THE CORPORATION OF THE TOWN OF COBOURG PLANNING REPORT TO: Planning & Sustainability Advisory Committee FROM: Desta McAdam, MCIP, RPP Planner I Development DATE OF MEETING: May 8 th, 2018. REPORT TITLE/SUBJECT: Application for Approval of a Zoning By-law Amendment Proposed Increase in Lot Coverage -- East Village Ph. 3 & 4, R4-18 Zone Lands 1141879 Ontario Ltd. (Stalwood Homes) DATE OF REPORT: May 3 rd, 2018. Z-11-17 1.0 STRATEGIC PLAN Objective #4: Managing sustainable growth and development. 2.0 PUBLIC ENGAGEMENT Section 9.15 of the Cobourg Official Plan (2017) specifies that notification to residents of public meetings associated with applications filed in accordance with the Planning Act, RSO 1990, c.p. 13, as amended, shall follow the procedures required by the Act. Section 34 (10.4) and (13) of the Planning Act prescribe statutory notice requirements for a complete zoning by-law amendment application, and for the scheduling of a public meeting. Notice of a complete zoning by-law amendment application and notice of a public meeting can be provided together. The Municipality is required to give notice by either a) publication in a newspaper that is of sufficient circulation in the area which the application applies; or b) personal or ordinary service mail to every land owner within 120 metres of the subject land, and by posting a notice, clearly visible from a public highway or other place the public has access on the subject land, or a location chosen by the municipality. The Municipality published the Notice of Complete Application and Public Meeting in the Northumberland News on March 29 th, 2018 and, although not required under the Planning Act, distributed the Notice to every land owner within 120 m of the Subject 1
Lands. Thus, the Municipality has complied with the notice requirements prescribed by the Official Plan and Planning Act. 3.0 RECOMMENDATION That Council be advised that the Planning & Sustainability Advisory Committee (PSAC) has duly considered the application by 1141879 Ontario Ltd. (Stalwood Homes) for approval of an amendment to the Zoning By-law for the land located in Phases 3 & 4 of the East Village Subdivision, which is zoned Multiple Residential Exception Nineteen (R4-19) Zone, to permit the following changes: 4.0 ORIGIN i) increase maximum lot coverage for semi-detached dwellings from 45% to 50%; ii) increase maximum lot coverage for townhouse dwellings from 45% to 55%; ii) In the Regulations for Accessory Buildings and Structures, increase maximum lot coverage for all buildings and structures on a lot from 50% to 55%. An application for approval of an amendment to the Cobourg Comprehensive Zoning By-law No. 85-2003 to permit an increase to the maximum permitted lot coverage for lands within Phases 3 & 4 of the Cobourg East Village Subdivision, zoned R4-19 Zone, was submitted by 1141876 Ontario Ltd. (Stalwood Homes) in March of 2018 (refer to Schedule A for a location map). At its meeting held on March 12 th, 2018, Council moved that the application be received and referred to the Planning Department for a report, and further directed that the Public Meeting be scheduled. In accordance with the Planning Act, if Council has not made a decision within 120 days, the applicant may appeal the application to the Local Planning Appeal Tribunal (LPAT). 5.0 BACKGROUND 5.1 Owner Cobourg BGS Inc. 5.2 Applicant/Agent 1141897 Ontario Ltd. (Stalwood Homes) 5.3 Property Address The East Village Subdivision is a residential subdivision located north of King Street East, south of the CN and CP Rail Corridor, and east of Brook Road North. Phases 3 & 4 of the East Village Subdivision are generally defined as easterly extensions of Page 2
existing Rollings Street and Lonsberry Drive, and also includes Morgan Street, part of Drewery Road and part of Hayward Street refer to Schedule A for a location map. 5.4 Existing Land Uses The subject lands are not currently improved with buildings, however, are located within a registered Plan of Subdivision, and are zoned and lotted for future residential development. The lands within Phase 3 are currently being pre-serviced for development in accordance with a registered Pre-Servicing Agreement. 5.5 Surrounding Land Uses The land uses in the general vicinity of the subject site generally consist of a mix of residential housing types, including single detached, semi-detached, townhouse, and multiple (ten-plex) dwellings. Other uses include, municipal road, and future parkland. 5.6 Proposal The East Village Subdivision is a residential subdivision located north of King Street East, south of the CN and CP Rail Corridor, and east of Brook Road North, see Schedule A for the Location Map. In 2011, a Subdivision Agreement was registered which divided the subdivision lands into three phases of development (Phase 3 was later further divided to create Phase 4). Presently, Phases 1 and 2 of the subdivision have been constructed, and the development of Phase 3 is imminent. The subdivision consists of a mix of residential land uses, including single-detached, semi-detached, townhouse and low-rise apartment buildings. See Schedule B for Land Use and Phasing Breakdown in the East Village Subdivision. The nature and extent of the rezoning application is to permit an increase in lot coverage for certain new residential lots being developed within Phases 3 & 4 of the East Village Subdivision, located in the R4-19 Zone. The applicant is proposing to carry forward the same residential building product used in Phase 1 & 2 of the subdivision, however, because numerous lots within Phases 3 & 4 are smaller than Phases 1 & 2, these semi-detached dwelling and basic townhouse dwelling designs will trigger a deficiency in the existing lot coverage zone standard in multiple areas within the new Phases. Originally, the application proposed to increase maximum lot coverage from 45% to 55% for all buildings and structures in the R4-19 Zone in the Phases 3 & 4 lands. Through consultation with the applicant, and based on a further review of submitted site plans, the proposal has been narrowed to more accurately consider the coverage challenges faced by the applicant. Specifically, the revised proposal is to re-zone the lands within Phases 3 & 4 of the East Village Subdivision, located in the R4-19 Zone, to permit an increase in maximum lot coverage for semi-detached dwellings from 45% to 50%, townhouse dwellings from Page 3
45% to 55%, and to amend the R4-19 Zone Regulations for Accessory Buildings and Structures, to increase the maximum lot coverage for all buildings and structures on a lot from 50% to 55%. There will be no change to the existing 45% lot coverage regulation for single detached dwelling units located in the R4-19 Zone in Phases 3 & 4. In conjunction with the request for a land use change, the applicant submitted a Planning Report prepared by RFA Planning Consultant (the RFA Report ). The applicant has also included site plans for semi-detached and townhouse lots within Phase 3 of the subdivision. Since the applicant is proposing to use the same building forms as in Phases 1 & 2 of the East Village Subdivision, site plans and elevation drawings for semi-detached dwellings and townhouse dwellings from Phase 2 were also submitted. The planning report and supporting site plans have been appended to this Report as follows: Appendix I RFA Planning Report Appendix II Site Plan Lots 36-38, Lots 39-42, Phase 3 East Village Semi- Detached Dwelling Lots Appendix III Site Plan, Elevations and Site Photos: Lots 49 & 50, Phase 2 East Village Semi-Detached Dwellings Appendix IV Site Plan, Elevations and Site Photos: Blocks 103 & 104, Phase 2 East Village Townhouse Dwellings The following drawings also form part of this Report: Schedule A Location Map Schedule B Land Use and Phasing Plan 6.0 ANALYSIS In considering the subject application, an understanding of the applicable provincial legislation and local policies is beneficial when reviewing applications for approval of amendments to the Zoning By-law. 6.1 Planning Act, RSO 1990 In accordance with the development approval process of the Planning Act, the requirements for considering an application for a Zoning By-law amendment include public notification, convening a Public Meeting, and awaiting an appeal period. The Planning Act also requires that the Municipality have regard to matters of Provincial interest under Section 2 of the Act, which are encapsulated in the Provincial Policy Statement (PPS), 2014 and Provincial Plans, such as the Growth Plan for the Greater Golden Horseshoe (the Growth Plan ), 2017. In general, matters of Provincial interest include such applicable matters as: the protection of ecological systems and natural features; adequate provision and efficient use of Page 4
infrastructure; orderly development of safe, healthy and complete communities; accessibility for persons with disabilities; the protection of public health and safety; appropriate locations for growth and development; the promotion of sustainable development; the use of pedestrian-friendly designs; and development which is transit supportive. The applications have been reviewed in light of the aforementioned items of Provincial interest. Further discussion on this topic is outlined below. 6.2 Provincial Policy Statement (PPS), 2014 & Growth Plan for the Greater Golden Horseshoe, 2006 The Planning Act requires that the Council of a local Municipality shall be consistent with the Provincial Policy Statement (PPS) and shall ensure that applications such as a Zoning By-law Amendment conform to the Growth Plan. The PPS was issued by the Ministry of Municipal Affairs and Housing under the Planning Act in 2014 and the Growth Plan was issued by the Ministry of Public Infrastructure Renewal under the Places To Grow Act in 2006 and revised by the Province in 2017. The primary directives of these provincial policy documents include such issues as: fostering the development of complete communities which are strong, sustainable, liveable, healthy and vibrant; promoting efficient, cost-effective and transit-supportive land use and development patterns to minimize land consumption and servicing costs and support active transportation; facilitating intensification, redevelopment and compact built form; directing growth and development to urban settlement areas with full municipal services; improving accessibility for persons with disabilities and older persons; protecting public health and safety; and, encouraging the proper use and management of significant natural and cultural resources; DISCUSSION The subject lands are appropriately located within an urban, serviced (or to be serviced) settlement area. The application does not request a change in density, or residential land use. The overall approved plan of subdivision over the subject lands will continue to be executed as a result of this proposal. Page 5
Therefore, it is my opinion that the application for Zoning By-law Amendment is consistent with and conforms to matters of Provincial interest as reflected in the PPS and Growth Plan. 6.3 County of Northumberland Official Plan The County of Northumberland Official Plan (the County OP ) was approved by the Ministry of Municipal Affairs and Housing on July 29, 2015 and further approved by the Ontario Municipal Board on November 23, 2016. The purpose of the County OP is to: Establish a broad, upper tier policy framework intended to guide local municipalities in the preparation of their Official Plans, Official Plan Amendments and zoning by-laws; Implement the PPS and Growth Plan at the County level; and, Establish a framework for coordination and cooperation amongst local municipalities and the County on planning and development issues that cross municipal boundaries. The County OP is not intended to duplicate the policies of local Official Plans, and recognizes certain land use planning responsibilities that are vested with local municipalities. Accordingly, the County OP provides over-arching guidance necessary to formulate detailed strategies, policies and land use designations at the local level. Thus, the land use designations and policies in the Cobourg OP essentially remain intact, but would need to be monitored and regularly updated to ensure conformity with the County OP. DISCUSSION The County OP provides specific objectives relating to protecting, enhancing and maintaining existing urban areas as diverse livable, safe, thriving and attractive communities. The County OP objectives also encourages a high standard of urban design. Based on a review of the proposal, it is my opinion that the proposed Zoning By-law Amendment would contribute to building on a thriving, and attractive community in the East Village Subdivision. The proposal includes building forms which respond to the County s and the Town s objectives for supporting a high standard of urban design. It is therefore my opinion that the proposal conforms to the objectives and policies of the County Official Plan. 6.4 Town of Cobourg Official Plan Page 6
The Official Plan is a broad policy document that establishes an overall planning framework or vision for the community, including policies for maintaining and enhancing the existing community structure and for managing change, and for guiding the municipality in implementing the planning process to respond to change through a variety of mechanisms and approaches. The Residential Area designation recognizes established residential areas and ensures that new uses are generally compatible with the existing character and density of these areas, and provides for the creation of new residential areas which are generally compatible with the character and density of the existing residential areas. Permitted uses in the Residential Area designation includes low density residential and medium density residential development. New residential areas, including East Village Subdivision, are to include a mix of development forms and densities, low density intermixed with medium density, and shall be primarily street oriented in design. From a community design perspective, some of the key design principles of the Cobourg Official Plan include promoting compact, mixed use development with active streetscapes and increased densities. Additionally, the Town s Urban and Landscape Design Guidelines (ULDG) generally direct that residential development shall create a strong public face through the incorporation of front porches and steps, and ensuring that garages are non-dominating features. A range of housing types to accommodate a wide demographic are also supported. DISCUSSION The RFA Report in Appendix I provides an overview of relevant OP policies for New Residential Areas and offers planning opinions regarding conformity to these municipal policies. Although the RFA Report discusses an increase in lot coverage of 55% for the main dwelling and for all buildings and structures on a property, the general planning opinion expressed in the RFA Report is generally concurred with. Development form within the East Village Subdivision, being a new residential area is generally more compact than the conventional subdivision design recognized within the Stable Residential Area boundaries of the OP. The siting and design of buildings accomplishes more efficiency in land use, and promotes a primarily street oriented design, with the incorporation of front porch features, and recessed garage projections. The existing building forms and designs represented in the East Village Subdivision reflect street oriented, more-urban built form, which is supported in the OP and Urban and Landscape Design Guidelines. The modification to the maximum lot coverage regulation in the R4-19 Zone as described in this planning report will permit the continuation of the same building forms and designs within Phases 3 & 4, which will maintain the character of the area, and support street oriented design, through the incorporation of front porch features and recessed garages. Page 7
It is my opinion that the proposed changes to the existing R4-19 zone category conforms to the Official Plan and generally maintains the intent of the applicable provisions of the Urban and Landscape Design Guidelines 6.5 Zoning By-law: The subject lands are presently zoned Multiple Residential Exception Nineteen (R4-19) Zone in Comprehensive Zoning By-law No. 85-2003. The R4-19 Zone permits a number of low to medium residential density building types, including single detached, semi-detached, and townhouse dwellings. Currently, the R4-19 Zone permits a maximum lot coverage of 45% for the main dwelling, regardless of dwelling type. To protect for the inclusion of accessory buildings and structures (ie. small garden sheds, or covered gazebos), the R4-19 Zone, in its Regulations for Accessory Buildings and Structures, provides an exception to the general R4 Zone Regulations for Accessory Buildings and Structures, Section 10.1.19 to permit a total lot coverage not exceeding 50%. The R4-19 Zone is the prevailing zone category within the East Village Subdivision for existing and planned residential development. The lands immediately south of the railway corridor are located in a Multiple Residential Exception Twenty-Six (R4-26) Zone, which permits the existing and future ten-plex buildings. DISCUSSION The application proposes to amend the Zoning By-law to change the aforementioned R4-19 Zone in Phases 3 & 4 of East Village Subdivision to a new, site specific residential zone category. The lands located within Phases 1 & 2 of East Village Subdivision, also zoned R4-19 Zone, will not be effected. The new zone category would largely reflect the existing R4-19 Zone standards with the following three exceptions: 1) Increase maximum lot coverage for semi-detached dwellings from 45% to 50% 2) Increase maximum lot coverage for townhouse dwellings from 45% to 55%; 3) In the Regulations for Accessory Buildings and Structures, increase maximum lot coverage for all buildings and structures on a lot from 50% to 55%. These proposed changes are summarized in the below table: Section 10. R4-19 Zone Proposed General Zone Regulations Lot Coverage 45% maximum Single detached dwellings: 45%* Semi-detached dwellings: 50% Townhouse dwellings: 55% Section 10.1.19 R4-19 Zone Proposed Regulations for Accessory Buildings and Structures Total Lot Coverage (all buildings and structures) 50% 55% *no change to existing lot coverage regulation for single detached dwellings Page 8
The RFA Report contends that the proposed changes are necessary in order to accommodate the existing semi-detached and townhouse building designs on the shallower Phase 3 & 4 lots, and to maintain the new urbanist aesthetic from Phases 1 & 2. There are some lots within Phases 3 & 4 of East Village Subdivision which are indeed shallower than those in Phases 1 & 2. For instance, in Phases 1 & 2, the most shallow lot depth for a semi-detached dwelling lot or townhouse dwelling lot is 31.0 m. In Phases 3 & 4, the semi-detached dwelling lots maintain a minimum lot depth of 31.0 m, however, the majority of the townhouse lots are only 27.5 m in depth. To provide explanation why the semi-detached dwellings are no longer able to fit on lots that appear to be the same size as in previous phases, some further elaboration is needed. It should be noted the semi-detached dwelling lots, specifically those lots not located on a corner, were already challenged with regard to meeting the maximum lot coverage standard in the previous Phase of the East Village Subdivision. As a solution, the builder, removed the front covered porch feature from the semi-detached dwelling unit design in order to ensure that the lot coverage for the dwelling did not exceed 45%. This is evidenced in Appendix III. This is important to note because it demonstrates that the compromise being made with regard to lot coverage for semidetached dwellings has been to remove the front covered porch feature from the dwelling design in order to stay within the existing lot coverage maximum of 45%. Evidently, similar challenges are continuing into the Phases 3 & 4 for semi-detached dwelling lots, however the applicant no longer wishes to compromise the front porch feature. This is demonstrated by the site plans provided by the applicant for semidetached dwellings in Phase 3, for Lots 36-42 attached in Appendix II. The front covered porch is approximately 9.2 m 2 in size. For the most challenged semi-detached dwelling lot, with an area of 278.8 m 2, the covered porch feature contributes to 3.3% of the total 48.4% lot coverage. If the covered front porch feature was eliminated from the design, and replaced with an unenclosed porch, the new coverage total would be 45.1%. It is likely that a minor adjustments could be made to come into compliance with the existing zone standard. Given that the OP policies and Urban and Landscape Design Guidelines support street-oriented design, and the inclusion of front porch features, and that the intent of the original building design is to include covered front porches, it is my opinion, that it is more ideal to maintain the front covered porch feature, and instead investigate an adjustment to the lot coverage regulations, which is what is being considered by the application. Based on the lot coverage calculations observed in Appendix II for semidetached lots within the subject lands, it appears that semi-detached dwellings will not require an increase in lot coverage to 55%. In fact, most the semi-detached lots nearly comply with the existing zone standard. However, it is understood that in order to include the covered front porch features in the building design, a slight increase to maximum lot coverage is still needed. Accordingly, it is the recommendation of this Page 9
report that the maximum lot coverage for semi-detached dwellings in Phases 3 & 4 be allocated a maximum lot coverage of 50%. When the townhouse dwellings are considered, it is clear that that the more shallow lot depths observed in Phases 3 & 4, compared to Phases 1 & 2, are what is contributing to challenge to maintain the existing lot coverage standard of 45%. Appendix IV demonstrates the townhouse development in Phase 2. The townhouses in Phase 2 narrowly comply with the existing zone standard of 45% for lot coverage, however, this scenario provides lot depths of 31.0 m versus 27.5 m lot depths in Phases 3 & 4. Although a site plan could not be provided for the future townhouse dwelling lots with 27.5 m lot depths, I undertook the following calculations to illustrate the challenging lot coverage context: An interior townhouse dwelling will have a building area (including the front covered porch) of 96.5 m 2, and will be located on a lot that is 7m in frontage and 27.5m in depth, for a total lot area of 192.5 m 2. In this scenario, the townhouse dwelling would reach 50.13% lot coverage. The front covered porch is approximately 7.04 m 2 in area, which contributes to approximately 3.66% lot coverage. In this case, if the covered porch feature was removed, the building would still exceed the existing 45% maximum lot coverage by 1.47%. In absence of any evidence to the contrary, the above calculation represents what appears to be the most challenged lot coverage scenario for the applicant. In this case, the applicant may need to exceed 50% lot coverage in order to construct the desired townhouse dwelling with a covered front porch. Based on the above calculations, it is my opinion that the requested increase in lot coverage from 45% to 55% for a townhouse dwelling would allow some additional flexibility in building design and is appropriate in this case. There are clearly a combination of factors contributing to the applicant s challenge to meet the current lot coverage standard of 45% for the R4-19 Zone. The added constraint of relatively shallow townhouse lots, and the applicant s desire to include front covered porch features on both semi-detached dwellings and townhouse dwellings, are acknowledged. Lot coverage standards within new residential areas should align with the supported trends towards more compact, land efficient, street oriented building designs, and more diversity in housing types. East Village Subdivision is not the first newer residential area within the Town of Cobourg to require an increase in lot coverage for more land efficient residential development. In 2010, Zoning Table 1A Standards for Residential Development regulating the West Park Village and New Amherst Subdivision areas was amended to permit an increase in lot coverage for townhouses. In West Park Village and New Amherst, interior townhouses are permitted a maximum lot coverage of 60%, and end units are permitted a maximum 50% lot coverage. Additionally, covered porches and decks may exceed the maximum lot coverage for Page 10
interior units by a maximum of 5%. The implementation of the new standards in these developments has not negatively impacted the streetscape or neighbourhood, but rather has contributed to an attractive, compact built form and appearance. Questions were raised to Planning Department staff regarding whether the proposed increase in lot coverage would trigger further non-compliances with respect to other minimum zone standards, specifically, the minimum rear yard requirement. The site plans provided by the applicant demonstrate that the desired building products can still meet the other minimum standards of the R4-19 Zone, including minimum yard setbacks. Overall, the dwelling designs considered in this proposal are responsive to the Town s design guidelines, incorporating covered front porches and recessed garages. An increase in lot coverage from 45 to 50% for semi-detached dwellings and from 45% to 55% for townhouse dwellings will enable the existing compact, urban aesthetic of East Village Phases 1 & 2 to continue into Phases 3 & 4 of the subdivision without compromising front porches on semi-detached dwellings, or forcing the applicant to introduce a new townhouse design within the community. It appears that the existing building forms can continue to satisfy the other zone standards of the R4-19 Zone, and that this aspect of the proposal would represent a modest adjustment to the existing land use permissions already granted in the East Village subdivision. To continue to provide some flexibility so that future homeowners have the option to add a small accessory building or structure within their rear yards, it is reasonable and appropriate to also adjust the existing total lot coverage standard included with the Regulations for Accessory Buildings and Structures. Currently, the R4-19 Zone Regulations for Accessory Buildings and Structures permits a maximum lot coverage of 50% for all buildings and structures on a lot. If this standard was left unchanged, an owner of a new dwelling lot within Phase 3 or 4 of the East Village Subdivision may have little to no remaining lot coverage available on their property to erect a small garden shed. Adjusting this regulation to permit a maximum lot coverage of 55% for all buildings and structures on a lot would maintain a reasonable degree of flexibility and protect for the provision of small accessory buildings on the residential properties on Phases 3 & 4. The additional 5% lot coverage for semi-detached dwelling lots could not be used for anything other than a defined accessory building or structure, and there is no indication that this addition in lot coverage would create any land use conflict or negatively impact surrounding land uses. With respect to the townhouse dwelling lots, there would still appear to be some available lot coverage within the 55% limit to permit the placement of a small addition (ie. rear covered porch) or accessory structure on these properties based on my calculations above. In summary, it is my opinion that the proposed changes to the R4-19 Zone in Phases 3 & 4 of the East Village Subdivision maintain the general intent and purpose of the Zoning By-law, and that the proposed changes are appropriate and desirable for the ongoing residential development of the East Village Subdivision lands. Page 11
6.6 Agency Comments: The Town of Cobourg Development Review Team (DRT) has expressed no concerns with respect to the proposal. The Public Works Department has commented that new development shall conform to the grading plan for the subdivision. Other agency comments not available as of the writing of this planning report will be made available at the Public Meeting. 7.0 FINANCIAL CONSIDERATIONS There are no anticipated negative financial implications imposed on the Municipality as a result of this Zoning By-law Amendment. The applicant has submitted the required fees and deposit in the amount of $5,500. 8.0 CONCLUSIONS Based on an evaluation of the application for a Zoning By-law Amendment relative to the applicable Provincial and Municipal policy and regulatory framework, it is my opinion that the proposed amendment to re-zone the land within Phases 3 & 4 of the East Village Subdivision, presently zoned Multiple Residential Exception Nineteen (R4-19) Zone to a new site specific Multiple Residential (R4) Zone to permit an increase in lot coverage for semi-detached dwellings from 45% to 50% and for townhouse dwellings from 45% to 55%, and change the Regulations for Accessory Buildings and Structures to permit up to 55% lot coverage for all buildings and structures on a property is appropriate and desirable for the future development of the subject lands for the following reasons: i) The proposal does not conflict with the key directives of the Planning Act, Provincial Policy Statement, Places to Grow Growth Plan, County of Northumberland Official Plan and the Town of Cobourg Official Plan; ii) iii) iv) The proposal generally conforms to the community design policies and guidelines of the Official Plan, and Urban and Landscape Design Guidelines; The proposal will generally conform with the existing zone category applicable to subject lands, and will maintain the minimum required yards of the R4-19 Zone. The proposal would offer a reasonable degree of flexibility with respect to building design, ensure compatibility with adjacent properties, and maintain the overall aesthetic appearance of the neighbourhood. Page 12
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Schedule A Location Map Areas Subject to the Proposed Zoning By-law Amendment 14
Schedule B East Village Subdivision Land Use and Phasing Plan (provided by RFA Planning Consultant) 4 15
Schedule C Proposed Zoning Amendment Area 16
Appendix I RFA Report 17
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Appendix II Site Plan Lots 36-38, Phase 3 East Village Semi-Detached Dwelling Lots 24
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Appendix IV Site Plan, Elevations, and Site Photos: Lots 49 & 50, Phase 2 East Village Semi-Detached Dwelling Lots 26
Front Covered Porch Lot Coverage Solution in Phase 2: Removal of Front Covered Porch 27
Lot 49, East Village Cobourg, as constructed. South covered porch was removed to comply with existing lot coverage standard. 28
Appendix V Site Plan, Elevations, and Site Photos: Blocks 103 & 104, Phase 2 East Village Townhouse Dwelling Lots 29
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Blocks 103 & 104 East Village, Cobourg. Townhouse dwelling design proposed to be carried forward into Phases 3 & 4. 31