DECISION AND ORDER. PROCEEDING COMMENCED UNDER Section 45(12), subsection 45(1) of the Planning Act, R.S.O. 1990, c. P.13, as amended (the "Act")

Size: px
Start display at page:

Download "DECISION AND ORDER. PROCEEDING COMMENCED UNDER Section 45(12), subsection 45(1) of the Planning Act, R.S.O. 1990, c. P.13, as amended (the "Act")"

Transcription

1 Toronto Local Appeal Body 40 Orchard View Blvd, Suite 211 Telephone: Toronto, Ontario M4R 1B9 Fax: Website: DECISION AND ORDER Decision Issue Date Friday, November 30, 2018 PROCEEDING COMMENCED UNDER Section 45(12), subsection 45(1) of the Planning Act, R.S.O. 1990, c. P.13, as amended (the "Act") Appellant(s): ABC RESIDENTS ASSOCIATION, ROBINA JANE TEED Applicant: MICHAEL COGAN Property Address/Description: 15 BERRYMAN ST Committee of Adjustment Case File: STE 27 MV (A1393/17TEY) TLAB Case File Number: S45 27 TLAB Motion Hearing date: Monday, September 17, 2018 DECISION DELIVERED BY S. MAKUCH REGISTERED PARTIES AND PARTICIPANTS Applicant Appellant Appellant Appellant's Legal Rep. Party/ Owner Party's Legal Rep. Michael Cogan Robina Jane Teed ABC Residents Association Andrew Biggart Shaun Levy Amber Stewart INTRODUCTION This is an appeal of the granting of minor variances to permit the conversion of a two story detached dwelling into a triplex by constructing a third story addition with a rear deck. BACKGROUND Both an adjacent neighbour and the ABC Residents Association were appellants, while a number of neighbours were participants in opposition. The City, however, did not appear in opposition to the variances and Heritage Preservation Services (HPS) 1 of 3

2 Decision of Toronto Local Appeal Body Panel Member: S. Makuch TLAB Case File Number: S45 27 TLAB stated that the proposal met the Yorkville-Hazelton Heritage Conservation District Guidelines, subject to certain conditions. MATTERS IN ISSUE The matters in issue related largely to the impact of the proposed addition on the neighbouring appellant s dwelling and on the use of the triplex for short term rentals. JURISDICTION Under s. 3 of the Planning Act a decision of the Toronto Local Appeal Body ( TLAB ) must be consistent with the 2014 Provincial Policy Statement ( PPS ) and conform to the Growth Plan of the Greater Golden Horseshoe for the subject area ( Growth Plan ). In considering the applications for variances from the Zoning By-laws, the TLAB Panel must be satisfied that the applications meet all of the four tests under s. 45(1) of the Act. The tests are whether the variances: maintain the general intent and purpose of the Official Plan; maintain the general intent and purpose of the Zoning By-laws; are desirable for the appropriate development or use of the land; and are minor. EVIDENCE Evidence was presented by the architect of the proposal. It was clear from his evidence that HPS had been consulted and was in favour of the proposal subject to certain identified conditions. Moreover, both Urban Forestry, and Engineering and Construction Services had no concerns and there were no transportation issues. After the architect s evidence was heard there was an adjournment during which the parties reached a settlement which involved a minor alteration to the plans and a new condition. Evidence was heard from a qualified land use planner that the settlement met all the Planning Act provisions set out above. The planner relied on her witness statement and I accept the unchallenged evidence therein. I also rely on a visit to the site which clearly demonstrated that the addition would not be visible from the street. The parties requested that I withhold my decision until: new plans could be drawn up which included the minor alteration; a new examiner s notice could be obtained based on the altered plans; and the revised variances and plans and the conditions which would include the new condition could be submitted to me for approval. All of these were submitted to TLAB on November 15, 2018 for my consideration. 2 of 3

3 Decision of Toronto Local Appeal Body Panel Member: S. Makuch TLAB Case File Number: S45 27 TLAB ANALYSIS, FINDINGS, REASONS Based on the evidence presented at the hearing, the revised plans, the new examiner s notice, a revised list of variances, and the new list of conditions, which includes a prohibition on using the site for short term rentals, I find the appeal should be allowed in part and the that the variances and plans as revised should be approved subject to conditions agreed to by the parties. The revision to the plans and variances are minor and the application does not require new notice under s. 45(18.1.1) of the Planning Act. DECISION AND ORDER The appeal is allowed, in part, and the variances in Appendix 1 are approved subject to the conditions therein and subject to the condition that the building must be constructed substantially in accordance with the plans in Appendix 2. 3 of 3

4 Appendix 1 15 Berryman Street List of Variances and Conditions 1. Chapter (1)(A), By-law The maximum permitted floor space index is 1.0 times the area of the lot (274.2 m2). The floor space index will be times the area of the lot ( m2). 2. Chapter (1)(B), By-law The maximum permitted building depth is 14.0 m. The building depth will be m. 3. Chapter (2)(A)(i), By-law The maximum permitted height of all front exterior main walls is 8.5 m. The height of the front exterior main wall will be m. 4. Chapter (2)(A)(ii), By-law The maximum permitted height of all rear exterior main walls is 8.5 m. The height of the rear exterior main wall will be m. 5. Chapter (8)(A), By-law Wall mounted vents, pipes, or utility equipment may encroach into a required side yard setback 0.6 m, if it is no closer to a lot line than 0.3 m. The fire shutters will encroach 0.96 m into the required east side yard setback, and will be 0.24m to the east lot line. 6. Chapter (1), By-law The permitted maximum height of a building or structure is 10.0 m. The proposed height of the building is 10.3 m. 7. Chapter (1), By-law The minimum required number of parking spaces to be provided for a triplex is 2. In this case, no parking space will be provided. 8. Chapter (7), By-law Roof eaves may project a maximum of 0.9 m provided that they are no closer than 0.30 m to a lot line. The proposed eaves are located 0.2 m from the west side lot line. 9. Section 6(3) Part II 3F(I)(2), By-law The minimum required side lot line setback for a building is 1.2 m, where the side wall contains openings. The east side lot line setback will be 0.54 m to the main wall, and 0.24 m to the fire shutter. 10. Section 6(3) Part II 3 F(I)(1), By-law The minimum required side lot line setback of a building is 0.45 m, where the side wall contains no openings. The west side lot line setback will be 0.11 m.

5 11. Section 4(5)(b), By-law The minimum required number of parking spaces to be provided is 1. In this case, no parking space will be provided. 12. Section 6(3) Part II 3(ii), By-law The minimum distance between a building and the portion of the side wall of an adjacent building that contains openings is 1.2 m. The proposed building will be located 0.58 m (main wall, not including fire shutter) from the adjacent building at 13 Berryman Street. 13. Section (860), By-law and Section 12(2)(322)(ii)(a), By-law No person shall erect or use a building or structure on any lot within the Yorkville Triangle with a front lot line on Hazelton Avenue, Webster Avenue, or the south side of Berryman Street, exclusive of lands with the flank of the lot on Webster Avenue known municipally in the year 1998 as 121 Avenue Road where the building or structure has a depth greater than 17 m. The building depth will be m. 14. Section (860), By-law and Section 12(2)(322)(ii)(c)(A), By-law No person shall erect or use a building or structure where the height of the building or structure is greater than 7.0 m, exclusive of a deck, fence and other rooftop elements permitted by Section 4(2)(a)(i), for any portion of the building or structure having a depth greater than 14 m. The portion of the building beyond a depth of 14m will have to have a height of m. 15. Section 4(2)(a), By-law The by-law permits a maximum building height of 10.0 m. The proposed building height is m. Conditions of Approval 1. Prior to the issuance of a building permit, the owner/applicant shall provide written confirmation from the Senior Manager, Heritage Preservation Services, City Planning, that the following matters have been completed satisfactorily: a. Building permit drawings, including plans, elevations and details shall be submitted to the satisfaction of the Senior Manager, Heritage Preservation Services, and a heritage permit shall be obtained under the provision of Section 42 of the Ontario Heritage Act. b. The applicant shall retain a consultant archaeologist, licensed by the Ministry of Tourism, Culture and Sport under the provisions of the Ontario Heritage Act to carry out a Stage 1-2 archaeological assessment of the entire property and follow through on recommendations to mitigate, through preservation or resource3 removal and documentation, adverse impacts to any significant archaeological resources found. The assessment is to be completed in accordance with the 2011 Standards and Guidelines for Consulting Archaeologists, Ministry of Tourism, Culture and Sport. c. Should the archaeological assessment process continue beyond a Stage 1-2 assessment, any recommendations for Stage 3-4 mitigation strategies must be reviewed and approved by Heritage Preservation Services prior to commencement of the site

6 mitigation. d. The consultant archaeologist shall submit a copy of the relevant assessment report(s) to the Heritage Preservation Services Unit in both hard copy format and as an Acrobat PDF file on compact disk. All archaeological assessment reports will be submitted to the City of Toronto for approval concurrent with their submission to the Ministry of Tourism, Culture and Sport. e. No demolition, construction, grading or other soil disturbances shall take place on the subject property prior to the City s Planning Division (Heritage Preservation Services Unit) and the Ministry of Tourism, Culture and Sport (Heritage Operations Unit) confirming in writing that all archaeological licensing and technical review requirements have been satisfied. 2. No dwelling units or part of a dwelling unit contained in the triplex at 15 Berryman shall be offered or used for short-term rental, as defined in By-law , or any successor by-law permitting short-term rental, and in any event, no dwelling unit or part of a dwelling unit contained in the triplex at 15 Berryman shall be offered or used as a dwelling space for rent in exchange for payment for a period that is less than 28 consecutive days.

7 0.28 Appendix 2 MH CENTRE LINE OF PAVEMENT CURB 1.35 SIDEWALK CC N73 53'20"E (WIT) WK N15 56'41"W 1.28 G PORCH -0'-6.5" (117.87) UP 3R '-3" [1.00m] CC (RS) 5'-9" [1.75m] UP WK 0.08 E 1.88 S STOREY [0.14m] 22'-9" [6.92m] 1'-9" [0.54m] SUMMARY OF AREAS SQ.M. SQ.FT. % LOT AREA FLOOR AREAS: 1ST FLOOR GFA ND FLOOR GFA RD FLOOR GFA ROOF=128.0 ROOF=125.1 EAVE=122.8 DOOR SILL= EAVE SIDE DECK PERMITTED GFI AREA OF GFI SLOPED FINISHED BASEMENT ROOF 18'- [5.64m] 13'-0" [3.96m] 0.10 W RENOVATION OF EXISTING 2 STOREY BRICK DWELLING 3RD STOREY ADDITION 2'- [0.81m] 9" [0.23m] 19'-11" [6.08m] 65'- [19.96m] REMOVE REAR PORTION OF EXISTING DWELLING 3 - STOREY ADDITION 21'-11" [6.68m] 1'-3" [0.38m] 42'-9" [13.03m] 18'-1" [5.52m] 1'-9" [0.54m] WL WL 2 ½ STOREY ROOF=127.4 EAVE=124.3 DOOR SILL= E 1 STOREY BRICK ADDITION 1'- [0.46m] 0.08 HOARDING FENCE AS REQUIRED BY CITY BYLAW BF Fc ON LINE N16 00'00"W Fc 0.14 E TPZ 2 - STOREY ADDITION -1'-10" (117.48) LAND. STEPS 2.4M TPZ 1.8M 4.2M TPZ UP 5R -4'-7.5" (116.63) PATIO UP 3R DN 3R -7'-11" (115.63) 13'-7" [4.15m] Ø0.35M Ø0.20M Ø0.15M 6'-10" [2.08m] 6'-2" [1.88m] 2'-11" [0.90m] 47'-0" [14.32m] Ø0.65M 1.8M TPZ N15 59'05"W Fc 0.06 E 0.04 E 0.02 W FRAME COACH 0.02 E Fc 0.31 S CLF N73 39'30"E 7.60 Fc 0.38 S 15 BERRYMAN STREET michael cogan architect SITE PLAN (SHOWING SIDE DECK AT #17) 1624 Toronto, ON M6A 2E6 1:150 Tel.(416) OCTOBER 12, 2018 Fax (416)

8 65'-9" [20.04M] 30'- [9.30M] 35'-2 1/2" [10.74M] 4'-10" [1.48M] 7 1/2" [0.19M] 11'-9" [3.58M] UNEXCAVATED 3'-4" 7'-3 1/2" 10" 7'-11 1/2" 11'-8 1/2" 6 1/2" 10" BATHROOM ADDITION EXISTING 10" 1'-10 1/2" 4'- 3'-4" DN 1R 3'-0" -9'-5" (115.17) 3'-5" UP 15R 5'-9 1/2" 4'-2" DN 1R -10'- (114.79) 10'-10" LAUNDRY 9'-11 1/2" 3'-0" 3'-0" W/D 7'-5" 2'-10" 5'-4 1/2" SUMP 4'-7 1/2" BEDROOM APARTMENT #1 LOW STOR. 5'-9 1/2" MECH. -10'- HWT HWT (114.79) H.E. FURN. 9 1/2" UP 19R 5'-8 1/2" 3'-1 1/2" 11" 2'-9" 3 1/2" 1'-2" 10" 1'-2 1/2" 3'- 4" H.E. FURN. 4'-0" 10" 4'-7 1/2" 9'-0" 2'- 5'-1" 4'- 9" ELEVATOR 3'-4 1/2" W/D 18'-10" 10'-0" 3'-0" 3'-4" 3'- 4'-2" 1'-1" 9" 4'-9" 3'- BATHROOM DEN BATHROOM 5'- 4'- 9'-3" 10'-1" 10" 4'-3 1/2" 9" 1'-10" 10" LAUNDRY KITCHEN 8'-10 1/2" 3'-4 1/2" 6'- 5'- 2'-4" BEDROOM W.I.C. 4'-0" DINING -10'- (114.79) APARTMENT #3 10'-0" 10" FAMILY RM. -7'-11" (115.63) GARDEN WELL 6'-0" ADDITION EXISTING 3'-11 1/2" 4'-10" 32'-8 1/2" 16'-5" 2'-7" 5'-0 1/2" 41'- [12.65M] 24'-0 1/2" [7.33M] 3'-3 1/2" [1.00M] 1'-7 1/2" [0.50M] FD 1'-3" [0.38M] 12'-10" 10" 4'- 10" 2'-11 1/2" [0.90M] 1'-9 1/2" [0.54M] 15 BERRYMAN STREET michael cogan architect BASEMENT PLAN 1624 Toronto, ON M6A 2E6 3/1 =1'-0" Tel.(416) OCTOBER 12, 2018 Fax (416)

9 65'-9" [20.04M] 42'-3 1/2" [12.89M] 23'-5 1/2" [7.15M] ADDITION EXISTING 2" 10" 1'-0" -0'-6.5" (117.87) UP 3R 0'-0" (118.04) 6'-5" 13'-4" 2 1/2" FOYER 6'-9" 12'-9 1/2" 4'-0" 2" 10'-2 1/2" 3'-3 1/2" FAMILY ROOM 7'-11 1/2" KITCHEN APARTMENT #1 3'-0" DN 15 R 5'-1 1/2" PWDR RM 4'-10" 8'-11" 1" 3'-0" 2'- 0'-0" (118.04) 2'-11" UP 17R APARTMENT #2 DN 19 R APARTMENT #3 3'-5 1/2" 3'-0" 11'-9 1/2" LOW STOR. 7'-5" 9'-9" 2'-11" 2" 5'-0" 10 1/2" 3'-1 1/2" 2'-4" 3'-3" 1'-9 1/2" DN 3R -1'-4" (117.64) 7 1/2" 9" 3'-1 1/2" 1'-10" 2 1/2" 2'-0" 9" 4'- 1'-1" ELEVATOR 3'-3 1/2" 1'-1 1/2" W.I.C. 0'-0" (118.04) PWDR RM 5'-0" 4'-3 1/2" 9" 8'-9 1/2" 9" 2'-4 1/2" 3'-9" 7 1/2" 9'-5" PANTRY 19'-7" 3'-0" 1'-4" 12'-5" 17'-9 1/2" -1'-10" (117.48) 4'-10 1/2" KITCHEN DINING ROOM FAMILY ROOM UP 5R FD -4'-7.5" (116.63) GARDEN WELL BELOW 5'-2" 4'-2 1/2" 1'-7 1/2" 7'-0 1/2" SLOPE PAVED WALKWAY 1.5% DN 24'-0 1/2" [7.33M] 3'-3 1/2" [1.00M] ADDITION EXISTING 41'- [12.65M] FD UP 3R DN 3R -7'-11" (115.63) 15 BERRYMAN STREET GROUND FLOOR PLAN /1 =1'-0" OCTOBER 12, 2018 michael cogan architect Toronto, ON M6A 2E6 Tel.(416) Fax (416)

10 BEDROOM #2 2" 20'-5" 2" 12'-1" 2" 65'-9" [20.04] 42'-3 1/2" [12.89] 23'-5 1/2" [7.15] ADDITION EXISTING 2 1/2" 4'-2" +9'-7" (120.96) 5'-0 1/2" 6'-9" W.I.C. ENSUITE 4'- 7'-9" 7'-9" 2" UP 18R 7'-5 1/2" 6'-6 1/2" 2'-5 1/2" 3'-2" 2" APARTMENT #2 3'-0" 2'- 3'-1 1/2" 1'-10" 2'-9 1/2" 4 1/2" 4 1/2" 4'-0" 1'-11 1/2" HALL 11'- 4'-6 1/2" 1'-1" H.E. 1'-3" 9" 4'-3 1/2" 9" 2'-9 1/2" 5'-4 1/2" FURN. ELEVATOR HWT MECH. 9" 7'-9 1/2" W.I.C. DN 17R LAUNDRY RM LAUNDRY CHUTE FROM ABOVE 3'-4 1/2" 3'-4 1/2" 5'-1 1/2" 7'-9 1/2" ENSUITE 3'-9" 4'-4" 5'-10 1/2" 4'- 3'-1 1/2" 5'-3" 1'-4" 12'-2" 11'- BEDROOM #4 15'-5 1/2" DEN 1'-4" 7'-9 1/2" 4'-0" W.I.C. 4'-10" ENSUITE 14'-4 1/2" 4'-10" 17'-6 1/2" 4'-0" 19'-11 1/2" 41'- [12.65] ADDITION EXISTING 24'-0 1/2" [7.33] 3'-4 1/2" 2'-5 1/2" 9" 8'-9" 9" 2'-5 1/2" 3'-4 1/2" 1'-3" [0.38] 21'-11" [6.68] 1'-9 1/2" [0.54] 15 BERRYMAN STREET SECOND FLOOR PLAN /1 =1'-0" OCTOBER 12, 2018 michael cogan architect Toronto, ON M6A 2E6 Tel.(416) Fax (416)

11 ROOF OF BELOW # 13 BERRYMEN BALCONY OF FRONT WALL OF # 17 BERRYMEN SIDE 'B' A '-9" [20.04] SLOPED CEILING AREA 9'-0"~7'- (@WALL) 42'-9" [13.03] 18'-3" [5.56] ADDITION EXISTING 1'-3 1/2" 6'-9" 19'-11 1/2" APARTMENT #2 +19'-10" (124.09) 5 1/2" 4'-1 1/2" 1'-4" 2'-2" 3'-0" 1'- 5'-0" HALL 'B' A '- 2'-0" 9'- 9" 4 1/2" 3'-4 1/2" 3'-4 1/2" 1'-1" 4'- 9" 2'-1 1/2" 2'-10 1/2" 4'-4" SHOWER 7'-0 1/2" ELEVATOR 4'-9 1/2" 3'-0" 3'-1 1/2" 3" 2'-3 1/2" 3" 2'-3 1/2" 5'-3 1/2" 3'-0" 11'-11 1/2" 3'-4 1/2" 9" MASTER BEDROOM DN 18R 6'-11" 4'-1" W.I.C. LAUNDRY CHUTE 8'-9 1/2" ENSUITE 1'- 6'-9" 10 1/2" 9'-1" 11'-9 1/2" 10'-5" 10'-11 1/2" 3'-2" 19'-7 1/2" 2'-10" 2'-10" 2'-0" 1'-10" 6'- # 17 BERRYMEN 4'-9" [1.45] NEW ROOF DECK # 13 BERRYMEN 3'-0" 4'-2" 7" 6'- 7" 4'-2" 3'-0" 1'-3" [0.38] 21'-11" [6.68] 1'-9 1/2" [0.54] 15 BERRYMAN STREET michael cogan architect THIRD FLOOR PLAN 1624 Toronto, ON M6A 2E6 3/1 =1'-0" Tel.(416) OCTOBER 12, 2018 Fax (416)

12 ROOF OF BELOW RD (VOS) (VOS) # 13 BERRYMEN BALCONY OF 18'-3" [5.56] FRONT WALL OF # 17 BERRYMEN 13'-0" [3.96] SIDE 'B' A 4.00 EAVE 42'-9" [13.03] 2' SLOPED ROOF 9" [0.23] [0.15] 13'-0" 19'-11 1/2" 9'-9 1/2" 'B' A 4.00 NEW FLAT ROOF 19'-3 1/2" 18'-2 1/2" 11'-0 1/2" 12'-3" RD RD 6'-7" 8'-9 1/2" 18'- [5.64] RD # 17 BERRYMEN 4'-9" [1.45] NEW ROOF DECK BELOW # 13 BERRYMEN 1'-3" [0.38] 21'-11" [6.68] 1'-9 1/2" [0.54] 15 BERRYMAN STREET michael cogan architect ROOF PLAN 1624 Toronto, ON M6A 2E6 3/1 =1'-0" Tel.(416) OCTOBER 12, 2018 Fax (416)

13 T/O ROOF OF #. 13 (127.40) 3 T/O ROOF OF #. 17 (128.00) 32'-10" [10.00m] 1'-0" [0.30m] 9'-4" 10'-11" 10'-3" 9'-0" 1'- T/O PARAPET + 31'-4" (127.59) T/O ROOF + 30'-4" (127.29) U/S OF CEILING + 28'-10" (126.83) # 13 BERRYMEN T/O 3RD F.F. + 19'-10" (124.09) T/O REAR ADDITION 2ND F.F. + 9'-7" (120.96) 1'-4" T/O REAR ADDITION GND F.F. -1'-4" (117.64) AVE. EST. GRADE -2'-5.5"(117.29m) NEW BASEMENT SLAB -10'- (114.79) 2'-5 1/2" [0.75m] 5'-4 1/2" [1.64m] 8'-4" 1'-0" 1'-4" 2'-0" 9'-3 1/2" 3" EXISTING PROPERTY LINE '-9" [0.84m] 1'-0" [0.30m] # 17 BERRYMEN 33'-1 1/2" [10.09m] T/O ROOF + 21'-2.5" (124.50) U/S CEILING + 18'-0" (123.53) T/O 2ND F.F. + 9'-7" (120.96) U/S CEILING + 8'-9" (120.71) T/O GND F.F. 0'-0" (118.04) C/L OF ROAD -2'-9" (117.20) 3'-0" [0.91m] UNDERPINNING OF FOOTINGS BASEMENT SLAB -7'-10" (115.65) 3'-2 1/2" 2'-10" 7'-10" 8'-9" 10" 8'-5" 15 BERRYMAN STREET michael cogan architect NORTH ELEVATION 1624 Toronto, ON M6A 2E6 SCALE: 1/ Tel.(416) OCTOBER 12, 2018 Fax (416)

14 T/O ROOF OF #. 17 (128.00) 1'-0" [0.30m] 32'-10" [10.00m] 1'- 9'-4" 10'-11" 10'-3" 9'-0" T/O PARAPET + 31'-4" (127.59) T/O ROOF + 30'-4" (127.29) U/S CEILING + 28'-10" (126.83) EAVE # 17 BERRYMEN T/O 3RD F.F. + 19'-10" (124.09) T/O REAR ADDITION 2ND F.F. + 9'-7" (120.96) T/O REAR ADDITION GND F.F. -1'-4" (117.64) AVE. EST. GRADE -2'-5.5"(117.29m) C/L OF ROAD -2'-9" (117.20) NEIGHBOR PROPERTY (VOS) NEW BASEMENT SLAB -10'- (114.79) 33'-1 1/2" [10.09m] 2'-9" [0.84m] '-0" MIN. 10 3" 8'-0" 1'-0" 3'-3 1/2" [1.00m] MAX. 1'-7" 1'-11" 4'- 9'-0" 2'-0" 6'-0" 2'-3" 3'-3 1/2" [1.00m] MAX. GARDEN WELL 4'-0" MIN T/O ROOF OF #. 13 (127.40) # 13 BERRYMEN T/O GND F.F. 0'-0" (118.04) 7 15 BERRYMAN STREET michael cogan architect SOUTH ELEVATION 1624 Toronto, ON M6A 2E6 SCALE: 1/ Tel.(416) OCTOBER 12, 2018 Fax (416)

15 1'-0" 1'- 9'-0" 10'-3" 10'-11" 9'-4" T/O PARAPET + 31'-4" (127.59) T/O ROOF + 30'-4" (127.29) U/S OF CEILING + 28'-10" (126.83) T/O 3RD F.F. + 19'-10" (124.09) T/O REAR ADDITION 2ND F.F. + 9'-7" (120.96) T/O REAR ADDITION GND F.F. -1'-4" (117.64) GARDEN WELL BEYOND 4'-0" MIN '-4" 1'- 2'-4" 2'-0" 6'- 1'-9" 1'-4" [0.41m] 3'-0" [0.91m] UNDERPINNING OF FOOTINGS EXISTING EXISTING OUTLINE OF # 13 BERRYMEN 6'-0" 1'- 3'-0" T/O ROOF OF #. 13 (127.40) 33'-1 1/2" [10.09m] T/O PARAPET + 31'-4" (127.59) T/O ROOF + 30'-4" (127.29) T/O ROOF + 21'-2.5" (124.50) 2'-5 1/2" [0.75m] 5'-4 1/2" [1.64m] 9'-2" 3'-2 1/2" 8'-5" 10" 8'-9" 7'-10" 2'-10" 1'-0" [0.30m] 32'-10" [10.00m] 3" 2'-9" [0.84m] U/S CEILING + 18'-0" (123.53) T/O 2ND F.F. + 9'-7" (120.96) U/S CEILING + 8'-9" (120.71) T/O GND F.F. 0'-0" (118.04) AVE. EST. GRADE -2'-5.5"(117.29m) C/L OF ROAD -2'-9" (117.20) BASEMENT SLAB -7'-10" (115.65) NEW BASEMENT SLAB -10'- (114.79) NEW BASEMENT SLAB -10'- (114.79) 15 BERRYMAN STREET michael cogan architect EAST ELEVATION 1624 Toronto, ON M6A 2E6 SCALE: 1/ Tel.(416) OCTOBER 12, 2018 Fax (416)

16 9'-0" 1'- 1'-0" T/O PARAPET + 31'-4" (127.59) OUTLINE OF # 17 BERRYMEN T/O ROOF OF #. 17 (128.00) T/O PARAPET + 31'-4" (127.59) T/O PARAPET + 31'-4" (127.59) T/O ROOF + 30'-4" (127.29) T/O ROOF + 30'-4" (127.29) T/O ROOF + 30'-4" (127.29) U/S OF CEILING SLOPED ROOF U/S CEILING + 28'-10" (126.83) + 28'-10" (126.83) T/O 3RD F.F. + 19'-10" (124.09) EAVE 1'- 1'- HALL SECTION B 1'- 7'- CLOSET 1'-4" 9'-0" 1'- 1'-0" [0.30m] 32'-10" [10.00m] 2'-10" 7'-10" 8'-9" 10" 8'-5" 3'-2 1/2" 9'-2" 5'-4 1/2" [1.64m] 2'-5 1/2" [0.75m] T/O ROOF + 21'-2.5" (124.50) T/O ROOF + 21'-2.5" (124.50) U/S CEILING + 18'-0" (123.53) 33'-1 1/2" [10.09m] 2'-9" [0.84m] SIDE EAVE 'B' 'B' T/O 3RD F.F. + 19'-10" (124.09) T/O REAR ADDITION T/O 2ND F.F. + 9'-7" (120.96) 2ND F.F. + 9'-7" (120.96) U/S CEILING + 8'-9" (120.71) T/O GND F.F. 0'-0" (118.04) AVE. EST. GRADE -2'-5.5"(117.29m) C/L OF ROAD -2'-9" (117.20) BASEMENT SLAB -7'-10" (115.65) NEW BASEMENT SLAB -10'- (114.79) UNDERPINNING OF FOOTINGS 3'-0" [0.91m] NEIGHBOR PROPERTY (VOS) EXISTING 7 10 OUTLINE OF PROJECTED WALL OF # 17 BERRYMEN 1'-4" [0.41m] OUTLINE OF RETAINING WALL AT # 17 BERRYMEN 4'-0" MIN. OUTLINE OF # 17 BERRYMEN NEIGHBOR PROPERTY (VOS) GARDEN WELL BEYOND T/O REAR ADDITION GND F.F. -1'-4" (117.64) NEW BASEMENT SLAB -10'- (114.79) 9'-4" 10'-11" 10'-3" 9'-0" 1'- 1'-0" WEST ELEVATION 15 BERRYMAN STREET michael cogan architect WEST ELEVATION & SECTION B 1624 Toronto, ON M6A 2E6 SCALE: 1/ =1'-0" Tel.(416) OCTOBER 12, 2018 Fax (416)

File Number: A0143/17EYK Zoning RD & R4 Owner(s): SABRINA RAUTI

File Number: A0143/17EYK Zoning RD & R4 Owner(s): SABRINA RAUTI City Planning Division Committee of Adjustment Etobicoke York Panel 2 Civic Centre Crt, 4th Toronto ON M9C 5A3 Tel 416-394-8060 Fax 416-394-6042 Thursday, March 23, 2017 NOTICE OF DECISION MINOR VARIANCE/PERMISSION

More information

PROCEEDING COMMENCED UNDER section 45(12), subsection 45(1) of the Planning Act, R.S.O. 1990, c. P.13, as amended (the "Act")

PROCEEDING COMMENCED UNDER section 45(12), subsection 45(1) of the Planning Act, R.S.O. 1990, c. P.13, as amended (the Act) Court Services 40 Orchard View Blvd Telephone: 46-392-4697 Toronto Local Appeal Body Suite 2 Fax: 46-696-4307 Toronto, Ontario M4R B9 Email: tlab@toronto.ca Website: www.toronto.ca/tlab DECISION AND ORDER

More information

DECISION AND ORDER APPEARANCES. Decision Issue Date Thursday, March 22, 2018

DECISION AND ORDER APPEARANCES. Decision Issue Date Thursday, March 22, 2018 Court Services 40 Orchard View Blvd Telephone: 416-392-4697 Toronto Local Appeal Body Suite 211 Fax: 416-696-4307 Toronto, Ontario M4R 1B9 Email: tlab@toronto.ca Website: www.toronto.ca/tlab DECISION AND

More information

PROCEEDING COMMENCED UNDER section 45(12), subsection 45(1) of the Planning Act, R.S.O. 1990, c. P.13, as amended (the "Act")

PROCEEDING COMMENCED UNDER section 45(12), subsection 45(1) of the Planning Act, R.S.O. 1990, c. P.13, as amended (the Act) Toronto Local Appeal Body 40 Orchard View Blvd, Suite 211 Telephone: 416-392-4697 Toronto, Ontario M4R 1B9 Fax: 416-696-4307 Email: tlab@toronto.ca Website: www.toronto.ca/tlab DECISION AND ORDER Decision

More information

DECISION AND ORDER. PROCEEDING COMMENCED UNDER subsection 45(12) of the Planning Act, R.S.O. 1990, c. P.13, as amended (the "Act")

DECISION AND ORDER. PROCEEDING COMMENCED UNDER subsection 45(12) of the Planning Act, R.S.O. 1990, c. P.13, as amended (the Act) Court Services Toronto Local Appeal Body 40 Orchard View Blvd Suite 211 Toronto, Ontario M4R 1B9 DECISION AND ORDER Telephone: 416-392-4697 Fax: 416-696-4307 Email: tlab@toronto.ca Website: www.toronto.ca/tlab

More information

PROCEEDING COMMENCED UNDER section 45(12), subsection 45(1) of the Planning Act, R.S.O. 1990, c. P.13, as amended (the "Act")

PROCEEDING COMMENCED UNDER section 45(12), subsection 45(1) of the Planning Act, R.S.O. 1990, c. P.13, as amended (the Act) Court Services 40 Orchard View Blvd Telephone: 416-392-4697 Toronto Local Appeal Body Suite 211 Fax: 416-696-4307 Toronto, Ontario M4R 1B9 Email: tlab@toronto.ca Website: www.toronto.ca/tlab DECISION AND

More information

1202 & 1204 Avenue Road Zoning By-law Amendment Application - Preliminary Report

1202 & 1204 Avenue Road Zoning By-law Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 1202 & 1204 Avenue Road Zoning By-law Amendment Application - Preliminary Report Date: March 17, 2017 To: From: Wards: Reference Number: North York Community Council Director,

More information

1. 3 MARKDALE AVE PURPOSE OF THE APPLICATION:

1. 3 MARKDALE AVE PURPOSE OF THE APPLICATION: 1. 3 MARKDALE AVE File Number: A0906/16TEY Zoning RM(u3)(x253) & R3 (ZZC) Owner(s): 3 MARKDALE INC.[ Ward: St. Paul's (21) Agent: WENDY NOTT Heritage: Not Applicable Property Address: 3 MARKDALE AVE Community:

More information

P. H. Robinson Consulting Urban Planning, Consulting and Project Management

P. H. Robinson Consulting Urban Planning, Consulting and Project Management P. H. Robinson Consulting Urban Planning, Consulting and Project Management PLANNING RATIONALE REPORT 99-101 AND 103 PINHEY - SITE PLAN APPLICATION CITY OF OTTAWA PREPARED BY: P H ROBINSON CONSULTING SEPTEMBER

More information

3390, 3392, 3394, 3396 and 3398 Bayview Avenue - Official Plan Amendment, Zoning By-law Amendment Application - Preliminary Report

3390, 3392, 3394, 3396 and 3398 Bayview Avenue - Official Plan Amendment, Zoning By-law Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 3390, 3392, 3394, 3396 and 3398 Bayview Avenue - Official Plan Amendment, Zoning By-law Amendment Application - Preliminary Report Date: March 14, 2016 To: From: Wards: Reference

More information

COMMITTEE OF ADJUSTMENT AGENDA TORONTO EAST YORK PANEL

COMMITTEE OF ADJUSTMENT AGENDA TORONTO EAST YORK PANEL City Planning Division Anita MacLeod Manager & Deputy Secretary Treasurer Committee of Adjustment City Hall 100 Queen Street West Toronto ON M5H 2N2 Tel: 416-392-7565 Fax: 416-392-0580 COMMITTEE OF ADJUSTMENT

More information

PROCEEDING COMMENCED UNDER subsection 53(19) and subsection 45 (1) of the Planning Act, R.S.O. 1990, c. P.13, as amended (the "Act")

PROCEEDING COMMENCED UNDER subsection 53(19) and subsection 45 (1) of the Planning Act, R.S.O. 1990, c. P.13, as amended (the Act) Court Services 40 Orchard View Blvd Telephone: 416-392-4697 Toronto Local Appeal Body Suite 211 Fax: 416-696-4307 Toronto, Ontario M4R 1B9 Email: tlab@toronto.ca Website: www.toronto.ca/tlab DECISION AND

More information

111 Plunkett Road (formerly part of 135 Plunkett Road) - Zoning By-law Amendment Application and Plan of Subdivision Application - Preliminary Report

111 Plunkett Road (formerly part of 135 Plunkett Road) - Zoning By-law Amendment Application and Plan of Subdivision Application - Preliminary Report STAFF REPORT ACTION REQUIRED 111 Plunkett Road (formerly part of 135 Plunkett Road) - Zoning By-law Amendment Application and Plan of Subdivision Application - Preliminary Report Date: May 27, 2013 To:

More information

Applicant: ONTARIO INC. JOE NUOSCI. MARK MCCONVILLE Humphries Planning Group Inc.

Applicant: ONTARIO INC. JOE NUOSCI. MARK MCCONVILLE Humphries Planning Group Inc. File: A043/15 Item # 20 Ward #1 Applicant: 2109179 ONTARIO INC. JOE NUOSCI Address: Agent: 3501 King-Vaughan Road, Woodbridge MARK MCCONVILLE Humphries Planning Group Inc. Adjournment Status: Notes: Comments/Conditions:

More information

Corporate Report. Planning & Development Services, Implementation. Date of Report: January 7, 2013 Date of Meeting: January 21, 2013

Corporate Report. Planning & Development Services, Implementation. Date of Report: January 7, 2013 Date of Meeting: January 21, 2013 Corporate Report Report from Planning & Development Services, Implementation Date of Report: January 7, 2013 Date of Meeting: January 21, 2013 Report Number: PDS-019-2013 File: 60.46.394 Subject: Application

More information

RM 4 and RM 4N Districts Schedule

RM 4 and RM 4N Districts Schedule Districts Schedule 1 Intent The intent of this Schedule is to permit medium density residential development, including a variety of multiple dwelling types, to encourage the retention of existing buildings

More information

111 Wenderly Drive Official Plan and Zoning By-law Amendment Applications - Preliminary Report

111 Wenderly Drive Official Plan and Zoning By-law Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 111 Wenderly Drive Official Plan and Zoning By-law Amendment Applications - Preliminary Report Date: August 17, 2015 To: From: Wards: Reference Number: North York Community

More information

File Number: A0425/16TEY Zoning R (d0.6)(x905) & R2 Z0.6 (WAIVER) Owner(s): MOHAMMADREZA

File Number: A0425/16TEY Zoning R (d0.6)(x905) & R2 Z0.6 (WAIVER) Owner(s): MOHAMMADREZA 1. 51 GORMLEY AVE File Number: A0425/16TEY Zoning R (d0.6)(x905) & R2 Z0.6 (WAIVER) Owner(s): MOHAMMADREZA Ward: St. Paul's (22) MORSHEDIAN SHAHRBANOO JANANI Agent: GLENN RUBINOFF Heritage: Not Applicable

More information

PROCEEDING COMMENCED UNDER subsection 45(12) of the Planning Act, R.S.O. 1990, c. P.13, as amended (the "Act")

PROCEEDING COMMENCED UNDER subsection 45(12) of the Planning Act, R.S.O. 1990, c. P.13, as amended (the Act) Court Services 40 Orchard View Blvd Telephone: 416-392-4697 Toronto Local Appeal Body Suite 211 Fax: 416-696-4307 Toronto, Ontario M4R 1B9 Email: tlab@toronto.ca Website: www.toronto.ca/tlab DECISION AND

More information

City of Kingston Report to Committee of Adjustment Report Number COA

City of Kingston Report to Committee of Adjustment Report Number COA To: From: City of Kingston Report to Committee of Adjustment Chair and Members of Committee of Adjustment Tim Fisher, Planner Date of Meeting: September 25, 2017 Application for: File Number: Address:

More information

12, 14, 16 and 18 Marquette Avenue and 7 Carhartt Street Zoning By-law Amendment Application - Preliminary Report

12, 14, 16 and 18 Marquette Avenue and 7 Carhartt Street Zoning By-law Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 12, 14, 16 and 18 Marquette Avenue and 7 Carhartt Street Zoning By-law Amendment Application - Preliminary Report Date: July 17, 2014 To: From: Wards: Reference Number: North

More information

Emma Grand Mixed-use Building 100, 108 & 114 Emma St. South Grand Valley, Ontario

Emma Grand Mixed-use Building 100, 108 & 114 Emma St. South Grand Valley, Ontario PROJECT TEAM OWNER: GOLDEN CANADIAN HOMES INC. Tel. 7..00 mohsinsam7@yahoo.ca ARCHITECT: LINE ARCHITECT INC. YONGE ST. SUITE 0 Toronto, Ontario MT Z Tel..0. Loghman@LINEarchitect.com www.linearchitect.com

More information

September 26, 2012 PL Ontario Municipal Board Commission des affaires municipales de l Ontario

September 26, 2012 PL Ontario Municipal Board Commission des affaires municipales de l Ontario ISSUE DATE: September 26, 2012 Ontario Municipal Board Commission des affaires municipales de l Ontario IN THE MATTER OF subsection 45(12) of the Planning Act, R.S.O. 1990, c. P.13, as amended Applicant

More information

RM-11 and RM-11N Districts Schedule

RM-11 and RM-11N Districts Schedule Districts Schedule 1 Intent The intent of this Schedule is to permit medium density residential development primarily in the form of four-storey T -shaped apartments, and to foster compact, sustainable,

More information

377 Spadina Rd and 17 Montclair Ave - Zoning Amendment Application - Preliminary Report

377 Spadina Rd and 17 Montclair Ave - Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 377 Spadina Rd and 17 Montclair Ave - Zoning Amendment Application - Preliminary Report Date: May 15, 2015 To: From: Wards: Reference Number: Toronto and East York Community

More information

PROCEEDING COMMENCED UNDER subsection 45(12), subsection 45(1) of the Planning Act, R.S.O. 1990, c. P.13, as amended

PROCEEDING COMMENCED UNDER subsection 45(12), subsection 45(1) of the Planning Act, R.S.O. 1990, c. P.13, as amended Court Services 40 Orchard View Blvd Telephone: 416-392-4697 Toronto Local Appeal Body Suite 211 Fax: 416-696-4307 Toronto, Ontario M4R 1B9 Email: tlab@toronto.ca Website: www.toronto.ca/tlab DECISION AND

More information

Appendix1,Page1. Urban Design Guidelines. Back to Back and Stacked Townhouses. DRAFT September 2017

Appendix1,Page1. Urban Design Guidelines. Back to Back and Stacked Townhouses. DRAFT September 2017 Appendix1,Page1 Urban Design Guidelines DRAFT September 2017 Back to Back and Stacked Townhouses Appendix1,Page2 Table of Contents 1 Introduction 1 1.1 Purpose 1 1.2 Urban Design Objectives 1 1.3 Building

More information

Kingston Road - Zoning Amendment and Draft Plan of Subdivision Applications - Preliminary Report

Kingston Road - Zoning Amendment and Draft Plan of Subdivision Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 6480-6484 Kingston Road - Zoning Amendment and Draft Plan of Subdivision Applications - Preliminary Report Date: April 19, 2016 To: From: Wards: Reference Number: Scarborough

More information

LOT AREA AND FRONTAGE

LOT AREA AND FRONTAGE LOT AREA AND FRONTAGE Lot Area & Frontage for the R2.1 Zone Lot Area & Frontage for the R2.4 Zone Minimum Lot Minimum Lot Zone Area Width R2.1 700 sq m 18 m R2.4 600 sq m 16 m Lot Area means the total

More information

Committee of Adjustment Meeting Number 6

Committee of Adjustment Meeting Number 6 A meeting of the was held on Monday, June 22, 2015 at 5:00 p.m. at 1211 John Counter Boulevard. Members Present Stephen Foster (Chair) Christine Cannon (Vice-Chair) Kailin Che Blaine Fudge Craig Leroux

More information

Toronto Preservation Board Toronto East York Community Council. Acting Director, Urban Design, City Planning Division

Toronto Preservation Board Toronto East York Community Council. Acting Director, Urban Design, City Planning Division STAFF REPORT ACTION REQUIRED Demolition of a Designated Heritage Property within the Yorkville Hazelton Heritage Conservation District and Construction of a Replacement Structure - 129 Hazelton Avenue

More information

5, 7 and 9 Dale Avenue - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report

5, 7 and 9 Dale Avenue - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 5, 7 and 9 Dale Avenue - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: September 15, 2016 To: From: Wards: Reference Number: Toronto

More information

Decision Issue Date Monday, January 29, PROCEEDING COMMENCED UNDER subsection 45(1) of the Planning Act, R.S.O. 1990, c. P.

Decision Issue Date Monday, January 29, PROCEEDING COMMENCED UNDER subsection 45(1) of the Planning Act, R.S.O. 1990, c. P. Court Services 40 Orchard View Blvd Telephone: 416-392-4697 Toronto Local Appeal Body Suite 211 Fax: 416-696-4307 Toronto, Ontario M4R 1B9 Email: tlab@toronto.ca Website: www.toronto.ca/tlab DECISION AND

More information

4027 and 4031 Ellesmere Road Zoning Amendment and Draft Plan of Subdivision Applications - Request for Direction Report

4027 and 4031 Ellesmere Road Zoning Amendment and Draft Plan of Subdivision Applications - Request for Direction Report STAFF REPORT ACTION REQUIRED 4027 and 4031 Ellesmere Road Zoning Amendment and Draft Plan of Subdivision Applications - Request for Direction Report Date: August 22, 2013 To: From: Wards: Reference Number:

More information

31, 33 and 35 Wilmington Avenue, Rezoning Application - Final Report

31, 33 and 35 Wilmington Avenue, Rezoning Application - Final Report STAFF REPORT ACTION REQUIRED 31, 33 and 35 Wilmington Avenue, Rezoning Application - Final Report Date: October 15, 2009 To: From: Wards: Reference Number: North York Community Council Director, Community

More information

250 Lawrence Avenue West - Official Plan and Zoning By-law Amendment Applications Preliminary Report

250 Lawrence Avenue West - Official Plan and Zoning By-law Amendment Applications Preliminary Report STAFF REPORT ACTION REQUIRED 250 Lawrence Avenue West - Official Plan and Zoning By-law Amendment Applications Preliminary Report Date: April 22, 2015 To: From: Wards: Reference Number: North York Community

More information

A0917/16EYK. Decision Notice - MV.doc Page 2

A0917/16EYK. Decision Notice - MV.doc Page 2 A0917/16EYK 6. Section 10.20.40.50.(1)(B), By-law 569-2013 The maximum permitted area of a platform at or above a second storey is 4 m². The proposed second storey rear platform will have an area of 13.9

More information

25 Leonard Avenue - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report

25 Leonard Avenue - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 25 Leonard Avenue - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: March 8, 2017 To: From: Wards: Reference Number: Toronto and East York

More information

Hazelton Avenue Official Plan Amendment and Zoning Amendment Applications - Preliminary Report

Hazelton Avenue Official Plan Amendment and Zoning Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 126-128 Hazelton Avenue Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: December 11, 2015 To: From: Wards: Reference Number: Toronto and

More information

DECISION AND ORDER. PROCEEDING COMMENCED UNDER subsection 53 (19) of the Planning Act, R.S.O. 1990, c. P.13, as amended (the "Act")

DECISION AND ORDER. PROCEEDING COMMENCED UNDER subsection 53 (19) of the Planning Act, R.S.O. 1990, c. P.13, as amended (the Act) Toronto Local Appeal Body 40 Orchard View Blvd, Suite 211 Telephone: 416-392-4697 Toronto, Ontario M4R 1B9 Fax: 416-696-4307 Email: tlab@toronto.ca Website: www.toronto.ca/tlab DECISION AND ORDER Decision

More information

Alterations to a Designated Heritage Property and Authority to Amend a Heritage Easement Agreement, 80 Bell Estate Road (Thornbeck-Bell House)

Alterations to a Designated Heritage Property and Authority to Amend a Heritage Easement Agreement, 80 Bell Estate Road (Thornbeck-Bell House) STAFF REPORT ACTION REQUIRED Alterations to a Designated Heritage Property and Authority to Amend a Heritage Easement Agreement, 80 Bell Estate Road (Thornbeck-Bell House) Date: October 4, 2011 To: From:

More information

Director, Community Planning, North York District NNY 10 OZ and NNY 10 RH

Director, Community Planning, North York District NNY 10 OZ and NNY 10 RH STAFF REPORT ACTION REQUIRED 847 873 Sheppard Avenue West - Official Plan Amendment and Zoning By-law Amendment and Rental Housing Demolition and Conversion Applications - Preliminary Report Date: April

More information

Sheppard Ave East and 6, 8 and 10 Greenbriar Road - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report

Sheppard Ave East and 6, 8 and 10 Greenbriar Road - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 625-627 Sheppard Ave East and 6, 8 and 10 Greenbriar Road - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: April 15, 2016 To: From: Wards:

More information

RM-7, RM-7N and RM-7AN Districts Schedules

RM-7, RM-7N and RM-7AN Districts Schedules 1 Intent Districts Schedules The intent of this schedule is to encourage development of ground-oriented stacked townhouses or rowhouses, while continuing to permit lower intensity development. In RM-7AN,

More information

RM-8 and RM-8N Districts Schedule

RM-8 and RM-8N Districts Schedule Districts Schedule 1 Intent The intent of this schedule is to encourage development of ground-oriented stacked townhouses or rowhouses, including courtyard rowhouses, while continuing to permit lower intensity

More information

RT-11 and RT-11N Districts Schedules

RT-11 and RT-11N Districts Schedules Districts Schedules 1 Intent The intent of this schedule is to allow a variety of housing options by encouraging development of multiple small houses and duplexes on larger lots and assembled sites, while

More information

RM-1 and RM-1N Districts Schedule

RM-1 and RM-1N Districts Schedule Districts Schedule 1 Intent The intent of this Schedule is to encourage development of courtyard rowhouses on larger sites while continuing to permit lower intensity development on smaller sites. Siting

More information

July 15, 2008 PL Ontario Municipal Board Commission des affaires municipales de l Ontario

July 15, 2008 PL Ontario Municipal Board Commission des affaires municipales de l Ontario ISSUE DATE: July 15, 2008 Ontario Municipal Board Commission des affaires municipales de l Ontario IN THE MATTER OF subsection 45(12) of the Planning Act, R.S.O. 1990, c. P.13, as amended Applicant and

More information

55 and 65 Broadway Avenue Rental Housing Demolition Application Final Report

55 and 65 Broadway Avenue Rental Housing Demolition Application Final Report STAFF REPORT ACTION REQUIRED 55 and 65 Broadway Avenue Rental Housing Demolition Application Final Report Date: June 12, 2018 To: From: Wards: Reference Number: Toronto and East York Community Council

More information

Secondary Suites Design Standards & Guidelines for houses built after July 1998

Secondary Suites Design Standards & Guidelines for houses built after July 1998 Secondary Suites Design Standards & Guidelines for houses built after July 1998 Overview This information outlines design elements you will need to include in your secondary suite, for houses built after

More information

S U B D I V I S I O N A N D D E V E L O P M E N T A P P E A L B O A R D A G E N D A

S U B D I V I S I O N A N D D E V E L O P M E N T A P P E A L B O A R D A G E N D A S U B D I V I S I O N A N D D E V E L O P M E N T A P P E A L B O A R D A G E N D A Wednesday, 9:00 A.M. March 15, 2017 Hearing Room No. 2 Churchill Building, 10019-103 Avenue NW, Edmonton, AB Hearing

More information

Islington Avenue Official Plan Amendment, Zoning By-law Amendment and Plan of Subdivision Applications Final Report

Islington Avenue Official Plan Amendment, Zoning By-law Amendment and Plan of Subdivision Applications Final Report STAFF REPORT ACTION REQUIRED 3002-3014 Islington Avenue Official Plan Amendment, Zoning By-law Amendment and Plan of Subdivision Applications Final Report Date: December 12, 2017 To: From: Wards: Reference

More information

32-50 Forest Manor Road - Official Plan and Zoning Amendment Application - Preliminary Report

32-50 Forest Manor Road - Official Plan and Zoning Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 32-50 Forest Manor Road - Official Plan and Zoning Amendment Application - Preliminary Report Date: December 15, 2016 To: From: Wards: Reference Number: North York Community

More information

250, 252, 254 and 256 Royal York Road and 8 and 10 Drummond Street - Zoning By-law Amendment Application - Preliminary Report

250, 252, 254 and 256 Royal York Road and 8 and 10 Drummond Street - Zoning By-law Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 250, 252, 254 and 256 Royal York Road and 8 and 10 Drummond Street - Zoning By-law Amendment Application - Preliminary Report Date: May 28, 2013 To: From: Wards: Reference

More information

Yonge Street, 5-9 St. Joseph Street, and 25 St. Nicholas Street Rezoning Final Report

Yonge Street, 5-9 St. Joseph Street, and 25 St. Nicholas Street Rezoning Final Report STAFF REPORT ACTION REQUIRED 606-618 Yonge Street, 5-9 St. Joseph Street, 11-19 and 25 St. Nicholas Street Rezoning Final Report Date: October 19, 2009 To: From: Wards: Reference Number: Toronto and East

More information

39 Thora Avenue Zoning Amendment Application Preliminary Report

39 Thora Avenue Zoning Amendment Application Preliminary Report STAFF REPORT ACTION REQUIRED 39 Thora Avenue Zoning Amendment Application Preliminary Report Date: January 28, 2014 To: From: Wards: Reference Number: Scarborough Community Council Director, Community

More information

FAR: (existing) (proposed) Building area excluded from FAR: s.f.

FAR: (existing) (proposed) Building area excluded from FAR: s.f. Project Data Sheet Proposed projects that are to be reviewed by the GGNA Zoning & Planning Committee must provide the following information: Project Name: Project Address: Developer/Owner: Architect: Contact

More information

100 Ranleigh Ave - Zoning Amendment Application - Request for Direction Report

100 Ranleigh Ave - Zoning Amendment Application - Request for Direction Report STAFF REPORT ACTION REQUIRED 100 Ranleigh Ave - Zoning Amendment Application - Request for Direction Report Date: May 27, 2016 To: From: Wards: Reference Number: North York Community Council Director,

More information

COMMITTEE OF ADJUSTMENT AGENDA TORONTO EAST YORK PANEL

COMMITTEE OF ADJUSTMENT AGENDA TORONTO EAST YORK PANEL City Planning Division Jennifer Keesmaat, MES MCIP, RPP Chief Planner and Executive Director Anita MacLeod Manager & Deputy Secretary Treasurer Committee of Adjustment City Hall 100 Queen Street West Toronto

More information

66 Isabella Street Rezoning Application - Preliminary Report

66 Isabella Street Rezoning Application - Preliminary Report STAFF REPORT ACTION REQUIRED 66 Isabella Street Rezoning Application - Preliminary Report Date: November 15, 2010 To: From: Wards: Reference Number: Toronto and East York Community Council Director, Community

More information

Ontario Municipal Board Commission des affaires municipales de l Ontario

Ontario Municipal Board Commission des affaires municipales de l Ontario ISSUE DATE: April 24, 2009 PL090103 Ontario Municipal Board Commission des affaires municipales de l Ontario IN THE MATTER OF subsection 45(12) of the Planning Act, R.S.O. 1990, c. P.13, as amended Applicant:

More information

City of Kingston Report to Committee of Adjustment Report Number COA Chair and Members of Committee of Adjustment Chris Wicke, Senior Planner

City of Kingston Report to Committee of Adjustment Report Number COA Chair and Members of Committee of Adjustment Chris Wicke, Senior Planner To: From: Date of Meeting: June 27, 2016 Subject: File Numbers: Address: Owner/Applicant: Agent: City of Kingston Report to Committee of Adjustment Report Number COA-16-020 Chair and Members of Committee

More information

City of Kingston Report to Committee of Adjustment Report Number D10-204/

City of Kingston Report to Committee of Adjustment Report Number D10-204/ To: From: City of Kingston Report to Committee of Adjustment Report Number D10-204/214-2015 Chair and Members of Committee of Adjustment Tim Fisher, Planner Date of Meeting: November 23, 2015 Subject:

More information

RM-5, RM-5A, RM-5B, RM-5C and RM-5D Districts Schedule

RM-5, RM-5A, RM-5B, RM-5C and RM-5D Districts Schedule Districts Schedule 1 Intent The intent of this Schedule is to permit a variety of residential developments and some compatible retail, office, service and institutional uses. Emphasis is placed on achieving

More information

Ontario Municipal Board Decision issued May 27, 2015 and Order issued December 5, 2016 in Board File PL CITY OF TORONTO BY-LAW (OMB)

Ontario Municipal Board Decision issued May 27, 2015 and Order issued December 5, 2016 in Board File PL CITY OF TORONTO BY-LAW (OMB) Authority: Ontario Municipal Board Decision issued May 27, 2015 and Order issued December 5, 2016 in Board File PL140174 CITY OF TORONTO BY-LAW 119-2017(OMB) To amend former City of Toronto Zoning By-law

More information

Accessory Coach House

Accessory Coach House Updated July 2018 Accessory Coach House Development Permit Guidelines 1 Accessory Coach House Development Permit Guidelines Zoning Bylaw, 1995 DIVISION VII C. Contents Part I General Reglations 1 Introduction

More information

Scarborough Community Council Item SC18.28, as adopted by City of Toronto Council on December 13, 14 and 15, 2016 CITY OF TORONTO BY-LAW -2017

Scarborough Community Council Item SC18.28, as adopted by City of Toronto Council on December 13, 14 and 15, 2016 CITY OF TORONTO BY-LAW -2017 Authority: Bill 324 Scarborough Community Council Item SC18.28, as adopted by City of Toronto Council on December 13, 14 and 15, 2016 CITY OF TORONTO BY-LAW -2017 To amend former City of Scarborough Employment

More information

Applicant: RAFFIC AND BIB MOHAMED. 95 Flushing Avenue, Woodbridge

Applicant: RAFFIC AND BIB MOHAMED. 95 Flushing Avenue, Woodbridge File: A373/12 Item # 20 Ward #3 Applicant: RAFFIC AND BIB MOHAMED Address: Agent: 95 Flushing Avenue, Woodbridge NONE Comments/Conditions: Commenting Department Comment Condition of Approval Building Standards

More information

277 Davenport Road Rezoning Final Report

277 Davenport Road Rezoning Final Report STAFF REPORT ACTION REQUIRED 277 Davenport Road Rezoning Final Report Date: July 21, 2010 To: From: Wards: Reference Number: Toronto and East York Community Council Director, Community Planning, Toronto

More information

Richmond Street West - Zoning Amendment Application Final Report

Richmond Street West - Zoning Amendment Application Final Report STAFF REPORT ACTION REQUIRED 842-856 Richmond Street West - Zoning Amendment Application Final Report Date: May 24, 2012 To: From: Wards: Reference Number: Toronto and East York Community Council Director,

More information

Demolition of Three Heritage Properties in the South Rosedale Heritage Conservation District - 5, 7, and 9 Dale Avenue

Demolition of Three Heritage Properties in the South Rosedale Heritage Conservation District - 5, 7, and 9 Dale Avenue REPORT FOR ACTION Demolition of Three Heritage Properties in the South Rosedale Heritage Conservation District - 5, 7, and 9 Dale Avenue Date: January 30, 2018 To: Toronto Preservation Board Toronto and

More information

RT-5 and RT-5N Districts Schedule

RT-5 and RT-5N Districts Schedule Districts Schedule 1 Intent The intent of this District Schedule is to strongly encourage the retention and renovation of existing character houses by providing incentives such as increased floor area,

More information

7815 Dufferin St. & 30 Belfield Court, Thornhill

7815 Dufferin St. & 30 Belfield Court, Thornhill File: B060/14 Item # 6 Ward #5 Applicant: ROBERTO DI FLAVIANO Address: Agent: 7815 Dufferin St. & 30 Belfield Court, Thornhill NONE Comments/Conditions: Commenting Department Comment Condition of Approval

More information

PROCEEDING COMMENCED UNDER subsection 45(1) of the Planning Act, R.S.O. 1990, c. P.13, as amended (the "Act")

PROCEEDING COMMENCED UNDER subsection 45(1) of the Planning Act, R.S.O. 1990, c. P.13, as amended (the Act) Court Services 40 Orchard View Blvd Telephone: 416-392-4697 Toronto Local Appeal Body Suite 211 Fax: 416-696-4307 Toronto, Ontario M4R 1B9 Email: tlab@toronto.ca Website: www.toronto.ca/tlab DECISION AND

More information

RM-10 and RM-10N Districts Schedule

RM-10 and RM-10N Districts Schedule Districts Schedule 1 Intent The intent of this Schedule is to permit medium density residential development primarily in the form of 6-storey apartments, and to foster compact, sustainable, multi-family

More information

Ontario Municipal Board Commission des affaires municipales de l Ontario

Ontario Municipal Board Commission des affaires municipales de l Ontario Ontario Municipal Board Commission des affaires municipales de l Ontario ISSUE DATE: May 25, 2016 CASE NO(S).: PROCEEDING COMMENCED UNDER subsection 45(12) of the Planning Act, R.S.O. 1990, c. P.13, as

More information

Director, Community Planning, Scarborough District ESC 44 OZ & ESC 44 SB

Director, Community Planning, Scarborough District ESC 44 OZ & ESC 44 SB STAFF REPORT ACTION REQUIRED 6175, 6183 Kingston Road and 1, 2, 4, 5, 7,10 & 11 Franklin Avenue - Official Plan Amendment, Zoning Amendment and Draft Plan of Subdivision Applications Preliminary Report

More information

507, 509 and 511 Kingston Road - Official Plan and Zoning By-law Amendment Applications - Preliminary Report

507, 509 and 511 Kingston Road - Official Plan and Zoning By-law Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 507, 509 and 511 Kingston Road - Official Plan and Zoning By-law Amendment Applications - Preliminary Report Date: March 9, 2017 To: From: Wards: Reference Number: Toronto

More information

Preliminary Report 85 Laird Drive and 115 Laird Drive - Rezoning Application

Preliminary Report 85 Laird Drive and 115 Laird Drive - Rezoning Application STAFF REPORT ACTION REQUIRED Preliminary Report 85 Laird Drive and 115 Laird Drive - Rezoning Application Date: October 22, 2009 To: From: Wards: Reference Number: North York Community Council Director,

More information

8 Lester B. Pearson Street, Kleinburg

8 Lester B. Pearson Street, Kleinburg File: A369/12 Item # 16 Ward #1 Applicant: MARIA L. UGOLINI Address: Agent: 8 Lester B. Pearson Street, Kleinburg NONE Comments/Conditions: Commenting Department Comment Condition of Approval Building

More information

50 and 52 Finch Avenue East - Official Plan and Zoning By-law Amendment Applications - Preliminary Report

50 and 52 Finch Avenue East - Official Plan and Zoning By-law Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 50 and 52 Finch Avenue East - Official Plan and Zoning By-law Amendment Applications - Preliminary Report Date: August 16, 2016 To: From: Wards: Reference Number: North York

More information

2 Holiday Drive - Zoning By-law Amendment Application - Final Report

2 Holiday Drive - Zoning By-law Amendment Application - Final Report STAFF REPORT ACTION REQUIRED 2 Holiday Drive - Zoning By-law Amendment Application - Final Report Date: March 20, 2013 To: From: Wards: Reference Number: Etobicoke York Community Council Director, Community

More information

REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT

REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT January 24, 2017 REPORT TO THE CHIEF ADMINISTRATIVE OFFICER FROM THE DEVELOPMENT AND ENGINEERING SERVICES DEPARTMENT ON DEVELOPMENT VARIANCE PERMIT APPLICATION NO. DVP00491 360 ST. PAUL STREET WEST OWNER:

More information

Acting Director, Community Planning, Scarborough District

Acting Director, Community Planning, Scarborough District STAFF REPORT ACTION REQUIRED 1955 1991 Victoria Park Avenue Residential Rental Housing Property Demolition and Conversion and Draft Plan of Condominium Applications - Preliminary Report Date: March 16,

More information

Toronto and East York Community Council Item TE33.3, as adopted by City of Toronto Council on June 26, 27 and 28, 2018 CITY OF TORONTO BY-LAW -2018

Toronto and East York Community Council Item TE33.3, as adopted by City of Toronto Council on June 26, 27 and 28, 2018 CITY OF TORONTO BY-LAW -2018 Authority: Bill 826 Toronto and East York Community Council Item TE33.3, as adopted by City of Toronto Council on June 26, 27 and 28, 2018 CITY OF TORONTO BY-LAW -2018 To amend Zoning By-law 569-2013,

More information

140 Charmaine Road, Woodbridge. Condition of Approval Building Standards Development Planning Engineering TRCA PowerStream Other - Other -

140 Charmaine Road, Woodbridge. Condition of Approval Building Standards Development Planning Engineering TRCA PowerStream Other - Other - File: A280/12 Item # 16 Ward #2 Applicant: Chris Economou Address: Agent: 140 Charmaine Road, Woodbridge Maria Economou Adjournment Status: Notes: Comments/Conditions: Commenting Department Comment Condition

More information

CITY OF HAMILTON. PLANNING AND ECONOMIC DEVELOPMENT DEPARTMENT Economic Development Division

CITY OF HAMILTON. PLANNING AND ECONOMIC DEVELOPMENT DEPARTMENT Economic Development Division CITY OF HAMILTON PLANNING AND ECONOMIC DEVELOPMENT DEPARTMENT Economic Development Division TO: Mayor and Members General Issues Committee WARD(S) AFFECTED: WARD 11 COMMITTEE DATE: May 2, 2012 SUBJECT/REPORT

More information

166 Clinton Street Zoning Amendment Application Preliminary Report

166 Clinton Street Zoning Amendment Application Preliminary Report STAFF REPORT ACTION REQUIRED 166 Clinton Street Zoning Amendment Application Preliminary Report Date: May 4, 2011 To: From: Wards: Reference Number: Toronto and East York Community Council Director, Community

More information

230 Oak Street- Official Plan Amendment and Zoning Bylaw Amendment Applications - Preliminary Report

230 Oak Street- Official Plan Amendment and Zoning Bylaw Amendment Applications - Preliminary Report STAFF REPORT ACTION REQUIRED 230 Oak Street- Official Plan Amendment and Zoning Bylaw Amendment Applications - Preliminary Report Date: February 6, 2014 To: From: Wards: Reference Number: Toronto and East

More information

CHRISTINA THE PACKAGE INCLUDES HOME WITH LOT $529,000

CHRISTINA THE PACKAGE INCLUDES HOME WITH LOT $529,000 THE CHRISTINA HOME WITH LOT STARTING @ $529,000 The Christina model is our newest offering, and has quickly become our fastest selling model to date. Customization meets affordability and function, and

More information

Files B015/17, A131/17 & A132/17. Applicant: LANDVEST DEVELOPMENT

Files B015/17, A131/17 & A132/17. Applicant: LANDVEST DEVELOPMENT Files B015/17, A131/17 & A132/17 Item # 14-16 Ward #1 Applicant: LANDVEST DEVELOPMENT Address: Agent: 27 Main St. Kleinburg BOBBI-JO MACKINNON Ian Robertson Design Comments/Conditions: At the time of preparing

More information

J IJ S RECEIVED RECOMMENDATION APPLICATION

J IJ S RECEIVED RECOMMENDATION APPLICATION Th J IJ STAFF REPORT Committee of Adjustment Application Date: Thursday, February 1 1, 2016 To: Chair and Committee Members of the Committee of Adjustment Etobicoke York Panel i?rom: Director, Community

More information

THE CORPORATION OF THE TOWN OF GRAVENHURST BY-LAW 2017-

THE CORPORATION OF THE TOWN OF GRAVENHURST BY-LAW 2017- THE CORPORATION OF THE TOWN OF GRAVENHURST BY-LAW 2017- A By-law to adopt a Ontario Municipal Board Order for Zoning By-law Application (ZA 48-2010) (OMB Case No. PL110213) WHEREAS a Zoning Amendment Application

More information

RM-2 District Schedule

RM-2 District Schedule District Schedule 1 Intent The intent of this Schedule is to permit low to medium density residential development, including low-rise apartment buildings, and to secure a higher quality of parking, open

More information

Single Room Accommodation Permit for Canadian North Star (5 West Hastings Street)

Single Room Accommodation Permit for Canadian North Star (5 West Hastings Street) ADMINISTRATIVE REPORT Report Date: December, 04 Contact: Jim De Hoop Contact No.: 604.873.7479 RTS No.: 07 VanRIMS No.: 08-000-0 Meeting Date: December 6, 04 TO: FROM: SUBJECT: Vancouver City Council General

More information

INTRODUCTION AND BACKGROUND. Decision Issue Date Monday, January 29, 2018

INTRODUCTION AND BACKGROUND. Decision Issue Date Monday, January 29, 2018 Court Services 40 Orchard View Blvd Telephone: 416-392-4697 Toronto Local Appeal Body Suite 211 Fax: 416-696-4307 Toronto, Ontario M4R 1B9 Email: tlab@toronto.ca Website: www.toronto.ca/tlab DECISION AND

More information

In order to save space, the Committee of Adjustment Case File Numbers and TLAB Case File Numbers are footnoted below 1 :

In order to save space, the Committee of Adjustment Case File Numbers and TLAB Case File Numbers are footnoted below 1 : Court Services 40 Orchard View Blvd Telephone: 416-392-4697 Toronto Local Appeal Body Suite 211 Fax: 416-696-4307 Toronto, Ontario M4R 1B9 Email: tlab@toronto.ca Website: www.toronto.ca/tlab DECISION AND

More information

Islington Avenue - Official Plan and Zoning By-law Amendment Application - Preliminary Report

Islington Avenue - Official Plan and Zoning By-law Amendment Application - Preliminary Report STAFF REPORT ACTION REQUIRED 3002-3014 Islington Avenue - Official Plan and Zoning By-law Amendment Application - Preliminary Report Date: Febuary 2, 2016 To: From: Wards: Reference Number: Etobicoke York

More information

Director, Community Planning, North York District NNY 23 OZ Related File Nos NNY 23 OZ and NNY 23 SA

Director, Community Planning, North York District NNY 23 OZ Related File Nos NNY 23 OZ and NNY 23 SA STAFF REPORT ACTION REQUIRED 75 Canterbury Place Official Plan Amendment Application and Revised Zoning By-law Amendment Preliminary Report Date: December 15, 2014 To: From: Wards: Reference Number: North

More information

59 Flatbush Avenue, Woodbridge. Richard Wngle Architect

59 Flatbush Avenue, Woodbridge. Richard Wngle Architect File: A106/13 Item # 19 Ward #3 Applicant: LUCIANO FIORINI Address: Agent: 59 Flatbush Avenue, Woodbridge NAOMI TANNIS Richard Wngle Architect Comments/Conditions: Commenting Department Comment Condition

More information