File: A083/14 Item # 18 Ward #4 Applicant: ROYAL 7 DEVELOPMENTS LTD Address: Agent: 2900 HIGHWAY 7 WEST, CONCORD LUKA KOT Royal 7 Developments Inc. Comments/Conditions: Commenting Department Comment Condition of Approval Building Standards Development Planning - requesting adjournment Engineering variance #4 TRCA PowerStream Ministry of Transportation Other - Legend: - Positive Comment - Negative Comment Prepared By: Lenore Providence
COMMITTEE OF ADJUSTMENT 2141 Major Mackenzie Drive, Vaughan, Ontario, L6A 1T1 Tel [905] 832-2281 Fax [905] 832-8535 NOTICE OF APPLICATION MINOR VARIANCE FILE NUMBER: A083/14 APPLICANT: PROPERTY: ZONING: PURPOSE: PROPOSAL: BY-LAW REQUIREMENT: BACKGROUND INFORMATION: ROYAL 7 DEVELOPMENTS LTD. Part of Lot 6, Concession 4 (Parts 3 and 4 of Reference Plan 65R-12013, municipally known as 2900 Highway #7 West, Concord). The subject lands are zoned C9(H), Corporate Centre Zone with a Holding Provision and C9, Corporate Centre Zone and subject to the provisions of Exception 9(1248). To permit the continued construction of Phase 2 (Tower #2 and podium) - Expo City 1. To permit the Tower and Podium location and setbacks as shown on the Attached sketch, which is partially outside of the building envelope shown on Schedule E-1376A. 2. To permit a building height of 20.6 metres for the 5 storey podium, as shown on the attached sketch. 3. To permit a minimum of 858 total parking spaces for the for the site (Phase 1: 506 spaces provided of which 389 Space are for residential units and 117 are for shared Commercial and Visitor Spaces, Phase 2: 352 parking spaces are proposed). 4. To permit a minimum parking space dimension of 2.7 metres by 5.7 metres for a standard parking space and 3.9 metres by 5.7 metres for a handicapped space for Phase 1. The Tower and Podium shall be located within the building envelopes and in accordance with the setbacks shown on Schedule E-1376A. 2. A maximum building height of 17.0 metres is permitted for the podium. 3. A minimum of 1001 parking spaces is required for the site (Phase 1 requires 389 residential spaces with 98 shared commercial and visitor spaces; Phase 2 requires 387 residential spaces with 127 shared commercial and visitor spaces.) 4. A minimum parking space dimension of 2.7 metres by 6.0 metres is required for a standard parking space and a minimum 3.9 metres by 6.0 meres dimension is required for a handicapped parking space. Other Planning Act Applications The land which is the subject in this application was also the subject of another application under the Planning Act: MINOR VARIANCE APPLICATION: A308/12 - APPROVED October 11, 2012 - tower and podium located outside the building envelopes shown on Schedule E-1376A ; building height of 20.4 metres for the 5 storey podium; 2.5 metre encroachment of a canopy beyond the building face (at the main entrance abutting Regional Road 7) DRAFT PLAN OF SUBDIVISION APPLICATION: 19T-00V21 - Plan of Subdivision approved by OMB ZONING AMENDMENT APPLICATION: Z.06.051 - Zoning By-law Amendment approved by OMB A sketch is attached illustrating the request. This application will be heard by the Committee of Adjustment on the date and time shown below. DATE: THURSDAY, APRIL 10, 2014 TIME: LOCATION: 6:00 PM COMMITTEE ROOM 242/243 (2 nd Floor) VAUGHAN CITY HALL 2141 MAJOR MACKENZIE DRIVE VAUGHAN, ONTARIO L6A 1T1 Form 9
NOTICE OF APPLICATION A083/14 You are invited to attend this public hearing in person to express your views about this application or you may be represented by counsel for that purpose. If you do not attend at the hearing it may proceed in your absence and, except as otherwise provided in the Planning Act, you will not be entitled to any further notice of the proceedings. If you wish to be notified of the decision of the Committee of Adjustment with respect to this application, you must complete the attached Request for Decision form and submit it to the Secretary-Treasurer. Additional information is available from the Committee of Adjustment staff between 8:30 a.m. and 4:30 p.m. Monday to Friday at the Committee of Adjustment, Clerks Department: Tel:(905) 832-8585/Fax: (905) 832-8535. If you wish to make written comments on this application they may be forwarded to the Secretary - Treasurer of the Committee of Adjustment PRIOR TO THE MEETING. Your comments are collected under the legal authority of the Planning Act, R.S.O. 1990,Chapter c. P.13, as amended. Your comments in respect to this application becomes the property of the City of Vaughan and will become part of the decision making process of the application as noted on this form. Pursuant to Section 27 of the Municipal Freedom of Information and Protection of Privacy Act, R.S.O. 1990, c. M.56, as amended, public feedback to planning proposals is considered to be a public record and will be disclosed to any individual (including being posted on the internet) upon request in accordance with Section 27 of the Municipal Freedom of Information and Protection Privacy Act, R.S.O. 1990, c. M.56, as amended. Questions about this collection should be directed to the Secretary-Treasurer, Vaughan Committee of Adjustment, Clerk s Department, 2141 Major Mackenzie Drive, Vaughan, Ontario; L6A 1T1 (905) 832-8585 x.8332. DATED THIS 26TH DAY OF MARCH, 2014. Todd Coles, BES, MCIP, RPP Manager of Development Services and Secretary-Treasurer to Committee of Adjustment Agenda packages will be available prior to hearing at: Vaughan.ca/CofA Form 9
A083/14 1. To permit the Tower and Podium location and setbacks as shown on the Attached sketch, which is partially outside of the building envelope shown on Schedule E-1376A. 2. To permit a building height of 20.6 metres for the 5 storey podium, as shown on the attached sketch. 3. To permit a minimum of 858 total parking spaces for the for the site (Phase 1: 506 spaces provided of which 389 Space are for residential units and 117 are for shared Commercial and Visitor Spaces, Phase 2: 352 parking spaces are proposed). 4. To permit a minimum parking space dimension of 2.7 metres by 5.7 metres for a standard parking space and 3.9 metres by 5.7 metres for a handicapped space for Phase
A083/14 1. To permit the Tower and Podium location and setbacks as shown on the Attached sketch, which is partially outside of the building envelope shown on Schedule E-1376A. 2. To permit a building height of 20.6 metres for the 5 storey podium, as shown on the attached sketch. 3. To permit a minimum of 858 total parking spaces for the for the site (Phase 1: 506 spaces provided of which 389 Space are for residential units and 117 are for shared Commercial and Visitor Spaces, Phase 2: 352 parking spaces are proposed). 4. To permit a minimum parking space dimension of 2.7 metres by 5.7 metres for a standard parking space and 3.9 metres by 5.7 metres for a handicapped space for Phase
A083/14
COMMITTEE OF ADJUSTMENT 2141 Major Mackenzie Drive, Vaughan, ON L6A 1T1 Phone: (905)832-8585 Fax: (905)832-8535 FILE NUMBER: A083/14 APPLICANT: ROYAL 7 DEVELOPMENTS LTD. Subject Area Municipally known as 2900 HIGHWAY 7 WEST, CONCORD Form 9
On March 21, 2014, the agent amended the application to concur with the Building Dept. comments.
1. To permit the Tower and Podium location and setbacks as shown on the Attached sketch, which is partially outside of the building envelope shown on Schedule E-1376A. 2. To permit a building height of 20.6 metres for the 5 storey podium, as shown on the attached sketch. 3. To permit a minimum of 858 total parking spaces for the for the site (Phase 1: 506 spaces provided of which 389 Space are for residential units and 117 are for shared Commercial and Visitor Spaces, Phase 2: 352 parking spaces are proposed). 4. To permit a minimum parking space dimension of 2.7 metres by 5.7 metres for a standard parking space and 3.9 metres by 5.7 metres for a handicapped space for Phase 1. The Tower and Podium shall be located within the building envelopes and in accordance with the setbacks shown on Schedule E-1376A. 2. A maximum building height of 17.0 metres is permitted for the podium. 3. A minimum of 1001 parking spaces is required for the site (Phase 1 requires 389 residential spaces with 98 shared commercial and visitor spaces; Phase 2 requires 387 residential spaces with 127 shared commercial and visitor spaces.) 4. A minimum parking space dimension of 2.7 metres by 6.0 metres is required for a standard parking space and a minimum 3.9 metres by 6.0 meres dimension is required for a handicapped parking space.
March 21, 2014 A083/14
A083/14 2-P121 2-P120 2-P119 2-P112 2-P111 LOCKER ROOM 2-P101 GARBAGE ROOM & RECYCLING 2 2-P182 2-P155 2-P160 EXIT CORRIDOR 2-P151 STAIR S-6 SPRINKLER & METER ROOM 2-P183 2-P113 ELEVATOR LOBBY 2-P100 ELECTRICAL ROOM 2-P181 2-P158 2-P114 EXIT CORRIDOR 2-P153 2-P118 2-P159 2-P117 EXIT 2-P156 CORRIDOR 2-P152 LOCKER ROOM 2-P102 EXIT CORRIDOR 2-P154 2-P157 2-P115 2-P116 AJ TREGEBOV ARCHITECT 8888 Keele Street, Unit I Vaughan, ON L4K 2N2 PHONE: 905-738-1226 FAX: 905-738-1215 EMAIL: office@ajta.ca STRUCTURAL ENGINEER MECHANICAL AND ELECTRICAL ENGINEERS CIVIL ENGINEER SURVEYOR LANDSCAPE P1 FLOOR PLAN MAR 17, 2014 NORTH 172 PH2 1:100 JH, JF, SK AUG 28, 2013 2 A-203
A083/14 2-P220 2-P219 2-P212 2-P211 LOCKER ROOM 2-P201 2-P255 EXIT CORRIDOR 2-P251 STAIR S-6 BIKE 2-P204 2-P213 ELEVATOR LOBBY 2-P200 LOCKER ROOM 2-P203 2-P258 2-P214 EXIT CORRIDOR 2-P253 2-P218 2-P259 2-P217 EXIT 2-P256 CORRIDOR 2-P252 LOCKER ROOM 2-P202 EXIT CORRIDOR 2-P254 2-P257 2-P215 2-P216 AJ TREGEBOV ARCHITECT 8888 Keele Street, Unit I Vaughan, ON L4K 2N2 PHONE: 905-738-1226 FAX: 905-738-1215 EMAIL: office@ajta.ca STRUCTURAL ENGINEER MECHANICAL AND ELECTRICAL ENGINEERS CIVIL ENGINEER SURVEYOR LANDSCAPE P2 FLOOR PLAN MAR 17, 2014 NORTH 172 PH2 1:100 JH, JF, SK AUG 28, 2013 2 A-202
A083/14 2-P320 2-P319 2-P312 2-P311 LOCKER ROOM 2-P301 2-P355 EXIT CORRIDOR 2-P351 STAIR S-6 BIKE 2-P304 2-P313 ELEVATOR LOBBY 2-P300 LOCKER ROOM 2-P303 2-P358 2-P314 EXIT CORRIDOR 2-P353 2-P318 2-P359 2-P317 EXIT 2-P356 CORRIDOR 2-P352 LOCKER ROOM 2-P302 EXIT CORRIDOR 2-P354 2-P357 2-P315 2-P316 AJ TREGEBOV ARCHITECT 8888 Keele Street, Unit I Vaughan, ON L4K 2N2 PHONE: 905-738-1226 FAX: 905-738-1215 EMAIL: office@ajta.ca STRUCTURAL ENGINEER MECHANICAL AND ELECTRICAL ENGINEERS CIVIL ENGINEER SURVEYOR LANDSCAPE P3 FLOOR PLAN MAR 17, 2014 NORTH 172 PH2 1:100 JH, JF, SK AUG 28, 2013 2 A-201
DATE: April 1, 2014 RECEIVED April 1, 2014 VAUGHAN COMMITTEE OF ADJUSTMENT Page 1 of 1 TO: FROM: Todd Coles, Committee of Adjustment Grant Uyeyama, Director of Development Planning Department MEETING DATE: April 10, 2014 OWNER: Royal 7 Developments Inc. FILE(S): A083/14 Location: 2900 Highway 7 Ward 4, Vicinity of Highway 7 and Jane Street Proposal: The owner is requesting permission to continue construction of a residential tower and podium with the following variances: Variance Proposed Required In accordance with the setbacks as shown on the attached sketch, partially outside of the building envelope shown on Schedule E-1376A 1 Location of Tower and Podium 2 Maximum building height for the podium 3 Minimum number of parking spaces 4 Minimum parking space dimension 20.6 m 17.0 m 858 total spaces (Phase 1: 506 spaces, of which 389 spaces are residential and 98 spaces are shared for commercial and visitors; Phase 2: 352 spaces) 2.7 m by 5.7 m for a standard parking space, and 3.9 m by 5.7 m for a handicapped space Located entirely within the building envelope and in accordance with the setbacks shown on Schedule E-1376A 1001 spaces (Phase 1 requires 389 residential spaces with 98 shared commercial and visitor spaces; Phase 2: 387 residential spaces with 127 shared commercial and visitor spaces) 2.7 m by 6.0 m for a standard space; 3.9 m by 6.0 m for a handicapped space Official Plan: The subject lands are designated "Corporate Centre Node" by OPA #500 (Vaughan Corporate Centre Plan), as amended by OPA #663 (Avenue 7 Plan), by the in-effect Official Plan. The lands are also designated Neighbourhood Precinct (N3) by the new City of Vaughan Official Plan (VOP 2010), Volume 2 - Vaughan Metropolitan Centre (VMC) Plan. The VMC Plan represents the City s current policy regime and is currently appealed to the Ontario Municipal Board and within a mediation process. The proposal conforms to the policies of the Official Plan. Comments: The applicant has submitted Site Development File DA.14.014 to facilitate the development of the residential tower and podium (phase 2), together with the related underground parking structure. The Planning Department advises the applicant that it is standard procedure for this Department to request a deferral of a Committee of Adjustment Application until such time that this Department has reviewed and Council has approved the related Site Development Application. This is to ensure that an appropriate site-layout is confirmed, and that should additional variances be required to implement the final approved site plan that these variances are considered in the Variance Application. Recommendation: Condition(s): Report Prepared By: The Planning Department recommends adjournment of Minor Variance Application A083/14 until such time as concurrent Site Development Application DA.14.014 has been reviewed by the City and approved by Vaughan Council. None. Gillian McGinnis, Planner 1 Christina Napoli, Senior Planner Development Planning Department I City of Vaughan I 2141 Major Mackenzie Drive I Vaughan, ON L6A 1T1 T: 905.832.8585 I F: 905.832.6080 I www.vaughan.ca
RECEIVED March 14, 2014 VAUGHAN COMMITTEE OF ADJUSTMENT To: Committee of Adjustment From: Gregory Seganfreddo, Building Standards Department Date: March 21, 2014 Name of Owner: Royal 7 Developments Inc. Location: 2900 Hwy 7 Concession 4, Part of Lot 6 File No. : A083/14 2141 Major Mackenzie Drive Vaughan, Ontario Canada L6A 1T1 Tel (905) 832-2281 Zoning Classification: Proposal: The subject lands are zoned C9(H), Corporate Centre Zone with a Holding Provision and C9, Corporate Centre Zone and subject to the provisions of Exception 9(1248). 1. To permit the Tower and Podium location and setbacks as shown on the Attached sketch, which is partially outside of the building envelope shown on Schedule E-1376A. 2. To permit a building height of 20.6 metres for the 5 storey podium, as shown on the attached sketch. 3. To permit a minimum of 858 total parking spaces for the for the site (Phase 1: 506 spaces provided of which 389 Space are for residential units and 117 are for shared Commercial and Visitor Spaces, Phase 2: 352 parking spaces are proposed). 4. To permit a minimum parking space dimension of 2.7 metres by 5.7 metres for a standard parking space and 3.9 metres by 5.7 metres for a handicapped space for Phase By-Law Requirements: 1. The Tower and Podium shall be located within the building envelopes and in accordance with the setbacks shown on Schedule E-1376A. 2. A maximum building height of 17.0 metres is permitted for the podium. 3. A minimum of 1001 parking spaces is required for the site (Phase 1 requires 389 residential spaces with 98 shared commercial and visitor spaces; Phase 2 requires 387 residential spaces with 127 shared commercial and visitor spaces.) 4. A minimum parking space dimension of 2.7 metres by 6.0 metres is required for a standard parking space and a minimum 3.9 metres by 6.0 meres dimension is required for a handicapped parking space. Staff Comments: Stop Work Orders and Orders to Comply: There has been an Order to Comply and a Stop Order issued. Building Permits Issued: A building permit has not been issued. Other Comments: The applicant shall be advised that additional variances may be required upon review of detailed drawings for building permit/site plan approval. Conditions of Approval: If the committee finds merit in the application, the following conditions of approval are recommended. None * Comments are based on the review of documentation supplied with this application.
DATE: March 28, 2014 RECEIVED March 28, 2014 VAUGHAN COMMITTEE OF ADJUSTMENT TO: FROM: Todd Coles, Committee of Adjustment Nadia Porukova, Development/Transportation Engineering MEETING DATE: April 10, 2014 OWNER: ROYAL 7 DEVELOPMENTS LTD. FILE(S): Minor Variance Application A083/14 (Related file DA11-058) Location: Part of Lot 6, Concession 4 (municipally known as 2900 Highway #7 West, Concord). Proposal: 1. To permit the Tower and Podium location and setbacks as shown on the Attached sketch, which is partially outside of the building envelope shown on Schedule E-1376A. 2. To permit a building height of 20.6 metres for the 5 storey podium, as shown on the attached sketch. 3. To permit a minimum of 858 total parking spaces for the for the site (Phase 1: 506 spaces provided of which 389 Space are for residential units and 117 are for shared Commercial and Visitor Spaces, Phase 2: 352 parking spaces are proposed). 4. To permit a minimum parking space dimension of 2.7 metres by 5.7 metres for a standard parking space and 3.9 metres by 5.7 metres for a handicapped space for Phase. By-Law Requirements: 1. The Tower and Podium shall be located within the building envelopes and in accordance with the setbacks shown on Schedule E-1376A. 2. A maximum building height of 17.0 metres is permitted for the podium. 3. A minimum of 1001 parking spaces is required for the site (Phase 1 requires 389 residential spaces with 98 shared commercial and visitor spaces; Phase 2 requires 387 residential spaces with 127 shared commercial and visitor spaces.) 4. A minimum parking space dimension of 2.7 metres by 6.0 metres is required for a standard parking space and a minimum 3.9 metres by 6.0 meres dimension is required for a handicapped parking space. Comments: The total number of parking spaces are found appropriate based on the previous study submitted in support of the draft plan of subdivision in 2008. Furthermore, the recommended total parking spaces are also found consistent with the preliminary findings of City of Vaughan s Draft Parking Standards completed by IBI Group. We have no objections regarding proposed parking spaces. The parking dimensions for the development application DA11-058, Phase 1 were approved as per By-law 1-88. Furthermore, the site plans submitted for Phase 2 prepared by AJ Tregebov Architect, dated February 28, 2014 indicate parking stall length of 6.0 m. In order to provide consistency in the parking dimensions, the department recommends a 6.0 m parking length as Phase 1 & 2 parking garage will be located under one roof. However specific substandard parking stall, if any must be identified on the site plan & variance application. Accordingly, the Development/Transportation Engineering Department does not support Variance # 4. Conditions: None. O:\Committee of Adjustment - Development Services\00 Electronic Documents\Building Comments\A083-14 - Engineering Comments.doc
Date: March 25, 2014 Attention: Lenore Providence RE: Request for Comments File No. A083/14 Related Files: Applicant: Location: Royal 7 Developments Ltd. 2900 Highway 7 West, Concord COMMENTS: (BY E-MAIL ONLY) X We have reviewed the proposed Variance Application and have no comments or objections to its approval. We have reviewed the proposed Variance Application and have no objections to its approval, subject to the following comments (attached below). We have reviewed the proposed Variance Application and have the following concerns (attached below). PowerStream has received and reviewed the proposed Variance Application. This review, however, does not imply any approval of the project or plan. All proposed billboards, signs, and other structures associated with the project or plan must maintain minimum clearances to the existing overhead or underground electrical distribution system as specified by the applicable standards, codes and acts referenced. In the event that construction commences, and the clearance between any component of the work/structure and the adjacent existing overhead and underground electrical distribution system violates the Occupational Health and Safety Act, the customer will be responsible for 100% of the costs associated with PowerStream making the work area safe. All construction work will be required to stop until the safe limits of approach can be established. In the event construction is completed, and the clearance between the constructed structure and the adjacent existing overhead and underground electrical distribution system violates the any of applicable standards, acts or codes referenced, the customer will be responsible for 100% of PowerStream s cost for any relocation work. References: Ontario Electrical Safety Code, latest edition (Clearance of Conductors from Buildings) Ontario Health and Safety Act, latest edition (Construction Protection) Ontario Building Code, latest edition (Clearance to Buildings) PowerStream (Construction Standard 03-4), attached Canadian Standards Association, latest edition (Basic Clearances) If more information is required, please contact either of the following: Mr. Barry N. Stephens Mr. Stephen Cranley Commercial & Industrial Services Supervisor Supervisor, Subdivisions & New Services Phone: 905-417-6900 ext. 5920 705-722-7244 ext. 31297 Fax: 905-532-4401 705-722-9040 E-mail: barry.stephens@powerstream.ca steve.cranley@powerstream.ca
Providence, Lenore Subject: FW: A083/14 - REQUEST FOR COMMENTS (City of Vaughan Committee of Adjustment) RECEIVED MARCH 31, 2014 Committee of Adjustment From: Singh, Christian (MTO) [mailto:christian.singh@ontario.ca] Sent: Monday, March 31, 2014 2:15 PM To: Providence, Lenore Subject: RE: A083/14 - REQUEST FOR COMMENTS (City of Vaughan Committee of Adjustment) Good Day Lenore, After review, the minor variance A083/14 for 2900 Highway 7 is not within the Ministry s permit control. Therefore the Ministry has no comments to provide. Should you have any other questions or concerns please do not hesitate to contact me. Sincerely, Chris Singh Chris Singh Permits Officer Corridor Management Office Ministry of Transportation Central Region 1201 Wilson Ave, Building D, 7th Floor Downsview, Ontario M3M 1J8 Tel: 416-235-4276 Fax: 416-235-4267 Web www.mto.gov.on.ca/english/engineering/management/corridor/index.html 1