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Home My WebLink AboutA2021-0016, A2021-0025-A2021-0027 Comments 07-22Clarftwn Planning and Development Services Committee of Adjustment If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Date of Meeting: July 22, 2021 File Number: A2021-0016, A2021-0025, A2021-0026, A2021-0027 Address: 23 Higham Place (A2021-0016), 27 Higham Place (A2021-0025), 31 Higham Place (A2021-0026), 24 Harry Lee Crescent (A2021-0027), Bowmanville Report Subject: Minor variances to facilitate the development of 4 single detached dwellinas each with a 3-car aaraae Recommendations: 1. That the Report for Application A2021- 0016 be lifted from the table; 2. That the Report for Minor Variance Applications A2021-0016, A2021-0025, A2021- 0026, A2021-0027 be received; 3. That all written comments and verbal submissions were considered in the deliberation of this application; 4. That applications A2021-0016, A2021-0025, A2021-0026, A2021-0027 for minor variances to Zoning By-law 84-63, including: a. Section 13.4.55 g. i) to increase the maximum garage width from 6.4 metres to 9.2 metres; Section 13.4.55. d. i) to decrease the minimum front yard setback to the dwelling from 4.0 metres to 3.5 metres; Section 13.4.55 d. ii) to decrease the minimum exterior side yard setback from 4.0 metres to 3.0 metres for the proposed single detached dwelling at 23 Higham Place (A2021-0016); b. Section 13.4.55 g. i) to increase the maximum garage width from 6.4 metres to 9.2 metres for the proposed single detached dwelling at 27 Higham Place (A2021-0025); c. Section 13.4.55 g) i) to increase the maximum garage width from 6.4 metres to 9.2 metres for the proposed single detached dwelling at 31 Higham Place (A2021-0026); d. Section 13.4.55 g) i)to increase the maximum garage width from 6.4 metres to 9.2 metres; Section 13.4.55. d. i) to decrease the minimum front yard setback to the dwelling from 4.0 metres to 3.4 metres; Section 13.4.55. d. ii) Municipality of Clarington Committee of Adjustment A2021-0016, A2021-0025 - A2021-0027 Page 2 to decrease the minimum exterior side yard setback from 4.0 metres to 2.5 metres for the proposed single detached dwelling at 24 Harry Lee Crescent (A2021-0027); be approved as they are minor in nature, desirable for the appropriate development or use of the land and maintains the general intent and purpose of the Zoning By- law, the Durham Region Official Plan and Clarington Official Plan; and 5. That all interested parties listed in this report be forwarded a copy of Committee's decision. Municipality of Clarington Committee of Adjustment A2021-0016, A2021-0025 - A2021-0027 Application Details 1.1 Owner/Applicant Scott Jeffery, Jeffery Homes 1.2 Agent: Michael Fry, D.G. Biddle and Associates Page 3 1.3 Proposal Proposed minor variances to Zoning By-law 84-63, including: a. Section 13.4.55 g. i) to increase the maximum garage width from 6.4 metres to 9.2 metres; Section 13.4.55. d. i) to decrease the minimum front yard setback to the dwelling from 4.0 metres to 3.5 metres; Section 13.4.55 d. ii) to decrease the minimum exterior side yard setback from 4.0 metres to 3.0 metres for the proposed single detached dwelling at 23 Higham Place (A2021-0016); b. Section 13.4.55 g. i) to increase the maximum garage width from 6.4 metres to 9.2 metres for the proposed single detached dwelling at 27 Higham Place (A2021-0025); c. Section 13.4.55 g) i) to increase the maximum garage width from 6.4 metres to 9.2 metres for the proposed single detached dwelling at 31 Higham Place (A2021-0026); d. Section 13.4.55 g) i) to increase the maximum garage width from 6.4 metres to 9.2 metres; Section 13.4.55. d. i) to decrease the minimum front yard setback to the dwelling from 4.0 metres to 3.4 metres; Section 13.4.55. d. ii) to decrease the minimum exterior side yard setback from 4.0 metres to 2.5 metres for the proposed single detached dwelling at 24 Harry Lee Crescent (A2021-0027). 1.4 Area of each Lot: 23 Higham Place, 747 square metres (A2021-0016) 27 Higham Place, 646 square metres (A2021-0025) 31 Higham Place, 545 square metres (A2021-0026) 24 Harry Lee Crescent, 843 square metres (A2021-0027) 1.5 Locations: 23 Higham Place, Bowmanville (A2021-0016) 27 Higham Place, Bowmanville (A2021-0025) 31 Higham Place, Bowmanville (A2021-0026) 24 Harry Lee Crescent, Bowmanville (A2021-0027) Municipality of Clarington Committee of Adjustment A2021-0016, A2021-0025 - A2021-0027 1.6 Legal Description: 1.7 Zoning: 1.8 Clarington Official Plan Designation: 1.9 Durham Region Official Plan Designation Page 4 Block 72, Plan 40M-2642 and Block 74, 40M-2641 (A2021-0016) Block 75, Plan 40M-2641 and Block 71, Plan 40M-2642 (A2021-0025) Block 76, Plan 40M-2641 and Block 70, Plan 40M-2642 (A2021-0026) Lot 28, Plan 40M-2641 (A2021-0027) Urban Residential Exception (R2-55) Zone of Zoning By-law 84-63 Urban Residential Living Areas 1.10 Heritage Status: None Municipality of Clarington Committee of Adjustment A2021-0016, A2021-0025 - A2021-0027 �rtW a OI \ I \ �iak��F w \ I �\•—I y \ O 0 ep V Ii��SJr��`�c N u r �r5.. I, LeV3MinPNrX � - _ i eiejt 0� I r. _ �r NORrHGLEN ROULEYARC'.A FT zz i L �. t; u 11 } IFF'r : as nes �E�al uaXaeM aMMa� � ��t L _ B :''f_ epuexeeraujrar � Property Location Map (Bowmanvi(le) _ _ Area SubJec[To Minor Variance 23 Hiyham Place, Be__ille A2021-0016 n-�7nJ Y PI F MOSE Y w � p a '!- a 3 - 4 ¢ HARRY <F a N. NORTHGLEN ry 2 f r x � DOl1GLA5 KEMP CR'� � � � I IeF yes-_—�olea I aeX Property Location Map (Bowmanville) Area Subject To Minor Variance - 24 Harry Lee Crescent, Bowmanville A2021-0027 Figure 1 — Location Maps Page 5 Municipality of Clarington Committee of Adjustment A2021-0016, A2021-0025 - A2021-0027 Page 6 2. Background 2.1 On June 4, 2018, By -Law Amendment 2018-056 was passed to facilitate the development of 3-car garage for properties zoned R1-71 for lots with at least 18 metres of frontage within Draft Approved Plan of Subdivision S-C 2007-0005 in the Northglen Neighbourhood, Bowmanville (See example of model in Figure 2.). This Amendment was initiated by the previous landowner, Akero Developments Inc. who later sold the undeveloped lots to Jeffery Homes. 2.2 On May 21, 2021, an application for a minor variance (A2021-0016) was received to facilitate the development of a single detached dwelling within the Northglen Neighbourhood for a lot zoned R2-55 with at least 18 metres of frontage. 2.3 On June 23, 2021, the owner met with Planning Staff to better understand the proposal for 3-car garages on lots in the area. The owner discussed that there is a total of 4 lots which have a frontage over 18 metres, but which are zoned R2-55. The owner informed Staff that the 4 lots have been marketed and sold with models providing a 3-car garage. These are noted as Lots 28, 70, 71, and 72 on the plan below (Figure 4). The builder believed that the 3-car garage model was permitted on any lot with a frontage of 18 metres. The owner requested that the application for a minor variance be tabled until it was determined the best approach to deal with the 4 lots that do not conform to the Zoning By-law. 2.4 On June 24, 2021 application A2021-0016 was tabled by the Committee of Adjustment to have further discussions regarding the nature of the proposal and in anticipation of an additional 3 applications for Minor Variance for dwellings requiring similar variances. 2.5 Planning Staff considered the need to address this matter as a rezoning application or a minor variance application. A Zoning By-law Amendment was determined to be unnecessary and a Minor Variance is the most appropriate application under the circumstances. The rationale for this decision is: a) The original Rezoning affected a total of 23 18-metre lots in the R1-71 Zone. The entire R1-71 Zone was modified to eliminate the maximum garage width requirement in this zone. All lots satisfied the minimum lot frontage requirement of 18 metres. At the time, there were no zoning regulations in place to permit a 3- car garage; b) The subject application will address 4 lots; c) The 4 lots in the R2-55 zone are larger than the minimum lot frontage required which is 13.5 metre, therefore the lots are more like the adjacent and contiguous lots in the R1-71 Zone; d) The minor variances will have the effect of rounding out the permission of the R1- 71 Zone and can be considered to be within the same cluster of 3-car garage units in the neighbourhood; Municipality of Clarington Committee of Adjustment A2021-0016, A2021-0025 - A2021-0027 Page 7 e) Establishing the original permission for the 3-car garage required a rezoning. There were no regulations in place at the time to permit 3-car garages and the rezoning was a broader undertaking affecting the entire R1-71 zone. Requiring the applicant to proceed through a more onerous rezoning process for these 4 lots would not result in a different staff recommendation and Staff are satisfied that the four tests have been considered appropriately under the Planning Act. The proposed variance will have negligible impact to the surrounding neighbourhood and will be in keeping with adjacent units with the 3-car garage design. 2.6 On June 29, 2021 applications for 3 additional properties (A2021-0025, A2021-0026, A2021-0027) were received by Planning Staff. Figure 2: Existing 3-car garage model within the Northglen Subdivision Municipality of Clarington Committee of Adjustment A2021-0016, A2021-0025 - A2021-0027 RI a- - O31 = Ld 11 S 11 �.� �p u 31 g i ❑ a .43 27 a f O 6� -- Con 3 41-4 �� V Q16 ❑ O19 S _ .. .`,1b w - �•o �. C R�-Si J R2-SS ❑ .. i1 �"kt71 R•.1 a.'d�fi• 6= o � - '�a`d _ �. - Q:1.9 ❑2B9 ..: 6 G90�347L � _ _ gOSlsJ dz O �'$ W 787 O O fi O 19�23 '&i,ryg 630 NOg1119�en 2i7 Zys O d �.' R"4 R R2-S4 _3a R2 55 { 3a5 Page 8 Figure 3: Zoning on Harry Lee Crescent and Higham Place, highlighting adjacent R1-71 parcels which permit 3-car garages Municipality of Clarington Committee of Adjustment A2021-0016, A2021-0025 - A2021-0027 Neighbourhood P 94 �� :Baseball 0iamord PI Splash PaaI I uuub Elemer ly klw l Ull Em Y. 68 w I®67 _ 66 /y W 1065 J 64 li.'r xY EM6310. s nIli+ x lw 61 -19 rr 11 ¢ n 4 't 57 SITE PLAN PHASE II R[ (-',' J :I A R'(--.0 e EIIVIrunniurauily F-1 39' LOTS Proiectod ❑ 44 r L O T 76 y ❑ 50' LOTS ❑ E0' LOTS $ qt Page 9 Figure 4: Jeffery Homes Site Plan, marketing Lots 28, 70, 71 and 72 as 60' lots with the possibility for a 3-car garage, and Zoned R2-55 Municipality of Clarington Committee of Adjustment A2021-0016, A2021-0025 - A2021-0027 3. Land Characteristics and Surrounding Uses Page 10 3.1 The subject properties are within Northglen subdivision, east of Middle Road and north of Northglen Boulevard (see Figure 1). The Northglen subdivision is currently under construction. 3.2 The surrounding uses to the north, south, east, and west are residential in the form of single detached dwellings within the same plan of subdivision. 31 Higham Place is an exception to this, with Environmental Protection lands to the north. 4. Public Notice and Submissions 4.1 Pursuant to the requirements of the Planning Act, the appropriate signage acknowledging the application was installed on the subject lands. In addition, the appropriate notice was mailed to each landowner within the prescribed distance. 4.2 Staff received one inquiry about this property. The inquiry sought to clarify the nature of the variance and who the applicant was. At the June 24, 2021 meeting, application A2021-0016 received one verbal statement of objection from a neighbouring resident who questioned why his property was not permitted by the builder to have a 3-car �* =--01 5. Departmental and Agency Comments 5.1 The Clarington Engineering Services Department has no objections with this application provided that the proposed driveway width remains 6.0 metres in the municipal right-of- way. 5.2 The Clarington Building Division had no objections to the application. 5.3 The Clarington Emergency Services has no fire safety concerns with this application. 5.4 The Region of Durham has no objections to the application. 6. Discussion Conformity with the intent and purpose of the Regional and Clarington Official Plans 6.1 Both the Regional and Clarington Official Plans permit the residential use of the property. The proposed attached 3-car garage will provide additional off-street parking and storage for the residents to support to principal residential use. 6.2 It is staff's opinion that the application conforms to the intent and purpose of both the Official Plans. Conformity with the intent and purpose of the Regional and Clarington Official Plans Municipality of Clarington Committee of Adjustment A2021-0016, A2021-0025 - A2021-0027 Page 11 Conformity with the intent and purpose of the Zoning By-law 6.3 The subject property is zoned `Urban Residential Exception (R2-55) Zone in Zoning By- law 84-63, which restricts the outside width of a garage to a maximum of 6.4 metres. The intent and purpose of limiting the width of garage doors is to reduce the visual impact to the overall residential streetscape and public realm. The intent of the exterior side yard and front yard setbacks are to ensure that sufficient space is maintained between the dwelling and the property line so that the visual impact on the streetscape is uniform. 6.4 The proposed dwellings, while in a different zone, are larger than what is required in the R2-55 Zone and have minimum lot frontages of 18 metres in keeping with the lots zoned R1-71. The lots are contiguous to lots zoned R1-71 which permit a 3-car garage. 6.5 Two of the dwellings on corner lots require a relief from setbacks from the street line. These are lot -specific in nature and can be attributed to the irregular lot configuration and the lot line established by the site triangle. Otherwise, the proposed dwellings on corner lots maintain an adequate and generally consistent setback to the streets, relative to the other dwellings in the subdivision. 6.6 For the above -stated reason, it is Staff's opinion that the minor variances requested maintain the intent of the Zoning By-law. Desirable for the appropriate development or use of the land, building or structure 6.7 The appropriate use of the land is residential. The proposed dwellings are in keeping with the characteristics and existing dwellings within the Northglen subdivision. 6.8 The proposal is adjacent to and contiguous with proposed and currently constructed dwellings with 3-car garages. 6.9 There was only one concern from the public, questioning why the builder did not permit a 3-car garage on their property. 6.10 During the circulation and review of the application, there were no technical issues raised that would affect the approval of the minor variance applications 6.11 The change in zone limits between the R2-55 Zone and the R1-71 Zone is not obvious. The 4 lots requiring relief are of a size that is more like those in the R1-71 Zone versus the R2-55 Zone which permits smaller lots with a minimum frontage of 13.5 metres. Therefore, it would be appropriate to locate the 3-car model on these 4 remaining lots that are larger and contiguous to other R1-71 lots. 6.12 For the above -stated reasons, it is Staff's opinion that the minor variances requested are desirable for the residential use of the land and building. Municipality of Clarington Committee of Adjustment A2021-0016, A2021-0025 - A2021-0027 Minor in Nature Page 12 6.13 The subject minor variances can be considered a rounding out of the existing 18 metre lots with 3-car garages. Visual impacts will be negligible. 6.14 The request for relief yard setback relief for the corner lots can be considered both desirable and minor in light of the irregular lot configuration. 6.15 At approximately 15 metres in width, the 3-car garage model would not fit on most lots zoned R2-55. Staff are not concerned about the potential of setting a precedent for future similar Minor Variance applications within this neighbourhood. 6.16 Within the overall development, 23 lots were originally zoned R1-71. This application for a variance is minor in nature as it is requesting to provide 4 additional lots the permission for 3-car garage. Therefore, the neighbourhood impact is minor given the number of units that will be limited to the 2-car or 6.4-metre-wide garage. 6.17 For the above stated reasons, it is Staff's opinion that the proposed variances are minor in nature. 7. Conclusion 7.1 Based on Staff's review of the application, the application conforms to the intent and purpose of the Zoning By-law and the Regional and Municipal Official Plans, is desirable for the appropriate development or use of land and is deemed to be minor in nature. 7.2 Given the above comments, Staff recommends approving these applications for Minor variances to Zoning By-law 84-63, including: a. Section 13.4.55 g. i) to increase the maximum garage width from 6.4 metres to 9.2 metres; Section 13.4.55. d. i) to decrease the minimum front yard setback to the dwelling from 4.0 metres to 3.5 metres; Section 13.4.55 d. ii) to decrease the minimum exterior side yard setback from 4.0 metres to 3.0 metres for the proposed single detached dwelling at 23 Higham Place (A2021-0016); b. Section 13.4.55 g. i) to increase the maximum garage width from 6.4 metres to 9.2 metres for the proposed single detached dwelling at 27 Higham Place (A2021-0025); c. Section 13.4.55 g) i) to increase the maximum garage width from 6.4 metres to 9.2 metres for the proposed single detached dwelling at 31 Higham Place (A2021-0026); d. Section 13.4.55 g) i)to increase the maximum garage width from 6.4 metres to 9.2 metres; Section 13.4.55. d. i) to decrease the minimum front yard setback to the dwelling from 4.0 metres to 3.4 metres; Section 13.4.55. d. ii) to decrease the minimum exterior side yard setback from 4.0 metres to 2.5 metres for the proposed single detached dwelling at 24 Harry Lee Crescent (A2021-0027). Municipality of Clarington Committee of Adjustment A2021-0016, A2021-0025 - A2021-0027 Submitted by: tv 14 115 Anne Taylor cott, Principal Planner Development Review Branch Staff Contact: Sean Jeffrey Attachments: Attachment 1: Grading Plan — Lot 28 Attachment 2: Grading Plan — Lot 70 Attachment 3: Grading Plan — Lot 71 Attachment 4: Grading Plan — Lot 72 Interested Parties: The following interested parties will be notified of Committee's decision: Scott Jeffery, Jeffery Homes Michael Fry, D.G. Biddle& Associates Page 13 Attachment 1 7NAi—TREE NUMBERS AND LOCATIONS TD BE DETERMINED EMUNICIPALITY. TREES TO BE STAKED IN FIELD $Y IPAITTY PRIOR TO PLANiIHG V HARRY -LEE CRESCENT 143.27 ki ` vp yyy� _x 43,60 144.51 svRKEN--a�rz �— r: 143.85X LAUNDRY `��--1 WESTPORT M X 50✓a ELEVATION W S GAR 16 FFE 144-60 FM 144.3E FB5 142.00 I USF 141-77 12 .r1R d X 14, lox � E2AUi 7r O 28143.90x per ---{ r i J. 3 1 T 12.00m 12,00m 31 30 K AE 1116 the hulldaPs Complete responsibility to ensure that all plans submitted for apppprrooval fuiVy comply with the Architectural Gut elirvas artd all appIkoble regulations artd regNremants Induding zoning provisions and any prwislons in the subdivision agreernent. The Cor trot Architect is not responsibla in any}r way for examining a approving site (IQttin9}Plans ar working drawings with rasped to any inning er building code or permit matter or that hny house can be properly butIt or located en its I.L This is to certify that these plans comply with f}le applicable ArchlWctuiral Design Guidelines appproved by 711e Municipality of CLARiNGTON. rorve c- :umnu-nuwMs r�o .smrrrc.T rcncnccrnoircvnr 0 PROP 1.8m—� PRIVACY WOOD FENCE PORCH HEIGHT, 0.91m J � �a o� T10 12m 9 V ? g �- NOTES: BUILDER TO ENSURE 1.2m UNDERSIDE OF FOOTING MAY BE LOWER THAN 13UILQER TO VERIFY SERVICE COVER ON ALL FOOTINGS, I ELEVATION NOTED DUE TO EXIST, CONDITIONS. CONNECTION INVERTS PRIOR FOOTINGS TO BEAR ON EXACT DEPTH OF FOOTING TO BE DETERMINED ON TO CONSTRUCTION, UNDISTURBED NATIVE SOIL 51TE DURING EXCAVATION FOR FOOTING. CONSULTANTS DECLARATION, THIS PROPOSAL CONFORMS V TH THE MUNICIPAGT•YS GRADING CRI IA AND APPROVED SUBDIVISION MASTER LOT GRADING PLAN AND THE PROPOSED SE TYPE IS QR04 t j : f COMPATIBLE GRADING. THE MTHADJCENT DRIVEEWAYS, WALKWAYS, a5E0 Sl L T. VALLVVEDOR NOTSTREET CT r�qe.G UTILITY DATES'❑❑. ��'t.AW Y—RFMEWED BY.., O INFORMATION: RZz 55 o LOT AREA 843.47m LOT COVERAGE 231.72m' 27.47% O O (INCLUDE PORCH) 240.97m2 28.57% �� P MUNICIPALITY OF G ND 0ESS LOT NO. Z$ PLAN +�0�4--2841 '�i 4.PROPOSED GRADE CLARI N CTON 140.88 ExSTING GRADE - IRECTION OF 0.8. Biddle IL Associates Limited DRAINAGE consulting engineers and planners UTILITY LEGEND STREET TREE .............. 9B IKINGSTREET EAST Q$WAWA.DN L7H lB8 TRANSFORMER ................. IN F-HONE (905)578-8500 • FAX (905)S76--9730 (BELL GLB Infoodgtatddle.anm ROGERS PEDESTAL........ DRAWN BY. A.CA CHECKED BY: M.B.C. I DRAVAND ND. f'7 o IJILDER— JEFFERY HOMES DATE SCALE: 1.250 A4�1?—SP•-•-no SUBD'N — NORTHCLEN (PH2) SUB.NO.— 115026 Attachment 2 NOTE: FINAL TREE NUMBERS AND LOCATIONS TO BE DETERMINED BY THE MUNICIPALITY, TREES TO BE STAKED IN MELD BY MUNICIPALITY PRIOR TO PLANTING 00 co N yv n8 -P x145.55 �h yq� tV 4 a LL 032— OXFORD V a ELMoN C 4 O �'] 3R FFE 146.06 ^ � -L FIW 145.76 7 in yr �yyr 11��tL F 14247 rl '1 + if SUNKEN .4fi i Mutt ROOM i 14541 .6 4 15.74� .�— I 144.11 PORUSFC IIm-gil -'"�-- i 45.3B x 45.31 Q r• ECt HICHAM PLACE 1h n CONSULTANTS DECLARATION. THIS PROPOSAL CONFORMS NTH THE MUNIGIPALITYS GRADING SUBDIVISION MASTER LOT GRADING PLAN AND THE PROPOREC COMPATIBLE WITH THE GRADING 111E 7PROPWITH ADJACENT DRIVEWAYS, WALKWAYSSI UTILITY. DATE.�ri 1Li&I.,..REwEWED BY..—......... 35.19% 37.5D% OF IBLK NO. BLK NO. 12 I LI] Mal ELEVA 5 FFEVA 4. FF. 16: FEW 145.: FSS 143 It Is the bU5Wers complete responsibility to Bnsure that all plans submitted for approval fully comply with the Archilectural Guidelines an all apPIkeWe regulations end requirements Including tuning provisions and my pmvEalons in the subdvisim agreament The Control Archltect Is not responsible in any way for axaminuig or epproWng bite (IotUng).plans or +nrfdng drawings with respect to any zorong or building code or permm it atter pr that any hou.. ran be properly be for located on its lot. This is tD certlfy that these plans camply with the applicable Architectural Qesign Guidelines CLARINGTaONpprrnad by the Municipality of I VSF 143. NKEN PORCH HEIGHT 6.150 MUD F 145,71. N OTES: ] ��pOf BUILDER TO VERIFY SERNCE 1M CONNECTlOH INVERTS PRIOR 5 TO CONSTRUCTI0�1. 1-151 BUILDER TO E�ON . COVER ON AL FOOTINGS TO UNDISTURBED UNDERSIDE OF FOOTING MAY BE LOWER THAN J ELEVATION NOTED DUE TO EXIST. CONDITIONS. EXACT DEPTH OF FOOTING TO BE DETFOR FOOTING. ON � SITE DURING EXCAVATION FOR FOOING. R RIA AND APPROVED gyLSSIC sE TYPE Is ,AT 014 DOES NOT CONFLICT' Ef�C)F VALVE OR ANY STREET B. CARSWELL PLAN 40M-2642 LEGEND PLAN 4OM-2641 14m.88 PROPOSED GRADE 14fJ•98 EXISTING GRADE DIRECTION OF consulting engineers and planners U]3UTY LEGEND 9E .-T40 STREET EAST • 0SHAWA,0N 1-1 H 196 STREET LIGHT ................. «Q Pi-IpevE (9p5]578-85DD FAX C9057s76-9730 ROGERS BREAKOUT....... in i'o4Sdg laiddln. cote STREET TREE ................... jFIA BY', A. .A CRECK Br M.B.C. DRAIING NO. � UILDER-- JEFFERY HOMES DATE: AP 1 SCALE: 1: 5O 19402—SP-70UBMO.- 115028NORTHOLEN (PH2) Attachment 3 NOTE: FINAL TREE NUMBERS AND LOCATIONS TO BE DETERMINED BY THE MUNICIPALITY. TREES TO BE STAKED IN FIFLD BY MUNICIPALITY PR10R TO PLANTING ;42ti X) 5 XFORD Q__1 EVATION K 1t5.75 S Iat0 F W.87 SUNKEN All RON 145XI. PORCH IJ45.37 Q r n [t! 1 2.82m �jLO ►O m I[ 1 m x145,55 uOi, nx� RD $5b-1 EIDIATIpN A u7 ITE 145.1E ti N FTW 145M 3R FB,S 14.,.50 rr_ US' 14327 — SUNI(E11 - k N 7"" MUO ROOV 145.71 I _-i-- _ it 120 It Is the builder's Complete responsibility to ensure that all plans submitted for approval fully comply with the Architectural GurrPerlines and all apicabI@ regutadom and requirements inducting zoning prDVlsions and any provnslons in pie subdivision agreement. The Control Architect is not responsible in an way for examining or approving site pottirlg�plans yr working drawings wide respect to any zoning Or building code Or permit matter nr that any In can be property butt or located on iVn IOL This is to certify that these plans comply with the applicable Archltecttlral Design Wdelines approved by the.Nlunlcipality of CLARINGTON, PORCH HE GHT: 0.95m NOTES: BUILDER TO VERIFY SERVICE CONNEC77DN INVERTS PRIOR TO CONSTRUCTION. 15�t BUILDER TO ENSURE 1.2m COVER ON ALL FOOTINGS. FOOTINGS TO BEAR ON UNDISTURBED NATIVE SOIL. UNDERSIDE OF FOOTING MAY BE LOWER THAN ELEVATION NOTED DUE TO EXIST. CONDITIONS. —ACT DEPTH OF FOOTING TO BE DETERMINED ON SITE DURING EXCAVATON FOR FOOTING. CONSULTANTS DECLARATION: THIS PROPOSAL CONFORMS WITH THE MUNICIPAUTYS GRADING CRITERI D APPROVED OFE551p SUBDIVISION MASTER LOT GRADING PLAN AND THE PROPOSED HOUS IS { COMPATIBLE WITH THE GRACING. THE PROPO DRIVE Y DOES NOT CONFLICT Q� 1HTH ADJACENT DRIVEWAYS, WALKWAYS, CATC IN, T ALVE OR ANY STREET = uy UTILITY. a rn DATE.P1pFu...XUU...... REVIEWED BY.... M. B. CARSWELL TONING INFORMATION: R2-55 LOT AREA 646.77rr;' LOT COVERAGE 187.11m 28.93% 'n,�•� �-� (INCLUDE PORCH) 200,$6rrl' 31,06% ')F MUNICIPALITY OF I BLIK NO. 71 PLAN 4GM-2642 LEGEND CLARINGTON BLK NO• 75 PLAN 4OM--2641 140.88 PROPOSED GRADE 140.88 EXISTING GRADE DIRECTION OF 0.13. Biddle & Associates Limited DRAINAGE ® consulting engineers and planners LIMI1<IY LLo STREET TREE .................. r(D 90 KIND STREET EAST • 49HAVVA.QN L1H 196 TRANSFORMER ................ PHONE (905)575--850❑ + FAX (905)576---9730 m InfoQ�d%blddlv.cvm 1. A. .A !CHECKED BY: M.B.C. DRAWING N0. UILDER- JEFFERY HOMES ?ATE: APR 201 $U1: 1194G2--SP�-71 Su'BNa.= 15G 8GLEN {PH2} Attachment 4 r +,� E- � 12. ssi�r} *t 7Dr n '* �. a`+ r, r III 3SW-d u R rr W v +" W LLB � W WESTPORT —� ELM.B F PUFAM O 44,40 17.2Srn T - 9z 9 HI'GHAM PLACE COtESATANTS Mr xs -ncw T+V$ PROPOSAL QM*-Q%s VATH THE MUFiaPAUTYS { N*& C"kA AfO rPMM) SUBDTV-'WN MASIER LOT GR DM PLAN AND RE PRSF SW HU E r"T IS ONWA.TBLE VW THE QUON6- THE PROPOSft uft E#AT LOCArOm 6OM NOT ODWLiCT PATH ADIAMIT I{1r MYS, WALKWAYS, Ci,TC'F+BASM, KTCRMT, VALW OR MAY STREET 1-17u ' DATr........................RENEv1ED Elf- ....................... ... .." . . ._�,,. ,. . ,. ..,..... ZONfNG NFORIAKPON: R2-55 LOT AREA x3Lx.xx7rg: LOT CaVERAM: »ncxcon 2a,93% MUNICIPALITY OF 7 PLAT] ��-�s4� LEC�ND. L F I TON &K ft 7 PLAN 4OM-2641 P+tO.B E1C5T111GixdE ftECrON OF 0.13. Bidd10 & An so oluitue LlmIt ad CIRMU41E conswlting onglnoors and planners u�Lm LEr.�Fi 57RM7 v45 KIhr0 STREET EIAST 05mjkWA oN L7H 186 PHONE (905)570-a.500 . FAX (9CM)A76-0720 rnf a�dyblddl�.s-ew+7 ;RkYH a5^ ♦ LMLOER- JEFFERY HI L5 7�47� sOhLE: 1 —