Item # 13-14 - Vaughan · Item # 13-14 Ward #5. Form 9 . FILE NUMBERS: B009/15 AND B010/15 APPLICANTS: JAMES AND MARGARET JOHNSTON ... BES, MCIP, RPP: Manager of Development Services

Prepared By: Lenore Providence

Files: B009/15 & B010/15 Applicant: JAMES AND MARGARET JOHNSTON Address: 169 Crestwood Road, Thornhill Agent: FRANCESCO DI SARRA Comments/Conditions:

Commenting Department Comment Condition of

Approval Finance Real Estate Development Planning Building Standards Engineering TRCA PowerStream Ministry of Transportation Region of York Transportation Agent’s Report

Legend: - Positive Comment - Negative Comment

Item # 13-14 Ward #5

Form 9

FILE NUMBERS: B009/15 AND B010/15 APPLICANTS: JAMES AND MARGARET JOHNSTON PROPERTY: Part of Lot 26, Concession 1 (Part of Lot 50, Registered Plan 3205), municipally

known as 169 Crestwood Road, Thornhill. ZONING: The subject lands are zoned R2, Residential and R3, Residential under By-law 1-88

subject to Exception 9(735) as amended. PURPOSE: The purpose of these applications are to request the consent of the Committee of

Adjustment to convey the parcel of land for the CREATION of a NEW LOT marked "A" on the attached sketch, for residential purposes, together with all required easements and right-of-ways, if required, and retain land marked "B" on the attached sketch for residential purposes. Currently the subject lands are vacant. There is an existing dwelling and eight (8) sheds on the retained lands. The sheds will all be demolished. There is a residential dwelling proposed for the subject land.

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

DATE: THURSDAY, FEBRUARY 26, 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 11TH DAY OF FEBRUARY, 2015.

Todd Coles, BES, MCIP, RPP Manager of Development Services and

Secretary-Treasurer to Committee of Adjustment

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

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

Tel [905] 832-8585 Fax [905] 832-8535

NOTICE OF APPLICATION CONSENTS

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B009/15

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B010/15

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FILE NUMBERS: B009/15 and B010/15

APPLICANTS: JAMES & MARGARET JOHNSTON

Subject Area Municipally known as 169 Crestwood Road, Thornhill

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

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

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951 WILSON AVE. UNIT 16 SUITE 2B TORONTO, ONTARIO M3K 2A7

T 416 241 4665

F 416 241 1705

FRANKFRANCO.COM

CONSENT APPLICATION REPORT

FILES: B009/15, C.15.009 & B010/15, C.15.010

169 CRESTWOOD ROAD, THORNHILL, ONTARIO PART OF LOT 50 REGISTERED PLAN 3205, CITY OF VAUGHAN

FEBRUARY 26, 2015 PREPARED FOR JAY SUM YIU TO & ELMA WING KWAN TSE, SWT REALTY, and JAMES & MARGARET JOHNSTON

169 CRESTWOOD ROAD – Committee of Adjustment | February 26, 2015

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SUBJECT LANDS DESCRIPTION

The subject lands are located at 169 Crestwood Road, Thornhill, and have the legal description Part of Lot 26, Registered Plan 3205. The property is a through-lot which fronts the south side of Crestwood Road and the north side of Townsgate Drive. There is an existing 2-storey single family house and a number of accessory sheds built on the lands.

The property has a frontage of 21.98M, a lot depth of 80.92M and a lot area of 1786.4 SQ.M.

NEIGHBOURHOOD DESCRIPTION

The neighbourhood of Thornhill is composed of a series of major arterial roads bounded by the 407 to the north, Yonge Street to the east and Steeles Avenue to the South. Many businesses and major transportation routes are located along Bathurst, Yonge and Steeles, with mature residential neighbourhoods that infill the lands between. Due to the central location, access to transportation, and estate size lots, the neighbourhood has seen much gentrification and density intensification in recent years. In particular, many of the through-lots located along the south side of Crestwood Road have been severed over the past few decades to create new residential lots. This has resulted in the development of the relatively new streetscape along the north side of Townsgate Drive.

FIGURE 2 & 3 – NEIGHBOURHOOD MAP SOURCE: MAPLE LEAF PUBLISHING

The urban fabric in the neighbourhood is heterogeneous and features a wide range of architectural materials, styles, and building forms. The buildings along Crestwood Road are a mixture of small cape-cod style houses, ranch-style bungalows and new two-storey homes in various styles. They feature a wide range in lot coverage, gross floor area, and building height, as seen in the attached photos (see Appendix B). The residential area surrounding the subject lands have undergone continuous redevelopment over the past few decades; estate homes with much larger floor areas, higher clear interior room heights, larger indoor and outdoor entertaining spaces, and more complex parking amenities are becoming the norm. Large building setbacks and a mature urban canopy along Crestwood Road create enough distance and screening between properties to allow heterogeneous development to occur without much disruption to the existing streetscape.


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Along Townsgate Drive, three-storey builder style homes with reverse slope or minimal slope driveways are the norm. The streetscape is homogenous and uniform (see Appendix B).

PROPOSAL

The proposal for 169 Crestwood Road is to convey two new lots from the existing lands to front Townsgate Drive and retain one lot to front Crestwood Road (See Appendix A). The result of the proposed severance will produce three lots that comply with all zoning requirements for lot frontage, lot depth and lot area. Part 1, proposed along Crestwood Road will have a frontage of 21.98m, a depth of 45.92m and an area of 1012 m. Part 2 & 3, proposed along Townsgate Drive will each have a frontage of 11.08 m, a depth of 35m and an area of 387.17 sq.m.

FIGURE 4– PROPOSED LOT SEVERANCE

CRESTWOOD ROAD

TOWNSGATE DRIVE

PART 1

PART 2 PART 3


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The existing two storey single-family dwelling will remain on the lands to be retained (Part 1) and may be demolished in the future to permit the construction of a new two-storey single family dwelling. Any existing accessory sheds on the lands will be demolished.

The two new lots to be conveyed along Townsgate Drive, Part 2 and Part 3, will be developed in the future to permit the construction of a single family dwelling on each lot.

OFFICIAL PLAN & OFFICIAL BY-LAW

The subject property is a development within “Low Rise Residential” in the Vaughan Official Plan 2010. The permitted uses for the lands are low-density single family dwelling. The proposed land use complies with what is permitted in the Official Plan.

FIGURE 1– EXCERPT FROM SCHEDULE E-817 TO BY-LAW 1-88 ZONING MAP, SUBJECT PROPERTY HIGHLIGHTED

The property straddles two zones and are zoned R2 Residential fronting Crestwood Road and zoned R3 Residential subject to exception 9(735)fronting Townsgate Drive. The predominant land use surrounding the subject lands is single family detached dwellings with retail/businesses on the arterial roads along the perimeter.

The table below provides an analysis of the zoning requirements and the proposed development.

TABLE 1.1 – ZONING COMPARISON – PART 1 LANDS TO BE RETAINED

ZONING STANDARD R2 ZONE

MIN. REQUIRED

PROPOSED

MIN. LOT FRONTAGE 15M 21.98 M MIN LOT DEPTH - 45.92 M MIN LOT AREA 360 SQ.M 1012 SQ.M.


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TABLE 1.2 – ZONING COMPARISON – PART 2 & 3 LANDS TO BE CONVEYED

ZONING STANDARD R3 EXCEPTION 9(735) ZONE

MIN. REQUIRED

PROPOSED

MIN. LOT FRONTAGE 10.5 M 11.08 M MIN LOT DEPTH 35 M 35 M MIN LOT AREA 360 SQ.M 387.17 SQ.M

The proposed land severance will create three lots that comply with the applicable by-laws. No additional minor variances are required to create the lots.

Consent from the Committee of Adjustment is required to permit the proposed lot creation.

PLANNING JUSTIFICATION

Two consent applications have been submitted to create two new lots on the subject lands.

Based on the four tests in Section 45(1) of the Planning Act, the severance is appropriate for the following reasons:

TEST 1 – PROPOSAL MEETS THE GENERAL INTENT AND PURPOSE OF THE OFFICIAL PLAN

The Vaughan Official Plan states that, “in Community Areas, incremental change is expected as a natural part of maturing neighbourhoods. This change will be sensitive to, and respectful of, the existing character of the area.”

The proposed lot creation creates two new lots on the north side of Townsgate Drive, Part 2 and Part 3, which each have equal frontages of 11.08M. The proposed lot frontage is consistent with other properties fronting Townsgate Drive. In the future, the proposed lots can be developed into buildings of similar building type (detached single family dwelling), scale and height to what currently exists in the neighbourhood.

The retained lands on Crestwood Road, Part 1, will maintain its existing frontage. There will be no visual impact on the Crestwood streetscape as a result of the proposed severance.

The proposed pattern of lot division is also consistent with the pattern of lot division on the large majority of properties along the south side of Crestwood Road between Bathurst Street and Hilda Avenue. These properties include, for example, 99-101 Crestwood, 148 Crestwood Road, 153 Crestwood Road, 159 Crestwood Road, 181 Crestwood Road, 185 Crestwood Road, etc. (See also Appendix D)


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FIGURE 5– KEY MAP HIGHLIGHTING THE PRECEDENT FOR PROPOSED LOT DIVISION CONCEPT

The general intent and the purpose of the Official Plan are maintained.

TEST 2 – PROPOSAL MEETS THE GENERAL INTENT AND PURPOSE OF THE ZONING BY-LAW

The proposed severance creates two new lots, and one retained lot which each achieve full compliance with the zoning by-laws in effect. Table 1.1 and Table 1.2 demonstrate that the proposed lots have dimensions that meet the zoning requirements and that no Minor Variances are required to permit the severance.

Furthermore, preliminary building design studies completed by FrankFranco Architects demonstrate that the newly created and the retained lots can each accommodate single family dwellings that match the building massing and character of the established streets (See Figure 6 & 7 Appendix A and Appendix D).

FIGURE 6– PRELIMINARY DESIGN STUDY FOR PART 1 – FRONTING CRESTWOOD


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FIGURE 7– PRELIMINARY DESIGN STUDY FOR PART 2 & 3 – FRONTING TOWNSGATE

The general intent and the purpose of the Zoning By-law are maintained.

TEST 3 – THE APPLICATION IS DESIRABLE

The existing dwelling fronting the north side of the subject lands is an aging structure in poor condition, and south end of the lot front Townsgate Drive is neither utilized nor maintained. It no longer reflects the character of the neighbourhood which has seen significant redevelopment and intensification over the past two decades. By creating the new lots, it will present an opportunity to infill the void in the streetscape along Townsgate Drive, and attract redevelopment for the Part 1 lot.

Furthermore, the proposal matches the prevailing pattern of lot division in the neighbourhood and produces 3 generously sized lots. The proposal creates residential intensification in an area where there is demand for housing: a centrally-located neighbourhood, close to many businesses and major transportation routes.

For these reasons, the application is desirable.

TEST 4 –THE APPLICATION IS MINOR

The proposed severance will have no visual impact along Crestwood Road because the proposed frontage for Part 1, will not change. The proposed frontages for Part 2 and Part 3, along Townsgate Drive, follow the pattern of lot division on that street and will not negatively impact the existing urban fabric in any way.


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The application has also been discussed and reviewed with Kristina Tang, Planner I at the Development Planning Division. She is aware of the proposed land division, and did not express any opposition during her preliminary review.

Additionally consent for similar patterns of lot division has been granted numerous times by the Committee of Adjustment for other properties in the neighbourhood (See Appendix D). It has been demonstrated on a number occasions that the Committee deems this type of application as minor.

CONCLUSION

We feel the planning justification contained within this report demonstrates that the consent application pass each of the four tests required under Subsection 45(1) of the Planning Act. In summary:

TEST 1: The proposal is in keeping with the intent of the Vaughan Official Plan 2010. The proposed land use will remain as a single family detached dwelling. The proposed severance is in keeping with the existing pattern of lot division in the neighbourhood.

TEST 2: The proposal is in keeping with the intent of Vaughan By-law 1-88. No minor variances are required to convey the subject lands into three lots.

TEST 3: The variance is desirable because it will create residential intensification in a desirable and centrally-located neighbourhood close to many businesses and major transportation routes. Furthermore, it will create development opportunities to infill the void in streetscape along Townsgate Drive.

TEST 4: The application is minor in nature. Consent for similar patterns of lot division has been granted numerous times by the Committee of Adjustment for other properties in the neighbourhood.

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169 CRESTWOOD ROAD – Committee of Adjustment | Appendix B – Streetscape Photos

Page | 1

APPENDIX B – STREETSCAPE PHOTOS

FIGURE 1 - NEIGHBOURHOOD MAP


Page | 2

1) 135 Crestwood Road



Page | 3




Page | 4


6) 169 Crestwood Road – SUBJECT PROPERTY - EXISTING


Page | 5

7) 169 Crestwood Road – SUBJECT PROPERTY – PRELIMINARY DESIGN STUDY – NOT PART OF APPLICATION



Page | 6


10) 167 Crestwood Road – Townsgate Side Drive Vacant


Page | 7

11) 169 Crestwood Road – Fronting Townsgate - SUBJECT PROPERTY – EXISTING

12) 169 Crestwood Road – Fronting Townsgate - SUBJECT PROPERTY – PRELIMINARY DESIGN STUDY – NOT PART OF APPLICATION


Page | 8

13) 177 Townsgate Drive



Page | 9




Page | 10




Page | 11


169 CRESTWOOD ROAD – Committee of Adjustment | Appendix C – Community Correspondence

Page | 1

APPENDIX C- COMMUNITY AND NEIGHBOUR CORRESPONDENCE

On Wednesday, February 11, 2015, between 11:00AM-12:00PM, the agent, Francesco Di Sarra, went door-to-door to visit the residents in proximity to 169 Crestwood Avenue. The purpose of the visit was to discuss the consent application and provide his contact information should they have any questions or concerns. If the resident was not home, a letter with his contact information was left at the door (See Attached).

Below is a summary of correspondence as of February 12, 2015, 5:00PM.

ADDRESS CONTACT DATE COMMUNICATION CORRESPONDANCE

163 CRESTWOOD ROAD

- February 11, 2015 11:00AM-12:00PM

Written correspondence and agent’s contact information left at door.

None

165 CRESTWOOD ROAD

- February 11, 2015 11:00AM-12:00PM


None

171 CRESTWOOD ROAD

Female Resident February 11, 2015 11:00AM-12:00PM

Spoke to resident and provided agent’s contact information.

Resident expressed no objection to the severance application. She further commented that she had successfully severed her property in a very similar manner.

172 CRESTWOOD ROAD

- February 11, 2015 11:00AM-12:00PM


None

174 CRESTWOOD ROAD

- February 11, 2015 11:00AM-12:00PM


None

177 TOWNSGATE AVENUE

- February 11, 2015 11:00AM-12:00PM


None


Male Resident February 11, 2015 11:00AM-12:00PM

Spoke to resident and provided agent’s contact information

Resident expressed no objection to the severance application. He inquired as to when any proposed construction would start.


Female Resident February 11, 2015 11:00AM-12:00PM


No objections.


Page | 2



- February 11, 2015 11:00AM-12:00PM


None


Mr and Mrs. Lee Steinberg

February 11, 2015 11:00AM-12:00PM _____________ February 11, 2015 4:00PM

Spoke to resident and provided agent’s contact information ______________ Received a phone call and subsequently an email from Mr. Lee Steinberg (See attached)

Resident expressed no objection to the severance application. She expressed that her family had recently sold their property and would not be affected by the severance. ____________________________ Lee Steinberg, called later in the day and offered to provide a letter of support for the severance application. He forwarded the letter via email expressing that he feels that the application fits in with the area. (See Attached)


Male Resident February 11, 2015 11:00AM-12:00PM


No objections. The resident commented that he enjoyed having no buildings across from his property, but he acknowledged that it was likely that the subject property would eventually be redeveloped. He inquired when construction work might start.


Mr. and Mrs. Pierre Pong

February 11, 2015 11:00AM-12:00PM _____________ February 12, 2015 3:00PM

Spoke to female resident and provided agent’s contact information. _____________ Received email from Mr. Pierre Pong and spoke on phone. (See attached)

Spoke to the female resident. She had no immediate objections, but deferred comments to her husband who was not at home. She had no specific concerns as long as any future construction work arising from the severance would not physically damage her property/the street. ___________________________ Mr. Pierre Pong sent an email expressing concerns over the consent application and requested a meeting with the agent to discuss the proposal (see attached). The agent, Francesco Di Sarra, called Mr. Pong shortly after receiving the email. (cont’d on page 3)


Page | 3


197 TOWNSGATE AVENUE (cont’d)

Mr and Mrs. Pierre Pong

February 12, 2015 3:00PM

Received email from Mr. Pierre Pong and spoke on phone. (See attached)

(cont’d from Page 2) On the phone, Mr. Pong asked to see the drawings of the proposal showing both the proposed land division and proposed buildings. Mr. Di Sarra explained that no building designs are attached to the consent application at this time. He described the proposed land division and directed Mr. Pong to refer to the drawings sent out by the City in the mail for more information. Mr. Pong then expressed concerns that the severance application may adversely affect the value of his property because he would lose a view to “greenspace”. He felt that the subject property should remain as a residential rear yard along Townsgate Avenue. Mr. Di Sarra explained that the proposed new and retained lots comply with existing zoning by-laws and will be consistent in lot dimensions, land use and pattern of lot division with what currently exists along Townsgate Avenue and Crestwood Road. Therefore, the new lot creation would not be adverse for the community. Furthermore, Mr. Di Sarra explained that the subject property is privately owned residential land, and not public greenspace; the applicants, Mr. and Mrs. Johnston, are permitted to pursue this type of application and have no obligation to provide greened views of their rear property for the benefit of their neighbours. Mr. Pong said that he would review the proposal further and contact Mr. Di Sarra if he had more questions.


- February 11, 2015 11:00AM-12:00PM


None


Page | 4



- February 11, 2015 11:00AM-12:00PM


None


- February 11, 2015 11:00AM-12:00PM


None

FRANKFRANCO ARCHITECTS

951 WILSON AVE. UNIT 16 SUITE 2B TORONTO, ONTARIO M3K 2A7

T 416 241 4665 F 416 241 1705 [email protected] | [email protected]

February 11, 2015

RE: CONSENT APPLICATION - 169 CRESTWOOD ROAD

Dear Neighbour,

We are the agents representing the owners, James and Margaret Johnston, at 169 Crestwood Road. We have come by to discuss with you the proposed land severance on this property.

Since we were not able to meet with you in person, we are providing you with our contact information. You can contact us by phone or email to speak to us. We welcome the opportunity to discuss any questions or concerns that you may have about the proposal.

We look forward to creating a successful project in your neighbourhood.

Sincerely,

FRANCESCO DI SARRA, PRINCIPAL ARCHITECT & WING-SEE WU, INTERN ARCHITECT

1

Wingsee Wu

From: Francesco DiSarraSent: Wednesday, February 11, 2015 5:26 PMTo: Wingsee WuSubject: Fwd: COA Application for 169 Crestwood Rd

Regards;

Francesco Di Sarra

Begin forwarded message:

From: "Joanne" <j com>Date: February 11, 2015 at 5:25:16 PM ESTTo: <[email protected]>Subject: COA Application for 169 Crestwood Rd

Could you please forward this email to the COA in Vaughan.

My name is Lee Steinberg. My family and I live at Townsgate Dr. Thornhill. There is an application tobe heard for 169 Crestwood and Townsgate Dr. We are in favour of the application. The project fits inwith the area.

Thanks,

Lee Steinberg

My cell number Is

1

Wingsee Wu

From: Frank DiSarraSent: Thursday, February 12, 2015 3:38 PMTo: Wingsee WuSubject: FW: Concerns over your project on Crestwood Rd

From: Pierre Hongkun Pong [mailto:[email protected]]Sent: Thursday, February 12, 2015 3:04 PM To: Frank DiSarra Subject: Concerns over your project on Crestwood Rd

Hi Frank,

We have concerns over your project on Crestwood Rd. Please send us the proposal and schedule a meeting to discuss.

Best regards,Pierre PongOwner of Townsgateo.

A- 65 CRESTWOOD ROADB- 69 CRESTWOOD RDC - 119, 121,123 CRESTWOOD ROADD- 153 CRESTWOOD ROADE- 161-163 CRESTWOOD ROADF- 168 CRESTWOOD ROADG- 169 CRESTWOOD ROAD - SUBJECT PROPERTYH-171 CRESTWOOD ROADJ- 175 CRESTWOOD ROADK -179 CRESTWOOD ROADL -241 CRESTWOOD ROAD

M- 20 PAYSON AVEN- EASTSIDE PAYSON

P- 112 ROYAL PALM DRIVE

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169 CRESTWOOD ROAD – Appendix D - Precedent Decisions

COMMITTEE OF ADJUSTMENT PRECEDENTS

ADDRESS APPLICATION # APPLICANT ZONING EXISTING USE PURPOSE OF APPLICATION DECISION

65 Crestwood Drive

B53/99 Nancy and Antonio De Acetis R2 Residential The subject land is presently vacant, there is an existing residential dwelling on the retained lands.

Convey a parcel of land as an addition to an existing lot taken into the title of the land to the East (being 63 Crestwood Road), for residential purposes and retain land for residential purposes.

May 27, 1999 - AApproved subject to conditions.

69 Crestwood Drive

B058/14 Serge Popov R2 Residential Currently there is a residential building on the subject lands.

To convey parcel of land marked "A" on the attached sketch as an AADDITION to an existing lot taken into the title of the lands to the EAST together with all required easements and right-of-ways, if required, and retain the lands marked "B" on the attached sketch for residential purposes

Oct 2, 2014 - AApproved subject to conditions.

119,121,123 Crestwood Road

B86/02, B87/02, B8802 Saverio Boragina, Rosa Malfara R2 Residential There are existing residential dwellings that will be demolished. Residential dwellings are proposed on the subject and retained lands.

To convey a parcel of land from each lot and add it to the adjacent lot. The result would ccreate four lots with smaller lot frontage out of the original three lots . The resulting frontages will be three 16.6m frontages and one 16.9m frontage. The majority of the surrounding lot frontages are 22m. THe proposed lots do meet the minum lot frontage and lot area requirement of the Zoning By-law. It is noted there is one existing lot frontage of 16.76m at 134 Crestwood Road.

Dec 12, 2002 - Adjourned Jan 23, 2003 - AApproved subject to conditions.

153 Crestwood Road

B 047/07 & B048/07 Domenico and Guiseppina Salvaggio R2, and R3-H with holding zone provision subject to exception 9(735) under By-law 1-88 as amended.

The subject lands are currently vacant. The retained land has an existing dwelling.

To Convey parcels of land for the purpose of creating new lots, for residential purposes, together with all required easements and right-of-ways, if required, and retain the lands for residential purposes.

June 14, 2007 - AApproved subject to conditions.

161 & 163 Crestwood AveV-71-4 N/A

R3-H, holding zone provision subject to Exception 9(735) under By-law 1-88 as amended N/A

Minor Variance for a sideyard requirement. April 27, 1971 - RRefused

B044/90, B045/90 N/A


For creation of new lots fronting on to the proposed Townsgate Dr (land locked)

May 3, 1990 - AApprovedCertifcates not issued. File lapsed.


ADDRESS APPLICATION # APPLICANT ZONING EXISTING USE PURPOSE OF APPLICATION DECISIONB89/00

N/A


Consent for an addition to the west Nov 23, 2000 - AApprovedMay 17, 2001 Certificate Issued

A284/00

N/A


Minor variance for sideyard setback to the chimney pilaster, in conjunction with B89/00

Nov 23, 2000- AApproved

B33/98, B34/98 N/A

R3-H, holding zone provision subject to Exception 9(735) under By-law 1-88 as amended

N/A For the creation of new lots

April 8, 1998 - AApproved-Appealed to the OMB-Sept 21, 1998 - Approval Rendered at OMBSept 20, 1999 - Further Amended by the OMB Sept 30, 1999- Certificates Issued

A79/98, A80/98 N/A

R3-H, holding zone provision subject to Exception 9(735) under By-law 1-88 as amended

N/AMinor Variance in conjunction with B33/98 and B34/98

April 8, 1998 - ApprovedSept 21, 1998 - Appealed to the OMB, Approval RenderedFurher Amended by the OMB Sept 20, 1999Sept 30, 1999- Certificates Issued

B089/07 Anna Valente R3-H, holding zone provision subject to Exception 9(735) under By-law 1-88 as amended

The subject and retained lands are currently vacant. Single family detached dwellings are proposed

To convey a parcel of land for the purpose of ccreating a new lot, for residential purposes , together with all required easements and right-of-ways, if required, and retain the lands for residential purposes.

Oct 27, 2007 - AApproved subject to conditions.

168 Crestwood

B019/11 Tova Assor R2 Currently there exists a single family detached dwelling that straddles both the subject and retained lands. This dwelling will be demolished

Convey the parcel of land marked "A" on the sketch attached for the CREATION of a NEW LOT for residential purposes, together with all required easements and right-of-ways, if required, and retain the land marked "B" on the attached sketch for residential purposes

Aug 4, 2011- AdjournedAug 18, 2011- AdjournedSeptember 8, 2011- AdjournedSept 22, 2011 - AdjournedOct 27, 2011- AdjournedDec 6, 2011 - AApproved subject to conditions

A203/11 and A204/11 Tova Assor R2 Currently there exists a single family detached dwelling that straddles both the subject and retained lands. This dwelling will be demolished

To facilitate Consent Application B019/11

Proposed minimum lot forntage of 13.49m whereas a minimum of 15m is required.

Aug 4, 2011- AdjournedAug 18, 2011- AdjournedSeptember 8, 2011- AdjournedSept 22, 2011 - AdjournedOct 27, 2011- AdjournedDec 6, 2011 - AApproved subject to conditions

171 Crestwood Road

B074/07 Elisa Durigon R2 and R3-H, holding zone provision subject to Exception 9(735) under By-law 1-88 as amended

The retained lands have an existing dwelling. The subject land is currently vacant and a two storey dwelling is proposed.

Convey a parcel of land marked "A" on the attached sketch for the purpose of creating a new lot, for residential purposes, together with all required easements and right-of-ways, if required, and retain the lands marked "B" on the attached sketch for residential purposes

Aug 9, 2007 - AApproved subject to conditions

161 & 163 Crestwood Ave



175 Crestwood Road

B046/07 Michael and Rose Cornacchia R2 and R3 subject to the provisions of Exception 9(735) under By-law 1-88 as amended

There is an existing one-storey single family detached dwelling located on the subject land. The retained land is currently vacant.

Convey a parcel of land for the creation of a new lot, together with all required easements and right of ways, for residential purposes, and retain the lands for residential purposes.

June 14, 2007 - AApproved subject to conditions

179 Crestwood Road

A196/08 2150740 Ontario LTD. R2 and R3 (H) There is an existing dwelling on the retained lands

To convey a parcel of land for the purposes of the ccreation of a new lot, for residential purposes , together with all required easements and right-of-ways, if required, and retain the lands for residential purposes

Aug 14, 2008 - AApproved subject to conditions

241 Crestwood Drive

B70/04, B71/04 Congregation OHR Penimi R3, residential subject to the provisions of Exception No. 9(735) . The retained lands are zoned R2, Residential

There is currently a single family detached dwelling on the retained lands

To convey parcels of land for the purpose of ccreating new lots for institutional/residential purposes, together with all required easements and right-of-ways, if required, and retain the lands for institutional/residential purposes.

Dec 2, 2004 - AdjournedJan 13, 2005 - AApproved

20 Payson Ave B039/10 N/A N/A N/A Creation of a new lot July 8, 2010 - Approved

A169/10 N/A N/A N/AVariances to Facilitate the severance of the lands July 8, 2010 - Approved

B014/86 N/A N/A N/A N/A July 16, 1986 - RefusedA22/87 N/A N/A N/A N/A April 1, 1987 - RefusedA58/87 N/A N/A N/A N/A Approved April 1, 1987B62/88 N/A N/A N/A N/A Approved July 8, 1988

20 Payson Ave

A329/13 Frank Divetta R2, Residential and R3, Residential subject to Exceptions 9(375) and 9(430)

Currently there is one residential building on the retained lands

To facilitate the severance of the total lands. This variance pertains to the subject lands.

1) Proposed lot depth is 20.658m whereas a minium of 35m is required.2) Proposed lot area 392.3 whereas a minimum of 430sm is required.

Nov 7, 2013 - AdjournedFeb 27, 2014 - AApproved subject to conditions.

A330/13 Frank Divetta R2, Residential and R3, Residential subject to Exceptions 9(375) and 9(430)


To facilitate the severance of the total lands. This variance pertains to the subject lands.

1) Proposed lot depth is 22.25m whereas a minium of 35m is required.2) Proposed lot area 7.42m whereas a minimum of 7.5m is required.

Nov 7, 2013 - AdjournedFeb 27, 2014 - AApproved subject to conditions.


ADDRESS APPLICATION # APPLICANT ZONING EXISTING USE PURPOSE OF APPLICATION DECISIONB029/13 Frank Divetta R2, Residential and R3, Residential

subject to Exceptions 9(375) and 9(430)


To convey parcel of land marked "A" on the attached sketch for the creation of a new lot for residential purposes, together with all required easements and right-of-ways, if required, and retain the lands marked "B" on the attached sketch for residential purposes

Nov 7, 2013 - AdjournedFeb 27, 2014 - AApproved subject to conditions..

Eastside Payson Avenue

A230/14, A231/14, A232/14, A233/14, A234/14

1495068 Ontario INC R2 and R3 subject to Exceptions 9(375) and 9(408)

The subject and retained lands are currently vacant. A single family detached dwelling is proposed for the subject lands.

To facilitate the severance of the total lands. This variance pertains to the subject lands and retained lands.

See Application

Aug 28, 2014 -AdjournedSept 11, 2014 - AdjournedDec 11, 2014 - RRefused

B047/14, B048/14, B049/14 & B050/14

1495068 Ontario INC R2 and R3 subject to Exceptions 9(375) and 9(408)

The subject and retained lands are currently vacant. A single family detached dwelling is proposed for the subject lands.

Convey the parcel of land marked "A" on the attached sketch for the creation of a new lot together with all required easements and right of ways, if required, and retain land marked "B" on the attached sketch for residential purposes

Aug 28, 2014 -AdjournedSept 11, 2014 - AdjournedDec 11, 2014 - RRefused



112 Royal Palm Drive

B017/14 Rocco and Maria Pisani R2 and R3, subject to Exception 9(375) and 9(408)

A single family dwelling is proposed for the subject land, construction has begun on a single family dwelling located on the retained land.

To convey a parcel of land marked "A" on the attached sketch for the creation of a new lot, together with all required easements and right of ways, for residential purposes, and retain the lands marked "B" on the attached sketch for residential purposes.

Feb 27, 2014 - AdjournedJune 12, 2014 -AdjournedJune 26, 2014- AApproved

112 Royal Palm Drive

A039/14 Rocco and Maria Pisani R2 and R3, subject to Exception 9(375) and 9(408)


To permit the construction of a three-storey single family detached dwelling and to be heard with B017/14/ and A039/14

1) Proposed lot frontage of 11.0m whereas a minium of 15m is required2) Proposed lot area 437.1 sm whereas a minium of 450 sm is required3) Proposed height of 10.2m at midpoint whereas max building height is 9.5m for a gable, hip or gambrel roof.


A040/14 Rocco and Maria Pisani R2 and R3, subject to Exception 9(375) and 9(408)


To permit the construction of a three-storey single family detached dwelling and to be heard with B017/14/ and A039/14

1) Proposed lot frontage 10.95m whereas a minium of 15m is required.2) Proposed lot area 444.9sm whereas a minium of 450sm is required.


This summary includes only applications and decisions found through Vaughan's online archives and is not a complete summary of all applications made in this area. The information listed here may contain errors and should be confirmed with the decisions issued by the City of Vaughan Committee of Adjustment.

1

Providence, Lenore

Subject: FW: B009/15 & B010/15 - Letter of Support

RECEIVED

FEBRUARY 11, 2015 Committee of Adjustment

From: Francesco DiSarra Sent: Wednesday, February 11, 2015 5:26 PM To: Wingsee Wu Subject: Fwd: COA Application for 169 Crestwood Rd Regards; Francesco Di Sarra Begin forwarded message:

From: "Joanne" <j Date: February 11, 2015 at 5:25:16 PM EST To: <[email protected]> Subject: COA Application for 169 Crestwood Rd

Could you please forward this email to the COA in Vaughan.

My name is Lee Steinberg. My family and I live at Townsgate Dr. Thornhill. There is an application to be heard for 169 Crestwood and Townsgate Dr. We are in favour of the application. The project fits in with the area. Thanks, Lee Steinberg My cell number Is

1

Providence, Lenore

Subject: FW: B009/15 and B010/15 - REQUEST FOR COMMENTS - City of Vaughan Committee of Adjustment

RECEIVED

FEBRUARY 4, 2015 Committee of Adjustment

From: Liuni, Terry On Behalf Of Development Finance Sent: Wednesday, February 04, 2015 5:39 PM To: Attwala, Pravina; Chiovitti, Mark; Coles, Todd; Providence, Lenore Subject: RE: B009/15 and B010/15 - REQUEST FOR COMMENTS - City of Vaughan Committee of Adjustment Conditions:

1. The owner shall pay of a Tree Fee, approved by Council as of the date of granting the consent. Payment is to be made by certified cheque, to the satisfaction of the City of Vaughan Development Finance and Investments Department (contact Terry Liuni to have this condition cleared).

2. The owner shall pay all taxes as levied. Payment is to be made by certified cheque, to the satisfaction of the City

of Vaughan Development Finance and Investments Department (contact Terry Liuni to have this condition cleared).

Please Note:

1. That the payment of the City Development Charge is payable to the City of Vaughan prior to issuance of a building permit in accordance with the Development Charges Act and City-wide Development Charge By-law in effect at time of payment.

2. That the payment of Region of York Development Charge is payable to the City of Vaughan prior to issuance of a

building permit in accordance with the Development Charges Act and Regional Development Charges By-laws in effect at time of payment.

3. That the payment of Education Development Charge is payable to the City of Vaughan prior to issuance of a building permit in accordance with the Development Charges Act and York Region District School Board and York Catholic District School Board Development Charges By-laws in effect at time of payment

4. That the payment of applicable Special Area Development Charges are payable to the City of Vaughan prior to issuance of a building permit in accordance with the Development Charges Act and Special Area Development Charge By-laws in effect at time of payment.

Terry Liuni Development Finance Supervisor ▪ Development Finance and Investments ▪ City of Vaughan ▪ T (905) 832-8585 X8354▪ F (905) 832-8509

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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

DATE:

February 17, 2015

TO:

Todd Coles, Committee of Adjustment

FROM:

Grant Uyeyama, Director of Development Planning

MEETING DATE:

February 26, 2015

OWNER: James L Johnston and Margaret L Johnston FILE(S):

B009/15 and B010/15

Location:

169 Crestwood Road Ward 5, Vicinity of Steeles Avenue and Bathurst Street

Proposal:

The owner proposes severing the rear of the subject lands to create two new residential lots fronting onto Townsgate Drive, and retain a residential lot fronting on to Crestwood Road. The severed and retained lands comply with the minimum lot frontage, lot area, and lot depth requirements stipulated by By-law 1-88.

Official Plan:

The subject lands are designated “Low-Rise Residential” by the new City of Vaughan Official Plan 2010 (VOP 2010), which was approved, in part, by the Ontario Municipal Board on September 30, 2014. The proposal conforms to the policies of the Official Plan.

Comments:

The Planning Department has no objection to the proposed severances. The new residential lots will maintain similar lot frontages and lot areas as other R3 Zoned properties fronting onto Townsgate Drive, and the retained lands will maintain a similar lot frontage, lot area, and lot depth as other R2 zoned properties fronting onto Crestwood Road. The 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.

Recommendation:

The Planning Department supports Consent Applications B009/15 and B010/15.

Condition(s):

None.

Report Prepared By: Gillian McGinnis, Planner Christina Napoli, Senior Planner

RECEIVED

February 17, 2015 VAUGHAN COMMITTEE

OF ADJUSTMENT

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

To: Committee of Adjustment From: Marie Kennedy, Building Standards Department Date: February 3, 2015 Name of Owner: James and Margaret Johnston Location: 169 Crestwood Road

RP 3205, Part Lot 50 File No.(s): B009/15 Zoning Classification of the Subject Lands:

The subject lands are zoned R2, Residential and R3, Residential under By-law 1-88 subject to Exception 9(735) as amended. Staff Comments: Minimum Lot Frontage for the conveyed lands = 10.5m The minimum lot frontage for the conveyed lands complies with this requirement. Minimum Lot Frontage for the retained lands = 15m The minimum lot frontage for the retained lands comply with the requirement. Minimum Lot Area for the retained lands = 450m2 The retained lands comply with this requirement. Minimum Lot Depth for the conveyed lands = 35m The conveyed lands comply with this requirement. Stop Work Orders and Orders to Comply:

None Comments for Committee of Adjustment Staff and Applicant: Section 4.4 of this application with respect to the depth and area of the retained lands is incorrect. Conditions of Approval:

1. The eight (8) sheds located on the retained and conveyed lands must be demolished.

Please note: These comments are based on a review of the documentation supplied with this application.

RECEIVED


OF ADJUSTMENT

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

To: Committee of Adjustment From: Marie Kennedy, Building Standards Department Date: February 3, 2015 Name of Owner: James and Margaret Johnston Location: 169 Crestwood Road

RP 3205, Part Lot 50 File No.(s): B010/15 Zoning Classification of the Subject Lands:

The subject lands are zoned R2, Residential and R3, Residential under By-law 1-88 subject to Exception 9(735) as amended. Staff Comments: Minimum Lot Frontage for the conveyed lands = 10.5m The minimum lot frontage for the conveyed lands complies with this requirement. Minimum Lot Frontage for the retained lands = 15m The minimum lot frontage for the retained lands comply with the requirement. Minimum Lot Area for the retained lands = 450m2 The retained lands comply with this requirement. Minimum Lot Depth for the conveyed lands = 35m The conveyed lands comply with this requirement. Stop Work Orders and Orders to Comply:

None Comments for Committee of Adjustment Staff and Applicant: Section 4.4 of this application with respect to the depth and area of the retained lands is incorrect. Conditions of Approval:

1. The eight (8) sheds located on the retained and conveyed lands must be demolished.

Please note: These comments are based on a review of the documentation supplied with this application.

RECEIVED


OF ADJUSTMENT

DATE: February 17, 2015

TO: Todd Coles, Committee of Adjustment

FROM: Steve Lysecki Development Engineering & Infrastructure Planning Services

MEETING DATE: February 26, 2015

OWNER: JAMES AND MARGARET JOHNSTON FILE(S): B009/15 RELATED FILE(S): B010/15

Location: Part of Lot 26, Concession 1 (Part of Lot 50, Registered Plan 3205), municipally known as 169 Crestwood Road, Thornhill.

Proposal: To convey the parcel of land for the creation of a new lot marked

"A" on the attached sketch, for residential purposes, together with all required easements and right-of-ways, if required, and retain land marked "B" on the attached sketch.

Minimum Lot Frontage for the conveyed lands = 10.5m

The minimum lot frontage for the conveyed lands complies with this requirement. Minimum Lot Frontage for the retained lands = 15m The minimum lot frontage for the retained lands comply with the requirement. Minimum Lot Area for the retained lands = 450m2 The retained lands comply with this requirement. Minimum Lot Depth for the conveyed lands = 35m The conveyed lands comply with this requirement.

General Description: The subject lands are located to the north of municipal road

Townsgate Drive. Road Network: The proposed lot has frontage and access to a municipal road.

The Owner shall provide a plan showing the proposed driveway access.

Water Servicing: The proposed severed and retained lots have access to the

existing 300 mm diameter watermain located on Townsgate Drive. Please note that all existing unused services shall be decommissioned. Also, water service connections that are not in place on the municipal road allowance to the property line shall be arranged for installation by the City on payment of installation costs by the owner. To initiate the installation of the service connection(s) the owner shall file an application with the Environmental and Technical Services Department of the Public

Works Department.

Stormwater Management: The proposed severed and retained lots have access to the existing 450 mm diameter storm sewer located on Townsgate Drive. The Owner/Applicant shall provide Grading Plan showing existing and proposed grades and drainage pattern.

Sanitary: The proposed severed and retained lots have access to the

existing 250 mm diameter sanitary sewer located on Townsgate Drive.

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Comments: The Development Engineering and Infrastructure Planning Services Department has no objection to Consent Application B009/15, subject to the following condition(s):

Condition(s):

1. The Owner shall provide a conceptual site grading and servicing plan for the severed lands, to the satisfaction of the Development Engineering and Infrastructure Planning Services Department. The conceptual plan should identify all existing and/or proposed services, existing and/or proposed grades and include an acceptable driveway access (with a minimum 4.5 metres curb cut at the street line, and/or in conformity with By-Law 1-88, as amended by By-Law 35-2003) for the severed lands.

DATE: February 16, 2015

TO: Todd Coles, Committee of Adjustment FROM: Tak Yin Chan

Development Engineering & Infrastructure Planning Services MEETING DATE: February 26, 2015 OWNER: JAMES AND MARGARET JOHNSTON FILE(S): B010/15 RELATED FILE(S): B009/15 Location: Part of Lot 26, Concession 1 (Part of Lot 50, Registered Plan

3205), municipally known as 169 Crestwood Road, Thornhill. Proposal: To convey the parcel of land for the creation of a new lot marked

"A" on the attached sketch, for residential purposes, together with all required easements and right-of-ways, if required, and retain land marked "B" on the attached sketch.The retained lands are intended to be further divided to create lots (refer to application no’s. B009/15).

Lot Frontage Minimum Lot Frontage for the conveyed lands = 10.5m. The minimum Lot Frontage for the conveyed lands comply with this requirement Minimum Lot Frontage for the retained lands = 15m. The minimum Lot Frontage for the retained lands comply with this requirement Lot Area Minimum Lot Area requirement for the retained lands = 450m2 The retained lands comply with this requirement.

Minimum Lot Depth requirement for the conveyed lands = 35m The conveyed lands comply with this requirement.

General Description: The subject lands are located to the north of municipal road

Townsgate Drive. Road Network: The proposed lot has frontage and access to a municipal road.

The Owner shall provide a plan showing the proposed driveway access.

Water Servicing: The proposed severed and retained lots have access to the

existing 300 mm diameter watermain located on Townsgate Drive. Please note that all existing unused services shall be

decommissioned. Also, water service connections which are not in place on the municipal road allowance to the property line shall be arranged for installation by the City on payment of installation costs by the owner. To initiate the installation of the service connection(s) the owner shall file an application with the Environmental and Technical Services of the Public Works Department.

Stormwater Management: The proposed severed and retained lots have access to the

existing 450 mm diameter storm sewer located on Townsgate

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Drive. The Owner/Applicant shall provide Grading Plan showing existing and proposed grades and drainage pattern.

Sanitary: The proposed severed and retained lots have access to the

existing 250 mm diameter sanitary sewer located on Townsgate Drive.

Comments: The Development Engineering and Infrastructure Planning

Services Department has no objection to Consent Application B010/15, subject to the following condition(s):

Condition(s):

1. The Owner shall provide a conceptual site grading and servicing plan for the severed lands, to the satisfaction of the Development Engineering and Infrastructure Planning Services Department. The conceptual plan should identify all existing and/or proposed services, existing and/or proposed grades and include an acceptable driveway access (with a minimum 4.5 metres curb cut at the street line, and/or in conformity with By-Law 1-88, as amended by By-Law 35-2003) for the severed lands.

Date: February 4, 2015 Attention: Pravina Attwala

RE: Request for Comments File No. B009/15 and B010/15 Related Files: Applicant: James and Margaret Johnston Location: 169 Crestwood Road, Thornhill

COMMENTS: (BY E-MAIL ONLY)

We have reviewed the proposed Consent Application and have no comments or objections to its approval.

We have reviewed the proposed Consent Application and have no objections to its approval, subject to the

following comments (attached below).

We have reviewed the proposed Consent Application and have the following concerns (attached below).

X

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 03-4), 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: 905-417-6900 ext. 5920 705-722-7244 ext. 31297

Fax: 905-532-4401 705-722-9040

E-mail: [email protected] [email protected]

http://inflow/formtemplate/PowerStream%20Logos/Logo%20without%20Tag%20Line.jpg

mailto:[email protected]

mailto:[email protected]

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1

Providence, Lenore

Subject: FW: B009/15 and B010/15 - REQUEST FOR COMMENTS - City of Vaughan Committee of Adjustment

From: Bilkhu, Vick [mailto:[email protected]] Sent: Monday, February 09, 2015 8:10 AM To: Providence, Lenore Subject: RE: B009/15 and B010/15 - REQUEST FOR COMMENTS - City of Vaughan Committee of Adjustment Good morning Lenore, we have reviewed the above noted applications and have no comment of objections to its approval. Thanks

From: Whitney, Karen Sent: Friday, February 06, 2015 6:51 PM To: Bilkhu, Vick Subject: FW: B009/15 and B010/15 - REQUEST FOR COMMENTS - City of Vaughan Committee of Adjustment

Karen Whitney mcip rpp | Director, Community Planning and Development Services | Planning and Economic Development Branch, Corporate Services Department

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Documents

Item # 13-14 - Vaughan · Item # 13-14 Ward #5. Form 9 . FILE NUMBERS: B009/15 AND B010/15 APPLICANTS: JAMES AND MARGARET JOHNSTON ... BES, MCIP, RPP: Manager of Development Services