15 applicants: melrose investments inc. and keefer ... · please accept this letter as a formal...

Prepared By: Lenore Providence

Files: B033/15, A351/15, A350/15 Applicants: MELROSE INVESTMENTS INC. and

KEEFER RUTHERFORD HOLDINGS LIMITED

Address: 9131 & 9135 Keele Street, and 9141 &

9151 Keele Street, 10, 20 Jacob Keefer Parkway, Maple

Agent: MATTHEW BALDASSARRA

A. Baldasarra Architect Inc. Comments/Conditions:

Commenting Department Comment

Condition of Approval

Finance - B033/15 Real Estate – B033/15 Development Planning B033/15 0nly Building Standards Engineering B033/15 0nly TRCA PowerStream York Region Planning and Economic Development Branch

Legend: - Positive Comment - Negative Comment

Item # 6 to 8 Ward #4

A.BALDASSARRA Architect Inc.200-7800 Jane Street, Concord, Ontario L4K 4R6 | T: 905.660.0722 | Email: [email protected]

Tony Baldassarra, B.Arch., O.A.A., MRAIC. A. BALDASSARRA ARCHITECT INC.AAssociates John Higgins | Hugh Marshall | Brian Martin

October 29, 2015

Attn: Lenore ProvidenceAssistant to the Secretary-Treasurer

City of Vaughan2141 Major Mackenzie DriveVaughan, Ontario | L6A 1T1

Re: Committee of Adjustment/Consent Applications: A350/15, A135/15 and B033/159131,9135 Keele Street AND 9141,9151 Keele Street,10,20 Jacob Keffer ParkwayMelrose Investments Inc. AND Keefer Rutherford Holdings Ltd.

Dear Lenore,

Please accept this letter as a formal response to your inquiry on October 29, 2015.

The requested conveyance and variances are to establish easements on the title of both properties (lands tothe north and south) in order to establish legal “off-site parking”. This request is the result of a privatecommitment made between the two land owners. A discussion with the owners’ legal teams determined thatthis agreement must be registered on title for both properties in order to become binding.

As you are aware, the consent application was applied for at the end of August. Upon review of the applicationby the zoning department, it was concluded that two additional variances were required to complement theconsent application: one to allow parking off-site and one to receive off-site parking.

I would like to confirm that the site to the south has excess parking and will have no issues complying withzoning by-laws even with the transfer of 14 parking spots.

I trust that these comments are sufficient to clear up any confusion. If you have any other questions, please donot hesitate to ask.

Best Regards,

Matthew Baldassarra, M.Eng., P.Eng.A. Baldassarra Architect Inc.

providelRectangle

providelTypewritten TextB033/15

providelTypewritten Text


providelTypewritten TextOn Oct. 22/15, the agent submitted A350/15 and A351/15 minor variance applications.



providelTypewritten Text15317

providelTypewritten TextA350/15 & A351/15

providelRectangle



October 29, 2015




Dear Lenore,






Best Regards,


providelRectangle

providelTypewritten TextA350/15




providelTypewritten TextOn Nov. 9/15, the agent amended the application to concur with building comments.




providelLine

providelTypewritten Text1.To permit 14 shared parking spaces and parking areas with the property to the south (known as 9131 and 9135 Keele Street).

providelLine

providelLine

providelTypewritten Text1.Parking spaces and areas shall be provided and maintained on the lot on which the building is erected.



providelLine




October 29, 2015




Dear Lenore,






Best Regards,


providelRectangle

providelTypewritten TextA351/15








providelTypewritten Text1.To permit 14 shared parking spaces and parking areas with the property to the north (known as 9141, 9151 Keele Street and 10 and 20 Jacob Keefer Parkway).



providelLine

providelTypewritten Text1.Parking spaces and areas shall be provided and maintained on the lot on which the building is erected.


providelLine

providelLine




Form 9

COMMITTEE OF ADJUSTMENT 2141 Major Mackenzie Drive, Vaughan, Ontario, L6A 1T1

Tel [905] 832-2281 Fax [905] 832-8535

FILE NUMBER: A127/15 APPLICANT: MELROSE INVESTMENTS INC. PROPERTY: Part of Lot 15, Concession 3 (Part of Block 29, Registered Plan No. 65M-2795)

municipally known as 9131/9135 Keele Street, Concord ZONING: The subject lands are zoned EM3, Retail Warehouse Employment Zone and subject

to the provisions of Exception 9(673C) under By-law 1-88 as amended. PURPOSE: To permit the use of a Regulated Health Professional in the EM3 Zone. PROPOSAL: 1. To permit the offices of a Regulated Health Professional. BY-LAW REQUIREMENT:

1. The offices of a Regulated Health Professional are not permitted.

BACKGROUND INFORMATION:

Other Planning Act Applications The land which is the subject in this application was also the subject of another application under the Planning Act: Minor Variance Application A414/06 - APPROVED October 12 2006 - Minimum landscaped strip abutting Keele Street = 6.0m, minimum rear yard setback and interior side yard = 0m, G.F.A. = 272.21 sq. m, Create a mutual driveway partially over the lands to the north.

A sketch is attached illustrating the request. This application will be heard by the Committee of Adjustment on the date and time shown below.

DATE: THURSDAY, APRIL 30, 2015 TIME: 6:00 PM LOCATION: COMMITTEE ROOM 242/243 (2nd Floor)

VAUGHAN CITY HALL 2141 MAJOR MACKENZIE DRIVE VAUGHAN, ONTARIO L6A 1T1

You are invited to attend this public hearing in person to express your views about this application or you may be represented by counsel for that purpose. If you do not attend at the hearing it may proceed in your absence and, except as otherwise provided in the Planning Act, you will not be entitled to any further notice of the proceedings. If you wish to be notified of the decision of the Committee of Adjustment with respect to this application, you must complete the attached “Request for Decision” form and submit it to the Secretary-Treasurer. Additional information is available from the Committee of Adjustment staff between 8:30 a.m. and 4:30 p.m. Monday to Friday at the Committee of Adjustment, Clerks Department: Tel:(905) 832-8585/Fax: (905) 832-8535. If you wish to make written comments on this application they may be forwarded to the Secretary - Treasurer of the Committee of Adjustment PRIOR TO THE MEETING. Your comments are collected under the legal authority of the Planning Act, R.S.O. 1990,Chapter c. P.13, as amended. Your comments in respect to this application becomes the property of the City of Vaughan and will become part of the decision making process of the application as noted on this form. Pursuant to Section 27 of the Municipal Freedom of Information and Protection of Privacy Act, R.S.O. 1990, c. M.56, as amended, public feedback to planning proposals is considered to be a public record and will be disclosed to any individual (including being posted on the internet) upon request in accordance with Section 27 of the Municipal Freedom of Information and Protection Privacy Act, R.S.O. 1990, c. M.56, as amended. Questions about this collection should be directed to the Secretary-Treasurer, Vaughan Committee of Adjustment, Clerk’s Department, 2141 Major Mackenzie Drive, Vaughan, Ontario; L6A 1T1 (905) 832-8585 x.8332. DATED THIS 15th DAY OF APRIL, 2015. Todd Coles, BES, MCIP, RPP

Manager of Development Services and Secretary-Treasurer to Committee of Adjustment

Agenda packages will be available prior to the hearing at: Vaughan.ca/CofA

NOTICE OF APPLICATION MINOR VARIANCE

providelbackground

chiovitmRectangle

chiovitmTypewritten TextA127/15

chiovitmTypewritten Text


chiovitmTypewritten Text To permit the offices of a Regulated Health Professional



chiovitmOval

chiovitmLine

chiovitmLine

providelbackground

FILE NUMBER: A12715 APPLICANT: MELROSE INVESTMENTS INC.

Subject Area Municipally known as 9131/9135 Keele Street, Concord

COMMITTEE OF ADJUSTMENT 2141 Major Mackenzie Drive, Vaughan, ON L6A 1T1

Phone: (905)832-8585 Fax: (905)832-8535

chiovitmOval

chiovitmTypewritten Text9131/9135



providelbackground

BACK

GROU

ND

INFO

RMAT

ION

1

Providence, Lenore

Subject: FW: B033/15 - REQUEST FOR COMMENTS (City of Vaughan Committee of Adjustment)

RECEIVED NOVEMBER 14, 2015

Committee of Adjustment From: Liuni, Terry On Behalf Of Development Finance Sent: Saturday, November 14, 2015 9:19 AM To: Committee of Adjustment Subject: RE: B033/15 - REQUEST FOR COMMENTS (City of Vaughan Committee of Adjustment) Conditions:

1. The owner shall pay all property taxes as levied, if required. Payment is to be made by certified cheque, to the satisfaction of the City of Vaughan Financial Planning and Development Finance Department (contact Terry Liuni to have this condition cleared).

Terry Liuni Manager, Development Finance 905-832-8585, ext. 8354 | [email protected] City of Vaughan l Financial Planning and Development Finance Department 2141 Major Mackenzie Dr., Vaughan, ON L6A 1T1 vaughan.ca

November 24, 2015

Development Planning Department I City of Vaughan I 2141 Major Mackenzie Drive I Vaughan, ON L6A 1T1 T: 905.832.8585 I F: 905.832.6080 I www.vaughan.ca | Page 1

TO: Todd Coles, Committee of Adjustment Secretary Treasurer

FROM: Grant Uyeyama, Director of Development Planning

FILE: B033/15 - 9131 & 9135 Keele Street, Maple (Ward 4)

A350/15 – 9131 Keele Street, Maple (Ward 4) A351/15 – 9135 Keele Street, Maple (Ward 4)

DATE OF HEARING: December 3, 2015

DATE: November 24, 2015

Proposal: The Owner has submitted Consent Application File B033/15 and Minor Variance Application Files A350/15 and A351/15 to permit easements in favour of the lands to the north (9141 and 9151 Keele Street and 10 and 20 Jacob Keefer Parkway), along with the variances as noted below. An easement is required to facilitate legal “off-site parking”. The easement is not subject to Lot Frontage and Lot Area requirements of By-law 1-88. Proposed Variance(s): 1. To permit 14 off-site parking spaces and parking areas on the property to the south (known as 9131 and 9135 Keele Street). (A350/15) 2. To permit 14 shared parking spaces and parking areas with the property to the north (known as 9141, 9151 Keele Street and 10 and 20 Jacob Keefer Parkway). (A351/15) By-law Requirement(s): 1. Parking spaces and areas shall be provided and maintained on the lot on which the building is erected. 2. Parking spaces and areas shall be provided and maintained on the lot on which the building is erected. Official Plan: VOP 2010 designation: “Prestige Employment” The proposal conforms to the Official Plan Policies. Comments: The Owner has indicated that a private commitment was made between the abutting landowners (lands to the north, and south) to establish legal “off-site parking” of 14 parking spaces. The lands to the north are developed with commercial buildings, and the lands to the south are developed with one multi-unit employment use building (Building ‘A’). The Development Planning Department has no objection to the proposal as the creation of the easement will not result in any parking deficiencies on-site. The variances are necessary to allow for parking off-site and to receive on-site parking. The Development Planning Department is of the opinion that the proposal is minor in nature, meets the intent of the Zoning By-law, and is desirable for the appropriate development of the land. The Development Planning Department is of the opinion that the proposal meets the intent of the Official Plan and the consent criteria stipulated in Section 51(24) of the Planning Act.

http://www.vaughan.ca/providelRECEIVED

providelTypewritten TextNovember 25, 2015

Development Planning Department I City of Vaughan I 2141 Major Mackenzie Drive I Vaughan, ON L6A 1T1 T: 905.832.8585 I F: 905.832.6080 I www.vaughan.ca | Page 2

Recommendation: The Development Planning Department supports the proposal, subject to the condition(s) below: Condition(s): B033/15 – That Minor Variances A350/15 and A351/15 be approved. Comments Prepared by: Natalie Wong, Planner 1 Stephen Lue, Senior Planner

http://www.vaughan.ca/

* Comments are based on the review of documentation supplied with this application.

2141 Major Mackenzie Drive Vaughan, Ontario Canada L6A 1T1 Tel (905) 832-2281

To: Committee of Adjustment From: Susan Okom, Building Standards Department Date: November 9, 2015 Name of Owner: Melrose Investments Inc. Location: 65M-2795 Part of Block 29 9131 & 9135 Keele Street File No. B033/15 Zoning Classification: The subject lands are zoned EM3, Retail Warehouse Employment Area, subject to Exception 9 (673C), under By-law 1-88, as amended. Proposal:

The proposal is to create an easement in favour of the lands to the north. The existing buildings have driveway access on a public road. Comments: This application is to be heard in conjunction with applications A350/15 and A351/15. Conditions of Approval: None

RECEIVED November 9, 2015

VAUGHAN COMMITTEE OF ADJUSTMENT



To: Committee of Adjustment From: Francesco Morea, Building Standards Department Date: November 09, 2015 Name of Owner: Keefer Rutherford Holdings Limited Location: 9141, 9151 Keele Street, 10 & 20 Jacob Keefer Parkway

65M-2795, Block 29 Part of Lot 15, Concession 3

File No.(s): A350/15 Zoning Classification:

The subject lands are zoned EM3, Retail Warehouse Employment Zone and subject to the provisions of Exception 9(673C) under By-law 1-88 as amended.

Proposal:

1. To permit 14 off-site parking spaces and parking areas on the property to the south (known as 9131 and 9135 Keele Street).

By-Law Requirements:

1. Parking spaces and areas shall be provided and maintained on the lot on which the building is erected.

Staff Comments: Stop Work Orders and Orders to Comply: There are no outstanding Orders on file.

Building Permits Issued:

Building permits have been issued for the construction of the buildings. Other Comments:

The applicant shall be advised that additional variances may be required upon review of detailed drawings for building permit/site plan approval. It is my understanding that the purpose of this proposal is to satisfy a private agreement between property owners and not as a result of a parking deficiency. This proposal does not create any deficiencies on either property.

Conditions of Approval:

If the committee finds merit in the application, the following conditions of approval are recommended. None





To: Committee of Adjustment From: Francesco Morea, Building Standards Department Date: November 09, 2015 Name of Owner: Melrose Investments Inc. Location: 9131, 9135 Keele Street

65M-2795, Block 29 Part of Lot 15, Concession 3

File No.(s): A351/15 Zoning Classification:

The subject lands are zoned EM3, Retail Warehouse Employment Zone and subject to the provisions of Exception 9(673C) under By-law 1-88 as amended.

Proposal:

1. To permit 14 shared parking spaces and parking areas with the property to the north (known as 9141, 9151 Keele Street and 10 and 20 Jacob Keefer Parkway).

By-Law Requirements:


Staff Comments: Stop Work Orders and Orders to Comply: There are no outstanding Orders on file.

Building Permits Issued:

Building permits have been issued for the construction of the buildings. Other Comments:

The applicant shall be advised that additional variances may be required upon review of detailed drawings for building permit/site plan approval. It is my understanding that the purpose of this proposal is to satisfy a private agreement between property owners and not as a result of a parking deficiency. This proposal does not create any deficiencies on either property.

Conditions of Approval:

If the committee finds merit in the application, the following conditions of approval are recommended. None




TO: Todd Coles, Committee of Adjustment

FROM: Steve Lysecki Development Engineering & Infrastructure Planning

MEETING DATE: December 3, 2015 OWNER: MELROSE INVESTMENTS INC. FILE(S): B033/15

Location: Part of Lot 15, Concession 3 (Part of Block 29, Plan 65M-2795),

municipally known as 9131 and 9135 Keele Street, Maple. Proposal: The proposal is to create an easement in favour of the lands to the

north. The existing buildings have driveway access on a public road.

General Description: The subject lands are located east of Keele Street and south of

Rutherford Road. Comments: The Development Engineering and Infrastructure Planning

Department does not object to Consent Application B033/15, subject to the following condition(s):

Conditions:

1. The Owner shall arrange to prepare and register a reference plan at their expense for the conveyance of the subject land to the satisfaction of the Development Engineering and Infrastructure Planning Department. The Owner shall submit a draft reference plan to the Development Engineering and Infrastructure Planning Department for review prior to deposit;

2. The Owner shall provide the City with a copy of the executed agreement to be registered on title for the two properties.

providelRECEIVED



TO: Todd Coles, Committee of Adjustment FROM: Steve Lysecki

Development Engineering & Infrastructure Planning Department MEETING DATE: December 3, 2015 OWNER: KEEFER RUTHERFORD HOLDINGS LIMITED & MELROSE INVESTMENTS INC. FILE(S): A350/15 & A351/15

Location: Part of Lot 15, Concession 3 (Block 29, Plan 65M-2795), municipally

known as 9141 & 9151 Keele Street, 10, 20 Jacob Keefer Parkway, and 9131 & 9135 Keele Street, Maple.

A350/15 Proposal:

1. To permit 14 off-site parking spaces and parking areas on the property to the south (known as 9131 and 9135 Keele Street). By-Law Requirements:


A351/15 Proposal:

1. To permit 14 shared parking spaces and parking areas with the property to the north (known as 9141, 9151 Keele Street and 10 and 20 Jacob

Keefer Parkway). By-Law Requirements:


Comments:

The Development Engineering and Infrastructure Planning Department offers no comment and does not object to Variance Applications A350/15 and A351/15, subject to the approval of Consent Application B033/15.

Conditions: None.

providelRECEIVED


1

Date: November 13, 2015

Attention: Todd Coles

RE: Request for Comments

File No.: B033-15

Related Files:

Applicant: Melrose Investments Inc

Location 9131, 9135 Keele St

providelRECEIVED


2

COMMENTS:

PowerStream has received and reviewed the proposed Consent Application. This review, however, does not imply any approval of the project or plan.

All proposed billboards, signs, and other structures associated with the project or plan must maintain minimum clearances to the existing overhead or underground electrical distribution system as specified by the applicable standards, codes and acts referenced. In the event that construction commences, and the clearance between any component of the work/structure and the adjacent existing overhead and underground electrical distribution system violates the Occupational Health and Safety Act, the customer will be responsible for 100% of the costs associated with PowerStream making the work area safe. All construction work will be required to stop until the safe limits of approach can be established. In the event construction is completed, and the clearance between the constructed structure and the adjacent existing overhead and underground electrical distribution system violates the any of applicable standards, acts or codes referenced, the customer will be responsible for 100% of PowerStream’s cost for any relocation work.

References:

Ontario Electrical Safety Code, latest edition (Clearance of Conductors from Buildings) Ontario Health and Safety Act, latest edition (Construction Protection) Ontario Building Code, latest edition (Clearance to Buildings) PowerStream (Construction Standard 03-1, 03-4), attached Canadian Standards Association, latest edition (Basic Clearances)

If more information is required, please contact either of the following:

Mr. Barry N. Stephens Mr. Stephen Cranley Commercial & Industrial Services Supervisor Supervisor, Subdivisions & New Services Phone: 1-877-963-6900 ext. 4425 Phone: 1-877-963-6900 ext. 31297 Fax: 905-532-4401 Fax: 705-722-9040 E-mail: [email protected] Email: [email protected]

mailto:[email protected]:[email protected]

1

Date: November 20, 2015

Attention: Todd Coles

RE: Request for Comments

File No.: A350-15, A351-15

Related Files:

Applicant: Keefer Rutherford Holdings Ltd Melrose Investments Inc

Location 9141, 9151, 9131 & 9135 Keele St, 10 & 20 Jacob Keefer Parkway

providelRECEIVED


2

COMMENTS:

PowerStream has received and reviewed the proposed Variance Application. This review, however, does not imply any approval of the project or plan.

All proposed billboards, signs, and other structures associated with the project or plan must maintain minimum clearances to the existing overhead or underground electrical distribution system as specified by the applicable standards, codes and acts referenced. In the event that construction commences, and the clearance between any component of the work/structure and the adjacent existing overhead and underground electrical distribution system violates the Occupational Health and Safety Act, the customer will be responsible for 100% of the costs associated with PowerStream making the work area safe. All construction work will be required to stop until the safe limits of approach can be established. In the event construction is completed, and the clearance between the constructed structure and the adjacent existing overhead and underground electrical distribution system violates the any of applicable standards, acts or codes referenced, the customer will be responsible for 100% of PowerStream’s cost for any relocation work.

References:

Ontario Electrical Safety Code, latest edition (Clearance of Conductors from Buildings) Ontario Health and Safety Act, latest edition (Construction Protection) Ontario Building Code, latest edition (Clearance to Buildings) PowerStream (Construction Standard 03-1, 03-4), attached Canadian Standards Association, latest edition (Basic Clearances)

If more information is required, please contact either of the following:

Mr. Barry N. Stephens Mr. Tony D’Onofrio Commercial & Industrial Services Supervisor Supervisor, Subdivisions & New Services Phone: 1-877-963-6900 ext. 4425 Phone: 1-877-963-6900 ext. 24419 Fax: 905-532-4401 Fax: 905-532-4401 E-mail: [email protected] E-mail: [email protected]

mailto:[email protected]:[email protected]

1

Providence, Lenore

Subject: FW: A/350, A/351, B033/15 9131 & 9135 Keele Street


Committee of Adjustment From: Hurst, Gabrielle [mailto:[email protected]] Sent: Wednesday, November 11, 2015 2:27 PM To: Providence, Lenore; Attwala, Pravina; Coles, Todd; Di Biase, Tina Subject: A/350, A/351, B033/15 9131 & 9135 Keele Street Good Afternoon Lenore, The Region of York has reviewed the above Minor Variance and Consent Applications and offers the following comments. The Region of York is protecting for a 43 metre(s) right of way for this section of Keele Street. As such, York Region requests that all municipal setbacks be referenced from a point 21.5 metre(s) from the centre line of construction of Keele Street. Please contact me if you have any additional questions. Gabrielle Gabrielle Hurst, MCIP. RPP. C.Tech | Programs and Process Improvement 1‐877‐464‐9675 ext. 71538 | [email protected]

1

Providence, Lenore

Subject: FW: A350/15 and A351/15 - REQUEST FOR COMMENTS (City of Vaughan Committee of Adjustment)

Attachments: A350-15 - Circulation.pdf; A351-15 - Circulation.pdf


Committee of Adjustment From: Hurst, Gabrielle [mailto:[email protected]] Sent: Monday, November 23, 2015 3:14 PM To: Providence, Lenore Cc: Attwala, Pravina; Coles, Todd Subject: FW: A350/15 and A351/15 - REQUEST FOR COMMENTS (City of Vaughan Committee of Adjustment) Good Afternoon Lenore, The Region of York has completed its review of the above Minor Variance applications and has no objection. Regards, ZtuÜ|xÄÄx Gabrielle Hurst, MCIP. RPP. C.Tech | Programs and Process Improvement Section of the Planning and Economic Development Branch | Corporate Services ------------------------------------------------------------------------------------------------------ The Regional Municipality of York | 17250 Yonge Street | Newmarket, ON L3Y 6Z1 O 1‐877‐464‐9675 ext. 71538 | [email protected] | www.york.ca Our Values: Integrity, Commitment, Accountability, Respect, Excellence

B033-15 - CirculationTo: Committee of Adjustment

A350-15 - CirculationA351-15 - Circulation

15 applicants: melrose investments inc. and keefer ... · please accept this letter as a formal...

Documents