Committee of Adjustment

Transcription

1 Committee of Adjustment The following staff reports are current as of April 17 th, 2019 at 2:30pm. Any staff reports received after this time may be obtained by ing Please note: resident comments are not posted online and may be obtained by ing the above.

2 COMMITTEE OF ADJUSTMENT AGENDA PLEASE TURN OFF ALL CELL PHONES DURING THE COMMITTEE HEARING Location: Hearing: COUNCIL CHAMBERS APRIL 25, 2019 AT 1:30 P.M. 1. NEW ITEMS CALL TO ORDER 2. DISCLOSURES OF DIRECT OR INDIRECT PECUNIARY INTEREST 3. REQUESTS FOR WITHDRAWAL/DEFERRAL NEW APPLICATIONS (CONSENT) File Name of Applicant Location of Land Ward B-026/19 A-152/19 A-153/19 INGRID LANE 1219 RAVINE DR 2 DEFERRED APPLICATIONS (CONSENT) File Name of Applicant Location of Land Ward B-043/18 RICHARD & VALERIE STOVE 1262 QUEEN VICTORIA AVE 2 NEW APPLICATIONS (MINOR VARIANCE) File Name of Applicant Location of Land Ward A-141/19 CARLOS ALMEDIA 3034 PARKERHILL RD 7 A-142/19 BLUE SKY CAFE INC STANFIELD RD 1 A-143/19 CAMILLE & DAMIAN LEIBECK 990 INDIAN RD 2 A-144/19 NIVLOG INVESTMENTS LTD 1630 MATHESON BLVD 5 A-145/19 CRISTINA & SIMON DAVID 363 THRACE AVE 7 A-147/19 SUE MCGUIRE 1080 WALDEN CIR. UNIT 48 2 A-148/19 KABEER BAIG & TRACEY GORGES 2182 GORDON DR 7 A-149/19 KEE GROUP INC 512 BRISTOL RD W 5 A-151/19 DOMENICO BATTISTA 791 MISSISSAUGA VALLEY BLVD 4 DEFERRED APPLICATIONS (MINOR VARIANCE) File Name of Applicant Location of Land Ward A-349/18 SUDERSHAN & KANTA DULAT 472 BRIGGS CRT 11 A-418/18 KEVIN HUETHER 1438 HAIG BLVD 1 A-003/19 RITU JAIN 869 WHITTIER CRES 2 A-051/19 ASIF SALEJI 3135 CHURCHILL AVE 5 Note: If you wish to receive a copy of the Committee s decision, please complete the form entitled Request for Written Notice of Decision. This form is located on the table adjacent to the entrance doors to your right. (Please do not remove that form from the table. Thank you.)

3 Date: April 16, 2019 File: C of A 'B' 26/19, 'A' 152/19 & 'A' 153/19 (Ward Ravine Drive) Agenda: April 25, 2019 New Item Recommendation The Planning and Building Department has no objections to the requested consent and associated minor variance applications. Background Mississauga Official Plan Character Area: Designation: Clarkson-Lorne Park Neighbourhood Residential Low Density I and Greenlands Zoning By-law Zoning: R3-3 (Residential) Comments Zoning This Division has reviewed the consent and associated minor variance applications based on the information provided. The variances requested appear to be correct, however, a full zoning review has not been completed. We further advise that the proposed lot frontage is to be calculated in accordance with the following definition; The applicant is advised that Lot Frontage means the horizontal distance between the side lot lines and where these lines are not parallel means the distance between the side lot lines measured on a line parallel to and 7.5 m back from the front lot line Planning

4 The subject property is located within the Clarkson-Lorne Park Neighbourhood Character Area, near the intersection of Clarkson Road North and Birchwood Drive. The context of the neighbourhood consists of large lots with single detached dwellings. The subject property has a lot frontage of approximately 57 m and lot area of 3,820 m 2. The application proposes to sever the lot, creating two lots with frontages of approximately 28 m. The retained lot would have a lot area of approximately 1,973 m 2, while the severed lot would have an area of 1,847 m 2. The Provincial Policy Statement 2014 (PPS 2014) and Growth Plan for the Greater Golden Horseshoe promote efficient development and land use, directing the focus towards intensification and redevelopment. The proposal is consistent with the general directive in provincial policy. Currently, the subject property has two designations, "Low Density I" and "Greenlands". Once severed, the severed lot will only have a "Greenlands" designation while the retained lot will have a "Low Density I and "Greenlands" designation. The purpose of the "Low Density I" designation is to permit detached, semi-detached and duplex dwellings. The purpose of the greenlands designation is to prohibit development occurring within natural hazards and to protect existing natural features contained within a site. Credit Valley Conservation (CVC) is currently updating their mapping of significant natural features and the flood plain boundaries which will modify the existing "Greenlands" designation as a future City plan reflect the updated mapping boundaries of the CVC. Although the subject property is designated greenlands, current CVC mapping indicates that the flood plain, the Region of Peel's "Core Greenlands" and the natural area is wholly located outside the subject property. It should also be noted that CVC has no concerns regarding the consent and future development of the subject property, subject to the pond in the rear portion of the lot being maintained. In regards to the minor variance applications, the application proposes lot frontages of 28 m whereas 30 m is required. As per Section of the Mississauga Official Plan, an analysis of the 120 m test was conducted. However, the study area was expanded to include lots on Spring Road and Jalna Avenue to Whiteoaks Avenue to reflect a broader portion of the neighbourhood. The results of the test are below. Proposed Frontage (m) Proposed Lot Area (m 2 ) Average Frontage (m) Average Lot Area (m 2 ) Required Frontage (m) Required Lot Area (m 2 ) Retained Lot , Severed Lot , The results of the analysis conclude that the neighbourhood has an average lot frontage of m and average lot area of approximately m 2. The policies within the Clarkson- Lorne Park Neighbourhood Character Area speak to compatibility and encourage new housing to fit the scale and character of the surrounding neighbourhood. In this instance, while the lots are slightly smaller than the neighbourhood average, they still generally reflect the existing lot

5 fabric. The proposed minor variance applications maintain the general intent and purpose of the zoning by-law and official plan. The proposed lots have a frontage of 28 m and area of 1,973 m 2 and 1,847 m 2 ; the proposed severances are a minor deviation from the zoning by-law in regards to frontage and significantly exceed by-law requirements regarding lot area. The proposed lot sizes maintain the existing lot fabric of the neighbourhood and would not have a negative impact to the character of the neighbourhood. The proposed lots are appropriately sized for the context of the neighbourhood and would be desirable and appropriate development of the lands. If the proposed lots were 2 m larger in frontage, a minor variance application would not be required. The deficient lot frontage would not have a negative impact on the streetscape of the neighbourhood or have an adverse impact on neighbouring lands; therefore the proposed minor variances are minor in nature. As a result, staff is of the opinion that the proposed consent application conforms to Section 51(24) of the Planning Act, more specifically that it conforms to the official plan and is suitable for the purpose of residential development. Based on the preceding information, the Planning and Building Department has no objections to the requested consent and associated minor variance applications.

6 c:\peelapps\lot_searcher\lotsearcher_v10d_genregs.apr CREDIT VALLEY CONSERVATION 1219 Ravine Drive MISS Features Life Science ANSI Environmentally Significant Areas Mississauga Natural Areas Survey Natural Green Space Natural Site Residential Woodland Significant Natural Site Peel Greenlands Transportation Network Abandoned railroad Accessway Existing railroad Highway Street Rivers and Streams Printed on: 22 NOV Meters 1 / 2000 Information presented on this map is property of Credit Valley Conservation. Responsibility for appropriate use of the information lies with the user.

7 I:\cadd\Projects\ReportMaps\ Ravine Dr m Test_RPT\Vector\1219 Ravine Dr m test.dgn 0 metres /04/03 PB-Half-Size.tbl BIRCHWOOD DRIVE 64.2m sq.m sq.m sq.m sq.m sq.m m RAVINE DRIVE 1219 RAVINE DRIVE - 120m TEST sq.m sq.m 30.5m 36.6m 33.0m 36.1m 36.8m 38.4m 44.8m 34.1m m m sq.m sq.m m sq.m sq.m sq.m sq.m sq.m 35.0m 21.0m sq.m sq.m 120m sq.m sq.m sq.m sq.m m SPRING ROAD JALNA AVENUE 37.9m 30.5m 30.5m 30.5m 30.5m 30.5m sq.m sq.m sq.m sq.m sq.m sq.m sq.m sq.m sq.m m 30.5m 30.5m 30.5m 30.5m sq.m sq.m sq.m sq.m sq.m sq.m sq.m m 30.4m 30.4m 30.4m 30.4m 30.5m 30.4m 30.4m sq.m sq.m sq.m sq.m sq.m sq.m sq.m m 30.4m 35.0m 38.0m 30.4m 38.0m 38.0m 30.4m 38.1m 33.5m sq.m sq.m 31.5m WHITEOAKS AVENUE N Produced by CPS, Geospatial Solutions apasha

8 Address Street Area(m2) Frontage(m) 1654 Birchwood Drive Birchwood Drive Jalna Avenue Jalna Avenue Ravine Drive Ravine Drive Ravine Drive Ravine Drive Ravine Drive Ravine Drive Ravine Drive Ravine Drive Ravine Drive Ravine Drive Spring Road Spring Road Spring Road Spring Road Spring Road Spring Road Spring Road Spring Road Spring Road Spring Road Spring Road Spring Road Whiteoaks Avenue Whiteoaks Avenue Jalna Avenue Jalna Avenue Jalna Avenue Jalna Avenue Jalna Avenue Jalna Avenue Jalna Avenue Jalna Avenue Jalna Avenue Jalna Avenue Jalna Avenue Jalna Avenue Jalna Avenue Jalna Avenue Jalna Avenue Jalna Avenue

9 1624 Jalna Avenue

10 Proposed Frontage (m) Proposed Area (m2) Average Frontage (m) Average Lot Area (m2) Required Frontage (m) Required Lot Area (m2) Retained Lot , Severed Lot ,

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26 DATE: April 11, 2019 FILES: B 26/19 SUBJECT: CONSENT APPLICATION 1219 RAVINE DRIVE INGRID LANE WARD 2 April 25, 2019 PUBLIC HEARING OF THE COMMITTEE OF ADJUSTMENT The Park Planning Section of the Community Services Department has reviewed the above noted consent application, and advises as follows: Should the application be approved, Community Services would like to impose the following condition: 1. The applicant shall provide a cash contribution of $1, for planting of three (3) street tree on Ravine Drive. This figure is subject to the most recent Fees and Charges By-law at the time of payment and is therefore subject to change. In addition, Community Services notes the following: 1. Securities for Municipal tree protection will be addressed during the Site Plan stage. 2. Payment of street tree contributions can be made at the Parks and Forestry customer service counter located at 950 Burnhamthorpe Road West in the form of a certified cheque, bank draft, or money order payable to the City of Mississauga. 3. Prior to the issuance of building permits, cash-in-lieu for park or other public recreational purposes is required pursuant to Section 42 of the Planning Act (R.S.O. 1990, c.p. 13, as amended) and in accordance with the City s policies and by-laws. Should further information be required, please contact Ibrahim Dia, Planner, Community Services Department at ext

27 Date: 2019/03/14 To: From: Chair, Committee of Adjustment S. Kenney, Secretary-Treasurer, Committee of Adjustment Heritage Planning Culture Division, Community Services Meeting Date: 2019/04/11 Subject: B 026/19 (Ward 2) Consent Application 1219 Ravine Dr. Ingrid Lane The property has archaeological potential due to its proximity to a present or past watercourse or known archaeological resource. The proponent shall carry out an archaeological assessment of the land intended to be severed and mitigate, through preservation or resource removal and documenting, adverse impacts to any significant archaeological resources found. No grading or other soil disturbances shall take place on the subject property prior to the approval authority and the Ministry of Tourism, Culture and Sport confirming that all archaeological resource concerns have met licensing and resource conservation requirements. Letters to this effect from said Ministry corresponding to each archaeological assessment report and activity are required to be submitted to the Culture Division for review. Heritage Planning T: x 4061 Heritage.planning@mississauga.ca

28 April 11, 2019 Sean Kenney, Secretary Treasurer Committee of Adjustment City of Mississauga 2 nd Floor, Clerk s Office Mississauga, ON L5B 3C1 Re: Region of Peel Consolidated Comments City of Mississauga Committee of Adjustment Hearing April 25 th, 2019 Dear Mr. Kenney, Comments for Informational Purposes: Consent and Minor Variance Applications: B-026/19, A-152/19, A-153/19 Development Engineering: Camila Marczuk (905) x8230 Please note that severing the lands may adversely affect the existing location of the water and sanitary sewer services, if any exist. The result of this may require the applicant to install new water / sanitary servicing connections to either the severed or retained lands in compliance with the Ontario Building Code. The applicant may require the creation of private water / sanitary sewer servicing easements. For more information, please call our Site Servicing Technicians at x7973 or by at siteplanservicing@peelregion.ca For location of existing water and sanitary sewer Infrastructure please contact Records at extension 7882 or by at PWServiceRequests@peelregion.ca Development Planning: Tracy Tang (905) x7190 The subject land is located within the limits of the regulated area of the Credit Valley Conservation (CVC). The Region relies on the environmental expertise of the CVC for the review of development applications located within or adjacent to this regulated area in Peel and their potential impacts on the natural environment. Regional Planning staff therefore, request that the Committee and city staff consider comment from the CVC and incorporate their conditions of approval appropriately. I trust this information is of assistance to you and the Committee. If you have any questions or concerns, please do not hesitate to contact me at (905) ext or by at tracy.tang@peelregion.ca

29 Sincerely, Tracy Tang Junior Planner Development Services, Region of Peel cc. Marylu Javed, City of Mississauga Umar Mahmood, City of Mississauga Lucas Petricca, City of Mississauga Roberto Vertolli, City of Mississauga

30 Alexander Davies From: Gordon, Carrie Sent: 2019/03/22 1:34 PM To: Committee Adjustment Subject: FW: Committee of Adjustment Agenda for April 25, 2019 (1:30 PM) Attachments: 2019_04_25_CofA_Agenda_1.30PM.pdf Dear Sir/Madam, Re File: "B"26/19 Details Severance 1219 Ravine Dr Subsequent to review by our local Engineering Department of the above noted lands, it has been determined that Bell Canada has no concerns or objections with the proposed Severance. Should you have any questions or concerns regarding this response, please do not hesitate to contact me. Thank you Carrie Gordon External Liaison Right of Way Control Centre 140 Bayfield St, Fl 2 Barrie ON, L4M 3B1 T: / F : From: Marylu Javed <Marylu.Javed@mississauga.ca> Sent: March :29 AM To: ROWCC <rowcentre@bell.ca>; Carolyn Parrish <Carolyn.Parrish@mississauga.ca>; Chris Fonseca <Chris.Fonseca@mississauga.ca>; Diana Rusnov <Diana.Rusnov@mississauga.ca>; Dipika Damerla <Dipika.Damerla@mississauga.ca>; George Carlson <George.CARLSON@mississauga.ca>; John Kovac <John.Kovac@mississauga.ca>; Karen Ras <Karen.Ras@mississauga.ca>; Matt Mahoney <Matt.Mahoney@mississauga.ca>; Mayor Bonnie Crombie <mayor@mississauga.ca>; Pat Saito <Pat.Saito@mississauga.ca>; Ron Starr <Ron.Starr@mississauga.ca>; Stephen Dasko <Stephen.Dasko@mississauga.ca>; Sue McFadden <Sue.McFadden@mississauga.ca> Subject: Committee of Adjustment Agenda for April 25, 2019 (1:30 PM) Please find attached Committee of Adjustment Agenda for April 25, 2019 (1:30 PM) Regards, 1

31 Date: April 16, 2019 File: C of A 'B' 43/19 (Ward Queen Victoria Avenue) Agenda: April 25, 2019 Deferred Item Recommendation The Planning and Building Department recommends that the application be deferred until such time that the applicant can obtain approval for access onto the one foot reserve. Background Mississauga Official Plan Character Area: Designation: Clarkson-Lorne Park Neighbourhood Residential Low Density I Zoning By-law Zoning: R2-4 (Residential) Comments Zoning A building permit is not required in this instance. The application has not been subject to a full zoning review and the request cannot be confirmed. We further advice that the proposed lot frontage is to be calculated in accordance with the following definition: The applicant is advised that lot frontage means the horizontal distance between the side lot lines and where these lines are not parallel means the distance between the side lot lines measured on a line parallel to and 7.5m back from the front lot line. Planning

32 The application was deferred at the March 7 th, 2019 Committee meeting to allow time for the applicant to work with the Transportation and Works Department to determine infrastructure needs and develop a road design. Recognizing these impacted neighbours had not seen the revised road design, the Committee recommended that the applicant defer the application in order to meet with the neighbours and allow for the opportunity to discuss the road design. The subject property is a through lot with a frontage on Queen Victoria Avenue and rear frontage on Ambleside Drive, subject to a 0.3 m reserve. The intent of the application is to sever the subject property to create a new lot for residential purposes. The severed lands will have a lot frontage of approximately m and lot area of approximately 1, m 2. The Provincial Policy Statement 2014 (PPS 2014) and Growth Plan for the Greater Golden Horseshoe promote efficient development and land use, directing the focus towards intensification and redevelopment. The proposal is consistent with the general directive in provincial policy. The surrounding neighbourhood contains a variety of lot sizes and irregular shapes along Queen Victoria Avenue, and regular lots on Ambleside Drive. The proposal would result in severed and retained lands that are consistent or exceeding the average frontage of lands in the immediate area. The severed lands would be consistent in size and shape with the lots on Ambleside Drive. Recent discussions with Transportation and Works have confirmed that the one foot reserve at the end of Ambleside Drive as well as Martley Drive, were established as part of the original plan of subdivision in 1953 and are owned by the developer. As a result, the City cannot grant access onto Ambleside Drive as the one foot reserve is in private ownership. Based on the preceding information, the Planning and Building Department recommends that the application be deferred until such time that the applicant can obtain approval for access onto the one foot reserve.

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34 DATE: April 11, 2019 FILES: B 43/18 SUBJECT: CONSENT APPLICATION 1262 QUEEN VICTORIA AVENUE RICHARD & VALERIE STOVE WARD 2 April 25, 2019 PUBLIC HEARING OF THE COMMITTEE OF ADJUSTMENT The Park Planning Section of the Community Services Department has reviewed the above noted consent application, and advises as follows: Should the application be approved, Community Services would like to impose the following condition: 1. The applicant shall provide a cash contribution of $1, for planting of three (3) street tree on Queen Victoria Avenue. This figure is subject to the most recent Fees and Charges By-law at the time of payment and is therefore subject to change. In addition, Community Services notes the following: 1. Securities for Municipal tree protection will be addressed during the Site Plan stage. 2. Payment of street tree contributions can be made at the Parks and Forestry customer service counter located at 950 Burnhamthorpe Road West in the form of a certified cheque, bank draft, or money order payable to the City of Mississauga. 3. Prior to the issuance of building permits, cash-in-lieu for park or other public recreational purposes is required pursuant to Section 42 of the Planning Act (R.S.O. 1990, c.p. 13, as amended) and in accordance with the City s policies and by-laws. Should further information be required, please contact Ibrahim Dia, Planner, Community Services Department at ext

35 April 11, 2019 Sean Kenney, Secretary Treasurer Committee of Adjustment City of Mississauga 2 nd Floor, Clerk s Office Mississauga, ON L5B 3C1 Re: Region of Peel Consolidated Comments City of Mississauga Committee of Adjustment Hearing April 25 th, 2019 Dear Mr. Kenney, Comments for Conditions of Approval: Deferred Consent Application: DEF-B-043/18 Development Engineering: Iwona Frandsen (905) x7920 Please note that severing the lands may adversely affect the existing location of the water and sanitary sewer services, if any exist. The result of this may require the applicant to install new water / sanitary servicing connections to either the severed or retained lands in compliance with the Ontario Building Code. The applicant may require the creation/submission of private water / sanitary sewer servicing easements/external construction. Submission of servicing plans/engineering submission/servicing agreement maybe be required to help facilitate the severance. For location of existing water and sanitary sewer Infrastructure please contact Records at extension 7882 or by at PWServiceRequests@peelregion.ca Complete Public Works Design, Standards Specification & Procedures Manual Condition: Arrangements satisfactory to the Region of Peel, Public Works Department shall be made with respect to servicing the severed and retained parcels Development Planning: Tracy Tang (905) x8047 The subject land is located within the limits of the regulated area of the Credit Valley Conservation (CVC). The Region relies on the environmental expertise of the CVC for the review of development applications located within or adjacent to this regulated area in Peel and their potential impacts on the natural environment. Regional Planning staff therefore, request that the Committee and city staff

36 consider comments from the CVC and incorporate their conditions of approval appropriately I trust this information is of assistance to you and the Committee. If you have any questions or concerns, please do not hesitate to contact me at (905) ext or by at tracy.tang@peelregion.ca Sincerely, Tracy Tang Junior Planner Development Services, Region of Peel cc. Marylu Javed, City of Mississauga Umar Mahmood, City of Mississauga Lucas Petricca, City of Mississauga Roberto Vertolli, City of Mississauga

37 City of Mississauga Planning and Building Department Date: April 12, 2019 File: C of A 'A 141/19 (Ward Parkerhill Road) Agenda: April 25, 2019 New Item Recommendation The Planning and Building Department has no objection to the requested variance. Background Mississauga Official Plan Character Area: Designation: Cooksville Neighbourhood Residential Low Density I Zoning By-law Zoning: R3 (Residential) Other Applications: Building Permit File: Comments Zoning The Building Department is currently processing a Building Permit application under file Based upon review of this application, Staff notes that the variance, as requested, is correct. Planning The property is located north-west of the Confederation Parkway and Dundas Street West intersection. The immediate neighbourhood consists of detached dwellings; however, within the

38 broader context of the area, the subject lands are in close proximity to a mid-rise apartment, a strip-mall commercial area, and Parkerhill Park. The Applicant is requesting the following relief from By-law , as amended, to permit the construction of a 1 storey, detached garage: 1. Permit lot coverage for a detached garage of 14%, whereas By-law , as amended, permits a maximum lot coverage for a detached garage of 10%, in this instance. The site is located within the Cooksville Neighbourhood Character Area, and designated Residential Low Density I by the Mississauga Official Plan (MOP). This designation permits detached dwellings; semi-detached dwellings; and, duplex dwellings. Section 9 of the MOP promotes development with appropriate urban form and site design, regulating that such development is compatible with: the existing site conditions; the surrounding context; and, the landscape of the character area. The proposed detached garage respects the designated land use, and has regard for the distribution of massing on the property as a whole. The requested variance meets the purpose and general intent of the Official Plan. As per Zoning By-law , the subject property is zoned R3 (Residential). Pursuant to Table (4.0) (Accessory Buildings and Structures), this zone permits a maximum lot coverage of 10% for a detached garage; whereas, the Applicant has proposed 14%. This proposed increase results in an accessory structure that is approximately 18.4m 2 larger than what is currently permitted. Staff notes that the Applicant does not require any further variances; meeting both the height and setbacks regulations for this zone. Further, despite the requested variance, the proposal remains under both the allowable gross floor area for an accessory structure, as well as the total overall lot coverage for this zone. The intent of the Bylaw in restricting the lot coverage for detached garages is to ensure that, amongst other concerns, such a structure is not the predominant feature of the lot and to ensure that they remain truly accessory to the primary dwelling unit, which is the case here. Given that additional variances are not required, and that the proposed alteration to the By-law is nominal, the requested variance is both in line with the general intent of the Zoning By-law and overall is minor in nature. As several properties along Parkerhill Road utilize detached garages of a similar style, the requested variance is in line with the surrounding neighbourhood and would continue to maintain the orderly development of the lands. Based upon the preceding information, it is the opinion of Staff that the requested variance meets the general intent and purpose of both the MOP and Zoning By-law; is minor in nature; and, is desirable for the orderly development of the lands. To this end, the Planning and Building Department have no objection to the requested variance.

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43 April 11, 2019 Sean Kenney, Secretary Treasurer Committee of Adjustment City of Mississauga 2 nd Floor, Clerk s Office Mississauga, ON L5B 3C1 Re: Region of Peel Consolidated Comments City of Mississauga Committee of Adjustment Hearing April 25 th, 2019 Dear Mr. Kenney, Regional Planning staff have reviewed the applications listed on the April 25 th, 2019 Committee of Adjustment Agenda. We have no comments or objections to the following applications: Deferred Application: DEF-A-349/18 Minor Variance Applications: A-141/19, A-142/19, A-143/19, A-144/19, A-145/19, A-149/19 I trust this information is of assistance to you and the Committee. If you have any questions or concerns, please do not hesitate to contact me at (905) ext or by at tracy.tang@peelregion.ca Sincerely, Tracy Tang Junior Planner Development Services, Region of Peel cc. Marylu Javed, City of Mississauga Umar Mahmood, City of Mississauga Lucas Petricca, City of Mississauga Roberto Vertolli, City of Mississauga

44 Date: April 16, 2019 File: C of A 'A' 142/19 (Ward Stanfield Road) Agenda: April 25, 2019 New Item Recommendation The Planning and Building Department recommends that variance #1 be refused, however, have no objections to variance #2. Background Mississauga Official Plan Character Area: Designation: Dixie Employment Area Business Employment Zoning By-law Zoning: E2-131 (Employment) Other Applications: Occupancy Permit: Comments Zoning The Planning and Building Department is currently processing a certificate of occupancy permit application under file Based on review of the information currently available for this application, we advise that the following variance should be amended as follows: 1. A Motor Vehicle Sales, Leasing, and/or Rental Facility-Restricted whereas By-law , as amended, does not permit a Motor Vehicle Sales, Leasing, and/or Rental Facility-Restricted in this instance. Variance #2 is correct.

45 Planning The subject property is located within the Dixie Employment Character Area, near the intersection of Queensway East and Stanfield Road. The context of the area is comprised of a residential neighbourhood that consists of semi-detached and detached dwellings south of Queensway East. North of Queensway East consists of commercial, manufacturing and warehouse facilities. The application proposes a motor vehicle sales, leasing and/or rental facility restricted whereas it is not permitted and an aisle width of 6.70 m whereas 7 m is required. The subject property is designated 'Business Employment' in Schedule 10 of the Mississauga Official Plan, which permits motor vehicle rental among other uses. This designation also permits 'Motor Vehicle Commercial' which consists of a gas bar, motor vehicle repair, service station and wash facility. This designation does not support the retail sales of motor vehicles as the intent of the official plan was to only permit motor vehicle sales in the "Mixed Use" designation and commercial zones. As a result, staff is of the opinion that the proposed variance does not maintain the general intent and purpose of the official plan. The zoning by-law does not permit a motor vehicle sales, leasing and/or rental facility restricted use in any of the employment zones. The use is only permitted in a C3 General Commercial zone. The intent and purpose of the zoning by-law is to permit motor vehicle retail uses in a commercial zone and to not create precedence in establishing retail car dealerships in employment zones. Therefore, staff is of the opinion that the requested variances fails to meet the general intent and purpose of the zoning by-law. The surrounding area has an E2-131 (Employment) zoning category and is designated "Business Employment" and are subject to same permitted uses as the subject property. The subject area restricts these types of retail uses as it is meant to permit more industrial and higher order employment uses. As a result, the proposed variance is not appropriate development of the lands and is not minor in nature. In regards to variance #2, the intent of the zoning by-law is to allow an aisle width that can accommodate two way traffic. The proposed aisle width maintains the intent of the zoning bylaw as it would allow for two way access into and out of the subject property. The proposed width is an existing condition and is measured from the parallel parking space by the northerly property line to the building. The proposed aisle width would not have a negative impact to neighbouring properties and is appropriate in this instance. Based on the preceding information, the Planning and Building Department recommends that variance #1 be refused, however, have no objections to variance #2.

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49 April 11, 2019 Sean Kenney, Secretary Treasurer Committee of Adjustment City of Mississauga 2 nd Floor, Clerk s Office Mississauga, ON L5B 3C1 Re: Region of Peel Consolidated Comments City of Mississauga Committee of Adjustment Hearing April 25 th, 2019 Dear Mr. Kenney, Regional Planning staff have reviewed the applications listed on the April 25 th, 2019 Committee of Adjustment Agenda. We have no comments or objections to the following applications: Deferred Application: DEF-A-349/18 Minor Variance Applications: A-141/19, A-142/19, A-143/19, A-144/19, A-145/19, A-149/19 I trust this information is of assistance to you and the Committee. If you have any questions or concerns, please do not hesitate to contact me at (905) ext or by at tracy.tang@peelregion.ca Sincerely, Tracy Tang Junior Planner Development Services, Region of Peel cc. Marylu Javed, City of Mississauga Umar Mahmood, City of Mississauga Lucas Petricca, City of Mississauga Roberto Vertolli, City of Mississauga

50 Date: April 16, 2019 File: C of A 'A' 143/19 (Ward Indian Road) Agenda: April 25, 2019 New Item Recommendation The Planning and Building Department has no objections to the requested variance, as amended. Background Mississauga Official Plan Character Area: Designation: Clarkson-Lorne Park Neighbourhood Residential Low Density I Zoning By-law Zoning: R2-5 (Residential) Comments Zoning This Division notes that a building permit is not required in this instance. The applicant is advised that a full zoning review has not been completed; however, in reviewing the variances as outlined in this application, it was apparent that the following variance should be amended as follows: 1. A driveway width of m whereas By-law , as amended permits a maximum driveway width of 8.50 m in this instance. Variance #2 is not required as the area identified as a hammerhead is intended to be used for parking. Planning

51 The subject property is located within the Clarkson-Lorne Park Neighbourhood Character Area, southeast of South Sheridan Way and Indian Road. The context of the area consists of large lots with single detached dwellings. The lands abutting the subject property on the west is a church that is significantly setback from the front lot line. The application proposes a driveway width of 9.12 m whereas 8.50 m is required and a hammerhead driveway width of 7.20 m whereas 2.50 m is permitted. Zoning Division has noted that variance #1 should be amended to a width of m. They have also noted that variance #2 is not required. A hammerhead driveway is used solely for facilitating the turning of a motor vehicle. As the application states that the space will be used as visitor parking, the by-laws referencing a hammerhead driveway would not apply. The subject property is designated "Residential Low Density I" in Schedule 10 of the Mississauga Official Plan, which permits detached, semi-detached and duplex dwellings. The policies within Section in the Clarkson-Lorne Park Neighbourhood Character Area of the Mississauga Official Plan, speak to urban design policies in regards to infill housing. The Urban Form policies contained within Chapter 9 of the Mississauga Official Plan mentions that site development will respect the experience, identity and character of the surrounding context. Staff is of the opinion that the general intent an purpose of the official is maintained. There are two points where the driveway exceeds zoning by-law requirements and proposes a width of m. One portion of the driveway proposes a width of m located beyond 6 m of the front garage face. The second portion where the driveway extends to m is located on the middle portion of the driveway where it is labelled "visitor parking". The proposed increase in driveway width only exceeds zoning by-law requirements on two portions of the driveway. The remaining portion of the driveway has a width less than the required width of 8.50 m. The intent of the zoning by-law in restricting an increased driveway width is to ensure that the front yard does not contain an excessive amount of hardscaping that would allow for the parking of vehicles. In this instance, the proposed variance maintains the intent of the zoning by-law as the increased width is restricted to two portions of the driveway. The front yard also consists of a significant amount of soft landscaping. The remaining portion of the driveway has a width less than what is required in the zoning by-law which helps to mitigate the increased driveway width. The bottom portion of the driveway has a width of 4.75 m. The application states due to this narrow portion of the driveway, it will create difficulty exiting the property; therefore the increased width to m was required. The subject property has a lot frontage of approximately 32 m and has existing vegetation planted in the front yard which helps to minimize the impact of the increased width from the street. The applicant, as of right, is permitted to have an 8.50 m driveway width that extends to the street. The proposed driveway is designed to mitigate the amount of hardscaping that could be seen from the street. As a result, staff is of the opinion that the proposed variance is desirable and appropriate development of the land. The proposed increase driveway width is restricted to one portion of the front yard and is adjacent to a church that is significantly setback from the proposed driveway. The driveway will

52 maintain the required driveway setback of 0.60 m. The easterly portion of the front yard will contain soft landscaping. The proposed variance would not have a negative impact to neighbouring properties and is minor in nature. Based on the preceding information, the Planning and Building Department has no objections to the requested variance, as amended.

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57 April 11, 2019 Sean Kenney, Secretary Treasurer Committee of Adjustment City of Mississauga 2 nd Floor, Clerk s Office Mississauga, ON L5B 3C1 Re: Region of Peel Consolidated Comments City of Mississauga Committee of Adjustment Hearing April 25 th, 2019 Dear Mr. Kenney, Regional Planning staff have reviewed the applications listed on the April 25 th, 2019 Committee of Adjustment Agenda. We have no comments or objections to the following applications: Deferred Application: DEF-A-349/18 Minor Variance Applications: A-141/19, A-142/19, A-143/19, A-144/19, A-145/19, A-149/19 I trust this information is of assistance to you and the Committee. If you have any questions or concerns, please do not hesitate to contact me at (905) ext or by at tracy.tang@peelregion.ca Sincerely, Tracy Tang Junior Planner Development Services, Region of Peel cc. Marylu Javed, City of Mississauga Umar Mahmood, City of Mississauga Lucas Petricca, City of Mississauga Roberto Vertolli, City of Mississauga

58 City of Mississauga Planning and Building Department Date: April 12, 2019 File: C of A 'A 144/19 (Ward Matheson Boulevard) Agenda: April 25, 2019 New Item Recommendation The Planning and Building Department recommends that the application be refused. Background Mississauga Official Plan Character Area: Designation: Northeast Employment Area Mixed Use Zoning By-law Zoning: C3-1 (Commercial) Other Applications: Occupancy Permit: Comments Zoning The Building Department is currently processing an Occupancy Permit application under file Based upon review of this application, Staff notes that more information is required to verify the accuracy of the requested variances, as well as to determine whether additional variance(s) will be required.

59 Planning The property is located south-east of the Dixie Road and Matheson Boulevard East intersection. The immediate neighbourhood is comprised of a variety uses, including small scale commercial/strip mall units, as well as industrial uses. The properties along Matheson Boulevard East are of an automotive nature, with automotive repair centres and a commercial motor vehicle rental facility in existence. The property currently operates as a retail and installation centre for aftermarket motor vehicle parts, of both a personal and commercial nature. Due to the nature of the services provided, the Applicant is required to seek the following relief from By-law , as amended: 1. To permit the operation of a Motor Vehicle Repair Facility - Commercial Motor Vehicle in Units 3A & 4 of the subject property, whereas By-law , as amended, does not permit such a use, in this instance. The site is located within the Northeast Employment Area Character Area, and designated Mixed Use by the Mississauga Official Plan (MOP). Pursuant to Sect (Mixed Use), the Northeast Employment Area will permit Motor Vehicle Commercial Uses. The Applicant s proposal of a commercial motor vehicle repair facility meets the general intent of the Official Plan. As per Zoning By-law , the subject property is zoned C3-1 (Commercial). In accordance with Sect (Additional Permitted Uses), notwithstanding: a Truck Terminal; a Waste Processing Station; a Waste Transfer Station; and/or, a Composting Facility, this zone shall permit all E2 (Employment) uses. Motor Vehicle Repair Facility - Commercial Motor Vehicle is not a permitted use within the E2 (Employment) Zone, being only permitted within the E3 (Industrial) zone. The intent of the Zoning By-law is to restrict more intense commercial motor vehicle uses, such as vehicle repair, to the E3 (Industrial) zone; with the E2 (Employment) zone encouraging the less severe retail and leasing uses. The definition of commercial motor vehicle covers a broad range of automobiles: extending from smaller motor vehicles, such as cube vans, to larger tractor trailers. Staff note, while the Applicant typically provides services to smaller fleet vehicles, such automobiles nevertheless fall within this commercial motor vehicle definition. It is the opinion of Staff that the requested variance does not meet the general intent and purpose of the Zoning By-law. The subject site is a warehouse unit located within an industrial environment. Motor vehicle repair, and commercial motor vehicle sales and leasing, currently operate within the immediate area. The requested use is contained wholly upon the site, and no additional variances have been requested as it pertains to the structure. As such, the variance represents the orderly development of the lands and is also minor in nature.

60 Based upon the preceding information, it is the opinion of Staff that the requested variance does not meet the general intent of the Zoning By-law. Therefore the Planning and Building Department recommends that the application be refused.

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65 Committee of Adjustment File: A 144/19 Hearing: April 25, 2019 Applicant: NIVLOG INVESTMENTS LTD. Address: 1630 Matheson Boulevard, unit 3A & 4 Comments: Motor Vehicle Repair Facility in unit # 3A& 4 On May, 2018, (M.L.E.O.) Officer observed business called Action Car and Truck Accessories Inc., 1630 Matheson Boulevard unit# 3A & 4, operating a business without an Automotive Service Station License. Officer performed several inspections and mail out notices requesting the Business Owner to obtain a license for the use. As of March 26, 2019, the business is still operating illegally on the property. An application was submitted to Committee of Adjustment Office for approval. Compliance and Licensing bring this information to Committee s attention for their consideration.

66 April 11, 2019 Sean Kenney, Secretary Treasurer Committee of Adjustment City of Mississauga 2 nd Floor, Clerk s Office Mississauga, ON L5B 3C1 Re: Region of Peel Consolidated Comments City of Mississauga Committee of Adjustment Hearing April 25 th, 2019 Dear Mr. Kenney, Regional Planning staff have reviewed the applications listed on the April 25 th, 2019 Committee of Adjustment Agenda. We have no comments or objections to the following applications: Deferred Application: DEF-A-349/18 Minor Variance Applications: A-141/19, A-142/19, A-143/19, A-144/19, A-145/19, A-149/19 I trust this information is of assistance to you and the Committee. If you have any questions or concerns, please do not hesitate to contact me at (905) ext or by at tracy.tang@peelregion.ca Sincerely, Tracy Tang Junior Planner Development Services, Region of Peel cc. Marylu Javed, City of Mississauga Umar Mahmood, City of Mississauga Lucas Petricca, City of Mississauga Roberto Vertolli, City of Mississauga

67 City of Mississauga Planning and Building Department Date: April 12, 2019 File: C of A 'A 145/19 (Ward Thrace Avenue) Agenda: April 25, 2019 New Item Recommendation The Planning and Building Department has no objection to the requested variance; however, the Applicant may wish to defer the application to ensure that all required variances have been accurately identified. Background Mississauga Official Plan Character Area: Designation: Cooksville Neighbourhood Residential Low Density II Zoning By-law Zoning: RM1 (Residential) Other Applications: Building Permit File: Comments Zoning The Building Department is currently processing a Building Permit application under file Based upon review of this application, Staff notes that more information is required to verify the accuracy of the requested variance, as well as to determine whether additional variance(s) will be required.

68 Planning The property is located north-west of the Mavis Road and the Queensway West intersection. The immediate neighbourhood consists primarily of semi-detached dwellings; however, within the broader context of the area, detached dwellings are also present. The Applicant is requesting the following relief from By-law , as amended, to permit the construction of a 1 storey, rear addition with attached accessibility ramp: 1. A lot coverage of 38.90% of the lot area whereas By-law , as amended, permits a maximum lot coverage of 35.00% of the lot area, in this instance; and, 2. An interior side yard of 0.76m (approx. 2.5 ft.), whereas By-law , as amended, requires a minimum interior side yard of 1.20m (approx. 3.9 ft.), in this instance. The site is located within the Cooksville Neighbourhood Character Area, and is designated Residential Low Density II by the Mississauga Official Plan (MOP). This designation permits detached dwellings; semi-detached dwellings; duplex dwellings; and, triplexes, street townhouses, and other forms of low-rise dwellings with individual frontages. Section 9 of the MOP promotes development with appropriate urban form and site design, regulating that such development is compatible with: the existing site conditions; the surrounding context; and, the landscape of the character area. The proposed addition respects the designated land use, and has regard for the distribution of massing on the property as a whole. The requested variance meets the purpose and general intent of the Official Plan. As per Zoning By-law , the subject property is zoned RM1 (Residential). In accordance with Table (RM1 and RM2 Permitted Uses and Zone Regulations), this zone permits a maximum lot coverage of 35.00%, whereas the Applicant is proposing a lot coverage of 38.90%; and, a minimum interior side yard of 1.2m, whereas the Applicant is proposing 0.76m. As it pertains to maximum permissible lot coverage, the general intent of this portion of the Bylaw is to ensure that individual properties are not overdeveloped, and that additional massing resultant of development will not negatively impact the character of the neighbourhood. The RM1 (Residential) Zone incorporates an interior side yard setback as a means to ensure that both access to the rear yard remains unencumbered, and that an adequate buffering exists between the two adjoining properties. Despite requiring relief from the interior side yard regulation, the proposed addition and ramp will be both wholly located within the rear yard and will be fully enclosed within privacy-fencing, with access to the rear yard maintained through the remaining 0.78m found within the interior side yard. Further, the proposed increase in lot coverage will be located solely to the rear yard and pose no discernible impact on the surrounding neighbourhood. Both variances maintain the general intent of the Zoning By-law. The proposed addition and accessibility ramp will be completely obscured from the street and will not change the fundamental residential nature of the existing structure. Additionally, such construction represents only a small portion of the rear and interior side walls, with the requested amendments ultimately being nominal. As such, this application results in both the orderly development of the lands and is minor in nature.

69 Based upon the preceding information, it is the opinion of Staff that the requested variances meet the general intent and purpose of both the MOP and Zoning By-law; are minor in nature; and, are desirable for the orderly development of the lands. To this end, the Planning and Building Department has no objection to the requested variances; however, the Applicant may wish to defer the application to ensure that all required variances have been accurately identified.

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73 April 11, 2019 Sean Kenney, Secretary Treasurer Committee of Adjustment City of Mississauga 2 nd Floor, Clerk s Office Mississauga, ON L5B 3C1 Re: Region of Peel Consolidated Comments City of Mississauga Committee of Adjustment Hearing April 25 th, 2019 Dear Mr. Kenney, Regional Planning staff have reviewed the applications listed on the April 25 th, 2019 Committee of Adjustment Agenda. We have no comments or objections to the following applications: Deferred Application: DEF-A-349/18 Minor Variance Applications: A-141/19, A-142/19, A-143/19, A-144/19, A-145/19, A-149/19 I trust this information is of assistance to you and the Committee. If you have any questions or concerns, please do not hesitate to contact me at (905) ext or by at tracy.tang@peelregion.ca Sincerely, Tracy Tang Junior Planner Development Services, Region of Peel cc. Marylu Javed, City of Mississauga Umar Mahmood, City of Mississauga Lucas Petricca, City of Mississauga Roberto Vertolli, City of Mississauga

74 Date: April 16, 2019 File: C of A 'A' 147/19 (Ward Walden Circle, Unit 48) Agenda: April 25, 2019 New Item Recommendation The Planning and Building Department has no objections to the requested variance, as amended. However, the applicant may choose to defer the application to ensure that additional variances are not required. Background Mississauga Official Plan Character Area: Designation: Clarkson Village Community Node Residential Medium Density Zoning By-law Zoning: RM4 (Residential) Other Applications: Occupancy Permit: Comments Zoning The Planning and Building Department is currently processing a certificate of occupancy permit application under file Based on review of the information currently available for this application, we advise that the following variance should be amended as follows: "To allow the construction of a rear balcony proposing a rear yard projection of 4.06 m (13.32 ft) whereas By-law , as amended, permits a maximum rear yard projection of 1.00 m (approx ft) in this instance."

75 More information is required to determine if additional variances are required. Planning The subject property is located within the Clarkson Village Community Node Character Area, east of Lakeshore Road West and Southdown Road. The context of the area consists of townhouse dwellings and high rise residential apartment dwellings north of Lakeshore Road West and commercial uses fronting onto Lakeshore Road West. The application proposes the construction of a deck in the rear yard which requires a variance for a rear yard projection of 4.06 m whereas 1.00 m is permitted. The Zoning Division has noted that the variance should be amended to remove the term "deck" and replaced with "balcony", as there is no direct access to the ground. Through discussions with the zoning examiner, it should be noted that an additional variance will be required if the proposed balcony is closer than 2.5 m to the interior side yards. The subject property is designated "Residential Medium Density" in Schedule 10 of the Mississauga Official Plan, which permits, all forms of townhouse dwellings. The policies contained within the Clarkson Village Community Node Character Area, speak to the broader vision of the area in regards to new development. In the preamble of Chapter 9 of the Mississauga Official Plan, it mentions that site development is the layout and design of all features on a property. It also states that, "These sites will be developed to: Respect the experience, identity and character of the surrounding context" The proposed balcony maintains the identity and character of the surrounding context and therefore maintains the general intent and purpose of the official plan. There are many examples of similar balconies located in the rear yard within the immediate area. Balconies in the rear yard are common in the area and would not have a negative impact to neighbouring properties. The rear portion of the property abuts a parking lot for the apartment dwelling to the north. The intent of the zoning by-law in restricting balcony projections was to ensure that a balcony didn t take up a major portion of the rear yard and does not pose a negative impact to neighbouring lots. In this instance, the application is consistent with the character of neighbourhood and would not have a negative impact to neighbouring lands. Therefore, the proposed variance maintains the general intent and purpose of the zoning bylaw, is appropriate development of the lands and can be considered minor in nature. Based on the preceding information, the Planning and Building Department has no objections to the requested variance, as amended. However, the applicant may choose to defer the application to ensure that additional variances are not required.

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78 April 11, 2019 Sean Kenney, Secretary Treasurer Committee of Adjustment City of Mississauga 2 nd Floor, Clerk s Office Mississauga, ON L5B 3C1 Re: Region of Peel Consolidated Comments City of Mississauga Committee of Adjustment Hearing April 25 th, 2019 Dear Mr. Kenney, Comments for Informational Purposes: Minor Variance Application: A-147/19 Development Engineering: Camila Marczuk (905) x8230 There are Regional easements on the subject property. Please be advised that unauthorized encroachments on Regional easements will not be permitted. Certain restrictions apply with respect to Regional easements as per the documents registered on title. I trust this information is of assistance to you and the Committee. If you have any questions or concerns, please do not hesitate to contact me at (905) ext or by at tracy.tang@peelregion.ca Sincerely, Tracy Tang Junior Planner Development Services, Region of Peel cc. Marylu Javed, City of Mississauga Umar Mahmood, City of Mississauga Lucas Petricca, City of Mississauga Roberto Vertolli, City of Mississauga

79 City of Mississauga Planning and Building Department Date: April 12, 2019 File: C of A 'A 148/19 (Ward Gordon Drive) Agenda: April 25, 2019 New Item Recommendation The Planning and Building Department has no objection to the requested variances, as amended. Background Mississauga Official Plan Character Area: Cooksville Neighbourhood (Special Site 4) Designation: Residential Low Density I Zoning By-law Zoning: R1-6 (Residential) Other Applications: Site Plan File: Comments Zoning The Building Department is currently processing a Site Plan Approval application under file Based upon review of this application, Staff notes that the Application be amended as follows:

80 1. An accessory structure floor area of m 2 (1,291.2 sq.ft.), whereas By-law , as amended, permits a maximum accessory structure floor area of 10.00m 2 (107.6 sq.ft.), in this instance; 2. An accessory structure height of 8.48m (27.8 ft.) measured to the highest point of structure, whereas By-law , as amended, permits a maximum accessory structure height of 3.00m (9.8 ft.), in this instance; 3. An accessory structure height of 6.93m (22.7 ft.) measured to the highest ridge, whereas By-law , as amended, permits a maximum accessory structure height of 3.00m (9.84ft), in this instance; 4. Three garages, whereas By-law , as amended, permits a maximum of one garage in, this instance; 5. A garage floor area of 88.97m 2 (957.7 sq.ft.), whereas By-law , as amended, permits a maximum garage floor area of 75.0m 2 (807.3 sq.ft.), in this instance; 6. A garage floor area of m 2 ( sq.ft.), whereas By-law , as amended, permits a maximum garage floor area of 75.00m 2 (807.3 sq.ft.), in this instance; 7. A driveway width within 6.00m (19.7 ft.) of the front loaded garage face and carport (Porte Cochere) of 34.50m (113.2 ft.), whereas By-law , as amended, permits a maximum driveway width within 6.00m (19.7 ft.) of the garage face of 10.50m (34.45 ft.), in this instance; 8. A driveway width beyond 6.00m (19.7 ft.) of the front loaded garage face and carport (Porte Cochere) of 31.00m (101.7 ft.), whereas By-law , as amended, permits a maximum driveway width beyond 6.00m (19.7 ft.) of the garage face of 8.50m (27.9 ft.), in this instance; 9. A driveway width within 6.00m (19.7 ft.) of the side-loaded garage face of 15.80m (51.8 ft.), whereas By-law , as amended, permits a maximum driveway width within 6.00m (19.7 ft.) of the garage face of 10.50m (34.45ft), in this instance; 10. A driveway width beyond 6.00m (19.7 ft.) of the side loaded garage face of 14.65m (48.06 ft.), whereas By-law , as amended, permits a maximum driveway width beyond 6.00m (19.7 ft.) of the garage face of 8.50m (27.9ft), in this instance; 11. A carport (Port Cochere) rectangular area measured from the inside face of walls of 5.28m (width) x 3.76m (length), whereas By-law , as amended, permits a minimum carport (Port Cochere) rectangular area measured from the inside face of 2.75m (width) x 6.0m (length), in this instance.

81 Planning The property is located south of the Hurontario Street and the Queensway West intersection. The immediate neighbourhood consists of detached dwellings on generously sized lots, all of which incorporate dense, mature landscaping and foliage. The Applicant is proposing to demolish the existing structure and replace it with a larger detached dwelling and accessory cabana. The site is located within Special Site 4 of the Cooksville Neighbourhood Character Area, and designated Residential Low Density I by the Mississauga Official Plan (MOP). The Residential Low Density I designation permits detached dwellings. Special Site 4 enacts additional policies which both preserve the identifiable characteristics of this community, as well as serve to protect the existing natural features. To this end, the Applicant s proposal preserves the generous front, rear, and, side yard setbacks found upon neighbouring lots; with no variances requested as it pertains to setback regulations. The proposal is in line with the scale and character of the surrounding development; the majority of which consists of vast detached dwellings, similar to that being proposed. Further, this Application is sympathetic to the existing landscaping and natural features; situating the proposed detached dwelling in the already disturbed area of the lot, as well as retaining a significant number of existing trees, and replacing those removed resultant of construction, through Site Plan Agreement. This application, and its associative variances, as amended, maintains the general intent and purpose of the Official Plan. Cabana (Variances 1-3) The Applicant is proposing a two storey, m 2 cabana located in the rear yard. As a result of the proposed design, the Applicant is required to seek relief from Zoning By-law , for both excessive ground floor area, as well as increased building height (Variances 1-3). Pursuant to Table (Accessory Buildings and Structures), the R1-6 (Residential) zone permits a maximum ground floor area of an accessory structure of 10m 2 ; whereas the Applicant is proposing m 2. The intent of the zoning By-law provisions in restricting the ground floor area and height of the accessory structures is to ensure that the structures are proportional to the lot and dwelling and clearly accessory. While the proposed cabana is m 2 (1.6% lot coverage), it nevertheless remains clearly accessory when viewed in relation to both the size of the proposed detached dwelling (854.4m 2, 13.1% lot coverage), as well as the overall size of the property (6,545m 2, 14.7% total lot coverage). Further, this increased massing is mitigated by both the proposed setbacks, as well as the existing vegetation, both of which serve to hide the structure s size in relation to the neighbouring property. Variance 1 maintains the general intent of the Zoning Bylaw.

82 Table establishes a maximum accessory structure height of 3m, which is measured to both the highest ridge of a sloped roof, as well as to the highest point of the structure. Due to the proposed design, the Applicant is requesting relief from this portion of the By-law to permit a building height measured to the highest ridge (sloped roof) of 6.93m, and to the overall highest point of the structure of 8.48m. Staff notes that the latter variance represents only a small portion of the building, the centrally located chimney, with the majority of the structure being 6.93m in height. While a second storey has been proposed, it is to provide storage space, and does not represent a second floor, with no livable area present. This increase in height is to facilitate a cathedral ceiling design. The intent in restricting the height of accessory structures is to ensure that there is minimal visual impact for surrounding residences, and to ensure that the structures remain clearly subordinate to the primary dwelling. The structure has been designed to de-emphasize its overall height with sloping, recessed roofs, and centrally located architectural features and massing. Further, adequate natural landscaping exists on the Applicant s property which serves to separate the accessory structures from the neighbouring lot, as well as to provide some manner of screening in minimizing the visual impact of said structure. Variances 2 and 3 maintain the general intent of the Zoning By-law. The subject property has a depth of 141.6m, along the Easterly interior lot line, with the accessory structure representing a very small portion of this distance. The negative externalities associated with this structure are not made worse by the proposed increase in ground floor area, nor the increased building height; the Applicant could build a smaller structure, located the required 1.2m away, without a variance, to much the same effect. Further, the proposed accessory structure is in scale with the overall property as a whole, and does not represent over massing in the rear yard. As such, Variances 1-3 result in both the orderly development of the lands, and whose impacts are minor in nature. Garages (Variances 4, 5, 6, and 11) The Applicant is proposing to construct two garages attached to the primary structure, as well as an attached, non-functioning carport (Port Cochere). As a result of this design, the Applicant is required to seek relief from Zoning By-law , to permit three garages, as well as excessive garage floor area (Variances 4, 5, 6, and 11). Pursuant to Table (1) (Attached Garage Regulations), the R1-6 (Residential) zone permits one attached garage; whereas, the Applicant is proposing three. Further, Table (2) restricts the overall size of each individual garage to 75.0m 2 ; whereas, the Applicant is proposing 88.97m 2 and m 2, respectively. Finally, Table (2.2) requires a minimum rectangular area, measured from the inside face of the garage walls, of 2.75m (width) x 6.0m (length); whereas, the Applicant is proposing 5.28m (width) x 3.76m (length), in this instance. The intent in restricting the overall amount, and individual size, of an attached garage is to ensure that the detached dwelling remains residential in nature, so that the majority of the structure s ground floor area is attributed to livable space, rather than storage space.

83 Additionally, this portion of the By-law serves to minimize the visual impact resultant of multiple, or excessive, garage faces from a streetscape perspective. While the Applicant is proposing three garages, Staff note that one garage acts as an architectural feature (Port Cochere), rather than as a functional parking area; resulting in a variance that is more technical in nature, than one serving to protect the intent of the By-law. Further, the two enclosed garage areas are in scale with the primary residence, and whose massings are well absorbed by the primary structure; and thereby do not detract from the residential nature of the dwelling. Finally, the combination of both the garages location, coupled with the property s configuration, results in this portion of the structure being almost completely concealed from a streetscape perspective. Staff also notes that the larger of the two garages is side-mounted, and is thereby undetectable from Gordon Drive. Variances 4, 5, 6, and 11, maintain the general intent of the Zoning By-law. The proposed dwelling, incorporating three garages, results in a structure that is in line with the discernible character of the neighbouring properties, the majority of which possess large, estatetype residences. The garage areas will be well-hidden by both the architectural design, as well as the existing vegetation, and the proposed variances do not result in creating a negative precedent. Variances 4, 5, 6, and 11 are desirable for the orderly development of the lands. The proposed variances represent nominal alterations to the By-law, whose resulting impacts, on a property of this size, are negligible. Variances 4, 5, 6, and 11, are minor in nature. Driveway Widths (Variances 7, 8, 9, and 10) Finally, the Applicant is proposing to utilize the existing driveway entrance to service the two attached garages and Port Cochere. As a result of the existing natural features on the site, combined with the manner in which the proposed house has been to be situated, the Applicant is required to seek relief from Table (12.3) (R1 to R5 Permitted Uses and Zone Regulations) and Table ( ) (Driveways and Parking) of Zoning By-law , to construct a non-compliant driveway (Variances 7, 8, 9, and 10). As the structure possess garages on both the front and side of the house, multiple variances are required. The intent of this portion of the Zoning By-law is to permit a driveway large enough to provide the necessary space for two vehicles parked side-by-side, with the remainder of lands being soft landscaping (front yard). As the Applicant is utilizing the existing driveway entrance to service the garages located diagonally opposite, the resultant driveway meanders across the entire width of the property. The requested variances, at their widest points (34.50m and 14.65m, respectively), simply reflect the length of the house upon which they front. This proposed width is also required in maintaining the appropriate turning radius to enter the side-facing garage. Staff note, the proposed driveway maintains the 6m maximum width at its entrance from Gordon Drive, and continues, as such, for approximately 18m directly perpendicular to the street. Ample soft

84 landscaping is provided in the front yard. Variances 7, 8, 9, and 10 maintain the general intent of the Zoning By-law. The proposed driveway widths are resultant of the utilization of the existing driveway entrance to service the side-facing garages; a design which is encouraged by the MOP. The driveway, at its widest point, will be well-hidden by the existing vegetation, and will appear to be in line with By-law regulations from Gordon Drive. Further, the creation of the proposed driveway does not come at the expense of reduced landscaping. Variances 7, 8, 9, and 10 are desirable for both the orderly development of the lands, and are whose resulting impacts are minor in nature. Based upon the preceding information, it is the opinion of Staff that the requested variances, as amended, meet the general intent and purpose of both the MOP and Zoning By-law; are minor in nature; and, are desirable for the orderly development of the lands. To this end, the Planning and Building Department has no objection to the requested variances; however, the Applicant may wish to defer the application to ensure that all required variances have been accurately identified.

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90 April 11, 2019 Sean Kenney, Secretary Treasurer Committee of Adjustment City of Mississauga 2 nd Floor, Clerk s Office Mississauga, ON L5B 3C1 Re: Region of Peel Consolidated Comments City of Mississauga Committee of Adjustment Hearing April 25 th, 2019 Dear Mr. Kenney, Comments for Informational Purposes: Minor Variance Application: A-148/19 Development Engineering: Camila Marczuk (905) x8230 Please be advised that service connection sizes shall be in compliance with Ontario Building Code and Region of Peel Design Criteria. An upgrade of your existing service may be required. All works associated with the servicing of this site will be at the applicant s expense. For more information, please call our Site Servicing Technicians at x7973 or by at siteplanservicing@peelregion.ca I trust this information is of assistance to you and the Committee. If you have any questions or concerns, please do not hesitate to contact me at (905) ext or by at tracy.tang@peelregion.ca Sincerely, Tracy Tang Junior Planner Development Services, Region of Peel cc. Marylu Javed, City of Mississauga Umar Mahmood, City of Mississauga Lucas Petricca, City of Mississauga Roberto Vertolli, City of Mississauga

91 City of Mississauga Planning and Building Department Date: April 12, 2019 File: C of A 'A 149/19 (Ward Bristol Road West) Agenda: April 25, 2019 New Item Recommendation The Planning and Building Department has no objection to the requested variances, subject to the conditions outlined below being imposed by the Committee. Background Mississauga Official Plan Character Area: Designation: Hurontario Neighbourhood Convenience Commercial Zoning By-law Zoning: C1-16 (Commercial) Other Applications: Zoning Certificate: Comments Zoning The referenced use (restaurant with outdoor patio) was approved under Zoning Certificate application ; as such, we have no objections to the continued use proposed by this application.

92 Planning The property is located within a strip-mall, south-west of the Bristol Road West and McLaughlin Road intersection. The immediate neighbourhood is primarily commercial retail units; however, within the broader context, detached dwellings and townhouse units are also present. The Applicant is requesting the following relief: 1. To permit the operation of a restaurant located within 60.0m (196.9 ft.) of a residential zone, whereas By-law , as amended, requires a minimum separation distance of 60.0m (196.9 ft.), in this instance; 2. Parking to be provided at a rate of 4.30 spaces per 100m 2 of gross floor area for the restaurant use, whereas By-law , as amended, requires parking to be provided at a rate of spaces per 100 m 2 of gross floor area for the restaurant use in this instance; and, 3. No additional parking spaces for persons with disabilities, whereas By-law , as amended, requires 5 parking spaces for persons with disabilities, in this instance. The site is located within the Hurontario Neighbourhood Character Area, and is designated Convenience Commercial by the Mississauga Official Plan (MOP). The Convenience Commercial designation permits restaurant services, amongst a variety of other uses. The Hurontario Neighbourhood Character Area does not speak to either permitted uses within the Convenience Commercial designation, or provide any minimum distance separation policies for restaurant services. Previously, Minor Variance Application "A" 170/15 was approved by the Committee on April 2 nd, 2015, seeking the above-noted relief, for a temporary period of 3 years which terminated on April 30, In conjunction with this approval, Committee imposed the following conditions: There shall be no music played on the patio; The shall be no televisions on the patio; The patio shall close by 11:00 p.m. nightly; and, All windows and doors of the building shall remain closed during the duration of any live music being performed within the restaurant. As the aforementioned three year period has now lapsed, the Applicant has once again sought relief from By-law , as amended. The property is zoned C1-16 (Commercial), which permits a restaurant, which the Applicant continues to operate. The application therefore meets the general intent of the By-law. The conditions imposed by the Committee have helped to mitigate potential impacts associated with the site s proximity to the neighbouring residential neighbourhood. As the Application remains in conformity with the above-noted conditions, it is the opinion of Staff, the continual

93 use of the Restaurant represents the orderly development of the land, and whose effects are minor in nature. To this end, the Planning and Building Department have no objection to the requested variances. Should the Minor Variance application be approved, Staff however recommends the following conditions once again be imposed, similarly on a temporary basis. There shall be no music played on the patio; The shall be no televisions on the patio; The patio shall close by 11:00 p.m. nightly; and, All windows and doors of the building shall remain closed during the duration of any live music being performed within the restaurant.

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97 April 11, 2019 Sean Kenney, Secretary Treasurer Committee of Adjustment City of Mississauga 2 nd Floor, Clerk s Office Mississauga, ON L5B 3C1 Re: Region of Peel Consolidated Comments City of Mississauga Committee of Adjustment Hearing April 25 th, 2019 Dear Mr. Kenney, Regional Planning staff have reviewed the applications listed on the April 25 th, 2019 Committee of Adjustment Agenda. We have no comments or objections to the following applications: Deferred Application: DEF-A-349/18 Minor Variance Applications: A-141/19, A-142/19, A-143/19, A-144/19, A-145/19, A-149/19 I trust this information is of assistance to you and the Committee. If you have any questions or concerns, please do not hesitate to contact me at (905) ext or by at tracy.tang@peelregion.ca Sincerely, Tracy Tang Junior Planner Development Services, Region of Peel cc. Marylu Javed, City of Mississauga Umar Mahmood, City of Mississauga Lucas Petricca, City of Mississauga Roberto Vertolli, City of Mississauga

98 City of Mississauga Planning and Building Department Date: April 12, 2019 File: C of A 'A 151/19 (Ward Mississauga Valley Boulevard) Agenda: April 25, 2019 New Item Recommendation The Planning and Building Department recommends that the application be refused. Background Mississauga Official Plan Character Area: Designation: Mississauga Valleys Neighbourhood Res Low Density I Zoning By-law Zoning: R3 (Residential) Comments Zoning It appears that the permanent use of this property is being changed from a residential use to a medical office use. As such, the requested variances should be consistent with the Zoning Bylaw. In this case, the By-law defines this use as a medical office as it no longer meets the definition or any standards associated with a resident physician. Based upon review of this application, Staff notes that the Application be amended as follows: 1. A medical office in the R3 Zone, whereas, By-law , as amended does not permit a medical office, in this instance; 2. Variance 2 is not required; 3. Six parking spaces, whereas, By-law , as amended requires a minimum of 10 parking spaces, in this instance;

99 4. Parallel parking spaces with dimensions of 2.75m (9.0 ft.) x 6.2m (20.3 ft.), whereas, Bylaw , as amended, requires a minimum parallel parking space with dimensions of 2.6m (8.5 ft.) x 6.7m (22.0 ft.), in this instance; 5. An aisle width of 2.33m (7.6 ft.), whereas, By-law , as amended, requires a minimum aisle width of 7.0m (23 ft.), in this instance; and, 6. 0 accessible spaces, whereas By-law , as amended, requires a minimum of 1 accessible space, in this instance. Planning The property is located due west of the Bloor Street and Mississauga Valley Boulevard intersection. The immediate neighbourhood is comprised primarily of detached dwellings; however, semi-detached dwellings are also present. A multi-unit commercial strip mall is located directly east across Mississauga Valley Boulevard, representing the only commercial uses in the immediate area. To the north, south, and west, is low density residential. The lot is a corner property, flanking Bloor Street. The residential lots on Bloor Street have reverse frontage. The frontage along Mississauga Valley Boulevard is consistent with adjacent residential dwellings, but the front façade is oriented towards Bloor Street. The subject site is a former detached residential dwelling that has been operating as a dental office since The Applicant is requesting the continued operation of a dental office by two non-resident dentists; parking reduction; and, a reduced parking aisle width, on a permanent basis. No changes are proposed to the building. Previously, A 615/87, A 966/92, and A 456/16, requested similar variances for use and parking spaces. Most recently, A 456/16 was approved on a temporary basis of five years, whose provisions would expire on, or before, December 31, 2021, permitting: One non-resident dentist; whereas, By-law , as amended, makes no provisions for such this use, in this instance; A total of 6 parking spaces, including parallel parking spaces having dimensions of 2.6m x 6.2m; whereas, By-law , as amended, requires a minimum of 10 parking spaces, and requires parallel parking spaces having dimensions of 2.6m x 6.7m in this instance; and, An aisle width of 2.42m; whereas, By-law , as amended, requires a minimum aisle width of 7.0m, in this instance. The site is located within the Mississauga Valleys Neighbourhood Character Area, and designated Residential Low Density I by the Mississauga Official Plan (MOP). The Residential Low Density I designation permits home occupation, and accessory offices for physicians, dentists, health professionals, and drugless practitioners, but not non-resident dentists. The proposed non-resident dentist is contrary to the intent of the Official Plan.

100 As per Zoning By-law , the subject property is zoned R3 (Residential). The R3 (Residential) zone does not permit medical offices, which are permitted in Commercial, Office, and Employment zones. In accordance with Sect (Resident Physician, Dentist, Drugless Practitioner or Health Professional), an office of a resident dentist is permitted within a detached dwelling provided it is the principal, private residence of the dentist. The Applicant s proposal to permit two, non-resident dentists on the subject property is not a permitted use in the Zoning By-law. Further, Sect restricts a maximum of one resident dentist, and one employee, to be permitted to operate within a resident office of a dentist. The Applicant s proposal to permit two, non-resident dentists, in conjunction with four support staff, on the subject property is not a permitted use in the Zoning By-law. Finally, Sect restricts a maximum gross floor area of an office of a resident dentist to 100m 2. The Applicant s proposal to permit two, non-resident dentists, utilizing 156m 2 gross floor area dedicated to their practice, is not a permitted use in the Zoning By-law. The general intent of this portion of the Zoning By-law is to permit an individual resident the ability to operate a medical practice in a manner that is clearly a subordinate and accessory use to the primary residential use. The Applicant s proposal to permanently permit two, non-resident dentists, and four support staff, exclusive of any residential uses in the detached dwelling, is contrary to the general intent of the Zoning By-law. The subject property is appropriately sized to accommodate a detached dwelling, not a medical facility. While a resident dentist office is permitted when accessory to a residential use; the associative regulations (maximum of one non-resident dentist and one support staff, appropriate parking regulations, etc.) that govern this permission ensures that the property is not overdeveloped as a result. Further, such standards serve to protect the site s residential characteristics, while ensuring that the property does not appear to be, or act as, a commercial use. In order to accommodate the medical practice, the Owner has paved the front and exterior yards, which is not appropriate, nor would be permitted, on a residential lot. The request for a 40% reduction of parking spaces, in conjunction with reduced parking space sizes and reduced aisle widths, demonstrates that the proposed use does not fit on the lot, and is not appropriate for this site. The application represents the overdevelopment of the property, and does not result in the orderly development of the land. The permanent conversion of this land to a commercial use through a minor variance application is not appropriate, and creates a significant impact by establishing a non-residential use in the immediate area. The resultant effect cannot be considered minor in nature. Based upon the preceding information, it is the opinion of Staff that the requested variance 1, as amended, does not meet the general intent of either the MOP, nor the Zoning By-law; is not minor in nature; and, does not result in the orderly development of the lands. To this end, the Planning and Building Department recommends that Variance 1 be refused.

101 Should the Committee be satisfied with the proposal, Staff recommends the following conditions: 1. A temporary approval. 2. There shall not be more than one dentist practicing at any one time. Regarding the parking variances, given the site is longstanding dental offices operating with six parking spaces, as opposed to the required ten spaces; Staff has no concerns with the proposed parking and aisle width variances, as amended.

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108 April 11, 2019 Sean Kenney, Secretary Treasurer Committee of Adjustment City of Mississauga 2 nd Floor, Clerk s Office Mississauga, ON L5B 3C1 Re: Region of Peel Consolidated Comments City of Mississauga Committee of Adjustment Hearing April 25 th, 2019 Dear Mr. Kenney, Comments for Informational Purposes: Minor Variance Application: A-151/19 Development Engineering: Camila Marczuk (905) x8230 Please be advised that service connection sizes shall be in compliance with Ontario Building Code and Region of Peel Design Criteria. An upgrade of your existing service may be required. All works associated with the servicing of this site will be at the applicant s expense. For more information, please call our Site Servicing Technicians at x7973. Site Servicing approvals are required prior to the local municipality issuing building permit. I trust this information is of assistance to you and the Committee. If you have any questions or concerns, please do not hesitate to contact me at (905) ext or by at tracy.tang@peelregion.ca Sincerely, Tracy Tang Junior Planner Development Services, Region of Peel cc. Marylu Javed, City of Mississauga Umar Mahmood, City of Mississauga Lucas Petricca, City of Mississauga Roberto Vertolli, City of Mississauga

109 City of Mississauga Planning and Building Department Date: April 12, 2019 File: C of A 'A 349/18 (Ward Briggs Court) Agenda: April 25, 2019 Deferred Item Recommendation The Planning and Building Department recommends that the application be refused. Background Mississauga Official Plan Character Area: Designation: Meadowvale Village Neighbourhood Residential Low Density II Zoning By-law Zoning: R10 (Residential) Other Applications: Occupancy Permit: Comments Zoning The Planning and Building Department is currently processing a Building Permit application under file BP Variances 1 3 are not required. Based upon review of this application, Staff advises that the application should be amended as follows: 1. A proposed rear yard setback of 2.24m (7.3 ft.), whereas By-law , as amended, requires a minimum rear yard setback of 7.50m (24.6 ft.), in this instance; and,

110 2. A deck encroachment of 5.26m (17.3 ft.) into the required rear yard, whereas By-law , as amended, permits a maximum deck encroachment of 5.0m (16.4 ft.), in this instance; Further, based upon review of the information currently available for this application, Staff notes that more information is required to determine whether additional variances will be required. Planning The property is located north-east of the Derry Road West and McLaughlin Road intersection. The immediate neighbourhood consists of detached dwellings; however, semidetached dwellings are also present within the broader context of the area. The Applicant is requesting relief from Zoning By-law , to legalize the construction of a non-compliant deck and sunroom. This application was brought before the Committee previously on November 15 th, 2018, where it was deferred to allow the applicant the opportunity to resubmit a more modest proposal. This redesign remains outstanding, with the original drawings resubmitted without amendment. The site is located within the Meadowvale Village Neighbourhood Character Area, and designated Residential Low Density II by the Mississauga Official Plan (MOP). This designation permits detached dwellings; semi-detached dwellings; duplex dwellings; and, triplexes, street townhouses, and other forms of low-rise dwellings with individual frontages. Section 9 of the MOP promotes development with appropriate urban form and site design, regulating that such development is compatible with: the existing site conditions; the surrounding context; and, the landscape of the character area. The residential nature of the property is in line with the designated land use; however, the non-compliant sunroom, with its significant massing to the rear property line, and visibility from street, has little regard for the surrounding context, or the landscape of the character area. Variance 1, as amended, does not maintain the purpose or general intent of the Official Plan. As per Zoning By-law , the subject property is zoned R10 (Residential). As the existing sunroom is attached to the dwelling, it is considered to be part of the primarily structure, and is subsequently subject to the provisions and regulations established by the R10 zone. Pursuant to Table (10.2) (R8 to R11 Permitted Uses and Zone Regulations), a detached dwelling is required to maintain a rear yard setback of 7.5m; whereas the Applicant has requested 2.24m. The general intent of this portion of the By-law is to ensure that an adequate buffer exists between the massings of primary structures on adjoining properties. The existing sunroom represents a significant portion of the rear wall (38%), with the entirety of the massing being directly perpendicular to the neighbouring detached dwelling located on 346 Comiskey Crescent, which is built to By-law standards, only +/- 3.6m away. The requested variance is a significant deviation from the regulation standards and results in the overdevelopment of the

111 rear yard in relation to the adjacent property. As such, Variance 1, as amended, does not maintain the purpose or general intent of the Zoning By-law, in this instance. The subject property is an exterior lot, located upon the corner of Briggs Court and Comiskey Crescent. As the constructed sunroom sits upon a raised platform, the majority of the structure is clearly visible from Comiskey Crescent, and poses a negative impact from a streetscape perspective; creating observable built-form where there should not be. The surrounding properties were constructed to the upper limits of the zoning regulations, especially as it pertains to rear yard setbacks. The approval of Variance 1, as amended, would create a negative precedent regarding rear yard setbacks for this neighbourhood. This is an undesirable development of the land. The impact resultant of Variance 1, as amended, creates significance structural massing too close in proximity to the adjacent dwelling to be considered minor in nature. Pursuant to Sect (Encroachments and Projections), the General Provisions for Residential Zones permits the encroachment of a deck into the required rear yard of 5.0m; whereas, the Applicant is requesting 5.2m. The intent of this portion of the Zoning By-law is to ensure that sufficient open amenity area remains on an individual property once the deck has been constructed. While the structure in this case eliminates a large portion of the rear yard by reducing the associative setback to 2.2m, the property s configuration as a corner lot results in adequate soft landscaping remaining within the exterior side yard. Variance 2, as amended, meets the general intent and purpose of the Zoning By-law. As the deck will be whole enclosed by privacy fencing; completely obscured from the street; and, the relief sought (0.2m) is nominal, Variance 2, as amended, results in both the orderly development of the lands, and is minor in nature. Planning Staff note that the submitted site plan is not reflective of current on-site conditions and that further potential variances may be required for maximum allowable driveway width, as well permissible lot coverage. Based upon the preceding information, it is the opinion of Staff that Variance 1 does not meet the general intent and purpose of either the MOP or Zoning By-law; is not minor in nature; and, is undesirable for the orderly development of the lands. To this end, the Planning and Building Department recommends that Variance 1 be refused. Planning Staff have no objection to Variance 2 and are of the opinion that it meets the general intent and purpose of both the MOP and Zoning By-law; is minor in nature; and, is desirable for the orderly development of the lands. To this end, the Planning and Building Department have no objection to Variance 2.

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117 April 11, 2019 Sean Kenney, Secretary Treasurer Committee of Adjustment City of Mississauga 2 nd Floor, Clerk s Office Mississauga, ON L5B 3C1 Re: Region of Peel Consolidated Comments City of Mississauga Committee of Adjustment Hearing April 25 th, 2019 Dear Mr. Kenney, Regional Planning staff have reviewed the applications listed on the April 25 th, 2019 Committee of Adjustment Agenda. We have no comments or objections to the following applications: Deferred Application: DEF-A-349/18 Minor Variance Applications: A-141/19, A-142/19, A-143/19, A-144/19, A-145/19, A-149/19 I trust this information is of assistance to you and the Committee. If you have any questions or concerns, please do not hesitate to contact me at (905) ext or by at tracy.tang@peelregion.ca Sincerely, Tracy Tang Junior Planner Development Services, Region of Peel cc. Marylu Javed, City of Mississauga Umar Mahmood, City of Mississauga Lucas Petricca, City of Mississauga Roberto Vertolli, City of Mississauga

118 Date: April 16, 2019 File: C of A 'A' 418/18 (Ward Haig Boulevard) Agenda: April 25, 2019 Deferred Item Recommendation The Planning and Building Department has no objections to the requested variances. However, the applicant may choose to defer the application to verify the accuracy of the variances and to ensure that additional variances are not required. Background Mississauga Official Plan Character Area: Designation: Lakeview Neighbourhood Residential Low Density I Zoning By-law Zoning: R3-75 (Residential) Other Applications: Building Permit: Comments Zoning The Planning and Building Department is currently processing a preliminary zoning review application under file No new information has been received since the previous Committee of Adjustment hearing. Based on review of the information currently available for this building permit, we advise that more information is required to verify the accuracy of the requested variances or determine whether additional variances will be required. Based on review of the information currently available for this application, we advise that the following variances should be amended as follows:

119 7. A driveway width of 10.50m that is beyond 6m of the front garage face and which is providing direct vehicular access to the grade level garage and carport; whereas By-law , as amended, permits a maximum width of 8.5m for the portion of the driveway that is beyond 6m of the front garage face and which is providing direct vehicular access to the garage. 8. A total of 3 garages (1 below grade, 1 at grade and 1 carport); whereas Zoning By-law , as amended, permits a maximum of 1 garage. We note that based on review of the information currently available for this application additional variances will be required: 9. A total of 2 accessory structures (cabana and storage room adjacent to the at-grade garage); whereas By-law , as amended, permits a maximum of 1 accessory structure. 10. A height of 3.05m for the proposed cabana; whereas Zoning By-law , as amended, permits a maximum height of 3m. We further note that based on review of the information currently available for this application, variance 6 is not required. More information is required to verify the average grade calculation, setbacks to the rooftop balcony and thickness of the parapet wall. Planning The subject property is located within the Lakeview Neighbourhood Character Area, near the intersection of Dixie Road and Queen Elizabeth Way. The application proposes a new dwelling, requiring variances for an increase in number of garages, accessory structures, height, dwelling depth and driveway width. The application was previously deferred at the March 7 th hearing to allow the Transportation and Works Department to review drainage plan regarding the below grade garage. A review of the drainage plan has been completed and concerns regarding the below grade garage have been satisfied. The subject property is designated 'Residential Low Density I' of the Mississauga Official Plan. The designation permits detached, semi-detached and duplex dwellings. The official plan policies for lands within the Character Area are contained within the Lakeview Local Area Plan which speaks to infill and redevelopment, the green system and corridors. The proposed variances maintain the general intent and purpose of the official plan as the proposed dwelling would not have a negative impact on the existing and planned character of the neighbourhood. The subject property has a lot area of approximately 2, m 2 and a depth of approximately 100 m. The proposed two storey portion of the dwelling is setback m from the front lot line. The application proposes a three car garage below grade with an area of m 2. As

120 this portion of the garage is completely below grade and would not be visible from the street, staff can support an increase in garage area. The applicant is also proposing two accessory structures, one being located in the rear portion of the dwelling situated approximately 1.77 m from the northerly side lot line. The cabana will have an area of m 2. The northerly side lot line has a significant tree canopy which minimizes the impact of the structure. Zoning interprets the second accessory structure located adjacent to the at grade garage, labelled as covered seating area, as a carport. The carport is open from the street and would not pose any negative impact to neighbouring properties. In regards to the height, the applicant is proposing a height of m measured to a peak whereas 9.50 m is permitted. The increase in height is due to the architectural feature of the "Dream Room". The peak of the "Dream Room" is close to the centre of the roof of the proposed dwelling and is the only portion of the roof that is above what the zoning by-law permits. The remaining portion is a flat roof with a height of 7.29 m which is less than the permitted 7.50 m. The additional height for the "Dream Room" will not have a negative impact to the subject site or adjacent properties because it is contained to the centre of the dwelling and sufficiently setback from the adjacent property. With respect to the dwelling depth, The intent of the zoning by-law provisions for dwelling depth are to minimize impacts of long walls adjacent to the front or rear yard of neighbouring dwellings that are imposing in massing. The applicant is proposing a dwelling depth of m whereas 20 m is permitted. Both the northerly and southerly lot line has a significant tree cover which reduces the impact of the dwelling depth. It is noted that applicant was previously proposing two storeys throughout the dwelling. The applicant has revised their proposal and is proposing one storey in the rear portion of the dwelling. There are examples of dwellings within the immediate area that exceed the maximum required dwelling depth that predate the zoning by-law. Individually and cumulatively the proposed variances would not have a negative impact to neighbouring properties or on the planned character of the neighbourhood. The proposed increased height is due to an architectural feature and is contained on one portion of the room, the remaining portion of the roof maintains by-law requirements. The lot has a significant tree cover which reduces the impact of the proposed dwelling depth. The rear portion of the dwelling was also revised to be one storey rather than two. As a result, the proposed variances maintain the general intent and purpose of the zoning by-law and are appropriate development for the subject property. The proposed application would not have a negative impact on the character of the neighbourhood or adjacent properties. Therefore, the proposal is minor in nature and is desirable development of the lands. Through discussions with zoning, it appears that the average grade calculation table does not match the plotted points on the site plan. Zoning has requested more information to verify the average grade as well as the thickness of the parapet wall. They have also noted that a second unit permit would be required as a basement apartment is being proposed.

121 Based on the preceding information, the Planning and Building Department has no objections to the requested variances. However, the applicant may choose to defer the application to verify the accuracy of the variances and to ensure that additional variances are not required.

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123 M F ISMAIL TC M F ISMAIL Engineer's Signature and Stamp indicate the compatibility of the proposal to existing adjacent properties and municipal services. It is my belief that adherence to the proposed located at 1438 Haig Boulevard and have prepared this plan to I have reviewed the plans for the construction of the Proposed Development grades as shown, will produce adequate surface drainage and proper facility of the municipal services without any detrimental effect to the existing drainage patterns or adjacent properties. TC PROP CURB 200mm WIDEx 500mm(DEEP) ACO DRAIN FORCEMAIN 50Ø COPPER SPLASH PAD PROP CURB TC STORM SUMP CHAMBER TC TC TC TC PROP CURB PUMPS INV PROP CURB (SEE DETAIL 'A') TC LOW WATER LEVEL DRAWING TITLE GRADING PLAN 1:125 (3/32 = 1-0 ) I N CE OF PRO V ONTARI O REGISTERED ENGI NEER PROFESSI ONAL 0.50m± 1.5m 2.0m 1.2m DETAIL 'A' N.T.S. 0.15m± CONSTRUCTION ACCORDING OBC. ALL DIMENSIONS ARE NOMINAL. REPORT ANY INCONSISTENCIES TO DESIGNER BEFORE COMMENCEMENT OF WORK. ALL NEW LUMBER TO BE NO.2 GRADE S.P.F. UNLESS SPECIFIED OTHERWISE. MAKE GOOD ALL FINISHES WHERE NEW MATERIAL INTERSECTS WITH EXISTING TO BE RETAINED. PURPOSE DATE ADDRESS: PROPOSED: CREATE NEW 2 1/4 STY DETACHED DWELLING WITH ACCESSORY APARTMENT IN BASEMENT 1438 HAIG BOULEVARD MISSISSAUGA, ON SCALE: PROPERTY OWNER: KEVIN HUETHER DATE: DRAWN: CHECKED: DRAWING NO. NORTH: I N CE OF PRO V ONTARI O REGISTERED ENGI NEER PROFESSIONAL x x m 8.70m 15.59m 3.44m 3.12m 2.04m 8.22m 6.24m 1.57m 1.29m 0.61m 1.81m 1.72m 36.22m 37.52m 3.74m 7.82m EDGE OF HARDSCAPE 1 STY CABANA COVERED SEATING AREA HARDSCAPE SOFTSCAPE POOL PLANTING BED HOT TUB EDGE OF HARDSCAPE PATIO BELOW COVERED PATIO 2 STY DWELLING FRONT ENTRY DRIVE WAY 8m-SLOPE 6.0% 24.70m DRIVEWAY 12m-SLOPE 8.0% SOFTSCAPE SOFTSCAPE m 3.22m 6.23m ONE ACTIVE & ONE STANDBY CAPACITY 1.0 L/SEC TWO SUBMERCIBLE PUMPS 50Ø 9.09m 7.80m 1 STY PLANTING BED 2.99m 2.91m 29.70m PROPERTY LINE PROPERTY LINE x x x x x x PROP SWALE 1.0% x FFE: x x xx x x x BASEMENT x x HARDSCAPE 2.0mx2.0mx1.5m(Deep) 5.93m x x TWO SUBMERCIBLE 1/2 HORSE POWER x ONE GENERATOR x x m [23'-2 1/2"] 2.1% PROP SWALE 1.0% xconcrete x x xx x x x x FORCE MAIN LANDSCAPE AREA DISCHARGE TO N C m

124 April 11, 2019 Sean Kenney, Secretary Treasurer Committee of Adjustment City of Mississauga 2 nd Floor, Clerk s Office Mississauga, ON L5B 3C1 Re: Region of Peel Consolidated Comments City of Mississauga Committee of Adjustment Hearing April 25 th, 2019 Dear Mr. Kenney, Comments for Informational Purposes: Deferred Minor Variance Application: DEF-A-418/18 Development Engineering: Camila Marczuk (905) x8230 Please be advised that service connection sizes shall be in compliance with Ontario Building Code and Region of Peel Design Criteria. An upgrade of your existing service may be required. All works associated with the servicing of this site will be at the applicant s expense. For more information, please call our Site Servicing Technicians at x7973 or by at siteplanservicing@peelregion.ca I trust this information is of assistance to you and the Committee. If you have any questions or concerns, please do not hesitate to contact me at (905) ext or by at tracy.tang@peelregion.ca Sincerely, Tracy Tang Junior Planner Development Services, Region of Peel cc. Marylu Javed, City of Mississauga Umar Mahmood, City of Mississauga Lucas Petricca, City of Mississauga Roberto Vertolli, City of Mississauga

125 Date: April 16, 2019 File: C of A 'A' 03/19 (Ward Whittier Crescent ) Agenda: April 25, 2019 Deferred Item Recommendation The Planning and Building Department has no objections to the requested variances, as amended. Background Mississauga Official Plan Character Area: Designation: Clarkson-Lorne Park Neighbourhood Residential Low Density I and Greenlands Zoning By-law Zoning: R2-5 (Residential) Other Applications: Pre-Zoning Application: Comments Zoning The Planning and Building Department is currently processing a building permit application under file Based on review of the information currently available for this building permit, we advise that the following variance should be amended as follows: 3. A dwelling unit depth of 33.39m whereas By-law , as amended, permits a maximum dwelling unit depth of 20.0m in this instance; Planning

126 The subject property is located within the Lorne Park Estates in the Clarkson-Lorne Park Neighbourhood Character Area, near the intersection of Lakeshore Road West and Lorne Park Road. The context of the neighbourhood consists of large and deep lots with single detached dwellings. The application was deferred from the March 7, 2019 Committee meeting in order to verify if additional variances were required. Since the previous hearing, the application has been amended to include five additional variances. The previous application requested variances for dwelling unit depth and garage area for the proposed addition to the existing dwelling. The application has been amended to include variances for an increased garage projection, eave height, driveway width, balcony area above an attached garage and deficient combined width of side yards. The subject property is designated 'Residential Low Density I' in the Mississauga Official Plan. The residential designation permits detached, semi-detached and duplex dwellings. The policies within Section in the Clarkson-Lorne Park Neighbourhood Character Area of the Mississauga Official Plan, speak to urban design policies in regards to infill housing. The proposed application maintains the existing and planned character of the neighbourhood. The intent of the official plan is to encourage development to be sensitive to the existing and planned character of the neighbourhood. Therefore, the proposed variances maintain the general intent and purpose of the official plan. The application proposed a garage area of m 2 whereas, 75 m 2 is permitted, a projection of m whereas 0 m is permitted and a dwelling depth of m whereas 20 m is permitted. The proposed garage elevation includes three garage doors. The proposed garage size is partially attributed to an irregular angle which creates an interior void due to the existing dwelling location. The application indicates that additional garage space is required for accessibility reasons. In the immediate area, there are examples of dwellings that exceed the maximum permitted dwelling depth that predate the zoning by-law. The neighbouring dwelling (865 Whittier Crescent) has an approximate dwelling depth of 39 m. with a property depth of 153 m which is similar to the subject property. As a result, the requested will maintain the general intent and purpose of the zoning by-law. The application also proposes a balcony area of m 2 whereas 10 m 2 is permitted, an eave height of 8.12 m whereas 6.40 m is permitted and a combined width of side yards of 4.70 m whereas 8.23 m is permitted. The proposed balcony is located on top of the attached garage. Due to the design of the addition, this portion of the garage is located at a different angle than the remaining portion of the addition. The eave height is measured to the top portion of the flat roof on the proposed garage. While there were concerns regarding overlook, there is a significant grade difference of approximately 6 m between the subject property and the adjacent property, 889 Whittier Crescent. Due to the difference in grade, the adjacent property is higher than the subject property which helps to mitigate the impact of the proposed two storey addition and balcony. Also, the second storey on the rear elevation does not propose any windows which would face the adjacent property. The combined width of side yards is similar to the dwelling existing today.

127 The area context is eclectic and contained to Whittier Crescent and Hill Dale Road. There are many examples of dwellings with similar conditions that pre-date the zoning by-law. Due to the significant difference in grade and combined with the existing vegetation, the proposed addition would not have a negative impact onto adjacent properties. Therefore, the proposed variances are appropriate development of the lands and are minor in nature and desirable development of the lands. Based on the preceding information, the Planning and Building Department has no objections to the requested variances, as amended.

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129 April 11, 2019 Sean Kenney, Secretary Treasurer Committee of Adjustment City of Mississauga 2 nd Floor, Clerk s Office Mississauga, ON L5B 3C1 Re: Region of Peel Consolidated Comments City of Mississauga Committee of Adjustment Hearing April 25 th, 2019 Dear Mr. Kenney, Comments for Informational Purposes: Deferred Minor Variance Application: DEF-A-003/19 Development Planning: Tracy Tang (905) x8047 The subject land is located within the limits of the regulated area of the Credit Valley Conservation (CVC). The Region relies on the environmental expertise of the CVC for the review of development applications located within or adjacent to this regulated area in Peel and their potential impacts on the natural environment. Regional Planning staff therefore, request that the Committee and city staff consider comments from the CVC and incorporate their conditions of approval appropriately. I trust this information is of assistance to you and the Committee. If you have any questions or concerns, please do not hesitate to contact me at (905) ext or by at tracy.tang@peelregion.ca Sincerely, Tracy Tang Junior Planner Development Services, Region of Peel cc. Marylu Javed, City of Mississauga Umar Mahmood, City of Mississauga Lucas Petricca, City of Mississauga Roberto Vertolli, City of Mississauga

130 City of Mississauga Planning and Building Department Date: April 12, 2019 File: C of A 'A 051/19 (Ward Churchill Avenue) Agenda: April 25, 2019 Deferred Item Recommendation The Planning and Building Department has no objections to the requested variances, as amended. However, the applicant may choose to defer the application to verify the accuracy of the lot coverage and if additional variances are required. Background Mississauga Official Plan Character Area: Designation: Malton Neighbourhood Residential Low Density II Zoning By-law Zoning: R4-1 (Residential) Other Applications Building Permit: Comments Zoning The Planning and Building Department is currently processing a Building Permit application under file BP Based upon review of this application, Staff advises that the application should be amended as follows:

131 2. A gross floor area-infill residential of sq.m (2,544.34sq.ft.); whereas By-law , as amended, permits a maximum gross floor area - infill residential of sq.m ( sq.ft.) in this instance. 3. Variance 3 is not required. 4. An easterly side yard of 1.45m (approx. 4.76ft) measured to the second storey of the dwelling; whereas By-law , as amended, requires a minimum easterly side yard of 1.81m (approx. 5.94ft) measured to the second storey of the dwelling in this instance. 5. A westerly side yard of 1.45m (approx. 4.76ft) measured to the second storey of the dwelling; whereas By-law , as amended, requires a minimum easterly side yard of 1.81m (approx. 5.94ft) measured to the second storey of the dwelling in this instance. 6. An interior garage length of 5.33m (approx ft); whereas By-law , as amended, requires a minimum garage length of 6.00m (approx ft) in this instance. 7. Two (2) parking spaces; whereas By-law , as amended, requires a minimum of three (3) parking spaces (2 for the primary dwelling unit and 1 for the second dwelling unit) in this instance. 8. A dwelling height of 9.07m (approx ft) measured to the highest ridge; whereas By-law , as amended, permits a maximum building height of 9.00m (approx ft) measured to the highest ridge in this instance. 9. A height of 7.19m (approx ft) measured to the eaves; whereas By-law , as amended, permits a maximum height of 6.40m (approx ft) measured to the eaves in this instance. Based on review of the information currently available for this building permit, we advise that more information is required to verify the accuracy of Variance #1, as well as determine whether additional variances will be required. Planning The subject property is located within the Malton Neighbourhood Character Area, near the intersection of Airport Road and Derry Road East. The context of the neighbourhood consists of bungalows and two storey dwellings. The applicant is proposing to construct a two storey dwelling which requires variances related to an increase in lot coverage, gross floor area, side yards measured to the second storey, parking, and height.

132 The site is located within the Malton Neighbourhood Character Area, and designated Residential Low Density II by the Mississauga Official Plan (MOP). The Residential Low Density II designation permits a detached dwelling. The applicant is proposing a lot coverage of 35.60% whereas 30% is required. The lot coverage according to the site plan, includes the deck and front porch. If the deck and porch are excluded from the calculation, the lot coverage would be approximately 32.35% which has been supported in the past. It should be noted that Zoning cannot confirm the lot coverage. Zoning has also stated that the rear deck should not be included in the calculation of lot coverage as it is uncovered and less than 10 m 2. From the plans submitted with the building permit, the total overhang area of the eaves are to be included in the lot coverage. Staff have notified the applicant's agent regarding the overhang of the eaves and zonings comments related to lot coverage. The agent has confirmed that updated plans have not yet been submitted for building permit review, which will verify the lot coverage. The applicant is also proposing a gross floor area (GFA) of m 2 whereas m 2 is permitted. The increase in GFA is similar to other two storey dwellings in the immediate area. The proposed dwelling is sensitively designed to adjacent properties and the character of the neighbourhood. The second storey is built within the roof which helps mitigate the massing of the dwelling. Although the applicant is requesting an increase in height to the highest ridge and underside of eaves, staff is of the opinion that it would not have a negative impact to neighbouring properties. In regards to the easterly and westerly side yards, the ground floor maintains the required setback of 1.20 m. The variances being requested measures the side yards to the second storey. The zoning by-law requires a side yard of 1.81 m measured to the second storey. Staff is of the opinion that the proposed side yards are appropriate and minor in this instance. Pertaining to variance #7, staff contacted the applicant's agent and have asked if the driveway width could be extended to accommodate two vehicles, which would eliminate the variance for a reduction. The agent had discussed this option with the owner and has agreed to extend the driveway width. In the revised site plan, the proposed driveway has a width of 5.20 m going to the street. However, due to the extension of the walkway in front of the porch stairs, the driveway width is measured to the widest point which is 5.80 m. As a result, a reduction in parking would not be required. However, a variance is required regarding the increase in driveway width. Should the application be approved, as amended, the following variance should also be added. "A driveway width of 5.8 m (approx ft.) whereas By-law , as amended, permits a maximum driveway width of 4.4 m (approx ft.) in this instance." Staff is of the opinion that the general intent and purpose of the zoning by-law is maintained. Further, Staff recognizes that the Malton neighbourhood will experience development in upcoming years. While the proposed development is larger than what is permissible, the increased massing of the structure is concealed by the architectural style and will not pose a

133 negative impact to the surrounding neighbourhood. The application is therefore represents the orderly development of the lands, whose effects can be considered minor in nature. Based on the preceding information, the Planning and Building Department has no objections to the requested variances, as amended. However, the applicant may choose to defer the application to verify the accuracy of the lot coverage and if additional variances are required.

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135 April 11, 2019 Sean Kenney, Secretary Treasurer Committee of Adjustment City of Mississauga 2 nd Floor, Clerk s Office Mississauga, ON L5B 3C1 Re: Region of Peel Consolidated Comments City of Mississauga Committee of Adjustment Hearing April 25 th, 2019 Dear Mr. Kenney, Comments for Informational Purposes: Deferred Minor Variance Application: DEF-A-051/19 Development Engineering: Camila Marczuk (905) x8230 Please be advised that service connection sizes shall be in compliance with Ontario Building Code and Region of Peel Design Criteria. An upgrade of your existing service may be required. All works associated with the servicing of this site will be at the applicant s expense. For more information, please call our Site Servicing Technicians at x7973 or by at siteplanservicing@peelregion.ca Development Planning: Tracy Tang (905) x7190 The subject land is located within the limits of the regulated area of the Toronto and Region Conservation Authority (TRCA). The Region relies on the environmental expertise of the TRCA for the review of development applications located within or adjacent to this regulated area in Peel and their potential impacts on the natural environment. Regional Planning staff therefore, request that the Committee and city staff consider comments from the TRCA and incorporate their conditions of approval appropriately. I trust this information is of assistance to you and the Committee. If you have any questions or concerns, please do not hesitate to contact me at (905) ext or by at tracy.tang@peelregion.ca Sincerely, Tracy Tang

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