KAREN FOX/RICHARD WENGLE Richard Wengle Architect Inc.

Transcription

1 File: A275/14 Item # 30 Ward #5 Applicant: JFJ DEVELOPMENT INC. Address: Agent: 35 Riverside Blvd, Thornhill KAREN FOX/RICHARD WENGLE Richard Wengle Architect Inc. Adjournment Status: Notes: Comments/Conditions: Commenting Department Comment Condition of Approval Building Standards Development Planning Engineering TRCA PowerStream Ministry of Transportation Other - Legend: - Positive Comment - Negative Comment Prepared By: Pravina Attwala

2 COMMITTEE OF ADJUSTMENT 2141 Major Mackenzie Drive, Vaughan, Ontario, L6A 1T1 Tel [905] Fax [905] NOTICE OF APPLICATION MINOR VARIANCE FILE NUMBER: A275/14 APPLICANT: JFJ DEVELOPMENT INC. PROPERTY: Part of Lot 33, Concession 1 (Lot 54, Registered Plan 3765) municipally known as 35 Riverside Blvd, Thornhill. ZONING: PURPOSE: The subject lands are zoned R1V, Old Village Residential, under By-law 1-88 subject to Exception 9(662) as amended. To permit the construction of a new 3 storey dwelling, as follows: PROPOSAL: 1. Maximum Lot Coverage = 24.96% (House 16.69%, Pool 6.06%, Overhang/Balcony = 2.2%) 2. Maximum Building Height = 10.7m 3. Minimum Front Yard Setback = 11.10m BY-LAW REQUIREMENT: BACKGROUND INFORMATION: 1. Maximum Lot Coverage = 20% 2. Maximum Building Height = 9.5m 3. Minimum Front Yard Setback = Existing minus 10% ( %) = 39.42m Other Planning Act Applications The land which is the subject in this application was also the subject of another application under the Planning Act: A048/13 - APPROVED March 21, building height m; front yard setback 11.10m A091/12 - APPROVED March 29, front yard setback 11.19m A sketch is attached illustrating the request. This application will be heard by the Committee of Adjustment on the date and time shown below. DATE: THURSDAY, NOVEMBER 6, 2014 TIME: LOCATION: 6:00 PM COUNCIL CHAMBERS VAUGHAN CITY HALL 2141 MAJOR MACKENZIE DRIVE VAUGHAN, ONTARIO L6A 1T1 You are invited to attend this public hearing in person to express your views about this application or you may be represented by counsel for that purpose. If you do not attend at the hearing it may proceed in your absence and, except as otherwise provided in the Planning Act, you will not be entitled to any further notice of the proceedings. If you wish to be notified of the decision of the Committee of Adjustment with respect to this application, you must complete the attached Request for Decision form and submit it to the Secretary-Treasurer. Additional information is available from the Committee of Adjustment staff between 8:30 a.m. and 4:30 p.m. Monday to Friday at the Committee of Adjustment, Clerks Department: Tel:(905) /Fax: (905) If you wish to make written comments on this application they may be forwarded to the Secretary - Treasurer of the Committee of Adjustment PRIOR TO THE MEETING. Your comments are collected under the legal authority of the Planning Act, R.S.O. 1990,Chapter c. P.13, as amended. Your comments in respect to this application becomes the property of the City of Vaughan and will become part of the decision making process of the application as noted on this form. Pursuant to Section 27 of the Municipal Freedom of Information and Protection of Privacy Act, R.S.O. 1990, c. M.56, as amended, public feedback to planning proposals is considered to be a public record and will be disclosed to any individual (including being posted on the internet) upon request in accordance with Section 27 of the Municipal Freedom of Information and Protection Privacy Act, R.S.O. 1990, c. M.56, as amended. Questions about this collection should be directed to the Secretary-Treasurer, Vaughan Committee of Adjustment, Clerk s Department, 2141 Major Mackenzie Drive, Vaughan, Ontario; L6A 1T1 (905) x DATED THIS 22 nd DAY OF OCTOBER, Todd Coles, BES, MCIP, RPP Manager of Development Services and Secretary-Treasurer to Committee of Adjustment Agenda packages will be available prior to the hearing at: Vaughan.ca/CofA Form 9

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5 COMMITTEE OF ADJUSTMENT 2141 Major Mackenzie Drive, Vaughan, ON L6A 1T1 Phone: (905) Fax: (905) FILE NUMBER: A275/14 APPLICANT: JFJ DEVELOPMENT INC. Subject Area Municipally known as 35 Riverside Blvd, Thornhill

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31 Building Standards Department 2141 Major Mackenzie Drive Vaughan, Ontario Canada L6A 1T1 Tel (905) To: Committee of Adjustment From: Marie Kennedy, Building Standards Department Date: October 29, 2014 Name of Owner: JFJ Development Inc. (Farshid Fathibitaraf) Location 35 Riverside Blvd., RP3765, Lot 54 File No. A275/14 3 RD REVISED APPLICATION Zoning Classification: The subject lands are zoned R1V, Old Village Residential, under By-law 1-88 subject to Exception 9(662) as amended. Staff Comments: Proposal: 1. Maximum Lot Coverage = 24.96% (House 16.69%, Pool 6.06%, Overhang/Balcony = 2.2%) 2. Maximum Building Height = 10.7m 3. Minimum Front Yard Setback = 11.10m By-Law Requirement: 1. Maximum Lot Coverage = 20% 2. Maximum Building Height = 9.5m 3. Minimum Front Yard Setback = Existing minus 10% ( %) = 39.42m Stop Work Orders and Orders to Comply: None Building Permits Issued: A building permit application has not been submitted for the proposed structure. Comments for Committee of Adjustment Staff and Applicant: 1. Please note the way this variance is worded if the pool area, in the future, is converted to livable area a further variance would be required. Conditions of Approval: None Please note these comments are based on a review of the documentation supplied with this application. Other non-conformities may be identified at a later date.

32 Building Standards Department To: Committee of Adjustment From: Marie Kennedy, Building Standards Department Date: September 25, 2014 Name of Owner: JFJ Development Inc. (Farshid Fathibitaraf) Location 35 Riverside Blvd., RP3765, Lot 54 File No. A275/14 REVISED APPLICATION Zoning Classification: 2141 Major Mackenzie Drive Vaughan, Ontario Canada L6A 1T1 Tel (905) RECEIVED September 25, 2014 VAUGHAN COMMITTEE The subject lands are zoned R1V, Old Village Residential, under By-law 1-88 subject to Exception 9(662) as amended. Staff Comments: Proposal: 1. Maximum Lot Coverage = 24.96% (House 16.69%, Pool 6.06%, Overhang/Balcony = 2.2%) 2. Maximum Building Height = 10.7m 3. Minimum Front Yard Setback = 11.10m By-Law Requirement: 1. Maximum Lot Coverage = 20% 2. Maximum Building Height = 9.5m 3. Minimum Front Yard Setback = Existing minus 10% ( %) = 39.42m Stop Work Orders and Orders to Comply: None Building Permits Issued: A building permit application has not been submitted for the proposed structure. Comments for Committee of Adjustment Staff and Applicant: 1. Please note the way this variance is worded if the pool area, in the future, is converted to livable area a further variance would be required. Conditions of Approval: None Please note these comments are based on a review of the documentation supplied with this application. Other non-conformities may be identified at a later date.

33 Page 1 of 2 DATE: October 28, 2014 TO: FROM: Todd Coles, Committee of Adjustment Grant Uyeyama, Director of Development Planning MEETING DATE: November 6, 2014 OWNER: JFJ Development Inc. (Farshid Fathibitaraf) FILE(S): A275/14 Location: Proposal: 35 Riverside Boulevard Ward 5, Vicinity of Yonge Street and Highway 407 The owner is requesting permission to construct a two storey dwelling with the following variances: Variance 1 Maximum lot coverage 2 Maximum building height 3 Minimum front yard setback Previously Approved (A048/13) Proposed 24.96% (16.69% dwelling, 6.06% pool, 2.2% overhang/balcony) Required 20% m 10.7 m 9.5 m 11.1 m 11.1 m m (43.8 m 10%) Official Plan: Comments: The subject lands are designated Low Rise Residential by the City of Vaughan Official Plan 2010 (VOP 2010), which was approved, in part, by the Ontario Municipal Board on February 3, The proposal conforms to the policies of the Official Plan. In 2004, Vaughan Council directed the Planning Department to review lot coverage standards in R1V Old Village Residential Zones. Development Planning prepared a report comparing the lot coverage standards in Vaughan with other surrounding municipalities. The Planning Department and Committee of Adjustment have supported a maximum of 23% lot coverage for two-storey dwellings. Exceptions where greater lot coverage have been supported is if a covered, unenclosed porch is included in the total lot coverage calculation. The proposed maximum lot coverage is 24.96% (16.69% for the proposed dwelling, 6.06% for the pool, and 2.2% for the overhang/balcony). Therefore, the dwelling is within the maximum allowable lot coverage of 23%, and the additional lot coverage is associated with non-liveable space. Accordingly, the Planning Department has no objection to Variance #1. The Planning Department has no objection to Variance #2, which is consistent with other approvals in the R1V Zone, and consistent with a previous approval on the subject property. Development Planning Department I City of Vaughan I 2141 Major Mackenzie Drive I Vaughan, ON L6A 1T1 T: I F: I

34 Page 2 of 2 On March 21, 2013, the Committee of Adjustment approved Minor Variance Application A048/13, for the above noted subject lands, to permit a two-storey single detached dwelling with a minimum front yard setback of m, whereas Bylaw 1-88 requires m (existing m minus 10%). At that time, the Development Planning Department supported the Variance request, which is identical to Variance #3 in the subject application (A275/14). The Planning Department is of the opinion that the proposal is minor in nature, meets the intent of the Zoning By-law, and is desirable for the appropriate development of the land. Recommendation: The Planning Department supports Minor Variance Application A275/14. Condition(s): None. Report prepared by: Gillian McGinnis, Planner 1 Christina Napoli, Senior Planner Development Planning Department I City of Vaughan I 2141 Major Mackenzie Drive I Vaughan, ON L6A 1T1 T: I F: I

35 DATE: October 21, 2014 TO: FROM: Todd Coles, Committee of Adjustment Nadia Porukova, Development/Transportation Engineering MEETING DATE: November 6, 2014 OWNER: JFJ DEVELOPMENT INC. (Farshid Fathibitaraf) FILE(S): Minor Variance Application A275/14 Location: Part of Lot 33, Concession 1 (Lot 54, Registered Plan 3765) municipally known as 35 Riverside Blvd, Thornhill. Proposal: By-Law Requirement: Comments: Conditions: 1. Maximum Lot Coverage = 24.96% (House 16.69%, Pool 6.06%, Overhang/Balcony = 2.2%) 2. Maximum Building Height = 10.7m 3. Minimum Front Yard Setback = 11.10m 1. Maximum Lot Coverage = 20% 2. Maximum Building Height = 9.5m 3. Minimum Front Yard Setback = Existing minus 10% ( %) = 39.42m The Development Transportation /Engineering Department has no objection to this application. None. O:\Development and Transportation Engineering\Development Services\WORKING\PORUKOVN\Correspondence\Committee of Adjustment\variances\Variances 2014\variance A doc

36 Date: October 1, 2014 Attention: Pravina Attwala RE: Request for Comments File No. A275/14 Related Files: Applicant: Location: JFJ Developments Inc. (Farshid Fathibitaraf) 35 Riverside Blvd, Thornhill COMMENTS: (BY ONLY) X We have reviewed the proposed Variance Application and have no comments or objections to its approval. We have reviewed the proposed Variance Application and have no objections to its approval, subject to the following comments (attached below). We have reviewed the proposed Variance Application and have the following concerns (attached below). PowerStream has received and reviewed the proposed Variance Application. This review, however, does not imply any approval of the project or plan. All proposed billboards, signs, and other structures associated with the project or plan must maintain minimum clearances to the existing overhead or underground electrical distribution system as specified by the applicable standards, codes and acts referenced. In the event that construction commences, and the clearance between any component of the work/structure and the adjacent existing overhead and underground electrical distribution system violates the Occupational Health and Safety Act, the customer will be responsible for 100% of the costs associated with PowerStream making the work area safe. All construction work will be required to stop until the safe limits of approach can be established. In the event construction is completed, and the clearance between the constructed structure and the adjacent existing overhead and underground electrical distribution system violates the any of applicable standards, acts or codes referenced, the customer will be responsible for 100% of PowerStream s cost for any relocation work. References: Ontario Electrical Safety Code, latest edition (Clearance of Conductors from Buildings) Ontario Health and Safety Act, latest edition (Construction Protection) Ontario Building Code, latest edition (Clearance to Buildings) PowerStream (Construction Standard 03-4), attached Canadian Standards Association, latest edition (Basic Clearances) If more information is required, please contact either of the following: Mr. Barry N. Stephens Mr. Stephen Cranley Commercial & Industrial Services Supervisor Supervisor, Subdivisions & New Services Phone: ext ext Fax: barry.stephens@powerstream.ca steve.cranley@powerstream.ca

37 Attwala, Pravina Subject: FW: 35 Riverside Boulevard- File No. A275/14 Attachments: Front Elevation.pdf From: Karen Fox Sent: Wednesday, October 29, :32 AM To: Attwala, Pravina Subject: 35 Riverside Boulevard- File No. A275/14 Hi Pravina, Marie Kennedy contacted me this morning asking for a change to the front elevation for 35 Riverside Boulevard. She had missed the decorative projection on the front elevation that should have been included in the height variance. As the packages have already been circulated and we do not want to delay the hearing next week, I have brought the decorative projection down.41metres so it is in line with the cupola and does not require an increase in the height variance. Regards, Karen Karen Fox B.Arch Richard Wengle Architect Inc. 102 Avenue Road, Toronto, ON M5R 2H3 Tel: (416) x 31 Fax: (416)

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