HomeMy WebLinkAboutPD 12-02
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REPORT TO COUNCIL
FROM:
Neil Carroll
Director, Planning & Development
DATE: January 30,2002
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REPORT NUMBER: PD 12-02
SUBJECT:
Zoning By-law Amendment Application A 28/01
Cougs (Valleyfann) Limited
Part of Lot 20, Concession 1
(South-east comer of Kingston Road and Valley Fann Road)
City of Pickering
RECOMMENDATION:
1.
That Zoning By-law Amendment Application A 28/01, submitted by Cougs (Valleyfann)
Limited, on lands being Part of Lot 20, Concession 1, City of Pickering, to amend the
zoning to reduce the required minimum building height from 8.5 metres to 6.5 metres
while maintaining the two-storey minimum building height requirement and to provide
additional deck encroachment provisions on the subject lands, be APPROVED as set out
in the draft by-law attached as Appendix I to Report Number PD 12-02; and;
2.
That the amending zoning by-law to implement Zoning By-law Amendment Application
A 28/01, as set out in draft in Appendix I to Report Number PD 12-02, be forwarded to
City Council for enactment.
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ORIGIN :
Zoning By-law Amendment Application A 28/01 submitted to the City of Pickering.
AUTHORITY:
The Planning Act, RS.O. 1990, chapter P.B
FINANCIAL IMPLICATIONS:
No direct costs to the City are anticipated as a result of the proposed development.
EXECUTNE SUMMARY:
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The subject property is located on the south-east comer of Kingston Road and Valley Fann Road
and is currently draft approved for the development of 72 townhouse units, 46 single or
semi-detached units and between 324 and 476 apartment units (see Attachment #1 - Location
Map and Attachment #2 - Applicant's Submitted Plan). Cougs (Valleyfann) Limited proposes
to amend the existing zoning provisions respecting required minimum building heights for the
detached, semi-detached and townhouse units. The applicant is proposing to reduce the required
minimum building height from 8.5 metres to 6.5 metres while maintaining the two-storey
minimum building height requirement. In addition, the applicant has included a request with this
application to add additional rear yard deck encroachment provisions for the units that will have
walkout conditions due to on-site grading.
Report to Council PD 12-02
Date: January 30, 2002
031
Subject: Zoning By-law Amendment Application A 28/01
Page 2
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The Planning & Development Department supports the proposed amendments as the requested
amendments to the minimum heights and additional deck provisions do not negatively impact the
intended goals of the original zoning by-law. The proposed reduction in the required minimum
building height from 8.5 metres to 6.5 metres while maintaining the two-storey minimum
building height requirement is for units that are primarily located internal to the site. The
development, when completed, will maintain the desired massing in the Downtown Core through
the construction of the three-storey townhomes fronting Valley Farm Road and through the
future con~truction of the apartment buildings. In addition, the proposed deck height and
encroachment provisions are supported as this is a unique situation within a limited area of the
subdivision and does not negatively effect any abutting developments.
It is recommended that Council approve Zoning By-law Amendment Application A 28/01, and
that the draft amending zoning by-law set out in Appendix I to Report Number PD 12-02, be
forwarded to City Council for enactment.
BACKGROUND:
1.0 Information Meeting
A Public Information meeting was held on January 17, 2002, to discuss the applicant's
proposal. Information Report No. 02-02, which summarizes the applicant's proposal and
outlines the issues identified through circulation of the application, was prepared for the
meeting. The text of the Information Report is provided for reference (see Attachment #3).
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At the Public Information Meeting, Planning staff gave an explanation of the application.
Minutes of the meeting are included as Attachment #4.
2.0 Additional Information
Since the preparation of Information Report No. 02-02, the following comments have been
received.
Veridian Connections and Toronto and Region Conservation Authority have advised
that they have no objections to the proposed amendments.
3.0 Discussion
3.1 Proposed Reduction in Minimum Required Building Heights
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The current by-law requires a minimum building height of 8.5 metres and two storeys,
which is intended to ensure that the built form of this site would create a prominent building
massing within the City's Downtown Core. The applicant's request to reduce the minimum
building height from 8.5 metres to 6.5 metres, while retaining the minimum two-storey
building height requirement, applies to a majority of the grade related units that are
primarily located internal to the subject development. The proposed three-storey townhouse
units (to be constructed on Blocks 24 & 25 on the applicant's submitted plan) are not subject
to this proposed height reduction.
The Planning & Development Department is satisfied that the intent of the original zoning
by-law is being maintained as the desired massing for the Downtown Core will still be
attained around the periphery of the subject property with the construction of the
three-storey townhouse units fronting onto Valley Farm Road (Blocks 24 & 25 on the
applicant's submitted plan) and with the future construction of the apartment block (Block
36 on the applicant's submitted plan).
032
Report to Council PD 12-02
Date: January 30, 2002
Subject: Zoning By-law Amendment Application A 28/01
Page 3
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In addition, the Planning & Development Department is continuing discussions with the
applicant regarding the architectural treatments for the end unit of Block 31, which abuts
Valley Farm Road, with the intent to provide additional architectural elements that may
provide additional massing to Valley Farm Road. The applicant is required by the
subdivision agreement to produce an architectural design statement with details of the
models to the satisfaction of the Director, Planning & Development. It is through this
process that staff will ensure that the flankage elevation for the end unit of Block 31
abutting Valley Farm Road will provide upgraded architectural elements to provide
additional massing.
3.2 Deck Encroachment Request
The applicant has requested an amendment to the "S-SD-3" Zone category, (specifically for
lots 1 to 12 on the applicant's submitted plan - See Attachment #2) to permit the erection of
rear yard decks, not exceeding 4.4 metres in height, to encroach a maximum of 2.5 metres
into the required rear yard. The current by-law permits decks to encroach up to 1.5 metres
into the required rear yard provided the height of the deck does not exceed 1.5 metres in
height. The applicant has requested the amendment to the height and encroachment
restriction since the required grading of these lots will result in the creation of
"basement walkout" conditions in the rear yards. Thus, a rear yard deck serving the first
floor (finished ground floor) could be up to 4.4 metres above grade, (see Proposed Deck
Design - Attachment #5) and would not comply with the current zoning by-law.
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The applicant's request to permit a 2.5-metre deck encroachment into the required rear yard
is larger than the City's standard by-law provision for deck encroachments. Most by-laws
permit decks to project up to 1.5 metres into the required rear yard, which results in decks of
a sufficient size to accommodate typical outdoor furniture (i.e. deck chairs and\or barbeque).
The proposed increase in the deck encroachment would not be supported, due to privacy
issues, if the lots with these larger decks abutted residential development having similar lot
sizes. However, the lots affected by this amendment primarily abut a hydro corridor and the
Recreation Complex, and are set apart from the other lots within the subdivision. The
proposed amendments are a unique situation and do not appear to present any negative
impacts.
3.3 Recommended Zoning By-law Provisions
The draft by-law attached as Appendix I to Report Number 12-02 has been prepared to
amend the existing by-law (No. 5891/01). The draft by-law provides text amendments to
address the reduction in the minimum building heights from 8.5 metres to 6.5 metres for the
"S-SD-3", "SA-9" and "SA-IO" zone categories, which represent the majority of the grade
related dwelling units, save and except the three-storey townhouse blocks fronting
Valley Farm Road that are designated "SA-8" and are not subject ofthis application.
The schedule attached to the draft by-law includes cross hatching to identify the lots,
designated "S-SD-3", where a rear yard deck not exceeding 4.4 metres in height may
encroach a maximum of2.5 metres into a required rear yard.
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Accordingly, staff recommend that Council approve Zoning By-law Amendment
Application A 28/01, as set out in draft in Appendix I to Report Number PD 12-02. Further,
staff recommend that the draft by-law be forwarded to City Council for enactment.
4.0 Applicant's Comments
The applicant has reviewed the contents of this Report and draft by-law and concurs with
the contents.
Report to Council PD 12-02
Date: January 30, 2002 0 ;13
Subject: Zoning By-law Amendment Application A 28/01
Page 4
ATTACHMENTS:
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1. Property Location Map
2. Applicant's Submitted Plan
3. Information Report
4. Minutes of Public Infonnation Meeting
5. Proposed Deck Design
Approved / Endorsed By:
TB/sm
Attachments
Copy: Chief Administrative Officer
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Recommended for the consideration of Pickering
City Council
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034
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DRAFT BY-LAW
APPENDIX I TO
REPORT NUMBER PD 12-02
ZONING BY-LAW AMENDMENT APPLICATION A 28/01
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THE CORPORATION OF THE CITY OF PICKERING
BY-LAW NUMBER ~
Being a By-law to amend Restricted Area (Zoninft"'!036, as amended by By-law
5891/01, to implement the Official Plan of the City oM~(~ring District Planning Area, Region
of Durham in Part of Lot 20, Concession 1, in the City of Pickering. (A 28/01)
WHEREAS the Council of the Corporation of the City of Pickering deems it desirable to reduce
the minimum required building heights and to provide additional deck encroachment provisions
on the subject lands, being Part of Lot 20, Concession 1, in the City of Pickering:
AND WHEREAS an amendment to By-law 3036, as amended by By-law 5891/01 as amended,
is therefore deemed necessary;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
PICKERING ENACTS AS FOLLOWS:
1.
TEXT AMENDMENT
1.1
Subclause 4.(2)(h)(ii) of By-law 5981/01, is hereby repealed and replaced with the
following:
(ii)
(minimum)
6.5 metres and 2 storeys;
1.2
Subclause 4.(2)(j)(i) of By-law 5981/01, is hereby amended by adding the following
paragraph:
D
Despite A above, on the lands crosshatched on Schedule I attached hereto,
covered or uncovered steps or platforms not exceeding 4.4 metres in height may
project a maximum of 2.5 metres into a required rear yard;
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1.3
Clause 5.(2)(h) of By-law 5981/01, is hereby amended by adding the following
subclause:
(iii)
Despite Subclause (ii) above, on the lands designated "SA-9" and "SA-10" on
Schedule I attached hereto, the minimum building height shall be 6.5 metres and
two storeys;
. 2.
SCHEDULE AMENDMENT
Schedule I to By-law 5891/01 is hereby further amended by adding cross-hatching in the
east portion of the site (S-SD-3) in the general location identified on Schedule I attached
hereto.
Accordingly, Schedule I to By-law 5891/01 is replaced with Schedule I attached hereto.
3.
BY-LAW 5891/01
.-..
By-law 5891/01 is hereby further amended only to the extent necessary to give effect to
the provisions of this By-law as set out in Section 1 and 2 above, and as set out in
Schedule I attached hereto. Definitions and subject matter not specifically dealt with in
this By-law shall be governed by the relevant provisions of By-law 3036, as amended.
4.
EFFECTIVE DATE
This By-law shall take effect from the day of passing hereof subject to the approval of the
Ontario Municipal Board, if required.
'136
BY-LAW read a first, second, and third time and finally passed this _day of
, 2002.
-
Wayne Arthô¡¡~
Bruce Taylor, Clerk
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City of Pickering
Planning & Development Department
PROPERTY DESCRIPTION PT. LOT 20, CON. 1; PT. OF PT. 1, 40R-6408; PT. OF PT. 2, 40R-6095j PT. 3, 40R-71 03
OWNER COUGS (VALLEY FARM) LTD. DATE DEC 19, 2001 DRAWN BY RC
APPUCATION No. A 28/01 SCALE 1 :7500 CHECKED BY TB
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FOR DEPARTMENT USE ONLY
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ATTACHMENT # & TO
REPORT II PO i f.i - oA
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APPLICANT'S SUBMITTED PLAN A 28/01
(DRAFT APPROVED PLAN OF SUBDIVISION 18T-97029)
COUGS {VALLEY FARM) LTD.
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SINGLE or SEMI DETACHED 0 15.2m (lots 1-23) -
STREET TOWNHOUSES (blocks 24-35)
APARTMENTS (block 36)
PARK (block 31-38)
FUTURE ROAD (block 39)
PROPOSED ROAD (600 lin.m.:!:)
TOTAl AREA
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SINGlE or SEMI DETACHED 0 15.0m
. STREET TOWNHOUSES 0 5.0m
. STREET TOWNHOUSES 0 6.0m
-STREET TOWNHOUSES 0 1.6m
APARTMENTS
TOTAl UNITS
1.418 he
1.534 he
2.006 he
0.663 he
0.108 he
1.119 ho
6.848 ha
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- 324(min) 416(mox)
442(min) 594(max)
18T-97029
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Revised: June 15, 2001
mINER'S CERTIFICATE - June 21, 2001
1/.0. June 28, 2001
bmg the re¡lstored ewner(e) al the subject londe he...by rINPUTOH-LJJ:PI:K UN/rID
ou!hort.. rENPuroH-UPIK UN/rED to ....LJ::..~~:::'~~,..
prepare and oubmlt a draft plan 01 subdl"elon lar opproYCII. ,...-....., -"..--....,
REVISED DRAFT PLAN OF
PROPOSED SUBDIVISION
PART OF LOT 20
CONCESSION 1
CITY OF PICKERING
REGIONAL MUNICIPALITY
OF DURHAM
t:lQŒS
All dlmenslans are In metr...
All ar.. measurements are computer generated.
All ellYClüons roler to Geodetic Datum.
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ADOtTIONAL JIf"ORMATION REQUIRED UNDÐ
SECTION 50(2) OF !HE PLAN~ING ACT SURVEYOR'S CERTIFICATE
C. ;r¡1~n'JF':;\r I~~ W'~~i'I~~ h.-ding I heroby certlly thot tho bounderle. of the land to bo
D. =-m::¡, ";g,:i::'c,\,~~ ~~ ~~.h':".~:: lanefl:~d);:J~enOtS ::~~reonoc~af'..~',,::~dc~~tr:c;¡:gn,:,ip to
H. Piped .oter to be provided.
I. Clay 10"'" 101.
K. Sanitary '" tlorm se..... to b4 pro'¡ded.
SEE ORIGINAL SUBlAISSlDN
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THIS MAP WAS PRODUCED BY THE CITY OF PICKERING,
PLANNING AND D£VE:LOPUENT DEPARTMENT,
INFORMATION 4< SUPPORT S£RVIC£S,
D£C£M8£R 19, 2001.
040
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ATTACHMENT #.;3 TO
~JEPORT # po.....la-'O<;J
Ciú¡ o~
INFORMATION REPORT NO. 02-02
FOR PUBLIC INFORMATION MEETING OF
January 17, 2002
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.B
SUBJECT:
Zoning By-law Amendment Application A 28/01
Cougs (Valleyfann) Limited
Part of Lot 20, Concession 1
(South-east comer of Kingston Road and Valley Farm Road)
City of Pickering
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2.0
3.0
3.1
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3.2
1.0
PROPERTY LOCATION AND DESCRIPTION
the subject property is located on the south-east comer of Kingston Road and
Valley Fann Road and is 6.848 hectares in size (see location map - Attachment #1);
the subject property is currently draft approved for the development of 72 townhouse
units and 46 single or semi-detached units (see applicant's draft approved plan -
Attachment #2);
surrounding land uses include: the Pickering Recreation Complex to the south; a
small produce store and the Ontario Hydro transmission corridor to the east;
commercial uses to the north; and residential apartment buildings to the west.
APPLICANT'S PROPOSAL
the applicant is proposing to amend the existing zoning to reduce the required
minimum building height ITom 8.5 metres to 6.5 metres while maintaining the
minimum two storey building height requirement for the detached, semi-detached and
townhouse units;
the applicant also proposes to amend the existing zoning provisions to pennit the
encroachment of uncovered decks into the required rear yard of Lots 1 to 12 and
Block 30;
the applicant is requesting the rear yard deck encroachment due to the fact the grading
of the lots and block creates a walkout condition which effectively situates the deck,
serving the first floor, 3 to 4 metres above grade at the rear of the proposed units
which would not comply with the current zoning by-law.
OFFICIAL PLAN AND ZONING
Durham Regional Official Plan
the Durham Regional Official Plan identifies the subject lands as being within a
Main Central Area. Main Central Areas are to be planned and developed as the main
concentration of urban activities within municipalities;
the applicant's proposal appears to comply with this designation;
Pickering Official Plan
the Pickering Official Plan identifies the subject lands as being located in an
Mixed Use Area - Downtown Core within the Town Centre Neighbourhood;
the subject lands are located within a special policy area which pennits the
development of the lands for residential, commercial, park and recreational uses;
Information Report No. 02-02
.ATTACHMENT #. 3 TO
REPORT # PO lri ~oa.
Page 2
041
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3.3
4.0
4.1
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4.2
4.3
5.0
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6.0
6.1
the special policy area provides for a minimum net residential density of 89 units per
hectare and a maximum net residential density of 120 units per hectare; the special
policy area establishes a maximum gTOSS leaseab1e floor area of 1,000 square metres
for commercial uses;
the net residential density of the development as proposed would be a minimum of
89.1 and a maximum of 119.8 units per net hectare;
the applicant's proposal appears to comply with the density requirements;
the subject property also falls within the Council Adopted Pickering Downtown
Core-Development Guidelines and the Kingston Road Corridor Development
Guidelines; the guidelines are intended to guide the development or redevelopment of
sites within the designated areas;
Zoninl! By-law
Zoning By-law 3036 as amended by By-law 5891/01 zones the subject lands
"S-SD-3" "SA-8" "SA-9" "SA-10" "RMM-3" and "RC" which Permits the
, , , ,
development of detached units, semi-detached units, townhouse units, multiple
dwelling vertical and recreation complex, with many related specific zone provisions;
an amendment to the zoning by-law is required to implement the applicant's proposal
for a reduction in the minimum height to 6.5 metres;
an amendment to the zoning by-law is required to add additional rear yard deck
encroachment provisions for Lots 1 - 12 and Block 30.
RESULTS OF CIRCULATION
Resident Comments
no written resident comments have been received to date;
Al!ency Comments
The Region of Durham Planning Department advised that they have no objection
(see attachment #3);
Staff Comments
staff are generally supportive of the proposed amendments as they are minor
amendments to the existing zoning; however, staff will be reviewing the request for
deck encroachments for Block 30 in more detail as the need for rear yard second
storey decks at this location is unclear.
PROCEDURALINFO~TION
written comments regarding this proposal should be directed. to the Planning &
Development Department;
oral comments may be made at the Public Information Meeting;
all comments received will be noted and used as input in a Recommendation Report
prepared by the Planning & Development Department for a subsequent meeting of
Councilor a Committee of Council;
if you wish to reserve the option to appeal Council's decision, you must provide
comments to the City before Council adopts any by-law for this proposal;
if you wish to be notified of Council's decision regarding this proposal, you must
request such in writing to the City Clerk.
OTHER INFORMATION
Appendix I
list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the applications at the time of writing report;
n42
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InfODTIation Report No. 02-02
ATTACHMENT II - ~. TO
REPORT # PO ¡ ~ ~. ca.-
Page 3
6.2
Information Received
full scale copies of the applicant's submitted plan are available for viewing at the
offices of the City of Pickering Planning & Development Department.
ORIGINAL SIGNED BY
ORIGINAL SIGNED BY
Tyler Barnett
Planner II
Catherine L. Rose
Manager, Policy
TB/sm
Attachments
Copy: Director, Planning & Development
ATTACHMENT # 1.1 TO
REPORT tJ PO fCj~()cl
04:]
Excerpts from
Statutory Public Information Meeting Minutes
Pursuant to the Planning Act
Thursday, January 17, 2002
7:00 P.M.
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The Manager, Current Operations, provided an overview of the requirements of the Planning Act and
the Ontario Municipal Board respecting this meeting and matters under consideration there at.
(II)
ZONING BY-LAW AMENDMENT APPLICATION A 28/01
COUGS (V ALLEYFARM) LIMITED
PART OF LOT 20, CONCESSION 1
(SOUTH-EAST CORNER OF KINGSTON ROAD AND
V ALLEY FARM ROAD)
1.
Lynda Taylor, Manager, CuITent Operations, on behalf of Tyler Barnett, Planner II, provided an
explanation of the application, as outlined in Infonnation Report #02-02.
2.
Frank Gillanders, 1890 Valley Fann Road, questioned if allowing this amendment is establishing
a precedent for other developers.
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PH (905) 619-1270
FAX (905) 619 1269
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