HomeMy WebLinkAboutMay 21, 2014 Committee of Adjustment
Agenda _:::
;-(1ro,C d
.L.,,,-.2
.....,,,,,.
... ...
_ _
--,
■
AddiU\ 1 ttartil I ' N -:!`-
PICKERING
Meeting Number: 7
Date: Wednesday, May 21, 2014
Cary °0 Committee of Adjustment
Agenda
PI KERIN Wednesday, May 21, 2014
7:00 pm
• Main Committee Room
Page Number
(I) Adoption of Agenda
(II) Adoption of Minutes from April 30, 2014 1-9
(III) Reports
. 1. P/CA 32/14 & P/CA 54/14 10-16
Emery Homes Glendale
1299 Glenanna Road
2. P/CA 55/14 & P/CA 56/14 17-22
R. & J. Naumovski
1416 Highbush Tail
3. P/CA 57/14 23-27
E. Zorn
815 Hillcrest Road
4. P/CA 58/14 28-31
Emery Homes Glendale
1883 Glendale Drive
5. P/CA 59/14 32-35
J. & M. Currie
1162 Windgrove Square
6. P/CA 60/14 & P/CA 61/14 • 36-40
R. Dewar
1387 Rougemount Drive
7. P/CA 62/14 41-48
M. Sosney
1851 Spruce Hill Road
(IV) Adjournment
Accessible • For information related to accessibility requirements please contact:
Lesley Dunne
P K E T. 905.420.4660, extension 2024
TTY 905.420.1739
Email Idunne @pickering.ca
CM/ o0 Committee of Adjustment
== Meeting Minutes 01
Wednesday, April 30, 2014
Id MIN tiIZE 7:00 pm
Main Committee Room
Pending Adoption
Present:
Tom Copeland
David Johnson— Chair
Eric Newton
Bill Utton
Shirley Van Steen—Vice-Chair
Also Present:
Melissa Markham, Secretary-Treasurer •
Lesley Dunne, Assistant Secretary-Treasurer
(I) Adoption of Agenda
Moved by Bill Utton
Seconded by Eric Newton
That the agenda for the Wednesday, April 30, 2014 meeting be adopted.
Carried Unanimously
(II) Adoption of Minutes
Moved by Shirley Van Steen
Seconded by Bill Utton
That the minutes of the 5th meeting of the Committee of Adjustment held
Wednesday, April 9, 2014 be adopted.
Carried Unanimously
Page 1 of 9
�tq o0 Committee of Adjustment
Meeting Minutes
Wednesday, April 30, 2014
7:00 pm
Main Committee Room
(Ill) Reports
1. P/CA 21/14 & P/CA 22/14
B. & L. Woodbine
305 Toynevale Road
P/CA 21/14 (Proposed Retained Parcel)
The applicant requests relief from Zoning By-law 2511, as amended, to permit a
minimum front yard depth of 4.5 metres to an existing detached dwelling;
whereas the by-law requires a minimum front yard depth of 7.5 metres.
P/CA 22/14 (Proposed Severed Parcel)
The applicant requests relief from Zoning By-law 2511, as amended, to permit a
minimum lot frontage of 15.2 metres, a minimum lot area of 460 square metres
and minimum side yard widths of 1.5 metres (where a garage is erected as part
of a detached dwelling); whereas the by-law requires a minimum lot frontage of
18.0 metres, a minimum lot area of 550 square metres and minimum side yard
widths of 1.8 metres (where a garage is erected as part of a detached dwelling).
The applicant requests approval of these two minor variance applications to
facilitate the creation of one additional lot through the Region of Durham Land
Division Committee in order to construct a new detached dwelling on the
proposed severed parcel and obtain zoning compliance for an existing detached
dwelling located on the proposed retained parcel.
On April 9, 2014, the Committee of Adjustment deferred Minor Variance
Applications P/CA 21/14 and P/CA 22/14 at the applicant's request in order to
allow the circulation of a revised notice to include a variance to reduce the side
yard widths affecting the proposed dwelling on the proposed severed parcel.
Secretary-Treasurer outlined staff recommendation from the City Development
Department recommending approval subject to conditions. Written comments
were also received from the City's Development Services expressing no
concerns.
Written comments were also received from the Ministry of Transportation (MTO)
indicating no objection to the application; however no structures are permitted
within a 14.0 metre setback from the Hwy 401 property line. A MTO Building
Land Use permit is required for any proposed structures located within 45.0 metres
of a controlled-access highway or 395 metres from the centre point of an
• intersection.
Page 2 of 9
City 00 _ Committee of Adjustment
Meeting Minutes 03
,w''` 3 = Wednesday, April 30, 2014
��JF
VICIONIVIC 7:00 pm
Main Committee Room
Brad & Lea Woodbine, owners, were 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 Bill Utton
That application P/CA 21/14 by B. & L. Woodbine, be Approved on the grounds
that the minimum front yard depth of 4.5 metres to an existing dwelling 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 the variance apply only to the proposed lot configuration as generally
sited and outlined on the applicant's submitted plans.
2. That the existing uncovered deck located on the east side of the dwelling be
removed or rebuilt to comply with the minimum side yard width requirements
of the zoning by-law.
3. That the applicant demonstrates, via calculations, that the location of the
proposed property/severance line will meet the spatial separation
requirements of the Ontario Building Code to the satisfaction of the Chief
Building Official prior to receiving final clearance for a future land severance.
4. That the applicant obtain final clearance for Land Division Application file
number LD 039/14 (coordinated with P/CA 22/14), or this decision shall
become null and void.
That application P/CA 22/14 by B. & L. Woodbine, be Approved on the grounds
that the minimum lot frontage of 15.2 metres, a minimum lot area of 460 square
metres and minimum side yard widths of 1.5 metres (where a garage is erected
as part of a detached dwelling) 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 the variances apply only to the proposed lot configuration and the side
yard widths affecting the future dwelling on the proposed severed parcel, as
generally sited and outlined on the applicant's submitted plans.
2. That the applicant obtains final clearance for Land Division Application file
number LD 039/14 (coordinated with P/CA 21/14), or this decision shall
become null and void.
•
Page 3 of 9
trf 00 Committee of Adjustment
Meeting Minutes
0 4 - 'aw" r=5Mai�"'" Wednesday, April 30, 2014
O 7:00 pm
Main Committee Room
3. That the applicant obtains a Building Land Use Permit from the Ministry of
Transportation for the dwelling on the proposed severed parcel.
4. That the applicant obtains a building permit from the City Development
Department for the construction on the proposed severed parcel by
April 29, 2016, or this decision affecting the proposed detached dwelling shall
become null and void.
Carried Unanimously
2. P/CA 26/14
Emerald Group Limited (Pickering Toyota)
557 Kingston Road
The applicant requests relief from Zoning By-law 3036, as amended, to permit a
minimum of 121 parking spaces for employees and customers, whereas the
by-law requires a minimum of 238 parking spaces for employees and customers.
• The applicant requests approval of this variance in order to obtain site plan
approval and a building permit to demolish parts of the existing building and
construct a 2,400 square metre addition to the existing car dealership on the
subject property.
Secretary-Treasurer outlined staff recommendation from the City Development
Department recommending approval subject to conditions. Written comments
were also received from the City's Development Services expressing no
concerns.
John Romanov, agent, was present to represent the application. No further
representation was present in favour of or in objection to the application.
In response to questions from Committee Members, John Romanov explained
that all of the parking shown on the plan currently exists on the subject property
and there will be no changes to the grading along Highway 401.
Moved by Eric Newton
Seconded by Bill Utton
•
That application P/CA 26/14 by Emerald Group Limited (Pickering Toyota), be
Approved on the grounds that the minimum of 121 parking spaces 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, subject
to the following conditions:
1. That this variance apply only to the proposed expansion to the existing car
dealership, as generally sited and outlined on the applicant's submitted plans.
Page 4 of 9
City o0 Committee of Adjustment
•_ _,�,' =__ Meeting Minutes
'A 5 rz,ll Wednesday, April 30, 2014 0 5
life/ ei��� 7:00 pm
Main Committee Room
2. That the applicant obtain Site Plan Approval for the proposed construction by
May 1, 2015, or this decision shall become null and void.
Carried Unanimously
3. P/CA 27/14 to P/CA 31/14
Lebovic Enterprises Ltd.
1424, 1426, 1428, 1430 & 1432 Snadhurst Crescent
P/CA 27/14 (1432 Sandhurst Crescent)
The applicant requests relief from Zoning By-law 3036, as amended by By-law
7274/13, to permit a maximum lot coverage of 45 percent and a minimum side
yard width of 1.2 metres and 0.6 metres; whereas the by-law permits a maximum
lot coverage of 38 percent and a minimum side yard width of 1.2 metres each side.
P/CA 28/14 (1430 Sandhurst Crescent)
The applicant requests relief from Zoning By-law 3036, as amended by By-law
7274/13, to permit a maximum lot coverage of 45 percent and a minimum side
yard width of 1.2 metres and 0.6 metres; whereas the by-law permits a maximum
lot coverage of 38 percent and a minimum side yard width.of 1.2 metres each side.
P/CA 29/14 (1428 Sandhurst Crescent)
The applicant requests relief from Zoning By-law 3036, as amended by By-law
7274/13, to permit a maximum lot coverage of 45 percent and to permit uncovered
steps or platforms not exceeding 1.2 metres in height above grade to project a
maximum of 2.5 metres into the required rear yard; whereas the by-law permits a
maximum lot coverage of 38 percent and uncovered steps, or platforms not
exceeding 1.0 metre in height above grade and not projecting more than 1.5 metres
into any required front or rear yard.
P/CA 30/14 (1426 Sandhurst Crescent)
The applicant requests relief from Zoning By-law 3036, as amended by By-law
7274/13, to permit a maximum lot coverage of 45 percent and to permit uncovered
steps or platforms not exceeding 1.2 metres in height above grade to project a
maximum of 2.5 metres into the required rear yard; whereas the by-law permits a
maximum lot coverage of 38 percent and uncovered steps, or platforms not
exceeding 1.0 metre in height above grade and not projecting more than 1.5 metres
into any required front or rear yard.
Page 5 of 9
Citq A Committee of Adjustment
Meeting Minutes
a Wednesday, April 30, 2014
Q G — I 7:00 pm
Main Committee Room
P/CA 31114 (1424 Sandhurst Crescent)
The applicant requests relief from Zoning By-law 3036, as amended by By-law
7274/13, to permit a maximum lot coverage of 45 percent, whereas the by-law
permits a maximum lot coverage of 38 percent.
The applicant requests approval of five minor variance applications in order to
obtain building permits to facilitate the development of five residential lots for
detached dwellings.
Secretary-Treasurer outlined staff recommendation from the City Development
Department recommending approval subject to conditions. Written comments
were received from the City's Development Services expressing no concerns.
Written comments were also received from Roger& Tracie Mahabir of
1837 Nordane Drive indicating they are in favour of the applications provided the
builder contributes to the cost of a wooden fence to provide some privacy from
the proposed decks behind lots 1424, 1426 and a portion of 1428 Sandhurst
Crescent.
Brian Moss, agent, was present to represent the application. No further
representation was present in favour of or in objection to the application.
In response to the written comments from the owners of 1837 Nordane Drive,
Brian Moss indicated that only one property proposing a deck is adjacent to the
resident requesting the wooden fence and that a fence could be built by the
future owners in coordination with the neighbor at 1837 Nordane Drive.
Moved by Bill Utton
Seconded by Eric Newton
That application P/CA 27/14 (1432 Sandhurst Crescent) by Lebovic Enterprises
Ltd., be Approved on the grounds that the maximum lot coverage of 45 percent
and minimum side yard width of 1.2 metres and 0.6 metres, 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 the requested variances apply only to the proposed detached dwelling
as generally sited and outlined on the applicant's submitted plan.
2. That the applicant obtain a building permit for the proposed detached
dwelling, by April 29, 2016, or this decision shall become null and void.
Carried Unanimously
Page 6 of 9
City 00 Committee of Adjustment
Meeting Minutes
Wednesday, April 30, 2014 0 7
KORMIC 7:00 pm
Main Committee Room
Moved by Shirley Van Steen
Seconded by Tom Copeland
That application P/CA 28/14 (1430 Sandhurst Crescent) by Lebovic Enterprises
Ltd., be Approved on the grounds that the maximum lot coverage of 45 percent
and minimum side yard width of 1.2 metres and 0.6 metres, 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 the requested variances apply only to the proposed detached dwelling
as generally sited and outlined on the applicant's submitted plan.
2. That the applicant obtain a building permit for the proposed detached
dwelling, by April 29, 2016, or this decision shall become null and void.
Carried Unanimously
Moved by Tom Copeland
Seconded by Shirley Van Steen
That application P/CA 29/14 (1428 Sandhurst Crescent) by Lebovic Enterprises
Ltd., be Approved on the grounds that the maximum lot coverage of 45 percent
and uncovered steps or platforms not exceeding 1.2 metres in height above
• grade to project a maximum of 2.5 metres into the required rear yard 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 the requested variances apply only to the proposed detached dwelling
as generally sited and outlined on the applicant's submitted plan.
2. That the applicant obtain a building permit for the proposed detached
dwelling, by April 29, 2016, or this decision shall become null and void.
Carried Unanimously
Page 7 of 9
City e4 Committee of Adjustment
8 ;; Meeting Minutes
0
5 Wednesday, April 30, 2014
7:00 pm
Main Committee Room
Moved by Shirley Van Steen
Seconded by Eric Newton
That application P/CA 30/14 (1426 Sandhurst Crescent) by Lebovic Enterprises
Ltd., be Approved on the grounds that the maximum lot coverage of 45 percent
and uncovered steps or platforms not exceeding 1.2 metres in height above
grade to project a maximum of 2.5 metres into the required rear yard 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 the requested variances apply only to the proposed detached dwelling
as generally sited and outlined on the applicant's submitted plan.
2. That the applicant obtain a building permit for the proposed detached
dwelling, by April 29, 2016, or this decision shall become null and void.
Carried Unanimously
Moved by Eric Newton
Seconded by Bill Utton
That application P/CA 31/14 (1424 Sandhurst Crescent) by Lebovic Enterprises
Ltd., be Approved on the grounds that the maximum lot coverage of 45 percent
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 the requested variance apply only to the proposed detached dwelling as
generally sited and outlined on the applicant's submitted plan.
2. That the applicant obtain a building permit for the proposed detached j.
dwelling, by April 29, 2016, or this decision shall become null and void.
Carried Unanimously
Page 8 of 9
Citq == Committee of Adjustment
Meeting Minutes
X4 Wednesday, April 30, 2014 0 9
� V !2[ 7:00 pm
Main Committee Room
(IV) Adjournment
Moved by Shirley Van Steen
Seconded by Bill Utton
That the 6th meeting of the 2014 Committee of Adjustment be adjourned at
7:30 pm and the next meeting of the Committee of Adjustment be held on
Wednesday, May 21, 2014.
Carried Unanimously
' Date
Chair
Assistant Secretary-Treasurer
Page 9 of 9
City o¢
Report to
°— - r � 4 Committee of Adjustment
10 I
Application Number: P/CA 32/14 to P/CA 54/14
Meeting Date: May 21, 2014
From: Nilesh Surti, MCIP, RPP
Manager, Development Review& Urban Design
Subject: Committee of Adjustment Applications P/CA 32/14 to P/CA 54/14
Emery Homes Glendale Limited
1299 Glenanna Road
Application
The applicant requests relief from Zoning By-law 3036, as amended, to permit a
platform (second storey deck) to project a maximum of 2.5 metres into the required rear
yard, whereas the by-law permits uncovered steps, covered porches and platforms to
project a maximum of 1.5 metres into the required rear yard.
The applicant requests approval of these 23 variances in order to obtain building
permits to construct uncovered second storey decks in the rear yard of three blocks of
freehold townhouse units.
Recommendation
The City Development Department considers the 2.5 metre projection into the rear yard
for uncovered platforms (second storey deck) to be minor in nature, desirable for the
appropriate development of the land and in keeping with the general intent and purpose
of the Zoning By-law, and therefore recommends Approval of the proposed variances,
subject to the following conditions:
1. That the variances apply only to the proposed decks, as generally sited and outlined
on the applicant's submitted plans.
2. That the platforms (second storey deck) be limited to 8.0 square metres.
3. That the applicant obtain building permits for the construction by May 20, 2016, or
this decision shall become null and void.
Background
The Ontario Municipal Board issued an order on December 3, 2012 to approve a draft
plan of subdivision, a draft plan of condominium, a zoning by-law amendment as well as
issued Site Plan approval to permit the development of a 62 unit townhouse
development consisting of 17 freehold townhouse units fronting Glendale Drive and
45 townhouse units fronting onto a private common element road. The development is
currently under construction. •
Report P/CA 32/14 to P/CA 54/14 May 21, 2014
Page 211
Comment
•
Official Plan and Zoning By-law
The Pickering Official Plan designates the subject property as "Urban Residential Areas
— Medium Density Areas" within the Liverpool Neighbourhood.
The subject property is presently zoned "MD-H7"— Multiple Dwelling-Horizontal, under
Zoning By-law 3036, as amended by By-law 7260/13.
Appropriateness of the Application
Projection of a Platform (second storey deck) into the Required Rear Yard
• the by-law permits uncovered steps, covered porches and platforms to project a
maximum of 1.5 metres into a required rear yard
• planning staffs rationale for the maximum 1.5 metre deck projection was to
provide an appropriate separation from properties to the west, limit the amount of
overlook from the deck into adjacent properties and limit the amount of activity
that could occur on the deck
• the approved site plan illustrates second storey decks projecting 1.5 metres into
the required rear yard with a width of 3.0 metres, for a total deck area of
4.5 square metres
• the applicant's proposal is to permit a second storey deck to project 2.5 metres
into the required rear yard with a width of 3.0 metres, for a total deck area of
7.5 square metres
• the applicant has indicated in their planning rationale that a wider deck could be
built within the existing zoning provisions (1.5 metres x 5.5 metres), which would
allow for a deck area of 8.3 square metres, which is larger than that being
proposed
• the applicant has stated that this is an infill development in an urban setting and
with the close proximity between buildings some type of overlook into
neighbouring properties will occur
• staff are supportive of the 2.5 metre projection provided that the size of each
second storey deck is restricted to a maximum area of 8.0 square metres, which
would limit the amount of activity that could occur on the deck
• the increase in maximum projection, while restricting the size of the deck, will
have minimal impact on adjoining properties with respect to privacy and overlook
from the deck into adjacent properties
• the requested variances for the proposed second storey platforms (decks) are
minor in nature, desirable for the appropriate development of the lands and in
keeping with the intent and purpose of the Zoning By-law
1
Report P/CA 32/14 to P/CA 54/14 May 21, 2014
12 Page 3
•Date of report: May 15, 2014 -
Comments prepared by:
11
Melissa Markham, MCIP, RPP Ni esh urti, MCIP, RPP
Principal Planner— Development Review Manager, Development Review& Urban
Design
MM:NS:Id
J:1Documents1DevelopmentT-3700120147CA 32-14 to PCA 54-14\Repo4'PCA 32_14 to 54_14.doc
Enclosures
•
13
n } -taL
N I GLENGRO
MQ —�— ��
�.z 1-- z J
z ��_D -1 PARK
&0 ^Piz OUP , o �� �� ���
IIII� ♦O
i I I I Il II°,, Q
R 0 ( 1 0 BRANDS CO •
URT/rF z
• IIII —� _
1//O FARR P 'K r — _
IMM MN -1— ■ ` .
ROAD
NpNNA i.i.i4i4i�i�i` J
OLE �. ". ..ii4iii4ii.,III :_._y ,..........w...i.i.i.i.i.i.i� o
-- = 1"" Nov�.
��4�
-- -E - ...!.!.
�= am•
—w=1=11 a SU= ECT
�- •ROP RT/ES 4 .
_
-- mml∎ ■∎ w •
_pi MIMI lij 0
MVO ____ MIMI &.,..._ ____• d MIIIM p
111010. PAIS
■
• `RFS;`� ,�
"(4 n4!c-
•
pep `
o��
� „am,
1 ,, ... ,.
I /
�, S
0
o
a 'ct
J N
Location Map
City oil - FILE No:P/CA 32/14 to P/CA 54/14
F1,4
+:_-. I-,- APPLICANT: Emery Homes Glendale Limited
WCSI,/M4101 PROPERTY DESCRIPTION:1299 Glenanna Road (Block 1, 40M-2500)
City Development
Department DATE:Apr.22,2014
Data Sources �/���
2 Teronet Enter riaea Inc. no ita suppliers. Al Aghla R1tooc d, Not o plan 01 furVey. 1:5,000 PN-8
2013 MPAC o ita suppliers. All rights Reaerve0. Not a peen of Survey. 1
. .
•
14 •.....--„,------ --_, , ,
,,,„ .;, /
\
• 15 i •
__ _
___ __ ____ _ II_ _ .__
7- I --- - I . --------T - 1 . : - --1-- •
7 1 1.k7-
; 3FI. 1 I 1 '1"--±al:
K To- 1--4....' I _ s
fiEll
IR KR I
..1- ' -f 11 r l' -'-- ' --- 1' 1' '--- ' --'-
t...K T To . 31
11,1 l'-'-' 0 0T, 20 ' ti- ■,.... I :, 0
I TN7-C TH74C e.:TH7413 TH7-1131 TH740 1
17 18 1 19 I 20 . 21
TI-217i1B TH7-E
i I BLcCK 3
UNIT':17-23
. N
""•-9i-' rkf III••-112R zu I' ili ill .11 I 34111-"vik' IV—DI
i I II IP 1/1 IIR
1
Yk ,
fl R I 1r . z" 1 I . vi I I 3R
"- MO .
. a a ‘g
. Is' 1 :.'1' , ' i 0„,:_ . A - -—1-'..;,., ::: .,,_ ... .-1,1
, i____ ., , 1
-
a. I'
..,
•
API,CO D DECK St2F
.1 -PRO10 AD DECK SIM
I
1 . \ .. 1
I . I .....,
.1
To permit a platform ..
(second storey deck)to
project a maximum of
2.5 metres into the
required rear yard
LL ... .
_.._
. ._. _ . ___. __ _._ ._ _ ___ ...._ ___ _ .... _
. .. 1
,_.k-i-
1, -74-
, ..iii I
, a srt I
- sn' "•Iii V.--
I
ti i 3, C it) i ii, C
@
I
C @'
. i 'K)
a
:4........
TH8-E 1 Thi84 TH84 TH84 T118-I '1 Tt184 TH84 ,/TH13-E 1 .
I
24 . 25 . 26 27 28 ' 29 30 ' 31
BLC)CK 4
11 . UNITS 24-31 i 1
I .
1111., -i
11114" I@
f i - . ret 1, _•„.,
-
411 I I4/1
\ 1 ". I 5! .
• 2 -'
. q•'' ,
• '... it:__Si I I -, I '. [-- -
\
\-APPROVE DECK 91E a I 1.1'21
4 ..
.,,t ■ .7 ai a • I li. I..:,
SE DECK 51.E .
K-111.. YKuPO I I
Submitted Plan
City dptt .,.
_,-..... FILE No: P/CA 32/14 to P/CA 54/14& P/CA 58/14
,5:•.,-,i-.F*.:1--.D:..7.7-:::1:--7:-a. APPLICANT: Emery Homes Glendale Limited
. 1J Ce A- a t4 I la C PROPERTY DESCRIPTION:1299 Glenanna Road (Block 1, 40M-2500)
City Development
Department
. ' DATE:May 5,2014
•
15
1
•
.
\\ii.,..\.. _
1 I 1—T� ,i. 3R T 1
I " 9R 9R I , L_., \ii
® . = ® , & .) ' )
TH7-E TH7-I TH7-1 !4 TI-17-IA TH7-IA TH7-I : TH7-I TH7-E : I
• 32 36 37 38 39 •
�' 3:5 I 3 4 �, 35
BLACK 5 rI
,R INIT 32-3"� �1
n 111 I' u.l ;In ,:;�'i.4,. .11,i io ,.z�, .ml a `z►,',
III• 1111'R ( RUll 1i 9R ltd [� 4K WI I 'R" II-1. .. inn
4k I I • 4R I 13k I- 1 4R ' 9R 1 I KR 1I I I
IfI s
t 11 ( 1 I„ I I I I I L.--—— I –.., I II ..----`I •
� I'u!)..' \ -APPRO>O OE }4E I I r 1 .
1LLL�... 7 a„
w I I — I _ I I f
To permit a platform
(second storey deck)to
project a maximum of •
2.5 metres into the
required rear yard
•
•
•
•
Submitted Plan
Cali 4 FILE No: P/CA 32/1.4 to P/CA 54/14 -
`LLLLiv:27:-7_,-, = ' APPLICANT: Emery Homes Glendale Limited
giCMNIUNIOE PROPERTY DESCRIPTION:1299 Glenanna Road (Block 1, 40M-2500)
City Development
Department •
DATE:May 5,2014
16
•
•
•
EXTENI OF I.SM APPROVED DECI<---
FXTENT OF 2 ARM PROPOSED DECK
I.BM RICH PRIVACY FEFIC.E I
II II
II II
Is
II P
BLOCK A,B,C BLOCK 3,4,5
• PROPOSED DECK ELEVATION •
•
Submitted Plan
•
'¢ FILE No: P/CA 32/14 to P/CA 54/14 & P/CA 58/14
APPLICANT: Emery Homes Glendale Limited •
W RI KI MI N I OC PROPERTY DESCRIPTION:1299 Glenanna Road (Block 1, 40M-2500)
City Development
Department
DATE:May 5,2014
•
CLfq O¢ F
Report to
° "•- Committee of Adjustment17
PI K RI
Application Number: P/CA 55/14 & P/CA 56/14
Meeting Date: May 21, 2014
From: Nilesh Surti, MCIP, RPP
Manager, Development Review& Urban Design
Subject: Committee of Adjustment Application P/CA 55/14 & P/CA 56/14
R & J Naumovski
1416 Highbush Trail
Applications
P/CA 55/14 (Retained Lot)
The applicant requests relief from Zoning By-law 3036, as amended to permit a minimum
front yard depth of 6.5 metres and a minimum side yard width of 1.2 metres, whereas
the by-law requires a minimum front yard depth of 7.5 metres and a minimum side yard
width of 1.5 metres.
P/CA 56/14 (Severed Lot)
3 as amended applicant requests relief from Zoning By-law 3036, a m ended to p ermit a minimum
front yard depth of 6.5 metres and a minimum side yard width of 1.2 metres, whereas
the by-law requires a minimum front yard depth of 7.5 metres and a minimum side yard
width of 1.5 metres.
The applicant requests approval of these two minor variance applications in order to
permit the construction of a two-storey detached dwelling on the proposed severed lot
and to replace an existing dwelling with a new two-storey detached dwelling on the
retained lot.
Recommendation
The City Development Department considers the minimum front yard depth of
6.5 metres and a minimum side yard width of 1.2 metres to a proposed two-storey
detached dwelling on the retained and severed lot to be minor in nature that are
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 the variances apply only to the proposed lot configuration and the side yard
width affecting the future dwellings on the lots, as generally sited and outlined on the
applicant's submitted plans.
2. That the applicant obtains final clearance for a future land severance by
April 24, 2015, or this decision shall become null and void.
3. That the applicant obtain a building permit for the proposed construction by
May 20, 2016, or this decision shall become null and void.
Report P/CA 55/14 & P/CA 56/14 May 21, 2014
18 Page 2
Background
On April 14, 2014, the Region of Durham Land Division Committee approved, with
conditions, the severance of the subject property (LD 025/2014)to create two
residential lots.
The subject property is located within lands regulated by the Toronto and Region
Conservation Authority (TRCA). Through Land Division Application LD 025/2014 the
limits of development were e stablished and a pp roved by the TRCA,
which resulted in
approximately 57 percent of the original land area being conveyed to the City of
Pickering. Due to the land conveyance the developable area of the proposed lots has
been reduced.
Comment
Official Plan and Zoning By-law
The Pickering Official Plan designates the subject property as "Urban Residential— Low
Density Areas" and "Open Space System — Natural Areas"within the Woodlands
Neighbourhood.
The subject property is presently zoned "R4"— Fourth Density Residential Zone within
Zoning By-law 3036, as amended.
Appropriateness of the Application
Reduced Front Yard Depth Variances
• the intent of the minimum front yard depth provision is to ensure that an
adequate landscaped area, parking area and separation distance is provided
between the dwelling and the front lot line
• due to the conveyance of land to the City of Pickering the dwellings have been
sited closer to the street to accommodate the required rear yard setback
• the proposed dwelling will maintain an adequate soft landscaped area and
provide a sufficient parking area in front of the proposed garage
• the proposed 6.5 metre front yard depth will maintain an appropriate separation
distance from street activity in the front yard and is generally consistent with the
existing front yard depths along Highbush Trail
•
Report P/CA 55/14 & P/CA 56/14 May 21,;2014
Page 319
Side Yard Width Variances
• the intent of a minimum side yard width is to provide an appropriate separation
distance 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 metres
• the proposed 1.2 metre side yard width provides an appropriate separation
distance between the dwellings and will maintain sufficient pedestrian access
and accommodate grading, drainage and residential services
• the requested side yard variances are minor in nature and meet the intent and
purpose of the Official Plan and the Zoning By-law.
Input From Other Sources
• Helen Brenner- property owner on • concern with the potential loss of about
Highbush Trail. 4 mature healthy trees
Date of report: May 14, 2014
Comments prepared by:,
\1\)(
Deepak Bhatt, MCIP, RPP Nilesh Surt MCIP, RPP
Planner II Manager, Development Review & Urban Design
DB:NS:jf
J:1DocumentsOevelopnent1D-3100 Comminee of A5ry5tmenl(RCA App AAtions)12D141RCA 55-14 to RCA 56-14 R.6 J.Neumovsk,tRepomPCA 55 656-14.504
Enclosures
•
20
ca a
CNR
--\ r\ -- . . L
_
SHEPPARD AVENUE SHEPPARD AVENUE
\' "IIII1I r I . , . I
1 DRIVE o=mom mum\\ I -_ — ,
Z__ _-o W t
eG==_0�== SUNDOWN DAYL
, ■ \ .1_
�_IIIMMI
IIIIIM— CRESCENT Cf
' _\ Illam■ wow. III
�= =_ PLACE F
m
;= MIN_=
o- _ _� o STEEPLE
-121M 11111=111.
--
STEEPLE\
-- J
•`�!:!i!i!i!i!i!i MEM HILL MIIII III
AP == M �* EPL. PA-K
SUBJE °_� ``,t H/LL
PROPER �� Y ����� COMMON/
H BLE CHORD
'm__m__ ,`,,,,1
SD
` ROAD IMP p� R
GS
PETTICOAT CRE �\N ! FIREHALL
S r.RARY AND
�` v a OMMUNITY _ ,,,, ,.:,,_-- <•'--
,. ROUGE HILL CENTRE
�,� ■ HE/GUTS N
CITY CHURCh
Location Map
Ciiii°i FILE No:P/CA 55/14& P/CA 56/14
--- APPLICANT:J. & R. Naumovski 1
•IW r1 h,1 1 L PROPERTY DESCRIPTION: 1416 Highbush Trail (Lot 147, Plan 816)
City Development DATE: Apr.22,2014
Department Dote Source..
p 20rp .M PEApd.e.In.e pnd urpQ R.Aervh..N R rvpeadn S uo rvo.n e. .rvy- SCALE 1:5,000 PN-6
21
P/CA 55/14
P/CA 55/14 To permit a minimum
To permit a minimum front yard depth of 6.5
side yard width of 1.2 metres
metres
. _ ¢7m 1-
63.2m
6.5m ,� y
°' W
PROPOSED r G
DWELLING 1 N
..,..
ssr, 1144) ` 6.5m
•
PROPOSED V i r
DWELLING
. 43.8m _ tIs
., :e.
37.3m - -
P/CA 56/14
To permit a minimum P/CA 56/14
side yard width of 1.2
metres To permit a minimum
front yard depth of 6.5
metres
I
H
Submitted Plan
_'0
_ _ FILE No: P/CA 55/14 & P/CA 56/14
'—''-' 14 APPLICANT: J. & R. Naumovski
NCO tit N i Oi PROPERTY DESCRIPTION:1416 Highbush Trail (Lot 147, Plan 816)
City Development
Department
DATE:May 5,2014
22
1
•
■■■i
■■, ■■ ■■l ■■'__.•___V! ==-= ■■I=_■■=�■■I:III�a::.II :
_____ I. __ .L _lam �� . � JJ._=
—iii: :i :=,��.-.I _ _O_�___�_=_�_.�_�■_�_
==;■■I i■� ■■i_== ■■ ■■ - - - — =
cis,c1
Report to
Committee of Adjustment
I 23
Application Number: P/CA 57/14
Meeting Date: May 21, 2014
From: Nilesh Surti, MCIP, RPP
Manager, Development Review & Urban Design
Subject: Committee of Adjustment Application P/CA 57/14
E. Zorn
815 Hillcrest Road
Application
The applicant requests relief from the following provisions of Zoning By-law 2520, as
amended:
• to permit an accessory building (shed) to be erected in the southerly side yard;
whereas the zoning by-law requires accessory buildings which are not part of the
main building to be erected in the rear yard
• to permit an accessory structure (shed)greater than 1.8 metres in height to be
setback a minimum of 0.6 of a metre from the southerly lot line; whereas the
zoning by-law requires accessory structures greater than 1.8 metres in height to
be setback a minimum of 1.0 metres from all lot lines
• to recognize an existing accessory structure (above ground hot tub) to be
setback a minimum 0.4 of a metre from the south side lot line; whereas the
zoning by-law requires accessory structures to be setback a minimum of 0.6 of a
metre from all lot lines
The applicant requests approval of these variances in order to permit an accessory
structure (shed) to be located in the south side yard, and to recognize an existing
accessory structure (above,ground hot tub) in the south side yard.
Recommendation
The City Development Department considers an accessory building (shed) to be
erected in the southerly side yard with a 0.6 metre setback from the southerly lot line,
and an existing accessory structure (above ground hot tub) to be setback 0.4 of a metre
from the south side lot line, 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 the variances apply only to the proposed shed and above ground hot tub, as
generally sited and outlined on the applicant's submitted plans.
2. That no openings are permitted on the accessory structure walls facing the south
lot line.
Report P/CA 57/14 May 21, 2014
24 Page 2
Comment
Official Plan and Zoning By-law
The Pickering Official Plan designates the subject property as "Urban Residential Areas
— Low Density Areas"within the West Shore Neighbourhood.
The subject property is zoned "RM1"— Multiple Family Dwelling — First Density zone
within Zoning By-law 2520, as amended.
Appropriateness of the Application
Accessory Building to be Located in the Side Yard
• the intent of the accessory structure location (rear yard) requirement in the
zoning by-law is to minimize their visual impact on the street, to ensure that they
act as an accessory structure to the principal use of the property, and to ensure
that unobstructed access to the rear of the property is available
• the proposed location of the shed within the side yard does not appear to have a
negative visual impact on the street
• adequate space (1.5 metres) is provided between the proposed shed and the
dwelling to allow access to the rear of the property
Accessory Buildings Setback Variance
• the intent of the minimum 1.0 metre setback requirement for accessory structures
greater than 1.8 metres in height, and 0.6 metres for other accessory structures
is to minimize the visual impact that their location may have on adjacent
properties, and to ensure that adequate access for maintenance is available to
the sides of the structures
• the proposed location of the shed, which is 2.0 metres in height, is 0.6 of a metre
from the south side lot line and the location of the existing above ground hot tub
is 0.4 of a metre from the side lot line
• the location of the proposed shed and above ground hot tub does not appear to
have a negative visual impact on the adjacent properties, however, accessibility
between the lot line and the above ground hot tub, for maintenance purposes, is
limited
The requested variances above are minor in nature, desirable for the appropriate
development of the subject lands and is in keeping with the intent of the Official Plan
and Zoning By-law.
Date of report: May 15, 2014
Comments prepared • :
Lalita Paray, MCIP, RPP Nilesh Surti, MCIP, RPP
Planner II Manager, Development Review& Urban Design
LP:NS:Id
J:\Documenls1Developmen10-3 7 0 01201 4WCA 57.14\Repod PCA 57_14.doc
Enclosures
25
jpW '
�Q1 / n
r
`SN - a lViiu i
I
0 ., a= ?
, c` ogrAl lam ',-;it
1 ,,\\A0 4P'
DM MOM
► ilk��� ��� .�IIIInuIii� CECYLIA
MM
���� HOLY ,, ��,,, -_
5 REDEEMER ` , ,c:r w LYNX
CATHOLIC ` , ,� f- T```,_7 ,�—C.
CHURCH bit" I �l� IT L�_L
# WE, �, vii. ,,,,a,
�� I-
�� 1 ME 111il1I. ii: LANE -
' ,, ,` - - m BREDA AVENUE
- -= II
, F,. � m
0 to Mal
= I I
�",.Z- = �� MORETTA AVENUE w ?_
°a` m FATHER � ��■ o_
o ', ' FENELON =11.9--° I I J ^
. SEPARATE = --N
. ,,, ' SCHOOL _
■
.. �OWL�L SANOK a
�,� 1� �
MI
i I I ° \\
� � � 1
I
�� -II��� VICKI F- FREM
HAMPTON COURT I ill DRIVE 1
II�IIIIIIIIII�� FAIRPORT = ' I I I _1 1 I I 1 I .I ( t
■-
BEACH
PUBLIC o
• a
MN= ° w PUBLIC a
i A
OKLAHOMA DRIVE _ OKLAHOMA
p�VI1llhIIIII 'PE/VTEC.-
ao ABINGDON COURT _ iM ♦ >
�.
Location Map
Cifq off 3± FILE No: P/CA 57/14
'7.-...�. _ �, APPLICANT: E. Zorn
1J Cell t,Ie PROPERTY DESCRIPTION: 815 Hillcrest Road (S. Pt. Lot 158, Plan M-20,
City Development Part 6, 35, RP WR 127) DATE: Apr.25,2014
Department oOSe �OUfLG3
TAT;et Entoo rl000 Inc. od It. •uppliere. All rlghte Reaerven. Not a plan of ,�n,ey. SCALE 1:5,000 AN-2
2077 MPAC d ite �uppliere. All npht� R�.e, od. Not o pion of Survey.
26
EXISTING
POND
a
Q 30.4m
0
LJ_ EXISTING
1—" :1" Alb
DWELLING
'A 8 EXISTING
(J, O DECK —* 3
W wz s
U 1 EXISTING EXISTING ♦ w
"' DRIVEWAY 1.5m 3 2.1m N) EXISTING I
J FENCE i �HOT TUB
I PROPOSED I 1
LOCATION OF 0.6m 0.4m
SHED EXISTING
SHED TO BE
RE-GLOATED
To permit an acce sory To permit an accesory To recognize an
building(shed)to be structure(shed)greater existing accessory
erected in the souther) than 1.8 metres in structure(above
y height to be setback a ground hot tub)to be
side yard
minimum of 0.6 of a setback a minimum of
metre from the 0.4 of a metre from the
southerly lot line south side lot line
N
Submitted Plan
4 FILE No: P/CA 57/14
!. =11...._;_, APPLICANT: E. Zorn
Id IM 0111,01 PROPERTY DESCRIPTION:815 Hillcrest Road (S. Pt. Lt. 158, Plan M-20
City Development Part 6, 35, RP WR127)
Department
DATE:Mar.21,2014
27
_ , H _ . p _______
- -
. 1
- 1
.,_____
_ _
u1.11 , __.
..
Q o
E
o
j N
1
p-- - - -1.7m- " - = - —_
FRONT(NORTH) ELEVATION SIDE(EAST) ELEVATION
•
REAR(SOUTH) ELEVATION SIDE(WEST) ELEVATION -
•
Submitted Plan
4 FILE No: P/CA 57/14
•1-11: APPLICANT: E. Zorn
Vi li t,0r PROPERTY DESCRIPTION:815 Hillcrest Road (S. Pt. Lt. 158, Plan M-20
City Development
Department Part 6, 35, RP WR127)
DATE:May 2,2014
City O¢
Report to
a •� 5 •.. 4 Committee of Adjustment
I KERI
28 Application Number: P/CA 58/14
Meeting Date: May 21, 2014
From: Nilesh Surti, MCIP, RPP
Manager, Development Review & Urban Design
Subject: Committee of Adjustment Application P/CA 58/14
Emery Homes Glendale Limited
1883 Glendale Drive
Application
•
The applicant requests relief from Zoning By-law 3036, as amended by By-law 7260/13,
to permit a covered porch to project a maximum of 1.8 metres into the required corner
rounding, whereas the by-law permits uncovered steps, covered porches and platforms
to project a maximum of 1.5 metres into any required corner rounding.
The applicant requests approval of this variance in order to obtain zoning compliance
for an existing two-storey detached dwelling with a covered porch.
Recommendation
The City Development Department considers a 1.8 metre projection of a covered porch
into the required corner rounding 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 the variance apply only to the existing dwelling, as generally sited and outlined
on the applicant's submitted plans.
2. That the applicant obtain a building permit for the construction by May 20, 2016, or
this decision shall become null and void.
Background
The Ontario Municipal Board issued an order on December 3, 2012 to approve the draft
plan of subdivision, draft plan of condominium, site plan and amendment to the zoning
by-law submitted by Emery Homes Glendale Limited, to permit the development of a
62 unit townhouse development containing 17 freehold townhouse units and
45 townhouse units in a common element condominium.
The development is currently under construction.
Report P/CA 58/14 May 21, 2014
Page 2 29
Comment
Official Plan and Zoning By-law
The Pickering Official Plan designates the subject property as "Urban Residential Areas
— Medium Density Areas" within the Liverpool Neighbourhood.
The subject property is presently zoned "SA-11"—Single Attached Dwelling within
Zoning By-law 3036, as amended by by-law 7260/13.
Appropriateness of the Application
Projection of a Covered Porch into the Required Corner Rounding
• the intent of the maximum projection of covered porches into the required corner
rounding is to maintain a visually attractive front yard, flankage yard and
streetscape by providing an adequate separation distance between buildings and
street activity and to avoid adverse impact on the street
• the proposed projection of 1.8 metres into the required corner rounding would not
have any adverse impact on the street or abutting property owners
• staff are of the opinion that the requested variance maintains an adequate
separation between the dwelling and the street and will allow for a visually
attractive streetscape to be provided
• the requested variance is minor in nature, appropriate for the development of the
land and maintains the intent of the Zoning By-law and the Official Plan
Date of report: May 15, 2014
Comments prepared by:
Lalita Paray, MCIP, RPP Nilesh Surti, MCIP, RPP
Planner II Manager, Development Review & Urban Design
LP:NS:Id
J:1 Documents\DevelopmeMt0-3700\20144,CA 58-14U2epoM1'PCA 58_14 doe
Enclosures
•
30
1 El J m O, GLENGRO
III � i) --m - ��
�, `�z z— �Ov PARK
0 _.=_„
II�� �� _ J
ce
I , Q
DR/-F,O,�` w BRANDS COURT
III. i lor-
VID FARR P _' r
ROAD
G`ENpNNp �.
mir ` .. o •
J
�w .. o NO
ILL MIMMIIMI 12 VS 1-,1 NM
C� r ^'OP( J -
m_ = 11111
s� —irmaim a.�.��
IIMIim =E w-
1.lits
mi.__
_.....L.e;,•
..,_
po,
G oil
) V-\ F"'
oG
J
LA rn
' J � N
Location Map
Cal off `= FILE No: P/CA 58/14
pis: 77: .. APPLICANT:Emery Homes Glendale Limited
V ON NE4 01 PROPERTY DESCRIPTION:1883 Glendale Dr. (Block 2, 40M-2500)
City Development DATE:Apr.22,2014
Department
Data Source..
STeranat Enterprtaea lea nne it auppllera. All nahta Reaeroee. Not o plea or s�.�ev. SCALE 1:5,000 PN-8
19 201] 1APAC a C f!e .uppliera. All riphla Reearvatl. Nol o pion of Survq.
•
31
•
To permit a covered 6LEN ANN A ROAD •
porch to project a _ • -
maximum of 1.8 02 • 402 402 4
metres into the H,_36 88X50 8X58 E
required corner 4Xtil:
rounding .0.;'-'"0 • 1;y4 } '
. ;j ?7 N b
. ::',/ Ilir 402 3.0M ROAD WIDENING 4-02 —
88 ,5 x 88.51 S8x59 8; •8 NOW 56' 53"E
...; ,}0' WRAP 402 76
• ,'i X8087 o AROUND ;`�88.56 ,µ _1 ��
i; Z PORCH 89.35
or' , Illi ® t' 88.75
o
e J 1
'- qq ccb� ' ' LOT 17
�a�o$.�3_6%1 4�Z oo y i O
o� Os N w$ _2.0 (xi IN TH9-C
N _ _ °t i N71'31 27�E 00 _2,m,
'� ' OWO p 3.59 co 2.OJL I O oco 1 23.61
f y Nv $402 I . :.1° Pi IN . LOT 16
Z . _ y 88.61 I rn 1 N u' TH9-I gi \\4.- _
•D bl — gat J A
.7\
H
. Submitted Plan
Carl 4 FILE No: P/CA 58/14
_„«'I-----------,2---,_. 2 ',!- APPLICANT: Emery Homes Glendale Limited
Nki� �� �� PROPERTY DESCRIPTION: 1883 Glendale Drive (Block 2, 40M-2500)
City Development -
Department
DATE:May 5,2014
City o¢
Report to 11 Committee of Adjustment
PI KERIN
32 Application Number: P/CA 59/14
Meeting Date: May 21, 2014
From: Nilesh Surti, MCIP, RPP
Manager, Development Review& Urban Design
Subject: Committee of Adjustment Application P/CA 59/14
J. & M. Currie
1162 Windgrove Square
Application
The applicant requests relief from Zoning By-law 3036, as amended by By-law 3686/91,
to permit an uncovered platform not exceeding 2.5 metres in height above grade to
project a maximum of 3.5 metres into the required rear 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 rear yard.
The applicant requests approval of this variance in order to permit a second storey
uncovered platform (deck) in the rear yard.
Recommendation
The City Development Department considers an uncovered platform not exceeding
2.5 metres in height above grade to project a maximum of 3.5 metres into the required
rear yard to be minor in nature that is 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 applies only to the proposed uncovered platform, as generally
sited and outlined on the applicant's submitted plans.
2. That the applicant removes the existing deck and shed prior to obtaining a building
permit for the proposed construction.
3. That the applicant obtain a building permit for the proposed construction by
May 20, 2016, or this decision shall become null and void.
Comment
Official Plan and Zoning By-law
Pickering Official Plan—"Urban Residential Areas— Low Density Areas"within the
Liverpool Neighbourhood .
Report P/CA 59/14 • May 21, 2014
Page 2 33
Zoning By-law 3686/91—"S-SD"— Residential Zone
Appropriateness of the Application
Increased Projection of Uncovered Steps and Platforms
• the intent of this provision is to ensure adequate outdoor private amenity area is
provided within the rear yard, appropriate setbacks are provided to protect the
privacy of abutting property owners and allow for appropriate access for
maintenance, lot grading and drainage
• the by-law permits uncovered steps or platforms not exceeding 1.0 metre in
height above grade to project not more than 1.5 metres into the required rear
yard
• the applicant is proposing to replace an existing main floor platform (deck) with a
larger platform (deck) •
• the proposed projection (deck) will have a height of approximately 2.5 metres
and will project 3.5 metres into the required rear yard
• the proposed platform will maintain the minimum required interior side yard
setbacks of 1.2 metres on one side and 0.6 metres on the other side and a rear
yard setback of 4.2 metres to the rear lot line
• the proposed platform will have minimal impact on the privacy of abutting
property owners
• staff are of the opinion that the requested variance is minor in nature, is desirable
for the appropriate development of the property and maintains the purpose and
intent of the Official Plan and Zoning By-law
Input From Other Sources
No comments received from other departments/sources
Date of report: May 14, 2014 r
Comments prepared by:
Deepak Bhatt, MCIP, RPP Niles Surti, MCIP, RPP
Planner II Manager, Development Review & Urban Design
DB:NS:jf
J:Documents Development4D-3700 Committee of Adjustment(PCA Applicalions)120141PCA 59.14.1.6 M.CurtlefReport lPCA 59-14 Repoit.doc
Enclosures
1
34
�\\\ \� MEADOWLANE ' bin
4
\ \ N—,, TIMBER 111'!
-
COURT EN
IIIII
MAPLE GATE RO iiiiii 'RAILWO , •.
'-'-':"1141�cUn ,r,,CRT.�
... ...1 ,40,
/III°SE U� �II1111111I.v■j�
HY IIIr� CEDAR
WpOp .
DRO II1 COURT 11111II111I
',I VII II SUBJECT PROPERTY
IIIIIIIII��/ o ��RRIDp tR
►tai Altman , . 111111IIII — R I�►G�i _ = NDGRDV11,,_ III
••i �111111111� — _ HAR �1I� 1'111
'111 CRESCENT_ �� �` FILI!IN E y,111111 _ _ o_�� III
11111►� 1111 ►Q SQUARE Q 11, B RAMB
�y'1,,'1'11,1'" —m .--n aft
11 II�i� COLONIAL 11►� ��m
STREET
CRESCENT MAPLE RIDGE DRIVE
�IIIIIIII� 110 i = 1il
ti& !D� � IIIESTONE �i =
HEIGHTS 4IIt111 = ,_ PEBBLESTONE =�D�m NE
'ARK IIII '� o w r .Z.
',� U N ,-
=_ _t♦Um
�M n— 0 CRES. —�'-- — C)-- 'I
== = --ST. ISAAC S AIZ —SEPARATE Ii'; --
C�HOLIC SCHOOL o p i--, CHURCH II I '1 1111\� �
FINCH AVENUE el immammillgilig
iw gup pi i rani /NR Eo.H A 6L L �'` elh1IEN sag E:�4A1
Location Map
City°it `` FILE No: P/CA 59/14
,� .lie
,,': i - l%£' APPLICANT: J. &M. Currie
w���� k`li1�1- PROPERTY DESCRIPTION:1162 Windgrove Sq. (Pt. Lt. 42, Plan 40M-1706
City Development Part 2, 40R-14525) DATE: Apr.28,2014
Department eta S,�rcee
Teranet Enter rife! Inc. tl IU supPllen. All rlghtf Reserved. Net o plan of survey. SCALE 1:5,000 PN-12
B
2014 MPAC d Its suppliers. All rights Reserved. Not a plan of Survey.
I
35
To permit an uncovered
platform to project a
maximum of 3.5 metres
into the required rear
yard
ww
LL
Q 0.9m 0.9m
D o ; _ 30.6m
E---6.0m—■ M ,__. .fir_.. 7-- --
EXISTING PROPOSE
w DWELLING _/,DECK E
> ° / o
0 1---6.0m—►. / /r, II,,
/ ,+ t►
L.L �C_ / �� r/. 1�I I 14-4.2m—÷ •
(D 0 6
30.6m
1.2m
z 1.2m
"7\ it
N
Submitted Plan
Ch FILE No: P/CA 59/14
7 - - APPLICANT: J. & M. Currie
PROPERTY DESCRIPTION:1162 Windgrove Sq. (Pt. Lt. 42, Plan 40M-1706
City Development 2, 4 -14525
Department part 20R
)
DATE:May 5,2014
Ciu1 oq
Report to
=3 Committee of Adjustment
PI KERI
36 Application Numbers: P/CA 60/14 & P/CA 61/14
Meeting Date: May 21, 2014
From: Nilesh Surti, MCIP, RPP
Manager, Development Review & Urban Design
Subject: Committee of Adjustment Applications P/CA 60/14 & P/CA 61/14
R. Dewar
1387 Rougemount Drive
Applications
P/CA 60/14 (Proposed Retained Parcel)
The applicant requests relief from Zoning By-law 3036, as amended by By-law 2912/88,
to permit a minimum lot frontage of 15.2 metres and a minimum side yard width of
1.5 metres where a garage is erected as part of a detached dwelling; whereas the
by-law requires a minimum lot frontage of 18.0 metres and a minimum side yard width
of 1.8 metres where a garage is erected as part of a detached dwelling.
P/CA 61/14 (Proposed Severed Parcel)
The applicant requests relief from Zoning By-law 3036, as amended by By-law 2912/88,
to permit a minimum lot frontage of 16.8 metres and a minimum side yard width of
1.5 metres where a garage is erected as part of a detached dwelling; whereas the
by-law requires a minimum lot frontage of 18.0 metres and a minimum side yard width
of 1.8 metres where a garage is erected as part of a detached dwelling.
The applicant requests approval of these variances in order to create one additional lot
through the Region of Durham Land Division Committee in order to permit a two-storey
detached dwelling on the proposed severed parcel and to replace an existing dwelling
with a new two-storey dwelling on the retained parcel.
Recommendation P/CA 60/14 (Proposed Retained Parcel)
The City Development Department considers the minimum lot frontage of 15.2 metres
and a minimum side yard width of 1.5 metres where a garage is erected as part of a
detached dwelling for the proposed retained parcel to be minor in nature, desirable for
g p p p
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 the variances apply only to the proposed lot configuration for the proposed
retained parcel, as generally sited and outlined on the applicant's submitted plans.
Report P/CA 60/14 & P/CA 61/14 May 21, 2014
Page 2 37
2. That the applicant obtains final clearance for a future land severance (coordinated
with Minor Variance Application P/CA 61/14) by August 28, 2015, or this decision
shall become null and void.
3. That the applicant obtain a building permit for the proposed construction on the
proposed retained parcel by May 20, 2016, or this decision affecting the proposed
. detached dwelling shall become null and void.
Recommendation P/CA 61/14 (Proposed Severed Parcel)
The City Development Department considers the minimum lot frontage of 16.8 metres
and a minimum side yard width of 1.5 metres where a garage is erected as part of a
detached dwelling for the proposed severed parcel 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 the variances apply only to the proposed lot configuration for the proposed
severed parcel, as generally sited and outlined on the applicant's submitted plans.
2. That the applicant obtains final clearance for a future land severance (coordinated
with Minor Variance Application P/CA 60/14) by August 28, 2015, or this decision
shall become null and void.
3. That the applicant obtain a building permit for the proposed construction on the
proposed severed parcel by May 20, 2016, or this decision affecting the proposed
detached dwelling shall become null and void.
Background
On October 11, 1988, the City approved an area-specific zoning by-law amendment for
the majority of the lands fronting onto Rougemount Drive, north of Kingston Road and
east of Altona Road. The amending by-law incorporated specific zoning provisions to
the existing "R3" and "R4" zones in order to protect the neighbourhood's unique
character. These provisions included amendments to the front yard depth, building
height, maximum garage projections and the placement of accessory structures on a
lot.
The applicant intends on submitting a Land Division Application to the Region of
Durham Land Division Committee for the subject property to create a total of two
residential lots with minimum lot frontages of 15.2 and 16.8 metres along Rougemount
Drive.
Approval of these Minor Variance Applications will ensure zoning compliance is
achieved if a future Land Division Application is approved by the Region of Durham
Land Division Committee.
Report P/CA 60/14 & P/CA 61/14 May 21, 2014
38 Page 3
Comment
Official Plan and Zoning By-law
Pickering Official Plan—"Urban Residential— Low Density Areas"within the
Rougemount Neighbourhood
Zoning By-law 3036, as amended by By-law 2912/88—"R3"—Third Density Residential
Zone
Appropriateness of the Application
Reduced Lot Frontage and Side Yard Width Variances
• the intent of the minimum lot frontage requirement is to ensure a usable lot size
that is compatible with the neighbourhood
• the intent of a minimum side yard width is to provide an appropriate separation
distance 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
• since the adoption of the 1988 area-specific zoning by-law amendment, the City
has approved several rezoning applications for a number of properties along
Rougemount Drive between Kingston Road and Altona Road, which established
a minimum lot frontage of 15.0 metres and a minimum side yard width of
1.5 metres
• the reduced lot frontages of 15.2 metres and 16.8 metres, and side yard widths
of 1.5 metres, would ensure a usable lot size and allow for the construction of a
detached dwelling that is compatible and in keeping with the neighbourhood
character established along Rougemount Drive
• the proposed side yard width of 1.5 metres will provide appropriate separation
distances between structures on abutting properties, maintain pedestrian access
and accommodate grading, drainage and residential services
• the applicant intends to comply with all other zone provisions
• the requested variances are minor in nature and maintains the intent and
purpose of the Official Plan and the Zoning By-law
Date of report: May 14, 2014
Comments prepared b :
Ashl- earwood IP, RPP Nilesh Surti, MCIP, RPP
Planne - Manager, Development Review & Urban Design
AY:NS:Id
J:1 Documents\DevelopmentD-3 70 012 01 4 PCA 60-14&PCA 61-14WepoMPCA 60-14&PCA 61-14.doc
Enclosures
39
F 1 \ �� _ ' I \ I I I
o -G �-
TREET 0 y__
I1
STREET � I IME
i /
Ralik
__
0
o ELIZABETH =moo
B. PH/N
SCENT cc PUBLIC =NN
J SCHOOL ==
z l `'' W�
A -
a FIDDLERS / o , I
D dill v∎•
TOML N ON CRT/ if
o 1
c
BEET -
1 \\ I,
o Z ROPER
°,3
RIVE
;tØ
o Lu in
ier 0 I Ix o — ROAD
PETICOAT CREE` , cRARY AND
0
U
/ � ROUGE HILL OMMUN/TY
f GATE BROOKRIDGE
cA Aik. CENTRE
_` 111111114>%`
- _ CHURCH I '
_ w OF THE • HEIGHTS
NAZARENE CITY CHURL
- o
111111111 %AIIII It .
\ \ i LL.1___ mum lip 1
w l
Z-7-j'ir' PP.111 K G550N w N P� kp1
I / .n1 �
Citg Location Map
off FILE No: P/CA 60/14 &P/CA 61/14
c-,„Eli—,- -
Fil::...;7. ., APPLICANT: R. Dewar
�CS 1 4 111°� PROPERTY DESCRIPTION:1387 Rougemount Dr. (N. Pt. Lt. 24, Plan 228
City Development Part 1, 40R-6158) DATE: Apr.28,2014
Department
Data Sources:
Q Teronet Enteraprlees Inc. and Its ppllars. All rights Reserved. Not o plan Of earvey. SCALE 1:5,000 PN-12
Ip 2014 UPAC ntl Its euppllere. All rights Reservetl. Not o plan of Survey.
40
P/CA 60/14
To permit a minimum P/CA 60/14
required lot frontage of To permit a minimum
15.2 metres side yard width of 1.5
metres
•W
• g
122.7m -
1— E PROPOSED PROPOSED
Z Ci 4 DWELLING RETAINED N
D 1(' PARCEL tri
O
2
0 I r
JJ PROPOSED E
D 6 — dPOSED SEVERED
O — DWELLING . PARCEL
CC 4
122.7m •
•
P/CA 61/14
To permit a minimum P/CA 61/14
required lot frontage of To permit a minimum
16.8 metres • side yard width of 1.5
metres
#/\
N i
Submitted Plan
City'¢ FILE No: P/CA 60/14 & P/CA 61/14
APPLICANT: R. Dewar
WAINIMIN1101 PROPERTY DESCRIPTION:1387 Rougemount Dr. (N. Pt. Lt. 24, Plan 228
City Development Part 1, 40R-6158)
Department
DATE:May 6,2014
Cary Report to
Committee of Adjustment •
PICKERING 41
Application Number: P/CA 62/14
Meeting Date: May 21, 2014
From: Nilesh Surti, MCIP, RPP
Manager, Development Review& Urban Design
Subject: Committee of Adjustment Application P/CA 62/14
M. Sosney
1851 Spruce Hill Road
Application
The applicant requests relief from the following provisions of Zoning By-law 3036, as
amended:
• to permit a minimum front yard depth of 4.5 metres, whereas the by-law requires
a minimum front yard depth of 7.5 metres
• to permit a covered porch with a platform not exceeding 1.0 metre in height to
project a maximum of 1.0 metre into the required front yard, whereas the by-law
permits uncovered decks or platforms not exceeding 1.0 metre in height to
project a maximum of 1.5 metres into the required front yard
• to permit an uncovered deck not exceeding 1.0 metre in height to project a
maximum of 3.3 metres into the required rear yard, whereas the by-law permits
uncovered decks or platforms not exceeding 1.0 metre in height to project a
maximum of 1.5 metres into the required rear yard, and
• to permit a maximum lot coverage of 41 percent, whereas the by-law requires a
maximum lot coverage of 33 percent
The applicant requests approval of these variances in order to obtain a building permit
to construct a two-storey detached dwelling with an attached covered porch in the front
yard and an attached uncovered deck in the rear yard.
Recommendation
The City Development Department considers the minimum front yard depth of 4.5 metres,
•
the covered porch projection of 1.0 metre into the required front yard, the uncovered
deck projection of 3.3 metres into the required rear yard and a maximum lot coverage of
41 percent to be minor in nature, that are 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 detached dwelling, as generally
sited and outlined on the applicant's submitted plans.
2. That the vehicular entrance is setback a minimum of 6.0 metres from the front
lot line.
Report P/CA 62/14 May 21, 2014
42 Page 2
3. That the applicant obtains final clearance for Land Division Application LD 026/14 by
April 24, 2015 or this decision shall become null and void.
4. That the applicant obtain a building permit for the proposed construction by
May 20, 2016, or this decision shall become null and void.
•
Background
Following the circulation of this public notice, the applicant has requested to amend the
Minor Variance Application to exclude the variance request to permit the uncovered
second storey balcony (4.5 metres in height).
On April 14, 2014, the Region of Durham Land Division Committee conditionally
approved two Land Division Applications LD 026/14 (the subject parcel) and LD 027/14
which permitted the creation of two new lots with frontages onto Strouds Lane, while
retaining a lot with an existing one-storey detached dwelling with frontage onto Spruce
Hill Road (see Submitted Plan).
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.
The property is also subject to the Dunbarton Neighbourhood Development Guidelines.
The subject property is currently zoned "R4"— Fourth Density Residential Zone within
Zoning By-law 3036, as amended.
Appropriateness of the Application
Front Yard Depth Variance
• the intent of a minimum front yard depth is to ensure that an adequate
landscaped area, parking area and separation distance is provided between the
dwelling and the front lot line
• as a condition of approval for the Land Division applications affecting the subject
property, the owner is required to convey a 5.79 metre wide road widening
across the entire length of the property abutting Strouds Lane in compliance with
the municipal right-of-way width requirements of the Pickering Official Plan (see
Submitted Plan)
• the City does not anticipate a road expansion to Strouds Lane in the immediate
future
• the current zoning by-law on the south side of Strouds Lane, across from the
subject property, permits a minimum front yard depth of 4.5 metres
Report P/CA 62/14 May 21, 2014
Page 3 43
• the requested front yard variance will allow the dwelling to be sited closer to the
street, which will create an attractive built form and residential streetscape along
Strouds Lane in keeping with other dwellings in the neighbourhood
• the requested front yard depth variance is minor in nature and meets the intent
and purpose of the Official Plan and the Zoning By-law
Uncovered Platforms Projecting into required Front Yard Variance
• the by-law requires 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 intent of this provision is to provide the opportunity for any stairs and/or a
landing platform to encroach into the front yard when needed, to ensure
adequate buffer space between buildings and street activity is provided, and to
ensure an adequate landscaped area within the front yard is also provided
• the proposed covered porch will maintain an adequate landscaped area between
the proposed dwelling and street activity
• the proposed covered porch will enhance the residential streetscape along
Strouds Lane
• the requested variance is minor in nature and maintains the intent of the zoning
by-law
Uncovered Platforms Projecting into required Rear Yard Variance
• the by-law requires uncovered steps or platforms not exceeding 1.0 metre in
height above grade to project a maximum of 1.5 metres into the required rear
yard
• the intent of this provision is to provide the opportunity for any stairs and/or a
landing platform to encroach into the rear yard when needed, to ensure adequate
buffer space between buildings and the rear lot line is provided, and to ensure an
adequate soft landscaped area within the rear yard is also provided
• the proposed uncovered deck in the rear yard will maintain an adequate buffer
space between the proposed detached dwelling and the rear lot line to provide
for a sufficient soft landscaped amenity area
• the requested variance is minor in nature and maintains the intent of the zoning
by-law
Lot Coverage Variance
• the intent of the maximum lot coverage provision is to maintain an appropriate
building size, scale and massing and to ensure an adequate amount of outdoor
amenity area remains uncovered by buildings on a lot
• the dwelling maintains an appropriate size, scale and massing for the
neighbourhood and a sufficient amount of outdoor amenity area will remain
uncovered by buildings on the property
• the proposed lot coverage,of 41 percent is a result of the City's requirement for a
road widening along Strouds Lane
Report P/CA 62/14 May 21, 2014
44 Page 4
• the proposed dwelling would have complied with the maximum lot coverage
requirements of the zoning by-law if there was no road widening
• the requested variance is minor in nature and maintains the intent of the zoning
by-law
Date of report: May 15, 2014
Comments prepared by:
•
siKE� /
• ey Yea ••• b - P, RPP Niles Curti, MCIP, RPP
Planner II Manager, Development Review & Urban Design
AY:NS:Id
J9Documents\Develc pment\D-3700 12014bPCA 62-14\Report'PCA 62-14 doe
Enclosures
45
L.)(,,ztv, ,
Y _ o_____ \I 1 1 1 1 1 1 1 1 1
Q =GABLEHURST
a Q rx
MILLBANK ROAD w
1
w o' D CRESCEI
11 l N
STREET /
0
Jc 01/i �} COURT ill
o
Ilimmuri��
IIIIII L ck Milk L-9
u�i VOYAGER �E. •
�8��_�i
AV BONITA AVENUE
WOODRUFF a C�'I� �"��� � PA Q I
'!��!�I� ���` SUS JECTr
ll '
I NV ∎!-\� ill a
o
.11P c",, /- 11/ STROUDS — LANE o 011111 . , ,
it$ ENE WINGARDEN CRESCENT
UDS O�e�� hi=G � - -
11w
Of�� � ia Rm ?
HEDGEROW PL. __ - w
I I01 <
- mi. N
7v-
SHADYBROOK __ fx
0 ,
__ 'PARK ==
` w
III _...s
1 r� —E=�
o■---
ci_ ST. MA-,UER/TE —/11=
SOURG.•YS min M .=
SEPARATE •HOOL — MINUMEN
Y-- AIL
G�
AVENUE 4111/1k2 ,I,�v- \ ' \
• „""'.F,• ., c)EN CRESCENT GOLDENRIDGE I�
== JACQUELINE Q ,// I 1 o I ���
a
WELRUS STREET o
a D H
1 EDGEWOOD rf\ I // ,� I w
I °
City Location Map
4 --,- - FILE No:P/CA 62/14
_ • • APPLICANT: M. Sosney
w��c/a t,�O t PROPERTY DESCRIPTION:1851 Spruce Hill Road (Lot 63, RCP Plan 1041)
City Development DATE: Apr.28,2014
Department
Cute Sources:
8 Teranet lntea.-lees Inc. o d Its s ppllers. All rights Reserved. Nat a plan at survey. SCALE 1:5,000 PN-11
•
3013 MPAC d Its suppliers. All Nghts Reserved. Not a plan at Survey.
I
i
•
To permit a maximum To permit an
lot coverage of 41 uncovered deck(1.0
percent metre in height)to ►n
project a maximum of s
3.3 metres into the
required rear yard
■ii Sp 45.7m
OI _ t T C O OCh 21.3m . 21m
• (WW1 WW .
r/
-
O - CONDITIONALLY
7.1 APPROVED 3
0 CONDITIONALLY SEVERED PARCEL
APPROVED CREATED BY LAND j �..
0 RETAINED PARCEL DIVISION j .%
_ A 0 LD 027114 /j. -� A
�i PROPOSED 4 en
I-
%.41 y !:,,.7. D 1 DWELLING•XI �_
O EXISTING
D DWELLING i / „i/0 NI
0v
1
• ■
D rn REQUESTED CITY a,
<0 ROAD WIDENING
I 3
. " "p " 0 _•�dm_011111 0.•. • t "
,\,,,...:._ -- CONDITIONALLY To permit a minimum
APPROVED To permit a covered . front yard depth of 4.5
SEVERED PARCEL porch to project a metres
CREATED BY LAND
DIVISION maximum of 1.0
STROUDS LANE LD 026/14 metres into the
required front yard
7\
Submitted Plan •
Obi 4 FILE No: P/CA 62/14
-4°- -
° APPLICANT: M.Sosney
wcerxmolOc PROPERTY DESCRIPTION:1851 Spruce Hill Road(Lot 63,RCP Plan 1041)
City Development
Department
DATE:May a,2014
•
1
47
1 4114611.
AIX, :.-_,...-_-,...--musztvii-
441 --•-rrEEEFIVEEEEaEEEE=E*EEEEEE:Hdgm
rttft,[:.. :,-.....,,-,-.11,„,,,,,:_:-.3„....3...-r.....„:::,..,..-_,..„,
I I I 1 i II MIESMINtailibil
E'r:14P"Iligag2Fir---71111"itiggliggliiiiiii
Iii__i
-n_
PROPOSED SIDE(WEST) ELEVATION
I
-‘ 1 ril ig:t2t"gE:E*244:rEtl I 1.1 0 1 ESE:114-Eti IIII a Ett-.66.14
. mail_r_ilitifir7:::::i.LatisatickomssEf*.i
go = •im r Ibuq.,,......t....!,
'"..1 ' � ■■■ 1-it:::s::;::::::!.
:_ _■• : __ __�� II II III II III i I
II Ilfll- 11111111110
_ _ _,'is, �II�i-
i i 13.7m
_ PROPOSED SInE(FAST) F1 FVATION __ ___ —
Submitted Plan
City 4 FILE No: P/CA 62/14
`I. •: 1=". = APPLICANT: M. Sosney
l'6E1 C,10[ PROPERTY DESCRIPTION:1851 Spruce Hill Road (Lot 63, RCP Plan 1041)
City Development P
Department
DATE:May 6,2014
•
48 ,.... N
i',.ilf .'-igi• . . 1 M.: ,.. .. :I II I 1k u!' - • 4i 1 ' "- ; it ' 1 Iff 4 ,ri --. .•-' ,'-,-',
• 'i,:, i'i'''', ■1117 )fli 1:'- '.: •''i-1'' i l'f''. .''.t'l..1'! ', '1 . 1.' !, '1 :,T .1.g' 1'C;,, '.• ''::.". i,!!t.;:r L•- 1116 .
, . .Hi'!1''',1•, i.il.,. 1 ..•ll'q, j j,,,.',.,'L. „,. El....,...,. 4,,,., . , _.•
_ _
1 ii I I. .:211§52.„..,....x4: :i
.::::::::::::: r:”624 1 I I•I I I KEEE::::5;33:33:555f■:;;E:::::j
:'...74=r" - =--=Z2 .::27: I I I I I]
3E-; 1.-77