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HomeMy WebLinkAbout13 September 24, 2014Committee of Adjustment Agenda Meeting Number: 13 Date: Wednesday, September 24, 2014 (I) (II) (Ill) Committee of Adjustment Agenda Wednesday, September 24, 2014 7:00pm Main Committee Room Page Number Adoption of Agenda Adoption of Minutes from September 3, 2014 1-10 Reports 1. Tabled at the July 23, 2014 meeting 11-18 PICA 68114 to PICA 71114 Nuteck Homes Ltd. 1825 1827 Appleview Road 2. Deferred at the September 3, 2014 meeting 19-26 PICA 75114 C. Sewell 663 Front Road 3. PICA 82114 27-31 S. Jamieson & K. Nakamura 1779 Silverthorn Square 4. PICA 83114 32-37 M. & E. Kim 729 Breezy Drive 5. PICA 84114 38-44 C. McMannis 1315 Wharf Street 6. PICA 85114 45-50 P. & C. Carvalho 1004 Albacore Manor 7. PICA 86114 51-54 D. Kelly & S. Head 578 Creekview Circle Accessible •--For information related to accessibility requirements please contact: Lesley Dunne PICKE~G T. 905.420.4660, extension 2024 TTY 905.420.1739 Email ldunne@pickering.ca Committee of Adjustment Agenda 8. 9. PICA 87114 Marshall Land Corp. Ltd. Nordane Drive PICA 88114 J. & C. Johnston 979 Mountcastle Crescent (IV) Adjournment September 24, 2014 Page 2 of 2 Page Number 55-60 61-65 Accessible •--For information related to accessibility requirements please contact: PICKE~G Lesley Dunne T. 905.420.4660, extension 2024 TTY 905.420.1739 Email ldunne@pickering.ca Pending Adoption Present: Tom Copeland David Johnson -Chair Eric Newton Also Present: Ashley Yearwood, Planner II Lesley Dunne, Assistant Secretary-Treasurer Absent: Bill Utton Shirley Van Steen -Vice-Chair (I) Adoption of Agenda Moved by Eric Newton Seconded by Tom Copeland Committee of Adjustment Meeting Minutes Wednesday, September 3, 2014 01 7:03pm Main Committee Room That the agenda for the Wednesday, September 3, 2014 meeting be adopted. (II) Adoption of Minutes Moved by Eric Newton Seconded by Tom Copeland Carried Unanimously That the minutes of the 11th meeting of the Committee of Adjustment held Wednesday, August 13, 2014 be adopted. Carried Unanimously Page 1 of 10 Committee of Adjustment 0 2 Meeting Minutes (Ill) Reports 1. PICA 75/14 C. Sewell 663 Front Road Wednesday, September 3, 2014 7:03pm Main Committee Room The applicant requests relief from the following provisions of Zoning By-law 2511, as amended: • to recognize a partially constructed accessory building (shed) greater than 1.8 metres in height setback a minimum of 0.4 of a metre from the rear lot line; whereas the by-law requires accessory structures greater than 1.8 metres in height to be setback a minimum of 1.0 metre from all lot lines • to permit a maximum lot coverage for all accessory buildings of 6 percent of the total lot area; whereas the by-law permits a maximum lot coverage of 5 percent of the total lot area for all accessory buildings and, • to permit a maximum lot coverage of 34 percent for all buildings and structures; whereas the by-law permits a maximum lot coverage of 33 percent for all buildings and structures The applicant requests approval of these variances in order to obtain a building permit to construct an accessory building (shed) in the rear yard. The Planner II outlined the staff recommendation from the City Development Department recommending the application be deferred. Written comments were received from the City's Engineering & Public Works Department expressing no concerns. Written comments were also received from Krista Yates of 602 Ann land Street expressing concerns with the accessory building (shed) is too close to the property line and the impact on resale and development of her property. Chris Sewell, owner, was present to represent the application. No further representation was present in favour of or in objection to the application. Chris Sewell indicated he will be submitting emails of support and provide pictures of structures in the surrounding neighbourhood at the next Committee meeting. Chris Sewell also noted he has no problem working with City staff to address concerns. Page 2 of 10 Moved by Tom Copeland Seconded by Eric Newton Committee of Adjustment Meeting Minutes Wednesday, September 3, 2014 0 3 7:03pm Main Committee Room That application PICA 75/14 by C. Sewell, be Deferred until the next meeting to allow the owner to work with City staff to ensure there is adequate space available for maintenance, the eaves/overhangs does not encroach on adjacent properties, that the roof drainage stays on the subject property, and there is no negative impact on abutting properties. 2. PICA 76/14 B. Muere 275 Butternut Court Carried Unanimously The applicant requests relief from Zoning By-law 3036, as amended by By-law 4229/93: • to permit an existing platform (deck) to have a revised south yard setback of 0.6 metres, whereas the by-law permits a minimum south yard setback of 4.0 metres; and • to permit an existing accessory structure (shed) in the south yard; whereas the by-law 9oes not permit any freestanding accessory structures in any yards The applicant requests approval of these variances in order to obtain zoning compliance for an existing partially covered platform (deck) and for an existing accessory structure (shed) within the south yard. The Planner II outlined the staff recommendation from the City Development Department recommending refusal for the existing accessory structure (shed) and approval for the existing platform (deck) subject to conditions. Edgardo Muere, owner, was present to represent the application. No further representation was present in favour of or in objection to the application. Page 3 of 10 04 Moved by Tom Copeland Seconded by Eric Newton Committee of Adjustment Meeting Minutes Wednesday, September 3, 2014 7:03pm Main Committee Room That application PICA 76114 by B. Muere, be Refused on the grounds that the existing accessory structure (shed) in the south yard is a major variance that is not desirable for the appropriate development of the land, and not in keeping with the general intent and purpose of the Zoning By-law. and that application PICA 76114 by B. Muere, be Approved on the grounds that the existing platform (deck) to have a south yard setback of 0.6 metres is minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, subject to the following condition: 1. That the variance apply only to the existing platform (deck), as generally sited and outlined on the applicant's revised plans dated August 27, 2014. 3. PICA 77114 A. & D. North 886 Antonio Street Carried Unanimously The applicant requests relief from Zoning By-law 2511, to permit a minimum north side yard width of 0. 7 of a metre to an unenclosed covered carport, whereas the by-law requires a minimum side yard width of 1.5 metres. The applicant requests approval of this variance in order to obtain a building permit to construct an unenclosed covered carport. The Planner II outlined the staff recommendation from the City Development Department recommending approval subject to conditions. Written comments were also received from the City's Engineering & Public Works Department expressing no concerns. Debra North, owner, was present to represent the application. No further representation was present in favour of or in objection to the application. Page 4 of 10 Moved by Eric Newton Seconded by Tom Copeland Committee of Adjustment Meeting Minutes Wednesday, September 3, 201405 7:03pm Main Committee Room That application PICA 77114 by A. & D. North, be Approved on the grounds that the reduction in north side yard width to 0.7 of a metre to an unenclosed covered carport is minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, subject to the following conditions: 1. That this variance applies only to the unenclosed covered carport, as generally sited and outlined on the applicant's submitted plans. 2. That the applicant obtain a building permit for the proposed construction by September 2, 2016, or this decision shall become null and void. 4. PICA 78114 S. Torok (K. David) 1829 Appleview Road Carried Unanimously The applicant requests relief from Zoning By-law 3036, as amended by By-law 2423187, to permit a revised minimum south side yard width of 1.2 metres and to recognize an existing north side yard width of 2.4 metres, whereas the by-law requires minimum side yard widths of 1.8 metres and 3.0 metres, respectively. The applicant requests approval of these variances in order to construct a two-storey addition within the south side yard. The Planner II outlined the staff recommendation from the City Development Department recommending approval subject to conditions. Written comments were received from the City's Engineering & Public Works Department indicating the revised siting of the proposed addition will provide for adequate grading and drainage. Written comments were also received from Nuteck Homes Ltd. expressing no objections to the applicant's revised proposal. Kendell David, owner, and Sean Doust, agent, were present to represent the application. No further representation was present in favour of or in objection to the application. In response to a question, Sean Doust explained the revised plans include two windows on the south side as recommended by City staff. He also submitted a letter of support from Nuteck Homes Ltd. Page 5 of 10 CG Moved by Tom Copeland Seconded by Eric Newton Committee of Adjustment Meeting Minutes Wednesday, September 3, 2014 7:03pm Main Committee Room That application PICA 78114 by S. Torok (K. David), be Approved on the grounds that the revised minimum south side yard width of 1.2 metres and a north side yard width of 2.4 metres are 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, subject to the following conditions: 1. That these variances apply only to the proposed two-storey addition, as amended and as generally sited and outlined on the applicant's submitted plans. 2. That the applicant obtain a building permit for the proposed construction by September 2, 2016, or this decision shall become null and void. Carried Unanimously 5. PICA 79114 A. & J. McDermott 1592 Deerhurst Court The applicant requests relief from Zoning By-law 3036, as amended by By-law 4502194, to permit an uncovered platform (deck) and steps not exceeding 2. 75 metres in height above grade to project a maximum of 1.2 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 minor variance application in order to obtain a building permit to construct an uncovered deck and steps within the required rear yard. The Planner II outlined the staff recommendation from the City Development Department recommending approval subject to conditions. Written comments were also received from the City's Engineering & Public Works Department expressing no concerns. Alan & Jessica McDermott, owners, were present to represent the application. No further representation was present in favour of or in objection to the application. Page 6 of 10 Moved by Eric Newton Seconded by Tom Copeland Committee of Adjustment Meeting Minutes 0 7 Wednesday, September 3, 2014 7:03pm Main Committee Room That application PICA 79114 by A. & J. McDermott, be Approved on the grounds that an uncovered platform (deck) and steps not exceeding 2.75 metres in height above grade to project a maximum of 1.2 metres into the required rear yard is 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, subject to the following conditions: 1. That this variance applies only to the proposed uncovered platform (deck) and steps as generally sited and outlined on the applicant's submitted plans. 2. That the applicant obtain a building permit for the proposed construction by September 2, 2016, or this decision shall become null and void. 6. PICA 80114 C. Duggan 722 Front Road Carried Unanimously The applicant requests relief from the following provisions of Zoning By-law 2511, as amended: • to permit a minimum front yard depth of 6.2 metres; whereas the by-law permits a minimum front yard depth of 7.5 metres • to permit a covered porch to project a maximum of 2.0 metres into the required front yard; whereas the by-law permits uncovered steps or platform not exceeding 1.0 metre in height above grade to project 1.5 metres into the required front yard • to permit a minimum side yard width of 1.2 metres where a garage is erected as part of a detached dwelling; whereas the by-law permits a minimum side yard width of 1.5 metres where a garage is erected as part of a detached dwelling • to permit a maximum lot coverage of 38 percent; whereas the by-law permits 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 on the lot. Page 7 of 10 08 Committee of Adjustment Meeting Minutes Wednesday, September 3, 2014 7:03pm Main Committee Room The Planner II outlined the staff recommendation from the City Development Department recommending approval subject to conditions. Written comments were received from the City's Engineering & Public Works Department expressing no concerns. Written comments were also received from the City's Building Services indicating the owner will need to demonstrate compliance with the Ontario Building Code spatial separation requirements through calculations and drawing submission at the time of the building permit application. Chris Duggan, owner, was present to represent the application. Cameron McKinnon of 720 Front Road was present in favour of the application. Moved by Eric Newton Seconded by Tom Copeland That application PICA 80114 by C. Duggan, be Approved on the grounds that the minimum front yard depth of 6.2 metres, a covered porch projecting a maximum of 2.0 metres into the required front yard, a minimum side yard width of 1.2 metres where a garage is erected as part of a detached dwelling and a maximum lot coverage of 38 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 these variances apply only to the proposed detached dwelling, as generally sited and outlined on the applicant's submitted plans. 2. That the applicant obtain a building permit for the proposed construction by September 2, 2016 or this decision shall become null and void. 7. PICA 81114 J. & J. Lianza 566 Laurier Crescent Carried Unanimously The applicant requests relief from the following provisions of Zoning By-law 3036, as amended by By-law 1289181: • to permit a partially covered platform (deck) to project a maximum of 2.9 metres into the required rear yard and 0.5 of a metre into the required south side 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 and not more than 0.6 of a metre in any required side yard Page 8 of 10 Committee of Adjustment Meeting Minutes Wednesday, September 3, 2014 0 9 7:03pm Main Committee Room • to permit a maximum lot coverage of 39 percent; whereas the by-law requires a maximum lot coverage of 38 percent The applicant requests approval of these variances in order to obtain a building permit for a partially covered platform (deck) within the rear and interior side yard and to recognize an existing uncovered deck in the rear yard. The Planner II outlined the staff recommendation from the City Development Department recommending approval subject to conditions. Written comments were also received from the City's Engineering & Public Works Department expressing no concerns. Robert Reid, agent, was present to represent the application. No further representation was present in favour of or in objection to the application. In response to a question from the Committee, Robert Reid explained that the roof will be slanted with no loving space above and the deck will not be enclosed. Moved by Tom Copeland Seconded by Eric Newton That application PICA 81/14 by J. & J. Lianza, be Approved on the grounds that the maximum projection of 2.9 metres into the required rear yard and 0.5 of a metre into the required south side yard for a partially covered platform (deck) and a maximum lot coverage of 39 percent are 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, subject to the following conditions: 1. That these variances apply only to the partially covered platform (deck) as generally sited and outlined on the applicant's submitted plans. 2. That the applicant obtain a building permit for the proposed construction by September 2, 2016 or this decision shall become. null and void. Carried Unanimously Page 9 of 10 iO (IV) Date Chair Adjournment Moved by Eric Newton Seconded by Tom Copeland Committee of Adjustment Meeting Minutes Wednesday, September 3, 2014 7:03pm Main Committee Room That the 12th meeting of the 2014 Committee of Adjustment be adjourned at 7:41 pm and the next meeting of the Committee of Adjustment be held on Wednesday, September 24, 2014. Carried Unanimously Assistant Secretary-Treasurer Page 10 of 10 From: Subject: Applications Nilesh Surti, MCIP, RPP Report to Committee of Adjustment ll Application Numbers: PICA 68114 to PICA 71114 Meeting Date: September 24, 2014 (Tabled at the July 23, 2014 meeting) Manager, Development Review & Urban Design Committee of Adjustment Applications PICA 68114 to PICA 71114 (Revised) Nuteck Homes Ltd. 1825 and 1827 Appleview Road PICA 68114 (Proposed Retained Lot-Appleview Road) The applicant requests relief from Zoning By-law 3036, as amended, 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. PICA 69114 (Proposed Severed Lot -Appleview Road) The applicant requests relief from Zoning By-law 3036, as amended, 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. PICA 70114 (Proposed Severed Lot-Heaths ide Crescent) -Revised The applicant requests relief from Zoning By-law 3036, as amended, to permit a minimum lot frontage of 14.3 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. PICA 71114 (Proposed Severed Lot-Heathside Crescent)-Revised The applicant requests relief from Zoning By-law 3036, as amended, to permit a minimum lot frontage of 14.4 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 four minor variance applications, to create three additional lots (two fronting onto Appleview Road and two fronting onto Heathside Crescent) through the Region of Durham Land Division Committee, in order to permit a detached dwelling on the retained parcel and on each of the proposed severed parcels. 12 Report PICA 68114 to PICA 71114 September 24, 2014 Page 2 Recommendation PICA 68114 (Proposed Retained Parcel-Appleview Road) 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 on the proposed retained 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 these variances apply only to the proposed lot configuration for the proposed retained parcel, as generally sited and outlined on the applicant's submitted plans. 2. That the applicant obtains final clearance for a future land severance to create the proposed retained parcel by December 18, 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 September 23, 2016, or this decision affecting the reduced side yard widths shall become null and void. Recommendation PICA 69114 (Proposed Severed Parcel-Appleview Road) 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 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 these 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 to create the proposed severed parcel by December 18, 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 September 23, 2016, or this decision affecting the reduced side yard widths shall become null and void. Report PICA 68114 to PICA 71114 September 24, 2014 13 Page 3 Recommendation PICA 70114 (Proposed Severed Parcel-Heathside Crescent) The City Development Department considers the revised minimum lot frontage of 14.3 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 these 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 to create the proposed severed parcel by December 18, 2015, or this decision shall become null and void. 3. That the applicant obtains a building permit for the proposed construction on the proposed severed parcel by September 23, 2016, or this decision affecting the reduced side yard widths shall become null and void. Recommendation PICA 71114 (Proposed Severed Parcel-Heathside Crescent) The City Development Department considers the revised minimum lot frontage of 14.4 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 these 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 to create the proposed severed parcel by December 18, 2015, or this decision shall become null and void. 3. That the applicant obtains a building permit for the proposed construction on the proposed severed parcel by September 23, 2016, or this decision affecting the reduced side yard widths shall become null and void. Background On July 23, 2014, the Committee of Adjustment tabled the Minor Variance applications at the request of the City Development Department to allow the Owner to work with City staff to address various technical concerns with respect to grading and drainage, driveway locations, and the relocation of an existing community mailbox and streetlight, and to allow Committee Members to visit the site. 14 Report PICA 68/14 to PICA 71/14 September 24, 2014 Page4 Following the meeting, the Owner submitted a revised plan to the City for staff's review, which provided the following information: • preliminary grading and drainage details • revised lot frontages and driveway entrances along Heathside Crescent • location of existing trees and proposed trees to be removed, and • adjust the north-south property line between the two proposed lots fronting Appleview Road and the proposed westerly lot fronting Heathside Crescent by approximately 2.3 metres to the west, in order to preserve additional trees At the meeting area residents identified additional concerns relating to safety, snow storage and insufficient on-street parking created by the proposed development. Based on staff's review of the revised plan, Engineering & Public Works staff has advised that the preliminary grading and drainage information supporting the proposed development will be contained on the subject lands and will not adversely impact adjacent properties. The revised driveway entrances along Heathside Crescent will not negatively impact safety, snow storage and on-street parking. Based on the configuration of the driveway entrances, future residents will be able to spot oncoming traffic from both directions when a vehicle reverses out from a driveway. Sufficient parking and snow storage can also be accommodated within the proposed property boundaries based on the siting of the proposed dwellings. If these applications are approved by the Committee of Adjustment, the applicant will be required to provide additional information, including, but not limited to a detailed grading and drainage plan for review and approval by the City's Engineering & Public Works Department to support future Land Division Applications, which is administered by the Region of Durham Land Division Committee. The plan will also need to incorporate details illustrating the relocation of existing street furniture, such as the existing streetlight and community mailbox in front of the subject property fronting onto Appleview Road to the satisfaction of the City of Pickering. The applicant will also be required to submit a Tree Inventory and Protection/Removal Plan in conjunction with the future Land Division applications. This plan will have to be prepared by a qualified Arborist or Environmental Consultant. The applicant will be required to provide a tree compensation plan or a financial contribution to the City for the loss of existing tree canopy. Report PICA 68114 to PICA 71114 Comment Official Plan and Zoning By-law September 24, 2014 Page 5 The Pickering Official Plan designates the subject property as "Urban Residential -Low Density Areas. The proposed lots fronting onto Appleview Road are situated within the Dunbarton Neighbourhood, whereas the proposed lots fronting onto Heathside Crescent are situated within the Liverpool Neighbourhood. The proposed lots fronting onto Appleview Road are also subject to the Dunbarton Neighbourhood Development Guidelines. The Guidelines provide direction on neighbourhood development at a more detailed level than the Pickering Official Plan, including recommendations on lot sizes, lot areas, dwelling types and building setbacks. The Guidelines require new lots along existing roads to have a minimum lot frontage of 15.0 metres, a minimum lot depth of approximately 40.0 metres and a minimum side yard width of 1.5 metres. The proposed lots will generally conform to the Dunbarton Neighbourhood Development Guidelines. The subject property is currently zoned as "R3"-Third Density Residential Zone within Zoning By-law 3036, as amended. This zone category permits a detached dwelling with a minimum lot frontage of 18.0 metres, a minimum lot area of 550 square metres and a minimum side yard width of 1.8 metres. Previous variances have been approved along Appleview Road to permit reduced lot frontages of 15.2 metres and reduced side yard widths of 1.5 metres. Appropriateness of the Requested Variances 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 • existing lot pattern surrounding the subject property along Appleview Road consist of minimum lot frontages of 15.0 metres • existing lot pattern north and east of the subject property along Heathside Crescent consist of minimum lot frontages of 13.5 metres and minimum side yard widths of 1 .2 metres • the proposed two lots along Appleview Road will have a minimum lot frontage of 15.2 metres, which is in keeping with the existing lot along Appleview Road • the two pie-shaped lots proposed along Heathside will have minimum lot frontages of 14.3 and 14.4 metres, which is also in keeping with the existing lot frontages along Heathside Crescent • the proposed lots are appropriately sized and will allow for the construction of four detached dwellings that are compatible and in keeping with the character of the established neighbourhood 15 16 Report PICA 68114 to PICA 71114 September 24, 2014 Page 6 • the requested variance to reduce the minimum side yard with form 1.8 metres to 1.5 metres for all four lots will provide appropriate separation distances between structures on abutting properties, maintain pedestrian access, and accommodate grading, drainage and residential services • the requested variances are minor in nature and maintains the intent and purpose of the Official Plan, the Dunbarton Neighbourhood Development Guidelines and the Zoning By-law Input From Other Sources Engineering & Public • satisfied with the revised plan identifying preliminary Works Department grading and drainage, and location of driveway entrances Canada Post • all technical matters such as, but not limited to: grading and drainage details, existing streetlight and community mailbox relocations and tree compensation strategies will be addressed through subsequent Land Division Applications through the Region of Durham Land Division Committee • future residents along Heathside Crescent will be able to spot oncoming traffic from both directions when a vehicle reverses out from a driveway • sufficient off-site parking could be provided within the driveways of the proposed residential lots • snow storage can be contained within the proposed property boundaries • the existing community mailbox in front of the subject property, fronting Heathside Crescent will have to be relocated beside the existing community mailbox located in front of 1599 Heathside Crescent • community mailboxes must be situated at least 3.0 metres away from an existing driveway Date of report: September 19, 2014 ey earwood, MCIP, RPP Planner II AY:NS:Id 1lesh urti, MCIP, RPP Manager, Development Review & Urban Design J:\Documenls\Development\D-3700\2014\PCA 68-141o PCA 71-14\Report\PCA 68-14to PCA 71-14.doc Enclosures I STROUDS LANE ==I -~\I I I ~~ WINGARDEN CRESCENT --- - - - - ~ I t-"---'---t-'---'--tll~ :::;;;,f"---+---J lr---+--< Location Map FILE No: PICA 68114 To PICA 71114 APPLICANT: Nuteck Homes Ltd. 17 Me PROPERTY DESCRIPTION: 1827 Appleview Road (RCP Lot 18, Plan 1051) City Development Department Data Sourcea: ~-Teranet Enterprleea tnc. ancl lte auppllera. AU rlghta Reserved. Not a plan of survey. ~ 2013 MPAC and Ita auppllera. All ricihta Reaerv•d. Not a plan of Survey. I DATE: July 2, 2014 I SCALE 1 :5,000 fN-2 0 <( 0 0:: : $: w > w ... . J a.. a.. <( PI C A 68 1 1 4 PI C A 70 1 1 4 PI C A 70 1 1 4 RE V I S E D To pe r m i t a mi n i m u m lo t fr o n t a g e of 14 . 3 me t r e s PI C A 68 1 1 4 To pe r m i t a mi n i m u m lo t fr o n t a g e of 15 . 2 me t r e s To pe r m i t a mi n i m u m si d e , • ya r d wi d t h of 1. 5 me t r e s 71 To pe r m i t a mi n i m u m si d e ya r d wi d t h of 1. 5 me t r e s r -7 3 . 1 m I l PR O P O S E D f ] TW O ST O R E Y I PR O P O S E D E DW E L L I N G ' RE T A I N E D iN 1j PA R C E L ~ PI C A 68 1 1 4 .!f ' 0 ~ - - - - - - ~ iC ' ) PR O P O S E D II PR O P O S E D SE V E R E D , TW O ST O R E Y I PA R C E L I DW E L L I N G - PI C A 69 1 1 4 I T I r . I 1m E. IN Lri ..- - 1\ ~~ 47 . 9 m .. """ ' PR O P O S E D TW O ST O R E DW E L L I N G PR O P O S E D SE V E R E D PA R C E L PI C A 70 1 1 4 21 . 1 m PI C A 71114 REVISED To permit a minimum lot fr o n t a g e of 14.4 metres 1--) = ,_____r-L..........._ PROPOSED ~ l TWO STOREY DWELLING PR O P O ~ E D j SE V E R E D •-PARCEL PI C A 71114 36.6m ~~ \ PI C A 69 1 1 4 PI C A 69 1 1 4 PI C A 71 1 1 4 To pe r m i t a mi n i m u m lo t fr o n t a g e of 15 . 2 me t r e s To pe r m i t a mi n i m u m si d e ya r d wi d t h of 1. 5 me t r e s To pe r m i t a mi n i m u m side ya r d wi d t h of 1. 5 metres 1' ~ ~ ~ r t ! L t ; Su b m i t t e d Pl a n FI L E No : P/ C A 68 / 1 4 to P/ C A 71 / 1 4 AP P L I C A N T : Nu t e c k Ho m e s Lt d . PR O P E R T Y DE S C R I P T I O N : 18 2 7 Ap p l e v i e w Ro a d (R C P Lo t 18 , Pl a n 1 05 1 ) Ci t y De v e l o p m e n t De p a r t m e n t FU L L SC A L E CO P I E S OF TH I S PL A N AR E AV A I L A B L E FO R VIE W I N G AT TH E CI T Y OF PI C K E R I N G CI T Y DE V E L O P M E N T DE P A R T M E N T . I DATE: Sept. 9, 2014 r-oo From: Subject: Application Nilesh Surti, MCIP, RPP Report to Committee of Adjustment 19 Application Number: PICA 75/14 Meeting Date: September 24, 2014 (Deferred at the September 2, 2014 Meeting) Manager, Development Review & Urban Design Committee of Adjustment Application PICA 75/14 C. Sewell 663 Front Street The applicant requests relief from the following provisions of Zoning By-law 2511, as amended: • to permit a maximum lot coverage for all accessory buildings of 6 percent of the total lot area; whereas the by-law permits a maximum lot coverage of 5 percent of the total lot area for all accessory buildings, and • to permit a maximum lot coverage of 34 percent for all buildings and structures; whereas the by-law permits a maximum lot coverage of 33 percent for all buildings and structures The applicant requests approval of these variances in order to obtain a building permit to recognize an accessory building (shed) to remain in the rear yard. Recommendation The City Development Department considers the existing accessory structure (shed) in the rear yard to be a major variance that is not desirable for the appropriate development of the land and therefore recommends Refusal of the proposed variances. Background At the September 3, 2014, Committee of Adjustment meeting the Committee deferred the application to allow the Owner to work with City staff to ensure there is adequate space available for maintenance, the eaves/overhang does not encroach on the adjacent property, and that there is no negative impact on abutting properties. On September 9, 2014, the Owner met with City staff to discuss the merits of the application and whether the partially constructed accessory structure (shed) can be relocated. The applicant agreed to revise the application and submitted a revised plan relocating the shed 1.0 metre away from the rear lot line, thereby complying with the minimum setback requirement. The Owner has also stated that he is proposing to install an eaves trough along the shed to ensure drainage remains on the subject property. 20 Report PICA 75/14 September 24, 2014 Page 2 To facilitate the development, the minor variance application has been revised to delete the requested variance to reduce the minimum setback to the rear lot line for an accessory building. Comment Official Plan and Zoning By-law Pickering Official Plan -"Urban Residential -Low Density Areas" within the Bay Ridges Neighbourhood Zoning By-law 2511 -"R4"-Single Detached Dwelling Residential Zone Appropriateness of the Application Increase in Lot Coverage • the intent of the maximum lot coverage provision is to ensure that the overall size, scale and massing of a dwelling and other accessory structures are appropriate for the lot size and to ensure an adequate amount of outdoor amenity area remains uncovered by buildings on a lot • the by-law permits a maximum lot coverage of 5 percent of the total lot area for accessory structures, and 33 percent of the total lot area for all buildings and structures on a lot • a 22.6 square metre shed has been partially constructed within the rear yard of the property, whereas the maximum size of an accessory structure permitted on the property is approximately 18.6 square metres • the applicant has indicated that the requested variances are required due to the fact that the subject property is an undersized lot (as approved by the Committee of Adjustment in 1983, to recognize a reduced lot frontage of 12.17 metres and reduced lot area of 373.3 square metres) • the revised application relocates the accessory structure to the required 1.0 metre setback to all lot lines, which has addressed staff's concerns related to ensuring adequate space is available to accommodate grading and maintenance, and that the eaves/overhang does not encroach on the adjacent property • although the relocation of the accessory structure (shed) complies with the minimum setback requirements, staff continue to have concerns that the overall size, scale, and massing of the accessory structure is not appropriate and will have a negative impact on abutting properties • the existing accessory structure (shed) is 6.1 metres in length, which is approximately half of the width of the property and 3.0 metres in height (measured to the mid-point of the roof) • this increase in massing along the east property line has potential adverse impacts on the adjoining properties to the east with respect to views and openness Report PICA 75/14 September 24, 2014 Page 3 • the size and massing of the partially constructed shed results in an accessory structure that becomes a significant structure on the property, which does not meet the intent of the zoning by-law • the partially constructed accessory structure results in an inappropriate scale of development in relation to the built form that has been established in the neighbourhood and is not in keeping with the character of the surrounding area • the size of the accessory structure is too large for the size of the existing lot and significantly reduces the amount of outdoor amenity area within the rear yard • although the relocation of the accessory structure complies with the minimum zoning by-law setback requirements, staff is of the opinion that the proposed size, scale and massing of the partially constructed accessory structure is not considered minor and not in keeping with the intent and purpose of the zoning by-law and therefore the requested variances are major variances that are not desirable for the appropriate development or use of the land Residents Comments K. Yates (602 Annland Street) J. Maingot (665 Front Street) K. & K. Avis (595 Annland Street) • On August 28, 2014, a letter of concern was received from the adjacent property owner to the east, 602 Ann land Street, identifying the concerns: o the shed is too close to the property line, has created a 'block wall' in the backyard, and given the scale and massing of the structure, may impeded the future sale of her property • On September 16, 2014, the resident was advised of the revised proposal, relocating the accessory structure 1.0 metre away from the rear property line; and indicated no further objections to the applicant's revised proposal • no objection to the applicant's proposal • no objection to the applicant's proposal 21 22 Report PICA 75/14 Input From Other Sources Engineering & Public Works Department Date of report: September 18, 2014 Comments prepared by: Melissa Markham, MCIP, RPP September 24, 2014 Page4 • the revised siting of the proposed shed will provide for adequate grading and drainage Principal Planner-Development Review Nilesh urti, MCIP, RPP Manager, Development Review & Urban Design MM:NS:Id J:\Documents\Development\D-3700\2014\PCA 75-14\Report\PCA 75-14 Sept 24 2014_Refusal.doc Enclosures FRENCHMAN'S BAY Me City Development Department Location Map FILE No: P/CA 75/14 APPLICANT: C. Sewell HOLY REDEEMER SEPARATE SCHOOL OMMERCE STREET PARK 23 PROPERTY DESCRIPTION: 663 Front Road (Bik E Pt Lt 1, 2, 12, Plan 65 Part 1, 40R-8411 DATE: July 28, 2014 Dote Sources: Teronet Entl!rprises Inc. and its suppliers. All rights Reserved. Not a pion of survey. 2013 MPAC and its suppliers. All rights Reserved. Not o pion of Survey. SCALE 1 :5,000 PN-3 2' 't 0 <( 0 0::: 1-z 0 0::: LL I ., . E C\1 C\1 .....- ~~ -... To permit a maximum lot coverage of 34 percent for all buildings and structures 30.6m -~\ \ EXISTING 2STOREY . DWELLING -E <q -~ -30.4m To permit a maximum lot coverage for all accessory buildings of 6 percent of the total lot area E ~ ~ ~ --t 3.7m 0 W, ~ E cno ~ ow CD O..I ocn . C\1 0:: I .....-,.-l. 0.. I --._ 1.0m . ... 8.9m ~ --.. • \ City Development Department Submitted Plan FILE No: P/CA 75/14 APPLICANT: C. Sewell PROPERTY DESCRIPTION: 663 Front Road (Bik E Pt Lt 1, 2, 12, Plan 65, Part 1 , 40R-8411) DATE: Sept 9, 2014 SOUTH (FRONT) ELEVATION 25 E 0 C"i l 3.7m > NORTH (REAR) ELEVATION City Development Department -----3.7m Submitted Plan FILE No: P/CA 75/14 APPLICANT: C. Sewell E Cl C') l PROPERTY DESCRIPTION: 663 Front Road (Bik E Pt Lt 1, 2, 12, Plan 65, Part 1, 40R-8411) DATE: Sept. 9, 2014 2G WEST (SIDE) ELEVATION ! I ,.._ I r----·-1 .,.-----~----------I ·1 I ! I I I ' I L_ __ _J I ~--·--------------~-l bJ u --·--------------. ------.U-... -·---·-------·--------L-. ( 6.1m -~ -· .. -----·---:?>- EAST (SIDE) ELEVATION ·- -·- ' ., ' --LJ ____ .. ·o ----------L_j ---------·· -.... .L '-., , < 6:1-m > Submitted Plan ~ ~ FILE No: P/CA 75/14 APPLICANT: C. Sewell PROPERTY DESCRIPTION: 663 Front Road (Bik E Pt Lt 1, 2, 12, Plan 65, City Development Part 1 , 40R-8411) Department DATE: Sept 9, 2014 From: Subject: Application Nilesh Surti, MCIP, RPP Report to Committee of Adjustment 2 7 Application Number: PICA 82114 Meeting Date: September 24, 2014 Manager, Development Review & Urban Design Committee of Adjustment Application PICA 82114 S. Jamieson & K. Nakamura 1779 Sliverthorn Square The applicant requests relief from the following provisions of Zoning By-law 3036, as amended by By-law 1493182: • to permit a canopy to project a maximum of 3.6 metres into the required rear yard; whereas canopies are not permitted to encroach into the required rear yard, and • to permit a maximum lot coverage of 40 percent for all buildings and structures; whereas the by-law permits a maximum lot coverage of 38 percent for all buildings and structures The applicant requests approval of these variances in order to obtain a building permit to construct an accessory building (shed) and a canopy in the rear yard. Recommendation The City Development Department considers the proposed canopy projecting a maximum of 3.6 metres into the required rear yard and a maximum lot coverage of 40 percent to be minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, and therefore recommends Approval of the proposed variances, subject to the following conditions: 1. That these variances apply only to the proposed accessory building (shed) and canopy, as generally sited and outlined on the applicant's submitted plans. 2. That the applicant obtain a building permit for the proposed construction by September 23, 2016, or this decision shall become null and void. Comment The Pickering Official Plan designates the subject property as "Urban Residential Low Density Areas" within the Liverpool Neighbourhood. The property is currently zoned "S3" -Single Detached Residential within Zoning By-law 3036, as amended by By-law 1493182. The subject property is a corner lot, where the Silverthorn Square is deemed to be the front yard and Dixie Road the flankage yard. 28 Report PICA 82/14 Appropriateness of the Application To Permit a Canopy (roof structure) to Project in the Rear Yard September 24, 2014 Page 2 • the by-law requires a minimum rear yard depth of 7.5 metres and does not permit canopies to project into the required rear yard • the proposed canopy (roof structure) within the rear yard has a height of approximately 3.0 metres and projects 3.6 metres into the required rear yard • a sufficient rear yard setback (3.9 metres) is provided for maintenance, and grading and drainage • the proposed variance will have minimal impact on the privacy of abutting property owners as there is a pedestrian sidewalk to the south and most of the neighbouring properties have accessory structures in the rear yard • the canopy is viewed as a desirable, provide for weather protection and will maintain an adequate landscaped area within the rear yard • the requested variance is minor in nature and maintains the intent of the zoning by-law Increase in Lot Coverage (Accessory Structure and Canopy) • the intent of the maximum building lot coverage requirement is to maintain an appropriate amount of yard space (amenity area) uncovered by buildings on a lot and to regulate the scale and size of the building • the increase lot coverage is requested to permit an accessory structure (manufactured vinyl shed) and a roofed canopy attached to the existing dwelling • the proposed location of the accessory structure, along the rear lot line, does not appear to have a negative visual impact on the street as it will be screened by mature trees and shrubs • the increase in lot coverage to 40 percent will not change the character of the subject property or the area • the requested variance is minor in nature and maintains the intent of the zoning by law Date of report: September 19, 2014 Comments prepared by: Lalita Paray, MCIP, RPP Planner II LP:NS:Id J:\Documents\Development\0-3700\2014\PCA 82-14\Report\PCA 82-14.doc Enclosures Nilesh urti, CIP, RPP Manager, Development Review & Urban Design 11----l------l g: 1----+----1 lf----+---1 (f) 1---+----1 - 'al I I ~t City Development Department Location Map FILE No: P/CA 82/14 WILLIAM DUNBAR PUBLIC SCHOOL APPLICANT: S. Jamieson & K. Nakamura VAUGHAN WILLARD PUBLIC SCHOOL 29 PROPERTY DESCRIPTION: 1779 Silverthorn Square (Lot 20, 40M-1400) DATE: Aug.25,2014 Data Sources: Teranet Enterprises Inc. and its suppliers. All riQhts Reserved. Not o plan of survey. 2013 t.APAC and its suppliers. All rights Reserved. Not a pion of Survey. SCALE 1 :5,000 PN-12 30 w > 0:: 0 ~ 0 0 0:: £ll 0:: w w 0 Sll City Development Department SILVERTHORN SQUARE 0. u. c. D .U. C. l.x r . Submitted Plan FILE No: P/CA 82/14 ,sn 51 .. / 1----+-<-lf'"+----1 •· ~' D.u.c. EXISTING 2 STOREY, DWELLINGl ~ -: 8 LOT 21 o-~ "'r 11 1\ISCT ;;~: I 12·00 ~·· PROPOSED SHED \ APPLICANT: S. Jamieson & K. Nakamura PROPERTY DESCRIPTION: 1779 Silverthorn S ' '· [ 0 <( 0 0:: w >< 0 Lot 20, 40M-1400 DATE: Sept. 9, 2014 To permit a maximum lot coverage of 40 percent 1m ROOF STRUCTURE (su'canoPf plan & Nv•ion1 U8m X 3.66m INTERLOCKING MTIO Submitted Plan FILE No: P/CA 82/14 3.66m XU&n INTERLOCKING Rt..OO To permit a canopy to project a maximum of 3.6 metres into the required rear yard APPLICANT: S. Jamieson & K. Nakamura City Development Department PROPERTY DESCRIPTION: 1779 Silverthorn S 31 ..... i Lot 20, 40M-1400 DATE: Sept. 9, 2014 32 From: Nilesh Surti, MCIP, RPP Report to Committee of Adjustment Application Number: PICA 83114 Meeting Date: September 24, 2014 Manager, Development Review & Urban Design Subject: Committee of Adjustment Application PICA 83114 M. & E. Kim 729 Breezy Drive Application The applicant requests relief from the following provisions of Zoning By-law 2520, as amended: • to permit a minimum east side yard width of 0.9 of a metre to a proposed second storey addition; whereas the by-law requires minimum side yard width of 1.5 metres where a garage is erected as part of a detached dwelling, and • to recognize an existing shed less than 10.0 square metres in area setback a minimum of 0.4 of a metre from the east side lot line and 0.5 of a metre from the rear lot line; whereas the by-law requires accessory structures less than 10.0 square metres in area 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 obtain a building permit to construct a second storey addition above an existing garage and to recognize an existing shed. Recommendation The City Development Department considers the minimum east side yard width of 0.9 of a metre for a proposed second storey addition and recognizing an existing shed less than 10.0 square metres in area setback a minimum of 0.4 of a metre from the east side lot line and 0.5 of a metre from the rear 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 these variances apply only to the proposed seco·nd storey addition and the existing shed, as generally sited and outlined on the applicant's submitted plans. 2. That the applicant obtain a building permit for the proposed construction by September 23, 2016 or this decision shall become null and void. Report PICA 83/14 Comment Official Plan and Zoning By-law . September 24, 2014 3 3 Page 2 Pickering Official Plan -"Urban Residential Areas -Low Density Areas" within the West Shore Neighbourhood Zoning By-law 2520-"R4"-Single Detached Residential Zone Appropriateness of the Application Side Yard Width Variance • the intent of a side yard width is to provide an appropriate separation between structures on abutting properties in order to maintain a pedestrian access, and to accommodate grading, drainage and residential services such as air conditioning units and utility meters • the proposed east side yard width of 0.9 of a metre to the proposed second storey addition will provide an adequate buffer space between the dwelling and the property line to accommodate pedestrian access, grading, drainage and residential utility services • the proposed variance to reduce the east side yard width from 1.5 metres to 0.9 of a metre to a second storey cantilevered addition will not negatively impact the adjacent properties to the east • the requested variance is minor in nature and maintains the intent and purpose of the Official Plan and the Zoning By-law Accessory Buildings Setback Variance • the intent of the zoning by-law in requiring accessory structures to be located a minimum of 0.6 of a metre from all lot lines is to ensure that adequate space is available for maintenance; to ensure that the eaves/overhangs do not encroach on the adjacent properties; to ensure roof drainage stays on the subject property, and to minimize the visual impact that their location may have on adjacent properties • the existing setback of 0.4 of a metre from the east side and 0.5 of a metre from the rear lot line does not appear to have any adverse impact on adjacent properties • the requested variance to recognize the existing shed is minor in nature and maintains the intent and purpose of the Official Plan and the Zoning By-law 34 Report PICA 83/14 Input From Other Sources Engineering & Public Works Date of report: September 17, 2014 Comments prepared by: Deepak Bhatt, MCIP, RPP Planner II DB:NS:Id J:\Documents\Development\D-3700\2014\PCA 83-14\Report\PCA 83-14 Report. doc Enclosures September 24, 2014 Page 3 • no concerns ~ I NF ENUE w :::: 0::: 0 UE ~-I--I-- I-- - r-~ I~ ~ I-- <{ I I _j 1-- OKLAHOMA >-1--+--JO::: 11--+-----1 ~ 11--+-----1 U1 1-+----l~ 1-+-----1~ '---- City Development Department ~h~ II I I FRENCHMAN'S BAY Location Map FILE No: P/CA 83/14 APPLICANT: M. & E. Kim PROPERTY DESCRIPTION: 729 Breezy Drive (Lot 645, Plan M18) Date Sources: Teronet Enter"pl'"ises Inc. and its suppliers. All rights Reserved. Not o plan of survey. 2013 MPAC and its suppliers. All r-ights Reserved. Not o plan of Survey. DATE: Aug. 15,2014 SCALE 1 :5,000 PN-2 35 3G To recognize an existing shed less than 10.0 square metres in area to be setback a minimum of 0.4 of a metre from the east side lot line and 0.5 of a metre from the rear lot line --l_ E v ci ("t) II .___ EXISTING DWELLING I /15.2m BREEZY DRIVE Submitted Plan FILE No: P/CA 83/14 APPLICANT: M. & E. Kim I E v ci ("t) 0.9m To permit a minimum east side yard width of 0.9 of a metre to a proposed second storey addition PROPERTY DESCRIPTION: 729 Breezy Drive (Plan M18, Lot 645) City Development Department I DATE: Sept. 10, 2014 .... ...,.r-----EXISTING ________ ____. •• .,.---ADDITION NEW ROOF TO --MATCH EXISTING .... Wl_liU • II l l I II I ll 1 U 11 llll I! U I II II lLJWJlY ~~II L lJ til IB: IS"JINGII ill~ E J II ll II II II l1 J U ~ Ullll ~ ~ Ul Jl ill J lJ ~, ,u 11 ,;1 u._u u L 11 p 1,1 Jl 11 11111 y ~~ II ' !5 r~~~~ ~ "T fi ~ EXISTING ;::r: ~ = ;:c ~ ;:c ~ ~ 'I ~ '-T- 10 :}1.1;:,1 SOUTH (FRONT) ELEVATION Submitted Plan FILE No: P/CA 83/14 APPLICANT: M. & E. Kim I PROPERTY DESCRIPTION: 729 Breez Plan M18, Lot 645 37 City Development Department ~---------------------------------~------~----------~ DATE: Sept. 10, 2014 38 From: Subject: Application Nilesh Surti, MCIP, RPP Report to Committee of Adjustment Application Number: PICA 84114 Meeting Date: September 24, 2014 Manager, Development Review & Urban Design Committee of Adjustment Application PICA 84114 C. McMannis 1315 Wharf Street The applicant requests relief from the following provisions of Zoning By-law 2511, as amended: • to recognize the existing east side yard width of 1 .2 metres; whereas the by-law requires a minimum side yard width of 1.5 metres, and • to permit a minimum front yard depth of 4.5 metres to the proposed front porch; whereas the by-law requires a minimum front yard depth of 7.5 metres The applicant requests approval of these variances in order to obtain a building permit to allow for the construction of an attached garage on the lower level and a front porch addition to the existing dwelling. Recommendation The City Development Department considers the existing east side yard width of 1.2 metres, and the minimum front yard depth of 4.5 metres to a proposed front porch to be minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, and therefore recommends Approval of the proposed variances, subject to the following conditions: 1. That these variances apply only to the proposed construction of an attached garage on the lower level and a front porch addition 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 proposed construction by September 23, 2016, or this decision shall become null and void. Official Plan and Zoning By-law Pickering Official Plan designates the subject property as "Urban Residential Areas - Low Density Areas" within the Bay Ridges Neighbourhood The subject property is presently zoned "R4" -Single Detached Dwelling within Zoning By-law 2511 , as amended. Report PICA 84/14 September 24, 2014 Page 2 Appropriateness of the Application Side Yard Width Variance • 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 existing dwelling was constructed in 1984 with a side yard setback of 1.2 metre to the easterly lot line • this variance is to recognize the existing legal non-complying setback • the existing east side yard width provides for appropriate pedestrian access and is of sufficient width to accommodate grading, drainage and residential services • the requested variance is minor in nature and maintains the intent and purpose of the Official Plan and the Zoning By-law Front Yard Depth Variance • the intent of a minimum front yard depth is to ensure that an adequate landscape area, parking area, and separation distance is provided between the dwelling and the property lot line • the applicant is requesting to reduce the front yard depth in order to permit the construction of an unenclosed front porch • the reduced front yard depth to the front porch will still maintain an adequate landscaped area and a parking area within the front yard • the proposed front porch addition will enhance the architectural design of the dwelling • the reduced setback is generally in keeping with the established front yard setbacks and streetscape along Wharf Street • the request to reduce the front yard depth to the proposed front porch is minor in nature and maintains the intent and purpose of the Official Plan and Zoning By-law Input From Other Sources Toronto and Region Conservation Authority (TRCA) • on December 13, 2013, TRCA approved a permit to reconstruct the existing basement walkout, repair the dwelling foundations, and replace the existing deck • no further objections to the requested variances • the Owner should contact TRCA staff to confirm if a TRCA permit approval or clearance is required for the proposed construction 39 Report PICA 84/14 40 Date of report: September 18, 2014 Comments prepared by: Lalita Paray, MCIP, RPP Planner II LP:NS:Id J :\Documents\Development\D-3 700\2014\PCA 84-14\Report\PCA 84_14.doc Enclosures Nilesh Surti, MCIP, RPP September 24, 2014 Page 3 Manager, Development Review & Urban Design FRENCHMAN'S BAY LAKE ONTARIO Location Map FILE No: P/CA 84/14 HOLY REDEEMER SEPARATE SCHOOL APPLICANT: C. MacMannis 41 City Development Department PROPERTY DESCRIPTION: 1315 Wharf Street (Lot 28, Plan 237) Data Sources: Teranet Enterprises Inc. and its suppliers. All ri9hts Reserved. Not a plan of survey. 2013 MPAC and its suppliers. All dghts Reserved. Not a plan of Survey. DATE: Sept. 7, 2014 SCALE 1:5,000 PN-3 42 To permit a minimum front yard depth of 4.5 metres City Development Department WHARF STREET '. 1 r ; 1. ~ I :I i 15.2m ·I ! ,· I EXISTING 2 STOREY DWELLING ·-I 11.0m E f'-.' (j) I i ~' , I I I I: I I EXISTING BARN E CD co N 1.2m To recognize the existing easterly side yard width o 1.2 metres Submitted Plan ~------------------------------------------------------- FILE No: P/CA 84/14 APPLICANT: C. McMannis PROPERTY DESCRIPTION: 1315 Wharf Street (Plan 237 Lot 28) DATE: Sept. 9, 2014 City Development Department 43 SIDE (EAST) ELEVATION .I SIDE (WEST) ELEVATION Submitted Plan FILE No: P/CA 84/14 APPLICANT: C. McMannis PROPERTY DESCRIPTION: 1315 Wharf Street Plan 237 Lot 28 DATE: Sept. 9, 2014 44 City Development Department NORTH (FRONT) ELEVATION SOUTH (REAR) ELEVATION Submitted Plan FILE No: P/CA 84/14 APPLICANT: C. McMannis PROPERTY DESCRIPTION: 1315 Wharf Street Plan 237 Lot 28 DATE: Sept. 9, 2014 From: Subject: Application Nilesh Surti, MCIP, RPP Report to Committee of Adjustment Application Number: PICA 85114 4 5 Meeting Date: September 24, 2014 Manager, Development Review & Urban Design Committee of Adjustment Application PICA 85114 P. & C. Carvalho 1 004 Albacore Manor The applicant requests relief from the following provisions of Zoning By-law 2511, as amended by By-law 1299181: • to recognize an existing uncovered platform (deck) not exceeding 3.0 metres in height above grade to project a maximum of 3.6 metres into the required rear yard; whereas the by-law does not permit an uncovered platform to project into the required rear yard, and • to permit a minimum rear yard depth of 4.0 metres to a proposed second storey addition (enclosed sunroom); whereas the by-law requires a minimum rear yard depth of 7.5 metres The applicant requests approval of these variances in order to obtain a building permit to construct a second storey sunroom addition and to recognize an existing uncovered deck in the rear yard. Recommendation The City Development Department considers an uncovered platform (deck) not exceeding 3.0 metres in height above grade projecting a maximum of 3.6 metres into the required rear yard and a minimum rear yard depth of 4.0 metres to a second storey addition (enclosed sunroom) to be minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, and therefore recommends Approval of the proposed variances subject to the following conditions: 1. That these variances apply only to the existing deck and proposed second storey addition (enclosed sunroom), as generally sited and outlined on the applicant's submitted plans. 2. That the applicant obtain a building permit for the construction by September 23, 2016, or this decision shall become null and void. Report PICA 85/14 September 24, 2014 Page 2 46 Comment Official Plan and Zoning By-law The Pickering Official Plan designates the subject property as "Medium Density" within the Bay Ridges Neighbourhood. The subject property is currently zoned "SA"-Single Attached Residential Dwelling within Zoning By-law 2511, as amended by By-law 1299/81 Appropriateness of the Application Variances to increased Projection of Uncovered Platform and reduce Rear Yard Depth to an Enclosed Sunroom • the intent of these provisions are to ensure adequate amenity space is provided within the rear yard, appropriate setbacks are provided to protect the privacy of abutting property owners and allow appropriate access for maintenance, lot grading and drainage • the by-law requires a minimum rear yard depth of 7.5 metres and does not permit uncovered decks to project into the required rear yard • the existing platform (deck) in the rear yard is uncovered, has a height of approximately 3.0 metres and projects 3.6 metres into the required rear yard • the applicant is proposing to construct an enclosed sunroom addition on the east side of the existing platform (deck) which will project a maximum of 4.0 metres into the required rear yard • the area of the existing deck is 22.8 square metres, the proposed sun room addition will enclose approximately 15.6 square metres of the existing deck on the east side and will leave approximately 7.2 square metres of the existing deck on the west side uncovered and unenclosed • a sufficient rear yard setback is provided for maintenance, lot grading and drainage • the existing platform (deck) and proposed enclosed sunroom addition maintains an adequate outdoor private amenity area within the rear yard • the proposed variances will have minimal impact on the privacy of abutting property owners as there is a pedestrian walkway to the east (beside the proposed enclosed sunroom), one property owner to the west (beside the existing uncovered deck) and open space to the south of the property • the requested variances are minor in nature, desirable for the appropriate development of the land, and maintains the intent and purpose of the Official Plan and the Zoning By-law Report PICA 85/14 Date of report: September 18, 2014 Comments prepared by: Lalita Paray, MCIP, RPP Planner II LP:NS:Id J:\Documents\Oevelopment\D-3700\2014\PCA 85-14\PCA 85_14.doc Enclosures Nilesh urti, MCIP, RPP September 24, 2014 Page 3 Manager, Development Review & Urban Design 47 48 0 <t 0 0::: FRENCHMAN'S BAY Ciu,"l L_ ~~ City Development Department ST. MARTIN'S ANGLICAN CHURCH Location Map FILE No: P/CA 85/14 APPLICANT: P. & C. Carvalho PROPERTY DESCRIPTION: 1004 Albacore Manor (Part Blk 15, 40M-1281, Part 19, 20 40R-7882) DATE: Sept. 3, 2014 eta Sources: Teronet Enterprises Inc:. and lts suppliers. All ri9hts Reserved. Not c pion of survey. 2013 1\APAC and Its auppfiera. All rights Reserved. Not o pion of Surve • SCALE 1 :5,000 N-3 To recognize an existing uncovered platform (deck) not exceeding 3.0 metres in height above grade to project a maximum of 3.6 metres into the required rear yard City Development Department ALBACORE MANOR EXISTING 2 STOREY DWELLING -------ri ------ \ 117.5m REAR PROPERTY UN Submitted Plan FILE No: P/CA 85/14 APPLICANT: P. & C. Carvalho 49 To permit a minimum rear yard depth of 4.0 metres to a proposed second storey addition (enclosed sun room) PROPERTY DESCRIPTION: 1004 Albacore Manor (Part Blk 15, 40M-1281, Part 19, 20 40R-7882) f----"------------'-------------------------,---------1 DATE: Sept. 10, 2014 50 City Development Department --·---- N ~ "= -- --·--- WEST (SIDE) ELEVATION E (j) N -__ LJ_. EAST (SIDE) ELEVATION Submitted Plan FILE No: P/CA 85/14 APPLICANT: P. & C. Carvalho 1-1 E (j) N PROPERTY DESCRIPTION: 1004 Albacore Manor (Part Blk 15, 40M-1281, Part 19, 20 40R-7882) I DATE: Sept. 10, 2014 From: Subject: Application Nilesh Surti, MCIP, RPP Report to Committee of Adjustment 51 Application Number: PICA 86114 Meeting Date: September 24, 2014 Manager, Development Review & Urban Design Committee of Adjustment Application PICA 86114 D. Kelly & S. Head 578 Creekview Circle The applicant requests relief from Zoning By-law 2511, as amended by By-laws 4354/73 and 4470/73, to permit an uncovered platform not exceeding 2.5 metres in height above grade to encroach a maximum of 0.5 of a metre into the required minimum rear yard and to permit uncovered stairs to encroach an additional1.0 metre into the required minimum rear yard; whereas the by-law does not permit uncovered steps or platforms to encroach into the required rear yard. The applicant requests approval of this variance in order to obtain a building permit to construct an uncovered deck and stairs within the required rear yard. Recommendation The City Development Department considers the uncovered platform not exceeding 2.5 metres in height above grade to encroach a maximum of 0.5 of a metre into the required minimum rear yard and to permit uncovered stairs to encroach an additional 1.0 metre into the required minimum rear yard to be minor in nature, desirable for the appropriate development of the land, and in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, and therefore recommends Approval of the proposed variance, subject to the following conditions: 1. That this variance applies only to the proposed uncovered platform and stairs as generally sited and outlined on the applicant's submitted plans. 2. That the applicant obtain a building permit for the proposed construction by September 23, 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 West Shore Neighbourhood Zoning By-law 2511, as amended by By-laws 4354173 and 4470173-"S"-Single Detached Residential Zone Report PICA 86/14 Appropriateness of the Application September 24, 2014 Page 2 Increased Projection of Uncovered Platform and Stairs • the intent of this provision is to provide the opportunity for any stairs and/or a landing platform to encroach into the required rear yard when needed, to ensure an adequate setback is provided to protect the privacy of abutting property owners, and to ensure an adequate outdoor and amenity area is provided within the rear yard • the by-law does not permit uncovered steps or platforms to encroach into the required rear yard • the applicant is proposing to replace and enlarge an existing deck • the proposed deck will have a height of 2.5 metres above grade and will encroach 0.5 of a metre into the required minimum rear yard, and the stairs will encroach an additional1.0 metres into the required rear yard • the proposed variance appears to have minimal impact on the useable amenity space as there is currently a deck in this location, which is being replaced by the proposed larger deck and stairs • the requested variance is minor in nature and maintains the intent and purpose of the Official Plan and the Zoning By-law Input From Other Sources Engineering & Public Works Date of report: September 17, 2014 Comments prepared by: ~7 Deepak Bhatt, MCIP, RPP Planner II DB:NS:Id J:\Documents\Development\0~3700\2014\PCA 86-14\Report\PCA 86-14 Report.doc Enclosures • no concerns Nilesh Surti, M IP, RPP Manager, Development Review & Urban Design 53 PETTICOAT ~ERVA T/ON AREA City Development Department Location Map FILE No: P/CA 86/14 1-----_:_-----'----:-'-----=--=---:-::--.,------------------------- APPLICANT: D. Kelly & S. Head f-----------=------------------------- PROPERTY DESCRIPTION: 578 Creekview Circle (Lot 22, Plan M1 017) ~ Data Sources: Teronet Enter-prises Inc. and its suppliers. All rights Re,ser-ved. Not a plan of survey 2013 MPAC and its suppliers. All rights Reserved. Not a plan of Survey. DATE: Sept. 3, 2014 SCALE 1 :5,000 PN-2 54 City Development Department CREEKVIEW CIRCLE 15.2m EXISTING 2 STOREY 6RICK DWELLING PROPOSED E """ c:i (") ~ Q,ECK ~~ c (") -~s •ll~r-=¥~m~+-------T -""" ."-\f-- E 0 r-...: C"'":i I . ll!--~-~1~ L PROPoSED ~"""-- OPEN bECK :.:1 g~~ AREA! ~.I ~ 15.2m Submitted Plan FILE No: P/CA 86/14 APPLICANT: D. Kelly & S. Head I"- To permit an uncovered platform not exceeding 2.5 metres in height above grade to encroach a maximum of 0.5 of a metre into the required minimum rear yard and to permit uncovered stairs to encroach an additional 1.0 metre into the required minimum rear yard PROPERTY DESCRIPTION: 578 Creekview Circle (Plan M1 017 Lot 22} I DATE: Sept. 10, 2014 From: Subject: Application Nilesh Surti, MCIP, RPP Report to Committee of Adjustment Application Number: PICA 87114 Meeting Date: September 24, 2014 Manager, Development Review & Urban Design Committee of Adjustment Application PICA 87114 Marshall Land Corp. Ltd. Nordane Drive (Pt. Lot 24, Plan 329, Part 3 40R-27800) The applicant requests relief from Zoning By-law 3036, as amended by By-law 7274113, to permit a maximum lot coverage of 45 percent and a minimum east side yard width of 0.6 of a metre; whereas the by-law permits a maximum lot coverage of 38 percent and a minimum side yard width of 1.2 metres each side. The applicant requests approval of this minor variance application in order to obtain a building permit to construct a two-storey detached dwelling. Recommendation The City Development Department considers a maximum lot coverage of 45 percent and a minimum east side yard width of 0.6 of a metre 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 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 September 23, 2016, or this decision shall become null and void. Background: A Zoning By-law Amendment was approved by Council on April 22, 2013 to permit the development of eight lots for detached dwellings having frontage on Sand hurst Crescent, and three lots for detached dwellings and two lots for four semi-detached dwellings having frontage on Nordane Drive. The lots fronting Sand hurst Crescent were approved by the Durham Region Land Division Committee on May 22, 2013 (LD 034113 to LD 041113). The subject property was also approved by the Durham Region Land Division Committee on January 13, 2014 (LD 008114). 55 56 Report PICA 87/14 September 24, 2014 Page 2 Comment: Official Plan and Zoning By-law The Pickering Official Plan designates the subject property as "Urban Residential Area -Low Density Areas" within the Highbush Neighbourhood. The subject property is presently zoned "S3" within Zoning By-law 3036, as amended by By-law 7274/13. Appropriateness of the Application Increase in Lot Coverage • the zoning by-law permits a maximum lot coverage of 38 percent • the intent of the maximum lot coverage is to maintain an appropriate amount of outdoor amenity area uncovered by buildings on a lot to regulate the scale and size of the buildings • the increase in lot coverage to 45 percent will not change the character of the property or the area • staff are of the opinion that the requested variance to permit an increase in lot coverage would not have any adverse impacts on the abutting property owners or the existing lotting pattern, style and siting of dwelling • the requested variance is minor in nature and maintains the intent of the zoning by-law Reduction in Side Yard Width • 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 • the proposed 0.6 of a metre side yard width applies only to the proposed easterly side yard • the lot is irregular in shape , and it has been interpreted to have 3 side yards, the side yard to the north and south of the proposed dwelling are 1.2 and 1.6 metres in width, respectively • the reduced easterly side yard width provides for appropriate separation distance from the future lot to the east • the proposed dwelling will be compatible with the character of the existing development • the requested variance is minor in nature, desirable for the appropriate development of the land and maintains the intent of the zoning by-law Report PICA 87/14 Date of report: September 17, 2014 Comments prepared by: lfi(. rtl{?rJk~ Melissa Markham, MCIP, RPP Principal Planner, Development Review MM:Id J :\Documents'Development\0-3700\2014\PCA 87-14\Report\PCA 87 -14.docx Enclosures September 24, 2014 Page 3 1les Surti, MCIP, RPP Manager, Development Review & Urban Design 57 58 ~--r-,..,...,.....,......,.sT_,.R_,.E,ET-,.-,.-, f-r--- i3 r-------1--------l w 1-+-1-+++-+-+-t-+-t---t-1 ~ r---0> t----+----l w PRO HILL ST. !lt ~ ~ 1 lf.--l....W....L.....l-L.....l-L.....l-L.....J....J 0 r---llr-r-..,...,......~S,:...:.TRFEF-ETT--r-r"\ 1----1---------l I 1----1---------J I I - _1-------l CRESCENT -1-------l I I wt-,--------t-----i IJW-l....U....u....u...J...J...-'::'-'-':::"-'-" o lll'lllllllllflll@~l---r--r--c----J 1= l rRFC:.r'FN. WFC:.T I ANF Location Map I I FILE No: P/CA 87/14 APPLICANT: Marshall Land Corp. Ltd. 1-------+----l~~ t----+---1 ::::l r--WESTCREEK 1-----.'-----l ~ ~ PUBLIC SCHOOL t------+----1 (§ ~~\1 7/; r--~ STREET / [[ - ""1 ~e; PROPERTY DESCRIPTION: Part of Lot 24, Plan 329, Part 3 40R-27800 City Development Department eta Sourcea: ifi-Teranet Enterprises Inc. and Its suppliers. All rights Reserved. Not a plan of survey. ~ 2013 MPAC and Ita auppllena. All ricihta Reserved. Not a plan of Survey. DATE: Sept. 3, 2014 SCALE 1 :5,000 PN-10 E ~­~il ' o: 1<1 To pe r m i t a mi n i m u m ea s t si d e ya r d wi d t h of 0. 6 of a me t r e to a pr o p o s e d tw o - st o r e y de t a c h e d dw e l l i n g LO T 2 PR O P O S E D DW E L L I N G "i f A To pe r m i t a ma x i m u m lo t co v e r a g e of 45 pe r c e n t Ci t y De v e l o p m e n t De p a r t m e n t Su b m i t t e d Pl a n FI L E No : P/ C A 87 / 1 4 AP P L I C A N T : Ma r s h a l l La n d Co r p . Lt d . PR O P E R T Y DE S C R I P T I O N : Pa r t of Lo t 24 , Pl a n 32 9 , Pa r t 3 on 40 R - 2 7 8 0 0 FU L L SC A L E CO P I E S OF TH I S PL A N AR E AV A I L A B L E FO R VIE W I N G AT TH E CI T Y OF PI C K E R I N G CI T Y DE V E L O P M E N T DE P A R T M E N T NO R D A N E DRIVE-1' /IJ DATE: Aug.20,2014 CJ1 c.c ~>:- ~ . ~ · · -..... . . , '-· J ':i;~;2~ •.. 1 .. ! '· .. ·':~' ... ·.;:·. l - . r. - - t , - . --~ -~-· - :-- = = ~")!~)?'.l -.. J ·· · · · - · · . I - ·~ _ _ r= - = ; ; t - · -1 '·'.··'•~.r~·· .. ··.•· •. I - - - ' - ., . •·· .J -..:v~I J n .. . fr : i ! ! I I I J I J nl i : J Q ; . , . , ] r~;. ~-. · .. ·. ·· ... :.· i o , . .r ~lll!l~ ~~'~ ifil~~tlf!J ~~I:J~ :~}/ 'J{·, ...... ·.· --- ~--. . ; [\ \ < . / 1 r\ \ \ ·/ 1 - 'I t ... · .. /' ) r·. \ / l II r- r , . <:·;;;".:'2 l . . . :' ; <. I I l / 11 ' · .. / . . ' \ t ~ ·- j' I · ... ;: '· 0 • · · - . . . :.. .. •' , ·. '· · ' .' , ' \ \ u . \ .: .\ : : ~ · · · ·- - < . ' : : : : : . : : : : : : : · - - - - - - - . . ·I· .. _;; "- _:_ -- - - C" - = ' •• "- - • " ' • ~' • • / \ J / . I .L l.:c ·-------~·:: : . . : : : . : . : : : : : 4 . = : : f ~ ~ : = : : : ... r = - - - - - -= --·· · ---- - ~ ~ · .. -~~ .. ~-:::: : ; ; : ~ : t ~ ~ 1 - ~ > . Ci t y De v e l o p m e n t De p a r t m e n t MO D E L RE N D E R I N G Su b m i t t e d Pl a n FI L E No : P/ C A 8 7 / 1 4 AP P L I C A N T : Ma r s h a l l La n d Co r p . Lt d . PR O P E R T Y DE S C R I P T I O N : Pa r t of Lo t 24 , Pl a n 32 9 , Pa r t 3 on 40 R - 2 7 8 0 0 FU L L SC A L E CO P I E S OF TH I S PL A N AR E AV A I L A B L E FO R VI E W I N G AT TH E CI T Y OF PI C K E R I N G CIT Y DE V E L O P M E N T DE P A R T M E N T DATE: Aug.20,2014 _,..;) From: Subject: Application Nilesh Surti, MCIP, RPP Report to 61 Committee of Adjustment Application Number: PICA 88114 Meeting Date: September 24, 2014 Manager, Development Review & Urban Design Committee of Adjustment Application PICA 88114 J. & C. Johnston 979 Mountcastle Crescent The applicant requests relief from Zoning By-law 3036, as amended by By-law 1998185, to permit an uncovered platform (deck) not exceeding 2.5 metres in height above grade to project a maximum of 2.2 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 obtain a building permit to construct an uncovered platform (deck) within the required rear yard. Recommendation The City Development Department considers an uncovered platform (deck) not exceeding 2.5 metres in height above grade to project a maximum of 2.2 metres into the required rear yard to be minor in nature, desirable for the appropriate development of the land, and is in keeping with the general intent and purpose of the Official Plan and the Zoning By-law, and therefore recommends Approval of the proposed variance, subject to the following conditions: 1. That this variance apply only to the uncovered platform (deck) as generally sited and outlined on the applicant's submitted plans. 2. That the applicant obtain a building permit for the proposed construction by September 23, 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 Zoning By-law 3036, as amended by By-law 1998185 -"S4" -Single Detached Residential Zone Report PICA 88/14 Appropriateness of the Application Increased Projection of Uncovered Platforms and Stairs September 24, 2014 Page 2 • the intent of this provision is to provide the opportunity for any stairs and/or a landing platform to encroach into the required rear yard when needed; to ensure an adequate setback is provided to protect the privacy of abutting property owners, and to ensure an adequate outdoor and amenity area is provided within the rear yard • the by-law permits uncovered stairs 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 and enlarge an existing deck • the proposed deck will have a height of approximately 2.5 metres above grade and will project not more than 2.2 metres into the required rear yard • the proposed variance appears to have minimal impact on the useable amenity space as there is currently a deck in this location, which is being replaced by the proposed larger deck • the requested variance is minor in nature and maintains the intent and purpose of the Official Plan and the Zoning By-law Input From Other Sources Engineering & Public Works Date of report: September 17, 2014 Comments prepared by: \v Deepak Bhatt, MCIP, RPP Planner II DB:NS:Id • no concerns Nilesh urti, MCIP, RPP Manager, Development Review & Urban Design J:\Documents\Development\D-3700 Committee of Adjustment (PCA Applications)\2014\PCA 88-14 John & Caryn Johnston\Report\PCA 86-14 Report.doc Enclosures ------------------------------------------------- t--"--L_J_---'--f-L_L_L_ _ ___., ~ t===t==:::: t'31---+-----l r--------1 ex: t===t==:::: ~ t-----t-----1 ~ 1----+-----1 I I 1----+----1 w 81 t----t------1 t----t----1 > 1-----t----1 1----+----1 ~ 1----+-----1 t----t----10 1-----t----1 1---+----1 L5 1----+-----1 Location Map FILE No: P/CA 88/14 APPLICANT: J. & C. Johnston WILLIAM DUNBAR PUBLIC SCHOOL 63 - ""1 t City Development Department PROPERTY DESCRIPTION: 979 Mountcastle Cres (Lot 16, 40M-1415) Dote Sour-ces: Teranet Enterprises Inc. end its suppliers. All rights Reserved. Not a pion of survey. 2013 MPAC and its suppliers. All l'"i hts Reserved. Not o pion of Survey. DATE: Sept. 3, 2014 SCALE 1 :5,000 PN-10 C/) UJ 0:: () UJ \ _J 1- C/) I <( () ~ 1-z :::> 0 I ~ I ! City Development Department \ I EXISTING l- 2 STOREY \ ' DWELLING PROPOSED DECK ·I I I tE io tcri \r -;-- I\ \ I -\ \\.-'• I I .....!1 [ t6~ r-Tl ';- \ ' I \, \ I 0 ' I ,; . ' I"" I!'V 1/ 0 3 I To permit an uncovered deck not exceeding 2.5 metres in height above grade to project a maximum of 2.2 metres into the required rear yard Submitted Plan FILE No: P/CA 88/14 APPLICANT: J. & C. Johnston ----'n~-~ EXISTING'. . SHED PROPERTY DESCRIPTION: 979 Mountcastle Crescent Lot 16 40M-1415 DATE: Sept. 9, 2014 65 BSKETCti __ _ ------------------~N~ City Development Department SOUTHWEST (REAR) ELEVATION Submitted Plan FILE No: P/CA 88/14 APPLICANT: J. & C. Johnston PROPERTY DESCRIPTION:979 Mountcastle Crescent Lot 16 40M-1415 DATE: Sept. 9, 2014