Toronto Local Appeal Body 40 Orchard View Blvd, Suite 211 Telephone: 416-392-4697 Toronto, Ontario M4R 1B9 Fax: 416-696-4307 Email: tlab@toronto.ca Website: www.toronto.ca/tlab DECISION AND ORDER Decision Issue Date Friday, November 30, 2018 PROCEEDING COMMENCED UNDER Section 45(12), subsection 45(1) of the Planning Act, R.S.O. 1990, c. P.13, as amended (the "Act") Appellant(s): ABC RESIDENTS ASSOCIATION, ROBINA JANE TEED Applicant: MICHAEL COGAN Property Address/Description: 15 BERRYMAN ST Committee of Adjustment Case File: 17 277292 STE 27 MV (A1393/17TEY) TLAB Case File Number: 18 171921 S45 27 TLAB Motion Hearing date: Monday, September 17, 2018 DECISION DELIVERED BY S. MAKUCH REGISTERED PARTIES AND PARTICIPANTS Applicant Appellant Appellant Appellant's Legal Rep. Party/ Owner Party's Legal Rep. Michael Cogan Robina Jane Teed ABC Residents Association Andrew Biggart Shaun Levy Amber Stewart INTRODUCTION This is an appeal of the granting of minor variances to permit the conversion of a two story detached dwelling into a triplex by constructing a third story addition with a rear deck. BACKGROUND Both an adjacent neighbour and the ABC Residents Association were appellants, while a number of neighbours were participants in opposition. The City, however, did not appear in opposition to the variances and Heritage Preservation Services (HPS) 1 of 3
Decision of Toronto Local Appeal Body Panel Member: S. Makuch TLAB Case File Number: 18 171921 S45 27 TLAB stated that the proposal met the Yorkville-Hazelton Heritage Conservation District Guidelines, subject to certain conditions. MATTERS IN ISSUE The matters in issue related largely to the impact of the proposed addition on the neighbouring appellant s dwelling and on the use of the triplex for short term rentals. JURISDICTION Under s. 3 of the Planning Act a decision of the Toronto Local Appeal Body ( TLAB ) must be consistent with the 2014 Provincial Policy Statement ( PPS ) and conform to the Growth Plan of the Greater Golden Horseshoe for the subject area ( Growth Plan ). In considering the applications for variances from the Zoning By-laws, the TLAB Panel must be satisfied that the applications meet all of the four tests under s. 45(1) of the Act. The tests are whether the variances: maintain the general intent and purpose of the Official Plan; maintain the general intent and purpose of the Zoning By-laws; are desirable for the appropriate development or use of the land; and are minor. EVIDENCE Evidence was presented by the architect of the proposal. It was clear from his evidence that HPS had been consulted and was in favour of the proposal subject to certain identified conditions. Moreover, both Urban Forestry, and Engineering and Construction Services had no concerns and there were no transportation issues. After the architect s evidence was heard there was an adjournment during which the parties reached a settlement which involved a minor alteration to the plans and a new condition. Evidence was heard from a qualified land use planner that the settlement met all the Planning Act provisions set out above. The planner relied on her witness statement and I accept the unchallenged evidence therein. I also rely on a visit to the site which clearly demonstrated that the addition would not be visible from the street. The parties requested that I withhold my decision until: new plans could be drawn up which included the minor alteration; a new examiner s notice could be obtained based on the altered plans; and the revised variances and plans and the conditions which would include the new condition could be submitted to me for approval. All of these were submitted to TLAB on November 15, 2018 for my consideration. 2 of 3
Decision of Toronto Local Appeal Body Panel Member: S. Makuch TLAB Case File Number: 18 171921 S45 27 TLAB ANALYSIS, FINDINGS, REASONS Based on the evidence presented at the hearing, the revised plans, the new examiner s notice, a revised list of variances, and the new list of conditions, which includes a prohibition on using the site for short term rentals, I find the appeal should be allowed in part and the that the variances and plans as revised should be approved subject to conditions agreed to by the parties. The revision to the plans and variances are minor and the application does not require new notice under s. 45(18.1.1) of the Planning Act. DECISION AND ORDER The appeal is allowed, in part, and the variances in Appendix 1 are approved subject to the conditions therein and subject to the condition that the building must be constructed substantially in accordance with the plans in Appendix 2. 3 of 3
Appendix 1 15 Berryman Street List of Variances and Conditions 1. Chapter 10.10.40.40.(1)(A), By-law 569-2013 2 The maximum permitted floor space index is 1.0 times the area of the lot (274.2 m2). The floor space index will be 1.345 times the area of the lot (368.68 m2). 2. Chapter 10.10.40.30.(1)(B), By-law 569-2013 The maximum permitted building depth is 14.0 m. The building depth will be 20.69 m. 3. Chapter 10.10.40.10.(2)(A)(i), By-law 569-2013 The maximum permitted height of all front exterior main walls is 8.5 m. The height of the front exterior main wall will be 10.30 m. 4. Chapter 10.10.40.10.(2)(A)(ii), By-law 569-2013 The maximum permitted height of all rear exterior main walls is 8.5 m. The height of the rear exterior main wall will be 10.30 m. 5. Chapter 10.5.40.60.(8)(A), By-law 569-2013 Wall mounted vents, pipes, or utility equipment may encroach into a required side yard setback 0.6 m, if it is no closer to a lot line than 0.3 m. The fire shutters will encroach 0.96 m into the required east side yard setback, and will be 0.24m to the east lot line. 6. Chapter 10.10.40.10(1), By-law 569-2013 The permitted maximum height of a building or structure is 10.0 m. The proposed height of the building is 10.3 m. 7. Chapter 200.5.10.1.(1), By-law 569-2013 The minimum required number of parking spaces to be provided for a triplex is 2. In this case, no parking space will be provided. 8. Chapter 10.5.40.60.(7), By-law 569-2013 Roof eaves may project a maximum of 0.9 m provided that they are no closer than 0.30 m to a lot line. The proposed eaves are located 0.2 m from the west side lot line. 9. Section 6(3) Part II 3F(I)(2), By-law 438-86 The minimum required side lot line setback for a building is 1.2 m, where the side wall contains openings. The east side lot line setback will be 0.54 m to the main wall, and 0.24 m to the fire shutter. 10. Section 6(3) Part II 3 F(I)(1), By-law 438-86 The minimum required side lot line setback of a building is 0.45 m, where the side wall contains no openings. The west side lot line setback will be 0.11 m.
11. Section 4(5)(b), By-law 438-86 The minimum required number of parking spaces to be provided is 1. In this case, no parking space will be provided. 12. Section 6(3) Part II 3(ii), By-law 438-86 The minimum distance between a building and the portion of the side wall of an adjacent building that contains openings is 1.2 m. The proposed building will be located 0.58 m (main wall, not including fire shutter) from the adjacent building at 13 Berryman Street. 13. Section 900.2.10(860), By-law 569-2013 and Section 12(2)(322)(ii)(a), By-law 438-86 No person shall erect or use a building or structure on any lot within the Yorkville Triangle with a front lot line on Hazelton Avenue, Webster Avenue, or the south side of Berryman Street, exclusive of lands with the flank of the lot on Webster Avenue known municipally in the year 1998 as 121 Avenue Road where the building or structure has a depth greater than 17 m. The building depth will be 20.98 m. 14. Section 900.2.10(860), By-law 569-2013 and Section 12(2)(322)(ii)(c)(A), By-law 438-86 No person shall erect or use a building or structure where the height of the building or structure is greater than 7.0 m, exclusive of a deck, fence and other rooftop elements permitted by Section 4(2)(a)(i), for any portion of the building or structure having a depth greater than 14 m. The portion of the building beyond a depth of 14m will have to have a height of 10.39 m. 15. Section 4(2)(a), By-law 438-86 The by-law permits a maximum building height of 10.0 m. The proposed building height is 10.39 m. Conditions of Approval 1. Prior to the issuance of a building permit, the owner/applicant shall provide written confirmation from the Senior Manager, Heritage Preservation Services, City Planning, that the following matters have been completed satisfactorily: a. Building permit drawings, including plans, elevations and details shall be submitted to the satisfaction of the Senior Manager, Heritage Preservation Services, and a heritage permit shall be obtained under the provision of Section 42 of the Ontario Heritage Act. b. The applicant shall retain a consultant archaeologist, licensed by the Ministry of Tourism, Culture and Sport under the provisions of the Ontario Heritage Act to carry out a Stage 1-2 archaeological assessment of the entire property and follow through on recommendations to mitigate, through preservation or resource3 removal and documentation, adverse impacts to any significant archaeological resources found. The assessment is to be completed in accordance with the 2011 Standards and Guidelines for Consulting Archaeologists, Ministry of Tourism, Culture and Sport. c. Should the archaeological assessment process continue beyond a Stage 1-2 assessment, any recommendations for Stage 3-4 mitigation strategies must be reviewed and approved by Heritage Preservation Services prior to commencement of the site
mitigation. d. The consultant archaeologist shall submit a copy of the relevant assessment report(s) to the Heritage Preservation Services Unit in both hard copy format and as an Acrobat PDF file on compact disk. All archaeological assessment reports will be submitted to the City of Toronto for approval concurrent with their submission to the Ministry of Tourism, Culture and Sport. e. No demolition, construction, grading or other soil disturbances shall take place on the subject property prior to the City s Planning Division (Heritage Preservation Services Unit) and the Ministry of Tourism, Culture and Sport (Heritage Operations Unit) confirming in writing that all archaeological licensing and technical review requirements have been satisfied. 2. No dwelling units or part of a dwelling unit contained in the triplex at 15 Berryman shall be offered or used for short-term rental, as defined in By-law 613-2018, or any successor by-law permitting short-term rental, and in any event, no dwelling unit or part of a dwelling unit contained in the triplex at 15 Berryman shall be offered or used as a dwelling space for rent in exchange for payment for a period that is less than 28 consecutive days.
0.28 Appendix 2 MH CENTRE LINE OF PAVEMENT CURB 1.35 SIDEWALK CC N73 53'20"E (WIT) WK 0.68 1.80 N15 56'41"W 1.28 G PORCH -0'-6.5" (117.87) UP 3R 7.61 3'-3" [1.00m] CC (RS) 5'-9" [1.75m] UP WK 0.08 E 1.88 S 0.26 1.90 2 STOREY [0.14m] 22'-9" [6.92m] 1'-9" [0.54m] SUMMARY OF AREAS SQ.M. SQ.FT. % LOT AREA 274.2 2951.46 FLOOR AREAS: 1ST FLOOR GFA 140.99 1517.57 2ND FLOOR GFA 137.50 1480.07 3RD FLOOR GFA 90.19 970.85 ROOF=128.0 ROOF=125.1 EAVE=122.8 DOOR SILL=117.68 EAVE SIDE DECK PERMITTED GFI 274.2 2951.46 1.00 AREA OF GFI 368.68 3968.49 1.35 SLOPED FINISHED BASEMENT 140.99 1517.57 ROOF 18'- [5.64m] 13'-0" [3.96m] 0.10 W RENOVATION OF EXISTING 2 STOREY BRICK DWELLING 3RD STOREY ADDITION 2'- [0.81m] 9" [0.23m] 19'-11" [6.08m] 65'- [19.96m] REMOVE REAR PORTION OF EXISTING DWELLING 3 - STOREY ADDITION 21'-11" [6.68m] 1'-3" [0.38m] 42'-9" [13.03m] 18'-1" [5.52m] 1'-9" [0.54m] WL WL 2 ½ STOREY ROOF=127.4 EAVE=124.3 DOOR SILL=118.23 0.05 E 1 STOREY BRICK ADDITION 1'- [0.46m] 0.08 HOARDING FENCE AS REQUIRED BY CITY BYLAW BF Fc ON LINE N16 00'00"W 36.05 Fc 0.14 E TPZ 2 - STOREY ADDITION -1'-10" (117.48) LAND. STEPS 2.4M TPZ 1.8M 4.2M TPZ UP 5R -4'-7.5" (116.63) PATIO UP 3R DN 3R -7'-11" (115.63) 13'-7" [4.15m] Ø0.35M Ø0.20M Ø0.15M 6'-10" [2.08m] 6'-2" [1.88m] 2'-11" [0.90m] 47'-0" [14.32m] Ø0.65M 1.8M TPZ N15 59'05"W 36.02 Fc 0.06 E 0.04 E 0.02 W FRAME COACH 0.02 E Fc 0.31 S CLF N73 39'30"E 7.60 Fc 0.38 S 15 BERRYMAN STREET michael cogan architect SITE PLAN (SHOWING SIDE DECK AT #17) 1624 Toronto, ON M6A 2E6 1:150 Tel.(416)787-2502 OCTOBER 12, 2018 Fax (416)781-7596
65'-9" [20.04M] 30'- [9.30M] 35'-2 1/2" [10.74M] 4'-10" [1.48M] 7 1/2" [0.19M] 11'-9" [3.58M] UNEXCAVATED 3'-4" 7'-3 1/2" 10" 7'-11 1/2" 11'-8 1/2" 6 1/2" 10" BATHROOM ADDITION EXISTING 10" 1'-10 1/2" 4'- 3'-4" DN 1R 3'-0" -9'-5" (115.17) 3'-5" UP 15R 5'-9 1/2" 4'-2" DN 1R -10'- (114.79) 10'-10" LAUNDRY 9'-11 1/2" 3'-0" 3'-0" W/D 7'-5" 2'-10" 5'-4 1/2" SUMP 4'-7 1/2" BEDROOM APARTMENT #1 LOW STOR. 5'-9 1/2" MECH. -10'- HWT HWT (114.79) H.E. FURN. 9 1/2" UP 19R 5'-8 1/2" 3'-1 1/2" 11" 2'-9" 3 1/2" 1'-2" 10" 1'-2 1/2" 3'- 4" H.E. FURN. 4'-0" 10" 4'-7 1/2" 9'-0" 2'- 5'-1" 4'- 9" ELEVATOR 3'-4 1/2" W/D 18'-10" 10'-0" 3'-0" 3'-4" 3'- 4'-2" 1'-1" 9" 4'-9" 3'- BATHROOM DEN BATHROOM 5'- 4'- 9'-3" 10'-1" 10" 4'-3 1/2" 9" 1'-10" 10" LAUNDRY KITCHEN 8'-10 1/2" 3'-4 1/2" 6'- 5'- 2'-4" BEDROOM W.I.C. 4'-0" DINING -10'- (114.79) APARTMENT #3 10'-0" 10" FAMILY RM. -7'-11" (115.63) GARDEN WELL 6'-0" ADDITION EXISTING 3'-11 1/2" 4'-10" 32'-8 1/2" 16'-5" 2'-7" 5'-0 1/2" 41'- [12.65M] 24'-0 1/2" [7.33M] 3'-3 1/2" [1.00M] 1'-7 1/2" [0.50M] FD 1'-3" [0.38M] 12'-10" 10" 4'- 10" 2'-11 1/2" [0.90M] 1'-9 1/2" [0.54M] 15 BERRYMAN STREET michael cogan architect BASEMENT PLAN 1624 Toronto, ON M6A 2E6 3/1 =1'-0" Tel.(416)787-2502 OCTOBER 12, 2018 Fax (416)781-7596
65'-9" [20.04M] 42'-3 1/2" [12.89M] 23'-5 1/2" [7.15M] ADDITION EXISTING 2" 10" 1'-0" -0'-6.5" (117.87) UP 3R 0'-0" (118.04) 6'-5" 13'-4" 2 1/2" FOYER 6'-9" 12'-9 1/2" 4'-0" 2" 10'-2 1/2" 3'-3 1/2" FAMILY ROOM 7'-11 1/2" KITCHEN APARTMENT #1 3'-0" DN 15 R 5'-1 1/2" PWDR RM 4'-10" 8'-11" 1" 3'-0" 2'- 0'-0" (118.04) 2'-11" UP 17R APARTMENT #2 DN 19 R APARTMENT #3 3'-5 1/2" 3'-0" 11'-9 1/2" LOW STOR. 7'-5" 9'-9" 2'-11" 2" 5'-0" 10 1/2" 3'-1 1/2" 2'-4" 3'-3" 1'-9 1/2" DN 3R -1'-4" (117.64) 7 1/2" 9" 3'-1 1/2" 1'-10" 2 1/2" 2'-0" 9" 4'- 1'-1" ELEVATOR 3'-3 1/2" 1'-1 1/2" W.I.C. 0'-0" (118.04) PWDR RM 5'-0" 4'-3 1/2" 9" 8'-9 1/2" 9" 2'-4 1/2" 3'-9" 7 1/2" 9'-5" PANTRY 19'-7" 3'-0" 1'-4" 12'-5" 17'-9 1/2" -1'-10" (117.48) 4'-10 1/2" KITCHEN DINING ROOM FAMILY ROOM UP 5R FD -4'-7.5" (116.63) GARDEN WELL BELOW 5'-2" 4'-2 1/2" 1'-7 1/2" 7'-0 1/2" SLOPE PAVED WALKWAY 1.5% DN 24'-0 1/2" [7.33M] 3'-3 1/2" [1.00M] ADDITION EXISTING 41'- [12.65M] FD UP 3R DN 3R -7'-11" (115.63) 15 BERRYMAN STREET GROUND FLOOR PLAN 1624 3/1 =1'-0" OCTOBER 12, 2018 michael cogan architect Toronto, ON M6A 2E6 Tel.(416)787-2502 Fax (416)781-7596
BEDROOM #2 2" 20'-5" 2" 12'-1" 2" 65'-9" [20.04] 42'-3 1/2" [12.89] 23'-5 1/2" [7.15] ADDITION EXISTING 2 1/2" 4'-2" +9'-7" (120.96) 5'-0 1/2" 6'-9" W.I.C. ENSUITE 4'- 7'-9" 7'-9" 2" UP 18R 7'-5 1/2" 6'-6 1/2" 2'-5 1/2" 3'-2" 2" APARTMENT #2 3'-0" 2'- 3'-1 1/2" 1'-10" 2'-9 1/2" 4 1/2" 4 1/2" 4'-0" 1'-11 1/2" HALL 11'- 4'-6 1/2" 1'-1" H.E. 1'-3" 9" 4'-3 1/2" 9" 2'-9 1/2" 5'-4 1/2" FURN. ELEVATOR HWT MECH. 9" 7'-9 1/2" W.I.C. DN 17R LAUNDRY RM LAUNDRY CHUTE FROM ABOVE 3'-4 1/2" 3'-4 1/2" 5'-1 1/2" 7'-9 1/2" ENSUITE 3'-9" 4'-4" 5'-10 1/2" 4'- 3'-1 1/2" 5'-3" 1'-4" 12'-2" 11'- BEDROOM #4 15'-5 1/2" DEN 1'-4" 7'-9 1/2" 4'-0" W.I.C. 4'-10" ENSUITE 14'-4 1/2" 4'-10" 17'-6 1/2" 4'-0" 19'-11 1/2" 41'- [12.65] ADDITION EXISTING 24'-0 1/2" [7.33] 3'-4 1/2" 2'-5 1/2" 9" 8'-9" 9" 2'-5 1/2" 3'-4 1/2" 1'-3" [0.38] 21'-11" [6.68] 1'-9 1/2" [0.54] 15 BERRYMAN STREET SECOND FLOOR PLAN 1624 3/1 =1'-0" OCTOBER 12, 2018 michael cogan architect Toronto, ON M6A 2E6 Tel.(416)787-2502 Fax (416)781-7596
ROOF OF BELOW # 13 BERRYMEN BALCONY OF FRONT WALL OF # 17 BERRYMEN SIDE DECK @ 'B' A 4.00 65'-9" [20.04] SLOPED CEILING AREA 9'-0"~7'- (@WALL) 42'-9" [13.03] 18'-3" [5.56] ADDITION EXISTING 1'-3 1/2" 6'-9" 19'-11 1/2" APARTMENT #2 +19'-10" (124.09) 5 1/2" 4'-1 1/2" 1'-4" 2'-2" 3'-0" 1'- 5'-0" HALL 'B' A 4.00 1'- 2'-0" 9'- 9" 4 1/2" 3'-4 1/2" 3'-4 1/2" 1'-1" 4'- 9" 2'-1 1/2" 2'-10 1/2" 4'-4" SHOWER 7'-0 1/2" ELEVATOR 4'-9 1/2" 3'-0" 3'-1 1/2" 3" 2'-3 1/2" 3" 2'-3 1/2" 5'-3 1/2" 3'-0" 11'-11 1/2" 3'-4 1/2" 9" MASTER BEDROOM DN 18R 6'-11" 4'-1" W.I.C. LAUNDRY CHUTE 8'-9 1/2" ENSUITE 1'- 6'-9" 10 1/2" 9'-1" 11'-9 1/2" 10'-5" 10'-11 1/2" 3'-2" 19'-7 1/2" 2'-10" 2'-10" 2'-0" 1'-10" 6'- # 17 BERRYMEN 4'-9" [1.45] NEW ROOF DECK # 13 BERRYMEN 3'-0" 4'-2" 7" 6'- 7" 4'-2" 3'-0" 1'-3" [0.38] 21'-11" [6.68] 1'-9 1/2" [0.54] 15 BERRYMAN STREET michael cogan architect THIRD FLOOR PLAN 1624 Toronto, ON M6A 2E6 3/1 =1'-0" Tel.(416)787-2502 OCTOBER 12, 2018 Fax (416)781-7596
ROOF OF BELOW RD (VOS) (VOS) # 13 BERRYMEN BALCONY OF 18'-3" [5.56] FRONT WALL OF # 17 BERRYMEN 13'-0" [3.96] SIDE DECK @ 'B' A 4.00 EAVE 42'-9" [13.03] 2'- 12 12 SLOPED ROOF 9" [0.23] [0.15] 13'-0" 19'-11 1/2" 9'-9 1/2" 'B' A 4.00 NEW FLAT ROOF 19'-3 1/2" 18'-2 1/2" 11'-0 1/2" 12'-3" RD RD 6'-7" 8'-9 1/2" 18'- [5.64] RD # 17 BERRYMEN 4'-9" [1.45] NEW ROOF DECK BELOW # 13 BERRYMEN 1'-3" [0.38] 21'-11" [6.68] 1'-9 1/2" [0.54] 15 BERRYMAN STREET michael cogan architect ROOF PLAN 1624 Toronto, ON M6A 2E6 3/1 =1'-0" Tel.(416)787-2502 OCTOBER 12, 2018 Fax (416)781-7596
T/O ROOF OF #. 13 (127.40) 3 T/O ROOF OF #. 17 (128.00) 32'-10" [10.00m] 1'-0" [0.30m] 9'-4" 10'-11" 10'-3" 9'-0" 1'- T/O PARAPET + 31'-4" (127.59) T/O ROOF + 30'-4" (127.29) U/S OF CEILING + 28'-10" (126.83) # 13 BERRYMEN T/O 3RD F.F. + 19'-10" (124.09) T/O REAR ADDITION 2ND F.F. + 9'-7" (120.96) 1'-4" T/O REAR ADDITION GND F.F. -1'-4" (117.64) AVE. EST. GRADE -2'-5.5"(117.29m) NEW BASEMENT SLAB -10'- (114.79) 2'-5 1/2" [0.75m] 5'-4 1/2" [1.64m] 8'-4" 1'-0" 1'-4" 2'-0" 9'-3 1/2" 3" EXISTING PROPERTY LINE 117.27 2'-9" [0.84m] 1'-0" [0.30m] # 17 BERRYMEN 33'-1 1/2" [10.09m] T/O ROOF + 21'-2.5" (124.50) U/S CEILING + 18'-0" (123.53) T/O 2ND F.F. + 9'-7" (120.96) U/S CEILING + 8'-9" (120.71) T/O GND F.F. 0'-0" (118.04) 117.27 C/L OF ROAD -2'-9" (117.20) 3'-0" [0.91m] UNDERPINNING OF FOOTINGS BASEMENT SLAB -7'-10" (115.65) 3'-2 1/2" 2'-10" 7'-10" 8'-9" 10" 8'-5" 15 BERRYMAN STREET michael cogan architect NORTH ELEVATION 1624 Toronto, ON M6A 2E6 SCALE: 1/ Tel.(416)787-2502 OCTOBER 12, 2018 Fax (416)781-7596
T/O ROOF OF #. 17 (128.00) 1'-0" [0.30m] 32'-10" [10.00m] 1'- 9'-4" 10'-11" 10'-3" 9'-0" T/O PARAPET + 31'-4" (127.59) T/O ROOF + 30'-4" (127.29) U/S CEILING + 28'-10" (126.83) EAVE # 17 BERRYMEN T/O 3RD F.F. + 19'-10" (124.09) T/O REAR ADDITION 2ND F.F. + 9'-7" (120.96) T/O REAR ADDITION GND F.F. -1'-4" (117.64) AVE. EST. GRADE -2'-5.5"(117.29m) C/L OF ROAD -2'-9" (117.20) GRADE @ NEIGHBOR PROPERTY (VOS) NEW BASEMENT SLAB -10'- (114.79) 33'-1 1/2" [10.09m] 2'-9" [0.84m] 117.05 4'-0" MIN. 10 3" 8'-0" 1'-0" 3'-3 1/2" [1.00m] MAX. 1'-7" 1'-11" 4'- 9'-0" 2'-0" 6'-0" 2'-3" 3'-3 1/2" [1.00m] MAX. GARDEN WELL 4'-0" MIN. 117.00 T/O ROOF OF #. 13 (127.40) # 13 BERRYMEN T/O GND F.F. 0'-0" (118.04) 7 15 BERRYMAN STREET michael cogan architect SOUTH ELEVATION 1624 Toronto, ON M6A 2E6 SCALE: 1/ Tel.(416)787-2502 OCTOBER 12, 2018 Fax (416)781-7596
1'-0" 1'- 9'-0" 10'-3" 10'-11" 9'-4" T/O PARAPET + 31'-4" (127.59) T/O ROOF + 30'-4" (127.29) U/S OF CEILING + 28'-10" (126.83) T/O 3RD F.F. + 19'-10" (124.09) T/O REAR ADDITION 2ND F.F. + 9'-7" (120.96) T/O REAR ADDITION GND F.F. -1'-4" (117.64) GARDEN WELL BEYOND 4'-0" MIN. 117.00 5'-4" 1'- 2'-4" 2'-0" 6'- 1'-9" 1'-4" [0.41m] 3'-0" [0.91m] UNDERPINNING OF FOOTINGS EXISTING EXISTING OUTLINE OF # 13 BERRYMEN 6'-0" 1'- 3'-0" T/O ROOF OF #. 13 (127.40) 33'-1 1/2" [10.09m] T/O PARAPET + 31'-4" (127.59) T/O ROOF + 30'-4" (127.29) T/O ROOF + 21'-2.5" (124.50) 2'-5 1/2" [0.75m] 5'-4 1/2" [1.64m] 9'-2" 3'-2 1/2" 8'-5" 10" 8'-9" 7'-10" 2'-10" 1'-0" [0.30m] 32'-10" [10.00m] 3" 2'-9" [0.84m] U/S CEILING + 18'-0" (123.53) T/O 2ND F.F. + 9'-7" (120.96) U/S CEILING + 8'-9" (120.71) T/O GND F.F. 0'-0" (118.04) AVE. EST. GRADE -2'-5.5"(117.29m) 117.27 C/L OF ROAD -2'-9" (117.20) BASEMENT SLAB -7'-10" (115.65) NEW BASEMENT SLAB -10'- (114.79) NEW BASEMENT SLAB -10'- (114.79) 15 BERRYMAN STREET michael cogan architect EAST ELEVATION 1624 Toronto, ON M6A 2E6 SCALE: 1/ Tel.(416)787-2502 OCTOBER 12, 2018 Fax (416)781-7596
9'-0" 1'- 1'-0" T/O PARAPET + 31'-4" (127.59) OUTLINE OF # 17 BERRYMEN T/O ROOF OF #. 17 (128.00) T/O PARAPET + 31'-4" (127.59) T/O PARAPET + 31'-4" (127.59) T/O ROOF + 30'-4" (127.29) T/O ROOF + 30'-4" (127.29) T/O ROOF + 30'-4" (127.29) 12 12 U/S OF CEILING 12 12 SLOPED ROOF U/S CEILING + 28'-10" (126.83) + 28'-10" (126.83) T/O 3RD F.F. + 19'-10" (124.09) EAVE 1'- 1'- HALL SECTION B 1'- 7'- CLOSET 1'-4" 9'-0" 1'- 1'-0" [0.30m] 32'-10" [10.00m] 2'-10" 7'-10" 8'-9" 10" 8'-5" 3'-2 1/2" 9'-2" 5'-4 1/2" [1.64m] 2'-5 1/2" [0.75m] T/O ROOF + 21'-2.5" (124.50) T/O ROOF + 21'-2.5" (124.50) U/S CEILING + 18'-0" (123.53) 33'-1 1/2" [10.09m] 2'-9" [0.84m] SIDE DECK @ EAVE 'B' 'B' T/O 3RD F.F. + 19'-10" (124.09) T/O REAR ADDITION T/O 2ND F.F. + 9'-7" (120.96) 2ND F.F. + 9'-7" (120.96) U/S CEILING + 8'-9" (120.71) T/O GND F.F. 0'-0" (118.04) AVE. EST. GRADE -2'-5.5"(117.29m) 117.27 C/L OF ROAD -2'-9" (117.20) 117.40 BASEMENT SLAB -7'-10" (115.65) NEW BASEMENT SLAB -10'- (114.79) UNDERPINNING OF FOOTINGS 3'-0" [0.91m] GRADE @ NEIGHBOR PROPERTY (VOS) EXISTING 7 10 OUTLINE OF PROJECTED WALL OF # 17 BERRYMEN 1'-4" [0.41m] OUTLINE OF RETAINING WALL AT # 17 BERRYMEN 4'-0" MIN. OUTLINE OF # 17 BERRYMEN GRADE @ NEIGHBOR PROPERTY (VOS) 117.05 GARDEN WELL BEYOND T/O REAR ADDITION GND F.F. -1'-4" (117.64) NEW BASEMENT SLAB -10'- (114.79) 9'-4" 10'-11" 10'-3" 9'-0" 1'- 1'-0" WEST ELEVATION 15 BERRYMAN STREET michael cogan architect WEST ELEVATION & SECTION B 1624 Toronto, ON M6A 2E6 SCALE: 1/ =1'-0" Tel.(416)787-2502 OCTOBER 12, 2018 Fax (416)781-7596