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HomeMy WebLinkAbout2025-05-22Clarbgto,a Committee of Adjustment Meeting Teams Video Meeting & Teleconference Thursday, May 22, 2025 Time: 6:30pm If this information is required in an alternative format, please contact the Accessibility Coordinator at 905-623-3379 ex. 2131 Audio/Video Record: If you attend at a Committee of Adjustment meeting, your audio and video may be recorded. Microsoft Teams Need help? Join the meeting now Meeting ID: 272 536 420 072 2 Passcode: nU6Nr7P9 Dial in by phone +1 289-274-8255„707914237# Canada, Oshawa Find a local number Phone conference ID: 707 914 237# For organizers: Meeting options I Reset dial -in PIN Agenda 1. Call the meeting to Order 2. Land Acknowledgement 3. Declaration of Interest and Opening Statements 4. Consent Applications to be heard: File Number: B-2025-0014 Owner/Agent: William Trenwith Staff: Shrija Vora Address: 5280 Shiloh Road, Newtonville 5. 5 Minute Recess 6. Declaration of Interest 7. Minor Variance Applications to be heard: Page 11 File Number: A-2025-0007 Owner/Agent: Howard Li Staff: Hebah Masood Address: Planview Heights File Number: A-2025-0008 and A-2025-0009 Owner/Agent: Howard Li Staff: Hebah Masood Address: TH Bowmanville File Number: A-2025-0017 Owner/Agent: Mario Romano Staff: Hebah Masood Address: 24 Queen St., Bowmanville File Number: A-2025-0018 Owner/Agent: Mitch Morawetz Staff: Ainsley Johnston Address: 7025 Bethesda Road, Bowmanville File Number: A-2025-0019 Owner/Agent: Muhammad Amanulleh Staff: Ainsley Johnston Address: 16 Fry Cres., Bowmanville File Number: A-2025-0020 Owner/Agent: Valiuddin Mohammed Staff: Hebah Masood Address: 31 Clipper Lane, Bowmanville 8. New Business: New management directive - meeting recordings and agendas 9. Approve Minutes from the previous Committee of Adjustment meeting 10.Adjournment Page 12 Clarington Summary of Comments Submitted B-2025-0014 5280 Shiloh Road, Newtonville Planning and Infrastructure Services Committee of Adjustment City Departments / External Agencies Comment Clarington Development Review Division Comments as attached Clarington Building Division No concerns Clarington Development Engineering Division Comments as attached, see attachment (insert 1) Clarington Emergency & Fire Services Department No concerns Ganaraska Region Conservation Authority Comments as attached, see attachment (insert 2) Municipality of Clarington Committee of Adjustment B-2025-0014 Page 2 If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Date of Meeting: May 22, 2025 File Numbers: B-2025-0014 Address: 5280 Shiloh Road, Newtonville Report Subject: B-2025-0014; Seeking consent to facilitate a Lot Line Adjustment on an agricultural lot. Recommendations: 1. That the Report for Consent file B-2025-0014 be received. 2. That all written comments and verbal submissions are considered in the deliberation of this application. 3. That application B-2025-0014 for consent be approved subject to the conditions herein. 4. That all interested parties listed in this report be forwarded a copy of the Committee's decision. Municipality of Clarington Committee of Adjustment B-2025-0014 Page 3 1.1 Owner: William Trenwith and Connie Marie Trenwith 1.2 Applicant: William Trenwith 1.3 Proposal: B-2025-0014; Seeking consent to facilitate a lot line adjustment that would result in 8.47 Ha (approximately 84700 Square metres) of lot area being transferred from 5280 Shiloh Road to 4640 Concession Road 5. 1.4 Area of Existing Lot 413200 square metres (41.32 hectares) 1.5 Area of Transfer: 84700 square metres (8.47 hectares) 1.6 Area of Retained: 328500 square metres (32.85 hectares) 1.7 Zoning: Agricultural Exception (A-1) within Zoning By-law 84- 63. 1.8 Clarington Official Plan Prime Agricultural and Environmental Protection Designation: 1.9 Heritage Status: None 1.10 Water/Sanitary Supply: No Services (as the property is only used for farming) Municipality of Clarington Committee of Adjustment B-2025-0014 Land Division Application: B2025-0014 Nature of Application: Addition to a lot Municipality: Clarington Claaboon Address: 5280 Shiloh Road Page 4 - Benefitting Lands N w ® Severed Lands e s 0 50 100 200 300 400 Meters Figure 1 — Lands subject to consent application Municipality of Clarington Committee of Adjustment B-2025-0014 2. Background Page 5 2.1 On April 15, 2025, a consent application was received from William Trenwith to adjust the lot line ( Part 2, as seen in Figure 2) from 5280 Shiloh Road to 4640 Concession Road 5. & PART 3 PART 4 U wee. ••vw � i! PART T 41. i } 0 j PART 7 Z i i t Figure 2 - Draft 40R reference plan Municipality of Clarington Committee of Adjustment Page 6 B-2025-0014 2.2 The property contains a watercourse and a significant wetland area within the portion designated as Environmental Protection, this feature forms part of the Natural Heritage System. The applicant has been in discussions with municipal staff since August 2024, and, as requested, an Environmental Impact Study was completed in support of this application. The study concluded that the proposed new lot line does not overlap the wetland, nor does it cross the woodland boundary. It also confirmed, that the proposed new lot line is in conformance with local, provincial and federal environmental policies. 2.3 The subject property is an active farm, and the proposed lot line adjustment is intended to better align agricultural land uses for future operations. Currently, there is no development proposed on either property. A watercourse and wetland feature limit the ability to bring farm equipment to the west side of the property, which presently only has access from Shiloh Road. The proposed adjustment will result in approximately 8.47 hectares of land being transferred to 4640 Concession Road 5. The applicant/owner owns both 5280 Shiloh Road and 4640 Concession Road 5. 3. Land Characteristics and Surrounding Uses 3.1 The subject lands municipally known as 5280 Shiloh Road are comprised of Part 2, Part 3 and Part 4 on the draft reference plan (See figure 2). The subject property is located on the west side of Shiloh Road. The subject lands form a rectangular shaped lot with an area of 412000 Square metres (41.32 hectares), depth of approximately 795 metres and frontage along Shiloh Road of approximately 493 metres. 3.2 Surrounding land uses include residential and agricultural use to the south and agricultural use to the north, west and east sides of the subject parcel. 4. Public Notice and Submissions 4.1 Pursuant to the requirements of the Planning Act, the appropriate signage notifying of the application was installed on the subject lands. In addition, a public notice was mailed to each landowner within 60 metres of the subject lands. 4.2 At the time of writing this report, staff received three phone inquiries from members of the public. Two callers were seeking clarification on the lot line adjustment process, while the third inquired about any proposed development on the property. Staff confirmed that no development is proposed and that the lot line adjustment is solely for agricultural purposes. None of the individuals expressed opposition to the proposed consent application. Municipality of Clarington Committee of Adjustment B-2025-0014 5. Provincial Policy Planning Act Page 7 5.1 Section 53(12) of the Planning Act requires that the criteria set out under Section 51(24) shall be given regard for matters such as: health, safety, convenience, accessibility for persons with disabilities and welfare of the present and future inhabitants of the municipality when considering an application for Consent. Provincial Planning Statement, 2024 5.2 Section 4.3.1 General Policies for Agriculture: Planning authorities are required to use an agricultural system approach, based on provincial guidance, to maintain and enhance a geographically continuous agricultural land base and support and foster the long-term economic prosperity and productive capacity of the agri-food network. 5.3 Section 4.3.2.2 Permitted Uses: In prime agricultural areas, all types, sizes and intensities of agricultural uses and normal farm practices shall be promoted and protected in accordance with provincial standards. 5.4 For the purposes of this review, it is the opinion of the Staff that the proposed application is consistent with the criteria (a) — (m) of Section 51(24) under the Planning Act, R.S.O. 1990, c. P.13, and Provincial Policy Statement (2024). 6. Official Plan 6.1 The subject property is designated Prime Agricultural and Environmental Protection and portion of the subject parcel is within Natural Heritage System within the Clarington Official Plan. The `Prime Agricultural' designation is generally intended to be used for agricultural uses, agriculture -related uses and on -farm diversified uses. Environmental Protection Areas are recognized as the most significant components of the Municipality's natural environment. As such, these areas and their ecological functions are to be preserved and protected from the effects of human activity. 6.2 The proposed consent application is subject to policies within Section 23.7 - Severances of the Clarington Official Plan. Official Plan Policy 23.7 Addressed a) Scattered residential development Planning Staff is satisfied that this throughout the Municipality shall be application does not result in scattered prohibited residential development. Municipality of Clarington Committee of Adjustment B-2025-0014 Page 8 b) Ribbon development along arterial Planning Staff is satisfied that this roads shall be prohibited and direct application for consent does not result in access from arterial roads shall generally ribbon development. be restricted c) Severances shall meet the The property is currently un-serviced, and requirements of the Region of Durham no servicing is required as part of the and applicable provincial agencies, proposed lot line adjustment, since no regarding the provision of sewage development is being proposed at this disposal and water services, and may time. include entering into an agreement with the Region of Durham d) Severances shall only be given when The retained lands have frontage along a land fronts on an open and maintained Municipally opened and maintained road. public road. Notwithstanding, a Part 2 of the draft plan will be transferred landlocked parcel related to a land upon approval of the consent application assembly for future development in to 4640 Concession Road 5 which also conformity to this Plan may be created has frontage along Municipally opened and maintained road. e) The size of any parcel of land created Application is consistent in keeping with by severance should be appropriate for the character of the surrounding the use proposed in keeping with the neighbourhood and conforms to the character of the surrounding development policies within the Official neighbourhood and no parcel should be Plan. created which does not conform to the provisions of this Plan and the implementing Zoning By-law f) Severances shall not be granted for Clarington's Development Engineering land adjacent to a road from which department is satisfied that this access is to be obtained if a traffic hazard development does not create a traffic would be created because of limited sight hazard (see Attachment 1). lines on curves or grades g) Severances to be granted shall be This application to transfer the land parcel conditional upon the applicant meeting all is subject to the fulfillment of Municipal requirements of the Municipality, financial conditions — (See page 10 of this report) and otherwise, and may include an agreement being entered into with the Municipality Municipality of Clarington Committee of Adjustment B-2025-0014 h) The Municipality is satisfied that a plan of subdivision is not required. Generally, 3 lots are considered the maximum number of new lots that may be created by severances from a parcel of land i) Where a property has more than one land use designation, a land severance along the boundary of two different designations is permissible provided the severance does not contravene any applicable policies of this Plan Page 9 Staff is satisfied that this consent application would not require a plan of subdivision. The proposed lot line adjustment aligns with the boundary of the agricultural zone, as determined through the Environmental Impact Study conducted for the subject property. j) In the Agricultural and Rural Planning staff is satisfied that the designations, any severance applications proposed lot line adjustment does not for agricultural, farm -related uses, and contravene to the applicable policies. farm -related industrial/commercial uses shall only be permitted in accordance with Sections 13.3.7, 13.3.8, 13.3.9, 13.3.11 and 13.3.12 k) The severance shall be in compliance Not applicable. with the provisions of any site plan, subdivision or any other development agreements registered against the title of the subject lands 6.3 For the purposes of this review, it is the opinion of Staff that the proposal conforms to the severance policies under Section 23.7 a) — k). 7. It is staff's opinion that the consent application conforms to the Clarington Official Plan.Zoning By -Law 84- 63 7.1 The subject lands are zoned as `Agricultural Exception (A-1)' within Zoning By- law 84-63. Permitted uses in the (A-1) zone include a range of residential and agricultural uses. The proposed lot line adjustment would create a land parcel that facilitates the future potential for agricultural uses, with improved access from Concession Road 5. Municipality of Clarington Committee of Adjustment B-2025-0014 8. Recommendation Page 10 8.1 Staff is of the opinion that the proposed lot line adjustment will enhance the agricultural potential of the property by reducing or eliminating the need to pass through the Natural Heritage System, thereby minimizing disturbance to the watercourse and wetland features. 8.2 Should the Committee deem it appropriate to approve the application, staff would request that the approval be conditional upon the owner, applicant or agent fulfilling the following conditions: Requirements: Section 1: General That the applicant satisfies all the requirements of the Municipality of Clarington's Development Engineering Division, financial and otherwise as detailed in the Development Engineering letter dated May 05, 2025. 2. The owner, applicant or agent must provide a draft Reference Plan with the application which will be reviewed by the Planning and Infrastructure Department and approved by the Municipality prior to registration. Registration of this Reference Plan is done by the owner, applicant, or agent's surveyor at the expense of the owner/applicant or agent. 3. All taxes shall be paid in full to the Municipality of Clarington prior to the issuance of a clearance letter. 4. Once all other conditions have been satisfied, the applicant shall engage their solicitor to provide the Municipality with: a. The original executed transfer/deed a duplicate original and one (1) photocopy; b. One copy of the registered reference plan; c. An accompanying letter with a request that the severing transfer/deed be stamped. Section 2: Planning Requirements 5. Agent/Owner is required to submit a copy of the registered transfer deed. 6. To ensure that any new lot created through severance, whether retained or severed comply with all applicable provisions of Zoning By-law 84-63. Staff will review the registered reference plan once submitted to ensure compliance with all applicable zoning provisions. Municipality of Clarington Committee of Adjustment B-2025-0014 Advisory Notes Page 11 It is the owner, applicant/and or agent's responsibility to fulfill the conditions of consent approval within two (2) years from the date of the notice of decision pursuant to Section 53 of the Planning Act. We will issue no further notice or warning of the expiration of the two-year period. 2. If the conditions to consent approval are not fulfilled within two (2) years from the date of the notice of decision and the applicant is still interested in pursuing the proposal, a new consent application will be required. Prepared by: Shrija Vora Acting Secretary -Treasurer Committee of Adjustment at the Municipality of Clarington Concurrence: This report has been reviewed by Sarah Parish, MCIP, RPP, Principal Planner Development Review, who concurs with the recommendations. Staff Contact: Shrija Vora, Planner, (905) 623-3379 x2436 or svoraCa-)-clari ngton. net. Interested Parties: The following interested parties will be notified of Committee's decision: N/A Clarbgton MEMO If this information is required in an alternate format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. To: Shrija Vora, Planner II From: Karen Richardson, Manager of Development Engineering Date: May 5, 2025 Subject: Land Division Application B-20256-0014 File: Applicant: William Trenwith Address: 5280 Shiloh Road, Newtonville Lot 6 Concession 5, Former Township of Clarke Consent to facilitate a lot line adjustment by adding a parcel 8.47 Ha (approximately 84700 Square metres) of land from the 5280 Shiloh Road to the benefitting lands located 4640 Concession Road 5. We have reviewed the above -noted application and have no objection to this proposal. If the development is proposed on the severed parcel, further comments may be provided at an appropriate stage. 0 Kel'c.l Karen Richardson, P.Eng. Manager of Development Engineering, Planning and Infrastructure Services KR/J.A. The Corporation of the Municipality of Clarington, 40 Temperance Street, Bowmanville, ON L1 C 3A6 1-800-563-1195 1 Local:905-623-3379 1 info@clarington.net I www.clarington.net Page 1 1 From: Ken Thaier To: Kelloway, Elissa Cc: Joanne Mav Subject: RE: Comment Reminder RE: Agency Circulation for 5280 Shiloh Road / Consent Application (B-2025-0014) Date: Tuesday, May 13, 2025 4:39:27 PM Attachments: image001.Dng imaQe002.pnnQ image003.pnna EXTERNAL Re: Consent Application B-2025-0014 5280 Shiloh Road Municipality of Clarington The Ganaraska Region Conservation Authority (GRCA) is in receipt of a consent application proposing a lot line adjustment at 5280 Shiloh Road. Specifically, the area identified as Part 2 (on the vacant lot on Shiloh Road) will be conveyed to Part 1, the vacant lot on Concession Road 5. GRCA staff has reviewed this application as per our delegated responsibility from the province to represent provincial interests regarding natural hazards identified in Section 5.2 of the Provincial Planning Statement (PPS, 2024) and as a regulatory authority under Ontario Regulation 41/24 and the Conservation Authorities Act. The application has also been reviewed through our role as a public body under the Planning Act as per our CA Board approved policies. ONTARIO REGULATION 41/24 & THE CONSERVATION AUTHORITIES ACT The subject property contains GRCA regulated area. Should a development activity (ie: filling, grading, construction etc.) be proposed within a GRCA regulated area, an authorization/permit from the Authority may be required. The subject properties are traversed by watercourse (Stalker Creek), its tributaries and the associated floodplain with these features. An unevaluated wetland has been identified. Comments: The consent application does not propose any development activities (ie: filling, grading, construction etc.) GRCA has no objection to the approval of the proposed lot line adjustment. Please forward a copy of the decision to the GRCA when available. Regards, Ken Thajer, MCIP, RPP Planning & Regulations Coordinator I— araska CONSERVATION "Clean Water Healthy Lands for Healthy Communities" 2216 County Road 28 Port Hope, ON L1A 3V8 B: (905) 885-8173 ext. 245 C: (905) 269-9265 kthajer anarca.on.ca / www.grca.on.ca From: Committee of Adjustment (SM) <CofA@clarington.net> Sent: May 13, 2025 12:12 PM To: Committee of Adjustment (SM) <CofA@clarington.net>; Grigg, Brendan <BGrigg@clarington.net>; Muirhead, Matt <MMuirhead@clarington.net>; Norris, Jeff <JNorris@clarington.net>; Community Planning Division <CommunityPlanning@claringtonnet.onmicrosoft.com>; Development Engineering Division <Development@clarington.net>; Novak, Brett <BNovak@clarington.net>; Region of Durham Community Growth and Economic Development (Applications-and-Precons@durham.ca) <Applications-and-Precons@durham.ca>; Kurt Niles <kurt.niles@durham.ca>; Jeff Almeida <Jeff.almeida@durham.ca>; Lesley Kennedy <lesley.kennedy@durham.ca>; Ken Thajer <kthajer@grca.on.ca>; Bill Trenwith <bill@trenwithorchards.com>; Elexicon Engery (developmentapplications@elexiconenergy.com)<developmentapplications@elexiconenergy.com>; Alice Coleman <MunicipalPlanning@enbridge.com>; Hydro One (land useplanning@hydroone.com) <landuseplanning@hydroone.com>; Rogers Cable (durham.circulations@rci.rogers.com) <durham.circulations@rci.rogers.com> Subject: Comment Reminder RE: Agency Circulation for 5280 Shiloh Road / Consent Application (B- 2025-0014) Good afternoon, This is a friendly reminder that your comments are due for the above noted file by May 15, 2025. Thank you, Elissa Kelloway (she/her) Development Application Coordinator Development Review Planning and Infrastructure Services Department Municipality of Clarington 40 Temperance Street, Bowmanville ON L1 C 3A6 905-623-3379 ext. 2430 1 1-800-563-1195 www.clarington.net From: Committee of Adjustment (SM) <CofAC@clarington.net> Sent: Monday, April 28, 2025 10:19 AM To: Grigg, Brendan <BGriggCcDclarington.net>; Muirhead, Matt <MMuirhead(@clarington.net>; Norris, Jeff <JNorris(@clarington.net>; Community Planning Division <CommunityPlanning(@claringtonnet.onmicrosoft.com>; Development Engineering Division <Development(@clarington.net>; Novak, Brett <BNovak(@clarington.net>; Region of Durham Community Growth and Economic Development (Applications-and-Precons(@durham.ca) <Applications-and-Precons(@durham.ca>; Kurt Niles <kurt.niles(@durham.ca>, Jeff Almeida <Jeff.almeida(@durham.ca>; Lesley Kennedy <lesley.kennedy(@durham.ca>; GRCA (kthajer(@grca.on.ca) <kthajer@2rca.on.ca>; Bill Trenwith <bill(@trenwithorchards.com>, CanPost - Chris Wilson <Chris.WilsonPcanadapost. postescanada.ca>; Elexicon Engery (developmentapplications(@elexiconenergy.com)<developmentapplications(@elexiconenergy.com>; Alice Coleman <MunicipalPlanningC@enbridge.com>; Hydro One (landuse lap nning(@hydroone.com) <Ianduseplanning(@hydroone.com>; Rogers Cable (durham.circulations(@rci.rogers.com) <durham.circulationsPrci.rogers.com> Cc: Committee of Adjustment (SM) <CofAPclarington.net> Subject: Agency Circulation for 5280 Shiloh Road / Consent Application (B-2025-0014) Good afternoon, A new Consent application B2025-0014, is being presented on May 22, 2025, to the Committee of Adjustment. Documents regarding this application can be found at this link: M B2025-0014 5280 Shiloh Rd Attached is the circulation sheet. Your written reply would be appreciated by Wednesday, to cofa&clarington.net} If you are a commenter within the Municipality of Clarington, please provide your comments within the AMANDA system. If your department is unable to reply by would you May 15, 2025, inform us of the reasons for delay, otherwise we will assume there are no objections to the approval of the subject application. The agencies that will be circulated your information for comments are as follows: • Building Division • Fire & Emergency Services • Community Planning • Development Engineering Division • Public Works • Durham Region Community Growth and Economic Development • Durham Region Works Department • Durham Region Health • GRCA • Bell Canada • Canada Post • Elexicon • Enbridge Gas • Hydro One • Rogers Cable Elissa Kelloway (she/her) Development Application Coordinator Development Review Planning and Infrastructure Services Department Municipality of Clarington 40 Temperance Street, Bowmanville ON L1 C 3A6 905-623-3379 ext. 2430 1 1-800-563-1195 www.clarington.net larington IF ❑O Clarftwn Planning and Infrastructure Services Committee of Adjustment Summary of Comments Submitted A2025-0007 210, 102, 106, 110, 114, 118, 122, 126, 130, 134 and 138 Jacob Crane Drive (Registered Subdivision 40M2759 Lots 38-48), Newcastle Clarington Building Division No concerns Clarington Development Engineering Division No concerns Clarington Fire and Emergency Services Department No fire safety concerns Durham Region Community Growth and Economic Development Department No concerns Durham Region Works No concerns Municipality of Clarington Committee of Adjustment A2025-0007 Page 2 Date of Meeting: May 22, 2025 File Number: A2025-0007 Address: 210, 102, 106, 110, 114, 118, 122, 126, 130, 134 and 138 Jacob Crane Drive, hereby referred to as Plan 40M2759 Lots 38-48, Newcastle Report Subject: A minor variance application to facilitate Registered Subdivision 40M2759 Lots 38-48. The application proposes to: a) decrease the minimum soft landscaping within the front yard or exterior side yard from 40% to 35%; b) increase the maximum lot coverage of the dwelling from 40% to 48%; c) increase the maximum lot coverage for the total of all buildings and structures from 45% to 50%; d) increase the maximum outside width of the garage from 45% to 62% of the width of the property; e) decrease the rear yard setback from 7.5 metres to 7 metres; increase the drivewav width from 4.6 metres to 6 metres 1. Recommendations: 1. That the Report for Minor Variance A2025-0007 be received. 2. That all written comments and verbal submissions are considered in the deliberation of this application. 3.1 That application A2025-0007 for variances to Sections 13.4.71, 13.2, and Section 3.16.c.iii as amended by By -Law 2024-032 Section 5 to facilitate Registered Subdivision 40M2759 Lots 38-48 by: a) decreasing the minimum soft landscaping within the front yard or exterior side yard from 40% to 35%; b) increasing the maximum lot coverage of the dwelling from 40% to 48%; c) increasing the maximum lot coverage for the total of all buildings and structures from 45% to 50%; d) increasing the maximum outside width of the garage from 45% to 62% of the width of the property; e) decreasing the rear yard setback from 7.5 metres to 7 metres; f) increasing the driveway width from 4.6 metres to 6 metres Municipality of Clarington Committee of Adjustment A2025-0007 Page 3 be approved in part on select lots. There are six variances (a through f noted above) being requested on 11 lots for a total of 66 variances. Staff are recommending approval for 45 out of the 66 variances requested. Lots marked with an 'Y' in Figure 1 below are recommended for approval for variances (a through f, noted above).. The remaining 21 requested variances would not be required on individual lots to comply with the zoning by-law. Address Lot a b c d e f 210 Jacob Crane Drive 38 x x x 102 Jacob Crane Drive 39 x x x 106 Jacob Crane Drive 40 x x x x x x 110 Jacob Crane Drive 41 x x x x x x 114 Jacob Crane Drive 42 x x x x x x 118 Jacob Crane Drive 43 x x x x x x 122 Jacob Crane Drive 44 x x x x x x 126 Jacob Crane Drive 45 x x x x x x 130 Jacob Crane Drive 46 x 134 Jacob Crane Drive 47 x 138 Jacob Crane Drive 48 x Total Number of Lots 11 x = Variance recommended for approval Figure 1: Variances Recommended for Approval on Select Lots 3.2 The recommendations for approval are subject to the following conditions: a) Provide a single 4.9m (16ft.) garage door for all models intended on the 10.Om lots and ensure that the driveway width is only slightly wider than the garage door width; b) Ensure that all entries / porticoes are widened to take up the space gained by the single 4.9m (16ft.) garage door width; c) Ensure that all entry / portico features on the front elevation projects a minimum of 0.3m (12") forward of the garage; and d) Provide on some elevations an extended garage roof from the building face that is supported by a column, half column and masonry pier, a full masonry pier, or building wing wall to give the impression of a recessed garage and to further differentiate the various elevations proposed for the 10.Om lots. 3.3 Staff recommends A2025-0007 for approval in part as the requested variances maintain the general intent and purpose of the Clarington Official Plan, and the Zoning By-law 84- 63, are desirable for the appropriate development or use of the land and are minor in nature. 4 That all interested parties listed in this report be forwarded a copy of Committee's decision. Municipality of Clarington Committee of Adjustment A2025-0007 Page 4 1. Application Details 1.1 Owner: Howard Li — Treasure Hill Bowmanville Developments Inc. 1.2 Applicant: Paul DeMelo - Kagan Shastri DeMelo Winer Park LLP 1.3 Proposal: The purpose of A2025-0007 is to facilitate Registered Subdivision 40M2759 Lots 38-48, Newcastle, ON. The application proposes to:The application proposes to: a) decrease the minimum soft landscaping within the front yard or exterior side yard from 40% to 35%; b) increase the maximum lot coverage of the dwelling from 40% to 48%; c) increase the maximum lot coverage for the total of all buildings and structures from 45% to 50%; d) increase the maximum outside width of the garage from 45% to 62% of the width of the property; e) decrease the rear yard setback from 7.5 metres to 7 metres; f) increase the driveway width from 4.6 metres to 6 metres. 1.4 Area of Lot: Area affected is approximately 1.04 acres. Individual lot sizes range from 320 to 484.8 metres squared. 1.5 Location: Registered Subdivision 40M2759 Lots 38-48, Newcastle, ON (See Figure 2) 1.6 Zoning: Urban Residential Exception (R2-71) Zone 1.7 Clarington Official Plan Designation: 1.8 Water, Sewage and Storm Servicing: Urban Residential Municipal Municipality of Clarington Committee of Adjustment A2025-0007 Figure 2: Property Location Map Page 5 Municipality of Clarington Committee of Adjustment Page 6 A2024-0007 2. Background 2.1 On February 20, 2025, the Planning and Infrastructure Services Department received an application for a minor variance within Registered Subdivision 40M2759 Lots 38-48 to facilitate larger house models with two car garages on smaller lots previously approved for one car garages. This application was deemed incomplete as payment was only received for one lot, and only one siting plan reflecting the worst case scenario in the zone was submitted. 2.2 Staff requested a meeting to discuss the applications as the proposed variances requested were for a significant number of lots within a registered plan of subdivision, registered on November 14, 2023 where zoning approval was received from Council on September 19, 2018 and the holding symbol was removed on December 7, 2023. Staff also proposed that a Minor Zoning By -Law Amendment would be a more appropriate path forward. The applicant indicated they wished to proceed with the minor variance application. 2.3 Staff advised that in order to understand the full scope of the proposed variances that additional information would be required since there are six variances being requested on 11 lots for a total of 66 variances. Staff also advised that if the applicant wished to proceed, payment for all 11 lots, siting plans for all lots, and a planning justification brief would be required to allow staff to properly review each lot on an individual basis. 2.4 The applicant provided the above. Staff received the requested siting plans, elevation drawings and payments on March 20, 2025. 2.5 After further review of the requested variances staff deemed the application incomplete as implications to utilities, stormwater, architectural guidelines and a number of other issues were unknown. The applicant met with Development Review and Development Engineering staff on Monday, March 31, 2025. Within this meeting staff requested the following: 1. Updated grading plan; 2. Confirmation from an engineer that the increased lot coverage does not exceed the pond allocation for each lot; 3. Updated Utility Plan; 4. Updated On -Street Parking Plan; 5. Updated Boulevard Planting Plan; 6. Confirmation appropriate snow storage areas can be achieved; 7. Demonstrate the amount of soft landscaping that can be achieved in the front yard; and Municipality of Clarington Committee of Adjustment A2025-0007 Page 7 8. Demonstrate that Control Architect, John G. Williams Limited, Foster Northwest Neighbourhood Architectural Design Guidelines (2022) are being upheld and still meeting the general intent of the guidelines. 2.6 Staff received documents "a to f" from the applicant on April 9, 2025. Staff received document "h" on April 16, 2025. On April 20, 2025, staff re -requested a Planning Justification brief with an explanation for how the requested variances meet the four tests for minor variance. A Planning Justification was provided, and the application was deemed complete as of April 22, 2025. 2.7 Staff recommended that the application be tabled until May to allow for proper review of all documents. Staff reviewed all requested documents to understand the implications of the requested six variances on 11 lots (a total of 66 proposed variances). (See Attachment 1 and 2). 3. Land Characteristics and Surrounding Uses 3.1 The subject properties are located within Registered Subdivision 40M2759 north of Grady Drive along Jacob Crane Drive(See Figure 2). The area affected is approximately 1.04 acres. Individual lot sizes range from 320 to 484.8 metres squared. The existing and proposed single detached dwellings in the subdivision are a mix of one and two car garage models. 3.2 The surrounding uses are as follows: a. South — Single Detached Dwellings within the same subdivision along Grady Drive. b. North- Highway 35/115 c. East —Undeveloped land. d. West — Currently undeveloped land. Proposed single Detached Dwellings within the same subdivision along Jacob Crane Drive. 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, a public notice was mailed to each landowner within 60 meters of the subject lands. 4.2 At the time of writing this report, Staff did receive one inquiry from a member of the public. The inquirer requested information about what was proposed on the site. Municipality of Clarington Committee of Adjustment Page 8 A2025-0007 5. Discussion Maintain the general intent and purpose of the Clarington Official Plan 5.1 The subject properties are designated Urban Residential within the Clarington Official Plan. 5.2 The Clarington Official Plan permits the single detached dwellings on the land -use designation. 5.3 It is staff's opinion that the application conforms to the intent and purpose of the Clarington Official Plan. Maintain the general intent and purpose of the Zoning By-law 5.4 The subject property is zoned "Urban Residential Exception (R2-71) within Zoning By - Law 84-63. a) Section 3.16.c.iii as amended by By-law 2024-032 requires a minimum soft landscaping of 40 percent. The requested variance proposes to decrease the minimum soft landscaping to 35 percent. The intent and purpose of the minimum soft landscaping is to ensure that there is an adequate amount of landscaping, greenery and amenity space for residences in the front yard and exterior yard. It is staff's opinion that decreasing the minimum soft landscaping would maintain the intent of the provision. By-law 2024-032 was approved by Council in June 2024, which was after the applicant received zoning approval and approval of the subdivision. b) The R2-71 zone permits a maximum lot coverage of the dwelling of 40 percent. The requested variance proposes to increase the maximum lot coverage of the dwelling to 48 percent. The intent and purpose of the maximum lot coverage of the dwelling is to ensure there is adequate room for parking and amenity space on the property and that the dwelling does not encompass the entire lot. By differentiating lot coverage for the dwelling and all buildings on the lot it also allows for adequate room for any accessory buildings the residents may require. It is staff's opinion that increasing the maximum lot coverage of the dwelling would maintain the intent of this provision. c) The R2-71 zone permits a maximum lot coverage for the total of all buildings and structures of 45 percent. The requested variance proposes to increase the maximum lot coverage for the total of all buildings and structures to 50 percent. The intent and purpose of the maximum lot coverage for the total of all buildings and structures is to ensure the lot has adequate amenity space and is not encompassed only by buildings such as the dwelling or any accessory structures. It is staff's opinion that increasing the maximum lot coverage for the total of all buildings and structures would maintain the intent of the provision. Municipality of Clarington Committee of Adjustment Page 9 A2025-0007 d) The R2-71 zone permits a maximum outside width of the garage of 45 percent of the width of the property. The requested variance proposes to increase the maximum outside width of the garage to 62 percent of the width of the property. The intent and purpose of the provision is to ensure the outside width of the garage is not too dominant. Wider garages also imply wider driveways and less space for landscaping, softscaping and amenity space. All of these proponent's impact streetscape and greenspace throughout the neighborhood. We have received conditions from the Control Architect, John G. Williams Limited on how the intent of the Foster Northwest Neighbourhood Architectural Design Guidelines (2022) can be maintained. It is staff's opinion that if these conditions are implemented by the applicant, that increasing the width of the garage would maintain the intent of the provision. e) The R2-71 zone permits a minimum rear yard setback of 7.5 metres. The requested variance proposes to decrease the minimum rear yard setback to 7 metres. The intent and purpose of the rear yard setback is the ensure the dwelling and any accessory structures are not too close to the rear property line. It is staff's opinion that decreasing the rear yard setback would maintain the intent of the provision. f) The R2-71 zone permits a maximum driveway width of 4.6 metres. The requested variance proposes to increase the maximum driveway width to 6 metres. The intent and purpose of the provision is to ensure the streetscape is not dominated by driveways. It also serves to promote pedestrian safety by avoiding the number of driveways and cars residents have to walk past. Wider driveways also means less space for landscaping, softscaping and amenity space. All of these proponent's impact streetscape and greenspace throughout the neighborhood. We have received conditions from John G. Williams Limited Architectural Firm on how the intent of the Foster Northwest Neighbourhood Architectural Design Guidelines (2022) can be maintained. It is staff's opinion that if these conditions are implemented by the applicant, that increasing the width of the garage would maintain the intent of the provision. 5.5 For the above stated reasons, it is Staff's opinion that the application is in conformity with the intent and purpose of Zoning by-law 84-63. Desirable for the appropriate development or use of the land, building or structure 5.6 The single detached dwellings are a permitted use for the subject property. 5.7 The proposed would not change the use on the property. While houses with two car garages would not be consistent with the lot size provided in the Foster Northwest Neighbourhood Architectural Design Guidelines (2022) provided by the Control Architect John G. Williams Limited, the intent of the architectural guidelines can still be met through the conditions provided by John G. Williams Limited in the Recommendations Section of the Report (Full Letter from the Control Architect in Attachment 2). For the above stated reasons, it is staff's opinion that the minor variances requested are desirable. Municipality of Clarington Committee of Adjustment A2025-0007 Page 10 5.8 For the above stated reasons, it is staff's opinion that the minor variance requested are desirable. Minor in Nature 5.9 The proposed variances will have minimal affect on on -street parking, utilities, snow storage or drainage as indicated by the required reports the applicant submitted (See Attachment 4). 5.10 The proposed variances can maintain the intent of the Foster Northwest Neighbourhood Architectural Design Guidelines (2022) provided by the Control Architect John G. Williams Limited by implementing the conditions in Attachment 3. 5.11 For the above stated reasons, it is staff's opinion that the proposed variances are deemed to be minor in nature. 6. Conclusion 6.1 Given the above, Staff recommends that: Minor Variance Application A2025-0007 for a minor variance to Zoning By -Law 84-63 Sections 13.4.71, 13.2, and Section 3.16.c.iii as amended by By-law 2024-032 Section 5 to: a) decrease the minimum soft landscaping within the front yard or exterior side yard from 40% to 35%; b) increase the maximum lot coverage of the dwelling from 40% to 48%; c) increase the maximum lot coverage for the total of all buildings and structures from 45% to 50%; d) increase the maximum outside width of the garage from 45% to 62% of the width of the property; e) decrease the rear yard setback from 7.5 metres to 7 metres; f) increase the driveway width from 4.6 metres to 6 metres be approved in part on select lots. There are six variances (a through f noted above) being requested on 11 lots for a total of 66 variances. Staff are recommending approval for 45 out of the 66 variances requested. Please see Figure 1 for clarification. The remaining 21 requested variances would not be required on individual lots to comply with the zoning by- law. Staff recommend A2025-0007 for approval in part as the requested variances maintain the general intent and purpose of the Clarington Official Plan, and the Zoning By- law 84-63, are desirable for the appropriate development or use of the land and are minor in nature. Municipality of Clarington Committee of Adjustment Page 11 A2025-0007 6.2 The recommendation for approval is subject to the following conditions: a) Provide a single 4.9m (16ft.) garage door for all models intended on the 10.Om lots and ensure that the driveway width is only slightly wider than the garage door width; b) Ensure that all entries / porticoes are widened to take up the space gained by the single 4.9m (16ft.) garage door width; c) Ensure that all entry / portico features on the front elevation projects a minimum of 0.3m (12") forward of the garage; and d) Provide on some elevations an extended garage roof from the building face that is supported by a column, half column and masonry pier, a full masonry pier, or building wing wall to give the impression of a recessed garage and to further differentiate the various elevations proposed for the 10.Om lots. Submitted by: Hebah Masood Acting Secretary / Treasurer Committee of Adjustment Concurrence: This report has been reviewed by Sarah Parish, MCIP, RPP, Principal Planner who concurs with the recommendations. Staff Contact: Hebah Masood, Planner I, 905-623-3379 ext. 2437 or HMasood@clarington.net Interested Parties: The following interested parties will be notified of Committee's decision: Amanda Lazaridis Attachments: Attachment 1: Key Plan and Siting Plans Attachment 2: Timeline Attachment 3: Letter from John G. Williams Limited Architectural Firm Attachment 4: Engineering Letter from D.G. Biddle Attachment 1 ■ i 24 23 22 21 20 19 18 17 16 15 14 13 TREASURE HILL FUTURE SCHOOL — J — — — — — — — — — — US r I I I I� I I I n I � I IL-------------- I \ — 12 11 10 9 8 7 6 5 4 3 2 1 1 1 PLAINVIEW HEIGHTS PROPERTY LTD. - PHASE 2 NEWCASTLE, ONT. 11 - 10.Om LOTS FEB. 20, 2025 ZONING INFORMATION - LOT 38 R2-71 BUILDING HEIGHT (10.50m max.) 10.50m max. PORCH HEIGHT (1.0m max.) 0.95m LOT FRONTAGE 13.500m PROPOSED LOT AREA 419.5Om2 PROPOSED COVERAGE (40% max.) 151.18m2 (36.04%) (DWELLING) PROPOSED COVERAGE (45% max.) 154.74m2 (36.89%) (TOTAL OF ALL BUILDING OR STRUCTURES) REAR YARD (7.5m min.) 7.02m 7.Om REQ'D FRONT YARD AREA 61.63m2 FRONT YARD LANDSCAPE OPEN SPACE (30% min.) 29.13m2 (47.26%) FRONT YARD SOFT LANDSCAPING (40% min.) 26.24m2 (42.57%) DRIVEWAY WIDTH (4.6m) 5.92m 6.Om max. REQ'D OUTSIDE WIDTH OF GARAGE (max. 45% of Lot Width) 6.20m (46%) 62% REQ'D 0 �� 37c W 00 � > 7.02 Z N70°41'20"E 6.02 m 18.96 7.02 7.02 1.g �®J N m PROPOSED z � N o PLAN ► Q 5.47 2840 sq.ft 38 M M 39 L_I— m 7.25 . U tis 41 3. V l' Cn 2 8P R0 27.00 U 10 Q SIB GRADY DRIVE SAMPLE SITING )NSULTANTS DECLARATION: THIS PROPOSAL CONFORMS TH THE MUNICIPALITY'S GRADING CRITERIA AND 'PROVED SUBDIVISION MASTER LOT GRADING PLAN AND E PROPOSED HOUSE TYPE IS COMPATIBLE WITH THE LADING. THE PROPOSED DRIVEWAY LOCATION DOES NOT INFLICT WITH ADJACENT DRIVEWAYS, WALKWAYS, ,TCHBASIN. HYDRANT. VALVE OR ANY STREET UTILITY. DATE ............................ REVIEWED BY NOTE: DRIVEWAYS ARE TO BE 1.2m CLEAR OF UTILITY STRUCTURES & HYDRANTS. THE BUILDER MUST MEASURE THE INVERT ELEVATIONS AND VERIFY THAT ADEQUATE FALL IS AVAILABLE FOR THE STORM AND SANITARY SEWER PIPES PRIOR TO THE POURING OF FOOTINGS. NOTE: BUILDER TO VERIFY LOCATION OF ALL HYDRANTS, STREET LIGHTS, TRANSFORMERS AND OTHER SERVICES. IF MIN. DIMENSIONS ARE NOT MAINTAINED, BUILDER IS TO RELOCATE AT HIS OWN EXPENSE. NOTE: BUILDER TO VERIFY SERVICE CONNECTION ELEVATIONS PRIOR TO CONSTRUCTING FOUNDATIONS. THE AS -CONSTRUCTED SEWER INVERTS ARE NOT AVAILABLE AT THE TIME OF THIS APPROVAL. THE BUILDER MUST MEASURE THE INVERT ELEVATIONS AND VERIFY THAT ADEQUATE FALL IS AVAILABLE FOR THE STORM AND SANITARY SEWER PIPES PRIOR TO THE POURING OF FOOTINGS. BUILDER TO VERIFY ADEQUACY OF FOUNDING SOILS WITH PROJECT GEOTECHNICAL CONSULTANT ADJACENT TO REAR LOT CATCHBASIN AND LEAD PRIOR TO POURING FOOTINGS. EXTENDED FOOTINGS FOR RAISED UNITS: UNDERSIDE OF FOOTING TO BE EXTENDED TO ENGINEER FILL OR SUITABLE NATIVE MATERIAL TO BE APPROVED BY THE PROJECT GEOTECHNICAL ENGINEER. FF FINISHED FLOOR ELEVATION —B— HYDRO SERVICE LATERAL O SUMP PUMP OF UNDERSIDE FOOTING ELEVATION + WATER SERVICE ® COMMUNITY MAILBOX BF FIN. BASEMENT FLOOR SLAB F RAIN WATER DOWNSPOUT LOCATION TFW TOP OF FOUNDATION WALL -8AN-<DOUBLE SAN. CONNECTION (DISCHARGE ONTO SPLASHPAD) UFR UNDERSIDE FOOTING AT REAR -SAN} —SINGLE SAN. CONNECTION SWALE DIRECTION UFF UNDERSIDE FOOTING AT FRONT -BTW--SINGLE STM. CONNECTION T EMBANKMENT 3:1 SLOPE MBE MINIMUM BASEMENT ELEVATION CB❑ CATCH BASIN WOB WALK OUT BASEMENT H HYDRANT Q THIS LOT CONTAINS ENGINEERED FILL WUB WALKUP BASEMENT ® PROPOSED VALVE REV REVERSE PLAN m TRANSFORMER ® RLCB LEAD PRESENT CAUTION WHEN A EXTERIOR DOOR LOCATION EXCAVATING STREETLIGHT POLE O SIDE WINDOW LOCATION RETAINING WALL M ® 0 o FD FLOOR DRAIN BELL PEDESTAL PRIVACY FENCE Q AIR CONDITIONER ED BELL GRADE LEVEL BOX (SEE EN & ROGERS BREAKOUT POINT CAL FENCE RYU REAR YARD UPGRADE (SEE ENG. DWG.) SYU SIDE YARD UPGRADE 0 ROGERS VAULT _ x — CHAIN LINK FENCE NOTE: FINAL TREE NUMBERS AND LOCATIONS TO BE DETERMINED BY THE MUNICIPALITY. TREES TO BE STAKED IN FIELD BY THE MUNICIPALITY PRIOR TO PLANTING. `III � I:'bY�l q.� Y.]:a:7 ��� I �a�-� y � Yl C!f'1.� ■ 1 I No. I Revision I Date I By 1 I, Tony Palumbo, review and take responsibility for the design and am qualified in the appropriate category as an "other designer" under subsection 3.2.5.of Division C, of the Building Code. Individual BCIN: 20193 :1l�/C.Lf�� _ Signature Treasure 1-1681 Langstaff Road, Vaughan, Ontario L4K 5T3 T: 416-987-5500 9 F: 905-326-3600 Project Name: PLAINVIEW HEIGHTS CLARINGTON, ONT. Sheet Title: SITING & GRADING PLAN REGISTERED PLAN No: 40M-2759 LOT: 38 TP ZONING INFORMATION - LOT 39 R2-71 BUILDING HEIGHT (10.50m max.) 10.50m max. PORCH HEIGHT (1.0m max.) 0.95m LOT FRONTAGE 13.500m PROPOSED LOT AREA 419.5Om2 PROPOSED COVERAGE (40% max.) 151.18m2 (36.04%) (DWELLING) PROPOSED COVERAGE (45% max.) 154.74m2 (36.89%) (TOTAL OF ALL BUILDING OR STRUCTURES) REAR YARD (7.5m min.) 7.02m 7.Om REQ'D FRONT YARD AREA 61.63m2 FRONT YARD LANDSCAPE OPEN SPACE (30% min.) 29.13m2 (47.26%) FRONT YARD SOFT LANDSCAPING (40% min.) 26.24m2 (42.57%) DRIVEWAY WIDTH (4.6m) 5.92m 6.Om max. REQ'D OUTSIDE WIDTH OF GARAGE (max. 45% of Lot Width) 6.20m (46%) 62% REQ'D PROPOSED 37 40. PLAN 28ft40 sq. 7.02 18.96 7.02 7.02 D PROPOSED ► • PLAN Ft 38 M M 39 2840 sq.ft 27.00 109.00 18.96 90 6 ► o N 6.02 N Op O 0 5.47 - ► 7.25 41 WR GRADY DRIVE SAMPLE SITING )NSULTANTS DECLARATION: THIS PROPOSAL CONFORMS TH THE MUNICIPALITY'S GRADING CRITERIA AND 'PROVED SUBDIVISION MASTER LOT GRADING PLAN AND E PROPOSED HOUSE TYPE IS COMPATIBLE WITH THE LADING. THE PROPOSED DRIVEWAY LOCATION DOES NOT INFLICT WITH ADJACENT DRIVEWAYS, WALKWAYS, ,TCHBASIN. HYDRANT. VALVE OR ANY STREET UTILITY. DATE ............................ REVIEWED BY NOTE: DRIVEWAYS ARE TO BE 1.2m CLEAR OF UTILITY STRUCTURES & HYDRANTS. THE BUILDER MUST MEASURE THE INVERT ELEVATIONS AND VERIFY THAT ADEQUATE FALL IS AVAILABLE FOR THE STORM AND SANITARY SEWER PIPES PRIOR TO THE POURING OF FOOTINGS. NOTE: BUILDER TO VERIFY LOCATION OF ALL HYDRANTS, STREET LIGHTS, TRANSFORMERS AND OTHER SERVICES. IF MIN. DIMENSIONS ARE NOT MAINTAINED, BUILDER IS TO RELOCATE AT HIS OWN EXPENSE. NOTE: BUILDER TO VERIFY SERVICE CONNECTION ELEVATIONS PRIOR TO CONSTRUCTING FOUNDATIONS. THE AS -CONSTRUCTED SEWER INVERTS ARE NOT AVAILABLE AT THE TIME OF THIS APPROVAL. THE BUILDER MUST MEASURE THE INVERT ELEVATIONS AND VERIFY THAT ADEQUATE FALL IS AVAILABLE FOR THE STORM AND SANITARY SEWER PIPES PRIOR TO THE POURING OF FOOTINGS. BUILDER TO VERIFY ADEQUACY OF FOUNDING SOILS WITH PROJECT GEOTECHNICAL CONSULTANT ADJACENT TO REAR LOT CATCHBASIN AND LEAD PRIOR TO POURING FOOTINGS. EXTENDED FOOTINGS FOR RAISED UNITS: UNDERSIDE OF FOOTING TO BE EXTENDED TO ENGINEER FILL OR SUITABLE NATIVE MATERIAL TO BE APPROVED BY THE PROJECT GEOTECHNICAL ENGINEER. FF FINISHED FLOOR ELEVATION —B— HYDRO SERVICE LATERAL O SUMP PUMP OF UNDERSIDE FOOTING ELEVATION + WATER SERVICE ® COMMUNITY MAILBOX BF FIN. BASEMENT FLOOR SLAB F RAIN WATER DOWNSPOUT LOCATION TFW TOP OF FOUNDATION WALL -8AN-<DOUBLE SAN. CONNECTION (DISCHARGE ONTO SPLASHPAD) UFR UNDERSIDE FOOTING AT REAR -SAN} —SINGLE SAN. CONNECTION SWALE DIRECTION UFF UNDERSIDE FOOTING AT FRONT _&TW--SINGLE STM. CONNECTION �TTTT EMBANKMENT 3:1 SLOPE MBE MINIMUM BASEMENT ELEVATION CB❑ CATCH BASIN WOB WALK OUT BASEMENT H HYDRANT Q THIS LOT CONTAINS ENGINEERED FILL WUB WALKUP BASEMENT ® PROPOSED VALVE REV REVERSE PLAN m TRANSFORMER ® RLCB LEAD PRESENT CAUTION WHEN A EXTERIOR DOOR LOCATION EXCAVATING STREETLIGHT POLE O SIDE WINDOW LOCATION RETAINING WALL M ® 0 o FD FLOOR DRAIN BELL PEDESTAL PRIVACY FENCE Q AIR CONDITIONER ED BELL GRADE LEVEL BOX (SEE EN & ROGERS BREAKOUT POINT CAL FENCE RYU REAR YARD UPGRADE (SEE ENG. DWG.) SYU SIDE YARD UPGRADE V❑ ROGERS VAULT _ x — CHAIN LINK FENCE W 0 m N 7 1 —W. C U m O U Q D NOTE: FINAL TREE NUMBERS AND LOCATIONS TO BE DETERMINED BY THE MUNICIPALITY. TREES TO BE STAKED IN FIELD BY THE MUNICIPALITY PRIOR TO PLANTING. `III � I:'bY�l q.� Y.]:a:7 ��� I �a�-� y � Yl C!f'1.� ■ 1 I No. I Revision I Date I By 1 I, Tony Palumbo, review and take responsibility for the design and am qualified in the appropriate category as an "other designer" under subsection 3.2.5.of Division C, of the Building Code. Individual BCIN: 20193 :1l�/C.Lf�� _ Signature Treasure 1-1681 Langstaff Road, Vaughan, Ontario L4K 5T3 T: 416-987-5500 9 F: 905-326-3600 Project Name: PLAINVIEW HEIGHTS CLARINGTON, ONT. Sheet Title: SITING & GRADING PLAN REGISTERED PLAN No: 40M-2759 LOT: 39 TP ZONING INFORMATION - LOT 40 R2-71 BUILDING HEIGHT (10.50m max.) 10.50m max. PORCH HEIGHT (1.0m max.) 0.95m LOT FRONTAGE 10.000m PROPOSED LOT AREA 320.00m2 PROPOSED COVERAGE (40% max.) 151.18m2 (47.25%) 48% REQ'D (DWELLING) PROPOSED COVERAGE (45% max.) 154.74m2 (48.36%) 50% REQ'D (TOTAL OF ALL BUILDING OR STRUCTURES) REAR YARD (7.5m min.) 7.02m 7.Om REQ'D FRONT YARD AREA 54.7Om2 FRONT YARD LANDSCAPE OPEN SPACE (30% min.) 22.34m2 (40.84%) FRONT YARD SOFT LANDSCAPING (40% min.) 19.45m2 (35.56%) 30% REQ'D DRIVEWAY WIDTH (4.6m) 5.92m 6.Om max. REQ'D OUTSIDE WIDTH OF GARAGE (max. 45% of Lot Width) 6.20m (62%) 62% REQ'D N70'41'20"E 7.02 18.96 36 M PROPOSED • PLAN 41 2840 sq.ft N70'41'20"E PROPOSED 37 0 40.4 PLAN 28sq.ft sq. 7.02 18.96 7.02 7.02 62.00 18.96 D PROPOSED ► • PLAN ft 38 0 39 2840 sq.ft SAMPLE SITING )NSULTANTS DECLARATION: THIS PROPOSAL CONFORMS TH THE MUNICIPALITY'S GRADING CRITERIA AND 'PROVED SUBDIVISION MASTER LOT GRADING PLAN AND E PROPOSED HOUSE TYPE IS COMPATIBLE WITH THE LADING. THE PROPOSED DRIVEWAY LOCATION DOES NOT INFLICT WITH ADJACENT DRIVEWAYS, WALKWAYS, ,TCHBASIN. HYDRANT. VALVE OR ANY STREET UTILITY. P 6.02 o W N O W O D O O Iy 1141 5.47 11 ► 7.25 v 0 O ► 0 0 CD N �p O N ► 6.02 N f� Cp O �i[[YY 00 m 5.47 W z Q U NOTE: FINAL TREE NUMBERS AND LOCATIONS TO BE DETERMINED BY THE MUNICIPALITY. TREES TO BE STAKED IN FIELD BY THE MUNICIPALITY PRIOR TO PLANTING. 1. ISSUED FOR REVIEW FEB 14125 T No. I Revision Date B I, Tony Palumbo, review and take responsibility for the design and am qualified in the appropriate category as an "other designer" under subsection 3.2.5.of Division C, of the Building Code. DATE REVIEWED BY ............................ ............................................ Individual BCIN: 20193 NOTE: DRIVEWAYS ARE TO BE 1.2m CLEAR OF UTILITY STRUCTURES & HYDRANTS. THE BUILDER MUST MEASURE THE INVERT ELEVATIONS AND VERIFY THAT ADEQUATE FALL IS AVAILABLE FOR THE STORM AND SANITARY SEWER PIPES PRIOR TO THE POURING OF FOOTINGS. NOTE: BUILDER TO VERIFY LOCATION OF ALL HYDRANTS, STREET LIGHTS, TRANSFORMERS AND OTHER SERVICES. IF MIN. DIMENSIONS ARE NOT - MAINTAINED, BUILDER IS TO RELOCATE AT HIS OWN EXPENSE. Signature NOTE: BUILDER TO VERIFY SERVICE CONNECTION ELEVATIONS PRIOR TO CONSTRUCTING FOUNDATIONS. THE AS -CONSTRUCTED SEWER INVERTS ARE NOT AVAILABLE AT THE TIME THIS APPROVAL. THE BUILDER MUST MEASURE THE INVERT ELEVATIONS H AND VERIFY THAT ADEQUATE FALL IS AVAILABLE FOR THE STORM AND SANITARY SEWER PIPES PRIOR TO THE POURING OF FOOTINGS. Treasure BUILDER TO VERIFY ADEQUACY OF FOUNDING SOILS WITH PROJECT GEOTECHNICAL CONSULTANT ADJACENT TO REAR LOT CATCHBASIN AND LEAD PRIOR TO POURING FOOTINGS. EXTENDED FOOTINGS FOR RAISED UNITS: UNDERSIDE OF FOOTING TO BE EXTENDED TO ENGINEER FILL OR SUITABLE NATIVE MATERIAL TO BE 1-1681 Langstaff Road, Vaughan, Ontario L4K 5T3 APPROVED BY THE PROJECT GEOTECHNICAL ENGINEER. T: 416-987-5500 • F: 905-326-3600 FF FINISHED FLOOR ELEVATION -B- HYDRO SERVICE LATERAL O SUMP PUMP Project Name: OF UNDERSIDE FOOTING ELEVATION + WATER SERVICE ® COMMUNITY MAILBOX BF FIN. BASEMENT FLOOR SLAB t RAIN WATER DOWNSPOUT LOCATION P LAI N V I EW HEIGHTS TFW TOP OF FOUNDATION WALL -8AN-<DOUBLE SAN. CONNECTION (DISCHARGE ONTO SPLASHPAD) UFR UNDERSIDE FOOTING AT REAR -SAN} -SINGLE SAN. CONNECTION SWALE DIRECTION CLARI N GTON ONT. UFF UNDERSIDE FOOTING FRONT _frTiu1---SINGLE ATM. CONNECTION �TTTT EMBANKMENT 3:1 SLOPE MBE MINIMUM BASEMENT ELEVATION CB❑ CATCH BASIN WOB WALK OUT BASEMENT Q H HYDRANT Sheet Title: WUB WALKUP BASEMENT ® PROPOSED VALVE ® THIS LOT CONTAINS ENGINEERED FILL SITING & GRADING PLAN REV REVERSE PLAN m TRANSFORMER RLCB LEAD PRESENT CAUTION WHEN ® A EXTERIOR DOOR LOCATION STREETLIGHT POLE EXCAVATING REGISTERED PLAN No: 40M-2759 O SIDE WINDOW LOCATION M ® BELL PEDESTAL M RETAINING WALL o FD FLOOR DRAIN ED BELL GRADE LEVEL BOX =>< PRIVACY FENCE (SEE EN WG.)CE LOT. 40 Q AIRCONDITIONER RYU REAR YARD UPGRADE & ROGERS BREAKOUT POINT . ROGERA VAULT SVU SIDE YARD UPGRADE FYI ROGERS ENG. DWG.) Date: Drawn by: Scale: ❑® ROGERS PEDESTAL ON VAULT x x - CHAIN LINK FENCE lSFF FNG nWG 1 FEB. 14. 2025 TP 1:250 0 35 36 CD 0 ZONING INFORMATION - LOT 41 R2-71 BUILDING HEIGHT (10.50m max.) 10.50m max. PORCH HEIGHT (1.0m max.) 0.95m LOT FRONTAGE 10.000m PROPOSED LOT AREA 320.00m2 PROPOSED COVERAGE (40% max.) 151.18m2 (47.25%) 48% REQ'D (DWELLING) PROPOSED COVERAGE (45% max.) 154.74m2 (48.36%) 50% REQ'D (TOTAL OF ALL BUILDING OR STRUCTURES) REAR YARD (7.5m min.) 7.02m 7.Om REQ'D FRONT YARD AREA 54.7Om2 FRONT YARD LANDSCAPE OPEN SPACE (30% min.) 22.34m2 (40.84%) FRONT YARD SOFT LANDSCAPING (40% min.) 19.45m2 (35.56%) 30% REQ'D DRIVEWAY WIDTH (4.6m) 5.92m 6.Om max. REQ'D OUTSIDE WIDTH OF GARAGE (max. 45% of Lot Width) 6.20m (62%) 62% REQ'D ► 7.25 N70°41'20"E 32.00 7.25 W PROPOSED 5.47 42 • PLAN 00, o 0 2840 sq.ft o N 0 7.02 18.96 ► 6.03 N70'41'20"E 7.02 18.96 0> 6.02 PROPOSED ► N • Po LAN 41 5.47 2840 sq.ft ♦ ► 7.25 N70°41'20"E N o PROPOSED 37 40.4 PLAN 2840 sa _ft N O SAMPLE SITING )NSULTANTS DECLARATION: THIS PROPOSAL CONFORMS TH THE MUNICIPALITY'S GRADING CRITERIA AND W z Q U NOTE: FINAL TREE NUMBERS AND LOCATIONS TO BE DETERMINED BY THE MUNICIPALITY. TREES TO BE STAKED IN FIELD BY THE MUNICIPALITY PRIOR TO PLANTING. APPROVED SUBDIVISION MASTER LOT GRADING PLAN AND 1. ISSUED FOR REVIEW FEB 14125 T THE PROPOSED HOUSE TYPE IS COMPATIBLE WITH THE No. I Revision Date B GRADING. THE PROPOSED DRIVEWAY LOCATION DOES NOT CONFLICT WITH ADJACENT DRIVEWAYS, WALKWAYS, I, Tony Palumbo, review and take responsibility for CATCHBASIN, HYDRANT, VALVE OR ANY STREET UTILITY. the design and am qualified in the appropriate category as an "other designer" under subsection 3.2.5.of Division C, of the Building Code. DATE REVIEWED BY ............................ ............................................ Individual BCIN: 20193 NOTE: DRIVEWAYS ARE TO BE 1.2m CLEAR OF UTILITY STRUCTURES & HYDRANTS. THE BUILDER MUST MEASURE THE INVERT ELEVATIONS AND VERIFY THAT ADEQUATE FALL IS AVAILABLE FOR THE STORM AND SANITARY SEWER PIPES PRIOR TO THE POURING OF FOOTINGS. NOTE: BUILDER TO VERIFY LOCATION OF ALL HYDRANTS, STREET LIGHTS, TRANSFORMERS AND OTHER SERVICES. IF MIN. DIMENSIONS ARE NOT - MAINTAINED, BUILDER IS TO RELOCATE AT HIS OWN EXPENSE. Signature NOTE: BUILDER TO VERIFY SERVICE CONNECTION ELEVATIONS PRIOR TO CONSTRUCTING FOUNDATIONS. THE AS -CONSTRUCTED SEWER INVERTS ARE NOT AVAILABLE AT THE TIME THIS APPROVAL. THE BUILDER MUST MEASURE THE INVERT ELEVATIONS H AND VERIFY THAT ADEQUATE FALL IS AVAILABLE FOR THE STORM AND SANITARY SEWER PIPES PRIOR TO THE POURING OF FOOTINGS. Treasure BUILDER TO VERIFY ADEQUACY OF FOUNDING SOILS WITH PROJECT GEOTECHNICAL CONSULTANT ADJACENT TO REAR LOT CATCHBASIN AND LEAD PRIOR TO POURING FOOTINGS. EXTENDED FOOTINGS FOR RAISED UNITS: UNDERSIDE OF FOOTING TO BE EXTENDED TO ENGINEER FILL OR SUITABLE NATIVE MATERIAL TO BE 1-1681 Langstaff Road, Vaughan, Ontario L4K 5T3 APPROVED BY THE PROJECT GEOTECHNICAL ENGINEER. T: 416-987-5500 • F: 905-326-3600 FF FINISHED FLOOR ELEVATION -B- HYDRO SERVICE LATERAL O SUMP PUMP Project Name: OF UNDERSIDE FOOTING ELEVATION + WATER SERVICE ® COMMUNITY MAILBOX BF FIN. BASEMENT FLOOR SLAB w RAIN WATER DOWNSPOUT LOCATION P LAI N V I EW HEIGHTS TFW TOP OF FOUNDATION WALL -8AN-<DOUBLE SAN. CONNECTION (DISCHARGE ONTO SPLASHPAD) UFR UNDERSIDE FOOTING AT REAR -SAN} -SINGLE SAN. CONNECTION SWALE DIRECTION CLARI N GTON ONT. UFF UNDERSIDE FOOTING FRONT -frTiu1---SINGLE STM. CONNECTION �TTTT EMBANKMENT 3:1 SLOPE MBE MINIMUM BASEMENT ELEVATION CB❑ CATCH BASIN WOB WALK OUT BASEMENT Q H HYDRANT ® THIS LOT CONTAINS ENGINEERED FILL Sheet Title: WUB WALKUP BASEMENT ® PROPOSED VALVE SITING & GRADING PLAN REV REVERSE PLAN m TRANSFORMER RLCB LEAD PRESENT CAUTION WHEN ® A EXTERIOR DOOR LOCATION STREETLIGHT POLE EXCAVATING REGISTERED PLAN No: 40M-2759 O SIDE WINDOW LOCATION M ® BELL PEDESTAL RETAINING WALL o FD FLOOR DRAIN ED BELL GRADE LEVEL BOX =>< PRIVACY FENCE (SEEACOEN LOT. 41 Q AIRCONDITIONER RYU REAR YARD UPGRADE & ROGERS BREAKOUT POINT .DWG.)ICAL CE ENG. DWG.) ROGERA VAULT SVU SIDE YARD UPGRADE FYI ROGERS x x - CHAIN LINK FENCE Date: Drawn by: Scale: ❑® ROGERS PEDESTAL ON VAULT lSFF FNG nWG 1 FEB. 14. 2025 TP 1:250 ZONING INFORMATION - LOT 42 R2-71 BUILDING HEIGHT (10.50m max.) 10.50m max. PORCH HEIGHT (1.0m max.) 0.95m LOT FRONTAGE 10.000m PROPOSED LOT AREA 320.00m2 PROPOSED COVERAGE (40% max.) 151.18m2 (47.25%) 48% REQ'D (DWELLING) PROPOSED COVERAGE (45% max.) 154.74m2 (48.36%) 50% REQ'D (TOTAL OF ALL BUILDING OR STRUCTURES) REAR YARD (7.5m min.) 7.02m 7.Om REQ'D FRONT YARD AREA 54.7Om2 FRONT YARD LANDSCAPE OPEN SPACE (30% min.) 22.34m2 (40.84%) FRONT YARD SOFT LANDSCAPING (40% min.) 19.45m2 (35.56%) 30% REQ'D DRIVEWAY WIDTH (4.6m) 5.92m 6.Om max. REQ'D OUTSIDE WIDTH OF GARAGE (max. 45% of Lot Width) 6.20m (62%) 62% REQ'D �.V�V 7M.� L ► 7.02 18.96 34 N70'41'20"E 32.00 7.02 18.95 6.02 Cn PROPOSED ► N 43 • PLAN 5.47 2840 sq.ft . ► 7.25 N70'41'20"E cNn 32.00 o N 7.25 ti M 5 PROPOSED ► PLAN 5.47 42 2840 sq.ft ► 7.02 18.96 6.03 N70'41'20"E 7.02 18.96 o) 36 PROPOSED ► N o • PLAN °° 41 2840 sq.ft SAMPLE SITING )NSULTANTS DECLARATION: THIS PROPOSAL CONFORMS TH THE MUNICIPALITY'S GRADING CRITERIA AND 6.02 5.47 0 W z Q U m O U Q D NOTE: FINAL TREE NUMBERS AND LOCATIONS TO BE DETERMINED BY THE MUNICIPALITY. TREES TO BE STAKED IN FIELD BY THE MUNICIPALITY PRIOR TO PLANTING. APPROVED SUBDIVISION MASTER LOT GRADING PLAN AND 1. ISSUED FOR REVIEW FEB 14125 T THE PROPOSED HOUSE TYPE IS COMPATIBLE WITH THE No. Revision Date B GRADING. THE PROPOSED DRIVEWAY LOCATION DOES NOT CONFLICT WITH ADJACENT DRIVEWAYS, WALKWAYS, I, Tony Palumbo, review and take responsibility for CATCHBASIN, HYDRANT, VALVE OR ANY STREET UTILITY. the design and am qualified in the appropriate category as an "other designer" under subsection 3.2.5.of Division C, of the Building Code. DATE REVIEWED BY ............................ ............................................ Individual BCIN: 20193 NOTE: DRIVEWAYS ARE TO BE 1.2m CLEAR OF UTILITY STRUCTURES & HYDRANTS. THE BUILDER MUST MEASURE THE INVERT ELEVATIONS AND VERIFY THAT ADEQUATE FALL IS AVAILABLE FOR THE STORM AND SANITARY SEWER PIPES PRIOR TO THE POURING OF FOOTINGS. NOTE: BUILDER TO VERIFY LOCATION OF ALL HYDRANTS, STREET LIGHTS, TRANSFORMERS AND OTHER SERVICES. IF MIN. DIMENSIONS ARE NOT - MAINTAINED, BUILDER IS TO RELOCATE AT HIS OWN EXPENSE. Signature NOTE: BUILDER TO VERIFY SERVICE CONNECTION ELEVATIONS PRIOR TO CONSTRUCTING FOUNDATIONS. THE AS -CONSTRUCTED SEWER INVERTS ARE NOT AVAILABLE AT THE TIME THIS APPROVAL. THE BUILDER MUST MEASURE THE INVERT ELEVATIONS H AND VERIFY THAT ADEQUATE FALL IS AVAILABLE FOR THE STORM AND SANITARY SEWER PIPES PRIOR TO THE POURING OF FOOTINGS. Treasure BUILDER TO VERIFY ADEQUACY OF FOUNDING SOILS WITH PROJECT GEOTECHNICAL CONSULTANT ADJACENT TO REAR LOT CATCHBASIN AND LEAD PRIOR TO POURING FOOTINGS. EXTENDED FOOTINGS FOR RAISED UNITS: UNDERSIDE OF FOOTING TO BE EXTENDED TO ENGINEER FILL OR SUITABLE NATIVE MATERIAL TO BE 1-1681 Langstaff Road, Vaughan, Ontario L4K 5T3 APPROVED BY THE PROJECT GEOTECHNICAL ENGINEER. T: 416-987-5500 • F: 905-326-3600 FF FINISHED FLOOR ELEVATION -B- HYDRO SERVICE LATERAL O SUMP PUMP Project Name: OF UNDERSIDE FOOTING ELEVATION + WATER SERVICE ® COMMUNITY MAILBOX BF FIN. BASEMENT FLOOR SLAB w RAIN WATER DOWNSPOUT LOCATION P LAI N V I EW HEIGHTS TFW TOP OF FOUNDATION WALL -8AN-<DOUBLE SAN. CONNECTION (DISCHARGE ONTO SPLASHPAD) UFR UNDERSIDE FOOTING AT REAR -SAN} -SINGLE SAN. CONNECTION SWALE DIRECTION CLARI N GTON ONT. UFF UNDERSIDE FOOTING FRONT -frTiu1---SINGLE STM. CONNECTION �TTTT EMBANKMENT 3:1 SLOPE MBE MINIMUM BASEMENT ELEVATION CB❑ CATCH BASIN WOB WALK OUT BASEMENT Q H HYDRANT ® THIS LOT CONTAINS ENGINEERED FILL Sheet Title: WUB WALKUP BASEMENT ® PROPOSED VALVE SITING & GRADING PLAN REV REVERSE PLAN m TRANSFORMER RLCB LEAD PRESENT CAUTION WHEN ® A EXTERIOR DOOR LOCATION STREETLIGHT POLE EXCAVATING REGISTERED PLAN No: 40M-2759 O SIDE WINDOW LOCATION M ® BELL PEDESTAL RETAINING WALL o FD FLOOR DRAIN ED BELL GRADE LEVEL BOX =>< PRIVACY FENCE (SEEACOEN WG.)CE LOT. 42 Q AIRCONDITIONER RYU REAR YARD UPGRADE & ROGERS BREAKOUT POINT . ENG. DWG.) ROGERA VAULT SVU SIDE YARD UPGRADE FYI ROGERS x x - CHAIN LINK FENCE Date: Drawn by: Scale: ❑® ROGERS PEDESTAL ON VAULT lSFF FNG nWG 1 FEB. 14. 2025 TP 1:250 ZONING INFORMATION - LOT 43 R2-71 BUILDING HEIGHT (10.50m max.) 10.50m max. PORCH HEIGHT (1.0m max.) 0.95m LOT FRONTAGE 10.000m PROPOSED LOT AREA 320.00m2 PROPOSED COVERAGE (40% max.) 151.18m2 (47.25%) 48% REQ'D (DWELLING) PROPOSED COVERAGE (45% max.) 154.74m2 (48.36%) 50% REQ'D (TOTAL OF ALL BUILDING OR STRUCTURES) REAR YARD (7.5m min.) 7.02m 7.Om REQ'D FRONT YARD AREA 54.7Om2 FRONT YARD LANDSCAPE OPEN SPACE (30% min.) 22.34m2 (40.84%) FRONT YARD SOFT LANDSCAPING (40% min.) 19.45m2 (35.56%) 30% REQ'D DRIVEWAY WIDTH (4.6m) 5.92m 6.Om max. REQ'D OUTSIDE WIDTH OF GARAGE (max. 45% of Lot Width) 6.20m (62%) 62% REQ'D ► A7.25 ° N70'41'20"E Cn 32.00 W A ► ° PROPOSED 44. PLAN 2840 sq.ft ► CD N 702 18.96 LLJ 34 N70'41'20"E 32.00 18.95 6.02 7.02 PROPOSED ► �, 0 43 . PLAN o N N o U 2840 sq.ft 5.47 ► 7.25 ° M N70'41'20"E 32.00 O 25 7T5.47 U o 35 PROPOSED ► Q ID PLAN 0 a 42 '4 2840 sq.ftN o SAMPLE SITING )NSULTANTS DECLARATION: THIS PROPOSAL CONFORMS TH THE MUNICIPALITY'S GRADING CRITERIA AND 'PROVED SUBDIVISION MASTER LOT GRADING PLAN AND E PROPOSED HOUSE TYPE IS COMPATIBLE WITH THE LADING. THE PROPOSED DRIVEWAY LOCATION DOES NOT INFLICT WITH ADJACENT DRIVEWAYS, WALKWAYS, ,TCHBASIN. HYDRANT. VALVE OR ANY STREET UTILITY. NOTE: FINAL TREE NUMBERS AND LOCATIONS TO BE DETERMINED BY THE MUNICIPALITY. TREES TO BE STAKED IN FIELD BY THE MUNICIPALITY PRIOR TO PLANTING. 1. ISSUED FOR REVIEW FEB 14125 T No. I Revision Date B I, Tony Palumbo, review and take responsibility for the design and am qualified in the appropriate category as an "other designer" under subsection 3.2.5.of Division C, of the Building Code. DATE REVIEWED BY ............................ ............................................ Individual BCIN: 20193 NOTE: DRIVEWAYS ARE TO BE 1.2m CLEAR OF UTILITY STRUCTURES & HYDRANTS. THE BUILDER MUST MEASURE THE INVERT ELEVATIONS AND VERIFY THAT ADEQUATE FALL IS AVAILABLE FOR THE STORM AND SANITARY SEWER PIPES PRIOR TO THE POURING OF FOOTINGS. NOTE: BUILDER TO VERIFY LOCATION OF ALL HYDRANTS, STREET LIGHTS, TRANSFORMERS AND OTHER SERVICES. IF MIN. DIMENSIONS ARE NOT - MAINTAINED, BUILDER IS TO RELOCATE AT HIS OWN EXPENSE. Signature H NOTE: BUILDER TO VERIFY SERVICE CONNECTION ELEVATIONS PRIOR TO CONSTRUCTING FOUNDATIONS. THE AS -CONSTRUCTED SEWER INVERTS ARE NOT AVAILABLE AT THE TIME THIS APPROVAL. THE BUILDER MUST MEASURE THE INVERT ELEVATIONS AND VERIFY THAT ADEQUATE FALL IS AVAILABLE FOR THE STORM AND SANITARY SEWER PIPES PRIOR TO THE POURING OF FOOTINGS. Treasure BUILDER TO VERIFY ADEQUACY OF FOUNDING SOILS WITH PROJECT GEOTECHNICAL CONSULTANT ADJACENT TO REAR LOT CATCHBASIN AND LEAD PRIOR TO POURING FOOTINGS. EXTENDED FOOTINGS FOR RAISED UNITS: UNDERSIDE OF FOOTING TO BE EXTENDED TO ENGINEER FILL OR SUITABLE NATIVE MATERIAL TO BE 1-1681 Langstaff Road, Vaughan, Ontario L4K 5T3 APPROVED BY THE PROJECT GEOTECHNICAL ENGINEER. T: 416-987-5500 . F: 905-326-3600 FF FINISHED FLOOR ELEVATION —B— HYDRO SERVICE LATERAL O SUMP PUMP Project Name: OF UNDERSIDE FOOTING ELEVATION + WATER SERVICE ® COMMUNITY MAILBOX BF FIN. BASEMENT FLOOR SLAB t RAIN WATER DOWNSPOUT LOCATION P LAI N V I EW HEIGHTS TFW TOP OF FOUNDATION WALL -8AN-<DOUBLE SAN. CONNECTION (DISCHARGE ONTO SPLASHPAD) UFR UNDERSIDE FOOTING AT REAR -SAN} —SINGLE SAN. CONNECTION SWALE DIRECTION CLARI N GTON ONT. UFF UNDERSIDE FOOTING FRONT -frTiu1---SINGLE ATM. CONNECTION �TTTT EMBANKMENT 3:1 SLOPE MBE MINIMUM BASEMENT ELEVATION CB❑ CATCH BASIN Sheet Title: WOB WALK OUT BASEMENT Q H HYDRANT WUB WALKUP BASEMENT ® PROPOSED VALVE ® THIS LOT CONTAINS ENGINEERED FILL SITING & GRADING PLAN REV REVERSE PLAN m TRANSFORMER RLCB LEAD PRESENT CAUTION WHEN ® A EXTERIOR DOOR LOCATION STREETLIGHT POLE EXCAVATING REGISTERED PLAN No: 40M-2759 O SIDE WINDOW LOCATION M ® BELL PEDESTAL M RETAINING WALL o FD FLOOR DRAIN ED BELL GRADE LEVEL BOX =>< PRIVACY FENCE (SEE EN WG.)CE LOT. 43 Q AIRCONDITIONER RYU REAR YARD UPGRADE & ROGERS BREAKOUT POINT . Date: Drawn by: Scale: ENG. DWG.) ROGERA VAULT SVU SIDE YARD UPGRADE FYI ROGERS ❑® ROGERS PEDESTAL ON VAULT x x — CHAIN LINK FENCE lSFF FNG nWG 1 FEB. 14. 2025 TP 1:250 N70'41'20"E 33 7.02 0 0 0 0 45 N70`41'20"E ZONING INFORMATION - LOT 44 R2-71 BUILDING HEIGHT (10.50m max.) 10.50m max. PORCH HEIGHT (1.0m max.) 0.95m LOT FRONTAGE 10.000m PROPOSED LOT AREA 320.00m2 PROPOSED COVERAGE (40% max.) 151.18m2 (47.25%) 48% REQ'D (DWELLING) PROPOSED COVERAGE (45% max.) 154.74m2 (48.36%) 50% REQ'D (TOTAL OF ALL BUILDING OR STRUCTURES) REAR YARD (7.5m min.) 7.02m 7.Om REQ'D FRONT YARD AREA 54.7Om2 FRONT YARD LANDSCAPE OPEN SPACE (30% min.) 22.34m2 (40.84%) FRONT YARD SOFT LANDSCAPING (40% min.) 19.45m2 (35.56%) 30% REQ'D DRIVEWAY WIDTH (4.6m) 5.92m 6.Om max. REQ'D OUTSIDE WIDTH OF GARAGE (max. 45% of Lot Width) 6.20m (62%) 62% REQ'D PROPOSED • PLAN 2840 sq.ft 0 4 6.05 18.96 6.02 to 90 5.47 0 PROPOSED 44 • PLAN 7.02 2840 sq.ft 18.96 34 N70'41'20"E ).02 18.95 PROPOSED 43 ' PLAN 2840 sq.ft SAMPLE SITING )NSULTANTS DECLARATION: THIS PROPOSAL CONFORMS TH THE MUNICIPALITY'S GRADING CRITERIA AND 'PROVED SUBDIVISION MASTER LOT GRADING PLAN AND E PROPOSED HOUSE TYPE IS COMPATIBLE WITH THE LADING. THE PROPOSED DRIVEWAY LOCATION DOES NOT INFLICT WITH ADJACENT DRIVEWAYS, WALKWAYS, ,TCHBASIN. HYDRANT. VALVE OR ANY STREET UTILITY. . ► 7.25 32.00 11. 1- ► 0 90 N 0 6.02 N O 5.47 uN O W z ro Q U (0 N W O U Q D NOTE: FINAL TREE NUMBERS AND LOCATIONS TO BE DETERMINED BY THE MUNICIPALITY. TREES TO BE STAKED IN FIELD BY THE MUNICIPALITY PRIOR TO PLANTING. 1. ISSUED FOR REVIEW FEB 14125 T No. I Revision Date B I, Tony Palumbo, review and take responsibility for the design and am qualified in the appropriate category as an "other designer" under subsection 3.2.5.of Division C, of the Building Code. DATE REVIEWED BY ............................ ............................................ Individual BCIN: 20193 NOTE: DRIVEWAYS ARE TO BE 1.2m CLEAR OF UTILITY STRUCTURES & HYDRANTS. THE BUILDER MUST MEASURE THE INVERT ELEVATIONS AND VERIFY THAT ADEQUATE FALL IS AVAILABLE FOR THE STORM AND SANITARY SEWER PIPES PRIOR TO THE POURING OF FOOTINGS. NOTE: BUILDER TO VERIFY LOCATION OF ALL HYDRANTS, STREET LIGHTS, TRANSFORMERS AND OTHER SERVICES. IF MIN. DIMENSIONS ARE NOT - MAINTAINED, BUILDER IS TO RELOCATE AT HIS OWN EXPENSE. Signature NOTE: BUILDER TO VERIFY SERVICE CONNECTION ELEVATIONS PRIOR TO CONSTRUCTING FOUNDATIONS. THE AS -CONSTRUCTED SEWER INVERTS ARE NOT AVAILABLE AT THE TIME THIS APPROVAL. THE BUILDER MUST MEASURE THE INVERT ELEVATIONS AND VERIFY THAT ADEQUATE FALL IS AVAILABLE FOR THE STORM AND SANITARY SEWER PIPES PRIOR TO THE POURING OF FOOTINGS. TLeasuremi BUILDER TO VERIFY ADEQUACY OF FOUNDING SOILS WITH PROJECT GEOTECHNICAL CONSULTANT ADJACENT TO REAR LOT CATCHBASIN AND LEAD PRIOR TO POURING FOOTINGS. EXTENDED FOOTINGS FOR RAISED UNITS: UNDERSIDE OF FOOTING TO BE EXTENDED TO ENGINEER FILL OR SUITABLE NATIVE MATERIAL TO BE 1-1681 Langstaff Road, Vaughan, Ontario L4K 5T3 APPROVED BY THE PROJECT GEOTECHNICAL ENGINEER. T: 416-987-5500 . F: 905-326-3600 FF FINISHED FLOOR ELEVATION -B- HYDRO SERVICE LATERAL O SUMP PUMP Project Name: OF UNDERSIDE FOOTING ELEVATION + WATER SERVICE ® COMMUNITY MAILBOX BF FIN. BASEMENT FLOOR SLAB t RAIN WATER DOWNSPOUT LOCATION P LAI N V I EW HEIGHTS TFW TOP OF FOUNDATION WALL -8AN-<DOUBLE SAN. CONNECTION (DISCHARGE ONTO SPLASHPAD) UFR UNDERSIDE FOOTING AT REAR -SAN} -SINGLE SAN. CONNECTION SWALE DIRECTION CLARI N GTON ONT. UFF UNDERSIDE FOOTING FRONT -frTiu1---SINGLE ATM. CONNECTION �TTTT EMBANKMENT 3:1 SLOPE MBE MINIMUM BASEMENT ELEVATION CB❑ CATCH BASIN WOB WALK OUT BASEMENT Q H HYDRANT Sheet Title: WUB WALKUP BASEMENT ® PROPOSED VALVE ® THIS LOT CONTAINS ENGINEERED FILL SITING & GRADING PLAN REV REVERSE PLAN m TRANSFORMER RLCB LEAD PRESENT CAUTION WHEN ® A EXTERIOR DOOR LOCATION STREETLIGHT POLE EXCAVATING REGISTERED PLAN No: 40M-2759 O SIDE WINDOW LOCATION M ® BELL PEDESTAL M RETAINING WALL 0 FD FLOOR DRAIN ED BELL GRADE LEVEL BOX =>< PRIVACY FENCE (SEE EN WG.)CE LOT. 44 Q AIRCONDITIONER RYU REAR YARD UPGRADE & ROGERS BREAKOUT POINT . ROGERA VAULT SVU SIDE YARD UPGRADE FYI ROGERS ENG. DWG.) Date: Drawn by: Scale: ❑® ROGERS PEDESTAL ON VAULT x x - CHAIN LINK FENCE lSFF FNG nWG 1 FEB. 14. 2025 TP 1:250 ZONING INFORMATION - LOT 45 R2-71 BUILDING HEIGHT (10.50m max.) 10.50m max. PORCH HEIGHT (1.0m max.) 0.95m LOT FRONTAGE 10.000m PROPOSED LOT AREA 320.00m2 PROPOSED COVERAGE (40% max.) 151.18m2 (47.25%) 48% REQ'D (DWELLING) PROPOSED COVERAGE (45% max.) 154.74m2 (48.36%) 50% REQ'D (TOTAL OF ALL BUILDING OR STRUCTURES) REAR YARD (7.5m min.) 7.02m 7.Om REQ'D FRONT YARD AREA 54.7Om2 FRONT YARD LANDSCAPE OPEN SPACE (30% min.) 22.34m2 (40.84%) FRONT YARD SOFT LANDSCAPING (40% min.) 19.45m2 (35.56%) 30% REQ'D DRIVEWAY WIDTH (4.6m) 5.92m 6.Om max. REQ'D OUTSIDE WIDTH OF GARAGE (max. 45% of Lot Width) 6.20m (62%) 62% REQ'D w 40„E � � 22 Ng5 ° 17.73 A I I 5.02 ° �t_� ► LL_I 46 DID o FROSEHILL6o0 2. 9 - C m o (n Q 0 6.05 N70'41'20"E rn 32.00 - I I I 33 7.D2 16.96 6.02 z PROPOSED ► Q1'/ • PLAN N �° N o L 0 0 45 0 5.47 U 2840 sq.ft V ► 7.25 ° m W N70°41'20"E 32.00 O U PROPOSED ► ° Q 44.4 PLAN 2840 sq At , 0 N 0 7.02 18.96 SAMPLE NOTE: FINAL TREE NUMBERS AND LOCATIONS TO BE SITING DETERMINED BY THE MUNICIPALITY TREES TO BE STAKED N FIELD BY THE MUNICIPALITY I PRIOR TO PLANTING. )NSULTANTS DECLARATION: THIS PROPOSAL CONFORMS TH THE MUNICIPALITY'S GRADING CRITERIA AND APPROVED SUBDIVISION MASTER LOT GRADING PLAN AND 1. ISSUED FOR REVIEW FEB 14125 T THE PROPOSED HOUSE TYPE IS COMPATIBLE WITH THE No. I Revision Date B GRADING. THE PROPOSED DRIVEWAY LOCATION DOES NOT CONFLICT WITH ADJACENT DRIVEWAYS, WALKWAYS, I, Tony Palumbo, review and take responsibility for CATCHBASIN, HYDRANT, VALVE OR ANY STREET UTILITY. the design and am qualified in the appropriate category as an "other designer" under subsection 3.2.5.of Division C, of the Building Code. DATE REVIEWED BY ............................ ............................................ Individual BCIN: 20193 NOTE: DRIVEWAYS ARE TO BE 1.2m CLEAR OF UTILITY STRUCTURES & HYDRANTS. THE BUILDER MUST MEASURE THE INVERT ELEVATIONS AND VERIFY THAT ADEQUATE FALL IS AVAILABLE FOR THE STORM AND SANITARY SEWER PIPES PRIOR TO THE POURING OF FOOTINGS. NOTE: BUILDER TO VERIFY LOCATION OF ALL HYDRANTS, STREET LIGHTS, TRANSFORMERS AND OTHER SERVICES. IF MIN. DIMENSIONS ARE NOT - MAINTAINED, BUILDER IS TO RELOCATE AT HIS OWN EXPENSE. Signature NOTE: BUILDER TO VERIFY SERVICE CONNECTION ELEVATIONS PRIOR TO CONSTRUCTING FOUNDATIONS. THE AS -CONSTRUCTED SEWER INVERTS ARE NOT AVAILABLE AT THE TIME THIS APPROVAL. THE BUILDER MUST MEASURE THE INVERT ELEVATIONS H AND VERIFY THAT ADEQUATE FALL IS AVAILABLE FOR THE STORM AND SANITARY SEWER PIPES PRIOR TO THE POURING OF FOOTINGS. Treasure BUILDER TO VERIFY ADEQUACY OF FOUNDING SOILS WITH PROJECT GEOTECHNICAL CONSULTANT ADJACENT TO REAR LOT CATCHBASIN AND LEAD PRIOR TO POURING FOOTINGS. EXTENDED FOOTINGS FOR RAISED UNITS: UNDERSIDE OF FOOTING TO BE EXTENDED TO ENGINEER FILL OR SUITABLE NATIVE MATERIAL TO BE 1-1681 Langstaff Road, Vaughan, Ontario L4K 5T3 APPROVED BY THE PROJECT GEOTECHNICAL ENGINEER. T: 416-987-5500 • F: 905-326-3600 FF FINISHED FLOOR ELEVATION -B- HYDRO SERVICE LATERAL O SUMP PUMP Project Name: OF UNDERSIDE FOOTING ELEVATION + WATER SERVICE ® COMMUNITY MAILBOX BF FIN. BASEMENT FLOOR SLAB w RAIN WATER DOWNSPOUT LOCATION P LAI N V I EW HEIGHTS TFW TOP OF FOUNDATION WALL -8AN-<DOUBLE SAN. CONNECTION (DISCHARGE ONTO SPLASHPAD) UFR UNDERSIDE FOOTING AT REAR -SAN} -SINGLE SAN. CONNECTION SWALE DIRECTION CLARI N GTON ONT. UFF UNDERSIDE FOOTING FRONT _frTiu1---SINGLE ATM. CONNECTION �T�TT EMBANKMENT 3:1 SLOPE MBE MINIMUM BASEMENT ELEVATION CB❑ CATCH BASIN WOB WALK OUT BASEMENT Q H HYDRANT ® THIS LOT CONTAINS ENGINEERED FILL Sheet Title: WUB WALKUP BASEMENT ® PROPOSED VALVE SITING & GRADING PLAN REV REVERSE PLAN m TRANSFORMER RLCB LEAD PRESENT CAUTION WHEN ® A EXTERIOR DOOR LOCATION STREETLIGHT POLE EXCAVATING REGISTERED PLAN No: 40M-2759 O SIDE WINDOW LOCATION M ® BELL PEDESTAL M RETAINING WALL o FD FLOOR DRAIN ED BELL GRADE LEVEL BOX >< PRIVACY FENCE (SEE EN LOT: [A� r^ �A AIR CONDITIONER RYU REAR YARD UPGRADE & ROGERS BREAKOUT POINT CAL FENCE (SEE ENG. DWG.) T V SVU SIDE YARD UPGRADE 0 ROGERS VAULT x x - CHAIN LINK FENCE Date: Drawn by: Scale: ❑® ROGERS PEDESTAL ON VAULT lSFF FNG nWG 1 FEB. 14. 2025 TP 1:250 ZONING INFORMATION -LOT 46 R2-71 BUILDING HEIGHT (10.50m max.) 10.50m max. PORCH HEIGHT (1.Om max.) 0.95m LOT FRONTAGE 16.04m PROPOSED LOT AREA 435.20m2 PROPOSED COVERAGE (40% max.) 158.96m2 (36.52%) (DWELLING) PROPOSED COVERAGE (45% max.) 166.67m2 (38.30%) (TOTAL OF ALL BUILDING OR STRUCTURES) REAR YARD (7.5m min.) 9.11 m FRONT YARD AREA 44.70m2 FRONT YARD LANDSCAPE OPEN SPACE (30% min.) 28.56m2 (63.89%) FRONT YARD SOFT LANDSCAPING (40% min.) 25.52m2 (57.09%) DRIVEWAY WIDTH (4.6m) 5.79m 6.Om max. REO'D OUTSIDE WIDTH OF GARAGE (max. 45% of Lot Width) 6.20m (38.65%) 4 CP 4.05 . I I w �317 LL_I 0, 0 35 42 32 47 ° 0 wof N 22 40 E L_L_I 55 0 0 17.73 yAI I 5.02 aC-� ► 46 2. 9 � ROSEHILL 6 ► o 0 37-6 ELEV. C 91 U U 91/2' o v 0 6.05 W N70'41'20"E rn 32 00 — O 33 7.02 18.96 m 6.02 o PROPOSED ' N rn Q • PLAN o 0 0 � 5.47 � 45 2840 sq.ft 4 /,� SAMPLE NOTE: FINAL TREE NUMBERS AND LOCATIONS TO BE SITING DETERMINED I THE MUNICIPALITY TREES TO BE STAKED IN FIELD BY THE MUNICIPALITY PRIOR TO PLANTING. CONSULTANTS DECLARATION: THIS PROPOSAL CONFORMS WITH THE MUNICIPALITY'S GRADING CRITERIA AND APPROVED SUBDIVISION MASTER LOT GRADING PLAN AND 1. ISSUED FOR REVIEW FEB 14125 TP THE PROPOSED HOUSE TYPE IS COMPATIBLE WITH THE No. Revision Date By GRADING. THE PROPOSED DRIVEWAY LOCATION DOES NOT CONFLICT WITH ADJACENT DRIVEWAYS, WALKWAYS, I, Tony Palumbo, review and take responsibility for CATCHBASIN, HYDRANT, VALVE OR ANY STREET UTILITY. the design and am qualified in the appropriate category as an "other designer" under subsection 3.2.5.of Division C, of the Building Code. DATE ............................ REVIEWED BY ............................................ Individual BCIN: 20193 NOTE: DRIVEWAYS ARE TO BE 1.2m CLEAR OF UTILITY STRUCTURES & HYDRANTS. THE BUILDER MUST MEASURE THE INVERT ELEVATIONS AND VERIFY THAT ADEQUATE FALL IS AVAILABLE FOR THE STORM AND SANITARY SEWER PIPES PRIOR TO THE POURING OF FOOTINGS. NOTE: BUILDER TO VERIFY LOCATION OF ALL HYDRANTS, STREET LIGHTS, TRANSFORMERS AND OTHER SERVICES. IF MIN. DIMENSIONS ARE NOT MAINTAINED, BUILDER IS TO RELOCATE AT HIS OWN EXPENSE. Signature NOTE: BUILDER TO VERIFY SERVICE CONNECTION ELEVATIONS PRIOR TO CONSTRUCTING FOUNDATIONS. THE AS -CONSTRUCTED SEWER INVERTS ARE NOT AVAILABLE AT THE TIME IT THIS APPROVAL. THE BUILDER MUST MEASURE THE INVERT ELEVATIONS Treasure H AND VERIFY THAT ADEQUATE FALL IS AVAILABLE FOR THE STORM AND SANITARY SEWER PIPES PRIOR TO THE POURING OF FOOTINGS. BUILDER TO VERIFY ADEQUACY OF FOUNDING SOILS WITH PROJECT GEOTECHNICAL CONSULTANT ADJACENT TO REAR LOT CATCHBASIN AND LEAD PRIOR TO POURING FOOTINGS. EXTENDED FOOTINGS FOR RAISED UNITS: UNDERSIDE OF FOOTING TO BE EXTENDED TO ENGINEER FILL OR SUITABLE NATIVE MATERIAL TO BE 1-1681 Langstaff Road, Vaughan, Ontario L4K 5T3 APPROVED BY THE PROJECT GEOTECHNICAL ENGINEER. T: 416-987-5500 • F: 905-326-3600 FF FINISHED FLOOR ELEVATION —B— HYDRO SERVICE LATERAL O SUMP PUMP OF UNDERSIDE FOOTING ELEVATION + WATER SERVICE ® COMMUNITY MAILBOX Project Name: BF FIN. BASEMENT FLOOR SLAB w RAIN WATER DOWNSPOUT LOCATION P LAI N V I EW HEIGHTS TFW TOP OF FOUNDATION WALL -8AN-<DOUBLE SAN. CONNECTION (DISCHARGE ONTO SPLASHPAD) UFR UNDERSIDE FOOTING AT REAR -SAN} -SINGLE SAN. CONNECTION SWALE DIRECTION CLARI N GTON ONT. UFF UNDERSIDE FOOTING L FRONT _frTiu/---SINGLE ATM. CONNECTION �TTTT EMBANKMENT 3:1 SLOPE MBE MINIMUM BASEMENT ELEVATION CB❑ CATCH BASIN WOB WALK OUT BASEMENT Q H HYDRANT ® THIS LOT CONTAINS ENGINEERED FILL Sheet Title: WUB WALKUP BASEMENT ® PROPOSED VALVE SITING & GRADING PLAN REV REVERSE PLAN RLCB LEAD PRESENT CAUTION WHEN A EXTERIOR DOOR LOCATION m TRANSFORMER ® EXCAVATING REGISTERED PLAN No: 40M-2759 O SIDE WINDOW LOCATION f© STREETLIGHT POLE M RETAINING WALL o FD FLOOR DRAIN M ® BELL PEDESTAL =>< PRIVACY FENCE Q AIRCONDITIONER ED BELL GRADE LEVEL BOX (SEE EN DWG.)CE LOT. 46 RYU REAR YARD UPGRADE j ROGERS BREAKOUT POINT V❑ ROGERS VAULT (SEE ENG. DWG.) Date: Drawn b Scale: SVU SIDE YARD UPGRADE —x —x — CHAIN LINK FENCE y' ❑® ROGERS PEDESTAL ON VAULT SEE ENG. DWG. FEB. 14, 2025 TP 1:250 Ton P - T:\Treasure Hill Pro'ects Plainview Hei hts Proert Ltd BUILDER 02_ZONING VARIANCES PLAINVIEW PH2 - Lot.dw - Sat Mar 15 2025 - �1-.IPM 4 s 5.70 J 7.70 s 0 11 �3 6.05 •o � �� 60 V 0o holy o �5.20 i� 6.59 rn 00 rn Q 48 �, . L� 2.41 ♦ w 13.11 y�' L_L_ 9�Ii 0 35 42 47 0 32 m O W U 22 40,1E N5 5 0 0 I ♦) 17.73 A 5.02 46 2. 9 CD _CO 01 ROSEHILL 6 0 SAMPLE NOTE: FINAL TREE NUMBERS AND LOCATIONS TO BE DETERMINED I THE MUNICIPALITY TREES TO BE STAKED IN FIELD BY THE MUNICIPALITY SITING PRIOR TO PLANTING. CONSULTANTS DECLARATION: THIS PROPOSAL CONFORMS WITH THE MUNICIPALITY'S GRADING CRITERIA AND APPROVED SUBDIVISION MASTER LOT GRADING PLAN AND 1. ISSUED FOR REVIEW FEB 14125 TP THE PROPOSED HOUSE TYPE IS COMPATIBLE WITH THE No. Revision Date By GRADING. THE PROPOSED DRIVEWAY LOCATION DOES NOT CONFLICT WITH ADJACENT DRIVEWAYS, WALKWAYS, I, Tony Palumbo, review and take responsibility for CATCHBASIN, HYDRANT, VALVE OR ANY STREET UTILITY. the design and am qualified in the appropriate category as an "other designer" under subsection 3.2.5.of Division C, of the Building Code. DATE ............................ REVIEWED BY ............................................ Individual BCIN: 20193 NOTE: DRIVEWAYS ARE TO BE 1.2m CLEAR OF UTILITY STRUCTURES & HYDRANTS. THE BUILDER MUST MEASURE THE INVERT ELEVATIONS AND VERIFY THAT ADEQUATE FALL IS AVAILABLE FOR THE STORM AND SANITARY SEWER PIPES PRIOR TO THE POURING OF FOOTINGS. NOTE: BUILDER TO VERIFY LOCATION OF ALL HYDRANTS, STREET LIGHTS, TRANSFORMERS AND OTHER SERVICES. IF MIN. DIMENSIONS ARE NOT - Signature MAINTAINED, BUILDER IS TO RELOCATE AT HIS OWN EXPENSE. NOTE: BUILDER TO VERIFY SERVICE CONNECTION ELEVATIONS PRIOR TO CONSTRUCTING FOUNDATIONS. THE AS -CONSTRUCTED SEWER INVERTS ARE NOT AVAILABLE AT THE TIME IT THIS APPROVAL. THE BUILDER MUST MEASURE THE INVERT ELEVATIONS AND VERIFY THAT ADEQUATE FALL IS AVAILABLE FOR THE STORM AND SANITARY SEWER PIPES PRIOR TO THE POURING OF FOOTINGS. Treasure H BUILDER TO VERIFY ADEQUACY OF FOUNDING SOILS WITH PROJECT GEOTECHNICAL CONSULTANT ADJACENT TO REAR LOT CATCHBASIN AND LEAD PRIOR TO POURING FOOTINGS. EXTENDED FOOTINGS FOR RAISED UNITS: UNDERSIDE OF FOOTING TO BE EXTENDED TO ENGINEER FILL OR SUITABLE NATIVE MATERIAL TO BE 1-1681 Langstaff Road, Vaughan, Ontario L4K 5T3 APPROVED BY THE PROJECT GEOTECHNICAL ENGINEER. T: 416-987-5500 • F: 905-326-3600 FF FINISHED FLOOR ELEVATION —H— HYDRO SERVICE LATERAL O SUMP PUMP Project Name: OF UNDERSIDE FOOTING ELEVATION + WATER SERVICE ® COMMUNITY MAILBOX BF FIN. BASEMENT FLOOR SLAB TFW TOP OF FOUNDATION WALL -8AN-<DOUBLE SAN. CONNECTION w RAIN WATER DOWNSPOUT LOCATION (DISCHARGE ONTO SPLASHPAD) P LAI N V I EW HEIGHTS UFR UNDERSIDE FOOTING AT REAR -SAN} -SINGLE SAN. CONNECTION SWALE DIRECTION CLARI N GTON ONT. UFF UNDERSIDE FOOTING L FRONT _frTiu/---SINGLE ATM. CONNECTION MBE MINIMUM BASEMENT ELEVATION CB❑ CATCH BASIN �TTTT EMBANKMENT 3:1 SLOPE WOB WALK OUT BASEMENT Q H HYDRANT ® THIS LOT CONTAINS ENGINEERED FILL Sheet Title: WUB WALKUP BASEMENT ® PROPOSED VALVE SITING & GRADING PLAN REV REVERSE PLAN A EXTERIOR DOOR LOCATION m TRANSFORMER f© STREETLIGHT POLE RLCB LEAD PRESENT CAUTION WHEN ® EXCAVATING REGISTERED PLAN No: 40M-2759 0 SIDE WINDOW LOCATION o FD FLOOR DRAIN M ® BELL PEDESTAL ED BELL GRADE LEVEL BOX M RETAINING WALL =>< PRIVACY FENCE (SEE EN LOT. 47 Q AIRCONDITIONER ♦ ROGERS BREAKOUT POINT DWG.)CE RYU REAR YARD UPGRADE SVU SIDE YARD UPGRADE V❑ ROGERS VAULT (SEE ENG. DWG.) —x —x — CHAIN LINK FENCE Date: Drawn b Scale: y' ❑® ROGERS PEDESTAL ON VAULT SEE ENG. DWG. FEB. 14, 2025 TP 1:250 �1-.IPM Ton P - T:\Treasure Hill Pro'ects Plainview Hei hts Proert Ltd BUILDER 02_ZONING VARIANCES PLAINVIEW PH2 - Lot.dw - Sat Mar 15 2025 - ZONING INFORMATION -LOT 47 R2-71 BUILDING HEIGHT (10.50m max.) 10.50m max. PORCH HEIGHT (1.Om max.) 0.95m LOT FRONTAGE 16.34m PROPOSED LOT AREA 484.80m2 PROPOSED COVERAGE (40% max.) 158.96m2 (32.79%) (DWELLING) PROPOSED COVERAGE (45% max.) 166.67m2 (34.38%) (TOTAL OF ALL BUILDING OR STRUCTURES) REAR YARD (7.5m min.) 13.17m FRONT YARD AREA 42.03m2 FRONT YARD LANDSCAPE OPEN SPACE (30% min.) 26.42m2 (62.86%) FRONT YARD SOFT LANDSCAPING (40% min.) 23.38m2 (55.62%) DRIVEWAY WIDTH (4.6m) 5.79m 6.Om max. REQ'D OUTSIDE WIDTH OF GARAGE (max. 45% of Lot Width) 6.20m (37.94%) 4 j 0 O O� v � a 18. k60 m rn r2 s `�►�� 5.70 9 7 V 7.70 J Off' 11 �� 6.05 2 0 s rn �V 0 0 lip V 0� d ko�5 W " 6E0 /� ��� - ♦Nil c� 15.20 6.59 Q rn C rn � 48 2.41 r y I- \ o w r0 ' �\ 4.05 O w 13.11 -bi 9�if o 3y 42 47 0 ;;- 32 � O SAMPLE NOTE: FINAL TREE NUMBERS AND LOCATIONS TO BE DETERMINED I THE MUNICIPALITY TREES TO BE STAKED IN FIELD BY THE MUNICIPALITY SITING PRIOR TO PLANTING. CONSULTANTS DECLARATION: THIS PROPOSAL CONFORMS WITH THE MUNICIPALITY'S GRADING CRITERIA AND APPROVED SUBDIVISION MASTER LOT GRADING PLAN AND 1. ISSUED FOR REVIEW FEB 14125 TP THE PROPOSED HOUSE TYPE IS COMPATIBLE WITH THE No. Revision Date By GRADING. THE PROPOSED DRIVEWAY LOCATION DOES NOT CONFLICT WITH ADJACENT DRIVEWAYS, WALKWAYS, I, Tony Palumbo, review and take responsibility for CATCHBASIN, HYDRANT, VALVE OR ANY STREET UTILITY. the design and am qualified in the appropriate category as an "other designer" under subsection 3.2.5.of Division C, of the Building Code. DATE ............................ REVIEWED BY ............................................ Individual BCIN: 20193 NOTE: DRIVEWAYS ARE TO BE 1.2m CLEAR OF UTILITY STRUCTURES & HYDRANTS. THE BUILDER MUST MEASURE THE INVERT ELEVATIONS AND VERIFY THAT ADEQUATE FALL IS AVAILABLE FOR THE STORM AND SANITARY SEWER PIPES PRIOR TO THE POURING OF FOOTINGS. NOTE: BUILDER TO VERIFY LOCATION OF ALL HYDRANTS, STREET LIGHTS, TRANSFORMERS AND OTHER SERVICES. IF MIN. DIMENSIONS ARE NOT - Signature MAINTAINED, BUILDER IS TO RELOCATE AT HIS OWN EXPENSE. NOTE: BUILDER TO VERIFY SERVICE CONNECTION ELEVATIONS PRIOR TO CONSTRUCTING FOUNDATIONS. THE AS -CONSTRUCTED SEWER INVERTS ARE NOT AVAILABLE AT THE TIME IT THIS APPROVAL. THE BUILDER MUST MEASURE THE INVERT ELEVATIONS AND VERIFY THAT ADEQUATE FALL IS AVAILABLE FOR THE STORM AND SANITARY SEWER PIPES PRIOR TO THE POURING OF FOOTINGS. Treasure H BUILDER TO VERIFY ADEQUACY OF FOUNDING SOILS WITH PROJECT GEOTECHNICAL CONSULTANT ADJACENT TO REAR LOT CATCHBASIN AND LEAD PRIOR TO POURING FOOTINGS. EXTENDED FOOTINGS FOR RAISED UNITS: UNDERSIDE OF FOOTING TO BE EXTENDED TO ENGINEER FILL OR SUITABLE NATIVE MATERIAL TO BE 1-1681 Langstaff Road, Vaughan, Ontario L4K 5T3 APPROVED BY THE PROJECT GEOTECHNICAL ENGINEER. T: 416-987-5500 • F: 905-326-3600 FF FINISHED FLOOR ELEVATION —H— HYDRO SERVICE LATERAL O SUMP PUMP Project Name: OF UNDERSIDE FOOTING ELEVATION + WATER SERVICE ® COMMUNITY MAILBOX BF FIN. BASEMENT FLOOR SLAB w RAIN WATER DOWNSPOUT LOCATION TFW TOP OF FOUNDATION WALL -8AN-<DOUBLE SAN. CONNECTION (DISCHARGE ONTO SPLASHPAD) P LAI N V I EW HEIGHTS UFR UNDERSIDE FOOTING AT REAR -SAN} —SINGLE SAN. CONNECTION SWALE DIRECTION CLARI N GTON ONT. UFF UNDERSIDE FOOTING L FRONT _frTiu/---SINGLE ATM. CONNECTION �TTTT EMBANKMENT 3:1 SLOPE MBE MINIMUM BASEMENT ELEVATION CB❑ CATCH BASIN WOB WALK OUT BASEMENT Q H HYDRANT ® THIS LOT CONTAINS ENGINEERED FILL Sheet Title: WUB WALKUP BASEMENT ® PROPOSED VALVE SITING & GRADING PLAN REV REVERSE PLAN RLCB LEAD PRESENT CAUTION WHEN A EXTERIOR DOOR LOCATION m TRANSFORMER ® EXCAVATING f© STREETLIGHT POLE REGISTERED PLAN No: 40M-2759 M RETAINING WALL O SIDE WINDOW LOCATION o FD FLOOR DRAIN M ® BELL PEDESTAL =>< PRIVACY FENCE ED BELL GRADE LEVEL BOX (SEE EN LOT. 48 DWG.)CE Q AIRCONDITIONER ♦ ROGERS BREAKOUT POINT RYU REAR YARD UPGRADE V❑ ROGERS VAULT (SEE ENG. DWG.) SVU SIDE YARD UPGRADE —x —x — CHAIN LINK FENCE Date: Drawn b Scale: y' ❑® ROGERS PEDESTAL ON VAULT SEE ENG. DWG. FEB. 14, 2025 TP 1:250 Ton P - T:\Treasure Hill Pro'ects Plainview Hei hts Proert Ltd BUILDER 02_ZONING VARIANCES PLAINVIEW PH2 - Lot.dw - Sat Mar 15 2025 ZONING INFORMATION -LOT 46 R2-71 BUILDING HEIGHT (10.50m max.) 10.50m max. PORCH HEIGHT (1.Om max.) 0.95m LOT FRONTAGE 16.04m PROPOSED LOT AREA 435.20m2 PROPOSED COVERAGE (40% max.) 158.96m2 (36.52%) (DWELLING) PROPOSED COVERAGE (45% max.) 166.67m2 (38.30%) (TOTAL OF ALL BUILDING OR STRUCTURES) REAR YARD (7.5m min.) 9.11m FRONT YARD AREA 44.70m2 FRONT YARD LANDSCAPE OPEN SPACE (30% min.) 28.56m2 (63.89%) FRONT YARD SOFT LANDSCAPING (40% min.) 25.52m2 (57.09%) DRIVEWAY WIDTH (4.6m) 5.79m 6.Om max. REQ'D OUTSIDE WIDTH OF GARAGE (max. 45% of Lot Width) 6.20m (38.65%) Attachment 2 Dates Actions Taken February 20 3 applications received to vary 34 lots within their plans of subdivision in both Bowmanville and Newcastle. Payment was only received for 3 lots and was based on our 2024 fee schedule. February 27 Development Review staff met internally to determine the best path forward for these applications. February 28 Email sent to Howard explaining the applications were incomplete. Staff outlined additional fees and materials required (planning justification brief for why approved zoning cannot be met on these lots was requested). Staff requested a meeting be set up to discuss the proposed variances. March 4 Howard questioned why certain material was needed (didn't believe he needed to submit siting plans for all 31 lots, only the worst -case scenario). Confirmation on how payment can be received was given. Again, reiterated that we should have a meeting as a whole to discuss the proposed variances and a path forward. March 17 Treasure Hill responds — revised the lots the variances are for, now proposing to vary 31 lots. March 17 Planning justification brief was requested to Melissa again for why the approved zoning can no longer be met on these 31 lots. March 20 Sarah had a phone call to be introduced to their planning consultant, Melissa. Payment was received on this day for 31 lots, requested information still outstanding. March 21 Deadline for April CofA meeting applications/material to be submitted. March 24 Elevations and payment received. Advised they were being placed on the April agenda tentatively, again at this time a meeting was suggested so we could go over the variances. March 31 Met with Melissa (their planning consultant) to discuss the proposed MVs. March 31 After meeting internally (with Development Engineering) we sent an email requesting further additional information from the applicants. We also outlined in this email that a minor rezoning application would be the more appropriate and cost-effective path forward, asked how they wished to proceed at this time, Melissa confirmed that the MVs was what her client wanted to pursue. April 2 Advised Melissa again (via email) that the applications would be brought forward in April as a tabling report as the deadline had passed for the April meeting (March 21) and that the recommendation would be brought forward in May once all material was received and reviewed. April 9 Several documents received from the applicant. April 11 Reports due for April CofA. April 22 Missing additional material requested (6 business days later — noting that 2 days were holidays and Hebah was on vacation for an additional two days) — this is where we asked again for a planning rationale brief for all the minor variance requests which addresses the following: • The amount of soft landscaping that can be achieved in the front yard. • How the requested variances meet the four tests for minor variance. April 23 All requested material received. April 24 Treasure Hill applications recirculated for May meeting with new material. Attachment 3 rnJOHN G. WILLIAMS LIMITED ARCH ITECT Via Email April 15, 2025 Nicole Zambri, MCIP, RPP Principal Planner Planning and Infrastructure Services Department Municipality of Clarington 40 Temperance Street Bowmanville, ON L1C 3A6 Re: Minor Variance Request to Permit 2-Car Garages on 10.Om (33') Wide Lots for the TH Bowmanville Devts. (Clarington) & Plainview Heights Property, Phase 2 (Newcastle) Municipality of Clarington Municipality's File No.: A-2025-0007 and A-2025-0009 Our Ref. No.: Y-1512'L' & W-2553'C' Our firm has been retained by the owner of Plainview Heights Property Ltd. and TH Bowmanville Developments Inc. to serve as Control Architect for both subject lands identified in the title above. We are responsible for implementing the Northglen Neighbourhood Architectural Design Guidelines (2008) and the Foster Northwest Neighbourhood Architectural Design Guidelines (2022), which are the two communities within which these properties are located. We have been asked by both municipal staff and the owners of TH Bowmanville Developments and Plainview Heights - Phase 2, to offer an opinion, on the proposed minor variance request, to permit 2-car garages and driveways for the 10.Om (33') lots within both communities. Specific lots have been identified in both of the development and a map outlining these lots are attached as Appendix 1 (TH Bowmanville Devts.) and Appendix 2 (Plainview Heights Property, Phase 2). To assist in our review, the owner of the two properties provided example elevations and floor plans that they intend to offer for the specific lots in each of the properties. We reviewed these designs against the applicable architectural design guidelines to ensure the overall intent of these guideline documents is maintained. Having considered the proposed building elevations and floor plans for the 10.Om lots we identified some adjustment to the elevations and plans (see Appendix 3) that, if implemented, would meet the overall intent of their respective guidelines and would allow us to support this minor variance request. Our conditions are as follows: 1. The Minor Variance, if granted, will only apply to lots 36 through 43 on Robert Woodward Trail and lots 44 through 48 on Ronald Hooper Avenue in the TH Bowmanville Developments Inc. property (Appendix 1); 2. The Minor Variance, if granted, will only apply to lots 38 through 48 on Jacob Crane Drive in the Plainview Heights Property, Phase 2 (Appendix 2); 40 Vogell Road, Unit 46, Richmond Hill, Ontario 1.46 3N6 tel: 905-780-0500 email: info@williamsarch.com williamsarch.com Y-1512'L' & W-2553'C' rn Opinion on Committee of Adjustment Minor Variance Request, 2-Car Garages on 10.Om Lots TH Bowmanville Developments & Plainview Heights Property, Phase 2 April 15, 2025 3. The proposed building designs incorporate the following architectural revisions (see Appendix 3), to meet the spirit and intent of the respective Architectural Design Guidelines applicable to each development: a. Provide a single 4.9m (16ft.) garage door for all models intended on the 10.Om lots and ensure that the driveway width is only slightly wider than the garage door width; b. Ensure that all entries / porticoes are widened to take up the space gained by the single 4.9m (16ft.) garage door width; c. Ensure that all entry / portico features on the front elevation projects a minimum of 0.3m (12") forward of the garage; and, d. Provide on some elevations an extended garage roof from the building face that is supported by a column, half column and masonry pier, a full masonry pier, or building wing wall to give the impression of a recessed garage and to further differentiate the various elevations proposed for the 10.0m lots. Should these conditions be met, they are applied by the Committee of Adjustment to this application, and if approved, the models and elevations are submitted to our office for final architectural control approval, we would be supportive of the proposed minor variance request. The architectural revisions proposed along with the limited application of these models on specific 10.Om lots will: • Create additional residential dwelling variety in each community; • Further enhance the width of the dwelling porticos and bring them closer to the street than the garage face to better address the frontage; and, • Ensure that the visual and streetscape impacts of the 2-car garage and associated driveway are mitigated. It is my opinion that the 2-car garage model designs on 10.Om lots with the above noted architectural revisions will have limited impact upon the overall streetscape due to the confined locations within the community and will offer future residents additional housing options. Yours truly, JOHN G. WILLIAMS LIMITED ARCHITECT Avi Shwartz OAA, MRAIC 2 of 2 APPENDIX 1 NORTHGLEN BOULEVARD — BLOCK 146 w Cn w w Q U� z� �Y DU wm I 13 - 10.00m LOTS BLOCK 47 NUNIHGLEN BOULEVARD N ►7 tpco Cp 1� ap o, m O BLOCK 67 - / BLOCK) 68 O r n N Y ^ co O Y J C) m L--� _I - 0 T 25 w u�OCK BLOCK 433 OT 24 — BLOCK 42IBLOCK BLOCK 1 BLOCK 51 O BLOCK 45 _ 1 j-- BLOCK 57 NORTHGLEN BOULEVARD 12 13 14 15 w w W�OD ARD T Or-, m m CID o) g N I 30 0 I � l 0 0 0 0 0 0 0 10 29 28 I I I I I I I I I 27 BLOCK b4 61LdCK1 6t I BLOCK 162I I I I I I I ROBERT WOODWARD TRAIL 26 — - --� _ M ►0 Y 25—— M - 21 — m — r Y 24 U ::22 W O _ 023 BLOCK � 3 — `o- m BLOCK 74 77 tl' ` M — — BLOCK 91 J BLOCK J BLOCK 76 ROBERT WOODWARD TRAIL 75 0 Y BILK 79 III II U 4Ct8BLK IIIII BL�Ibk m 80 9c BLK 81 I I I I I I I I BLK 82 BLK 83 LO 0 r- 00 BLOCK 0NALD HOOPER 00 _L AVENUE Y U O J TH Bowmanville Developments Inc. Clarington, ONT. 00 00 Y U O m ,O MAR. 11, 2025 m 4 2 NORTHGLEN 80ULE✓AFO Q TRAIL } a ROBERT WOODWARD T 2 0 3 0 0 E AVENUE LE 3 w 3 Y �FUT GEORGE OGUG(AS HEMP CRESCEN CAREY UNE RG D FU RGNALD 70", A✓ENUE W CONCESSION ROpO 3 UU,9LL CRESCENT KEY PLAN N.T.S. APPENDIX 2 ■ 24 23 22 21 20 19 18 17 16 15 14 13 TREASURE HILL FUTURE SCHOOL - J - - - - - - - - - - US r I I I I� I I I n I � I IL-------------- I \ — 12 11 10 9 8 7 6 5 4 3 2 1 1 1 PLAINVIEW HEIGHTS PROPERTY LTD. - PHASE 2 NEWCASTLE, ONT. 11 - 10.Om LOTS FEB. 20, 2025 mE 1N Mhl vial EL EL MW ■!NIM ---I =,. I\ 61 mm I➢mT1 mT mT mT1 ME: �Iff!9--1- �fi--. MEME iLEELI Attachment 4 D.G. BI DDLE & ASSOCIATES April 8, 2025 Municipality of Clarington 40 Temperance Street Bowmanville, ON L1 C 3A6 Attention: Sarah Parish. MCIP. RPP Re: Foster Creek West — Phase 2 Newcastle, Ontario Stormwater Drainage Brief Our File: 122102 Dear Ms. Parish 96 King Street East Oshawa, ON L1H 1B6 905-576-8500 dgbiddle.com The following Stormwater Drainage Memo is intended to support the Minor Variance application proposing to amend the By -Law for eleven (11) 10m frontage lots, specifically lots 38-48. A key plan is attached showing the affected lots. The first amendment grouping for the 10m frontage lots, pertains to By -Law 13.4.57(e) Sub.(ii) to increase lot coverage for a) a Dwelling from 40% to 45% and b) Total of all Buildings and Structures from 45% to 47%. As well By -Law 13.4.57(g) Sub.(ii) to increase the outside widths of the garage to be a maximum of 6.2m. The above amendments will allow the development to construct a 2-car garage. The proposed amendments above will increase the overall imperviousness of the site and as such this Drainage Memo is to demonstrate that this increase has a negligible effect on the downstream infrastructure. The eleven (11) lots referenced above have a previously designed run-off coefficient of 0.55 as shown in the Storm Sewer Drainage Scheme, D-2. Attached at the end of this report are percent impervious/run-off calculations based on the proposed driveway widths as well as the increased lot coverage. The calculated run-off coefficient of the affected area has an overall increase from 0.55 to 0.60, however, the cumulative run off coefficient of the entire phased subdivision shows an overall increase from 0.55 to 0.56. Considering this increase is less than 2%, there will be no adverse impact to the downstream drainage system. Page 1 of 2 We trust the Municipality of Clarington and any other pertinent governing authority concur with our findings. If you should require anything further, please contact our office at your convenience. Should you require further information, please contact the undersigned at your convenience. Yours truly, D.G. Biddle & Associates Limited 410, Muy LL 100174891 David McNaull Senior Project Engineer, Associate` PLO Civil Group OF Page 2 of 2 Job No. 122102 Project Foster Creek West Phase 2 Lot Coverage (10m) 47.0% 10m Frontages- 13.4.57(e) Sub. (ii) - By Law 84-63 Min. Front Yard Depth 6.05 m 10m Frontages Prop. Driveway Width 6.2 m 10m Front. Lots 38-48 Column -> 1 2 3 4 5 6 Col. 3 x 47% 6.05m x 6.20m Impervious Pervious Lot Frontage Lot Area Lot Cov. Driveway Cov. Landscape Cov. (m) (m) (m) (m) (M) Corner 38 10 419.0 196.9 37.5 184.6 Corner 39 10 419.0 196.9 37.5 184.6 40 10 320.0 150.4 37.5 132.1 41 10 320.0 150.4 37.5 132.1 42 10 320.0 150.4 37.5 132.1 43 10 320.0 150.4 37.5 132.1 44 10 320.0 150.4 37.5 132.1 45 10 320.0 150.4 37.5 132.1 46 10 435.3 204.6 37.5 193.2 8.8m Driveway Depth 47 10 484.7 227.8 54.6 202.3 8.Om Driveway Depth 48 10 536.3 252.1 49.6 234.6 1,980.7 441.8 4,214.3 2,422.5 1,791.8 • Imp. = 2,422.5 / 4,214.3 X 100.0%+ 1,791.8 / 4,214.3 X 0.0% • Imp. = 57.5% Equiv. RC = 0.60 The 11 lots referenced above have a previously designed Runoff Coefficient of 0.55 as shown in the Storm Sewer Drainage Scheme, D-2. The overall run off coefficient is revised to the following: Total Drainage Area 4.03 ha @ 0.55 Updated Drainage Area 0.42 ha @ 0.60 Unaffected Drainage Area 3.61 ha @ 0.55 Cumulitive Runoff Coefffient 4.03 ha @ 0.56 Therefore, the increased driveway widths and increased lot coverage have an increased run-off coefficient from 0.55 to 0.56, however considering this increaes is less than 2%, this change is negligible. ■ i 24 23 22 21 20 19 18 17 16 15 14 13 TREASURE HILL FUTURE SCHOOL - J - - - - - - - - - - US r I I I I� I I I n I � I IL-------------- I ` — 12 11 10 9 8 7 6 5 4 3 2 1 1 1 PLAINVIEW HEIGHTS PROPERTY LTD. - PHASE 2 NEWCASTLE, ONT. 11 - 10.Om LOTS FEB. 20, 2025 / , g5 0 4' a. G I 2 PART 2. PUN 4OR-28939 F RE SCHOOL +.za 0.70 E� F� LL Y¢LLi ♦ OF 000— O 2.0OR OR r0 MUNICI PAL l T Y Of- CLARING T G 0 e 115 ��P^' nq rrc }5 N RSKwsr 5 — SUBJECT PROPERTY O a Nx i 4 5 RoO 2 � as aoo �, I----------------- OUFH9M FIILWWAY NOT � .— � � I I�- NEWCASTLE URBAN AREA 41 �. KEY PLAN -+r NOT TO SCALE 6I u BENCHMARK 520S —ELEV. 99.229m COMMUNITY HALL, FRONT OF SOUTH WALL, RECTANGULAR BENCHMARK PLATE IN WATER TABLET COURSE OF STONEWORK, 1.52m EAST OF ENTRANCE. I I = LOCAL BENCHMARK —ELEV 95. 04MO SANITARY MANHOLE ON EAST SIDE OF RUDELL ROAD, 40m NORTH OF KING AVE ��— P i k5� av I I� I 5' LEGEND f DRAINAGE BOUNDARY M ' w — m■■■■■■■m INTERIM DRAINAGE O 1 5 a o.25 DRAINAGE AREA RUN-OFF COEFFICIENT .�,.��1� � ��' L tea._■n._�i��a.■ ■���i�_�i�� ��i���i���� ��. i _�i�_� �� � ■ ��i�r��T�_���. Imo. �� BLOCK 2.21 �m�iNi7■ n■ � TQT� M11■ ■���n� Ili I Iml" 1�1� ■■ WIN■■ 7i1 EmIum"llms moons` _limmilmammomml mllll�ISSUED FOR CONSTRUCTION APPROVED u u u Approved a .�■in ., ,�MTM��TM� ��T���T���T��I�.��T=�mTmm .. _ NMI ���T�������T���T��� ., 9 • =C� ■I,- I,MU I '' nnnnnn nnni�n�+ PLAN DATE June 29D 202310 P �F DATE o / 4OR 25524 I'll TPART 3 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 0.55I� - PUBLIC WORKS DEPARTMENT FOSTER CREEK WEST — PHASE 2 S—C-2017-0005 m m r - STORM SEWER x 0Oz�RS 5 DRAINAGE SCHEME Lml�Ml !ql�' F P30 ==W:MM ✓ L nAmm• albP ITR^L7� NOR R VENUE NO Tx N E i B1 a 7_17­17_77-7 4 �� �'�� � j KING STRars EET EAST • OSHAWA,ON L1H 1B6 PHONE (905)576-8500 FAX (905)576-9730 In fo®d9biddl e.com b'2 51 EO 58 5B 5 56 55 50 5J 5T 51 50 � 7 —F� 1 IR � I 8T ' s FESS/p PROJECT NO. SCALE: 1:1000 122102 5>HE�3— pPp gym DRAWING NO. E. 7b \ / I , my�o DRAWN BY: C.LG. \ 1 rF-,,]. n 0'� v \v/ 0'u n n n n n 0.66 \ / v �� I! — - •s6ss13Ta ELL a DESIGN BY: C.LG. JUNE 27/23 �e° CHECKED BY: M.B.C. ippE OF ON DATE: JULY 2022 Clarftwn Planning and Infrastructure Services Committee of Adjustment Summary of Comments Submitted A2025-0008 and A2025-0009 42, 46, 50, 54, 58, 94, 98 and 102 Robert Woodward Trail; 112, 116, 120, 124 and 128 Ronald Hooper Avenue; 119, 175 and 179 Northglen Boulevard; 262, 266, 263 and 259 Crombie Street (Registered Subdivision 40M2753 Lots 1, 10-11, 13-14, 28-29 and 36-48), Bowmanville Clarington Building Division No comment Clarington Development Engineering Division No concerns and See Attachment 2 for A2025-0008 Further discussions with the applicant regarding A2025- 0009 Clarington Fire and Emergency Services Department No fire safety concerns Durham Region Community Growth and Economic No concerns Development Department Durham Region Works No concerns Municipality of Clarington Committee of Adjustment A2025-0008 and A2025-0009 Page 2 Date of Meeting: May 22, 2025 File Number: A2025-0008 and A2025-0009 Address: 42, 46, 50, 54, 58, 94, 98 and 102 Robert Woodward Trail; 112, 116, 120, 124 and 128 Ronald Hooper Avenue; 119, 175 and 179 Northglen Boulevard; 262, 266, 263 and 259 Crombie Street, hereby referred to as Registered Subdivision 40M2753 Lots 1, 10-11, 13-14, 28-29 and 36-48, Bowmanville Report Subject: A2025-0008 is a minor variance application to facilitate Registered Subdivision 40M2753 Lots 36-48. The application proposes to: a) decrease the minimum soft landscaping within the front yard or exterior side yard from 40% to 33%; b) increase the maximum lot coverage of the dwelling from 40% to 45%; c) increase the maximum lot coverage for the total of all buildings and structures from 45% to 47%; and d) increase the maximum outside width of the garage from 4 metres to 6.2 metres. A2025-0009 is a minor variance application to facilitate Registered Subdivision 40M2753 Lots 1, 10-14, 28-29. The application proposes to: a) decrease the minimum soft landscaping within the front yard or exterior side yard from 40% to 33%; b) decrease the rear yard setback from 7.5 metres to 6.5 metres; c) increase the maximum lot coverage of the dwelling from 40% to 50%; d) increase the maximum lot coverage for the total of all buildings and structures from 45% to 52%; and e) increase the maximum outside width of the garage from 6.4 metres to 9.4 metres.[Subject of report] Recommendations: 1. That the Report for Minor Variance A2025-0008 and A2025-0009 be received. 2. That all written comments and verbal submissions be considered in the deliberation of this application. 3.1 That application A2025-0008 for a minor variance to Zoning By -Law 84-63 Sections 13.4.57, and Section 3.16.c.iii as amended by By-law 2024-032 to facilitate Registered Subdivision 40M2753 Lots 36-48 by: Municipality of Clarington Committee of Adjustment A2025-0008 and A2025-0009 Page 3 a) decreasing the minimum soft landscaping within the front yard or exterior side yard from 40% to 33%; b) increasing the maximum lot coverage of the dwelling from 40% to 45%; c) increasing the maximum lot coverage for the total of all buildings and structures from 45% to 47%; and d) increasing the maximum outside width of the garage from 4 metres to 6.2 metres be approved in part on select lots. There are four variances (a through d, noted above) being requested on 13 lots for a total of 52 variances. Staff are recommending approval for 44 out of the 52 variances requested. Lots marked with an 'Y' in Figure 1 below are recommended for approval for variances (a through d, noted above). The remaining eight requested variances would not be required on individual lots to comply with the zoning by-law. Address Lot a b c d 102 Robert Woodward Trail 36 x x x x 98 Robert Woodward Trail 37 x x x x 94 Robert Woodward Trail 38 x x x 58 Robert Woodward Trail 39 x x x x 54 Robert Woodward Trail 40 x x x x 50 Robert Woodward Trail 41 x x x x 46 Robert Woodward Trail 42 x x x x 42 Robert Woodward Trail 43 x x 112 Ronald Hooper Avenue 44 x x x 116 Ronald Hooper Avenue 45 x x x 120 Ronald Hooper Avenue 46 x x x 124 Ronald Hooper Avenue 47 x x x 128 Ronald Hooper Avenue 48 x x x Total Number of Lots 13 x = Variance Recommended for Approval Figure 1: Variances Recommended for Approval on Select Lots 3.2 The recommendations for approval are subject to the following conditions: a) Provide a single 4.9m (16ft.) garage door for all models intended on the 10.Om lots and ensure that the driveway width is only slightly wider than the garage door width; b) Ensure that all entries / porticoes are widened to take up the space gained by the single 4.9m (16ft.) garage door width; c) Ensure that all entry / portico features on the front elevation projects a minimum of 0.3m (12") forward of the garage; and Municipality of Clarington Committee of Adjustment A2025-0008 and A2025-0009 Page 4 d) Provide on some elevations an extended garage roof from the building face that is supported by a column, half column and masonry pier, a full masonry pier, or building wing wall to give the impression of a recessed garage and to further differentiate the various elevations proposed for the 10.Om lots. 3.3 Staff recommends A2025-0008 for approval in part as the requested variances maintain the general intent and purpose of the Clarington Official Plan, and the Zoning By-law 84- 63, are desirable for the appropriate development or use of the land and are minor in nature. 4.1 That application A2025-0009 for a minor variance to Zoning By -Law 84-63 Sections 13.4.55 and 13.2, as well as Section 2 and 3.16.c.iii as amended by By-law 2024-032 to facilitate Registered Subdivision 40M2753 Lots 1, 10-14, 28-29 by: a) decreasing the minimum soft landscaping within the front yard or exterior side yard from 40% to 33%; b) decreasing the rear yard setback from 7.5 metres to 6.5 metres; c) increasing the maximum lot coverage of the dwelling from 40% to 50%; d) increasing the maximum lot coverage for the total of all buildings and structures from 45% to 52%; and e) increasing the maximum outside width of the garage from 6.4 metres to 9.4 metres. be tabled. There are five variances (a through e, noted above) being requested on 7 lots for a total of 35 variances. Lots marked with an 'Y' in Figure 2 below are for the requested variances (a through e, noted above). Staff are recommending tabling for the 35 requested variances for a period of 30 days to allow for further discussions between the applicant and staff. Address Lot a b c d e 119 Northglen Boulevard 1 x x x x x 175 Northglen Boulevard 10 x x x x x 179 Northglen Boulevard 11 x x x x x 262 Crombie Street 13 x x x x x 266 Crombie Street 14 x x x x x 263 Crombie Street 28 x x x x x 259 Crombie Street 29 x x x x x Total Number of Lots 7 x = Variance Recommended for Tabling Figure 2: Variances Recommended for Tabling 5. That all interested parties listed in this report be forwarded a copy of Committee's decision. Municipality of Clarington Committee of Adjustment A2025-0008 and A2025-0009 1. Application Details 1.1 Owner/Applicant: Howard Li — Treasure Hill Bowmanville Developments Inc. 1.2 Agent: Paul DeMelo - Kagan Shastri DeMelo Winer Park LLP 1.3 Proposal: Page 7 The purpose of A2025-0008 is to facilitate Registered Subdivision 40M2753 Lots 36-48. The application proposes to: a) decrease the minimum soft landscaping within the front yard or exterior side yard from 40% to 33%; b) increase the maximum lot coverage of the dwelling from 40% to 45%; c) increase the maximum lot coverage for the total of all buildings and structures from 45% to 47%; and d) increase the maximum outside width of the garage from 4 metres to 6.2 metres. The purpose of A2025-0009 is to facilitate Registered Subdivision 40M2753 Lots 1, 10- 14, 28-29. The application proposes to: a) decrease the minimum soft landscaping within the front yard or exterior side yard from 40% to 33%; b) decrease the rear yard setback from 7.5 metres to 6.5 metres; c) increase the maximum lot coverage of the dwelling from 40% to 50%; d) increase the maximum lot coverage for the total of all buildings and structures from 45% to 52%; and e) increase the maximum outside width of the garage from 6.4 metres to 9.4 metres. 1.4 Area of Lot: Area affected is approximately 1.86 acres. Individual lot sizes range from 336 to 470 metres squared. 1.5 Location: Registered Subdivision 40M2753 Lots 1, 10-11, 13-14, 28-29 and 36-48, Bowmanville, ON (See Figure 3) Municipality of Clarington Committee of Adjustment A2025-0008 and A2025-0009 Page 7 1.6 Zoning: Lots affected by A2025-0008 are zoned Urban Residential Exception (R2-55) and Holding Urban Residential Exception ((H)R2-55). Lots affected by A2025-0009 are zoned Urban Residential Exception (R2-57) and Holding Urban Residential Exception ((H)R2-57). 1.7 Clarington Official Plan Designation: Urban Residential 1.8 Heritage Status: N/A 1.9 Water Supply: Municipal 1.10 Sewage Disposal: Municipal Municipality of Clarington Committee of Adjustment A2025-0008 and A2025-0009 Figure 3: Property Location Map Page 7 Municipality of Clarington Committee of Adjustment Page 7 A2025-0008 and A2025-0009 2. Background 2.1 On February 20, 2025, the Planning and Infrastructure Services Department received two applications for 20 lots within Registered Subdivision 40M-2753 in Bowmanville. A2025- 0008 is for Lots 36-48. This application regards 10 metre lots facilitating larger house models with two car garages on smaller lots previously approved for one car garages. A2025-0009 is for lots 1, 10-11, 13-14 and 28-29. This application regards 13 metre lots facilitating larger house models with three car garages on smaller lots previously approved for two car garages. Both applications were deemed incomplete at the time of receipt as payment was only received for one lot, and only one siting plan reflecting the worst case scenario in each zone was submitted in support of the application. 2.2 Staff requested a meeting to discuss the applications as the proposed variances requested were for a significant number of lots within a registered plan of subdivision, registered on November 14, 2023, where zoning approval was received from Council on September 19, 2018, and the holding symbol was removed on December 7, 2023. Staff also proposed that a Minor Zoning By -Law Amendment would be a more appropriate path forward. The applicant indicated they wished to proceed with the minor variance application. 2.3 Staff advised that in order to understand the full scope of the proposed variances that additional information would be required since there are significant variances being requested on a total of 20 lots for a total of 87 variances. Staff also advised that if the applicant wished to proceed, payment for all 20 lots, siting plans for all lots, and a planning justification brief would be required to allow staff to properly review each lot on an individual basis. 2.4 The applicant provided the above. Staff received the requested siting plans, elevation drawings and payments on March 20, 2025. 2.5 After further review of the requested variances staff deemed the application incomplete as implications to utilities, stormwater, architectural guidelines and a number of other issues were still unclear. The applicant met with Development Review and Development Engineering staff on Monday, March 31, 2025. Within this meeting staff requested the following: a) Updated grading plan; b) Confirmation from an engineer that the increased lot coverage does not exceed the pond allocation for each lot; c) Updated Utility Plan; d) Updated On -Street Parking Plan; e) Updated Boulevard Planting Plan; Municipality of Clarington Committee of Adjustment A2025-0008 and A2025-0009 f) Confirmation appropriate snow storage areas can be achieved; Page 8 g) Demonstrate the amount of soft landscaping that can be achieved in the front yard; and h) Demonstrate that Clarington's Architectural Control Guidelines are being upheld in terms of Section 4 and still meeting the general intent of the guidelines. 2.6 Staff received documents "a to f" from the applicant on April 9, 2025. Staff received document "h" on April 16, 2025. On April 20, 2025, staff re -requested a Planning Justification brief with an explanation for how the requested variances meet the four tests for minor variance. A Planning Justification was provided, and the application was deemed complete as of April 22, 2025. 2.7 Staff recommended that the application be tabled until May to allow for proper review of all documents. Staff reviewed all requested documents to understand the implications of the requested variances on 20 lots (a total of 87 proposed variances). 2.8 Staff have come to a recommendation for an approval in part on select lots for A2025- 0008 (See Figure 1 above for clarification). Staff met with the applicant on May 20, 2025, and have decided to table A2025-0009 to allow for further discussions on the application. (See Individual Siting Plans within Attachment 1 and 2). 3. Land Characteristics and Surrounding Uses 3.1 The subject properties are located within Subdivision 40M-2753 west of Middle Road between Concession Road 3 and Northglen Boulevard in Bowmanville (See Figure 3). The area affected is approximately 1.86 acres. Individual lot sizes range from 336 to 470 metres squared. 3.2 The surrounding uses are as follows: a. South — Undeveloped land, Single Detached Dwellings and Commercial Use "Abe's Auto" fronting along Concession Road 3 b. North- Townhouses along Northglen Boulevard c. East — Single Detached Dwellings d. West — Commercial Use — "Abe's Auto" fronting along Concession Road 3 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, a public notice was mailed to each landowner within 60 meters of the subject lands. Municipality of Clarington Committee of Adjustment A2025-0008 and A2025-0009 4.2 At the time of writing this report, Staff did not receive any inquiries about either application. 5. Discussion - A2025-0008 - 40M-2753 Lots 36-48 Maintain the general intent and purpose of the Clarington Official Plan Page 9 5.1 The subject properties are designated Urban Residential within the Clarington Official Plan. 5.2 The Clarington Official Plan permits the single detached dwellings the land -use designation. 5.3 It is staff's opinion that the application conforms to the intent and purpose of the Clarington Official Plan. Maintain the general intent and purpose of the Zoning By-law 5.4 The subject properties within A2025-0008 are zoned "Urban Residential Exception (R2- 57)," and "Holding Urban Residential Exception ((H)R2-57)," within Zoning By -Law 84- 63. a) Section 3.16.c.iii as amended by By-law 2024-032 requires a minimum soft landscaping of 40 percent. The requested variance proposes to decrease the minimum soft landscaping to 35 percent. The intent and purpose of the minimum soft landscaping is to ensure that there is an adequate amount of landscaping, greenery and amenity space for residences in the front yard and exterior yard. It is staff's opinion that decreasing the minimum soft landscaping would maintain the intent of the provision. By-law 2024-032 was approved by Council in June 2024, which was after the applicant received zoning approval and approval of the subdivision. b) The R2-57 zone permits a maximum lot coverage of the dwelling of 40 percent. The requested variance proposes to increase the maximum lot coverage of the dwelling to 45 percent. The intent and purpose of the maximum lot coverage of the dwelling is to ensure there is adequate room for parking and amenity space on the property and that the dwelling does not encompass the entire lot. By differentiating lot coverage for the dwelling and all buildings on the lot it also allows for adequate room for any accessory buildings the residents may require. It is staff's opinion that increasing the maximum lot coverage of the dwelling would maintain the intent of this provision. c) The R2-57 zone permits a maximum lot coverage for the total of all buildings and structures of 45 percent. The requested variance proposes to increase the maximum lot coverage for the total of all buildings and structures to 47 percent. The intent and purpose of the maximum lot coverage for the total of all buildings and structures is to ensure the lot has adequate amenity space and is not encompassed only by buildings such as the dwelling or any accessory structures. It is staff's opinion that increasing the maximum lot coverage for the total of all buildings and structures would maintain the intent of the provision. Municipality of Clarington Committee of Adjustment Page 10 A2025-0008 and A2025-0009 d) The R2-57 zone permits a maximum driveway width of 4 metres. The requested variance proposes to increase the maximum driveway width to 6.2 metres. The intent and purpose of the provision is to ensure the streetscape is not dominated by driveways. It also serves to promote pedestrian safety by avoiding the number of driveways and cars residents have to walk past. Wider driveways also means less space for landscaping, softscaping and amenity space. All of these proponent's impact streetscape and greenspace throughout the neighborhood. We have received conditions from John G. Williams Limited Architectural Firm on how the intent of the architectural guidelines can be maintained. It is staff's opinion that if these conditions are implemented by the applicant, that increasing the width of the garage would maintain the intent of the provision. 5.5 For the above stated reasons, it is Staff's opinion that the application is in conformity with the intent and purpose of Zoning by-law 84-63. Desirable for the appropriate development or use of the land, building or structure 5.6 For A2025-0008 single detached dwellings are a permitted use for the subject property. 5.7 The proposed would not change the use on the property. While houses with two car garages would not be consistent with the lot size provided in the Northglen Neighbourhood Architectural Design Guidelines (2008) provided by John G. Williams Limited, the intent of the architectural guidelines can still be met by implementing the conditions in Attachment 3. 5.8 For the above stated reasons, it is staff's opinion that the minor variances requested are desirable. For the above stated reasons, it is staff's opinion that the minor variance requested are desirable. Minor in Nature 5.9 For A2025-0008 the proposed variances will have minimal affect on on -street parking, utilities, snow storage or drainage as indicated by the required reports the applicant submitted(See Attachment 4). 5.10 The proposed variances can have minimal impact on streetscape and maintain the intent of the Northglen Neighbourhood Architectural Design Guidelines (2008) provided by John G. Williams Limited, by implementing the conditions provided by John G. Williams Limited in Attachment 3. 5.11 For the above stated reasons, it is staff's opinion that the proposed variances are deemed to be minor in nature. Discussion - A2025-0009 - 40M-2753 Lots 1, 10-11, 13-14, 28-29 5.12 Discussion on A2025-0009 will be provided in a subsequent report for the Committee in advance of the meeting on June 26, 2025. Municipality of Clarington Committee of Adjustment A2025-0008 and A2025-0009 6. Conclusion Application A2025-0008 Page 11 7.1 Given the above, Staff recommends that A2025-0008 for a minor variance to Zoning By - Law 84- 63 Sections 13.4.57, and Section 3.16.c.iii as amended by By-law 2024-032 to facilitate Registered Subdivision 40M2753 Lots 36-48 by: a) decreasing the minimum soft landscaping within the front yard or exterior side yard from 40% to 33%; b) increasing the maximum lot coverage of the dwelling from 40% to 45%; c) increasing the maximum lot coverage for the total of all buildings and structures from 45% to 47%; and d) increasing the maximum outside width of the garage from 4 metres to 6.2 metres be approved in part on select lots. There are four variances (a through d, noted above) being requested on 13 lots for a total of 52 variances. Staff are recommending approval for 44 out of the 52 variances requested. Please see Figure 1 for clarification. The remaining eight requested variances would not be required on individual lots to comply with the zoning by-law. Staff recommends A2025-0007 for approval in part as it maintains the general intent and purpose of the Clarington Official Plan, and the Zoning By-law 84-63, is desirable for the appropriate development or use of the land and is minor in nature. 7.2 The recommendation for approval is subject to the following conditions: a) Provide a single 4.9m (16ft.) garage door for all models intended on the 10.Om lots and ensure that the driveway width is only slightly wider than the garage door width; b) Ensure that all entries / porticoes are widened to take up the space gained by the single 4.9m (16ft.) garage door width; c) Ensure that all entry / portico features on the front elevation projects a minimum of 0.3m (12") forward of the garage; and d) Provide on some elevations an extended garage roof from the building face that is supported by a column, half column and masonry pier, a full masonry pier, or building wing wall to give the impression of a recessed garage and to further differentiate the various elevations proposed for the 10.Om lots. Municipality of Clarington Committee of Adjustment A2025-0008 and A2025-0009 Application A2025-0009 Page 12 7.3 That application A2025-0009 for a minor variance to Zoning By -Law 84-63 Sections 13.4.55 and 13.2, as well as Section 2 and 3.16.c.iii as amended by By-law 2024-032 to facilitate Registered Subdivision 40M2753 Lots 1, 10-14, 28-29 by: a) decreasing the minimum soft landscaping within the front yard or exterior side yard from 40% to 33%; b) decreasing the rear yard setback from 7.5 metres to 6.5 metres; c) increasing the maximum lot coverage of the dwelling from 40% to 50% d) increasing the maximum lot coverage for the total of all buildings and structures from 45% to 52%; and e) increasing the maximum outside width of the garage from 6.4 metres to 9.4 metres. be tabled for a period of 30 days. There are five variances (a through e, noted above) being requested on 7 lots for a total of 35 variances. Please see Figure 2 for clarification. Staff recommend tabling for these 35 requested variances to allow for further discussions between the applicant and staff. Staff look forward to providing a recommendation at the June 26, 2025 Committee of Adjustment meeting. Submitted by: i A C. Hebah Masood Acting Secretary / Treasurer Committee of Adjustment Concurrence: This report has been reviewed by Sarah Parish, MCIP, RPP, Principal Planner who concurs with the recommendations. Staff Contact: Hebah Masood, Planner I, 905-623-3379 ext. 2437 or HMasood@clarington.net Interested Parties: The following interested parties will be notified of Committee's decision: N/A Attachments: Attachment 1: Key Plan and Siting Plans Attachment 2: Timeline Attachment 3: Architectural Guideline Recommendation Letter for A2025-0008 Attachment 4: Engineering Letter Clarington Summary of Comments Submitted A2025-0017 24 Queen St, Bowmanville, ON Planning and Infrastructure Services Committee of Adjustment Minor Variance Municipal Departments / External Agencies Comment Clarington Building Division No concerns subject to submitting a demolition permit for the existing dwelling. A building permit would be required for the proposed dwelling. Clarington Development Engineering Division No concerns and See Attachment 2 Clarington Fire and Emergency Services Department No concerns Durham Region Works Department No concerns Durham Region Community Growth and Economic No concerns Development Department Clarington Heritage Planning No concerns Municipality of Clarington Committee of Adjustment A2025-0020 Page 2 If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Date of Meeting: May 22, 2025 File Number: A2025-0017 Address: 24 Queen St, Bowmanville, ON Report Subject: A minor variance application to facilitate the building of a single detached dwelling with two Additional Dwelling Units (ADUs) by increasing the maximum heiaht from 8.5m to 10m. Recommendations: 1. That the Report for Minor Variance Application A2025-0017 be received; 2. That all written comments and verbal submissions are considered in the deliberation of this application; 3. That application A2025-0017, for a Minor Variance to Section 12.2.1 e ii) to facilitate the building of a single detached dwelling with two Additional Dwelling Units (ADUs) by increasing the maximum height from 8.5m to 10m be approved as it maintains the general intent and purpose of the Clarington Official Plan, and the Zoning By-law 84-63, desirable for the appropriate development or use of the land and minor in nature. 4. That all interested parties listed in this report be forwarded a copy of the Committee's decision. Municipality of Clarington Committee of Adjustment A2025-0020 1. Application Details 1.1 Owner: 1.2 Applicant: 1.3 Proposal: 1.4 Area of Lot: 1.5 Location: 1.6 Zoning: 1.7 Clarington Official Plan Designation: 1.8 Secondary Plan Designation: 1.9 Heritage Status Page 3 Mario Romano ►VAM"I C•u.Ti. A minor variance application to facilitate the building of a single detached dwelling with two Additional Dwelling Units (ADUs) by increasing the maximum height from 8.5m to 10m. 771.6 square metres 24 Queen St, Bowmanville, ON "Urban Residential Type One" and within the "Neighborhood Character Overlay" of Zoning By -Law 84-63 "Urban Residential" and "Urban Centre" "Low Density Residential" Land Use and "Residential Neighborhoods" Character Area within Bowmanville East Urban Centre Secondary Plan Merit 1.10 Water, Sewage and Storm Servicing: Municipal Municipality of Clarington Committee of Adjustment A2025-0020 48 40 Page 4 44 42 1 38 166 180 -----_ ------- King Street E I I I I Z 184 N C7 I I I J vi � 188 1196 192 - 200 I 4 j, 18161 195 8, U) 10, N 121 1 14 I EQ 20. 18 20 185 l f 22 24 26 1 28 LOT: 11 -ze. _ 30 CON: 1 _ _ LOT: 10 z9 - t- Street — — — — — — 25-'' z I27 21 N U T 42 J j 1' 48 2 J 63ee� 10 / \ 10 r 12- 54 Property Location Map (Bowmanville) , .N -Area Subject To Minor Variance 1I'{/i�. 24 Queen Street, Bowmanville AWN" s AL 025-0017 47 Prince Street F— 53 — T — I Figure 1: Property Location Map Municipality of Clarington Committee of Adjustment A2025-0020 2. Background Page 5 2.1 In February 2025, the applicants sent their drawings for a proposed single detached dwelling with Additional Dwelling Units to staff to review for any zoning deficiencies. While a number of deficiencies were identified, the applicant was able to revise their drawings to comply with Zoning By -Law 84-63, aside from height. The minor variance application is to facilitate the building of a single detached dwelling with two Additional Dwelling Units (ADUs) by increasing the maximum height from 8.5m to 10m (See Attachment 1). 3. Land Characteristics and Surrounding Uses 3.1 The subject property is located within a subdivision north of Port Darlington Road along Clipper Lane (See Figure 1). The property's lot area is approximately 357.08 square metres. 3.2 The surrounding uses are as follows: 3.3 South — single and semi-detached dwellings 3.4 North- Commercial use — food trucks fronting King Street a. East — single and semi-detached dwellings on the west side of Liberty. Commercial and Institutional uses on the east side of Liberty (Commercial plaza and Lakeridge Health Bowmanville) b. West — single detached dwellings 4. Public Notice and Submissions 4.1 Pursuant to the requirements of the Planning Act, the appropriate signage notifying of the application was installed on the subject lands. In addition, the appropriate notice was mailed to each landowner within 60m of the subject site. 4.2 At the time of writing this report, staff have not received any inquiries regarding this proposal. 5. Discussion Maintain the general intent and purpose of the Clarington Official Plan 5.1 The subject property is designated "Urban Residential" and "Urban Centre" within the Clarington Official Plan. It is designated "Low Density Residential" Land Use and "Residential Neighborhoods" Character Area within the Bowmanville East Urban Centre Secondary Plan. 5.2 The existing dwelling is a merit heritage property. The Heritage Committee does not need to sign off on the demolition merit heritage properties. Municipality of Clarington Committee of Adjustment A2024-0035 Page 6 5.3 The proposed dwelling is a permitted use within the noted land use designations in the Clarington Official Plan and Bowmanville East Urban Centre Secondary Plan. 5.4 It is staff's opinion that the application conforms to the intent and purpose of the Clarington Official Plan. Maintain the general intent and purpose of the Zoning By-law 5.5 The subject property is zoned "Urban Residential Type One" and is within the Neighborhood Character Overlay within Zoning By -Law 84-63. 5.6 In the Neighborhood Character Overlay within the R1 Zone, the maximum height is 8.5 metres. The provisions in the NCO override the R1 zoning provisions. The requested variance proposes to increase the maximum height to 10 metres — the maximum height within the R1 parent zone. The intent and purpose of the maximum height is to ensure consistency among the neighborhood, so that the height of one dwelling is not disturbing neighboring properties. The proposed height is the maximum height within the R1 parent zone and there are other dwellings within the Neighborhood Character Overlay that are the same height. It is staff's opinion that increasing the maximum height of the dwelling would maintain the intent of the provision. 5.7 For the above stated reasons, it is Staff's opinion that the application is in conformity with the intent and purpose of Zoning by-law 84-63. Desirable for the appropriate development or use of the land, building or structure 5.8 The proposed single detached dwelling with two ADUs is a permitted use for the subject property. The proposed makes great use of the lot by increasing the density through ADUs and still maintaining the general character of the neighborhood. 5.9 Despite the larger height, the proposed would still fit within the general character of the neighborhood and not negatively impact streetscape. 5.10 For the above stated reasons, it is staff's opinion that the minor variance requested is desirable for the residential use of land and building. Minor in Nature 5.11 The proposed single detached dwelling with two ADUs is a permitted use on the subject site. 5.12 The proposed increase in maximum height is to the maximum height within the parent zone of the Urban Residential Type One. This is less than a 20 percent increase in overall maximum height. 5.13 For the above stated reasons, it is staff's opinion that the proposed variance is deemed to be minor in nature. Municipality of Clarington Committee of Adiustment A2024-0035 Paae 7 6. Conclusion 6.1 Given the above comments, staff recommend approval of the application for a Minor Variance to Section 12.2.1 e ii) to facilitate the building of a single detached dwelling with two Additional Dwelling Units (ADUs) by increasing the maximum height from 8.5m to 10m as it maintains the general intent and purpose of the Clarington Official Plan, and the Zoning By-law 84-63, desirable for the appropriate development or use of the land and minor in nature. Submitted by: Hebah Masood Acting Secretary -Treasurer Committee of Adjustment at the Municipality of Clarington Concurrence: This report has been reviewed by Sarah Parish, MCIP, RPP, Principal Planner, who concurs with the recommendations. Staff Contact: Hebah Masood, Planner I, (905) 623-3379 x2437 or hmasood@clarington.net Attachments Attachment 1: Conceptual Site Plan Attachment 2: Development Engineering Division Comments Interested Parties: N/A FOR REVIEW I rn CONCRETE SIDEWALK No. Description Date 1. ISSUED FOR REVIEW JAN 7, 2025 2. ISSUED FOR REVIEW MAR 14, 2025 3. ISSUED FOR REVIEW APR 4, 2025 SITE STATISTICS AREA(m2) PERCENT AREA 771.60 COVERAGE 124.11 16.08 ) PORCHES 7.44 0.96 SURFACE 280.14 36.31 OPEN SPACE 359.91 46.64 'ARD AREA 135.21 ARCH AREA 4.65 3.44 ARD PAVED 49.59 36.68 'ARD HARD ISCAPE 10.69 7.91 'ARD SOFT ISCAPE 70.28 51.98 Project 24 QUEEN ST, BOWMANVILLE Sheet Title Project No. 25-01 Drawing No. vlad�la danlyn.ca tel: z89-928-3903 I, VLADIMIR DULAKH DECLARE THAT I HAVE REVIEWED AND TAKE DESIGN RESPONSIBILITY FOR THE DESIGN WORK ON BEHALF OF DANLYN DESIGN UNDER DIVISION C, PART 3, SUBSECTION 3.2.4.OF THE BUILDING CODE. I AM QUAUFIED, AND THE FIRM IS REGISTERED, IN THE APPROPRIATE CLASSES / CATEGORIES. Firm BCIN: 103186 Qualified Designer BCIN: 102972 Signature: Date: PROPOSED SITING SP THESE DRAWINGS ARE NOT TO BE SCALED. ALL DIMENSIONS MUST BE VERIFIED BY Scale CONTRACTOR PRIOR TO COMMENCEMENT OF ANY WORK ANY DISCREPANCIES MUST BE 1 :1 50 REPORTED DIRECTLY TO DANLYN DESIGN. CONSTRUCTION NOTES - OBC 2012 LEGEND ISSUED FOR REVIEW ALL CONSTRUCTION TO ADHERE TO THESE PLANS AND SPECIFICATIONS AND TO CONFORM TO THE ONTARIO BUILDING CODE AND ALL OTHER APPLICABLE CODES AND AUTHORITIES HAVING JURISDICTION. THESE REQUIREMENTS ARE TO BE TAKEN AS MINIMUM SPECIFICATIONS. ONT. REG. 332/12 CONTRACTOR MUST VERIFY ALL DIMENSIONS ON THE JOB AND REPORT ANY DISCREPANCY TO DANLYN DESIGN PRIOR TO PROCEEDING WITH THE WORK. DRAWINGS ARE COPYRIGHTED AND SHALL NOT BE REPRODUCED, SITED OR USED IN ANY WAY WITHOUT THE PERMISSION OF DANLYN DESIGN. DRAWINGS ARE NOT TO BE SCALED. OROOF CONSTRUCTION BEAM POCKET OR 300x150 (12"W') POURED CONIC. NIB WALLS. MIN. BEARING (ROOFING MATERIAL TO CONFORM TO SECTION 9.26.2.1 OF THE O.B.C.) 6 O 90mm (3-1/2") ASPHALT SHINGLES (MIN 4:12 SLOPE, OR MIN 2:12 USING LOW SLOPE APPLICATION), FOR LOWER SLOPES USE ASPHALT BASE OR COAL -TAR BASE PROVIDE IN4" CONTINUOUS WOOD STRAPPING NAILED TO JOISTS BOTH BUILT-UP ROOFING CONFORMING TO O.B.C. 9.25.11 (MIN 2% SLOPE), 10mm 1 I7 SIDES OF STEEL BEAM, OR A 2"x6" SILL PLATE SECURE TO TOP FLANGE OF (3/8") PLYWOOD SHEATHING WITH "H" CLIPS. APPROVED WOOD TRUSSES @ BEAM WITH JOISTS NAILED TO PLATE. 600mm (24") O.C. MAX. OR CONVENTIONAL FRAMING, APPROVED EAVES DOOR AND FRAME GASPROOFED. DOOR EQUIPPED WITH SELF CLOSING DEVICE PROTECTION TO EXTEND 900mm (T-0") FROM EDGE OF ROOF AND MIN. 300mm 0 AND WEATHERSTRIPPING. PER OBC 9.10.13.15 (12") BEYOND INNER FACE OF EXTERIOR WALL, (EAVES PROTECTION NOT REQ'D FOR ROOF SLOPES 8:12 OR GREATER), 38x89 (2"x4") TRUSS BRACING @ PRECAST CONCRETE STEP - MAX. RISE 200mm (7-7/8"), MIN. TREAD 255mm (10") 1830mm (6-0") O.C. AT BOTTOM CHORD. PREFIN. ALUM. EAVESTROUGH, 2 (WOOD STEP PERMITTED WHERE NOT EXPOSED TO WEATHER) FASCIA, RWL & VENTED SOFFIT. ATTIC VENTILATION 1:300 OF INSULATED CEILING AREA WITH MIN 25%AT EAVES & MIN. 25%AT RIDGE (O.B.C. 9.19.1.2) ZZ CAPPED DRYER EXHAUST VENTED TO EXTERIOR. (USE 100mm 4" 0 SMOOTH LEDGER PLATE ANCHORED TO WALL OR FOUNDATION. WALL METAL VENT PIPE OBC 6.2.3.8(7)) 2 CONCRETE OR SOLID MASONRY: ATTIC ACCESS HATCH 50OX700 (20"X28") & MIN. AREA OF 0.32 sq.m. (3.44 BOA.) USE 12"0 X4" LONG CONCRETE ANCHORS - 2 ROWS @ 16" O.C. 23 WITH WEATHERSTRIPPING. RSI 10.56 (R60) RIGID INSULATION BACKING. WOOD FRAMING: ATTIC HATCH IS REQUIRED TO EVERY ROOF SPACE THAT IS MORE THAN 100 SF USE 2'0 x 6" LONG LAG BOLTS - 2 ROWS @ 16" O.C. INTO WOOD FRAMING (RIM AREA, IS MORE THAN 39" IN LENGTH OR WIDTH AND HAS A HEIGHT > 24". JOIST, HEADER JOIST, OR BLOCKING SECURED TO STUDS) BRICK VENEER WALL: 25 LINEN CLOSET, 4 SHELVES MIN. 350mm (14") DEEP. USE 2'0 x10" LONG LAG BOLTS @ 16" O.C. ENSURE THAT LAG BOLTS ARE LONG ENOUGH TO SECURE INTO WOOD FRAMING. MECHANICAL EXHAUST FAN, VENTED TO EXTERIOR, TO PROVIDE AT LEAST ONE DO NOT ANCHOR LEDGER TO BRICK VENEER. TIGHTEN LAG BOLTS SNUG. DO 26 O AIR CHANGE PER HOUR. NOT OVERTIGHTEN. HIGHLY RECOMMENDED - USE SIMPSON STRONG -TIE BLVZ (Brick Veneer Ledger FIRE PROTECTION FOR COOKTOPS -OBC. 9.10.22: Connector) IN LIEU OF LAG BOLTS. 27 VERTICAL CLEARANCE ABOVE COOKTOPS: 6 100mm (4") DIA. WEEPING TILE 150mm (6") CRUSHED VERTICAL CLEARANCE TO COMBUSTIBLE FRAMING, FINISHES, AND CABINETS ABOVE COOKTOP TO BE NO LESS 750mm. STONE OVER AND AROUND WEEPING TILES. WHERE A METAL HOOD IS INSTALLED WITH A 125mm PROJECTION BEYOND THE ALL STAIRS/EXTERIOR STAIRS OBC. 9.8: [rev. Jan 1, 2022] FRAMING, FINISHES AND CABINETS VERTICAL CLEARANCE MAY BE REDUCED TO �Q 600mm. (UNIFORM RISE & RUN IN A GIVEN RUN TO WITHIN 5mm (3/16")) PROTECTION AROUND COOKTOPS: MAX. RISE = 200 (7-7/8") RAIL @ LANDING = 900 (T-0") COMBUSTIBLE WALL FRAMING, FINISHES OR CABINETS ABOVE AND WITHIN MIN. RUN = 255 (10") RAIL @ STAIR = 865 (2'-10") 450mm OF COOKTOP SHALL BE PROTECTED BY 9.5mm GYPSUM BOARD. MAX. NOSING = 25 (1") MIN. STAIR WIDTH = 860 (2'-10") BEARING WOOD POST (BASEMENT) MIN. HEADROOM = 1950 (6'-5') FOR CURVED STAIRS Z9 3-38x140 (3-2"x6") BUILT -UP -POST ON METAL BASE SHOE ANCHORED TO CONC. MIN. RUN = 150 (6") WITH 12.7 DIA. BOLT, 610x610x300 (24"x24"x12") CONC. FOOTING. MIN. AVG. RUN = 200 (8") DIRECT VENTING GAS FURNACE VENT O ALL STAIRS/EXTERIOR STAIRS (PUBLIC) -OBC. 9.8: [rev. Jan 1 2022] 32 DIRECT VENT FURNACE TERMINAL MIN. 900mm (36") FROM A GAS REGULATOR. (UNIFORM RISE & RUN IN A GIVEN RUN TO WITHIN 5mm (3/16")) MIN. 300mm (12") ABOVE FIN. GRADE, FROM ALL OPENINGS, EXHAUST AND INTAKE VENTS. HRV INTAKE TO BE A MIN. OF 1830mm (6'-0") FROM ALL EXHAUST MAX. RISE = 180 (7-1/16" RAIL @ LANDING = 900 (T-0") TERMINALS. REFER TO GAS UTILIZATION CODE. MIN. RUN = 280 (11") IRAIL@STAIR = 865 (2'-10") DIRECT VENTING GAS FIREPLACE VENT MAX. NOSING = 25 (1") MIN. STAIR WIDTH = 900 (T-0") 33 DIRECT VENT GAS FIREPLACE. VENT TO BE A MINIMUM 300mm (12") FROM ANY MIN. HEADROOM = 2050 (6-9") OPENING AND ABOVE FIN. GRADE. REFER TO GAS UTILIZATION CODE. FINISHED RAILING ON PICKETS SPACED MAXIMUM 100mm (4") 37 O THE FDTN. WALL SHALL NOT BE REDUCED TO LESS THAN 90mm (3-1/2") THICK TO A MAX. DEPTH OF 600mm (24") AND SHALL BE TIED TO THE FACING MATERIAL BETWEEN PICKETS. CLEARANCE BETWEEN HANDRAIL AND SURFACE BEHIND IT TO BE 50mm (2") MIN. HANDRAILS TO BE CONTINUOUS WITH METAL TIES SPACED 200mm (8") O.C. VERTICALLY AND 900mm (36") O.C. EXCEPT AT NEWEL POST AT CHANGES OF DIRECTION. HORIZONTALLY. FILL SPACE BETWEEN WALL AND FACING SOLID WITH MORTAR. GUARDS -OBC. 9.8.8.3 CONVENTIONAL ROOF FRAMING INTERIOR GUARDS: 900mm (2'-11") MIN. 38 38x140 (2"4") RAFTERS @ 400mm (16"O.C.), FOR MAX 117" SPAN, 38x184 (2"x8") EXTERIOR GUARDS: 900mm (211") MIN., RIDGE BOARD. 38x89 (2"x4") COLLAR TIES AT MIDSPANS. CEILING JOISTS TO BE OR 1070mm (T-6") MIN. IF HEIGHT TO ADJACENT GRADE > 1.8m. 38x89 (2"x4") @ 400mm (16") O.C. FOR MAX. 2830mm (9'-3") SPAN & 38x140 (2"x6") GUARDS TO BE DESIGNED SO AS NOT TO FACILITATE CLIMBING @ 400mm (16") O.C. FOR MAX. 4450mm (14'-7) SPAN. RAFTERS FOR BUILT-UP (O.B.C. 9.8.8.6) ROOF TO BE 38x89 (2"x4") @ 600mm (24") O.C. WITH A 38x89 (2"x4") CENTRE POST TO THE TRUSS BELOW, LATERALLY BRACED AT 1800mm (6'-0") O.C. VERTICALLY. STEEL BASEMENT COLUMN (SEE O.B.C. 9.15.3.3) FOUNDATION WALL (W.O.D./W.O.B.) 5 89mm(3-1/2") DIA x 3.Omm(0.118) SINGLE WALL TUBE TYPE 2 ADJUSTABLE STEEL COL. W/ MAX. ALLOWABLE LOAD OF 71.2kN (16,000Ibs.) AT A MAX. EXTENSION OF FOR LATERAL SUPPORT WHERE GRADE TO TIC, BASEMENT SLAB EXCEEDS 2318mm (7'-7 1/2") CONFORMING TO CAN/CGSB-7.2-94, AND WITH 150x150x9.5 1200mm (3'-11 ") FOR 200mm (8") or 1400mm (4'-7") FOR 250mm (10") POURED (6"x6"x3/8") STEEL PLATE TOP & BOTTOM. 870x870x410 (34N34"x16") CONC. CONC. FOUNDATION WALL PROVIDE VERTICAL 38x140 (2"x6") WOOD STUDS FOOTING ON UNDISTURBED SOIL OR ENGINEERED FILL CAPABLE OF @ 400 (16") o.c. MATCH FLOOR JOIST SPACING WHEN PARALLEL WITH SUSTAINING A PRESSURE OF 150 kPa. MINIMUM AND AS PER SOILS REPORT. FLOOR JOISTS. [RAMSET BOTTOM PLATE TO SLAB & FASTEN TOP OF WALL TO FLOOR JOIST AND ALSO TIED TO 38x84 (2"x4") @ 300mm (12") o.c. KNEE BASEMENT COLUMN (SEE O.B.C. 9.15.3.3) WALL]. REFER TO CONSTRUCTION DETAIL "SECTION -TYPICAL KNEE WALL SSTEEL 5A CONSTRUCTION FOR DROPPED GRADE CONDITION". 89mm(3-1/2") DIA x 4.78mm(.188) FIXED STEEL COL. OR ADJUSTABLE STEEL COL. WITH A MAX. ALLOWABLE LOAD OF 108.6kN (24,000Ibs.) WITH 150x150x9.5 (6"x6"x3/8") STEEL STUD WALL REINFORCEMENT FOR FUTURE GRAB BARS IN MAIN TOP & BOTTOM PLATE ON 1070x1070x460 (42"x42"x18") CONCRETE FOOTING ON �3 O BATHROOM. REINFORCEMENT TO STUD WALLS SHALL BE INSTALLED UNDISTURBED SOIL OR ENGINEERED FILL CAPABLE OF SUSTAINING A PRESSURE OF ADJACENT TO WATER CLOSET AND SHOWER OR BATHTUB IN MAIN 150 kPa. MIN. AND AS PER SOILS REPORT. BATHROOM. REFER TO OBC 9.5.2.3 5� STEEL COLUMN INSULATE EDGE OF BELOW GRADE CONC. SLAB TO A MINIMUM OF 90mm(3-1/2") DIA x 4.78mm(.188) NON-ADJUSTABLE STEEL COL. TO BE ON S 600mm (24") BELOW GRADE. w/ MIN. 1.76 RSI (R10) (is. 2" RIGID 150xl5Ox9.5 (6"x6"x3/8") STEEL TOP PLATE, & BOTTOM PLATE. BASE PLATE INSULATION) 120x250x12.5 (4 1/2"x10"x1/2") WITH 2-12mm DIA. x 300mm LONG x5omm HOOK ANCHORS (2-1/2"x12"x2") FIELD WELD COL. TO BASE PLATE. STEEL LINTEL SCHEDULE STEEL COLUMN & CONCRETE PAD FOOTING (BY ENGINEER) L7 3.5"x3.5"xO.25"L (89x89x6.4) 5E L8 3.5"x3.5"x5/16"L (89x89x7.9) CONCRETE PAD FOOTING AND COLUMN AS SPECIFIED ON PLAN. PROVIDE L9 4"X3.5"xO.25"L STEEL COLUMN WITH 150x150x9.5 ((SNISN3/8") STEEL TOP PLATE & BOTTOM (102X89X6.4) PLATE, UNLESS OTHERWISE NOTED. CONCRETE FOOTING ON UNDISTURBED L10 5"x3.5"x5/16"L (127x89x7.9) SOIL OR ENGINEERED FILL CAPABLE OF SUSTAINING A PRESSURE OF 150 kPa L11 5"X35' 051. (127x89x13) MINIMUM AND AS PER SOILS REPORT. L12 6"X4"X0.5"L (152x102x13) CONCRETE FOUNDATIONS FOUNDATION WALLIFOOTINGS: SEE OBC 9.15.4- G` 1 8" CONCRETE FOUNDATION (REFER TO DIMENSIONS ON PLAN) 200mm (8") POURED CONIC. FDTN. WALL 20MPa (2900psi) ON 26N10" CONTINUOUS KEYED CONCRETE FOOTING. MAXIMUM HEIGHT OF FINISHED GRADE ABOVE BASEMENT FLOOR 2.3m (T-T) FROM TOP OF SLAB FOR WALLS UP TO 2.5m (V-2") 10" CONCRETE FOUNDATION (REFER TO DIMENSIONS ON PLAN) 250mm (10") POURED CONC. FDTN. WALL 20MPa (2900psi) ON 26"xl IT CONTINUOUS KEYED CONCRETE FOOTING. MAXIMUM HEIGHT OF FINISHED GRADE ABOVE BASEMENT FLOOR 2.6m (V-6") FROM TOP OF SLAB FOR WALLS UP TO 2.75m (T-O") HIGH, 12" CONCRETE FOUNDATION (REFER TO DIMENSIONS ON PLAN) 300mm (12") POURED CONIC. FOUNDATION WALL 20MPa (2900psi) ON 34"x12" CONTINUOUS KEYED CONCRETE FOOTING. FOOTING REINFORCED w/ 3-15M BARS HORIZONTAL. * GENERAL FOUNDATION NOTES: PROVIDE BITUMINOUS DAMP -PROOFING AND DRAINAGE LAYER. BRACE FOUNDATION WALL PRIOR TO BACKFILLING. ALL FOOTINGS SHALL HAVE A SHEAR KEY OR TO BE DOWELED WITH 15M BARS @ 1.2m O.C. ALL FOOTINGS SHALL REST ON NATURAL UNDISTURBED SOIL MIN. BEARING CAPACITY OF 75Mpa OR COMPACTED ENGINEERED FILL WITH MIN. BEARING CAPACITY OF 150kPa OR GREATER. IF SOIL BEARING DOES NOT MEET MINIMUM CAPACITY, ENGINEERED FOOTINGS ARE REQUIRED. STEPPED FOOTINGS OBC 9.15.3.9. MIN. HORIZONTAL STEP bt. RISERS = 600mm (1'-11Y"). MAX. VERT. STEP = 600mm (1'-11)z") FOR FIRM SOILS, 400mm (16") MAX. STEP FOR SAND AND GRAVEL SILLPLATED 0 SECURE FLOOR JOISTS / KNEE WALL)SECURE FLOOR JOISTS / KNEE WALL) 38x89 (2"x4') SILL PLATE WITH 13mm (1/2") DIA. ANCHOR BOLTS 200mm (8") LONG, EMBEDDED MIN. 100mm (4") INTO CONIC. @ 2400mm (T-10") O.C., CAULKING OR 25 (1") MIN. MINERAL WOOL BETWEEN PLATE AND TOP OF FOUNDATION WALL. USE NON -SHRINK GROUT TO LEVEL SILL PLATE WHEN REQUIRED. WHERE TOP OF FOUNDATION IS NOT LATERALLY SUPPORTED BY BEING SECURED TO FLOOR JOISTS (ie. JOISTS ARE ON KNEE -WALL)- & THE HEIGHT OF FINISHED GRADE IS GREATER THAN 1.2m FOR 8" THICK FOUNDATION, OR 1.4m FOR 10" THICK FOUNDATION -THE FOUNDATION SHALL HAVE LATERAL REINFORCEMENT INSTALLED PER NOTE 41. FOUNDATION INSULATION O FOUNDATION INSULATION [R72+10eN 5 - [FOUNDATION AS NOTED ON PLAN] -50mm (2") RIGID INSULATION (RIO), SEAMS TAPED - 38x89 (2"x4") STUDS @ 61 Omm (24") O.C. - R12 BATT INSULATION IN STUD CAVITY - CONTINUOUS VAPOUR & AIR BARRIER -13mm (1/2") INT. DRYWALL FINISH FLOORS - CONCRETE F1 BASEMENTBLAB -80mm (3") MIN. 25MPa (3600psi) CONC. SLAB OR 2OMPs. (3000psq CONC. WITH DAMPPROOFING BELOW SLAB. -2" (R10) RIGID INSULATION REQUIRED WHERE SLAB <600.. BELOW GRADE (FOAMULAR 150 - 15 PSI COMPRESSIVE STRENGTH) -100.. (4") COARSE GRANULAR FILL F3 SLAB ON GRADE - 100mm (4") MINIMUM 32 MPa (4640 psi) CONC. SLAB WITH 5S %AIR ENTRAINMENT, REINFORCED WITH 6x&W2.9xW2.9 MESH PLACED NEAR MID -DEPTH OF SLAB -ON COMPACTED SUB -GRADE OR 100mm (4") COARSE GRANULAR FILL F3i SLAB ON GRADE -INSULATED - 100mm (4") MINIMUM 32 MPa (4640 psi) CONIC. SLAB WITH 5-B %AIR ENTRAINMENT, REINFORCED WITH 6x6-W2.9xW2.9 MESH PLACED NEAR MID -DEPTH OF SLAB ON 4" (R20) RIGID INSULATION (FOAMULAR 150 - 15 PSI COMPRESSIVE STRENGTH) ON COMPACTED SUB -GRADE OR 100mm (4") COARSE GRANULAR FILL COLD CELLAR PORCH SLAB (PART 9) F4 FOR MAX. 2500 mm (8'-2") PORCH DEPTH(SHORTEST DIM.) -125mm (4 7/8") 32MPa (4640psi) CONIC. SLAB WITH 5.8 %AIR ENTRAINMENT. WITH BARS @ O.C. EACH WAY8" BOTTOM (7 7/8"COVER, THINF. THIRD OF SLAB, MIN. 30mm (1 1/4*) COVER, 600x600 (23 5/8" x23 5/8") DOWELS B, (1 1/4 @ 610mm (23 518") O.C., ANCHORED IN PERIMETER FDTN. WALLS. WILD CfUM SLOPE SLAB MIN. 1.0 % FROM WALL. SLAB TO HAVE MIN. 75mm 3" BEARING ON FDTN WALL. SLAB ANCHORED TO FOUNDATION WALL w/ 600.600 (24"x24") DOWELS @ 610mm (24") O.C. AROUND PERIMETER PROVIDE (1-7) LINTELS OVER CELLAR DOOR. WITH 100mm (4") END BEARING FLOORS - WOOD FRAME SUBFLOOJOIST STRAPPING AND BRIDGING F5 -16mm(5/8")R,T&G SUBFLOOR -WOOD FLOOR JOISTS [AS NOTED] UNLESS ENGINEERED ALL JOISTS TO BE BRIDGED WITH 36,38 (2"x2 SOLI O.C. MAX. CROSS BRACING OR SOLID BLOCKING ING2100mSTRIP I6 (BLO FURRING STRIPS @ 2100mm (6'-11") - PANEL TYPE CEILING OR 21 O.C. IOBC 9.23.9.4] SAME AS F5, WITHv,• -_-- • - -,` •-•-•-•` - RSI 6.16 (R35) INSULATION IN FLOOR CAVITY - CONTINUOUS AIR & VAPOUR BARRIER - FINISHED SOFFIT SB-3 ASSEMBLY: F101 F.R.R.= 60 min F10 STC = 52 -} SANDED PLYWOOD OR OSB OR WAFERBOARD -Y'T&G SUBFLOOR -11 7/8" IJOISTS @ 16- O.C. -ABSORPTIVE MATERIAL IN CAVITY' - RESILIENT CHANNELS @ 305mm (12") O.C. -1 LAYER 15.9mm (518") TYPE X GYPSUM BOARD ABSORPTIVE MATERIAL: fibre processed from rack or slag that fills the joist cavity and has a minimum surface area mass of 2.8 kg/m2, and for structural members at least 270 mm in depth, the fibre includes three layers each of which has a minimum thickness of 90 mm INTERIOR WALLS O INTERIOR STUD PARTITIONS 1 NON -BEARING PARTITIONS: -13mm (1/2")INT. DRYWALL - 38x89 (2"x4") @ 406mm (16") D.C. ]2"x6" STUDS WHERE INDICATED] -13mm(112")INT. DRYWALL LOAD -BEARING STUD PARTITIONS: - 38x140 (2" x6") @ 406mm (16") O.C. FOR 2 STOREY - 38x140 (2" x6") @ 300mm (12") O.C. FOR 3 STOREY FIRERATED SOUNDPROOF WALL SB-3 ASSEMBLY: W4a W4a F.R.R. - 1hr STC = 51 -15.9mm (5/8") TYPE X DRYWALL - 3Bx89 (2"x4") @ 406mm (16") O.C. -89mm ABSORPTIVE MATERIAL IN CAVITY - RESILIENT CHANNELS @ 16" OR 24" O.C. -2 LAYERS 15.9mm (5/8") TYPE X DRYWALL ON RESILIENT CHANNEL ' GENERAL STUD FRAMING NOTES: ALL WOOD FRAMING TO CONFORM TO OBC SECTION 9.23. - PROVIDE 38mm (1 Y2") WALL PLATES (WIDTH TO MATCH STUDS) - PROVIDE DOUBLE TOP PLATE FOR ALL LOADBEARING WALLS. PARTY WALL SB-3 ASSEMBLY: W13a 13 F.R.R.=60 in STC = 57 -15.9mm (518") TYPE X DRYWALL - STUDS` w/ ABSORPTIVE MATERIAL -25mm SPACE - 2"x4" STUDS w/ ABSORPTIVE MATERIAL -15.9mm (5/8") TYPE X DRYWALL 3)( TWO STOREY WALLS - DOUBLE VOLUME SEE OBC 9.23.10.1. UP TO A MAXIMUM 5600 min (IF-4")STUD HEIGHT AND MAXIMUM SUPPORTED ROOF TRUSS LENGTH OF 6.0m: - [EXTERIOR CLADDING - BRICK] - TYVEK OR EQUIVALENT AIR BARRIER - 9.5mm (3/8") EXTERIOR TYPE PLYWOOD SHEATHING - 238x140 (2-2"x6') SPR.#2 CONTINUOUS STUDS @ 300mm (12") O.C. (TRIPLE UP AT EVERY THIRD DOUBLE STUD FOR BRICK) - SOLID WOOD BLOCKING bhv WOOD STUDS @ 1220 mm (4'-0") O.C. VERT. - BATT INSULATION bt. STUDS - 13mm (1/2") INT. DRYWALL FINISH P. ENG. SEAL vladQa danlyn.ca tel: 289-928-3903 I, VLADIMIR BULAKH DECLARE THAT I HAVE REVIEWED AND TAKE DESIGN RESPONSIBILITY FOR THE DESIGN Signature: WORK ON BEHALF OF DANLYN DESIGN UNDER DIVISION C, PART 3, SUBSECTION 3.2A. OF THE BUILDING CODE. I AM QUALIFIED, AND THE FIRM IS REGISTERED, IN THE APPROPRIATE CLASSES / CATEGORIES. Firm BCIN: 103186 Qualified Designer BCIN: 102972 Date: F:\25-01 24 Queen St (Romano)\Arch_Queen St_04b.dwg DJ DOUBLE JOIST TJ TRIPLE JOIST LVL LAMINATED VENEER LUMBER BBFM BEAM BY FLOOR MANUFACTURER P T PRESSURE TREATED LUMBER G.T. GIRDER TRUSS BY ROOF TRUSS MANUF. FD`� FLOOR DRAIN W{� HOSE BIB SOLID WOOD BEARING 0FP SOLID WOOD BEARING FROM ABOVE POINT LOAD FROM ABOVE SMOKE ALARM -O.B.C. 9.10.19.- ■ S.A. PROVIDE AT LEAST ONE PER FLOOR, ONE IN EACH SLEEPING AREA, AND IN A LOCATION BETWEEN THE SLEEPING ROOMS AND THE REMAINDER OF THE STOREY (is. HALLWAY). ALARM SHALL HAVE VISUAL SIGNALLING COMPONENT CONFORMING TO 18.5.3. OF NFPA. ALARMS TO BE CONNECTED TO AN ELECTRICAL CIRCUIT AND SUPPLIED WITH BATTERY BACKUP, AND INTERCONNECTED TO ACTIVATE ALL ALARMS IF ONE SOUNDS. CARBON MONOXIDE DETECTOR -O.B.C. 9.33.4- +CMD ** CHECK LOCAL BY-LAWS FOR REQUIREMENTS ** CARBON MONOXIDE DETECTOR(S) CONFORMING TO CAN/CGA-6.19 SHALL BE INSTALLED ON OR NEAR THE CEILING OF EACH FLOOR IN EACH DWELLING UNIT ADJACENT TO EACH SLEEPING AREA. CARBON MONOXIDE DETECTOR(S) SHALL BE PERMANENTLY WIRED WITH NO DISCONNECT SWITCH, WITH AN ALARM THAT IS AUDIBLE WITHIN BEDROOMS WHEN THE INTERVENING DOORS ARE CLOSED. BASEMENT (STORAGE) TABLE 3.1.1.2.0 (ELECTRIC SPACE HEATING) COMPLIANCE PACKAGE - C2 COMPONENT THERMAL VALUES CEILING WITH ATTIC SPACE 10.56 + HH Min. Nominal RSI /(R)-Value (R60+HH) CEILING WITHOUT ATTIC SPACE 5.46 Min. Nominal RSI / (R)-Value (R31) EXPOSED FLOOR 5.46 Min. Nominal RSI I (R)-Value (R31) WALLS ABOVE GRADE 3.87+1.76 ci Min. Nominal RSI / (R)-Value (R22 + 10 ci) BASEMENTWALLS 2.11+1.76ci Min. Nominal RSI /(R)-Value (R12+10d) BELOW GRADE SLAB ENTIRE SURFACE>600 mm BELOW GRADE Min. Nominal RSI / (R)-Value EDGE OF BELOW GRADE SLAB 1.76 <600 mm BELOW GRADE (R10) Min. Nominal RSI / (R)-Value HEATED SLAB OR 1.76 SLAB < 600 mm BELOW GRADE (R10) Min. Nominal RSI / (R)-Value WINDOWS AND SLIDING GLASS 1.2 DOORS (021) Maximum U-Value [SI / (IP)] SKYLIGHTS 2.8 Maximum U-Value [SI I (IP)] (0.49) SPACE HEATING EQUIPMENT Minimum AFUE HRV Minimum SRE 75% DOMESTIC HOT WATER HEATER Minimum EF - *ci - denotes continuous insulation LEVELS 1-3 (DWELLING UN TABLE 3.1.1.2.0 (ELECTRIC SPACE HEATING: ASHP) COMPLIANCE PACKAGE - C4 COMPONENT THERMAL VALUES CEILING WITH ATTIC SPACE 8.8 Min. Nominal RSI / (R)-Value (R50) CEILING WITHOUT ATTIC SPACE 5.46 Min. Nominal RSI / (R)-Value (R31) EXPOSED FLOOR 6.16 Min. Nominal RSI / (R)-Value (R35) WALLS ABOVE GRADE 3.87+1.32 ci Min. Nominal RSI / (R)-Value (R22 + 7.5 ci) BASEMENT WALLS 2.11 + 1.76 ci Min. Nominal RSI / (R)-Value (R12+ 10 d) BELOW GRADE SLAB ENTIRE SURFACE >600 mm BELOW GRADE Min. Nominal RSI / (R)-Value EDGE OF BELOW GRADE SLAB 1.76 <600 mm BELOW GRADE (R10) Min. Nominal RSI / (R)-Value HEATED SLAB OR 1.76 SLAB <600 mm BELOW GRADE (R10) Min. Nominal RSI / (R)-Value WINDOWS AND SLIDING GLASS 16 DOORS (0.28) Maximum U-Value [SI / (IP)] SKYLIGHTS 2.8 Maximum U-Value [SI / (IP)] (0.49) SPACE HEATING EQUIPMENT ASHP: Minimum AFUE 7.1 HSPF HRV Minimum SRE 55% DOMESTIC HOT WATER HEATER Minimum EF - *ci - denotes continuous insulation EXTERIOR WALLS 6" BLOCK+ WOOD FRAME CONSTRUCTION EX O -i50mm(6") ARCHITECTURAL BLOCK[SB-3 assembly Bla=l hr FRR.] VERTICAL REINFORCEMENT: 15M BARS @ 48" O.C. HORIZONTAL REINFORCEMENT: 15M BARS @ 48" O.C. " ALSO SEE BRICK / MASONRY NOTES BELOW . 25mm (1 ") AIR SPACE - RTS RIGID INSULATION PANELS (1.5" THICK), ALL JOINTS TAPED AIRTIGHT - 13mm (1/2") PLYWOOD SHEATHING - 38x140 (2'x6") STUDS @ 406mm (16") O.C. - BATT INSULATION bt. STUDS - CONTINUOUS VAPOUR & AIR BARRIER - 13mm (1/2") GYPSUM BOARD BRICK VENEER CONSTRUCTION (2"x6") - 90mm (4") FACE BRICK" E 1 25mm (1 ") AIRSPACE - RIGID INSULATION **, ALL JOINTS TAPED AIRTIGHT -9 , 5.m(3/8") EXTERIOR TYPE SHEATHING - 3Bxl40 (2"x6") STUDS @ 406mm (16") O.C. - BATT INSULATION b/w STUDS i CONTINUOUS VAPOUR & AIR BARRIER - 13mm (1/2") TYPE X GYPSUM BOARD SEE NOTES FOR BRICK / MASONRY ** WALL TYPE <El> - R7.5 RIGID INSULATION (1.5" THICK) WALL TYPE <E2> = RIO RIGID INSULATION (2" THICK) ` BRICK / MASONRY NOTES: - BRICK SECURED TO STUD WALL w/ 22xl8OxO.76mm (7/8"xTNOLO3") GALV. METAL TIES @ 406mm (16") O.C. HORIZONTAL 61 Omm (24") O.C. VERTICAL - PROVIDE WEEP HOLES @ BOOmm (32") O.C. BOTTOM COURSE AND OVER OPENINGS. - PROVIDE BASE FLASHING UP MIN. 150mm (6") BEHIND BUILDING PAPER. - BRICK TO BE MIN. 150mm (6*) ABOVE FINISH GRADE. E3 SIDING FRAME WALL CONSTRUCTION (2"x6") SIDING AS PER ELEVATION - R7.5 RIGID INSULATION PANELS (1.5" THICK), ALL JOINTS TAPED AIRTIGHT - 9.5mm (3/8") EXTERIOR TYPE SHEATHING - 38x140 (2"4") STUDS @ 406mm (16") O.C. - BATT INSULATION b/w STUDS - CONTINUOUS VAPOUR & AIR BARRIER - 13mm (1/2") TYPE X GYPSUM BOARD CEILING [TRUSSES/CEIUNGJOISTS/RAFTERS AS NOTED) CE1 - RSI 10.56 (RW) ROOF INSULATION FOR CEILING WITH ATTIC SPACE - RSI 5.46 (R31) INSULATION FOR CEILINGS WITHOUT ATTIC SPACE -APPROVED VAPOUR BARRIER - 12.7mm (1/2") INT. DRYWALL FINISH OR APPROVED EQUAL. SEE CONSTRUCTION NOTE 1 FOR ATTIC VENTILATION REQUIREMENTS SEE CONSTRUCTION NOTE 23 FOR ATTIC ACCESS, WHERE REQUIRED REVISIONS No. Description Date 1. ISSUED FOR REVIEW MAR 14, 2025 2. BUILDING WIDTH -ADD 12" APR 11, 2025 3. REMOVED BASEMENT LEVEL PATIO APR 24, 2025 4. 5. 6. 7. 8. 9. 10. PROJECT 24 QUEEN STREET BOWMANVI LLE, ONTARIO BUILDING AREAS GROUND FLOOR AREA 1176 SF 109.25 m2 SECOND FLOOR AREA 1124 SF 104.42 m2 THIRD FLOOR AREA 1239 SF 115.11 m2 TOTAL NET AREA 3539 SF 328.78 m2 COVERAGE BUILDING ONLY 1335 SF 124.03 m2 REAR PORCH (STOREY ABOVE) 35 SF 3.25 m2 TOTAL 1370 SF 127.28 m2 FRONT PORCH (LANDSCAPE) UNIT AREAS 50 SF 4.65 m2 UNIT 1 908 SF 84.36 m2 UNIT 2 (2ND FLOOR) 465 SF 43.20 m2 UNIT 2 (3RD FLOOR) 551 SF 51.19 m2 UNIT 2 TOTAL 1016 SF 94.39 m2 UNIT 3 (2ND FLOOR) 508 SF 47.19 m2 UNIT 3 (3RD FLOOR) 590 SF 54.81 m2 UNIT 3 TOTAL 1098 SF 102.01 m2 LIST OF DRAWINGS A101 BASEMENT FLOOR PLAN, GROUND FLOOR PLAN A102 SECOND FLOOR PLAN, THIRD FLOOR PLAN A103 ROOF PLAN A201 FRONT ELEVATION, REAR ELEVATION A202 LEFT SIDE ELEVATION A203 RIGHT SIDE ELEVATION A301 SECTION 1 A302 SECTION 2 RESIDENTIAL BUILDING 24 QUEEN STREET, BOWMANVILLE SHEET TITLE TITLE PAGE, CONSTRUCTION NOTES THESE DRAWINGS ARE NOT TO BE SCALED. ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTOR PRIOR TO COMMENCEMENT OF ANY WORK. ANY DISCREPANCIES MUST BE REPORTED DIRECTLY TO DANLYN DESIGN. PROJECT NO. 25-01 DRAWING NO. A001 SCALE ISSUED FOR REVIEW ry N O N 254" [1.16m] 3' 6" 10,4, [3.28m] T-0" [2.13m] STEEL LINTEL SCHEDULE L7 89x89x6.4 (3jx3j)a L) L8 89x89x7.9 (321x32616 L) L9 102x89x6.4 (4x3j)a L) L10 127x89x7.9 (5x3-261e L) L11 127x89x13 (5x32x2lL) 5,4, [1.15m] L12 152x102x13 (6x4xj L) 10" 6'-4" 8" 4'-9" Q� DJ 4'W"P.T. WD POST ON METAL SET INTO VO CONC. FILLLEDSONO TUBE Q oxo I axo 1 MIN. 4'-0" BELOW GRADE (TYP.) m ------------------- I o' 1 o I o d. .• ' a f' (LIJ D I I o j o JSTS. BY MANUF. UNEXCAVATED j 11 I 11 "' o '_ I N i3p5 — — — — (REMOVE TOP SOIL ONLY) I + 30 m Ln I PT STSI I i !— JJ-J I L----------LI--1-t--------- 7 I I BBFM (FLUSH) — d UP 1R d 4 O 4 O n_ I L C5 I I I I 1 PSI = j I vl co 1 j zo col � IJ I I I N i d 1i m JSTS. LAYOUT BY MANUF. I LL q 1LL II LL 1m 1 Nt 1m 1 I I I 11 r - STORAGE ry I j I I I \ I I oyo I I j �\ ■ S.A. 1 1' 0' ' I 3 _3" L - I M I I ij I I v o 1 71 I 1 I I F- I I I 1 1 1 I BBFM (FLUSH) - Jt,j �zlz w Nl o I L I 1 ILL \\ 1 0 0 0 I - - \ STS. LAYOUT BY MANUF.im 1 TI \~ 1 _F OUGHIN / 1 1W I / j 1W 0Of / Io I - r STORAGE I q L ILL J 1 v ■ S.A. ■ S.A. 1m I HRV *CMD I 1 m 01 v I tr� F/ t- a' o v `,I I 1 v v HVAC Ln I FURN. 1'-01, 6" 5'-0" 4"i 2'-11" I 30 o 1 ���I 1 UI Co a vV1co q I� ROUGHIN 1� NY 03 STORAGE q 1LL 1 a 0 / ��� ■ S.A. I 1m N wzw \ I 1 00C3 - Z LJ =W - 1 @)o 11 JSTS. LAYOUT BY MA-i v CO w, d I 3: \ 1 A-�,r---1BBFM(FLUSH)T ® 1 )I I L-� J z -�I-- -- --- I -T 1 302 m y -00 I 4 \ I 1 � r-- STORAGE I 1 ■ S.A. 1 1 +�I I - I I 13 I - - - JSTS. LAYOUT BY MANUF. co `� 1 LL. 1 LL - JI M \ 1m 1 LL `tl I o 1 d --------------- ---� 1 1 v 1-7 _ L BBFM (FLUSH) I d 1 I - - - - - - - 10'-4°- - - - - - - - 8" - I UP 11R JSTS. LAYOUT BY MAN F. I UNEXCAVATED 1 In a I I (REMOVE TOP SOIL ONLY) Ln L-----------------L J d `3 o -----� I 8 , d L I I 1 UNEXCAVATED 1 Nt o (REMOVE TOP SOIL ONLY) Ln A301 L J I 1 74 8" 1, 1'-6" 1'-0" 10'-4" 8" 10'-0" [3.05m] 13'-b" [4.11m] BASEMENT FLOOR PLAN 114" = 1'-0" P.ENG.SEAL vladQa danlyn.ca tel: 289-928-3903 I, VLADIMIR BULAKH DECLARE THAT I HAVE REVIEWED AND TAKE DESIGN RESPONSIBILITY FOR THE DESIGN Signature: WORK ON BEHALF OF DANLYN DESIGN UNDER DIVISION C, PART 3, SUBSECTION 3.2A. OF THE BUILDING CODE. I AM QUALIFIED, AND THE FIRM IS REGISTERED, IN THE APPROPRIATE CLASSES / CATEGORIES. Firm BCIN: 103186 Qualified Designer BCIN: 102972 Date: REVISIONS 23'-6" [1.16m] 10,4, [3.28m] T-0" [2.13m] 5,4, [1.15m] 4'-1" + L7 2-2x8 + L7 U � I o �N COMMON AREA - ON 4R UP 16R BBFM (FLUSH) 7 BBFM (FLUSH) \ \\ IQ PORCH II J _ M + o o \ N + (G\ JSTSBrMAIi - \ II I TS. LAYOUT BY W 1 I UF. j 1 // JSTS. LAYOUT BY MANUF. -' LL BEDROOM UNIT 00II ■ S.A. 1 1 BBFM (FLUSH) x — — — — J I U- JSTS. LAYOUT BY MANUF. o I I \ 1' 2" --3'-3"- l'-3" 3'-3" 4' o 00 J MN N - 1--LU \ 60�W w 0 1 ----�- �r--� w BBFM (FLUSH) m -- I I I O � 1 2" 5' 0" \ 4' 3'-3" _ 1' 0" 4' o u, � L 4'-0' - - � 4' �h3 O ■ S.A. 126 � I --------� ---- *CMD o � N 0(s N BATH o / A I---q HRV HVAC M 32 FURN. �30 26 PWD oo J N N / NW o�1 J N 4 yI JM N —� j -- 1 1 - --= Cn Z CC9 ON 11RLU I LL Q o -� U- m UNIT 1 In -- -- 1'-2" 5141 BBFM (FLUSH UP 16R \ S S. LAYOUT ANUF. ■ S.A. vv / m I I 36"W 36"W I o 2-2x8 + L7 2-2x8 + L7 w a1s COVERED PORCH 2-2X8 DN 4R jioDN 4R GROUND FLOOR PLAN 114" = 1 '-0" No. Description Date 1. ISSUED FOR REVIEW MAR 14, 2025 2. BUILDING WIDTH -ADD 12" APR 11, 2025 3. REMOVED BASEMENT LEVEL PATIO APR 24, 2025 4. 5. 6. 7. 8. s. 10. 60" W 11 I / JSTS. LAYOUT BY MANUF. I ■ S.A. BEDROOM BFM (FLUSH) I x H N J O N N 1'-2" F- BBFM (FLU H) r IF I I`: �J ---- L----J I 0 KITCHEN I a 0 x J I I BY MANUF. 1 -------------I --L- BBFM (FLUSH) I JSTS. LAYOUT BY MANUF. LIVING / DINING x N N O J 2' b" 10'-101, 72" W I — 2-2x8 + L7 U I o I w w PATIO I > I I aw I co I 0 — — 3-2x8(DROPPED) N U 2-2x8 (FLUSH) - PROJECT RESIDENTIAL BUILDING .49 PROJECT NO. 25-01 24 QUEEN STREET, BOWMAINVILLE DRAWING NO. SHEET TITLE Al 0 1 BASEMENT FLOOR PLAN, GROUND FLOOR PLAN THESE DRAWINGS ARE NOT TO BE SCALED. ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTOR PRIOR TO SCALE COMMENCEMENT OF ANY WORK. ANY DISCREPANCIES MUST BE REPORTED DIRECTLY TO DANLYN DESIGN. 1 /4" = V-O" c FA25-01 24 Queen St (Romano)Wrch_Queen St_04b.dwg I ISSUED FOR REVIEW 0 v 0 n 0 � O u Ln o n m Of w a d U 10,4, [3.25m] 12'-9" [3.89m] 2-2x8 + L7 2-2x8 + L7 -� 5'-0" 1' 0° I I BALCONY — JSTS AMM -BY VANU — — — — T — I UP 14R BBFM (FLUSH) �— — — — — — — — — BBFM (FLUSH) I JSTS. LAYOUT ANUF. JSTS. LAYOUT BY MANI JF. I I I 1 I 2-2x8 ILL LL m 3 PLY -1 J" x 118" LVL BEAM TO EXTEND 12" 72" W BEYOND EACH END OF STAIR OPENING 3'-1" 6" 4'-0" 2'-5" EXIT SECURE TRIMMERS TO BEAM w/ JOIST HANGERS 117 JSTS. LAYOUT BY MANUF. —f7 BBFM (FLUSH) DN 16R 0 S.A. U NIT 3 *CMD \ LIVING / DINING ■ S.A. 3 45MINUTEERRDOOR z,, WITH SELF CLOSER I 5'-0" 4' 15'-101, 1' 2" x N 2 PWD I ------------ ---T- 26 JSTS. LAYOUT BY MANUF. 1 ED I L 32 FURN. 0 KITCHEN O o O N ` n, HVAC I ��� ��� r- �. �. I � — — — — — J LBBFM (FLUSI�- \ � J L OC o o FBI (FL O r FURN. 1 F 26 HVAC PWD � o O 1'-2" - 4" 5'-0" 4' 11'-11" x N c _ HRV KITCHEN Loj I r- 36" W 00 ■ S.A. N N STS.LAYOUTBYMANUF. ---- ---L 17 45 MINUTE FRR DOOR DIN 16R10 UNI UNIT 2 — — BBFpd (FLUSH) I — JSTS. LAYOUT BY MANUF. ■ S.A. _ _ *CMD LIVING / DINING U- UNIT 2 m m 3 PLY - I q' x 11 e' LVL BEAM TO EXTEND 12" BEYOND EACH END OF STAIR OPENING SECURE TRIMMERS TO BEAM w1 JOIST HANGERS -2' 4' 3" 2'-6" 10'-10" I 1'-2" 3'-T' 10 I 72" W 5 - BBFM (FLUSH) I 2-2x8 + 17 I IIDURADECK UP 14R BALCONY t}/ATERPROOF 'to VIINYL DECKING I w JSTS. LAYOUT BY MANUF. JSTS. LAYOUT BY MANU . Ln I I M/N 1% �RgIN 1pSC fR — — BBFM (FLUSH) — 2-2x8 + L7 2-2x8 + L7 I FLAT ROOF MIN. 1%DRAIN DURADECK 1 TO SCUPPER WATERPROOF 301 VINYL DECKING 1'-0" 1'-6" 1'-0" 9'4" 4'-4" 1'-6 ' 2'-6" 1'-11" 6'-0" 3'-1" 1I [3.05m] 2'-6" [0.16m] 11'-0" [3.35m] SECOND FLOOR PLAN 114" = 1'-0" P.ENG.SEAL vladQa danlyn.ca tel: 289-928-3903 I, VLADIMIR BULAKH DECLARE THAT I HAVE REVIEWED AND TAKE DESIGN RESPONSIBILITY FOR THE DESIGN Signature: WORK ON BEHALF OF DANLYN DESIGN UNDER DIVISION C, PART 3, SUBSECTION 3.2A. OF THE BUILDING CODE. I AM QUALIFIED, AND THE FIRM IS REGISTERED, IN THE APPROPRIATE CLASSES / CATEGORIES. Firm BCIN: 103186 Qualified Designer BCIN: 102972 Date: STEEL LINTEL SCHEDULE L7 89x89x6.4 (34x3j)a L) L8 89x89x7.9 (3zx32x,s L) L9 102x89x6.4 (4x3j)4 L) L10 127x89x7.9 (5x3-268 L) L11 127x89x13 (5x32x21L) L12 152x102x13 (I 0 0 N u. 0 0 3 302 v A m v u. v O u. o � N 0 v m 0 m T o� r1 o O 0w O zw > o - LIN o E O w o = w w� > o m <r o 0 N A302 LIN O v o� A m r m 7n u �i t REVISIONS 2-2x8 + L7 2-2x8 + L7 BLACK GLASS BLACK GLASS yN I WIC - I qz A ROVED ROOF TRUSSES 2'-0" 0. I I 2-2x8 — 28 W �_ GIRDERTRUSS_ _ _ _ _ I APPROVED ROOF TRUSSES 2'-0" O.C. BEDROOM I ■ S.A. JNIN 3'-1" 1'-2" 4" 6'-0" 4" S' 0" 41' 2'-1" 1' 2" _ 30" W DIN 14R ■ S.A. i m � i BATH 00 UNIT 3 x 26 ' 20" w LINEN �0 25 2'-0' 09 0 0 43 32"W 31"W Lai _MJ 4" 2.0 KING I 1'-2" MASTER BEDROOM 00 1 N 1 1 23 ■ S.A. I ---�� N WIC I I I L A 1'-2" A —a�-aL 1 4' I 4 - 4", 13'-3" I 1 2 �W/Di I WIC QUEEN � � I I I �23\ LZ 33°w BEDROOM N N ■ S.A. oo N UNIT 2 M ■ S.A. I DIN 14R / BATH ZI— — --� -- — 1' 2" 3'-1" 4'-0" on 4" 2'-0" 4' N i 1'-11" 4' - — ' 2'-8" O 20" W 26 0 25 iv INEN 09 0 0 q3 30" W i KINC APPROVED ROOF TRUSSES 2'-0" O.C. < =j MASTER BEDROOM 1---== ■ S.A. 4' I \� WIC GIRDER TRUSS — — — w" I N� O 2-2x8 ci nry r_i nec 2o..a � I � 2-2x8 + L7 1 A301 I 2' 6" 1'-10" 2'-6" 1'-6;" 4' 10'-0" [3.05m] 13'-6" [4.11m] THIRD FLOOR PLAN 114" = 1'-0" No. Description Date 1. ISSUED FOR REVIEW MAR 14, 2025 2. BUILDING WIDTH -ADD 12" APR 11, 2025 3. REMOVED BASEMENT LEVEL PATIO APR 24, 2025 4. 5. 6. 7. 8. s. 10. 0 o K m O 9 PROJECT PROJECT NO. RESIDENTIAL BUILDING 25-01 24 QUEEN STREET, BOWMANVILLE DRAWING NO. Ln SHEET TITLE Al 0 SECOND FLOOR PLAN,L] THIRD FLOOR PLAN THESE DRAWINGS ARE NOT TO BE SCALED. ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTOR PRIOR TO SCALE COMMENCEMENT OF ANY WORK. ANY DISCREPANCIES MUST BE REPORTED DIRECTLY TO DANLYN DESIGN. 1 /4" = V-On FA25-01 24 Queen St (Romano)Wrch_Queen St_04b.dwg ISSUED FOR REVIEW I N O I vladQa danlyn.ca tel: 289-928-3903 I, VLADIMIR BULAKH DECLARE THAT I HAVE REVIEWED AND TAKE DESIGN RESPONSIBILITY FOR THE DESIGN Signature: WORK ON BEHALF OF DANLYN DESIGN UNDER DIVISION C, PART 3, SUBSECTION 3.2A. OF THE BUILDING CODE. I AM QUALIFIED, AND THE FIRM IS REGISTERED, IN THE APPROPRIATE CLASSES / CATEGORIES. Firm BCIN: 103186 Qualified Designer BCIN: 102972 Date: FA25-01 24 Queen St (Romano)Wrch_Queen St_04b.dwg I R 1014, 1 1 11'-0" 11'-9" v 1 1 1 1 1 APPROVED ROOF T SSES 2'-0" O.C. I 1 1 1 1 1 1 1 1 1 I I I 1 II o —= III------------n------� I I I I I I II � I I I I I 1 11 APPROVED ROOF TRUSSES an. 2'-0" O.C. I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 2 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I /j APPROVED ROOF 1 I I I I I I I I I I I I I I I I I I I I I 1 fit ---- I I I I I I I I 1 LAYER%" (12mm) TYPE'X' GYP: TRUSS 1 1 LAYER%" (12mm) TYPE'X' GYP; TRUSS 1 LAYER%" (12mm) TYPE'X' GYP: I I I EXTEND DRYWALL LAYERS OUT TO EAV 1 FIRE STOP BETWEEN ADJACENT ATTIC I I I I I I I I I I I I I I I I I I I I I I I I 4:12 I o I� 2'-0" O.C. I I ----------------- 1BOARD 1BOARD 1BOARD TO FORM CONT. 1'-0" 23'-6" [1.16m] 4:12 I I I I j II N w U d III—--------------�5----- — ----------- ------ - L — — — — — — — — — — — — — J O O L------------------ 1 A301 10'-0" ROOF PLAN 1 /4" = 1'-0" P.ENG.SEAL Hue REVISIONS 12'-6" No. Description Date 1. ISSUED FOR REVIEW MAR 14, 2025 2. BUILDING WIDTH -ADD 12" APR 11, 2025 3. REMOVED BASEMENT LEVEL PATIO APR 24, 2025 4. 5. 8. 7. 8. s. 10. 00 / I I I I I 10_12 t� I ilk PROJECT SHEET TITLE RESIDENTIAL BUILDING 24 QUEEN STREET, BOWMANVILLE ROOF PLAN THESE DRAWINGS ARE NOT TO BE SCALED. ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTOR PRIOR TO COMMENCEMENT OF ANY WORK. ANY DISCREPANCIES MUST BE REPORTED DIRECTLY TO DANLYN DESIGN. PROJECT NO. 25-01 DRAWING NO. Al 03 SCALE 1 /4" = 1'-0" I ISSUED FOR REVIEW 1 I I I TOP OF ROOF IR ■r. ii ! Ili T !I �1 ieI" IIIIII IIIIII ■■■■■■■�i'ii MEN _®i •■v ����MEN � _ , �IlillL� � �iin�■�i■■■■■■■ �■■ ■i..01 ill �� �i RIM I I I I I I I I I I I I I I I _ FIN. BASEMENT FLOOR I I r1—_T1 1_T_J7 1-I L_I----------------J---I----------------------------J jd14PA"-- vlad@danlyn.ca tel: 289-928-3903 FRONT FRONT ELEVATION 114" = 1 '-0" I, VLADIMIR BULAKH DECLARE THAT I HAVE REVIEWED AND TAKE DESIGN RESPONSIBILITY FOR THE DESIGN Signature: WORK ON BEHALF OF DANLYN DESIGN UNDER DIVISION C, PART 3, SUBSECTION 3.2A. OF THE BUILDING CODE. I AM QUALIFIED, AND THE FIRM IS REGISTERED, IN THE APPROPRIATE CLASSES / CATEGORIES. Firm BCIN: 103186 Qualified Designer BCIN: 102972 Date: P.ENG.SEAL REVISIONS I I II I I I II I I I II I I I II I I I II I I I II I I I I I I I I I I I I I I I I I I I r1 rL -L L— — — — — I--------------------------------------------J No. Description Date 1. ISSUED FOR REVIEW MAR 14, 2025 2. BUILDING WIDTH -ADD 12" APR 11, 2025 3. REMOVED BASEMENT LEVEL PATIO APR 24, 2025 4. 5. 8. 7. 8. s. 10. REAR ELEVATION 114" = 1'-0" PROJECT RESIDENTIAL BUILDING 24 QUEEN STREET, BOWMANVILLE SHEET TITLE FRONT ELEVATION, REAR ELEVATION THESE DRAWINGS ARE NOT TO BE SCALED. ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTOR PRIOR TO COMMENCEMENT OF ANY WORK. ANY DISCREPANCIES MUST BE REPORTED DIRECTLY TO DANLYN DESIGN. PROJECT NO. 25-01 DRAWING NO. A201 SCALE 1 /4" = 1'-0" FA25-01 24 Queen St (Romano)Wrch_Queen St_04b.dwg ISSUED FOR REVIEW N O N F/—/ .10l-19 10-11 [wbb'tl ,0-8 P.ENG.SEAL vladQa danlyn.ca tel: 289-928-3903 I, VLADIMIR BULAKH DECLARE THAT I HAVE REVIEWED AND TAKE DESIGN RESPONSIBILITY FOR THE DESIGN Signature: WORK ON BEHALF OF DANLYN DESIGN UNDER DIVISION C, PART 3, SUBSECTION 3.2A.OF THE BUILDING CODE. I AM QUALIFIED, AND THE FIRM IS REGISTERED, IN THE APPROPRIATE CLASSES / CATEGORIES. Firm BCIN: 103186 Qualified Designer BCIN: 102972 Date: FA25-01 24 Queen St (Romano)Wrch_Queen St_04b.dwg r- L_ L / / I I I I I I I I I I I I I I I I I I L I I I rJ/� � rJ ti— rJ rJ / L // / /.A k� L LL I OI �I 0 0 z_ z � 7 LL O C7 o- 00 z I I 1 I [W50'6] '0-'0I I vx I 1� I � LL L �\ L � REVISIONS No. Description Date 1. ISSUED FOR REVIEW MAR 14, 2025 2. BUILDING WIDTH -ADD 12" APR 11, 2025 3. REMOVED BASEMENT LEVEL PATIO APR 24, 2025 4. 5. 8. 7. 8. s. 10. PROJECT SHEET TITLE r-1 I 1 r1 I I II I II I II I II I II I II I II I II I II I II I II I II I II I II I II I II I II I LJ I I L II I L II I rJ L I I I J II I II I II I LJ I I LJ I I I rL j I J II I L Ij I LJ I I II I LJ I I I L II I I II I I II I I II I I II I I II I I II I I II I I II I II I II I II I II I II I II I II I II I II I II I II I II I II I II I II I II I II I II I II I II I II I I I 0 I I O I I LL I I I z I I g I I w I I a I I Coll 1 Z I I � I I I I I I I I I I I I [W50'6] 110-101 I I II I II I II I II I II I II I II I II I II I II I II I II I II I I II I I II I I II I I I II I I II I I II I I II I J Ij I L I Il I L II J II I L II I Il I II L J II I L I 11 L II -1 Ij L I II I II I L J II I L I II I I LJ I I II I II I 'NIW II I II I II I II I — — — — — — — — — — — — — — - 4 I LJ RESIDENTIAL BUILDING 24 QUEEN STREET, BOWMANVILLE LEFT SIDE ELEVATION Q LJJ J LU LU 0 F�— LL LU J THESE DRAWINGS ARE NOT TO BE SCALED. ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTOR PRIOR TO COMMENCEMENT OF ANY WORK. ANY DISCREPANCIES MUST BE REPORTED DIRECTLY TO DANLYN DESIGN. PROJECT NO. 25-01 DRAWING NO. A202 SCALE 1 /4" = V-0" ISSUED FOR REVIEW rj I� nwlw�w�Iwl� � w■�YYYYI■ �`Ji mn■IYu■Y■I■ In�■I■I■Y■I■ �®�_ I ' .I■YI■I■I■I■I■rl ' I I �� Y ■1■IYI�YI■I■I■I I I I I � M O x m N 7 [w"Z1,10,e 1 1 1 1 PtILZI „0-lb I I I PGO,G] '0-'01 .01-'9 .0-d ��01-�9 ' 1.0- �I 0I �I 0I LL � LL z Z O = O O D- d w Oi �I Oi Z LL P.ENG.SEAL vladQa danlyn.ca tel: 289-928-3903 I, VLADIMIR BULAKH DECLARE THAT I HAVE REVIEWED AND TAKE DESIGN RESPONSIBILITY FOR THE DESIGN Signature: WORK ON BEHALF OF DANLYN DESIGN UNDER DIVISION C, PART 3, SUBSECTION 3.2A.OF THE BUILDING CODE. I AM QUALIFIED, AND THE FIRM IS REGISTERED, IN THE APPROPRIATE CLASSES / CATEGORIES. Firm BCIN: 103186 Qualified Designer BCIN: 102972 Date: p �I O OJI LL I O 0 0 I OI I VA n axe axe J -- — —T-- -- -- -- -- I I I I I I I I I REVISIONS No. Description Date 1. ISSUED FOR REVIEW MAR 14, 2025 2. BUILDING WIDTH -ADD 12" APR 11, 2025 3. REMOVED BASEMENT LEVEL PATIO APR 24, 2025 4. 5. 8. 7. 8. s. 10. PROJECT SHEET TITLE r� -------------- 1 I � I �I I ,I I I I 'I I 'I I 'I I �i ,t I ,I I I I �I I ,I I ,I I ,I I I I 'I I 'I I 'I I 'I I �I I ,I I ,I I ,I I ,I I ,I I I I I I [WGO'G] 110-101 I I I I I I I I � I I 00 i I I LLLL I I I � I I wI � I I � I QI m I I LL I I II I II I I I �I I II I II I II I II I II I �I I ,I I �I I �I I �I I �I I I I �I I ,I I ,I I I I I I ,I I ,I I ,I I I I �I I I I 'I I 'I I �I I �I I ,I I ,I I ,I I ,I I JI I I I --------------� I I I I �I I II I I �I I �I I �I I �I I ---------------I I J I I I I I I I I I I I I I I I I I I I I ----------I T--- L I I J L RESIDENTIAL BUILDING 24 QUEEN STREET, BOWMANVILLE RIGHT SIDE ELEVATION z O Q LU J LJJ LU 0 F-- THESE DRAWINGS ARE NOT TO BE SCALED. ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTOR PRIOR TO COMMENCEMENT OF ANY WORK. ANY DISCREPANCIES MUST BE REPORTED DIRECTLY TO DANLYN DESIGN. PROJECT NO. 25-01 DRAWING NO. A203 SCALE 1 /4" = V-0" FA25-01 24 Queen St (Romano)Wrch_Queen St_04b.dwg ISSUED FOR REVIEW r 7 1 I I \I I I I F - -°_ F /' / L //YOZ L / rL U O Y LL 01— LJ/' ��0 01— F�/' O J/' �> LJr 0 J J L rJ/ m o LJ o LJi' J LIJ L Co O LJ / r J �II M p r LL z Ur J \\\ -J J z J /' I y � I _ \ / J \ wx0 0 / m \ �0w / �m� 0 0 0 �`" DODOm oov �< w W � � K- > wv / \ p F X X X H Q LU / \ LU d a Z 0C) of <— Y 04 N N } ¢ Q O J W JW w M o o J 2 U W LL w rn w <n w ¢J N H p LU c�� a� a -0D OOf J Of JO \ OF Z to a LU W Q \ / b af 0 Ix w \ / n- W W I LuLL w \\ // wix of m Q 5 5m O ~ I U I I I � I z W z _ = o LUo T LL v LL � Y I N 0O Y H O I w z o LU m I � � I z0 \\ Z� mow \\ / you \ \ I I Z L\\ U Jrn � N N z L z \ F- Z (D L�\ Z �� z L z > \\ J \ � z_ L I L \ > J \ J ILL J —T LJ\\ I LL LL VLJ L J\\ LL LL — L \\ L A\1 L \\ 0 L L\\ LJ 0 \ W CDJ; \ w J\ J\I o LJa QL N w L� Q L QLL LLZ X cYi o Y W 0 ¢ Z i j w "= P.ENG.SEAL vladQa danlyn.ca tel: 289-928-3903 I, VLADIMIR BULAKH DECLARE THAT I HAVE REVIEWED AND TAKE DESIGN RESPONSIBILITY FOR THE DESIGN Signature: WORK ON BEHALF OF DANLYN DESIGN UNDER DIVISION C, PART 3, SUBSECTION 3.2A. OF THE BUILDING CODE. I AM QUALIFIED, AND THE FIRM IS REGISTERED, IN THE APPROPRIATE CLASSES / CATEGORIES. Firm BCIN: 103186 Qualified Designer BCIN: 102972 Date: FA25-01 24 Queen St (Romano)Wrch_Queen St_04b.dwg REVISIONS No. Description Date 1. ISSUED FOR REVIEW MAR 14, 2025 2. BUILDING WIDTH -ADD 12" APR 11, 2025 3. REMOVED BASEMENT LEVEL PATIO APR 24, 2025 4. 5. 8. 7. 8. s. 10. PROJECT RESIDENTIAL BUILDING 24 QUEEN STREET, BOWMANVILLE SHEET TITLE SECTION 1 PROJECT NO. 25-01 DRAWING NO. A301 THESE DRAWINGS ARE NOT TO BE SCALED. ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTOR PRIOR TO SCALE COMMENCEMENT OF ANY WORK. ANY DISCREPANCIES MUST BE REPORTED DIRECTLY TO DANLYN DESIGN. 1 /4" = V-O" ISSUED FOR REVIEW TOP OF PLATE TOP OF WINDOW v v �i o FIN. THIRD FLOOR TOP OF WINDOW v r cti O O u� FIN. SECOND FLOOR 0 UNIT a UNIT 2 2 LAYERS TYPE X DRYWALL ON RESILIENT w/ 4" BATT INSULATION IN SPACE UNIT 2 3 PLY -14" x 11 e" LVL BEAM TO EXTEND 12" BEYOND EACH END OF STAIR OPENING. SECURE TRIMMERS TO BEAM w/ JOIST HANGERS �zI 10 I �M. a TOP OF PLATE TOP OF WINDOW FIN. THIRD FLOOR TOP OF WINDOW SECOND FLOOR TOP OF WINDOW o 4 FIRE RATED CEILING SHALL BE TOP OF WINDOW Q CONTINUOUS OVER NON -FIRE RATED PARTITIONS AND OVER DUCTS , O ILL O m Cl, 2 LAYERS TYPE X DRYWALL m K o LU ON RESILIENT w/ 4" BATT EX o O w INSULATION IN SPACE O EX 3X W4 0 SEE BEARING DETAIL LU UNIT 1 � (SH ET A302) SEE BEARING DETAIL (SHEET A302) q > SEE BEARING DETAI q F10 (SHEET A302) FIN. GROUND FLOOR FIN. GROUND FLO o 0 C4 - o 0 FIN. GRADE _ — — — 4a FIRE RATED CEILING SHALL BE CV J FIN. GRADE _ CONTINUOUS OVER NON -FIRE RATED tn 4-20M BARS STACKED VERTICALLY IN + PARTITIONS AND OVER DUCTS ,E 4 TOP PORTION OF WALL AT INTERIOR m FACE WITH MINIMUM 2" CONCRETE 5 m o COVER. BARS TO EXTEND 24" 2 LAYERS TYPE X DRYWALL o b BEYOND BOTH SIDES OF OPENING ON RESILIENT w/ 4" BATT Ci p _ _ _ _ _ INSULATION IN SPACE STORAGE C1 5 LJ 6 ----- F1 6 FIN. BASEMENT FLOG ---� — — — — FIN. BASEMENT FLOG L-- I 29 SECTION 2 114" = 1 '-0" 1'-3" 6" NOMINAL WALL DIMENSION THE FDTN. WALL HALL NOT BE REDUCED TO LESS THAN 90mm (3-1/2") THICK TO A MAX. DEPTH OF 600mm (24") AND SHALL BE TIED TO THE FACING MATERIAL WITH METAL TIES SPACED 200mm (8") O.C. VERTICALLY AND 900mm (36") O.C. HORIZONTALLY. FILL SPACE BETWEEN WALL AND FACING SOLID WITH MORTAR. 1" BRICK PROJECTION (TYP) WALL <EX> @ TOP OF FOUNDATION 1 /2" = 1'-0" P.ENG.SEAL vladQa danlyn.ca tel: 289-928-3903 I, VLADIMIR BULAKH DECLARE THAT I HAVE REVIEWED AND TAKE DESIGN RESPONSIBILITY FOR THE DESIGN Signature: WORK ON BEHALF OF DANLYN DESIGN UNDER DIVISION C, PART 3, SUBSECTION 3.2A. OF THE BUILDING CODE. I AM QUALIFIED, AND THE FIRM IS REGISTERED, IN THE APPROPRIATE CLASSES / CATEGORIES. Firm BCIN: 103186 Qualified Designer BCIN: 102972 Date: 1'-3" 1" BRICK PROJECTION (TYP) NOMINAL WALL DIMENSION 1.5" STUD LATE PROJECTION (MAXIMUM PROJECTION: )3 OF =1.8" STUD WIDTH 1.8 WALL <EX> @ STAIR OPENING 1 /2" = 1'-0" REVISIONS No. Description Date 1. ISSUED FOR REVIEW MAR 14, 2025 2. BUILDING WIDTH -ADD 12" APR 11, 2025 3. REMOVED BASEMENT LEVEL PATIO APR 24, 2025 4. 5. 6. 7. 8. 9. 10. SECTION 3 114" = 1'-0" U UNIT 3 wic COMMON AREA NOTE: EXTERIOR WALL DIMENSIONS ON PLAN ARE NOMINAL AND DO NOT INCLUDE 1" BRICK PROJECTION BEYOND EDGE OF FOUNDATION. NOMINAL WALL DIMENSION THE FDTN. WALL SHALL NOT BE REDUCED TO LESS THAN 90mm (3-1/2") THICK TO A MAX. DEPTH OF 600mm (24") AND SHALL BE TIED TO THE FACING MATERIAL WITH METAL TIES SPACED 200mm (8") O.C. VERTICALLY AND 900mm (36") O.C. HORIZONTALLY. FILL SPACE BETWEEN WALL AND FACING SOLID WITH MORTAR. 1"BRICK PROJECTION (TYP) 1' ] a 10" WALL <EI> @ TOP OF FOUNDATION 1 /2" = 1'-0" PROJECT RESIDENTIAL BUILDING 24 QUEEN STREET, BOWMANVILLE SHEET TITLE SECTION 2, SECTION 3 THESE DRAWINGS ARE NOT TO BE SCALED. ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTOR PRIOR TO COMMENCEMENT OF ANY WORK. ANY DISCREPANCIES MUST BE REPORTED DIRECTLY TO DANLYN DESIGN. UNEXCAVATED C1 PROJECT NO. 25-01 DRAWING NO. A302 SCALE 1 /4" = V-0" FA25-01 24 Queen St (Romano)Wrch_Queen St_04b.dwg Clarington MEMO If this information is required in an alternate format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. To: Hebah Masood, Planner I From: Karen Richardson, Manager of Development Engineering Date: May 07, 2025 Subject: Minor Variance Application A2025-0017 File: Applicant: Mario Romano Address: 24 Queen Street, Bowmanville Part Lot 11, Concession 01, Former Township of Darlington The applicant requires a Minor Variance to facilitate the building of a single detached dwelling with two Additional Dwelling Units (ADUs) by increasing the maximum height from 8.5m to 10m. Development Engineering has reviewed the above -noted application and have no objection to this proposal. FOLLOWING COMMENTS ARE REQUIRED AT BUILDING PERMIT STAGE Road Dedication & Easements Queen Street is designated as a Collector in the Official Plan and will require a minimum right-of-way width of 23 m. A road widening of 4 m is required along the frontage of Queen Street. The necessary road dedications required by the Municipality for this development must be granted free and clear of any encumbrances and in a form satisfactory to the Municipality's Solicitor. Building Permit Requirements The applicant/owner must apply for a Building Permit with the Municipality which includes all requirements of the Planning and Infrastructure Services Department regarding the engineering and construction of all internal and external works and services related to this proposal. These requirements include the following: Grading and Drainage The applicant/owner must provide this department with a detailed Lot Grading and Servicing Plan that conforms to the Municipality of Clarington Design Guidelines and is satisfactory to the Deputy CAO of Planning and Infrastructure Services. The Grading Plan must demonstrate that there is no impact on any adjacent properties as a result of this development. Retaining walls are to be avoided. The Grading Plan will be subject to the approval of the Deputy CAO. The Corporation of the Municipality of Clarington, 40 Temperance Street, Bowmanville, ON L1 C 3A6 1-800-563-1195 1 Local:905-623-3379 1 info@clarington.net I www.clarington.net Page 11 A 2025-0017 The applicant must implement LID strategies on -site to mitigate increased surface runoff resulting from additional impervious surfaces. There is no storm sewer service on Queen Street along the site's frontage. Generated post -development stormwater flows must be managed to match pre - development rates. The applicant shall divert the runoff to Queen Street. Municipal Road Occupancy The following notes must be provided on all applicable drawings: "Respecting all work in the municipal right-of-way, the contractor is to provide at least 48 hours prior notice to the Clarington Public Works Department staff at (905) 263-2291 ". "A Road Occupancy Permit will be required for any work done in the municipal road allowance. Excavation of the road surface is not permitted between December 1st and April 301"" "All restoration or work done in the road allowance must be completed as per municipal field staff direction". "The performance guarantee will not be refunded by the Municipality of Clarington unless the works have been inspected by municipal representatives and deemed to be complete and satisfactory". Development Deposit The applicant will be responsible to provide a Development Deposit in the amount of $3,000.00 per lot. The deposit will include but not be limited to the following works within the municipal right-of-way: • Boulevard restoration including sodding. • Replacement of any damaged sidewalks. • Replacement of any street trees that are damaged or removed during construction. • Relocation of any utilities within the boulevard. Once the work has been completed, the applicant will notify the Municipality and the property will be inspected by municipal field staff to confirm that all appropriate restoration within the municipal right-of-way is satisfactory and that the grading generally meets the approved Lot Grading Plan provided with the Building Permit. The Development Deposit will be refunded when all works and restoration have been completed to the satisfaction of the Deputy CAO of Planning and Page 12 Infrastructure Services. Any decision with respect to the release of the guarantee The Corporation of the Municipality of Clarington, 40 Temperance Street, Bowmanville, ON L1 C 3A6 1-800-563-1195 1 Local:905-623-3379 1 info@clarington.net I www.clarington.net A 2025-0017 will be made at the sole discretion of the Deputy CAO of Planning and Infrastructure Services. Soil Management Report — Site Alteration Should a future Site Plan application be required, the Municipality will require a Soil Management Report be prepared for the Site and submitted for review and approval prior to Site Plan approval. The scope of the Soil Management Report is described in Section 5 of the Municipality's Site Alteration Permit. Every effort must be made to minimize the importing and exporting of material. The applicant must demonstrate compliance with Ontario Regulation 406/19 and the MECP Rules for soil management and excess soil quality standards for development beginning on/or after January 1, 2023. The applicant shall confirm whether works completed to date (i.e., sampling completed through ESAs and Geotechnical Investigations) are in compliance with and/or satisfy the requirements of the Regulation. Should Site Alteration Works be necessary, as part of the development process, a Soils Management Report is required prepared by a Professional Engineer and submitted to the Deputy CAO of Planning and Infrastructure Services for approval. The applicant will be responsible to meet all current excess soil regulations. The approval of a permit under the Site Alteration By-law or Soils Management Report will require providing information respecting any proposed import or export of fill to or from any portion of the Lands, intended haulage routes, the time and duration of any proposed haulage, the source of any soil to be imported, quality assurance measures for any fill to be imported, and any proposed stockpiling on the subject lands. Soils Management Report and Plans need to address the following areas: 1) Proposed haul route, demonstrating shortest routes and least impact to municipal roads, traffic and residents. It shall be noted that weight restrictions are in effect on Municipal roads annually approximately between March 1 st and April 30th. When in effect, vehicle loads are restricted to five (5) tonnes per axle. Hauling plans must consider this restriction. Visit the Municipality of Clarington Weight Restrictions webpage to confirm what roads are exempt: Weight Restrictions - Clarington. 2) Proposed schedule with precise start and end dates. Page 13 The Corporation of the Municipality of Clarington, 40 Temperance Street, Bowmanville, ON L1 C 3A6 1-800-563-1195 1 Local:905-623-3379 1 info@clarington.net I www.clarington.net A 2025-0017 3) Estimate of how many cubic meters to be hauled, how many trucks per day. 4) A description of the proposed fill, confirming it originates from within the Municipality of Clarington and describing source locations and confirmation from a qualified expert that it contains no contaminated fill, as defined in the Municipality's current Site Alteration By-law. 5) Daily haulage time restrictions where public may be impacted (i.e. rush hour traffic, school areas, park areas, etc.). 6) Mud and dust control program for both source and dump sites, including who will be monitoring the haulage to ensure conformance to these conditions. This also includes monitoring and cleaning mud mats and roadways at both sites. The Municipality is to be provided with the contact's name and position, their 24 hour phone number and what company they are using to clean Municipal roads. 7) When route is approved by the Municipality, a precondition assessment and post haulage assessment to determine any damage and required repairs to the satisfaction of the Municipality. 8) Written commitment from applicant to ensure their contractor, subcontractor and all associated parties adhere to these requirements and any additional conditions that the Deputy CAO of Planning and Infrastructure Services determines appropriate under the Municipality's current Site Alteration By-law. 9) Any Municipal approval is based on the understanding that the applicant has obtained prior to the work, the necessary approvals from any other agencies, including the Conservation Authority where appropriate. Provide written confirmation of consultation and acceptance of the proposal from the Conservation Authority. 10) Absolutely no alteration of either the source or destination site shall occur until the Municipality has approved the Soils Management Plan and/or Site -Alteration Permit (e.g. Silt fence installation, tree clearing, mud mat construction, etc.). Page 14 The Corporation of the Municipality of Clarington, 40 Temperance Street, Bowmanville, ON L1 C 3A6 1-800-563-1195 1 Local:905-623-3379 1 info@clarington.net I www.clarington.net A 2025-0017 General Requirements and Conditions All works and services must be designed and constructed in accordance with the Municipality of Clarington Design Criteria and Standard Drawings, provisions of the Municipality Development By -Law and all applicable legislation and to the satisfaction of the Deputy CAO of Planning and Infrastructure Services. If you have any questions regarding the above -noted comments, please contact Ajay Kumar Alagarsamy, Planning and Infrastructure Services Department. Karen Richardson, P.Eng. Manager of Development Engineering, Planning and Infrastructure Services KR/AKA cc: Page 15 The Corporation of the Municipality of Clarington, 40 Temperance Street, Bowmanville, ON L1 C 3A6 1-800-563-1195 1 Local:905-623-3379 1 info@clarington.net I www.clarington.net Clarington Summary of Comments Submitted A2025-0018 7025 Bethesda Road, Darlington Planning and Infrastructure Services Committee of Adjustment Minor Variance Municipal Departments / External Agencies Comment Clarington Building Division No Concerns Clarington Development Engineering Division No Concerns - See Attachment 2 Clarington Fire and Emergency Services Department No Concerns Clarington Community Planning Division No Concerns Durham Region Community Growth and Economic Development Department No Concerns - See Attachment 4 Durham Region Works Department No Concerns - See Attachment 3 Durham Region Health Department No Concerns Municipality of Clarington Committee of Adjustment A2025-0018 Page 2 If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Date of Meeting: May 22, 2025 File Number: A2025-0018 Address: 7025 Bethesda Road, Darlington ON Report Subject: A Minor Variance application to facilitate the construction of a detached garage by increasing the maximum total accessory floor area from 90 square metres to 120 square metres and by increasing the maximum building height from 4.5 metres to 5.5 metres. Recommendations: 1. That the Report for Minor Variance Application A2025-0018 be received; 2. That all written comments and verbal submissions are considered in the deliberation of this application; 3. That application A2025-0018, for a Minor Variance to Section 3.1.c by increasing the maximum total accessory floor area from 90 square metres to 120 square metres and by increasing the maximum height from 4.5 metres to 5.5 metres within Zoning By-law 84-63, be approved subject to the following condition; a. That the applicant must demolish the existing accessory structure identified on the Site Plan (See Attachment 1) as to be demolished. as it maintains the general intent and purpose of the Clarington Official Plan, maintains the general intent and purpose of Zoning By-law 84-63, is desirable for the appropriate development or use of the land, and is minor in nature. 4. That all interested parties listed in this report be forwarded a copy of the Committee's decision. Municipality of Clarington Committee of Adjustment A2025-0018 1. Application Details 1.1 Owner: 1.2 Applicant: 1.3 Proposal: 1.4 Area of Lot 1.5 Location: 1.6 Zoning: 1.7 Clarington Official Plan Designation: 1.8 Secondary Plan Designation 1.9 Heritage Status 1.10 Water, Sewage and Storm Servicing: Page 3 Paul and Marlene Boyle Mitch Morawetz (Planfarm Inc.) A minor variance application to facilitate the construction of a detached garage by increasing the maximum total accessory floor area from 90 square metres to 120 square metres and by increasing the maximum height from 4.5 metres to 5.5 metres. 4,168.41 square metres 7025 Bethesda Road, Darlington Agricultural Exception (A-1) within Zoning By-law 84-63 Prime Agricultural Area N/A N/A Septic System, Well, Ditches and Swales Municipality of Clarington Committee of Adjustment A2025-0018 Page 4 I 719 LOT:5 LOT: 7 LOT: 6 CON: 7 CON:7 7141 CON:7 131 a Subject (0 t N m ••' 2880 2846 2890 2910 Concession Rd 7 851 LOT: 7 LOT: 6 LOT: 5 CON:6 785 IN' 6 CON: 6 Property Location Map �•� a,�ro. (Darlington) �y.. -Area Subject To Minor Variance 702S Bethesda Road, Darlington euwmanMlk Newcastle A2025-0018 L n k e Ontario Figure 1: Property Location Map Municipality of Clarington Committee of Adjustment A2025-0018 2. Background Paae 5 2.1 On April 17, 2025, Planning Staff received an application for Minor Variance from the applicant of 7025 Bethesda Road. Two (2) Minor Variances are required to facilitate the construction of the detached garage. The variances are to increase the maximum total accessory floor area from 90 square metres to 120 square metres and to increase the maximum height from 4.5 metres to 5.5 metres. 2.2 The variances are to facilitate a detached garage which can accommodate a hoist for the owner to work on personal vehicles. The owner and applicant are aware the hoist shall be used for personal use only. 2.3 The existing accessory structure on the north-eastern portion of the property (identified on the Site Plan as "to be demolished" — See Figure 2) is required to be removed in order to ensure the total accessory floor area for all accessory structures does not exceed 120 square metres. EI e i 0 0 0 Municipality of Clarington Committee of Adjustment A2025-0018 OO n nit W — G --- LW OF 2.QM WDAck --- ----- PLAYGROLND AREA I I I I PART I 1 H 1 I I 2} I + 1 I / I / I / I , I , I , / / / r~ txiSrrkG I�IyEhAr / / Page 6 / I F- T PART 3 PAR- LWAL DtsOR1PTION. P-AKT or LOT 6 r-ONCE551014 1 GCOC4 APHC TOV46HIP OF DARLINGTON HOW DE5GRIBCD A5 P RTS 1 2 3, +4 - P14A?I IOR-S99' I EX 5W-P TO DC DCMOLISHCD 60,50 M N'2' 00' 20' E Figure 2 — Site Plan 8; i Ex .SHED I seo I SITE STATIST�s, LOT AREA: 4102.55 50.M. EXMTITG 51NCE FAMLY DhELUING: 264.5 50N. Cx15TIW5 5HCD TO DCMOLISHCD, 8A2 S0M ExI5TI%5 TO REMAIN: 13.30 50H PROP05ED A44CSOORY 57RUCTURE, 105.15 SO.M. LOT GO•Vt OF ACGE990RY 5TRL<.7LRE5: 2.05% LOT GO`/C OF ALL STRUCTURES. 13M I CxTrFUOR 51DC YARD +rROW YARD, 2121.25 5O.M. OPEN LANPt<. 1HC: 50.16% 50fT LANDSGrP%--. 14010 Municipality of Clarington Committee of Adjustment A2025-0018 Page 7 3. Land Characteristics and Surrounding Uses 3.1 The subject property is located at 7025 Bethesda Road, Darlington, which is located at the north-east corner of Bethesda Road and Concession Road 7 (See Figure 1). The property's lot area is approximately 4,168.41 square metres. 3.2 The surrounding uses are as follows: a. South — Rural residential lands with a single detached dwelling and an accessory structure b. North — Agricultural farmlands with a single detached dwelling and farm buildings c. East — Agricultural farmlands with a single detached dwelling and farm buildings d. West — Agricultural farmlands with a single detached dwelling and farm buildings 4. Public Notice and Submissions 4.1 Pursuant to the requirements of the Planning Act, the appropriate signage notifying of the application was installed on the subject lands. Two (2) signs were installed; one sign was installed on Bethesda Road and one sign was installed on Concession Road 7. In addition, the appropriate notice was mailed to each landowner within 60 metres of the subject site. 4.2 At the time of writing this report, staff have received no comments from members of the public. 4.3 At the time of writing this report, staff have received no comments in opposition to the proposed development from internal departments or agencies. Clarington Development Engineering provided a comment that the applicant must ensure the proposed garage does not affect the adjacent property in relation to grading and drainage. 5. Discussion Maintain the general intent and purpose of the Clarington Official Plan 5.1 The subject property is designated "Prime Agricultural Area" within Clarington's Official Plan, which permits residential uses including accessory buildings (e.g., detached garage). 5.2 The proposed variances maintain the existing residential use of the land and does not hinder surrounding agricultural uses. 5.3 It is Staff's opinion that the proposal maintains the general intent and purpose of the Clarington Official Plan. Municipality of Clarington Committee of Adjustment A2025-0018 Page 8 Maintain the general intent and purpose of the Zoning By-law 5.4 The subject property is zoned "Agricultural Exception (A-1)" within Zoning By -Law 84- 63. As the property is under 2 hectares in size, the property only permits residential uses which includes a single detached dwelling and accessory structures. This application seeks to facilitate the construction of a detached garage as an accessory structure to the existing single detached dwelling. 5.5 The intent and purpose of height for an accessory building is to mitigate the potential for adverse impacts to neighbouring properties including shadowing and privacy while maintaining a low density residential character. 5.6 The proposed increase in height does not create shadowing or privacy concerns for neighbouring properties as it is approximately 82 metres from the proposed structure to the nearest dwelling, located south of the property, as well as has screening from existing trees on the property. The increase in height from the permitted 4.5 metres to 5.5 metres maintains a low density residential character. 5.7 The intent and purpose of total accessory floor area is to ensure that accessory structures remain accessory to the principal dwelling and to maintain soft landscaping and landscaped open space requirements. 5.8 The proposed increase in total accessory floor area from 90 square metres to 120 square metres does not impact the landscaping provisions with over 80% landscaped open space on the property and 74.69% soft landscaping maintained in the front and exterior side yards. No additional variances are required for lot coverage as the total lot coverage for all building and structures, including the proposed garage, is 9.51 %, whereas the zoning permits a maximum lot coverage of 30%. 5.9 For the above stated reasons, it is Staff's opinion that the Minor Variances requested maintain the general intent and purpose of Zoning by-law 84-63. Desirable for the appropriate development or use of the land, building or structure 5.10 The appropriate use of land for 7025 Bethesda Road is residential. The size of lot does not permit non-residential or agricultural uses such as farming and only permits residential uses which includes accessory building and structures. The proposed variances to increase the height and total accessory floor area is appropriate for the use of the land and structure. 5.11 The applicant intends to put in a hoist to work on personal vehicles within the garage, requiring an increase in height and total accessory floor area. The variances will allow for the work to be performed in an enclosed structure which will maintain an attractive streetscape. The proposed detached garage has sufficient setbacks from neighbouring properties and the street line. The applicant has been advised that the hoist can only be used for personal use and that commercial operations are not permitted within the zoning or Official Plan land use designation. Municipality of Clarington Committee of Adjustment A2025-0018 Page 9 5.12 It is Staff's opinion that the Minor Variances required are desirable for the use of land and building as it maintains the residential use of the land and maintains an attractive streetscape. Minor in Nature 5.13 In determining if the variances are minor, Staff note the test is not simply a question of numbers or a calculation, and that the concept of "minor" maintains a flexible approach. It is understood each variance will be assessed individually, with interpretations based on the unique circumstances of each application. 5.14 The proposed detached garage can accommodate all required parking for the existing single detached dwelling, does not require any additional hardscaping, and maintains the required setbacks, landscaping provisions, and lot coverage. 5.15 The proposed garage will have a floor area of 105.95 square metres, with the total lot coverage for all accessory building and structures at 2.85%. The proposed garage will not impact neighbouring properties as there are no residential dwellings or accessory structures in close proximity, with the closest dwelling approximately 82 metres south of the proposed garage. The applicant is required to ensure there are no grading or drainage impacts to the adjacent property. 5.16 It is Staff's opinion that the proposal is minor in nature as it does not have a negative impact on the neighbourhood or land, and it is a moderate increase to the permitted provisions of Zoning By-law 84-63. 6. Conclusion 6.1 Based on Staff's review of the requested Minor Variances, the application maintains the general intent and purpose of the Clarington Official Plan, maintains the general intent and purpose of the Zoning By-law, is desirable for the appropriate development or use of land, and is deemed to be minor in nature. 6.2 Given the above comments, Staff recommends that: Minor Variance Application A2025-0018 for variances to Section 3.1.c of Zoning By-law 84-63 to facilitate the construction of a new detached garage by increasing the maximum total accessory floor area from 90 square metres to 120 square metres and by increasing the maximum height from 4.5 metres to 5.5 metres, be approved subject to the following condition; a. That the applicant must demolish the existing accessory structure identified on the Site Plan (See Attachment 1) to be demolished. Municipality of Clarington Committee of Adjustment A2025-0018 Submitted by: 1011111� Ainsley Johnston Acting Secretary -Treasurer Committee of Adjustment at the Municipality of Clarington Concurrence: Page 10 This report has been reviewed by Sarah Parish, MCIP, RPP, Principal Planner, who concurs with the recommendations. Staff Contact: Ainsley Johnston, Planner I, (905) 623-3379 x2438 or AJohnston(a-)_clarington.net. Attachments Attachment 1: Site Plan Attachment 2: Clarington Development Engineering Comments Attachment 3: Durham Regional Works Comments Attachment 4: Durham Region Community Growth and Economic Development Department Comments Interested Parties: N/A The following interested parties will be notified of Committee's decision- 0 65.5b M Mf2° 00' 20" E LINE OF 2.OM 5ETBAGK PLAYGROUND AREA / I / / I / / PART I / PART 2 / PART B i PART 4 / / L"AL DESCRIPTION: 6.50 M `/ / PART OF LOT 6, CONCESSION -f / 06RAPHIC TOWNSHIP OF DARLIN6TON / p NQW DESCRIBED AS P RT5 I, 2, 3, +4 / PyAN IOR-394i EX. SHED TO BE DEMOLISHED � >=XISTIN6 I POOL I Z / / PATIO Q / O f Ir EXISTING DRIVEWAY / I 6 H // / fj Lu EO�TINGT `� XIS fj SINGLE PAM�rD FRAME WELLING I / / I I / / I / / E EX. SHED RIpR SIDE YARD I // SIDFy�ALK ss6"' // / / I I SITE 5T LOT AREA: 4152.33 SQ.M. EXISTING 5IN6LIE FAMILY DWELLING: 269.5 5O.M. / tN EXISTING 5HE0 TO DEMOLISHED: 5.92 5O.M. / EXISTING SHED TO REMAIN: 13.35 50.M. / O PROPOSED AdCE550RY STRUCTURE: 105.95 50.M. LOT GOVERACIE OF ACCESSORY STRUCTURES: 2.55% / W LOT COVERAO E OF ALL STRUCTURES: 9.51% / EXTERIOR 51DT YARD +FRONT YARD: 2129.25 5O.M. / / OPEN LANDS- PING: 50.16% 65.55 M NT2` 00' 20" E SOFT LANDS- PING: �. NDR,N ,� NDRTH -DO NOT SCALE DRAWIN69 OR ANY DETAILS ISSUED FOR n115 PRO.ECT -IT 15 n RESPON5151LITY OF nff cOMRACTOR TO 0 DINl MID VE ALL Fff1610N5. NOTES DETAIL'. NOTIFICATION OF nVCSE PROSLEM3 MU5T � IMMEDIATELY REPORTED TO THE DESIsreR. ctl1uIFlcAnoN INFOraIARON. HE UNpER. I6 HA5 REVUE AND 'AKES RESPd15151— FOR n 5 DESIGN WD HA5 nff QUALIFICATIONS AND ffEl� Tiff REQUIREMEMS SET dJT IN Tiff W TO EE A DESIGNER Fno.ecr NMB@F 25-OIIO DRAWINS TIRE. PROPOSED 51TE PLAN PRO.ECT nnE: ACCESSORY STRUCTURE T025 BETHESDA ROAD oRAra'i 5r. JEREMY ZE5ER5 cLIENr wane. PAUL 50YLE DATE. NO. 04�9-7075 N.T.S. Clarbgton MEMO If this information is required in an alternate format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. To: Ainsley Johnston. Planner From: Karen Richardson, Manager of Development Engineering Date: May 1, 2025 Subject: Minor Variance Application A2025- 0018 File: Applicant: Mitch Morawetz on behalf of Barry Reid, Paul and Marlene Boyle Address: 7025 Bethesda Road, Orono Part Lot 33, Concession 6 The applicant requires a Minor Variance to facilitate the construction of a detached garage by increasing the maximum total accessory floor area from 90 square metres to 120 square metres and by increasing the maximum building height from 4.5 metres to 5.5 metres. Development Engineering has reviewed the application and have no objection to this proposal subject to the following comments: We will not require a grading plan for this proposal. However, the applicant is responsible to ensure that proposed garage will not affect adjacent property in relation to drainage and grading. If you have any questions regarding the above -noted comments, please contact Julia Antonova, Planning and Infrastructure Services Department. Karen Richardson, P.Eng. Manager of Development Engineering, Planning and Infrastructure Services KR/JA The Corporation of the Municipality of Clarington, 40 Temperance Street, Bowmanville, ON L1 C 3A6 1-800-563-1195 1 Local:905-623-3379 1 info@clarington.net I www.clarington.net Page 11 From: Grant Youna To: Committee of Adiustment (SM) Subject: 2025-C-Misc 28 (A2025-0018) - 7025 Bethesda Road, Clarington - Regional Works Comments Date: May 14, 2025 3:23:13 PM Attachments: image002.a_na imaae003.ona image005.a_na image006JDa imaae007.ona EXTERNAL Hello, Regional Works has reviewed the above noted minor variance application and we have no objections or conditions to be imposed upon the further processing of this application. Thankyou Grant Young C.E.T. I Works Technician 2 Development Approvals The Regional Municipality of Durham grant.young&durham.ca 1 905-668-4113 extension 2479 1 durham.ca ❑O ®❑® 0 THIS MESSAGE IS FOR THE USE OF THE INTENDED RECIPIENT(S) ONLY AND MAY CONTAIN INFORMATION THAT IS PRIVILEGED, PROPRIETARY, CONFIDENTIAL, AND/OR EXEMPT FROM DISCLOSURE UNDER ANY RELEVANT PRIVACY LEGISLATION. No rights to any privilege have been waived. If you are not the intended recipient, you are hereby notified that any review, re -transmission, dissemination, distribution, copying, conversion to hard copy, taking of action in reliance on or other use of this communication is strictly prohibited. If you are not the intended recipient and have received this message in error, please notify me by return e-mail and delete or destroy all copies of this message. From: Lauren Raney To: Committee of Adiustment (SM) Subject: RE: Agency Circulation for 31 Clipper Lane / Minor Variance Application (A-2025-0020) Date: April 25, 2025 8:18:48 AM Attachments: —WRDOOOO.ioa imaaeO01.mg imaae002.ipa imaae003.pna imaaeO04.ong imageO05.onno imaaeO06.ona EXTERNAL Good morning, The Regional Community Growth Division does not have any comments for the below minor variance applications to be heard at the May 22 CoA. • A2025-0020 • A2025-0019 • A2025-0018 Thanks, Lauren Lauren Raney I Planner Community Growth and Economic Development Department The Regional Municipality of Durham Lauren. RaneyCcDdurham.ca 1 905-668-4113 extension 2581 1 durham.ca My pronouns are she/her 0 ®0 I 0 Clarington Summary of Comments Submitted A2025-0019 16 Fry Crescent, Bowmanville Planning and Infrastructure Services Committee of Adjustment Minor Variance Municipal Departments / External Agencies Comment Clarington Building Division See Attachment 5 Clarington Development Engineering Division No Concerns - See Attachment 3 Clarington Fire and Emergency Services Department No Concerns Clarington Community Planning Division No Concerns Durham Region Community Growth and Economic Development Department No Concerns — See Attachment 4 Municipality of Clarington Committee of Adjustment A2025-0019 Page 2 If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Date of Meeting: May 22, 2025 File Number: A2025-0019 Address: 16 Fry Crescent, Bowmanville ON Report Subject: A Minor Variance application to facilitate the construction of side entrance steps by reducing the required side yard from 0.6 metres to 0.4 metres. Recommendations: 1. That the Report for Minor Variance Application A2025-0019 be received; 2. That all written comments and verbal submissions are considered in the deliberation of this application; 3. That Minor Variance Application A2025-0019 for variance to Section 3.1.g.iv by reducing the required side yard from 0.6 metres to 0.4 metres within Zoning By-law 84-63 to facilitate the construction of side entrance steps, be approved, subject to the following conditions: a. The foundation of the steps and landing required for building permit issuance does not encroach into the 0.4 metre side yard. b. The applicant provide structural details of the proposed steps and landing to Clarington's Building Division prior to the issuance of a building permit. as it maintains the general intent and purpose of the Clarington Official Plan, maintains the general intent and purpose of Zoning By-law 84-63, is desirable for the appropriate development or use of the land, and is minor in nature. 4. That all interested parties listed in this report be forwarded a copy of the Committee's decision. Municipality of Clarington Committee of Adjustment A2025-0019 1. Application Details 1.1 Owner: 1.2 Applicant: 1.3 Proposal: 1.4 Area of Lot 1.5 Location: 1.6 Zoning: 1.7 Clarington Official Plan Designation: 1.8 Secondary Plan Designation 1.9 Heritage Status 1.10 Water, Sewage and Storm Servicing: Page 3 Muhammad Amanullah Muhammad Amanullah A minor variance application to facilitate the construction of side entrance steps by reducing the required side yard from 0.6 metres to 0.4 metres. 295.71 square metres 16 Fry Crescent, Bowmanville Urban Residential Type Three (R3) within Zoning By-law 84- 63 Urban Residential N/A N/A Municipal Water, Sanitary, and Storm Servicing Municipality of Clarington Committee of Adjustment A2025-0019 Figure 1: Property Location Map Page 4 Municipality of Clarington Committee of Adiustment A2025-0019 Paae 5 2. Background 2.1 On April 17, 2025, Planning Staff received an application for Minor Variance from the owner of 16 Fry Crescent. The Minor Variance seeks to facilitate the construction of side entrance steps and landing to an existing side entrance door. 2.2 One (1) Minor Variance is required to facilitate the construction of the steps and landing. The variance is to reduce the required side yard from 0.6 metres to 0.4 metres. 2.3 The owner of 16 Fry Crescent purchased the property with the existing side yard entrance to the dwelling in 2024. The owner then applied for a building permit to legalize the existing side yard entrance and finished basement. Upon inspection, Building Staff determined the existing door is higher than shown on the drawings submitted. As a result of the height of the door, new steps are required to meet Ontario Building Code requirements (See Attachment 2). The current building permit application is to legalize the existing entrance, requiring the construction of new steps and a landing which encroaches into the side yard and reduces it to 0.4 metres (See Figure 2). 2.4 Structural details for the steps and landing have not been provided to the Building Division. The proposed steps and landing require structural foundation as per the Ontario Building Code (See Attachment 5). There is the possibility the foundation will encroach into the 0.4 metre side yard. If the foundation encroaches, the applicant will have to redesign the steps and landing to conform to the variance. 2.5 The owner has worked with Planning Staff to provide additional property information to ensure no additional variances are required. The owner provided a revised Site Plan on May 5, 2025 showing the deck, which Planning Staff were able to determine there are no variances required for lot coverage or landscaped open space with the addition of the steps (See Figure 3). 2.6 While the revised Site Plan utilizes a previous Site Plan with outdated information on the proposed steps, Staff were able to determine the dwelling and current proposed steps calculations and add them with the existing deck information provided on the revised Site Plan to determine no additional variances are required. For the purposes of this application, refer to Figure 2 — Current Site Plan to review the proposed steps. Municipality of Clarington Committee of Adjustment A2025-0019 Page 6 'or -at ui r RR�O`ED � Wei 2 STOREY N BRICK DWELLING LOT 7 Figure 2 — Current Site Plan .tt � F Foxy 0 z STOREY nsa p � C i fi BRICK owELLMG LOT R� 17, 'a�l i 3 37 �Q Figure 3 — Revised Site Plan to Include Deck 3. Land Characteristics and Surrounding Uses 3.1 The subject property is located at 16 Fry Crescent, Bowmanville, which is located west of Bowmanville Avenue and south of Aspen Springs Drive (See Figure 1). The property's lot area is approximately 295.71 square metres. The property has an existing linked dwelling. 3.2 The surrounding uses to the north, south, east, and west are low density residential with similar linked dwellings. Municipality of Clarington Committee of Adjustment A2025-0019 4. Public Notice and Submissions Page 7 4.1 Pursuant to the requirements of the Planning Act, the appropriate signage notifying of the application was installed on the subject lands. In addition, the appropriate notice was mailed to each landowner within 60 metres of the subject site. 4.2 At the time of writing this report, staff have received no comments from members of the public. 4.3 At the time of writing this report, staff have received no comments in opposition to the proposed development from internal departments or agencies. Clarington Development Engineering provided a comment that the applicant is responsible for maintaining the existing grading and must ensure that there is no impact on adjacent properties. Clarington's Building Division provided a comment that structural details have not been provided at the time of this report, and that there is the possibility the foundation may encroach into the 0.4 metres depending on the design. Should the foundation encroach further than 0.4 metres, redesign or additional variances may be required. 5. Discussion Maintain the general intent and purpose of the Clarington Official Plan 5.1 The subject property is designated "Urban Residential" within Clarington's Official Plan which permits the residential use of the property. 5.2 The proposed variance maintains the existing residential use of the land, as it provides a side entrance into the existing dwelling to access the main floor and finished basement. The variance maintains the fabric of the lot and is consistent with the established neighbourhood. 5.3 It is Staff's opinion that the proposal maintains the general intent and purpose of the Clarington Official Plan. Maintain the general intent and purpose of the Zoning By-law 5.4 The subject property is zoned "Urban Residential Type Three (R3)" within Zoning By- law 84-63. The zone permits all uses within the (R1) Zone subject to the regulations contained therein. At the time the building permit was applied for and issued in 1995, the (R1) Zone permitted Linked Dwellings. For properties with existing Linked Dwellings that were built when the (R1) Zone permitted linked dwellings, they are now subject to the regulations for semi-detached dwellings within the (R1) Zone. 5.5 Steps in the side yard are allowed to project to a distance of no more than 1.5 metres, but in no instance shall a required side yard be reduced to below 0.6 metres. The proposed projection of 0.92 metres complies to the Zoning By-law, however a variance is required as the side yard is reduced to 0.4 metres. Municipality of Clarington Committee of Adjustment A2025-0019 Page 8 5.6 The intent and purpose of a side yard is to ensure there are appropriate setbacks from abutting properties to ensure adequate drainage between dwellings while also accommodating access from the front to rear yard. 5.7 The proposed reduction of the side yard from 0.6 metres to 0.4 metres has sufficient room to provide access to the read yard from the front yard in the event of an emergency and can accommodate the necessary landscaping requirements. Staff do not anticipate adverse impacts to drainage or neighbouring properties. 5.8 For the above stated reasons, it is Staff's opinion that the Minor Variances requested conform with the general intent and purpose of Zoning By-law 84-63. Desirable for the appropriate development or use of the land, building or structure 5.9 The appropriate use of land for 16 Fry Crescent is residential. The proposed side entrance steps would facilitate access to the existing door in the side yard which provides access to the dwelling. 5.10 The proposed location is appropriate as there is an existing door above grade that requires new steps that comply with the Ontario Building Code as there are safety concerns with its current state. The entrance cannot be located to the rear of the property as there is an existing deck that would need removed and would require alterations to the existing kitchen. Alternative locations would result in significantly more construction and costs. 5.11 It is Staff's opinion that the Minor Variance required is desirable for the use of land and building as it provides safe access through an existing side door and reduces the amount and cost of construction for the owner. Minor in Nature 5.12 In determining if the variances are minor, Staff note the test is not simply a question of numbers or a calculation, and that the concept of "minor" maintains a flexible approach. It is understood each variance will be assessed individually, with interpretations based on the unique circumstances of each application. 5.13 The proposed steps are intended to maintain access to the rear yard and are required maintain existing drainage and grading on the property. The variance requested is for the exterior steps and landing only and the existing setbacks to the dwelling itself remain unchanged. There are no additional variances required as the property maintains the landscaping requirements, lot coverage, and does not require a variance for the steps projections. 5.14 It is Staff's opinion that the proposal is minor in nature as it does not have a negative impact on the neighbourhood or land, and it is a moderate increase to the permitted provisions of Zoning By-law 84-63 to facilitate the construction of side entrance steps to an existing side door. Municipality of Clarington Committee of Adjustment A2025-0019 6. Conclusion Page 9 6.1 Based on Staff's review of the requested Minor Variance, the application maintains the general intent and purpose of the Clarington Official Plan, maintains the general intent and purpose of the Zoning By-law, is desirable for the appropriate development or use of land, and is deemed to be minor in nature. 6.2 Given the above comments, Staff recommends that: Minor Variance Application A2025-0019 for variance to Section 3.1.g.iv of Zoning By- law 84-63 to facilitate the construction of side entrance steps by reducing the side yard from 0.6 metres to 0.4 metres be approved, subject to the following conditions: a. The foundation of the steps and landing required for building permit issuance does not encroach into the 0.4 metre side yard. b. The applicant provide structural details of the proposed steps and landing to Clarington's Building Division prior to the issuance of a building permit. Submitted by: Ainsley Johnston Acting Secretary -Treasurer Committee of Adjustment at the Municipality of Clarington Municipality of Clarington Committee of Adjustment A2025-0019 Page 10 Concurrence: This report has been reviewed by Sarah Parish, MCIP, RPP, Principal Planner, who concurs with the recommendations. Staff Contact: Ainsley Johnston, Planner I, (905) 623-3379 x2438 or AJohnston(a).clarington.net. Attachments Attachment 1: Site Plan Attachment 2: Existing Stairs Attachment 3: Clarington Development Engineering Comments Attachment 4: Durham Region Community Growth and Economic Development Department Comments Attachment 5: Clarington Building Division Comments Interested Parties- 0 The following interested parties will be notified of Committee's decision: N/A 'Iffoul —U-10 sssio,q' Illya, ivel 3060934 R D9 /a�25 -,l 0o1 �Eofo Ning NUMber 102 Existing Stairs Clarbgton MEMO If this information is required in an alternate format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. To: Ainsley Johnston. Planner From: Karen Richardson, Manager of Development Engineering Date: May 5, 2025 Subject: Minor Variance Application A2025- 0019 File: Applicant: Muhammad Amanullah Address: 16 Fry Crescent, Bowmanville The applicant requires a Minor Variance to facilitate the construction of side entrance steps by reducing the required side yard from 0.6 metres to 0.4 metres. Development Engineering has reviewed the application and have no objection to this proposal subject to the following comments: The Applicant is responsible for maintaining the existing grading and must ensure that there is no impact on any adjacent properties as a result of this proposal. If you have any questions regarding the above -noted comments, please contact Julia Antonova, Planning and Infrastructure Services Department. Karen Richardson, P.Eng. Manager of Development Engineering, Planning and Infrastructure Services KR/JA The Corporation of the Municipality of Clarington, 40 Temperance Street, Bowmanville, ON L1 C 3A6 1-800-563-1195 1 Local:905-623-3379 1 info@clarington.net I www.clarington.net Page 11 From: Lauren Raney To: Committee of Adiustment (SM) Subject: RE: Agency Circulation for 31 Clipper Lane / Minor Variance Application (A-2025-0020) Date: April 25, 2025 8:18:48 AM Attachments: —WRDOOOO.ioa imaaeO01.mg imaae002.ipa imaae003.pna imaaeO04.ong imageO05.onno imaaeO06.ona EXTERNAL Good morning, The Regional Community Growth Division does not have any comments for the below minor variance applications to be heard at the May 22 CoA. • A2025-0020 • A2025-0019 • A2025-0018 Thanks, Lauren Lauren Raney I Planner Community Growth and Economic Development Department The Regional Municipality of Durham Lauren. RaneyCcDdurham.ca 1 905-668-4113 extension 2581 1 durham.ca My pronouns are she/her 0 ®0 I 0 Clarbgton MEMO If this information is required in an alternate format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131 To: Committee of Adjustment From: Building Division Date: May 16, 2025 Subject: 16 Fry Cres. File: A2025-0019 The application is for a minor variance to allow an exterior staircase and landing to extend past the side yard setback of .6m. Structure The proposed stairs and landing require a structural foundation per the Ontario Building Code. It is noted that structural details have not been provided with the proposal. Depending on design there is a possibility that the foundation will extend beyond the proposed variance. Name: Theo Miranda Job Title: Senior Plans Examiner cc: The Corporation of the Municipality of Clarington, 40 Temperance Street, Bowmanville, ON L1 C 3A6 1-800-563-1195 1 Local:905-623-3379 1 info@clarington.net I www.clarington.net Clarington Summary of Comments Submitted A2025-0020 31 Clipper Lane, Bowmanville Planning and Infrastructure Services Committee of Adjustment Minor Variance Municipal Departments / External Agencies Comment Clarington Building Division No concerns Clarington Development Engineering Division No concerns Clarington Fire and Emergency Services Department No concerns Durham Region Works Department No concerns Durham Region Community Growth and Economic Development Department No concerns Municipality of Clarington Committee of Adjustment A2025-0020 Page 2 If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Date of Meeting: May 22, 2025 File Number: A2025-0020 Address: 31 Clipper Ln, Bowmanville Report Subject: A minor variance application to facilitate the building of a deck by increasing the maximum lot coverage of the dwelling from 40 to 49.16 percent and the maximum lot coverage of all buildings and structures from 45 to 49.16 percent. Recommendations: 1. That the Report for Minor Variance Application A2025-0020 be received; 2. That all written comments and verbal submissions are considered in the deliberation of this application; 3. That application A2025-0020, for a Minor Variance to Section 13.4.54 f.iii. to facilitate the building of a deck by increasing the maximum lot coverage of the dwelling from 40 to 49.16 percent and the maximum lot coverage for all buildings and structures from 45 to 49.16 percent be approved as it maintains the general intent and purpose of the Clarington Official Plan, and the Zoning By-law 84-63, desirable for the appropriate development or use of the land and minor in nature. 4. That all interested parties listed in this report be forwarded a copy of the Committee's decision. Municipality of Clarington Committee of Adjustment A2025-0020 1. Application Details 1.1 Owner: 1.2 Applicant: 1.3 Proposal: 1.4 Area of Lot: 1.5 Location: 1.6 Zoning: 1.7 Clarington Official Plan Page 3 Hani Ahmed and Manirah Quraishi Valiuddin Mohammed A minor variance application to facilitate the building of a deck by increasing the maximum lot coverage of the dwelling from 40 to 49.16 percent and the maximum lot coverage of all buildings and structures from 45 to 49.16 percent. 357.08 square metres 31 Clipper Lane, Bowmanville, ON "Urban Residential Exception (R2-54)" of Zoning By - Law 84-63 Designation: "Urban Residential" 1.8 Secondary Plan Designation (if applicable): "Low Density Residential" within Port Darlington Neighborhood Secondary Plan 1.9 Heritage Status: None 1.10 Water, Sewage and Municipal Storm Servicing: Municipality of Clarington Committee of Adjustment A2025-0020 Page 4 t99n9s19ti ye r 101— 66 53 {105 _ -_ t-999S9U 87�53,'79�7971;15T' is 113 � Drive � -� I�------- Yacht � 54 79 _ 82 54 _---- 0) 117 7d •� 50 121 71 72 ��- 74 51 47 42 45 67 70 46 70 125 42 C 59 % 43 42 67 L0T:7 35 129 55 39 34 _ 63—CON. -BF t 133 4 —t 61 54 03 35 C 54 N 39 f/i 137 34 C 47 50 C — r1pp 03 43 46 30 J 31 8 30 J J 35 30 r14 % E 39 38 C 27 —GON: BF 28 y 43 38 27 W 22 34 23 22 z 3S 023 14 V 19— _ 22 J 19 __ 1S L� 27 T5 19 19 157 15 1 15 14 0 23 18 15 11 161 10 11 — 10 11 10 V 114 14 11, 10 165 5 7 6 7 S 1/ S - 1 7 II173 f1� 2 \ 1 2 3 21 219 2 13 235 2 2 255 259 — • • Port Darlington Road i 226 ---------------- - 199 Property Location Map (Bowmanville) -Area Subject To Minor Variance 31 Clipper Lane, Bowmanville A2025-0020 51 i i a7 43 _� 35 31� 21 23 19 15 11 3 275 Bewmanvilk e - new°a<n< Lake Onlarra Figure 1: Property Location Map Municipality of Clarington Committee of Adjustment A2025-0020 2. Background Page 5 2.1 On March 25, 2025, the applicants received comments on Building Permit BLDG-2025- 0043 stating their proposed deck exceeds maximum lot coverage and would require a minor variance. On April 22, 2025, Planning Staff received an application for minor variance from the agent on behalf of the owner of 31 Clipper Ln, Bowmanville. The minor variance application is to facilitate the building of a deck by increasing the maximum lot coverage of the dwelling from 40 to 49.16 percent and the maximum lot coverage of all buildings and structures from 45 to 49.16 percent (See Attachment 1). 3. Land Characteristics and Surrounding Uses 3.1 The subject property is located within a subdivision north of Port Darlington Rd along Clipper Lane (See Figure 1). The property's lot area is approximately 357.08 square metres. 3.2 The surrounding uses are as follows: a. South — single detached dwellings b. North- single detached dwellings c. East — single detached dwellings d. West — single detached dwellings 4. Public Notice and Submissions 4.1 Pursuant to the requirements of the Planning Act, the appropriate signage notifying of the application was installed on the subject lands. In addition, the appropriate notice was mailed to each landowner within 60m of the subject site. 4.2 At the time of writing this report, staff have not received any inquiries regarding this proposal. 5. Discussion Maintain the general intent and purpose of the Clarington Official Plan 5.1 The subject property is designated Urban Residential within the Clarington Official Plan. It is designated Low Density Regional within the Port Darlington Neighborhood Secondary Plan. 5.2 The proposed deck is part of a single detached dwelling, which is a permitted use within the noted land use designations in both the Clarington Official Plan and Port Darlington Neighborhood Secondary Plan. 5.3 It is staff's opinion that the application conforms to the intent and purpose of the Clarington Official Plan. Municipality of Clarington Committee of Adiustment A2024-0035 Paae 6 Maintain the general intent and purpose of the Zoning By-law 5.4 The subject property is zoned "Urban Residential Exception (R2-54)" within Zoning By - Law 84-63. 5.5 The R2-54 zone permits a maximum lot coverage of the dwelling of 40 percent. The requested variance proposes to increase the maximum lot coverage for the dwelling to 49.16 percent. The intent and purpose of the maximum lot coverage for the dwelling is to ensure adequate landscape open space, soft scaping, and amenity space by preventing the dwelling from encompassing the entire lot. Despite being used as an amenity space, the proposed deck is considered part of the dwelling as it is above grade and must be considered as part of lot coverage, according to the definition of lot coverage in Zoning By -Law 84-63. It is staff's opinion that increasing the maximum lot coverage of the dwelling would maintain the intent of the provision. 5.6 The R2-54 zone permits a maximum lot coverage of 45 percent. The requested variance proposes to increase the maximum lot coverage for the total of all buildings and structures to 49.16 percent. The intent and purpose of the maximum lot coverage for the total of all buildings and structures is to ensure the adequate landscape open space, soft scaping, greenery and amenity space by limiting the amount of space of the dwelling and any accessory structures. Despite being used as an amenity space, the proposed deck is considered part of the dwelling as it is above grade and must be considered as part of lot coverage, according to the definition of lot coverage in Zoning By -Law 84-63 . It is staff's opinion that increasing the maximum lot coverage of the total of all buildings and structures would maintain the intent of the provision. 5.7 For the above stated reasons, it is Staff's opinion that the application is in conformity with the intent and purpose of Zoning by-law 84-63. Desirable for the appropriate development or use of the land, building or structure 5.8 The single detached dwelling is a permitted use for the subject property. The proposed deck is a permitted use on the subject property. 5.9 The proposed deck is behind the dwelling and would not have any effect on streetscape or the neighboring properties. 5.10 For the above stated reasons, it is staff's opinion that the minor variance requested is desirable for the residential use of land and building. Minor in Nature 5.11 The proposed deck is part of an existing dwelling. 5.12 The proposed deck is 28.21 metres squared and will occupy 7.9 percent of the total lot area. 5.13 For the above stated reasons, it is staff's opinion that the proposed variance is deemed to be minor in nature. Municipality of Clarington Committee of Adiustment A2024-0035 Paae 7 6. Conclusion 6.1 Given the above comments, staff recommend approval of the application for a Minor Variance to Section 13.4.54 f.iii. to facilitate the building of a deck by increasing the maximum lot coverage of the dwelling from 40 to 49.16 percent and the maximum of for all buildings and structures from 45 to 49.16 percent as it maintains the general intent and purpose of the Clarington Official Plan, and the Zoning By-law 84-63, desirable for the appropriate development or use of the land and minor in nature. Submitted by: Hebah Masood Acting Secretary -Treasurer Committee of Adjustment at the Municipality of Clarington Concurrence: This report has been reviewed by Sarah Parish, MCIP, RPP, Principal Planner, who concurs with the recommendations. Staff Contact: Hebah Masood, Planner I, (905) 623-3379 x2437 or hmasood@clarington.net Attachments Attachment 1: Conceptual Site Plan Attachment 2: Development Engineering Division Comments Interested Parties: N/A 10.28KA-- t I o NEW M WALKOUT I I ao 7.08 Z W z J r H Lu W O_ 0 O_ PROPERTY LINE N70° 31' 20" E 31.60 AREA STATISTICS GROSS FLOOR AREA CALCULATIONS 1 N PROP. ENTRANCE FOR BASEMENT APARTMENT PROP.DECK PLAN 40M2615, LOT 179 3 STOREY DWELLING AT 31 CLIPPER LANE CLARINGTON, BOWMANVILLE, ON PRINCIPAL RESIDENCE EXISTING MAIN FLOOR G.F.A = 99.59 M2 EXISTING SECOND FLOOR GFA = 131.08 M2 TOTAL GFA = 230.67 M2 BASEMENT G.F.A . ENTRANCE/EGRESS = 99.59 M2 LOCATED AS PER SITE CONDITION SCOPE OF WORK PROPERTY LINE 70' 31' 20" E ENTRANCE FO91 EXIST. PRINCIPAL PORCH DWELLING UNITIr GARAGE Q PROPOSED BASEMENT APARTMENT O2 ENLARGEMENT OF ONE WINDOW Q PROPOSED TWO NEW WINDOWS ® PROPOSED BELOW GRADE ENTRANCE DOOR OS PROPOSED DECK C7 r ------- 4.86 m r Z DRIVEWAY I m SITE STATISTICS LOT AREA = 357.13 M2 BUILDING FOOTPRINT = 139.41 m2 (39.03%) PORCH AREA = 7.96 M2 (2.23%) DECK AREA =28.21 M2 (7.90%) TOTAL=175.58 m2 (49.16%) J GENERAL NOTES: DRAWINGS ARE TO BE READ NOT SCALED. CONTRACTOR MUST VERIFY ALL DIMENSIONS AND BE RESPONSIBLE FOR THE SAME. REPORT ANY DISCREPANCIES TO THE DESIGNER BEFORE COMMENCING THE WORK.THE DRAWINGS AND DOCUMENTS PROVIDED HERE WITHIN ARE THE EXCLUSIVE PROPERTY OF MECHWAYS INC.REPRODUCTION OF THE DOCUMENTS PROVIDED IS PROHIBITED WITHOUT THE CONSENT OF THE DESIGNER. ALL DESIGN AND CONSTRUCTION DOCUMENTATION ARE FINAL UNLESS REVISED BY THE DESIGNER.IF ANY DISCREPANCIES ARE DISCOVERED HERE WITHIN, THE DESIGNER SHALL BE NOTIFIED. 4 REVISION 3 APR. 15 2025 3 REVISION 2 APR. 11 2025 2 REVISION 1 MAR. 12 2025 ISSUED FOR 1 BUILDING PERMIT JAN. la 2025 NO DESCRIPTION I DATE ENGINEER: ?i�ec�wa-ys Jnc. ADDRESS 6 RIPEN ST. MISSISSAUGA, ❑N L4T 2- TEL. 41 6-627-41 00 EMAIL INFO@MECHWAYS.COM WESSITE WWW.MECHWAYS.COM PROJECT: 3 1 CLIPPER LANE, BOWMANVILLE, CLARINGTON SHEET TITLE: SITE PLAN CHECKED: SS DRAWN: MA SCALE: 1 :1 25 DATE: JAN. 1 8 2025 DRAWING: