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RICHMOND HILL
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COUNCIL PUBLIC MEETING

March 9, 2016
SRPRS.16.043

Planning and Regulatory Services

Planning Division

SUBJECT: Request for Comments - Zoning By-law Amendment Application — RAIF

OZDEMIR - Town File No. D02-15040 - (SRPRS.16.043)

Owner Agent

Raif Ozdemir Cityscape Design Innovations Inc.

45 Maple Grove Avenue 38 Selvapiano Crescent
Richmond Hill, ON L4E 2V1 Woodbridge, ON L4H 0X2

Location

West Part of Lot 100, Plan 202, Designated as Part 2, Reference Plan 65R-6930
(Municipal Address: 45 Maple Grove Avenue)

PURPOSE

A request for comments concerning a proposed Zoning By-law Amendment application to

facilitate the future establishment of one (1) additional building lot on the subject lands for
single-detached residential development.

RECOMMENDATION

That Staff Report SRPRS.16.043 with respect to the Zoning By-law Amendment
application submitted by RA1F OZDEMIR for lands known as West Part of Lot 100,
Plan 202, Designated as Part 2, Reference Plan 65R-6930 (Municipal Address: 45
Maple Grove Avenue), Town File No. D02-15040, be received for information
purposes only and that all comments be referred back to staff.

027
226 East Beaver Creek Roaa, Romano Hill, ON Le.tB 3P4 171 6806 Rionmonat-q.ca Me:efifrec it4-1 I I I
 TOWN OF RICHMOND HILL - COUNCIL PUBLIC MEETING
SRPRS.16.043
March 9, 2016
Page 2

Contact: Derek Lau, Planner II @ Extension 2479 and/or

Salvatore Aiello, Manager of Development - Subdivisions @ Extension 2471

Submitted by:

Ana Bassios
Commissioner of Planning and Regulatory Services

Approved by:

Neil Garbe
Chief Administrative Officer

LOCATION MAP

MAPLE GROVE AVENUE

1111 SUBJECT LANDS NOT TO SCALE .S1

028
TOWN OF RICHMOND HILL - COUNCIL PUBLIC MEETING
SRPRS.16.043
March 9, 2016
Page 3

BACKGROUND INFORMATION

The subject Zoning By-law Amendment application was received by the Town and was
deemed complete on November 20, 2015. The application was subsequently circulated to
relevant Town departments and external agencies for review and comment.

This report has been prepared in accordance with the statutory Public Meeting
requirements of the Planning Act. The purpose of this report is to seek the comments of
Council and the public with respect to the applicant's Zoning By-law Amendment
application.

SUMMARY ANALYSIS

Site Location and Adjacent Uses

The subject lands are located at the southeast corner of Maple Grove Avenue and
Schomberg Road and have a total lot area of 0.127 hectares (0.314 acres). The lands
currently support a single-detached dwelling and abut Maple Grove Avenue to the north,
existing residential uses to the east and the south, and Schomberg Road to the west (refer
to Map 1).

Development Proposal

The applicant is seeking Council's approval of its request to amend the Zoning By-law to
facilitate the future establishment of one (1) additional building lot on its land holdings
(refer to Map 5). The request proposes the retention of the existing single detached
dwelling on the eastern lot, and a new single detached dwelling on the western lot at the
corner of Maple Grove Avenue and Schomberg Road. Both proposed lots will have
frontage onto Maple Grove Avenue and a daylight triangle will be created at the corner of
Maple Grove Avenue and Schomberg Road. The following is a summary table outlining
the pertinent statistics of the applicant's development proposal based on the plans and
drawings submitted to the Town:

Total Lot Area: 0.127 hectares (0.313 acres)

Lot Frontage: 45.73 metres (150.0 feet)
Number of Buildings: 2 (1 Retained /1 Proposed)

RETAINED LOT (EAST)

Proposed Lot Area: 618.0 square metres (6,652.1 square feet)
Proposed Lot Frontage: 18.86 metres (61.88 feet)
Gross Floor Area (Existing): 108.97 square metres (1,172.94 square feet)
Proposed Lot Coverage: 24.5%

PROPOSED LOT (WEST)

Proposed Lot Area: 640.9 square metres (6,898.59 square feet)
Proposed Lot Frontage: 22.36 metres (73.36 feet)
Proposed Gross Floor Area: 412.05 square metres (4,435.27 square feet)
Proposed Lot Coverage: 39.54% 029
 TOWN OF RICHMOND HILL - COUNCIL PUBLIC MEETING
SRPRS.16.043
March 9, 2016
Page 4

Supporting Documentation/Reports

The applicant has submitted the following documents/information to the Town in support
of the proposed development:

• Planning Justification Statement;

• Draft Zoning By-law Amendment;
• Draft Plan of Survey;
• Arborist Report and Tree Preservation Plan;
• Site Plan;
• Elevations;
• Floor Plans; and,
• Oak Ridges Moraine Conformity Statement.

Zoning By-law Amendment Application

The subject lands are currently zoned "Residential Urban (RU) Zone" under Zoning Bylaw
No. 1275, as amended (refer to Map 4). The current zoning designation permits single
family residences, municipal uses (excluding refuse disposal), recreational uses (park,
playground, golf course, bowling green, or tennis court), private greenhouses, institutional
uses (school or church), accessory buildings, a public highway, and/or professional uses
within an office of a private dwelling. Development standards for properties zoned
"Residential Urban (RU) Zone" pursuant to By-law No. 1275, as amended, include but are
not limited to Minimum Frontage (22.86 metres / 75 feet), Minimum Lot Area (929.03
square metres /10,000 square feet), Minimum Ground Floor Area (92.90 square metres!
1,000 square feet), Maximum Height (10.67 metres / 35 feet), and Minimum Front Yard
Setback (9.14 metres / 30 feet).

The applicant is seeking Council's approval to rezone the subject lands from "Residential
Urban (RU) Zone" under Zoning By-law No. 1275, as amended, to "Single Detached Six
(R6) Zone" under Zoning By-law No. 313-96, as amended, to facilitate the future
severance of the property to create one (1) additional residential building lot on the subject
lands. The proposed zoning designation would also include site specific provisions for rear
yard and side yard (exterior) setbacks.

Reductions to the required minimum rear yard setback of 7.5 metres (24.61 feet) under
Zoning By-law No. 313-96, as amended, for the retained (east) lot and proposed (west) lot
are requested to accommodate the existing and proposed single-detached residential
dwellings. On the proposed retained lot (east), the requested rear yard setback of 5.04
metres (16.54 feet) is to recognize the rear corner of the existing dwelling due to its
irregular position on the property; existing amenity space exists on the side of the property
and no other changes are proposed. On the proposed lot (west), the requested rear yard
setback of 5.32 metres (17.45 feet) is to recognize a wooden deck attached to the
proposed dwelling; additional amenity space exists in the exterior side yard area of the
proposed lot.

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TOWN OF RICHMOND HILL - COUNCIL PUBLIC MEETING
SRPRS.16.043
March 9, 2016
Page 5

The reduction to the required minimum exterior side yard setback of 3.0 metres (9.84 feet)
under Zoning By-law No. 313-96, as amended, is requested to accommodate the new
single-detached dwelling on the proposed (west) lot. The requested 1.83 metres (16.54
feet) exterior side yard setback is proposed to recognize the rear corner of the new
dwelling closest to the lot line along Schomberg Road; the balance of the setback and
amenity space increases towards Maple Grove Avenue as the proposed lot is of an
irregular shape.

The following is a summary table outlining the details of the applicant's development
proposal based on the plans and drawings submitted to the Town:

Development Standards R6 Standards, Retained Lot Proposed Lot

By-law 313-96, as (East) (West)
amended
Minimum Lot Area (interior) 500 square 618.0 square 640.9 square
metres metres metres
Minimum Lot Frontage (interior) 15.0 metres 18.86 metres 22.86 metres
Minimum Front Yard Setback 4.5 metres 4.8 metres 5.75 metres
Minimum Side Yard Setback 1.5 metres 2.57 metres 1.53 metres
(interior east)
—

Minimum Side Yard Setback 1.5 metres 1.52 metres N/A

(interior — west)
Minimum Side Yard Setback 3.0 metres N/A 1.83 metres
(exterior)
Minimum Rear Yard Setback 7.5 metres 5.04 metres 5.32 metres
Maximum Lot Coverage 40% 24.49% 39.54%
Maximum Height 11 metres 4.65 metres 8.80 metres

It should be noted that at the time of preparation of this report, a related Site Plan
application has not been submitted to the Town in conjunction with the subject Zoning By-
law Amendment application.

PLANNING ANALYSIS

Town of Richmond Hill Official Plan

Town Council adopted a new Official Plan on July 12, 2010, which was endorsed with
minor modifications by Regional Council on May 19, 2011. The new Official Plan has
been appealed to the Ontario Municipal Board by various parties. On April 5, 2012, the
OMB issued an Order resulting in the partial approval of the Town's new Official Plan, with
the exception of specific appeals by certain landowners. However, the policies that are
applicable to the review of this application are in full force and effect.

The subject lands are designated "Neighbourhood" in accordance with Schedule A2 -

Land Use of the Town's Official Plan (refer to Map 3). The "Neighbourhood" designation
generally permits residential uses, including low-density and medium density residential
uses (single detached, semi-detached, and duplex dwellings), neighbourhood commercial
uses, community uses, parks and open spaces, as well as automotive service commercial 031
 TOWN OF RICHMOND HILL - COUNCIL PUBLIC MEETING
SRPRS 16.043
March 9, 2016
Page 6

(subject to specific policy criteria). The subject lands are also located within a priority infill
area as identified under Section 4.9.1.1(1) of the Official Plan and as such, the subject
application is also to be evaluated on the policies within the Elm Grove / Maple Grove /
Aubrey Residential Infill Study (as discussed below).

The subject lands are also within the "Settlement Area" in accordance with Schedule A3 —
Settlement Area and "Areas of High Aquifer Vulnerability" in accordance with Schedule A5
— ORM Areas of High Aquifer Vulnerability and Wellhead Protection Areas within the
Official Plan. The subject lands within the "Settlement Area" of the Oak Ridges Moraine
Conservation Plan Area are subject to the specific policies within Section 3.2.1.1.18 of the
Town's Official Plan, including proximity to Key Natural Heritage Features and/or Key
Hydrological Features. The proposed development is also subject to Section 3.2.1.1.37 of
the Town's Official Plan, which prohibits the storage or generation of hazardous waste. As
the proposed development is not located within the vicinity of any Key Natural Heritage
Features, Key Hydrological Features, and will not generate or store hazardous, it is
considered to comply with the prescribed policies of the Oak Ridges Moraine
Conservation Plan.

Elm Grove / Maple Grove / Aubrey Residential Infill Study

As described above, the subject lands are within the Elm Grove / Maple Grove / Aubrey
Residential Infill Study area that were approved by Council in 1999. This study applies to
the area generally bounded by Parker Avenue to the west, George Street to the south, the
rear lot line of properties west of Yonge Street on the east, and Regatta Avenue to the
north. The study was initiated to develop a comprehensive approach to the development
and redevelopment anticipated for this area and therefore, contains detailed urban design
principles as well as street network layouts, residential housing types and lot sizes etc. for
new development and redevelopment.

As per the study, single detached dwellings are permitted throughout the area which is
consistent with the proposed housing form that will be facilitated by the subject
application. The study identifies lot sizes in the study area for single detached lots to have
a minimum of 13.5 metres (45 feet) frontage and a lot area 450 square metres (4,844
square feet); the subject application includes proposed lot frontages of 18.86 and 22.86
metres as well as lot areas of 618.0 square metres (6,652.10 square feet) and 640.9
square metres (6,898.59 square feet) respectively, which is consistent with the study
guidelines. The Infill Study also notes that residential zoning categories in Zoning By-law
313-96, specifically the "R5" and "R6" categories, would be appropriate for the area; the
"R6" category is being requested as part of this application.

PLANNING ANALYSIS

Staff has undertaken a preliminary review of the policies within the Town's Official Plan
and the Oak Ridges Moraine Conservation Plan that are considered to be relevant to the
review of the applicant's development proposal. In this regard, staff provides the following
general comments with respect to the applicant's request to rezone the subject lands:

032
TOWN OF RICHMOND HILL - COUNCIL PUBLIC MEETING
SRPRS.16.043
March 9, 2016
Page 7

• the creation of new residential building lots are generally permitted within the
Neighbourhood designation in accordance with the Town's Official Plan;
• the proposed residential use of the lands represents a similar use and lot fabric
which are presently permitted in the surrounding area;
• the proposed development generally conforms to the provisions of the Oak Ridges
Moraine Conservation Plan; and,
• the subject lands are located within a priority infill area and are subject to the Elm
Grove / Maple Grove / Aubrey Residential Infill Study which permits single-
detached dwellings.

It should be noted that a more detailed review and evaluation of the submitted application
will be completed following the receipt of comments from Council, the public and
outstanding Town departments and external agencies.

Department and External Agency Comments

The subject Zoning By-law Amendment application and the associated background
studies and reports submitted in support of same have been circulated to various Town
departments and external agencies for their review and comment. The following is a
summary of the comments received as of the time of writing of this report.

Development Planning Section

Development Planning staff has undertaken a preliminary review of the applicant's

development proposal and notes that the applicant's request to rezone the subject lands
does not comprise alterations to the existing and permitted uses associated with the
subject lands. The purpose of the proposed rezoning application is to provide for
development standards to allow for a future severance on the subject lands.

A comprehensive review of the subject application will be conducted following the receipt
of comments and feedback from Town departments, external agencies, Council and the
public. This detailed review will be completed in advance of and addressed as part of a
recommendation report to be prepared for a future Committee of the Whole meeting.

Development Engineering Division

Development Engineering staff note that the conveyance of a daylighting triangle at the
corner of Maple Grove Avenue and Schomberg Road will be required (refer to Appendix
"B1").

Building Services Division - Zoning Section

Zoning Section staff note that site specific relief from the proposed "Single Detached Six
(R6) Zone" under Zoning By-law No. 313-96, specifically the rear yard and side yard
(exterior) setbacks, will be required (refer to Appendix "B2").

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 TOWN OF RICHMOND HILL - COUNCIL PUBLIC MEETING
SRPRS.16.043
March 9, 2016
Page 8

Heritage and Urban Design Section

Urban Design staff note that the proposed development future development south of the
subject property will likely establish front yard setbacks along Schomberg Road and as
such, the proposed flankage yard setback of 1.83 metres is inadequate. A minimum 3.0
metre setback is recommended in keeping with the transitional state of the area and
compatibility along Schomberg Road (refer to Appendix "B3").

Other Town Departments and External Agency Comments

Comments have also been received from the Town's Community Services Department,
the Town's Finance Department, the Town's Fire and Emergency Services Division, the
Town's Parks and Natural Heritage Section, Canada Post, Enbridge Gas Distribution,
PowerStream, Toronto and Region Conservation Authority, the Regional Municipality of
York, and the York Catholic District School Board. These Town departments and external
agencies have no objections to the application and/or have provided comments to be
considered by the applicant during the more detailed implementation stage of the approval
process. All of these comments have been forwarded to the applicant for consideration
but have not been appended to this report.

Outstanding Town Department and External Agency Comments

As of the writing of this report, comments remain outstanding from Bell Canada and the
York Region District School Board.

FINANCIAL/STAFFING/OTHER IMPLICATIONS

The recommendation does not have any financial, staffing or other implications.

RELATIONSHIP TO THE STRATEGIC PLAN

An evaluation of how the subject development proposal aligns with the Goals of the
Town's Strategic Plan will be provided following a comprehensive review of the application
has been undertaken by staff.

CONCLUSION

The applicant is seeking Council's approval of the Zoning By-law Amendment application
submitted in support of its proposal to facilitate the future severance of the property to
create one (1) additional residential building lot on its land holdings. The purpose of this
report is to provide Council and the public with an overview of the applicant's development
proposal, and to discuss the regulatory regime governing the evaluation of these planning
applications. This report has been structured for information purposes only, with a
recommendation that all comments be referred back to staff for consideration.

ü34
TOWN OF RICHMOND HILL - COUNCIL PUBLIC MEETING
SRPRS.16.043
March 9, 2016
Page 9

APPENDIX CONTENTS

"A" Notice of Public Meeting Advertisement - ATTACHED

“ B 7, Department/Agency Comments - ATTACHED

1. Email from Development Engineering Division (dated December 22, 2015)

2. Memo from Building Services Division - Zoning Section (dated January 6,
2016)
3. Memo from Heritage and Urban Design Section (dated December 22, 2015)

Drawings

Map 1 - Aerial Photograph

Map 2 - Neighbourhood Context

Map 3 - Existing Official Plan

Map 4 - Existing Zoning

Map 5 - Proposed Site Plan

Map 6 - Proposed Building Elevation (North)

Map 7 - Proposed Building Elevation (South)

Map 8 - Proposed Building Elevation (East)

Map 9 - Proposed Building Elevation (West)

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 flil
Appendix, 4
SRPRS
File(s) _____________
Werileqr
15.- • • ' -- &
;

a tat Le • .K _ _
COUNCIL PUBLIC MEETING person or public body is not entitled to appeal the decision of the Could:
Wednesday, March 9, 2016 of the Town of Richmond Hill to the Ontario Municipal Board and may
Concerning Proposed Zoning By-law Amendments not be added as a party to the hearing of an appeal before the Ontoric
Municipal Board uniess,M the opinion of the Board, there. are reasombir
A PUBLIC MEET/NG is scheduled for. Wednesday, March 9, 2016 at 7:30
grounds to do so. •
pm: in the Council ,Chambers Of the Municipal Offices, 225 East Beaver
Creek Road, to notify the public and receive comments on the following If you wish to be notified of the passing or refusal of the proposed Zor fro..
By-law Amendments, you must make a written request to the Acting Clerk.
applications that have been received by the Town. •
The Corporation of the Town of kichmond Hill, 225 East Beaver Cr -TI
ITEM 1 • INQUIRIES REFER. TO TOWN. FILE: Road,Richniond Hill ON L4B 3P4.
-

002-15039 -
Katherine Faria, Planner I - Subdivisions
905-771-5543. katherine.faria@richmondhillca
ort• 104X
ITEM 2 INQUIRIES REFER TO TOWN FILE:
.002-15040
2; Derek Lad, Planner II
905-771-2479. dereklau@richmondhillca
,
A request from RAIF OZDEMIR
to amend the_ Zoning By-law for
lands describedas West Part of
Lot 100, Plan 202, designated
as Part Z. Reference •Plan 65R-
6930, and . municipally ' , known --
as 45 Maple Grove Avenue_
The proposed Zoning By-law
Amendment is to facilitate a.
future severance to permit the
creation of One (1) :additional
building . lot having* 1- frontage
on Maple Grove- Avenue for
single detached
. . residential
develdpment
Notice of .Collection: Personal information, collected as a result of thi
public meeting is Collected under the authority of the Municipal Act, th, !
A request from TUPELO Municipal Freedom of Information and Protection of Privacy Act
(NIFIPPAr.
INVESTMENTS LIMITED to the Planning Act and the Town- of :Richmond Hill's Procedure By-rave
amend the Zoning By-law for : and all other relevant legislation, and will be used to assist in makirg
lands described as Lot 1 and decision on this matterAll personal information (as defined by M F1FIDA
Part of Lot 2,_Registered Plan including (but not limited to) names,, addresses, opinions and comment
1883 and municipally known . collected will be made available for public disclosure to members of the
as 33 Roseview Avenue. public, at the meeting, through requests. and through the website of The
Corporation of the Town of Richmond Hill Unless you expressly req_ie-t
The proposed Zoning By-law
the Town to remove it. Questions regarding the collection, use an .1
Amendment 'is to facilitate
disclosure of this personal information may be directed to the Acting ( ler'c
the future severance of
at the contact information provided below. -
the subject lands .to create
two (2) 'additional building Compliance with Provincial laws respecting 'Notice may result in you
lots fronting onto. Roseview receiving duplicate notices.
Avenue and Church Street Detailed Information regarding the proposed Zoning By-law Amendmenrs
South. may be obtained by contacting the Planning 8 Regulatory Services
Department between 8:30 am. and 4:30 p.m., 225 East Beaver Creek
Road, 4th Floor at 905-771-8910_ The Staff Reports will be available at e
Office of the Clerk, Ground Floor of the Municipal Offices, on Wednesday,
March 2, 2016 after 3:00 p.m. The Staff Reports will also be available (11
the Town's webslte RichmondHillca/Meetings.
Gloria T. Collier, Acting Clerk Town of Richmond Hill
- Tel: 905-747-6363 225 East Beaver Creek Road
Fax: 905-771-2502 Richmond Hill, ON L4B 3P4
E-mall ...clerks@richmondhill.ca •
DATED THIS 11TH DAY OF FEBRUARY, 2016

ITEM 3 INQUIRIES REFER TO TOWN FILE:

002-15034
Derek Lau, Planner 11 1
905-771-2479, derek.lau@richmondhIll.ca
A request horn EBRAHIM
REZAIEE to amend the
LOREDANA CRT
Zoning By-law for lands
described as. Part of,. LoL.19,
Plan'. 3805 and Municipally.,
known as 236 Duncan Road.
The proposed Zoning. By-law
Amendment Is to, fac8"itate the
development of a three-storey,
667.6- -square metres • (7,186"
;•, square ful). 'day nursery with
associated outdoor play area
lumker VINY15 g on the subject_ lands. _

Any person may attenethe meeting and/or rmake written or verbal

representation either' in support of . br in opposition tc the proposed
Zoning-By-law Amendments, Written Commants by any person _ unable •
to' attend the meeting should be mailedifa.:ed/e-mailed to_ the Acting
Clerk, The Corporation.of the Town of Richmond Hill, to be received no
.later than 12:00 -p.m. notin.on Wednesday. March 9 2C-16 Please ensure
-that you include your name ano address so trot rli - contacted r•L v.

if necessary
Arr! ,? ,- ArnInf :17,..,07 If n -r nnt
make nr;i ctIhrrtic-zirm•: at the - .1171".jr must', 7. thrnecnin ,r.
"":, "- ^ "r- " - • --I
 4 SRPRS
Flls(s)
Planning Receptionist

From: Derek Lau

Sent: Tuesday, December 22, 2015 9:21 AM
To: Planning Receptionist
Subject: FW: D02-15040 45 Maple Grove Avenue

Comments below from Engineering regarding Town File #: 002-15040.

Thanks,
TOWN OF 111i0.240146 K-111.1
PLANNING AN r) LATORY
Derek Lau, MCIP, RPP SERViCES DEPARTMENT
Planner II
Planning and Regulatory Services DEC 2 2 2015
225 East Beaver Creek Road, Richmond Hill, ON L4B 3P4
T 905 771 2479 I F 905 771 2404 I derek.lauRrichmondhill.ca I RichmondHill.ca RECEIVED
Per:

From: Jeff Walters

Sent: Tuesday, December 22, 2015 9:19 AM
To: Derek Lau
Subject: D02 15040 45 Maple Grove Avenue
-

We have reviewed the circulation dated November 20, 2015 and have no objections to the proposed zoning
amendment.

The applicant should be advised that we will require conveyance of a daylighting triangle (identified as Part 3 on the
Proposed Site Plan) to the Town as a condition of development approval.

Jeff Walters P.Eng.

Manager of Stormwater and Subdivisions
Development Engineering Division, Planning and Regulatory Services Department
Direct Line 905-747-6380
Fax 905-771-2405

- 037
 SRPRS
File(s) A">6 I n4 0
REGULATORY SERVICES DIVISION - ZONING S
TecinzogerFl i i ZONING AMENDMENT and SUBDIVISION
COMMENT RESPONSE FORM
TOWN OF RICIVIOND FULL
PLANNING AND REGULATORY
DATE: January 6, 2016 SERVICES DEPARTMENT

TO: Derek Lau, Planner II AN 5 Z010

Planning and Regulatory Services
RECEIVED
FROM: Karen Rae, Zoning Examiner
Per
RE: Comments for App. Nos.: D02-15040 (Zoning By-law Amendment)
Applicant:
Location: 45 Maple Grove Avenue
W. Pt. Lot 100, Plan 202
Part 2, RS65R-6930

COMMENTS:

I have reviewed the above noted application for Zoning By-law Amendment and note that the proposed
future lots both appear to comply with the minimum lot frontage and lot area requirements of the R6
zone in By-law 313-96. Further, the proposed and existing dwellings appear to comply with the
development standards of the R6 zone with the exceptions as noted in the draft By-law.

have no further comments.

K. Rae, Zoning Examiner

1D02-15040-45MapleGroveAve

038
 Planning & Regulatory
TicinlofterH i ll Policy Division

December 22, 2015 TOWN OF RICHMOND HILL

• $A.ANNING AND REGULATORY
SERVICES DEPARTMENT
MEMO TO: Derek Lau, Planner II
FEB la 2011i
FROM: Lamyaa Salem, Urban Designer RECEIVED
SUBJECT; Zoning By-law Amendment Per:
Owner Name: Ozdemir, Raif
Legal Description: PLAN 202 W PT LOT 100 RS65R6930 PART 2
Municipal Address: 45 Maple Grove Avenue
Town File No.: D02-15040

The subject lands are located west of Yonge Street, North of King Road, at the southeast corner of Maple Grove Avenue and
Schomberg Road, within 120m west of the subject land is Oak Ridges Meadows (a Key Natural Heritage Feature). The land is
within the boundary of Elm Grove/Maple Grove/Aubrey Avenue neighbourhood and designated "Neighbourhood" at the Town's
official Plan. The lot pattern on Maple Grove Avenue varies between 15.0m to 34.0m in lot frontage with a minimum of 10.0m
front yard setback.

The proposal is to divide the existing 1268 m 2 lot into 2 single family residential lots. The existing one storey house is proposed
to be retained with a lot frontage of 18.86m and 5.0m rear yard setback. The new residential lot will have 22.36m of lot frontage
and non-conforming rear yard setback and flankage setback to Schomberg Road.

Staff have reviewed the application in accordance with the Towns' Council approved Town-wide Urban Design Guidelines, Elm
Grove/Maple Grove/Aubrey Avenue Infill Study and provide urban design comments below,

Schomberg Road flankage will likely establish the front yard setback along Schomberg Road as the properties to the south
undergo redevelopment. From an urban design perspective, a 1 .83m flankage setback from Schomberg Road is inadequate. A
flankage yard setback of minimum 3,0m from Schomberg Road is required to ensure compatibility with the evolving
neighbourhood.

S cz_a-
Lamyaa Salem

- 039
225 East Beaver Creek Road, Richmond Hill, ON L4B 3P4 1 905 771 8800 F 905 771 2404 RichmondHlli.ca
 Copyright J.D.Barnes Limited 2015 Orthophotography
AERIAL PHOTOGRAPH BLOCK 01 File Nos. D02-15040

C:D
TOWN OF RICHMOND HILL
Legend
PLANNING AND REGULATORY
!! Subject Lands C:D DL/HL SRPRS.16.043 MAP 1 SERVICES DEPARTMENT
 13234

\90 88 80 84 32 80 74 72A 72 70 66 66 84 02 60 56 54 52 50 46A 48 46 44A 44 42 40 38 38 34A 34 32 30 29 26 24 22 18 16 14

78

ELM GROVE AVENUE ELM GROVE AVENUE

87 85 83 81 79 65 63 61 59 57 SS 53 51 49 7 45 43 41 39 37 354 35 33 31
311 N3AV113)11:1Vd

- RE SI D NTIAL 25

134
31
135 RESIDENTIAL
1419
29

REG PLAN 16.1563

30 164
16B

66 62 46 44 42 40 a 30 25 26 24 22 14 12 10 2

MAPLE GROVE AVENUE

47 ■V' '' • 45 41 39 37 35 33 29 27 25 23 21 19 12A 17 15 13 11 j 9 7
\
23 14.1
RE PLAN m 16

lb14. a. 13144
21

-'
19

3
25
RESIDENTIAL 0 13130

U
22
19
15 REG. PLAN MIS
1
1

RESIDENTIAL 18

16
1. 16
13110

13 13100

2 4 3
4
PENNY PLACE
13094
7 1 C...4
3
7
11 26 20 24 22 25 18 18 14 12 10 8
10

AUBREY AVENUE
25 23 21 19 17 15 19 11 9 7 5
31

30 36 34 32 SO

GEORGE STRFF1 N--,

13870 \1

NEIGHBOURHOOD CONTEXT FILE NO.D02-15040

BLOCK 01

SUBJECT LANDS TOWN OF RICHMOND HILL

c=) PLANNING AND REGULATORY
S215040A.DGN DL/HL SRPRS 16.043 MAP 2 ( SERVICES DEPARTMENT
 BLYTH STREET

ELM GROVE AVENUE

GALLAC HER AVENUE

MAPLE GROVE AVENUE

45 Maple Grove Avenue

POPLAR DRIVE AUBREY AVENUE

M CCACH EN STREET

--
NO1E The information provkle in this map Is a depiction el nuition ol Ihe Ro I.i RIO OIIORI Plan

EXISTtyG OFFICIAL PLAN DESIGNATION For escalate immense. the sigiedules and policies of the Richmond Hal °Rohn Plan must be consulted.
hr hie Sate at a diananpollup lltliW0011 hO 1•111OLILI105 and the policies aline Richmond Ha Offisial Plan,
the habeas shall lake se estdrince.

LEGEND -r.'• BLOCK 01 FILE No D02-15040

Natural Core 4eav. oho Oak Ridges Local Centre Watercourses

•• Sul:hest Lands Neighbourhood 1Naterbod tes TOWN OF RICHMOND HILL

PLANNING AND REGULATORY
4.yrot ,caton NapsVotE,SRPRS_STAFF_REPORTSV31.1(_010LND02-150 ■ 004.11.120_Exosting_01._Dcsignahon d DUHL SRPRS.16.043 MAP 3 SERVICES DEPARTMENT
 90 88 66 Al 82 80 78 76 74 72A 72 70 68 66 64 62 60 58 6 54 2 so 48A 40 46 44A 44 42 40 34 36 345 34 32 30 28 26 24 22 18 16

.r1 I/ 1,1/ I-, Aid,I

55 83 81 79 77 5•69 69 67 65 63 61 59 57 55 53 51 9 47 45 43 41 39 37 35 35 27

29
REG PLAN M 160.13 13250

d5h1J3372
R5
33
11 130
2L4 32
31
t=-3 CARME.LA AVE 13184
16B
29
13176
REG LAN M.1553
301, 6A 13170
LL',3 168
r4 13164

65 62 60 56 44 42 4 30 28 26 24 22 20 16 14 2 10 NC 1316

°
MAPLE GROVE AVENUE
51 37 3 29 27 25 2 21 19 17A 1 11
1
23 REG PLAY P4-38

CI 1144
21

RU
WE NDY WAY

19 4
1/4104 03130

11-1
17
w
REG PLAN 51 16
15 2

c13010

13
RU 100

2 4 0
PENNY PLACE S S,„„
7 9 11 11

11 6 2 I 20 17 16 14 12 I 10 6

AUBREY AVENUE
31 25 23 2 19 17 15 13 11 9 7
313-96
-0
38 36 34 32 30 13070

rr'F'ORCIR c;TRFRT YSC

EXISTING ZONING BLOCK 01 FILE NO.002 - 15040

)</ SUBJECT LANDS TOWN OF RICHMOND HILL

CD PLANNING AND REGULATORY
S215040A.DGN DL/HL SRPRS 16.043 MAP 4 SERVICES DEPARTMENT
 -41- -411-
INS 21130 WW1. 5114 070300011.100

MAPLE GROVE AVENUE

\ Contrefine Parernoni

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2 50 21n.% 29)
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\ LLLL_Lta..LLLLLL PART 2, PLAN 65R - 9197
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L LLL

■ PUMP 114 •
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01510553 3.1
Al IC.
\ \ \ # 03

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nac.5 to .V.LIE Lt-1± 1 Storey
L L BrIck Ovetnn 9
MKT U Exix1111, single Filafly Reeinence (one norm) \ . LLL
I.vi Orion r • • Pored be Retn7 \ \, LLLLLL
05-311310
Ks wain RegnInsocnts Prap.cd \ ,.5,,,\, LLLLLLL
Permqled lise 5114.1e Fannie Rmid ence SFR LLLLLLL
Lot Pruett:lie fent...1 3501 10 116
LLLLLLLL
6560950
LLLYVittrk_LL
L.ca AnraIrnin.1 Po cg.. LLLLLLLLLL 44217
( 65 a in enener
Front yard solbade 4.5 m to mein mill 4.0001 LLLLLLLLLL
(In) LLLLLLLLLLL
5550 )254336556 7,5 m ealo. 0.0401 LLLLLLLLLLLL
(m(o.) 205 5 LLLLLLLLLLLLL
Intedur prd setback 1415 min. 05710 LL1...LLLI-LL.LLL .9 100
LL
imin 1
Int,rlor lid, ya n1 setback tam min. ) 521n g PLAN L 01,:f; 202
(.....)
Dullelloa Lens*. 0019 In
4.65 .
IT I--
nairlift ikith I msni.1 1110 rtnn 2$ II'2e5., ° E.2
Ilndding 0054 0101 151 517 .4. 01 ;9142 Mra Form, 256
C014e009a: (ons) 40% 54.43%
Cross Iinto Aran .78 47 71 7 01
ng 5It542 n 6to m min 10 55 mrnoved
30
Flar_23 Prop0.4SIn5te Family Itcsktence ( • 45.36.51 50 3",m ■ Cl

06 sonlms Requirement!. P.M...a

Permitted Um Single 17nnilv Residence SFR
Let Frontage (redo.) 35 In ea 10. 12-36 01

155 Rt. {min. r so* N..0.105 0 r.t. 6409 0 1. 01

r....,.-}
Front yml setback 4o110 main wan 5,7301
PART 1, PLAN 650-6930
kw yard 50!6a5k 74. 55001
Main 3
InIsnor yard mite& 13 01 333 70 PLAN OF SURVEY
(niin4
FAIerror 3415,100.1 15011 1.0310 225 532 0, PART OF LOT 100
stn bock (ndex)
BnihRol Is on111. 23.1601 REGISTERED PLAN 202
_11,., (mas 3 01 01 000 03
TOWN OF RICHMOND HILL
11416.11.nu Footrainl 1131 4•12. en.
Coverae,e,.1Max.1
Rens. Maar Arm
4d9. 12.54%
41.2 ally. ret REGIONAL M'UNICEPLAITY
'excludes dayLithilng Ina g1a 12 be cam la the 'Comm o likineond (fill.
OF YORK

PROPOSED SITE PLAN BLOCK 01 FILE NOS, D02-15040

TOWN OF RICHMOND HILL

PLANNING AND REGULATORY
SRPRS.16.043 MAP 5 SERVICES DEPARTMENT
 MID POINT OF ROOF 12
01
12
12
12

\iony
k

_ TOP OF WALL 15 OR

_ IQP_.1Y_WIt1111:11 16. OH H. 16

747
747
c-4
a-4

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-co
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011•8111=1• ■■ 1
O■■=10■1,
0.■ eilli■■ 11111•1
FIN SHED SECOND FLOOR

_ TOP OF WINDOW FG

"..

1 1 1 1 1

. __4INISHED_FIRST FLOOR 7-7

FINISHED GRADE
Ff—D xe-0. POURED CONC.
O.H. DOOR OH. DOOR PORCH SLAB
AND DOOR
SLL.

TOP OF SLAB
T.1 z

PROPOSED FRONT ELEVATION

1/8" =r — o"

PROPOSED BUILDING ELEVATION (NORTH) BLOCK 01 FILE NOS. D02-15040

TOWN OF RICHMOND HILL

PLANNING AND REGULATORY
DL/HL SRPRS.16.043 MAP 6 SERVICES DEPARTMENT
 TOP OF WALL
_ TOP QF_Witijat )6 - aH. 16 OH.

✓
✓

SHED SECOND FLOC

.■•

TOP OF WINDOW

NISI-IEDFIRST FLOOR

FINISHED
IOF OF SLAB

:71

PROPOSED REAR ELEVATION

1/8"-1- 0"

PROPOSED BUILDING ELEVATION (SOUTH) BLOCK 01 FILE NOS. D02-15040

TOWN OF RICHMOND HILL

PLANNING AND REGULATORY
DL/HL SRPRS.16.043 MAP 7 SERVICES DEPARTMENT
 TOP OF WALL 16- OR
-- 7515 1niiNNLY •■■■■■■■ =.■■■■■■■•• ■ ■■■■ •■■■■■■■■ ■■ •••■••■■■■■ •■•• ■■■ ••■■■■ I6- an.
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FIN SHED SECOND FLOOR

........
TOP OF WINDOW •---......
■11■

rt Mr '/'•
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ai
learn:41MM
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MP WOW MP

- -- — --
SO MI

al
INISHED_FIRST FLOOR 1:,-;

FINISHED GRADE

TOP OF SLAB
4
fe-or-v OK DOOR

PROPOSED RIGHT ELEVATION

1/8"-i'-o°

PROPOSED BUILDING ELEVATION (EAST) BLOCK 01 FILE NOS. D02-15040

(—)

TOWN OF RICHMOND HILL

PLANNING AND REGULATORY
DL/HL SRPRS.16.043 MAP 8 SERVICES DEPARTMENT
 TOP OF WALL
_ TOP QF WINQQ/ D

'11111111 1 1 1
NED SECOND FLOOR

TOP OF WINDOW

INISHED_FIRST FLOOR
6

FINISHED GRADE

TOP OF SLAB
L

PROPOSED LEFT ELEVATION

1 / 8"=r -0"

PROPOSED BUILDING ELEVATION (WEST) BLOCK 01 FILE NOS. D02-15040

TOWN OF RICHMOND HILL

PLANNING AND REGULATORY
DUHL SRPRS.16.043 MAP 9 .{
SERVICES DEPARTMENT