Item #12 Ward #5. File: A255/17. 8 Erica Rd. Thornhill. Staff Report Prepared By: Adriana MacPherson. Adjournment History: None

Transcription

1 File: A255/17 Item #12 Ward #5 Applicant: Address: Agent: Lajpat Prasher 8 Erica Rd. Thornhill None. Please note that comments received after the preparation of this Staff Report (up until 12:00 p.m. on the scheduled hearing date) will be provided as an addendum. Commenting Department Comment Status P = Positive Comment NR = No Response N = Negative Comment A = Adjournment Recommended Committee of Adjustment P Y Building Standards P N Development Planning NR N Urban Design & Heritage P N Development Engineering P N Parks Department NR N By-law & Compliance NR N Financial Planning & Development P N Fire Department NR N TRCA P N Region of York P N Alectra (Formerly PowerStream) P N Condition(s) of Approval Y = Yes N = No Public Correspondence (See Schedule B) Adjournment History: None NR N Background History (see chart on next page): A319/16 & A360/15 Staff Report Prepared By: Adriana MacPherson

2 Minor Variance Application A255/17 Agenda Item:12 Ward: 5 Staff Report Prepared By: Adriana MacPherson Assistant Secretary Treasurer Date of Hearing: August 31, 2017 Applicant: Agent: Property: Zoning: OP Designation: Purpose: Lajpat Prasher None 8 Erica Road, Thornhill The subject lands are zoned R1V, Old Village Residential Zone, and subject to the provisions of Exception 9(662) under By-law 1-88 as amended. VOP 2010 Low Rise Residential Relief from the By-law is being sought to permit the construction of a proposed single-family dwelling with a sunroom. The following variances are being requested from By-Law 1-88, as amended, to accommodate the above proposal: By-law Requirement Proposal 1. A maximum lot coverage of 20% is permitted. 1. To permit a maximum lot coverage of 23.5% (21.13% dwelling, 1.57% covered porch, 0.80% new solarium). Background (previous applications approved on the subject land): Application No.: Variances Approved Status of Approval: Approved/Refused/Withdrawn/ OMB/Concurrent A319/16 To permit the continued construction of a window well and backyard open Pergola 1. To permit a minimum southerly interior side yard setback of 1.25 metres to a below grade window well. 2. Minimum aggregate of the side yards = metres. Approved, August 25/16 (See Schedule D - Decision attached for reference) A360/15 To permit the construction of a two storey dwelling 1. To permit a maximum lot coverage of 23.50% 23.0% (21.55% 21.30% dwelling % 1.70% covered porch). 2. Minimum aggregate of the side yards = 5.0 metres (2.5 metres north metres south. 3. To permit building height of 10.5 metres for the dwelling to the top of the mansard portion of the roof, and 10.0 metres to the mid-point of the pitched portion of the roof. Approved (as amended at meeting), December 3/16 (See Schedule D - Decision attached for reference) For information on the previous approvals listed above please visit To search for a file number, enter it using quotes around it. For example, A001/17. To search property address, enter street number and street name using quotes. For example, 2141 Major Mackenzie. Do not include street type (i.e. drive). Adjournment History: None.

3 Agenda Report A255/17 Page 2 Staff & Agency Comments Committee of Adjustment: Public notice was mailed on August 16, Applicant confirmed posting of signage. Recommended conditions of approval: That the variances pertain only to the request as submitted with the application. That development be in accordance with the sketch to be submitted with the application (Any future development must comply with the applicable provisions of the by-law). Committee of Adjustment staff included previous approvals A319/16, A360/15 for the Committee s reference (see Schedule D). Building Standards (Zoning Review): No concerns or conditions. Development Planning: No response. Planning Urban Design & Heritage: There are no heritage concerns for this application. Development Engineering: No Concerns or Conditions. Parks Development: No Response. By-Law and Compliance, Licensing and Permit Services:. No Response. Financial Planning and Development Finance: No Concerns or Conditions Fire Department: No Response. Schedule A Plans & Sketches Schedule B Public Correspondence Received: None. Schedule C Agency Comments: Powerstream No concerns or objections Schedule D Notice of Decision - A319/16, A360/15 Staff Recommendations: Staff and outside agencies (i.e. TRCA) act as advisory bodies to the Committee of Adjustment. Comments received are provided in the form of recommendations to assist the Committee. The Planning Act sets the criteria for authorizing minor variances to the City of Vaughan s Zoning By-law. Accordingly, review of the application considers the following: That the general intent and purpose of the by-law will be maintained. That the general intent and purpose of the official plan will be maintained. That the requested variance(s) is/are acceptable for the appropriate development of the subject lands. That the requested variance(s) is/are minor in nature.

4 Agenda Report A255/17 Page 3 Should the Committee find it appropriate to approve this application, the following conditions have been recommended: Department/Agency 1 Committee of Adjustment Christine Vigneault x 8332 christine.vigneault@vaughan.ca Condition 1. That the variances pertain only to the request as submitted with the application. 2. That development be in accordance with the sketch to be submitted with the application (Any future development must comply with the applicable provisions of the by-law). Conditions It is the responsibility of the owner/applicant and/or authorized agent to obtain and provide a clearance letter from respective department and/or agency. This letter must be provided to the Secretary-Treasurer to be finalized. All conditions must be cleared prior to the issuance of a Building Permit. Notice to the Applicant Development Charges That the payment of the Regional Development Charge, if required, is payable to the City of Vaughan before issuance of a building permit in accordance with the Development Charges Act and the Regional Development Charges By-law in effect at the time of payment. That the payment of the City Development Charge, if required, is payable to the City of Vaughan before issuance of a building permit in accordance with the Development Charges Act and the City's Development Charges By-law in effect at the time of payment. That the payment of the Education Development Charge if required, is payable to the City of Vaughan before issuance of a building permit in accordance with the Development Charges Act and the Boards of Education By-laws in effect at the time of payment That the payment of Special Area Development charge, if required, is payable to the City of Vaughan before issuance of a building permit in accordance with the Development Charges Act and The City's Development Charge By-law in effect at the time of Building permit issuance to the satisfaction of the Reserves/Capital Department; Notice to Public WRITTEN SUBMISSIONS: Any person who supports or opposes this application, but is unable to attend the hearing, may make a written submission, together with reasons for support or opposition, which must be delivered no later than 12:00 p.m. on the scheduled public hearing date. Written submissions can be mailed and/or ed to: City of Vaughan Committee of Adjustment 2141 Major Mackenzie Drive, Vaughan, ON L6A 1T1 CofA@vaughan.ca ORAL SUBMISSIONS: If you wish to attend the meeting you will be given an opportunity to make an oral submission. Presentations to the Committee are generally limited to 5 minutes in length. Please note that Committee of Adjustment meetings are audio recorded. Your name, address comments and any other personal information will form part of the public record pertaining to this application. PUBLIC RECORD: Personal information is collected under the authority of the Municipal Act, the Municipal Freedom of Information and Protection of Privacy Act (MFIPPA), the Planning Act and all other relevant legislation, and will be used to assist in deciding on this matter. All personal information (as defined by MFIPPA), including (but not limited to) names, addresses, opinions and comments collected will become property of the City of Vaughan, will be made available for public disclosure (including being posted on the internet) and will be used to assist the Committee of Adjustment and staff to process this application. NOTICE OF DECISION: If you wish to be notified of the decision in respect to this application or a related Ontario Municipal Board (OMB) hearing you must complete a Request for Decision form and submit to the Secretary Treasurer (ask staff for details). In the absence of a written request to be notified of the Committee s decision you will not receive notice. For further information please contact the City of Vaughan, Committee of Adjustment T Extension 8394 E CofA@vaughan.ca

5 Agenda Report A255/17 Page 4 Schedule A: Plans & Sketches Please note that the correspondence listed in Schedule A is not comprehensive. Plans & sketches received after the preparation of this staff report will be provided as an addendum. Correspondence will only be accepted until 12:00 p.m. on the date of the scheduled hearing. The following sketches have been included: Location Map Site Plan

6 Location Map - A360/15 8 ERICA ROAD, THORNHILL ± City of Vaughan Kilometers The City of Vaughan makes every effort to ensure that this map is free of errors but does not warrant that the map or its features are spatially, tabularly, or temporally accurate or fit for a particular use. This map is provided by the City of Vaughan witthout warranties of any kind, either expressed or implied.

7

8

9 ROOM F3 HDWD WINDOW WELL W2a W2a W2 W2a

10

11

12

13

14

15 Agenda Report A255/17 Page 5 Schedule B: Public Correspondence Received Please note that the correspondence listed in Schedule B is not comprehensive. Written submissions received after the preparation of this staff report will be provided as an addendum. Written submissions from the public will only be accepted / processed until 12:00 p.m. on the date of the scheduled hearing. Comments have been included from the following: N/A

16 Agenda Report A255/17 Page 6 Schedule C: Agency Comments Please note that the correspondence listed in Schedule C is not comprehensive. Comments received after the preparation of this staff report will be provided as an addendum. Correspondence will only be accepted until 12:00 p.m. on the date of the scheduled hearing. Agency Comments: Powerstream No concerns or objections

17 COMMENTS: Alectra Utilities (formerly 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 Alectra 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 Alectra 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: ext Phone: ext Fax: Fax: barry.stephens@alectrautilities.com tony.donofrio@alectrautilities.com 2

18 Agenda Report A255/17 Page 2 Schedule D: Previous Approvals (Notice of Decision) Minor Variance Application A319/16 Minor Variance Application A360/15

19 COMMITTEE OF ADJUSTMENT 2141 Major Mackenzie Drive, Vaughan, ON L6A 1T1 Phone: (905) Fax: (905) NOTICE OF DECISION MINOR VARIANCES FILE NUMBER: A319/16 APPLICANT: PROPERTY: ZONING: PURPOSE: PROPOSAL: BY-LAW REQUIREMENT: LAJPAT and SURINDER PRASHER Part of Lot 31, Concession 1 (Lot 30 of Registered Plan 3977) municipally known as 8 Erica Road, Thornhill. The subject lands are zoned R1V, Old Village Residential Zone, and subject to the provisions of Exception No. 9(662) under By-law 1-88 as amended. To permit the continued construction of a window well and backyard open pergola 1. To permit a minimum southerly interior side yard setback of 1.25 metres to a below grade window well. 2. Minimum aggregate of the side yards = metres. 1. A minimum of 2.5 metres is required. 2. The aggregate of the side yards shall not be less than 6.0 metres. A sketch is attached illustrating the request. MOVED BY: SECONDED BY: THAT the Committee is of the opinion that the variances sought, can be considered minor and are desirable for the appropriate development and use of the land. The general intent and purpose of the Bylaw and the Official Plan will be maintained. The Committee of Adjustment received written and/or oral submissions before D and/or during the hearing and have taken these submissions into consideration when making the decision. THAT Application No. A319/16, LAJPAT and SURINDER PRASHER, be APPROVED, in accordance with the sketches attached THIS MINOR VARIANCE DECISION IS NOT A BUILDING PERMIT AUTHORIZING CONSTRUCTION UNDER THE BUILDING CODE ACT, R.S.O. 1990, AS AMENDED. A BUILDING PERMIT MAY BE Page 1 of 2

20 COMMITTEE OF ADJUSTMENT VARIANCE A319/16 REQUIRED. PLEASE CONTACT THE BUILDING STANDARDS DEPARTMENT IN THE EVENT THAT YOU REQUIRE FURTHER CLARIFICATION. CARRIED. CHAIR: Signed by all members present who concur in this decision: H. Zheng, \ Chair /?n~ /Jn-:!> M. Mauti, Vice Chair R. Buckler, Member esario,, mber A. Perrella, Member RTIFICATION I hereby certify this to be a true copy of the decision of the Committee of Adjustment, and this decision was concurred in by a majority of the members who heard this application. Todd Coles, BES, MCIP, RPP Manager of Development Services and Secretary-Treasurer to Committee of Adjustment Date of Hearing: Last Date of Appeal: AUGUST 25, 2016 SEPTEMBER 14, 2016 APPEALS APPEALS MUST BE RECEIVED BY THIS OFFICE NO LATER THAN 4:30 P.M. ON THE LAST DATE OF APPEAL NOTED ABOVE. Should you decide to appeal this decision to the Ontario Municipal Board, a copy of an appeal form is available for download in Microsoft Word and Adobe Acrobat versions from the Ontario Municipal Board website at If you do not have Internet access, these forms can be picked up at the City of Vaughan, Committee of Adjustment offices. Please fill out Form A 1 and follow the instructions as provided by the Ontario Municipal Board and submit your appeal to the City of Vaughan, Committee of Adjustment on or before the date stated above. You must enclose the completed form with the $ processing fee, paid by certified cheque or money order, to the ''TREASURER, CITY OF VAUGHAN" and the appeal fee of $ for each application appealed, paid by certified cheque or money order, made payable to the "ONTARIO MINISTER OF FINANCE". NOTE: The Planning Act provides for appeals to be filed by "persons". As groups or associations, such as residents or ratepayers groups which do not have incorporated status, may not be considered "persons" for the purposes of the Act, groups wishing to appeal this decision should do so in the name of individual group members, and not in the name of the group. CONDITIONS IF ANY CONDITIONS ARE IMPOSED ON THIS APPLICATION, THE FINAL DATE FOR FULFILLING THEM IS: SEPTEMBER 14, 2017 Form 12 Page 2 of 2

21 35.29M [Front Yard Setback N w-\>--e CRl\l!!Wl\Y.\SPHALT s Ul N O'" Ul Ul...>. "tj =ie (') ~ '"C 0:'-'CD ~0'-';;tJCD 0 0 C: CD :s;:o o-s.--10:::::~~ :::tj '< - :E Ol ::::r 0 "tj Q) - CD '"C ~ :!. co ~ ~ -0 0 :3 2 ~ 0 CL3 03 o'< ~ (J)O..(')... tn ui c CL - s 3 > cr ~ - m 11 3 CD.....,. - I Q) 0 S +>- Ol <:. j\_) ~...,... (') :3 CD. co < C.11 - Q) ~ 0...i s o 3 '< (')..co CL3..., Q) ""'o ro o CD ~- s ~ Q) :3 3 C.Q :E...,. CL =!E - ~ Ol ro <:. CD 3 ~ :::; 5'...,co<ui'<c CD... c:: CD CD...,. Ol 3,~ 0.. CD U>O=o-. -oo CL 0 o:::: s: Q) iii" ""' CD ' m ;::a () )> ;::a 0 )> 0 ~ w ~ ;o ~ ~ 30.96M Rear Yard Setback - O?EN COUii'l'YMl) ASPHALT Grass Patio -.~ PROPOSllONEW 21>TOR!l' Cl!:'l'AQHE!l!1'10NG l:l'mil.l.ing '=I ~ ISwll Will-all- r I 2SOM 1.25M A, 'f!south Side Yard Setback IA DD RESS: SITE STATISTICS :LEGAL DESCRIPTION: :ONING LOT FRONTAGE:!BUILDING AREA: (COVERAGE} SETBACKS: aerlcaroad,vaughan,on LOT 30 REGISTERED F'l.AN 3f177 CITY OF YAU.GHAN R1V m FEET TOTAL COVERAGE 8, SQ. FT % BY C OF A A360t15 FRONT SIDE {SOUTH) SIDE (NORTH) ReAR 35.29M 2.50M [to the house walij / 1.25M [to below grade window welij 3.46M 30.96M

22 ~?VAUGHAN COMMITTEE OF ADJUSTMENT 2141 Major Mackenzie Drive, Vaughan, Ontario, L6A 1T1 Tel [905] Fax [905] NOTICE OF DECISION MINOR VARIANCES FILE NUMBER: APPLICANT: PROPERTY: ZONING: PURPOSE: A360/15 LAJPAT & SURINDER PRASHER Part of Lot 31, Concession 1 (Lot 39, Registered Plan 3977) municipally known as 8 Erica Road, Thornhill. The subject lands are zoned R1V, Old Village Residential Zone, and subject to the provisions of Exception 9(662} under By-law 1-88 as amended. To permit the construction of a two storey dwelling, as follows: PRIOR to the hearing the applicant' amended the Application and Sketch as follows: Z!>.O% Zl '3~ By amending variance #1 maximum lot coverage of ~6. 99(; (~/0 dwelling,~ covered porch) NOT I,IJ.maximum lot coverage of 24.95% (23% dwelling, 1.95% covered porch) PROPOSAL: BY-LAW REQUIREMENT: BACKGROUND INFORMATION: 1. To permit a maximum lot coverage of 23.50% (21.55% dwelling % covered porch). 2. Minimum aggregate of the side yards = 5.0 metres (2.5 metres north metres south}. 3. To permit building height of 10.5 metres for the dwelling to the top of the mansard portion of the roof, and 10.0 metres to the mid point of the pitched portion of the roof. 1. A maximum lot coverage of 20% is permitted. 2. The aggregate of the side yards shall not be less than 6.0 metres. 3. A maximum building height of 9.5 metres is permitted. 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 Applications A022/09- APPROVED February 5, interior side yard setback 1.37m; front yard setback 8.82m A148/08- APPROVED July 3, interior side yard setback 1.36m; OMB APPEALED -JULY 17, 2008 Sketches are attached illustrating the request. MOVED BY: SECONDED BY: THAT the Committee is of the opinion that the' variances sought, can be considered minor and are desirable for the appropriate development and use of the land. The general intent and purpose of the Bylaw and the Official Plan will be maintained. a~~ THAT Application No. A360/15, LAJPAT & SURINDER PRASHER, be APPROVEDAin accordance with the sketches attached, ~b~~ ~ ~ C.<DV\CY\ ~01\C.:. c!).f Cl?pr~\ oy\ ~ Y\.e..,(~ ~C- 1 Page 1 of 2 ~

23 COMMITTEE OF ADJUSTMENT 2141 Major Mackenzie Drive, Vaughan, Ontario, L6A 1T1 Tel [905] Fax [905] NOTICE OF DECISION MINOR VARIANCES FILE NUMBER: APPLICANT: PROPERTY: A360/15 LAJPAT & SURINDER PRASHER Part of Lot 31, Concession 1 (Lot 39, Registered Plan 3977) municipally known as 8 Erica Road, Thornhill. CONDITIONS OF APPROVAL: 1. That the owner the owner plant a row of cedars (minimum height = 3.65m) along the north property line, from the road to the front of the dwelling, and that a minimum of 8 blue spruces (minimum height = 6.1 m) be planted in the rear yard along the north property line. A landscape plan and letter of undertaking must be submitted for review and approval to the satisfaction of the Development Planning Department. 2. That if the condition(s) listed above is/are not fulfilled and the Building Permit is not applied for within twelve (12) months of the date this decision becomes final and binding, the said decision shall expire and shall be deemed to have been annulled and rescinded by the Committee. (PLEASE NOTE THAT THIS TIME PERIOD CANNOT BE EXTENDED IN ANY WAY, FAILURE TO MEET THIS DEADLINE WILL RESULT IN REQUIRING A NEW APPLICATION AND FEE.) VERY IMPORTANT: IT IS THE RESPONSIBILITY OF THE OWNER/APPLICANT AND/OR AGENT TO OBTAIN AND PROVIDE A CLEARANCE LETTER FROM EACH AGENCY AND/OR DEPARTMENT LISTED IN THE CONDITIONS WHETHER "IF REQUIRED" APPEARS IN THE CONDITION OR NOT, AND FORWARD THIS CLEARANCE LETTER TO THE SECRETARY-TREASURER AS SOON AS THE CONDITIONS ARE FULFILLED. FAILURE TO COMPLY WITH THIS PROCEDURE WILL RESULT IN A LETTER BEING FORWARDED BY THE SECRETARY-TREASURER INDICATING THIS FILE HAS LAPSED AND, THEREFORE, WILL NECESSITATE THAT A NEW APPLICA T/ON BE SUBMITTED TO LEGALIZE THIS PROPERTY.

24 COM~ITTEE OF ADJUSTMENT VARIANCE A360/15 THIS MINOR VARIANCE DECISION IS NOT A BUILDING PERMIT AUTHORIZING CONSTRUCTION UNDE 1 R THE BUILDING CODE ACT, R.S.O. 1990, AS AMENDED. A BUILDING PERMIT MAY BE REQUIIRED. PLEASE CONTACT THE BUILDING STANDARDS DEPARTMENT IN THE EVENT THAT YOU ~EQUIRE FURTHER CLARIFICATION. ' I CAR~IED. CHAIR: Signed by all members present who concur in this decision: &) ~ A. Perrella, Chair R. Buckler, Member > M.Mau~ ---rvreriiber. CERTIFICATION I hereby certify this to be a true copy of the decision of the Committee of Adjustment, and this decision was concurred in by a majority of the members who heard this application. ~ Todd Coles, BES, MCIP, RPP Manager of Development Services and Secretary-Treasurer to Committee of Adjustment Date of Hearing: Last Date of Appeal: DECEMBER 3, 2015 DECEMBER 23,2015 APPEALS APPEALS MUST BE RECEIVED BY THIS OFFICE NO LATER THAN 4:30 P.M. ON THE LAST DATE OF APPEAL NOTED ABOVE. Should you decide to appeal this decision to the Ontario Municipal Board, a copy of an appeal form is available for download in Microsoft Word and Adobe Acrobat versions from the Ontario Municipal Board website at If you do not have Internet access, these forms can be picked up at the City of Vaughan, Committee of Adjustment offices. Please fill out Form A1 and follow the instructions as provided by the Ontario Municipal Board and submit your appeal to the City of Vaughan, Committee of Adjustment on or before the date stated above. You must enclose the completed form with the $ processing fee, paid by certified cheque or money order, to the "TREASURER, CITY OF VAUGHAN" and the appeal fee of $ for each application appealed, paid by certified cheque or money order, made payable to the "ONTARIO MINISTER OF FINANCE". NOTE: The Planning Act provides for appeals to be filed by "persons". As groups or associations, such as residents or ratepayers groups which do not have incorporated status, may not be considered "persons" for the purposes of the Act, groups wishing to appeal this decision should do so in the name of individual group members, and not in the name of the group. CONDITIONS IF ANY CONDITIONS ARE IMPOSED ON THIS APPLICATION, THE FINAL DATE FOR FULFILLING THEM IS: DECEMBER 23, 2016 Form 12 Pa~e 2 of 2

25 L 0 T P./.N (LT) PART 2, PLAN 64R-5946 \"?' o'..,t... ~ ~ "' 0 C\1 ~ ~~ :z= ~ <Cow..] - IJJ ll.."jj::; w= w f--pl6 Ci);::z UJ () z UJ 0 U5 UJ a::: oz a::: <( 0 UJ oz :r: a:: <( C/) <( J: <( () (!) a::: -:::l 0.. ffi ~ rjj ~ ~~ S'l -~ ~ Metres SPEIGHT, VAN NOSTRAND 8. GIBSON LIMITED ONTARIO LAND SURVEYORS 2015 CD P.f.N (L T) PART 2, PLAN 65R-6474 <)'-,.,_,,,,.,,,. 0 ~ ('.} "'"' ~ oltj: w ~ w ~ u 1-0..I an :!:::.,t: ~. in~ Nz :c ~e Zw a~ Wa cnw -en > w~ D:a: ~ " <o;:::- ((jilt cj:~ '<: ~& ;s 0') :<;:1 ll_(() ~~ l ;:s!ll C( 8...,...,_ "' f.. C) '<>':;; 0:: -...J t;:qi ~ ~ 'S... AREA ha ----i-'~------;"{!,',.~'~1 2.._~ 0 T P.I.N (L T) 3 1 L 0 T P.I.N. OJ (L T) P.I.N. lb (l T) 33

26 Revised Sketch Nov. 17/15 IA360/1SI 0.5m to the top of mansard roof 1 O.Om to mid point of the p 1 portion of the roof MAKOW ASSOCIATES ARCHITECT INC. 3 Bridgnl8ll Avenue, Stlita201, Toronto. Ontario Canada M5R3V4 PRASHER RESIDENCE ERICA ROAD VAUGHAN ON FRONT ELEVATION NOVEMBER 12TH, 2015