The EMSP requires the
preparation of an environmental report to support development proposals within
its boundaries.
The applicants,have submitted a Scoped Environmental Impact Statement (EIS),
prepared by Azimuth Environmental Consulting Inc. to support this application.
The EIS concluded that the proposed developable area is located outside of the
Townline Provincially Significant Wetland Complex and that no impacts are
expected to occur to the existing ecological features or functions associated with
the complex. TRCA has reviewed the EIS and is generally satisfied with its
findings provided that the wetland complex lands are conveyed into their
ownership to ensure their future protection.
34
Report PLN 23-14 December 8, 2014
Subject: G. Gareri, V. Figliano, and P. and C. Barbieri (A 2/14) Page 5
The conveyance of the environmentally sensitive lands to TRCA is consistent
with the policies of the Pickering Official Plan policies for the Rouge Park
Neighbourhood.
3.3 Sustainability Implications
The proposed development will allow for the transfer of environmentally sensitive
lands to TRCA for future protection and will utilize existing services along
Woodview Avenue. However, staff's 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 proposal, there is limited opportunity to
achieve Level 1. Future opportunities exist for the application to implement
additional sustainable options through the building permit processes.
3.4 Development matters related to the City will be addressed through
conditions of Land Division
If Council approves this rezoning application to facilitate the future creation of two
residential lots, the City will have the opportunity to provide comments and
recommend conditions of severance to the Region of Durham Land Division
Committee to address development/technical matters such as, but not limited to:
• providing the Region of Durham with a clearance letter from the Ministry of
Tourism, Culture and Sport to the Region of Durham in support of the
applicants' submitted Stage 1-2 Archaeological Assessment prior to the
creation of any lots
• preparing a tree inventory and protection/removal plan, which includes an
appropriate compensation plan for the removal of significant vegetation
• preparing an architectural design statement to ensure the proposed housing
design is in keeping with the character of the established neighbourhood
• removing the existing dwelling
• preparing a preliminary lot grading and drainage plans
• conveying the environmentally sensitive lands to the TRCA
• paying the cash-in-lieu of parkland fee
• cost sharing for the preparation of the Rouge Park Neighbourhood
Environmental Master Servicing Plan
• entering into a Development Agreement with the City to address any offsite
works such as, but not limited to: road restoration; service connections;
boulevard restoration; boulevard tree planting; driveway locations and
entrances; and construction management and erosion and sediment control.
•
35 .
Report PLN 23-14 December 8, 2014
Subject: G. Gareri, V. Figliano, and P. and C. Barbieri (A 2/14) Page 6
3.5 By-law to be forwarded to Council
The draft zoning by-law attached as Appendix I to this report implements staffs
recommendation for approval of this application and contains performance
standards generally consistent with the existing zoning standards for the lots on
the east side of Woodview Avenue immediately to the north subject property.
- Staff recommends that the attached draft zoning by-law be finalized and
forwarded to Council for enactment, should the Planning and Development
Committee approve this application.
Appendix:
Appendix I Draft Zoning By-law
Attachments:
1. Location Map
2. Applicants' Original Plan
3. Applicants' Revised Submitted Plan
4. Existing Frontage Map
5. Proposed Conceptual Siting Plan
6. Proposed Conceptual Front Elevations
•
•
36
Report PLN 23-14 December 8, 2014
• Subject: G. Gareri, V. Figliano, and P. and C. Barbieri (A 2/14) Page 7
Prepared By: Approved/Endorsed By:
•
Ashley Ye-rwoid, MCIP, PP Catherine Rose, MCIP, RPP
anw° I Chief Planner
Nilesh Su ', MC ', RPP Thomas Melym , ` • ', RPP
Manager, Development Review.& Director, City D ;,opment
Urban Design
AY:Id
Recommended for the consideration
of Pickering Council
/tkeld floe% Via)01—
Tony Prevedel, P.Eng.
Chief Administrative Officer
37
Appendix I to
Report Number PLN 23-14
Draft Zoning By-law
38
The Corpora, . ►: •= City of Pickering
t1.�f "i o: XXXX/14
Being a by-law to amend Restricted Area (Zoning) By-law 3036,
as amended, to implement the Official Plan of the City of Pickering,
Region of Durham, being South Part of Lot 18, Plan 329, City of
Pickering (A 2/14)
WHEREAS the Council of The Corporation of the City of Pickering received an
application to rezone the subject lands being South Part of Lot 18, Plan 329, in the City
of Pickering to permit the development of 2 lots for detached dwellings and an open
space block;
And whereas an amendment to By-law 3036, as amended, to permit such uses is
required;
Now therefore the Council of The Corporation of the City of Pickering hereby enacts as
follows:
1. Schedule
Schedule I attached hereto with notations and references shown thereon are
hereby declared to be part of this By-law.
2. Area Restricted
The provisions of this By-law shall apply to those lands in South Part of Lot 18,
Plan 329, in the City of Pickering, designated "R3-9" and "OS-HL" on Schedule I
attached hereto.
3. General Provisions
No building, land or part thereof shall hereafter be used, occupied, erected,
moved, or structurally altered except in conformity with the provisions of this
By-law.
. 4. Definitions .
In this By-law,
(1) (a) "Bay, Bow, Box Window" shall mean a window that protrudes from
the main wall, usually bowed, canted, polygonal, segmental,
semicircular or square sided with window on front face in plan; one
or more storeys in height, which may or may not include a
foundation; may or may not in clude a window seat; and may
include a door;
39
By-law Page 2
DR: -) (a) "Conservation"shall mean the wise use, protection and rehabilitation
of natural resources according to principles that assure their highest
economic, social and environmental benefits.
(3) (a) "Dwelling" shall mean a building or part of a building containing one
or more dwelling units, but does not include a mobile home or
trailer; ,
(b) "Dwelling Unit" shall mean one or more habitable rooms occupied
or capable of being occupied as a single, independent, and
separate housekeeping unit containing a separate kitchen and
sanitary facilities; •
(c) _ "Dwelling, Detached" shall mean a single dwelling which is
freestanding, separate and detached from other main buildings or
structures.
(4) (a) "Floor Area - Residential" shall mean the area of the floor surface
contained within the outside walls of a storey or part of a storey;
(b) "Gross Floor Area - Residential" shall mean the aggregate of the
floor areas of all storeys of a building or structure, or part thereof as
the case may be, other than a private garage, an attic, or a cellar.
(5) (a) "Height, Building" shall mean the vertical distance between the
established grade, at the front of the house, and in the case of a flat
roof, the highest point of the roof surface or parapet wall, or in the
case of a mansard roof the deck line, or in the case of a gabled, hip
• or gambrel roof, the mean height between eaves and ridge.
(6) (a) "Lot" shall mean an area of land fronting on a street which is used
or intended to be used as the site of a building, or group of.
buildings, as the case may be, together with any accessory
buildings or structures, or a public park or open space area,
regardless of whether or not such lot constitutes the whole of a lot
or block on a registered plan of subdivision;
(b) "Lot Coverage" shall mean the combined areas of all the buildings
on the lot measured at the level of the first floor and expressed as a
percentage of the lot area;
(c) "Lot Frontage" shall mean the width of a lot between the side lot
lines measured along a line parallel to and 7.5 metres distant from
the front lot line;
(7) (a) "Private Garage" shall mean an enclosed or partially enclosed
structure for the storage of one or more vehicles, in which structure
no business or service is conducted for profit or otherwise;
40
f.40. e Page 3
(8) (a) "Resource Management" shall mean the preservation, protection
and improvement of the natural environment through comprehensive
management and maintenance, under professional direction for
both the individual and socitety's use, both in the present and the
future, and shall also mean the management, development and
cultivation of timber resources to ensure the continous protection of
wood or wood products, the provision of proper environmental
conditions for wildlife, the protection against floods and erosion, the
protection and production of water supplies and the preservation of
the recreational resource;
(9) (a) "Yard" shall mean an area of land which is appurtenant to and
located on the same lot as a building or structure and is open,
uncovered, and unoccupied above ground except for such
accessory buildings, structures, or other uses as are specifically
• permitted thereon; -
(b) "Front Yard" shall mean a yard extending across the full width of a
lot between the front lot line of the lot and the nearest wall of the
nearest main building or structure on the lot;
(c) "Front Yard Depth" shall mean the shortest horizontal dimension of
a front yard of a lot between the front lot line and the nearest wall of
the nearest main building or structure on the lot;
(d) "Rear Yard" shall mean a yard extending across the full width of a
lot between the rear lot line of the lot, or where there is no rear lot
line, the junction point of the side lot lines, and the nearest wall of
the nearest main building or structure on the lot;
(e) "Rear Yard Depth" shall mean the shortest horizontal dimension of
a rear yard of a lot between the rear lot line of the lot, or where
there is no rear lot line, the junction point of the side lot lines, and
the nearest wall of the nearest main building or structure on the lot;
(f) "Side Yard" shall mean a yard of a lot extending from the front yard
to the rear yard, and from the side lot line to the nearest wall of the
nearest main building or structure on the lot;
• (g) "Side Yard Width" shall mean the shortest horizontal dimension of a
side yard of a lot between the side lot line and the nearest wall of
the nearest main building or structure on the lot;
(h) "Flankage Side Yard" shall mean a side yard immediately adjoining
a street or abutting on a reserve on the opposite side of which is a
street;
(i) "Flankage Side Yard Width" shall mean the shortest horizontal
dimension of a flankage side yard of a lot between the lot line
adjoining a street or abutting on a reserve on the opposite side of
which is a street, and the nearest wall of the nearest main building
or structure on the lot;
41
By-la ; 14. Page 4
Q) . "Interior Side Yard" shall mean a side yard other than a flankage
side yard;
(k) "Wall, Front" shall mean the wall of the dwelling closest to the front
lot line.
5. • Provisions
(1) (a) Uses Permitted ("R3-9" Zone)
No person shall within the lands zoned "R3-9" on Schedule I
attached hereto, use any lot or erect, alter, or use any building or
structure for any purpose except the following:
(i) detached dwelling
(b) Zone Requirements ("R3-9" Zone)
No person shall within the lands zoned "R3-9" on Schedule I
attached hereto, use any lot or erect, alter, or use any building
except in accordance with the following provisions:
(i) Lot Area (minimum): 530 square metres
•
(ii) Lot Frontage (minimum): 18.0 metres
(iii) Front Yard Depth (minimum): 4.0 metres
(iv) Interior Side Yard Width (minimum):
A 1.8 metres on one side, 3.0 metres
on the other
B despite (A) above, on lands shown
in cross-hatched on Schedule I
attached to this by-law, the
minimum north interior side yard
width shall be 3.0 metres
(v) Flankage Side Yard Width (minimum): 3.0 metres
(vi) Rear Yard Depth (minimum): 6.0 metres
(vii) Lot Coverage (maximum): 40 percent
(viii) Building Height (maximum): 9.0 metres
42 •
By-law .1" Page 5
Special Provisions ("R3-9" Zone):
The following special provisions shall apply to lands zoned "R3-9" on
Schedule 1
(a) Garage Requirements:
minimum one private garage per lot attached to the main building,
the vehicular entrance of which shall be located not less than
6.0 metres from the front lot line, and not less than 6.0 metres from
any side lot line immediately adjoining or abutting on a reserve on the
opposite side of which is a street;
(b) Garage Projection (maximum):
2.0 metres beyond the wall containing the main entrance to the
dwelling unit, except where a covered and unenclosed porch extends
a minimum of 1.8 metres from the wall containing the main entrance
to the dwelling unit, in which case no part of any attached private
garage shall extend more than 3.0 metres beyond the wall containing
the main entrance to the dwelling unit;
(c) Obstruction of Yards (maximum): •
(i) any unenclosed porches not exceeding 1.5 metres in height
above established grade, may encroach a maximum of
2.0 metres into the required minimum front yard;
(ii) any uncovered decks, platforms and steps not exceeding
1.5 metres in height above established grade, may encroach a
maximum of 3.0 metres into the required rear yard;
(iii) any bay, bow or box window may encroach into required yards,
a maximum as follows:
A front yard 0.6 metres
B flankage yard 0.6 metres
C rear yard 0.6 metres
D eaves above these features may project to a further
0.6 metres into the
required front or rear yards
43
By-law XXXXr Page 6
60 t' isions
(1) (a) Uses Permitted ("OS-HL"Zone)
No person shall within the lands designated "OS-HL" on Schedule
attached hereto use any lot or erect, alter or use any building or
structure for any purpose except the following:
(i) Preservation and conservation of the natural environment, soil
and wildlife
(ii) Resource management
• (iii) Pedestrian trails and walkways
•
(b) Zone Requirements ( OS-HL Zone)
(i) No buildings or structures shall be permitted to be erected, nor
shall the placing or removal of fill be permitted, except where
buildings or structures are used only for purposes of flood and
erosion control, resource management, or pedestrian trail and
walkway purposes.
7. By-law 3036
By-law 3036, as amended, 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. Definitions and subject matters not
specifically dealt with in this By-law shall be governed by relevant provisions of
By-law 3036, as amended.
8. Effective Date
This By-law shall come into force in accordance with the provisions of the
Planning Act.
By=law passed this day of , 2014.
I/4AT'
David Ryan, Mayor
Debbie Shields, City Clerk
44
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City Development Plan 329) DATE: Mar.20,2014
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WAIN—NNW PROPERTY DESCRIPTION: 1967 Woodview Avenue (South Part of Lot 18,
City Development Plan 329)
Department
FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING DATE:Mar.20,2014
CITY DEVELOPMENT DEPARTMENT
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APPLICANT: G. Gareri, V. Figliano and P. and C. Barbieri
WI[Shi lLLlIWI PROPERTY DESCRIPTION: 1967 Woodview Avenue (South Part of Lot 18,
City Development Plan 329) •
Department PULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CRY DEVELOPMENT DEPARTMENT. DATE:NOV.19, 2014
48
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City Development Plan 329) DATE: Mar,20,2014
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FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING DATE:Mar.20,2014
CITY DEVELOPMENT DEPARTMENT
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Proposed Conceptual Front Elevations
Cilg 4
,-- .- FILE No: A 02/14
-,----,- -,_,-).----1 -11-1.------i ---
-!"- ".- APPLICANT: G. Gareri, V. Figliano and P. and C. Barbieri
WEGNMNIK PROPERTY DESCRIPTION: 1967 Woodview Avenue (South Part of Lot 18,
City Development
Department an 329)
FULL SCALE COPIES OF This PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING
CITY DEVELOPMENT DEPARTMENT. DATE:Mar.20,2014
51