Agenda - Committee of Adjustment - 20221208Town of Aurora
Committee of Adjustment
Meeting Agenda
Date:Thursday, December 8, 2022
Time:7:00 p.m.
Location:Video Conference
Aurora Council and Committee meetings are live streamed on the Town’s YouTube Channel. For
information on how to participate in this meeting please visit aurora.ca/participation.
Pages
1.Call to Order
2.Land Acknowledgement
3.Approval of the Agenda
That the Agenda as circulated by the Secretary-Treasurer be approved.
4.Declarations of Pecuniary Interest and General Nature Thereof
5.Receipt of the Minutes
5.1 Committee of Adjustment Meeting Minutes of November 10, 2022,
Meeting Number 22-11
That the Committee of Adjustment Minutes from Meeting Number 22-11
be adopted as circulated.
6.Presentation of Applications
6.1 MV-2022-40 - Hilsenteger - 3 Jarvis Avenue (*Application deferred at the
request of the applicant)
6.2 MV-2022-41- Kohan - 5 Corbett Cres (*Application deferred at the request
of the applicant)
6.3 MV-2022-39 -Armes - 78 Centre street 1
6.4 MV-2022-42 - Jeffs - 23 Hawthorne Lane 16
6.5 MV-2022-46 - Torabi - 52 Child Dr 22
6.6 MV-2022-43 - Pazienza- 49 Jasper Drive 36
6.7 MV-2022-47- 2815503 Ontario Ltd- 32 Don Hillock Dr 50
7.New Business
8.Adjournment
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 2 -39
_______________________________________________________________________________________
Subject: Minor Variance Application
Stephen Armes
78 Centre Street
MV-2022-39
Prepared by: Sean Lapenna, Planner
Department: Planning and Development Services
Date: December 8, 2022
_______________________________________________________________________________________
Application
The applicant is requesting relief from the Town’s Comprehensive Zoning By-law 6000-
17, as amended, to facilitate the development of a one-storey, single vehicle detached
garage with a Gross Floor Area of approximately 300.0 ft² (28.0 m²) and a building height
of 13.0 ft (3.84 m). The garage is proposed to be constructed atop of the existing driveway
on the property and along the west side property line.
PROPOSED VARIANCE
The following relief from the requirements of the Town’s Zoning By-law 6000-17, as
amended, is requested:
a) Section 7.2 of the Zoning By-law requires a minimum interior side yard setback of
1.2 metres. The applicant is proposing a detached garage, which is 0.28 metres to
the interior side property line.
Background
Subject Property and Area Context
The subject lands are municipally known as 78 Centre Street and are located north of
Wellington Street East, east of Yonge Street and on the north side of Centre Street. The
subject lands currently accommodate an existing two storey single-detached dwelling
Page 1 of 63
December 8, 2022 2 of 9 Report No. MV-2022-39
with an outdoor in-ground swimming pool, three sheds, a gazebo, as well as a mature tree
located in the front yard.
The subject lands have an approximate lot area of 1,114.21 m² (11,994.0 ft²) and a lot
frontage of 20.19 m (66.25 ft).
78 Centre Street is located within the Town of Aurora’s Northeast Old Aurora Heritage
Conservation District. In the event of Minor Variance approval, the owner would be
required to obtain a future approval in the form of a Heritage permit for the exterior
alterations and new construction of the proposed detached garage.
Official Plan
The subject property is designated ‘Stable Neighbourhoods’ by the Town of Aurora
Official Plan. Stable Neighbourhoods are to be protected from incompatible forms of
development, but are permitted to evolve over time. All new development shall be
compatible with its surrounding context.
Zoning
The subject lands are zoned R7 (Special Mixed Density Residential Zone) by the Town of
Aurora Zoning By-law #6000-17, as amended, which permits Accessory Structures such
as Detached Garages.
Preliminary Zoning Review
A Preliminary Zoning Review (PZR) has been completed by the Building Division. The PZR
identified the required variance, and no other non-compliance was identified.
Applicant’s stated reasons(s) for not complying with the Zoning By-law
The applicant is proposing a 25 x 12 detached garage where one corner of garage has a
0.28 m distance to the property line (as per the initial review the By-law requires 1.2 m,
the applicant strongly believe this is minor and can propose such development).
Planning Comments
Planning staff have reviewed the requested variance as per the four tests in section 45(1)
of the Planning Act.
a) The proposed variance meets the general intent and purpose of the Official Plan.
The intent of the ‘Stable Neighbourhoods’ designation is to ensure that all new
development will be protected from incompatible forms of development and, at the same
time, are permitted to evolve and be enhanced over time.
Page 2 of 63
December 8, 2022 3 of 9 Report No. MV-2022-39
The Official Plan requires new development and site alterations to be sympathetic to the
form and character of abutting existing residential development and to be compatible
with regard to building scale and urban design. Staff are of the opinion that the proposal
is compatible with the built form in the neighbourhood.
It is therefore the opinion of Planning staff that the proposed variance maintains the
general intent of the Official Plan.
b) The proposed variance meets the general intent and purpose of the Zoning By-law.
The subject lands are zoned ‘R7 (Special Mixed Density Residential Zone)’ by the Town of
Aurora Zoning By-law #6000-17, as amended where accessory structures such as
Detached Garages are permitted.
The purpose of setback requirements under the by-law is to ensure that adequate
separation is provided between buildings on abutting properties. The neighbouring
property located to the west (74 Centre Street) previously received approval to permit the
construction of a double duplex. Staff note that the approved plans for the duplex building
at 74 Centre Street has a minimum 2.50 m side yard setback along the mutually shared
side yard property line.
As such, a combined separation distance between the two buildings on each property at
it’s closest point will be 2.78 m, thus resulting in an adequate separation distance between
the two buildings, as the by-law intends.
Based on the above staff are of the opinion that the requested variance meets the general
intent and purpose of the zoning by-law.
c) The variance is considered desirable for the appropriate development or use of the land.
Planning Staff note that several of the neighbouring properties in the immediate vicinity
also have existing detached garages located along their side yards (including the
neighbouring property located to the east, at 82 Centre Street). As such, staff consider
the garage as proposed to be consistent with this existing built form in the surround ing
area.
The Town’s Engineering Services Division is looking to confirm that the existing drainage
pattern will be maintained. In addition to this, they are also looking to confirm that the
proposed site works will not result in any adverse impacts on neighbouring properties.
They also require confirmation as to where the proposed garage eaves will outlet, to
ensure that storm water is not discharged directly onto adjacent properties.
As such, Engineering Services has included conditions of approval requiring the owner to
submit a detailed lot grading and drainage plan (including erosion and sediment control
Page 3 of 63
December 8, 2022 4 of 9 Report No. MV-2022-39
measures) as well as a section plan, confirming the proposed garage overhang and gutter
in relation to the side yard property line.
Given the conditions imposed by Engineering Services, nature, scale and location of the
garage, staff have no concerns.
Based on the above, staff consider the requested variance to be desirable for the
appropriate development and use of the lands.
d) The variance is considered to be minor in nature.
Staff note that the setback distance of 0.28 m to the side yard property line applies only
to the north-west corner of the detached garage and that the separation distance between
the garage and property line gradually increases from north to south.
The submitted plans also reflect that there will be no windows located on the west side
of the detached garage, facing the neighbouring property. Windows have only been
placed on the east side of the garage, facing the rear yard of the subject property. As
such, staff are of the opinion that any potential impacts in regards to privacy have been
mitigated.
Although the proposed garage is located closer to the side yard property line than the by-
law permits, staff are of the opinion that the garage is not considered to be visually
obtrusive. Finally, the garage is non-habitable space and is intended to be used for
storage purposes only.
Based on the above, staff considers the variance to be minor in nature.
The minor variance application was circulated internally and to external agencies for
review and comment. The following comments were provided:
Additional Comments
The minor variance application was circulated internally and to external agencies for
review and comment. The following comments were provided:
Department / Agency Comments Provided
Engineering Services Engineering Division has reviewed the above noted
application and offer our comments as follows:
1. Detailed lot grading and drainage plan (including
erosion and sediment control measures) in
accordance with the Town’s grading criteria shall be
submitted for review and information. The said plans
Page 4 of 63
December 8, 2022 5 of 9 Report No. MV-2022-39
shall demonstrate that the existing drainage pattern
will be maintained, and the proposed site works will
not cause any adverse impacts on the neighbouring
properties. The plans shall show where the proposed
garage eaves will outlet and to ensure that the storm
water is not discharged directly onto the adjacent
properties.
2. It appears that the proposed garage overhang and
gutter encroach to the neighbour property. Please
provide a section plan showing the proposed garage
overhang, gutter and the property line offsets for our
information.
Building Division Preliminary Zoning Review conducted. No comments
provided specifically on the application at the time of writing
of this report.
Accessibility Advisor No comments provided at the time of writing of this report.
Traffic Analyst No comments provided at the time of writing of this report.
Operational Services – Parks We have reviewed the documentation for the property
associated with the above noted application.
The application does not reference impact to existing trees,
however there are trees situated on the subject
property/adjacent property that may require removal and/or
may be impacted by excavation or disturbance due to
construction of garage.
In view of the above staff recommend that the Committee
impose conditions if this application is approved. Please see
Appendix ‘A’ for recommended conditions of approval.
Operational Services – Public
Works
No comments provided at the time of writing of this report.
Central York Fire Services No comments provided at the time of writing of this report.
The Regional Municipality of
York
The Regional Municipality of York has completed its review
of the above minor variance and has no comment.
Lake Simcoe Region
Conservation Authority
The LSRCA will not be providing formal comments nor will we
be collecting an LSRCA review fee. The subject application
does not warrant a technical review as it pertains to natural
heritage, or contain lands which are regulated by the LSRCA
Alectra Utilities We have reviewed the proposed Variance application and
have no objections to its approval, subject to the following
comments:
Page 5 of 63
December 8, 2022 6 of 9 Report No. MV-2022-39
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
Hydro One No comments provided at the time of writing of this report.
Public Correspondence
One written submission was received at the time of writing of this report. The following
is a summary of the comments received:
- A neighoubouring resident provided a written submission stating they are satisfied
with the proposed variance and have no concerns. After reviewing the application,
the written submission stated that the proposed variance is appropriate and
should be approved.
Should additional written submissions be received after the writing of this report, the
Secretary Treasurer will provide the submission(s) to Committee members at the
meeting.
Page 6 of 63
December 8, 2022 7 of 9 Report No. MV-2022-39
Conclusion
Planning staff have reviewed the application with respect to the Section 45(1) of the
Planning Act, R.S.O, 1990, c.P.13, as amended, and recommend approval subject to
conditions of approval. The onus is ultimately on the applicant to demonstrate why they
should be granted relief from the requirements of the zoning by-law and how they satisfy
the four tests of the Planning Act for the granting of minor variance approval.
Conditions of approval have been attached as Appendix ‘A’ should Committee wish to
issue Minor Variance approval.
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ - Site Plan & Elevations
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2022-39 be
approved by the Committee of Adjustment:
Page 7 of 63
December 8, 2022 8 of 9 Report No. MV-2022-39
1. That the variance only applies to the subject property, in substantial conformity
with the plan(s) attached as ‘Appendix B’ to this Staff Report and dated October
17, 2022 to the satisfaction of the Director of Planning and Development Services.
2. That the owner provide a detailed lot grading and drainage plan (including erosion
and sediment control measures) in accordance with the Town’s grading criteria,
demonstrating that the existing drainage pattern will be maintained, and that the
proposed site works will not cause any adverse impacts on the neighbouring
properties. The plan shall show where the proposed garage eaves will outlet and
to ensure that the storm water is not discharged directly onto the adjacent
properties, to the satisfaction of the Director of Planning and Development
Services.
3. That the owner provide a section plan showing the proposed garage overhang,
gutter and the property line offsets, to the satisfaction of the Director of Planning
and Development Services.
4. That the owner may be required to provide an Evaluation Report prepared by a
Certified Arborist or Professional Registered Forester outlining all aspects of the
impacts that this proposal will have on existing and current remaining vegetation,
The report shall include recommendations and an action plan on the mitigation of
negative effects to vegetation , during and post construction periods as well as
measures aimed at tree health care and protection for trees effected by the project
and any remaining trees in the vicinity of the project that require applicable
maintenance.
5. In addition the report shall include a schedule of monitoring the ongoing site work
through a series of scheduled site visits by the Arborist / Forester during and post
construction to ensure the vegetation preservation measures remain in
compliance throughout the project, each site visit to be documented and any
resulting action items required by the Arborist /Forester shall be implemented and
confirmed on site forthwith by the Arborist /Forester following each visit.
6. The owner may be required to provide vegetation compensation and a replanting
plan in accordance with the Town of Aurora TREE REMOVAL/PRUNING AND
COMPENSATION POLICY to the satisfaction of the Director of Operational
Services as compensation for trees removed to facilitate construction.
Compensation planting shall be completed prior to release of the financial
securities.
7. The owner shall agree to comply with the Aurora Tree Permit By-law # 5850 -16
prior to the removal of any trees on the property.
Page 8 of 63
December 8, 2022 9 of 9 Report No. MV-2022-39
8. The owner shall agree to provide financial securities based on the total value of
the Tree Compensation evaluation and all Arboriculture works as defined by the
Town and the Owners Arborist/ Forester. To the satisfaction of the Director of
Parks and Recreation.
9. All of the above shall be included as terms and conditions in a Letter of
Undertaking with the Town of Aurora to guarantee compliance with the Conditions
of Approval and all related site works
Page 9 of 63
78 Centre St Aurora, ON L4G 1J8
----------------------------------------------------------------------------------------
DRAWING LIST: SURVEY PROVIDED (FOR REFERENCE ONLY)
A00 Cover Page
A01 Site Plan
A02 Garage Layout
A03 East & North Elevations
A04 West & South Elevations
A05 Sections/Detail
PROPOSED NEW GARAGE
NEW PROPOSED
GARAGE
CONCRETE SLAB
ATTACHED TO
POOL SLAB
10" BOARD & BATTEN FINISH
2X6 WALLS CONSTUCTION
15645 BAYVIEW AVE, ON, AURORA,L4G 0S3
Scale
Project Name
Date
Drawn by
Checked by
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1 : 96
2022-10-17 6:42:44 PMA00
Cover Page
78 Center St
78 Centre St Aurora, ON L4G 1J8
Proposing New Garage
ASE+J INC
E.J
2 3D VIEW
No.Description Date
Oct. 17, 2022DATE:
TOWN OF AURORA
PLANNING AND DEVELOPMENT SERVICES
Development Planning Division
RECEIVED
1SUBMISSION No.
Page 10 of 63
GARAGE
Door and window positioned may have
a ± 4" tolerance aproximate.
Location to be coordinated on site
New shed walls 10" Board & batten finish,
2x6 construction walls with drywall finished 28 cm28366762
CENTER LINE OF PAVEMENTCONCRETE SIDEWALKEXISTING
POOL
IRON FENCECURB83 cm83366SCOPE OF THE JOB 435SETBACKFRONT SETBACK
3870 cm
3870
EXISTING REAR SETBACK
3135 cm
3135
NEW REAR SETBACK
NEW
SETBACK
SETBACK235NEW CONSTRUCTION WALLS
(BOARD AND BATTEN FINISH)
WINDOWS AND DOORS MAY BE
RESIZED AND COORDINATED ON SITE
15645 BAYVIEW AVE, ON, AURORA,L4G 0S3
Scale
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Date
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1 : 150
2022-10-17 6:42:45 PMA1
Site Plan
78 Center St
78 Centre St Aurora, ON L4G 1J8
Proposing New Garage
M.A
E.J
LOT AREA 1114.21 SQM
EXISTING PROPOSED
LOT COVRAGE 35 % AS PER ZONING BY LAW # 6000-17
HOUSE
INTERIOR SIDE YARD 0.28 M
HEIGHT 10 M ZONING BY LAS REQ
35% AS PER
BY LAW
ZONING INFORMATION AS PER ZBA # 6000-17
ZONING INFORMATION
THE SUBJECTED PROPERTY ZONE IS AS -R7
10.15 %
113.20 SQM
GARAGE
TOTAL COVRAGE
2.51 %
28 SQM
14.58 %
162.50 SQM
SETBACK PROPOSED ON
GARAGE SIDE
FRONY SETBACK
REAR SET BACK
INTERIOR SIDE YARD
EXISTING SHED/S 1.92 %
21.30 SQM
1.5 M ZONING BY LAW REQ
4.35 M-EXISTING
31.35 MSETBACK PROPOSED ON
REAR38.70 M-EXISTING
7.5 M ZONING BY LAW REQ
EXISTING -NO TOUCH
EXISTING -NO TOUCH
EXISTING -NO TOUCH
No.Description Date
2 PERSPECTIVE
Oct. 17, 2022DATE:
TOWN OF AURORA
PLANNING AND DEVELOPMENT SERVICES
Development Planning Division
RECEIVED
1SUBMISSION No.
Page 11 of 63
2
A5
A A
B B
2
2
1
1
762 366762
36691135322323Door and window positioned may have
a ± 4" tolerance aproximate.
Location to be coordinated on site
New shed walls 10" Board & batten finish,
2x6 construction walls with drywall finished
3
A5 279LINTEL
2/38x286
LINTEL
2/38x286
LINTEL
2/38x286 LINTEL2/38x286LINTEL2/38x286A
B
2
2
1
1
3
A5
38x89 Roof Rafter @ 400 .O.C
40 40 40 40 40 40 40 40 40
38x89 Ridge Board
Wall Ties 38x89 Framing @ 1200 O.C
120 120 120 120 120
Gutter
Facial
Garage Door Lintel
2/38x286
15645 BAYVIEW AVE, ON, AURORA,L4G 0S3
Scale
Project Name
Date
Drawn by
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As indicated
2022-10-17 6:42:45 PMA2
Garage & Roof
Layout
78 Center St
78 Centre St Aurora, ON L4G 1J8
Proposing New Garage
M.A
E.J
1 : 501Garage Plan
No.Description Date
1 : 482RCP-ROOF
Oct. 17, 2022DATE:
TOWN OF AURORA
PLANNING AND DEVELOPMENT SERVICES
Development Planning Division
RECEIVED
1SUBMISSION No.
Page 12 of 63
RCP-ROOF
7
OVERHANG
305
ROOF RIDGE
391
AB
342
29838491
NEW CONSTRUCTION WALLS
10" BOARD AND BATTEN FINISH
577
1000
33
O.HO.H
33
ROOF TO BE DESIGN AS PER OBC
AND PROPER SNOW LOAD
75mm POURED CONCRETE
SLAB
3
A5
366
RCP-ROOF
7
OVERHANG
305
2
A5
ROOF RIDGE
391
2 1
[No Slope]
741
298384NEW CONSTRUCTION WALLS
10" BOARD AND BATTEN FINISH
ROOF TO BE DESIGN AS PER OBC
AND PROPER SNOW LOAD
33 33
O.H O.H
762
15645 BAYVIEW AVE, ON, AURORA,L4G 0S3
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1 : 50
2022-10-17 6:42:46 PMA3
East & North
Elevations
78 Center St
78 Centre St Aurora, ON L4G 1J8
Proposing New Garage
M.A
E.J1 : 501East
1 : 502North
No.Description Date
Oct. 17, 2022DATE:
TOWN OF AURORA
PLANNING AND DEVELOPMENT SERVICES
Development Planning Division
RECEIVED
1SUBMISSION No.
Page 13 of 63
RCP-ROOF
7
OVERHANG
305
2
A5
ROOF RIDGE
391
21
[No Slope]
741
NEW CONSTRUCTION WALLS
10" BOARD AND BATTEN FINISH
ROOF TO BE DESIGN AS PER OBC
AND PROPER SNOW LOAD
33 33
O.H O.H
91
15291
15291
152512130298384762
RCP-ROOF
7
OVERHANG
305
ROOF RIDGE
391
A B
NEW CONSTRUCTION WALLS
10" BOARD AND BATTEN FINISH
ROOF TO BE DESIGN AS PER OBC
AND PROPER SNOW LOAD
342
33 33
577
1000
O.H O.H
2983843
A5
SLAB EDGE
366
15645 BAYVIEW AVE, ON, AURORA,L4G 0S3
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Date
Drawn by
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1 : 50
2022-10-17 6:42:46 PMA4
West & South
Elevations
78 Center St
78 Centre St Aurora, ON L4G 1J8
Proposing New Garage
M.A
E.J
1 : 501South
1 : 502West
No.Description Date
Oct. 17, 2022DATE:
TOWN OF AURORA
PLANNING AND DEVELOPMENT SERVICES
Development Planning Division
RECEIVED
1SUBMISSION No.
Page 14 of 63
RCP-ROOF
7
A
1000
1000
75mm POURED CONC. SLAB
52 MPa & 28 DAYS
5%-8% AIR ENTRAIMENT
OPTIONAL WWM REINFORCINS
100mm COMPACTED
GRANULAR FILL
WOOD SILL PLATE FASTENED TO
FOUNDATION WALL W/MINIMUN
12.7mm DIAMETER ANCHOR BOLTS
EMBEDDED MIN. 100mm IN CONCRETE
@2400mm O.C. MAX. & PROVIDE
CAULKING OR GASKET BETWEEN
PLATE & FOUNDATION WALL
30
BEAR ON
UNDISTURBED
SOIL522X6 PLY
1/2" P.T PLYWOOD
BOARD & BATTEN FINISH
EX. POOLCONCRETE PATH
RCP-ROOF
7
OVERHANG
305
ROOF RIDGE
391
A5
1
A B
ROOF TO BE DESIGN AS PER OBC
AND PROPER SNOW LOAD
342
577
1000
308
211107
33 33
15251O.H O.H
2983842x6 walls construction
366
425
38x89 Ridge Board
RCP-ROOF
7
OVERHANG
305
ROOF RIDGE
391
21
741
[No Slope]
2x6 construction walls
10" board and batten finish drywall inside
762
823
ROOF L
15645 BAYVIEW AVE, ON, AURORA,L4G 0S3
Scale
Project Name
Date
Drawn by
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Address
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Phone
Fax
e-mail
Consultant
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As indicated
2022-10-17 6:42:46 PMA5
Sections/Detail
78 Center St
78 Centre St Aurora, ON L4G 1J8
Proposing New Garage
M.A
E.J
1 : 201salb detail
1 : 502Section 1
1 : 503Section 2
No.Description Date
Wall Ties 38x89 Framing
@ 1200 O.C
Roof Rafter Table
Oct. 17, 2022DATE:
TOWN OF AURORA
PLANNING AND DEVELOPMENT SERVICES
Development Planning Division
RECEIVED
1SUBMISSION No.
Page 15 of 63
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 2 -42
_______________________________________________________________________________________
Subject: Minor Variance Application
Jeffs
23 Hawthorne Lane
Plan 597 Lot 16
File: MV-2022-42
Prepared by: Rosanna Punit, Planner
Department: Planning and Development Services
Date: December 8, 2022
_______________________________________________________________________________________
Application
The applicant is requesting relief from the requirements of the Town’s Comprehensive
Zoning By-law 6000-17, as amended, to recognize an existing rear yard storage shed.
PROPOSED VARIANCE
The following relief is being requested:
a) Section 7.2 of the Zoning By-law requires a minimum interior side yard of 3.0
metres. The applicant is proposing a storage shed, which is 1.0 metres to the
interior property line.
Background
Subject Property and Area Context
The subject property is located on the south side of Hawthorne Lane, a two-storey
dwelling is located on the property, with attached garage. There is a swimming pool
located in the rear yard. The storage shed is located within the rear yard, in the south east
corner of the property. There is mature vegetation within the east interior side yard that
appear to abut both properties (23 & 21 Hawthorne Lane). The property has an
approximate area of 934 m2 (10,000 sq ft) and an approximate lot frontage of 22m (72
ft).
Page 16 of 63
December 8, 2022 2 of 5 Report No. MV-2022-42
Proposal
The owner applied for a building permit in 2019. The building permit was not completed
in 2019, as side yard setbacks were not provided on the plans submitted, a Notice of
Refusal was sent to the owner in 2019 requesting this information in order to proceed
with the Building permit.
In September 2022, a Town Building Inspector followed up on the Notice of Refusal and
confirmed that the storage shed had been built. The inspector requested the missing
information to be provided (side setbacks) to proceed with the building permits
process.
Official Plan
The subject property is designated “Stable Neighbourhoods” by the Town of Aurora’s
Official Plan, which seeks to ensure that residential neighbourhoods are protected from
incompatible forms of development, while allowing the neighbourhoods to be enhanced
over time. Further, the Stable Neighbourhoods designation provides for single detached
dwellings as a permitted use.
Zoning
The property is zoned R2(2) “Detached Second Density Residential Zone, Exception Two”.
Exception two refers to minimum lot area and lot frontage requirements.
Preliminary Zoning Review
A Preliminary Zoning Review (PZR) has been completed by the Town of Aurora’s
Building Division. The PZR identified the required variance, and no other non-compliance
was identified.
Applicant’s stated reason(s) for not complying with the Zoning By-law
As stated on the application form, “we have a drainage ditch that would prevent if from
being built. The grade would be too steep to drive my lawn tractor into the shed. I don’t
want to impede the water flow at the bottom of the garden”.
Planning Comments
Planning Staff have evaluated Minor Variance Application MV- 2022-42 pursuant to the
prescribed tests as set out in Section 45(1) of the Planning Act, as follows:
a) The proposed variance meets the general intent of the Official Plan
Page 17 of 63
December 8, 2022 3 of 5 Report No. MV-2022-42
The intent of the Official Plan is to ensure neighbourhoods are protected from
incompatible forms of development, while allowing the neighbourhoods to be enhanced
over time. The Official Plan states that new development abutting existing residential
development shall be sympathetic to the form and character of existing development.
Staff are of the opinion that the general intent of the Official Plan is being maintained.
b) The proposed variance meets the general intent of the Zoning By-law
The intent of the side yard setback provision is to ensure that appropriate and adequate
spacing between buildings is provided for privacy, landscaping, access, and drainage.
The applicant is requesting an (east) interior side yard setback of 1.0m (3 ft) whereas
the Zoning By-law requires an interior side yard setback of 3.0 (9.8 ft), relating to an
existing storage shed. There is an existing hedge located on the east side of the
property line, which provides for privacy of the abutting neighbour. Staff note that the
storage shed is located on slightly higher ground, due to the grading of the lands. Large
armour stone has been placed on the north side of the storage shed.
Engineering Staff have provided comments stating, no objections to the variance
provided that the stormwater (drainage) from the proposed site works will not cause
any adverse impacts on the neighbouring properties.
There have been no complaints to the Town regarding drainage issues.
Staff are of the opinion that the requested variance is in keeping with the intent of the
Zoning By-law and provides for privacy, spacing between dwellings and drainage of the
lands.
c) The proposed variance is considered desirable for the appropriate development of the
land
Staff are of the opinion that the storage shed does not negatively impact the existing
neighbourhood character. Staff are of the opinion that the requested variance is
desirable for the appropriate development of the land.
d) The proposed variance is considered minor in nature
The storage shed is considered moderate in scale and the requested variance is not
anticipated to result in any negative impacts to the neighbourhood or abutting
properties. As such, Staff are of the opinion that the requested variance is minor in
nature.
Page 18 of 63
December 8, 2022 4 of 5 Report No. MV-2022-42
Additional Comments
The minor variance application was circulated to Town Department/Divisions and to
external agencies for review and comment. The following comments were provided:
Department or Agency
Comments
Building Division Preliminary Zoning Review was completed October
14, 2022.
Engineering Division
We have reviewed the above noted application and
have no objections to it provided that the
stormwater (drainage) from the proposed site works
will not cause any adverse impacts on the
neighbouring properties (dated: November 22, 2022)
Operational Services (Parks)
We have reviewed the documentation for the
property associated with the above noted
application and have no formal comments (dated
November 25, 2022).
Operational Services
(Public Works)
No comments received at the time of writing this
report.
Central York Fire Services No comments received at the time of writing this
report.
York Region Comments provided stating no comment (dated:
November 22, 2022)
LSRCA
Not commenting on application as it is located
outside the area governed by O. Reg. 179/06 under
the Conservation Authorities Act (dated: November
11, 2022).
Alectra
Application has been received with no objections to
its approval, subject to the following comments:
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.
Page 19 of 63
December 8, 2022 5 of 5 Report No. MV-2022-42
Department or Agency
Comments
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. (dated: November 15,
2022).
Public Correspondence
Written submissions were not received at the time of writing of this report. Should written
submissions be received after the writing of this report, the Secretary Treasurer will
provide the submission(s) to Committee members at the meeting.
Conclusion
Planning staff have reviewed the application with respect to the Section 45(1) if the
Planning Act, R.S.O, 1990, c.P.13, as amended, and are of the opinion that the requested
variance meets the four tests of the Planning Act for granting of minor variances . Staff
recommend approval of the requested variance.
Page 20 of 63
PR20191193 Oct. 14, 2022
TOWN OF AURORA
PLANNING & DEVELOPMENT SERVICES
BUILDING DIVISION
PERMIT NO.: DATE:
PRELIMINARY ZONING REVIEW
Hana HossainAPPROVED BY:
Oct. 19, 2022DATE:
TOWN OF AURORA
PLANNING AND DEVELOPMENT SERVICESDevelopment Planning Division
RECEIVED
Page 21 of 63
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 2 -46
_______________________________________________________________________________________
Subject: Minor Variance Application
Torabi
52 Child Drive
PLAN 514 LOT 404
File: MV-2022-46
Prepared by: Rosanna Punit, Planner
Department: Planning and Development Services
Date: December 8, 2022
_______________________________________________________________________________________
Application
The applicant is requesting relief from the Town’s Comprehensive Zoning By-law 6000-
17, as amended, to facilitate a new two storey dwelling. The proposed two storey
dwelling has a total GFA of approximately 370m2 (4,000 ft2), inclusive of garage. The
garage is proposed to be fronting onto Baldwin Road.
PROPOSED VARIANCE
The following relief is being requested:
a) Section 7.2 of the Zoning By-law requires a minimum exterior side yard setback of
6.0 metres. The applicant is proposing a two storey detached dwelling with an
attached garage (proposed variance relates to the garage portion only), which is
4.1 metres to the exterior side property line; and
b) Section 24.497.3.2 of the Zoning By-law requires a minimum interior side yard
setback of 3.0 metres beyond the main rear wall of the adjacent dwelling. The
applicant is proposing a two storey detached dwelling, which is 1.5m to the interior
side property line.
Page 22 of 63
December 8, 2022 2 of 8 Report No. MV-2022-46
Background
Subject Property and Area Context
The subject property, municipally known as 52 Child Drive, is generally located west of
Yonge Street and north of Henderson Drive. The property is located on the north side of
Child Drive. The subject property is a corner lot located at the north-west corner of Child
Drive and Baldwin Drive, within the Regency Acres Stable Neighbourhood Area. The
subject property has a lot area of approximately 718m2 (7,729 ft2) and a lot frontage of
approximately 18m (60 ft). The surrounding neighbourhood is in transition and is
generally characterized by one and two storey dwellings, with instances of new infill
development.
The subject property currently contains a one-storey detached dwelling with attached
garage. A row of mature cedar trees are located at the rear property line. The property
also contains a swimming pool in the rear yard and gazebo. There are two sheds
located within the east side yard. There is a mature tree in the front yard which is
proposed to be protected during construction.
Official Plan
The subject property is designated “Stable Neighbourhoods” by the Town of Aurora’s
Official Plan, which seeks to ensure that residential neighbourhoods are protected from
incompatible forms of development, while allowing the neighbourhoods to be enhanced
over time. Further, the Stable Neighbourhoods designation provides for single detached
dwellings as a permitted use.
Zoning
The subject property is zoned “R3-SN (497)” (Detached Third Density Residential
Exception 497 Zone) by Zoning By-law 6000-17, as amended, which permits single
detached dwellings.
The subject property is subject to the Town’s Stable Neighbourhood zoning provisions
and the proposed development is subject to Site Plan Approval as per By-law 6106-18,
as amended. A Site Plan Application has been submitted to the Town and is currently
under review.
Preliminary Zoning Review
A Preliminary Zoning Review (PZR) has been completed by the Town of Aurora’s
Building Division. The PZR identified the required variances and no other non-
compliance was identified.
Page 23 of 63
December 8, 2022 3 of 8 Report No. MV-2022-46
Applicant’s stated reason(s) for not complying with the Zoning By-law
As stated on the application form, “Exterior side yard setback is large at 6m, we
compiled with house, only asking for single storey garage to be setback”
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2022-46 pursuant to the
prescribed tests as set out in Section45(1) of the Planning Act, as follows:
a) The proposed variances meet the general intent of the Official Plan
The intent of the Official Plan is to ensure that residential neighbourhoods are protected
from incompatible forms of development, while allowing the neighbourhoods to be
enhanced over time. The Regency Acres Neighbourhood is generally characterized by
one to two storey dwellings. The Official Plan states that new development abutting
existing residential development shall be sympathetic to the form and character of
existing development with regards to building scale and urban design. A Site Plan
Application is currently under review by Planning staff where matters relating to site and
building design, etc. will be addressed. Staff are of the opinion that the requested
variance will facilitate the development of a new dwelling that is compatible with and
generally in keeping with the low-density residential form and character of the
neighbourhood.
b) The proposed variances meet the general intent of the Zoning By-law
The intent of the interior and exterior side yard setback provision is to ensure that
appropriate and adequate spacing between buildings is provided for privacy, landscaping,
access, and drainage.
The applicant is requesting a 4.1 metre (13 ft) exterior side yard setback (west side of
the property), which relates to the garage portion only, whereas 6.0m (20ft) is required as
per the Zoning By-law, as amended. 52 Child Drive is a corner lot, the garage is proposed
to be fronting onto Baldwin Road. The proposed driveway for 52 Child Drive will closely
line up with the dwelling located at 8 Baldwin Road.
Given the applicant complies with the rear yard setback and there are existing mature
cedar trees at the rear property line, staff are of the opinion that that decreased exterior
side yard setback maintains privacy of the abutting property (52 Johnson Road) and does
not negatively affect the overall streetscape of the neighbourhood.
Page 24 of 63
December 8, 2022 4 of 8 Report No. MV-2022-46
The proposed (east) interior side yard setback of 1.5m relates specifically to the
extension of the proposed dwelling beyond the neighbouring dwelling at 50 Child Drive.
The current sheds on the property within the east side yard have an approximate side
setback of 1.2m (4 ft). The new dwelling at 52 Child Drive is proposed to be 1.5m (5 feet)
interior side setback, staff are of the opinion that this provides increased privacy than
what is currently on the property.
The new dwelling at 52 Child Drive extends approximately 2.74m (9 ft) from the
neighbouring dwelling (50 Child Drive). The proposed dwelling at 52 Child Drive does not
have any side entrances within the interior side yard setback, adding to privacy of the
abutting property. There is a window proposed to be located on the ground floor of 52
Child Drive, staff are of the opinion, that the property fence would provide for privacy of
this window.
Staff are of the opinion that the requested variances meets the general intent of the
Zoning By-law and has minimal impacts on the streetscape and privacy of the abutting
properties.
c) The proposed variances is considered desirable for the appropriate development of the
land
The neighbourhood of Regency Acres is currently a neighbourhood in transition with
instances of new infill dwellings that are two storeys with attached garages. Staff are
of the opinion that the requested exterior and interior side yard setback are appropriate
for the development of the land. Staff are of the opinion that the variances are desirable
and does not adversely affect the overall neighbourhood character.
d) The proposed variances are considered minor in nature
The proposed dwelling is considered moderate in scale and are not anticipated to result
in any negative impacts to surrounding properties or the neighbourhood. As such, Staff
are of the opinion that the requested variances are minor in nature.
Page 25 of 63
December 8, 2022 5 of 8 Report No. MV-2022-46
Additional Comments
The minor variance application was circulated to Town Department/Divisions and to
external agencies for review and comment. The following comments were provided:
Department or Agency
Comments
Building Division Preliminary Zoning Review was completed on
November 10, 2022.
Engineering Division We have reviewed the application and have no
objections. (dated: November 15, 2022)
Operational Services (Parks)
We have reviewed the documentation for the
property associated with the above noted
application and have no formal comments as these
are being addressed with through Stable
Neighbourhood Application SPR 2022-21 (dated:
November 24, 2022).
Operational Services
(Public Works)
No comments received at the time of writing this
report.
Central York Fire Services No comments received at the time of writing this
report.
York Region Comments provided stating no comments with
proposed application (dated: November 22, 2022)
Transportation
We advise the proponent that any vehicles parked on
the driveway that extend over the municipal right-of-
way (i.e. future sidewalk or the travelled portion of
Baldwin Road), may be subject to tagging and
towing from Town of Aurora By-law Services.
(dated: November 16, 2022).
LSRCA
Not commenting, as the application does not
warrant technical review as it pertains to natural
heritage, or contain lands which are regulated by the
LSRCA (dated: November 11, 2022).
Alectra
Application has been received with no objections to
its approval, subject to the following comments:
All proposed billboards, signs, and other structures
associated with the project or plan must maintain
Page 26 of 63
December 8, 2022 6 of 8 Report No. MV-2022-46
Department or Agency
Comments
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.
(dated: November 15, 2022)
Public Correspondence
Written submissions were not received at the time of writing of this report. Should written
submissions be received after the writing of this report, the Secretary Treasurer will
provide the submission(s) to Committee members at the meeting.
Conclusion
Planning staff have reviewed the application with respect to the Section 45(1) of the
Planning Act, R.S.O, 1990, c.P.13, as amended, and are of the opinion that the requested
variances does meet the four tests of the Planning Act for granting of minor variances.
Staff recommend approval of the requested variances subject to the conditions outlined
in Appendix ‘A’.
Page 27 of 63
December 8, 2022 7 of 8 Report No. MV-2022-46
Attachments
Appendix ‘A’ – Recommended Condition of Approval
Appendix ‘B’ – Site Plan
Page 28 of 63
December 8, 2022 8 of 8 Report No. MV-2022-46
Appendix ‘A’ – Condition of Approval
The following condition is required to be satisfied should application MV-2021-46 be
approved by the Committee of Adjustment:
1. That the owner obtains Stable Neighborhood Site Plan approval as per By-law 6106-18,
as amended, to the satisfaction of the Director of Planning and Development Services or
designate;
Page 29 of 63
XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXOH
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OH OHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOH282.38282.40282.53282.525'-0" [1.52m]18'-113 4" [5.78m]
24'-1114" [7.60m]20'-0" [6.10m]13'-714" [4.15m]13'-7" [4.14m]32'-33 4" [9.85m]5'-1" [1.55m]37'-214" [11.34m]PROPOSEDDRIVEWAYPROPOSEDWALK-WAY7'-0" [2.13m]19'-8" [5.99m]
9'-014" [2.75m]TREE PROTECTIONBASEMENTTERRACEPROJECT NORTHTRUE NORTHSITE PLAN INFORMATION TAKEN FROM:PART 1 PLAN OF LOT 404REGISTERED PLAN 514IN THE TOWN OF AURORAREGIONAL MUNICIPALITY OF YORKBY: GUIDO V. CONSOLI O.L.S. - 12 APRIL 2022ISSUED BYNo.DATEREVISION/SUBMISSIONDRAWING NUMBERPROJECT NUMBERDATESCALECHECKED BYDRAWN BYMAY 2022TGCHILD DRIVERESIDENCE52 CHILD DRIVE, AURORA, ONT., L4G 1Y5THIS DRAWING IS NOT TO BE SCALED.REFER TO APPROPRIATE SURVEY, STRUCTURAL, MECHANICAL, ELECTRICAL, LANDSCAPE, ETC. CONSULTANT DRAWINGS BEFORE PROCEEDING WITH THE WORK.CONSTRUCTION MUST CONFORM TO ALL APPLICABLE CODES AND REQUIREMENTS OF AUTHORITIES HAVING JURISDICTION.THE CONTRACTOR WORKING FROM DRAWINGS NOT SPECIFICALLY MARKED "FOR PERMIT/CONSTRUCTION" MUST ASSUME FULL RESPONSIBILITY AND BEAR COSTS FORANY CORRECTIONS OR DAMAGES RESULTING FROM THEIR WORK.THIS DRAWING, AS AN INSTRUMENT OF SERVICE IS PROVIDED BY AND IS THE PROPERTY OF THE DESIGNER 'GORAL DESIGN' AND ENGINEER 'ON FILE'.THE CONTRACTOR SHALL VERIFY AND ACCEPT RESPONSIBILITY FOR ALL DIMENSIONS AND CONDITIONS ON SITE AND SHALL NOTIFY THE APPROPRIATE CONSULTANTOF ANY VARIATIONS FROM THE SUPPLIED INFORMATION.THESE DRAWINGS HAVE BEEN PREPARED FOR BUILDING PERMIT PURPOSES ONLY. THE DESIGNER AND ENGINEER ARE NOT RESPONSIBLE FOR GENERAL REVIEWDURING CONSTRUCTION UNLESS A SEPARATE AGREEMENT IS MADE. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL EXISTING AND ASSUMED STRUCTURALCONDITIONS. IN THE EVENT THAT THE CONTRACTOR FINDS A DISCREPANCY WITH THE APPROVED PERMIT CONSTRUCTION DRAWINGS AND/OR THE ASSUMEDCONDITIONS, THE CONTRACTOR SHALL NOTIFY THE OWNER OF THE PROJECT AND/OR THE APPROPRIATE CONTRACTED CONSULTANTS WHO ARE RESPONSIBLE FORGENERAL REVIEW DURING CONSTRUCTION. THE DESIGNER AND THE ENGINEER WHO HAVE SEALED THESE DRAWINGS ARE NOT RESPONSIBLE FOR GENERAL REVIEWDURING CONSTRUCTION.THE AS-BUILT INFORMATION PROVIDED IN THESE DRAWINGS IS FOR INFORMATION PURPOSES ONLY. ALL DIMENSIONS ARE CALCULATED FROM ON SITE OBSERVATIONSREPRESENTING EXISTING CONDITIONS. THE INFORMATION PROVIDED MUST BE CONFIRMED PRIOR TO CONSTRUCTION, ENLARGEMENT OR ALTERATION OF ANY PART,OR IN WHOLE, OF THE EXISTING BUILDING. THE OWNER OF THE PROPERTY WILL NOT HOLD THE DESIGNER AND ENGINEER LIABLE FOR THE WORK DONE BY OTHERS.DRAWING TITLE1.10.AUG.2021STABLE NEIGHBOURHOOD APPLICATIONTGGORAL DESIGN
T: 647.505.9632
E: tgoral@goraldesign.ca
22010A-1.1N.T.S.SITE PLANPROJECT STATISTICSZONINGRL3-0GROSS FLOOR AREASITE AREABYLAWEXISTING718.07 m² (7,729.22 ft²)PROPOSEDFIRST FLOORSECOND FLOOR52 CHILD DRIVE AURORA,ONTARIOBUILDING SETBACKSFRONT (SOUTH)SIDE (WEST)REAR (NORTH)SIDE (EAST)5.78 m4.14 mBUILDING HEIGHT9 mTOTAL342.33 m² (3,684.76 ft²)LOT COVERAGE35%30.8% (221.22 m²)178.92 m² (1,925.88 ft²)163.41 m² (1,758.88 ft²)1.52 m6.0 m6.0 m1.5 m7.5 mGARAGE36.17 m² (389.28 ft²)9.85 mPR20221302Nov. 10, 2022TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAshley VanderwalAPPROVED BY:Nov. 10, 2022DATE: TOWN OF AURORAPLANNING AND DEVELOPMENT SERVICESDevelopment Planning DivisionRECEIVEDPage 30 of 63
1'-4" [0.41m]1'-4" [0.41m]1'-4" [0.41m]1'-4" [0.41m]ISSUED BYNo.DATEREVISION/SUBMISSIONDRAWING NUMBERPROJECT NUMBERDATESCALECHECKED BYDRAWN BYMAY 2022TGCHILD DRIVERESIDENCE52 CHILD DRIVE, AURORA, ONT., L4G 1Y5THIS DRAWING IS NOT TO BE SCALED.REFER TO APPROPRIATE SURVEY, STRUCTURAL, MECHANICAL, ELECTRICAL, LANDSCAPE, ETC. CONSULTANT DRAWINGS BEFORE PROCEEDING WITH THE WORK.CONSTRUCTION MUST CONFORM TO ALL APPLICABLE CODES AND REQUIREMENTS OF AUTHORITIES HAVING JURISDICTION.THE CONTRACTOR WORKING FROM DRAWINGS NOT SPECIFICALLY MARKED "FOR PERMIT/CONSTRUCTION" MUST ASSUME FULL RESPONSIBILITY AND BEAR COSTS FORANY CORRECTIONS OR DAMAGES RESULTING FROM THEIR WORK.THIS DRAWING, AS AN INSTRUMENT OF SERVICE IS PROVIDED BY AND IS THE PROPERTY OF THE DESIGNER 'GORAL DESIGN' AND ENGINEER 'ON FILE'.THE CONTRACTOR SHALL VERIFY AND ACCEPT RESPONSIBILITY FOR ALL DIMENSIONS AND CONDITIONS ON SITE AND SHALL NOTIFY THE APPROPRIATE CONSULTANTOF ANY VARIATIONS FROM THE SUPPLIED INFORMATION.THESE DRAWINGS HAVE BEEN PREPARED FOR BUILDING PERMIT PURPOSES ONLY. THE DESIGNER AND ENGINEER ARE NOT RESPONSIBLE FOR GENERAL REVIEWDURING CONSTRUCTION UNLESS A SEPARATE AGREEMENT IS MADE. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL EXISTING AND ASSUMED STRUCTURALCONDITIONS. IN THE EVENT THAT THE CONTRACTOR FINDS A DISCREPANCY WITH THE APPROVED PERMIT CONSTRUCTION DRAWINGS AND/OR THE ASSUMEDCONDITIONS, THE CONTRACTOR SHALL NOTIFY THE OWNER OF THE PROJECT AND/OR THE APPROPRIATE CONTRACTED CONSULTANTS WHO ARE RESPONSIBLE FORGENERAL REVIEW DURING CONSTRUCTION. THE DESIGNER AND THE ENGINEER WHO HAVE SEALED THESE DRAWINGS ARE NOT RESPONSIBLE FOR GENERAL REVIEWDURING CONSTRUCTION.THE AS-BUILT INFORMATION PROVIDED IN THESE DRAWINGS IS FOR INFORMATION PURPOSES ONLY. ALL DIMENSIONS ARE CALCULATED FROM ON SITE OBSERVATIONSREPRESENTING EXISTING CONDITIONS. THE INFORMATION PROVIDED MUST BE CONFIRMED PRIOR TO CONSTRUCTION, ENLARGEMENT OR ALTERATION OF ANY PART,OR IN WHOLE, OF THE EXISTING BUILDING. THE OWNER OF THE PROPERTY WILL NOT HOLD THE DESIGNER AND ENGINEER LIABLE FOR THE WORK DONE BY OTHERS.DRAWING TITLE1.10.AUG.2021STABLE NEIGHBOURHOOD APPLICATIONTGGORAL DESIGN
T: 647.505.9632
E: tgoral@goraldesign.ca
22010A-3.51/4" - 1'-0"ROOF PLANPR20221302Nov. 10, 2022TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAshley VanderwalAPPROVED BY:Page 31 of 63
FIN. BASEMENT FLOORFIN. GROUND FLOORU/S OF CEILINGU/S OF CEILINGU/S OF CEILINGFIN. SECOND FLOOR11'-0" [3.35m]
10'-11 4" [3.08m]
9'-0" [2.74m]1'-114" [0.34m]9'-0" [2.74m]1'-114" [0.34m]
12'-114" [3.69m]283.15PEAK OF ROOF9'-012" [2.76m]
32'-43 4" [9.88m]MID ROOF27'-91 4" [8.47m]282.46AVG. GRADEPRECAST PANELSBEIJE-GRAY (COLOUR)ASPHALT SHINGLES(PEWTER COLOUR)PRECAST BANDBEIJE-GRAY (COLOUR)STONE PANELSBEIJE-GRAY (COLOUR)PRECAST TRIMBEIJE-GRAY (COLOUR)3.5" BRICK VENEERBEIJE-GRAY (COLOUR)STUCCO ROOF DECORBEIJE-GRAY (COLOUR)PRECAST TRIMBEIJE-GRAY (COLOUR)NEW ALUMINUM R.W.L., FASCIA,GUTTER & VENTED SOFFIT (BLACK COLOUR)PRECAST TRIMBEIJE-GRAY (COLOUR)ISSUED BYNo.DATEREVISION/SUBMISSIONDRAWING NUMBERPROJECT NUMBERDATESCALECHECKED BYDRAWN BYMAY 2022TGCHILD DRIVERESIDENCE52 CHILD DRIVE, AURORA, ONT., L4G 1Y5THIS DRAWING IS NOT TO BE SCALED.REFER TO APPROPRIATE SURVEY, STRUCTURAL, MECHANICAL, ELECTRICAL, LANDSCAPE, ETC. CONSULTANT DRAWINGS BEFORE PROCEEDING WITH THE WORK.CONSTRUCTION MUST CONFORM TO ALL APPLICABLE CODES AND REQUIREMENTS OF AUTHORITIES HAVING JURISDICTION.THE CONTRACTOR WORKING FROM DRAWINGS NOT SPECIFICALLY MARKED "FOR PERMIT/CONSTRUCTION" MUST ASSUME FULL RESPONSIBILITY AND BEAR COSTS FORANY CORRECTIONS OR DAMAGES RESULTING FROM THEIR WORK.THIS DRAWING, AS AN INSTRUMENT OF SERVICE IS PROVIDED BY AND IS THE PROPERTY OF THE DESIGNER 'GORAL DESIGN' AND ENGINEER 'ON FILE'.THE CONTRACTOR SHALL VERIFY AND ACCEPT RESPONSIBILITY FOR ALL DIMENSIONS AND CONDITIONS ON SITE AND SHALL NOTIFY THE APPROPRIATE CONSULTANTOF ANY VARIATIONS FROM THE SUPPLIED INFORMATION.THESE DRAWINGS HAVE BEEN PREPARED FOR BUILDING PERMIT PURPOSES ONLY. THE DESIGNER AND ENGINEER ARE NOT RESPONSIBLE FOR GENERAL REVIEWDURING CONSTRUCTION UNLESS A SEPARATE AGREEMENT IS MADE. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL EXISTING AND ASSUMED STRUCTURALCONDITIONS. IN THE EVENT THAT THE CONTRACTOR FINDS A DISCREPANCY WITH THE APPROVED PERMIT CONSTRUCTION DRAWINGS AND/OR THE ASSUMEDCONDITIONS, THE CONTRACTOR SHALL NOTIFY THE OWNER OF THE PROJECT AND/OR THE APPROPRIATE CONTRACTED CONSULTANTS WHO ARE RESPONSIBLE FORGENERAL REVIEW DURING CONSTRUCTION. THE DESIGNER AND THE ENGINEER WHO HAVE SEALED THESE DRAWINGS ARE NOT RESPONSIBLE FOR GENERAL REVIEWDURING CONSTRUCTION.THE AS-BUILT INFORMATION PROVIDED IN THESE DRAWINGS IS FOR INFORMATION PURPOSES ONLY. ALL DIMENSIONS ARE CALCULATED FROM ON SITE OBSERVATIONSREPRESENTING EXISTING CONDITIONS. THE INFORMATION PROVIDED MUST BE CONFIRMED PRIOR TO CONSTRUCTION, ENLARGEMENT OR ALTERATION OF ANY PART,OR IN WHOLE, OF THE EXISTING BUILDING. THE OWNER OF THE PROPERTY WILL NOT HOLD THE DESIGNER AND ENGINEER LIABLE FOR THE WORK DONE BY OTHERS.DRAWING TITLE1.10.AUG.2021STABLE NEIGHBOURHOOD APPLICATIONTGGORAL DESIGN
T: 647.505.9632
E: tgoral@goraldesign.ca
22010A-4.11/4" - 1'-0"ELEVATIONPR20221302Nov. 10, 2022TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAshley VanderwalAPPROVED BY:Page 32 of 63
FIN. BASEMENT FLOORFIN. GROUND FLOORU/S OF CEILINGU/S OF CEILINGU/S OF CEILINGFIN. SECOND FLOOR11'-0" [3.35m]
10'-11 4" [3.08m]
9'-0" [2.74m]1'-114" [0.34m]9'-0" [2.74m]1'-114" [0.34m]
12'-114" [3.69m]PEAK OF ROOF9'-012" [2.76m]PRECAST PANELSBEIJE-GRAY (COLOUR)ASPHALT SHINGLES(PEWTER COLOUR)PRECAST TRIMBEIJE-GRAY (COLOUR)3.5" BRICK VENEERBEIJE-GRAY (COLOUR)PRECAST TRIMBEIJE-GRAY (COLOUR)NEW ALUMINUM R.W.L., FASCIA,GUTTER & VENTED SOFFIT (BLACK COLOUR)PRECAST TRIMBEIJE-GRAY (COLOUR)3.5" BRICK VENEERBEIJE-GRAY (COLOUR)STONE PANELSBEIJE-GRAY (COLOUR)ISSUED BYNo.DATEREVISION/SUBMISSIONDRAWING NUMBERPROJECT NUMBERDATESCALECHECKED BYDRAWN BYMAY 2022TGCHILD DRIVERESIDENCE52 CHILD DRIVE, AURORA, ONT., L4G 1Y5THIS DRAWING IS NOT TO BE SCALED.REFER TO APPROPRIATE SURVEY, STRUCTURAL, MECHANICAL, ELECTRICAL, LANDSCAPE, ETC. CONSULTANT DRAWINGS BEFORE PROCEEDING WITH THE WORK.CONSTRUCTION MUST CONFORM TO ALL APPLICABLE CODES AND REQUIREMENTS OF AUTHORITIES HAVING JURISDICTION.THE CONTRACTOR WORKING FROM DRAWINGS NOT SPECIFICALLY MARKED "FOR PERMIT/CONSTRUCTION" MUST ASSUME FULL RESPONSIBILITY AND BEAR COSTS FORANY CORRECTIONS OR DAMAGES RESULTING FROM THEIR WORK.THIS DRAWING, AS AN INSTRUMENT OF SERVICE IS PROVIDED BY AND IS THE PROPERTY OF THE DESIGNER 'GORAL DESIGN' AND ENGINEER 'ON FILE'.THE CONTRACTOR SHALL VERIFY AND ACCEPT RESPONSIBILITY FOR ALL DIMENSIONS AND CONDITIONS ON SITE AND SHALL NOTIFY THE APPROPRIATE CONSULTANTOF ANY VARIATIONS FROM THE SUPPLIED INFORMATION.THESE DRAWINGS HAVE BEEN PREPARED FOR BUILDING PERMIT PURPOSES ONLY. THE DESIGNER AND ENGINEER ARE NOT RESPONSIBLE FOR GENERAL REVIEWDURING CONSTRUCTION UNLESS A SEPARATE AGREEMENT IS MADE. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL EXISTING AND ASSUMED STRUCTURALCONDITIONS. IN THE EVENT THAT THE CONTRACTOR FINDS A DISCREPANCY WITH THE APPROVED PERMIT CONSTRUCTION DRAWINGS AND/OR THE ASSUMEDCONDITIONS, THE CONTRACTOR SHALL NOTIFY THE OWNER OF THE PROJECT AND/OR THE APPROPRIATE CONTRACTED CONSULTANTS WHO ARE RESPONSIBLE FORGENERAL REVIEW DURING CONSTRUCTION. THE DESIGNER AND THE ENGINEER WHO HAVE SEALED THESE DRAWINGS ARE NOT RESPONSIBLE FOR GENERAL REVIEWDURING CONSTRUCTION.THE AS-BUILT INFORMATION PROVIDED IN THESE DRAWINGS IS FOR INFORMATION PURPOSES ONLY. ALL DIMENSIONS ARE CALCULATED FROM ON SITE OBSERVATIONSREPRESENTING EXISTING CONDITIONS. THE INFORMATION PROVIDED MUST BE CONFIRMED PRIOR TO CONSTRUCTION, ENLARGEMENT OR ALTERATION OF ANY PART,OR IN WHOLE, OF THE EXISTING BUILDING. THE OWNER OF THE PROPERTY WILL NOT HOLD THE DESIGNER AND ENGINEER LIABLE FOR THE WORK DONE BY OTHERS.DRAWING TITLE1.10.AUG.2021STABLE NEIGHBOURHOOD APPLICATIONTGGORAL DESIGN
T: 647.505.9632
E: tgoral@goraldesign.ca
22010A-4.21/4" - 1'-0"ELEVATIONPR20221302Nov. 10, 2022TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAshley VanderwalAPPROVED BY:Page 33 of 63
FIN. BASEMENT FLOORFIN. GROUND FLOORU/S OF CEILINGU/S OF CEILINGU/S OF CEILINGFIN. SECOND FLOOR11'-0" [3.35m]
10'-11 4" [3.08m]
9'-0" [2.74m]1'-114" [0.34m]9'-0" [2.74m]1'-114" [0.34m]
12'-114" [3.69m]PEAK OF ROOF9'-012" [2.76m]ISSUED BYNo.DATEREVISION/SUBMISSIONDRAWING NUMBERPROJECT NUMBERDATESCALECHECKED BYDRAWN BYMAY 2022TGCHILD DRIVERESIDENCE52 CHILD DRIVE, AURORA, ONT., L4G 1Y5THIS DRAWING IS NOT TO BE SCALED.REFER TO APPROPRIATE SURVEY, STRUCTURAL, MECHANICAL, ELECTRICAL, LANDSCAPE, ETC. CONSULTANT DRAWINGS BEFORE PROCEEDING WITH THE WORK.CONSTRUCTION MUST CONFORM TO ALL APPLICABLE CODES AND REQUIREMENTS OF AUTHORITIES HAVING JURISDICTION.THE CONTRACTOR WORKING FROM DRAWINGS NOT SPECIFICALLY MARKED "FOR PERMIT/CONSTRUCTION" MUST ASSUME FULL RESPONSIBILITY AND BEAR COSTS FORANY CORRECTIONS OR DAMAGES RESULTING FROM THEIR WORK.THIS DRAWING, AS AN INSTRUMENT OF SERVICE IS PROVIDED BY AND IS THE PROPERTY OF THE DESIGNER 'GORAL DESIGN' AND ENGINEER 'ON FILE'.THE CONTRACTOR SHALL VERIFY AND ACCEPT RESPONSIBILITY FOR ALL DIMENSIONS AND CONDITIONS ON SITE AND SHALL NOTIFY THE APPROPRIATE CONSULTANTOF ANY VARIATIONS FROM THE SUPPLIED INFORMATION.THESE DRAWINGS HAVE BEEN PREPARED FOR BUILDING PERMIT PURPOSES ONLY. THE DESIGNER AND ENGINEER ARE NOT RESPONSIBLE FOR GENERAL REVIEWDURING CONSTRUCTION UNLESS A SEPARATE AGREEMENT IS MADE. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL EXISTING AND ASSUMED STRUCTURALCONDITIONS. IN THE EVENT THAT THE CONTRACTOR FINDS A DISCREPANCY WITH THE APPROVED PERMIT CONSTRUCTION DRAWINGS AND/OR THE ASSUMEDCONDITIONS, THE CONTRACTOR SHALL NOTIFY THE OWNER OF THE PROJECT AND/OR THE APPROPRIATE CONTRACTED CONSULTANTS WHO ARE RESPONSIBLE FORGENERAL REVIEW DURING CONSTRUCTION. THE DESIGNER AND THE ENGINEER WHO HAVE SEALED THESE DRAWINGS ARE NOT RESPONSIBLE FOR GENERAL REVIEWDURING CONSTRUCTION.THE AS-BUILT INFORMATION PROVIDED IN THESE DRAWINGS IS FOR INFORMATION PURPOSES ONLY. ALL DIMENSIONS ARE CALCULATED FROM ON SITE OBSERVATIONSREPRESENTING EXISTING CONDITIONS. THE INFORMATION PROVIDED MUST BE CONFIRMED PRIOR TO CONSTRUCTION, ENLARGEMENT OR ALTERATION OF ANY PART,OR IN WHOLE, OF THE EXISTING BUILDING. THE OWNER OF THE PROPERTY WILL NOT HOLD THE DESIGNER AND ENGINEER LIABLE FOR THE WORK DONE BY OTHERS.DRAWING TITLE1.10.AUG.2021STABLE NEIGHBOURHOOD APPLICATIONTGGORAL DESIGN
T: 647.505.9632
E: tgoral@goraldesign.ca
22010A-4.31/4" - 1'-0"ELEVATIONPR20221302Nov. 10, 2022TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAshley VanderwalAPPROVED BY:Page 34 of 63
FIN. BASEMENT FLOORFIN. GROUND FLOORU/S OF CEILINGU/S OF CEILINGU/S OF CEILINGFIN. SECOND FLOOR11'-0" [3.35m]
10'-11 4" [3.08m]
9'-0" [2.74m]1'-114" [0.34m]9'-0" [2.74m]1'-114" [0.34m]
12'-114" [3.69m]PEAK OF ROOF9'-012" [2.76m]1'-0" [0.30m]PRECAST PANELSBEIJE-GRAY (COLOUR)ASPHALT SHINGLES(PEWTER COLOUR)PRECAST TRIMBEIJE-GRAY (COLOUR)3.5" BRICK VENEERBEIJE-GRAY (COLOUR)PRECAST TRIMBEIJE-GRAY (COLOUR)NEW ALUMINUM R.W.L., FASCIA,GUTTER & VENTED SOFFIT (BLACK COLOUR)PRECAST TRIMBEIJE-GRAY (COLOUR)3.5" BRICK VENEERBEIJE-GRAY (COLOUR)STONE PANELSBEIJE-GRAY (COLOUR)ISSUED BYNo.DATEREVISION/SUBMISSIONDRAWING NUMBERPROJECT NUMBERDATESCALECHECKED BYDRAWN BYMAY 2022TGCHILD DRIVERESIDENCE52 CHILD DRIVE, AURORA, ONT., L4G 1Y5THIS DRAWING IS NOT TO BE SCALED.REFER TO APPROPRIATE SURVEY, STRUCTURAL, MECHANICAL, ELECTRICAL, LANDSCAPE, ETC. CONSULTANT DRAWINGS BEFORE PROCEEDING WITH THE WORK.CONSTRUCTION MUST CONFORM TO ALL APPLICABLE CODES AND REQUIREMENTS OF AUTHORITIES HAVING JURISDICTION.THE CONTRACTOR WORKING FROM DRAWINGS NOT SPECIFICALLY MARKED "FOR PERMIT/CONSTRUCTION" MUST ASSUME FULL RESPONSIBILITY AND BEAR COSTS FORANY CORRECTIONS OR DAMAGES RESULTING FROM THEIR WORK.THIS DRAWING, AS AN INSTRUMENT OF SERVICE IS PROVIDED BY AND IS THE PROPERTY OF THE DESIGNER 'GORAL DESIGN' AND ENGINEER 'ON FILE'.THE CONTRACTOR SHALL VERIFY AND ACCEPT RESPONSIBILITY FOR ALL DIMENSIONS AND CONDITIONS ON SITE AND SHALL NOTIFY THE APPROPRIATE CONSULTANTOF ANY VARIATIONS FROM THE SUPPLIED INFORMATION.THESE DRAWINGS HAVE BEEN PREPARED FOR BUILDING PERMIT PURPOSES ONLY. THE DESIGNER AND ENGINEER ARE NOT RESPONSIBLE FOR GENERAL REVIEWDURING CONSTRUCTION UNLESS A SEPARATE AGREEMENT IS MADE. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL EXISTING AND ASSUMED STRUCTURALCONDITIONS. IN THE EVENT THAT THE CONTRACTOR FINDS A DISCREPANCY WITH THE APPROVED PERMIT CONSTRUCTION DRAWINGS AND/OR THE ASSUMEDCONDITIONS, THE CONTRACTOR SHALL NOTIFY THE OWNER OF THE PROJECT AND/OR THE APPROPRIATE CONTRACTED CONSULTANTS WHO ARE RESPONSIBLE FORGENERAL REVIEW DURING CONSTRUCTION. THE DESIGNER AND THE ENGINEER WHO HAVE SEALED THESE DRAWINGS ARE NOT RESPONSIBLE FOR GENERAL REVIEWDURING CONSTRUCTION.THE AS-BUILT INFORMATION PROVIDED IN THESE DRAWINGS IS FOR INFORMATION PURPOSES ONLY. ALL DIMENSIONS ARE CALCULATED FROM ON SITE OBSERVATIONSREPRESENTING EXISTING CONDITIONS. THE INFORMATION PROVIDED MUST BE CONFIRMED PRIOR TO CONSTRUCTION, ENLARGEMENT OR ALTERATION OF ANY PART,OR IN WHOLE, OF THE EXISTING BUILDING. THE OWNER OF THE PROPERTY WILL NOT HOLD THE DESIGNER AND ENGINEER LIABLE FOR THE WORK DONE BY OTHERS.DRAWING TITLE1.10.AUG.2021STABLE NEIGHBOURHOOD APPLICATIONTGGORAL DESIGN
T: 647.505.9632
E: tgoral@goraldesign.ca
22010A-4.41/4" - 1'-0"ELEVATIONPR20221302Nov. 10, 2022TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAshley VanderwalAPPROVED BY:Page 35 of 63
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 2 -43
_______________________________________________________________________________________
Subject: Minor Variance Application
Pazienza
49 Jasper Drive
PLAN 517 LOT 173
File: MV-2022-43
Prepared by: Kenny Ng, Planner
Department: Planning and Development Services
Date: December 8, 2022
______________________________________________________________________________________
Application
The applicant is requesting relief from the requirements of the Town’s Comprehensive
Zoning By-law 6000-17, as amended, to facilitate the construction of a two-storey
detached dwelling.
The applicant is proposing to demolish the existing dwelling and construct a two-storey
single detached dwelling, with a gross floor area of approximately 315.8 m2 (3399.24 ft2).
The proposed dwelling includes an attached garage, a covered porch, and four bedrooms
on the second floor. The proposed garage will accommodate two vehicles, and storage.
A conceptual site plan and elevations are attached as Appendix ‘B’ to this report.
PROPOSED VARIANCE
The following relief is being requested:
a) Section 24.497.3.2 of the Zoning By-law requires a minimum interior side yard
setback of 3.0 metres beyond the main rear wall of the adjacent dwelling, whereas
the applicant is proposing 2.3 metres to the northerly interior side yard.
b) Section 24.497.3.2 of the Zoning By-law requires a minimum interior side yard
setback of 3.0 metres beyond the main rear wall of the adjacent dwelling, whereas
the applicant is proposing 2.3 metres to the southerly interior side yard.
Page 36 of 63
December 8, 2022 2 of 8 Report No. MV-2022-43
Background
Subject Property and Area Context
The subject lands are municipally known as 49 Jasper Drive and are located on the north
of Wellington Street West, east of Jasper Drive. The subject lands have an approximate
lot area of 643 m2 (6921.19 ft2), and an approximate lot frontage of 15.84 m (51.96 ft).
The subject lands currently contain a one-storey single-detached dwelling with an
approximate gross area of 96.43 m2 (1037.96 ft2), and a driveway. Mature trees and
vegetation also exist on the subject lands.
Official Plan
The subject property is designated “Stable Neighbourhoods” by the Town of Aurora
Official Plan which protects residential neighbourhoods from incompatible forms of
development and, at the same time, permits them to evolve and enhance over time.
Zoning
The subject property is zoned “R3-SN(497) (Detached Third Density Residential – Stable
Neighbourhoods Exception 497 Zone) by Zoning By-law 6000-17, as amended, which
permits single detached dwellings.
The subject property is located within the Aurora Heights Stable Neighbourhoods Site
Plan Control Area. A Site Plan Application has been submitted, and is currently under
technical review.
Related Planning Applications
Stable Neighbourhood Application, SPR-2022-07, under technical review.
Preliminary Zoning Review
A Preliminary Zoning Review (PZR) has been completed by the Town of Aurora’s
Building Division. The PZR identified the required variances and no other non-
compliance was identified.
Applicant’s stated reason(s) for not complying with the Zoning By-law
As stated on the application form, “Rear setback meets the required setback but,
because this is a pie shaped lot, the width at the front is reduced thus creating side yard
variances.”
Page 37 of 63
December 8, 2022 3 of 8 Report No. MV-2022-43
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2022-43 pursuant to the
prescribed tests as set out in Section 45 (1) of the Planning Act, as follows:
a) The proposed variance meets the general intent of the Official Plan
The intent of the Stable Neighbourhood designation is to ensure that the mature
neighbourhoods are protected from incompatible forms of development, while also
permitted to evolve and be enhanced over time. New development shall be compatible
with its surrounding context.
It is Planning Staff’s opinion that the proposed variances will not result in any
significant negative impact on the character and streetscape of the existing residential
neighbourhood. The neighbourhood is characterized by generally one to two-storey
dwellings, mature vegetation is present in the front and side yard of the property. The
side yard setbacks are marginally varied, while the proposed dwelling and requested
variances will maintain an adequate area of soft landscaping in the front and rear yard.
The proposed porch will extend beyond the front face of the main wall of the building
which will enhance the streetscape, thus allowing for a modest, compatible building in
the existing neighbourhood.
The proposed dwelling is in keeping with the surrounding context and character of the
host neighbourhood, and as such, Staff are of the opinion that the proposed variances
meet the general intent of the Official Plan.
b) The proposed variance meets the general intent of the Zoning By-law
The general intent of the side yard setback is to ensure that adequate separation is
provided between properties and that compatibility are maintained within the
neighbourhood. The intent of additional setback distance beyond the main rear wall of
the adjacent dwelling is to ensure that neighbouring properties’ privacy is protected
and that adequate separation distance is maintained. The proposed development has
taken took privacy into consideration, as there are limited window openings on both
sides of the building. The proposed windows are also generally very limited in size
(small bathroom window on both sides with an additional facing north) and are
proposed to be in the front half of the building, not the rear portion which is part of the
building that encroaches in to the three metres side yard setback distance.
The proposed dwelling will largely follow the zone requirements with minimal
modifications. The spacing between the proposed dwelling and abutting properties are
marginally varied, while the privacy, density, open space, built form and character are
Page 38 of 63
December 8, 2022 4 of 8 Report No. MV-2022-43
fundamentally in-keeping with the surrounding neighbourhood and would not incur
incompatibility. The lot is irregularly shaped, with a pie-shaped lot fabric, the setback
distance further increases as the building goes further back. Adequate side yard space
remain allowing for maneuverability and accessibility.
Staff are of the opinion that the requested variances meet the general intent of the
Zoning By-law.
c) The proposed variance is considered desirable for the appropriate development of the
land
The minor variances requested to accommodate the proposed dwelling have been
considered in the context of the site and the adjacent neighbourhood.
It is in the opinion of staff that even with the reduced side yard setback on both sides,
the property will continue to be in keeping with other surrounding residential properties
within the neighbourhood at-large. The proposed dwelling is of modest size and height
and its proposed location is not anticipated to result in significant visual obstruction
and impact to the public realm. Staff do not anticipate that the variances as requested
will result in any negative impacts and that the appearance of the property will remain
compatible with properties in the vicinity. Furthermore, a site plan application is
currently under staff review for the proposed development to ensure the final design,
building materials and architectural style are compatible and sympathetic with the
surrounding neighbourhood.
Staff are of the opinion that the proposed variances are considered desirable for the
appropriate development of the property.
d) The proposed variance is considered minor in nature
In considering the scale and size of the proposed dwelling, there is minimal impact
resulting from the reduced side yard setbacks given that the reduction is not too large
overall. The proposed encroachment into the side yard space is not anticipated to
result in detrimental impacts to the adjacent neighbourhood in terms of additional
shade potential, privacy, spacing and openness, stormwater runoff concern and the
availability of amenity space. It is Planning Staff’s opinion that the streetscape will
largely remain unaltered as the slight encroachment into the side yard will not be
discernable from the public realm perspective.
Staff are of the opinion that the proposed variances are minor in nature.
Page 39 of 63
December 8, 2022 5 of 8 Report No. MV-2022-43
Additional Comments
The minor variance application was circulated to Town Department/Divisions and to
external agencies for review and comment. The following comments were provided:
Department or Agency
Comments
Building Division
Preliminary Zoning Review was completed on
October 18, 2022 to confirm the variance required
for the proposed development.
Engineering Division
Comments provided stating no comments/concerns
with proposed application (dated November 22,
2022).
Operational Services (Parks)
Comments provided stating the application does not
reference impact to existing trees, however there are
trees situated on the subject property/adjacent
property that may require removal and/or may be
impacted by excavation or disturbance due to
construction of house. (dated November 21, 2022)
Parks staff recommend that the Committee impose
conditions if this application is approved. (Refer to
Appendix ‘A’ for recommended conditions of
approval)
Operational Services
(Public Works)
No comments received at the time of writing this
report.
Central York Fire Services
No comments received at the time of writing this
report.
York Region
Comments provided stating no comments/concerns
with proposed application (dated November 22,
2022).
LSRCA
Comments provided stating no comments/concerns
with proposed application (dated November 22,
2022).
Page 40 of 63
December 8, 2022 6 of 8 Report No. MV-2022-43
Department or Agency
Comments
Alectra
Comments provided stating no objections to its
approval, subject to comments in letter (dated
November 15, 2022)
Public Correspondence
One (1) written submission was received at the time of writing of this report, which is
summarized below including responses to the comments:
Concern with
overbuilding, privacy
and views
The mass and bulk of the proposed dwelling is considered to
be slightly larger than houses located adjacent to the subject
property, however, the property adheres to all other zoning
requirements. The proposed dwelling is of an average size of
a modern suburban detached house and its overall built form,
height, scale and massing is not too egregious that it would
result in incompatibility with the general neighbourhood at-
large.
Despite the proposed building extending sizably beyond the
rear wall of neighbouring properties, the neighbouring
properties both contain detached garage that are located
considerably closer to the subject property. Additionally, the
proposed dwelling is situated in a pie-shaped lot which allows
for more open side yard space as it extends to the rear, with
limited window openings on the side wall, thus alleviate the
concern for loss of privacy and view.
Concern with drainage,
tree loss
The proposed dwelling is currently under site plan review,
and technical issues such as drainage, preservation of trees
and compensation of tree loss will be appropriately
addressed prior to site plan approval and subsequent
issuance of building permit.
Concern with
maintenance
The proposed side yard is considered to be adequate to
provide for ease of access regarding regular maintenance.
Lawn care, snow clearance and other necessary equipment
can still be transferred to the back yard without difficulty.
Concern with Air and
Subterranean Rights
The proposed dwelling conforms to all other zoning
requirements including height, lot coverage and minimum
side yard setback of 1.5 metres. The variances requested are
to accommodate the portion of building that extends beyond
the rear wall of neighbouring properties. In considering that
the building meets with the minimum interior side yard
Page 41 of 63
December 8, 2022 7 of 8 Report No. MV-2022-43
requirement, air and subterranean rights of neighbouring
properties are generally undisturbed.
Concern with traffic
and parking
The proposed development meets the parking requirement of
a single detached dwelling and does not contemplate any
increase in its overall density, thereby not resulting in any
intensification.
Concern with the
proposed building’s
compatibility
The proposed building is largely in-keeping with the
character of the neighbourhood in that the building footprint
and height are in-keeping with the stable neighbourhood
zoning requirements, while the proposed architectural style,
building materials and siting would not erode the aesthetics
of the streetscape. Additionally, the final design and material
usage will be monitored through the site plan process to
ensure that the proposed complies with applicable urban
design guidelines.
Should additional written submissions be received after the writing of this report, the
Secretary Treasurer will provide the submission(s) to Committee members at the
meeting.
Conclusion
Planning staff have reviewed the application with respect to the Section 45(1) of the
Planning Act, R.S.O, 1990, c.P.13, as amended, and are of the opinion that the requested
variance meets the four tests the Planning Act for granting of minor variances. Please
refer to Appendix ‘A’ for recommended conditions of approval for the requested variance.
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan
Page 42 of 63
December 8, 2022 8 of 8 Report No. MV-2022-43
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2022-43 be
approved by the Committee of Adjustment:
1. That the variance only applies to the subject property, in subst antial conformity
with the plan(s) attached as ‘Appendix B’ to this Staff Report, to the satisfaction of
the Director of Planning and Development Services or designate; and,
2. That the Owner shall enter into a Letter of Undertaking with the Town of Aurora,
to ensure that the development and site alteration occurs in accordance with the
conditions of minor variance approval, and to guarantee compliance with all
related site work, to the satisfaction of Town of Aurora Director of Planning and
Development; and,
3. That the owner shall provide an Evaluation Report prepared by a Certified
Arborist or Professional Registered Forester outlining all aspects of the impacts
that this proposal will have on existing and current remaining vegetation. The
report shall include recommendations and an action plan on the mitigation of
negative effects to vegetation, during and post construction periods, as well as
measures aimed at tree health care and protection for trees effected by the
project and any remaining trees in the vicinity of the project that require
applicable maintenance. The report shall include a schedule of monitoring the
ongoing site work through a series of scheduled site visits by the Arborist /
Forester during and post construction to ensure the vegetation preservation
measures remain in compliance throughout the project, each site visit to be
documented and any resulting action items required by the Arborist /Forester
shall be implemented and confirmed on site forthwith by the Arborist /Forester
following each visit; and,
4. That the Owner shall provide vegetation compensation and a replanting plan in
accordance with the Town of Aurora TREE REMOVAL/PRUNING AND
COMPENSATION POLICY to the satisfaction of the Director of Operational
Services as compensation for trees removed to facilitate construction.
Compensation planting shall be completed prior to release of the financial
securities; and,
5. The Owner shall agree to comply with the Aurora Tree Permit By-law #5850-16
prior to the removal of any trees on the property.
Page 43 of 63
PR20221180Oct. 18, 2022TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.:DATE:PRELIMINARY ZONING REVIEWAshley VanderwalAPPROVED BY:Oct. 26, 2022DATE: TOWN OF AURORAPLANNING AND DEVELOPMENT SERVICESDevelopment Planning DivisionRECEIVEDAppendix BPage 44 of 63
PR20221180Oct. 18, 2022TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAshley VanderwalAPPROVED BY:Oct. 26, 2022DATE: TOWN OF AURORAPLANNING AND DEVELOPMENT SERVICESDevelopment Planning DivisionRECEIVEDPage 45 of 63
PR20221180Oct. 18, 2022TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAshley VanderwalAPPROVED BY:Page 46 of 63
PR20221180Oct. 18, 2022TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAshley VanderwalAPPROVED BY:Page 47 of 63
PR20221180Oct. 18, 2022TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAshley VanderwalAPPROVED BY:Page 48 of 63
PR20221180Oct. 18, 2022TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAshley VanderwalAPPROVED BY:Page 49 of 63
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 2 -47
_______________________________________________________________________________________
Subject: Minor Variance Application
Jonathan Litavski Ltd. c/o Adrian Litavski
32 Don Hillock Drive
MV-2022-47
Related File: SP-2021-14
Prepared by: Sean Lapenna, Planner
Department: Planning and Development Services
Date: December 8, 2022
_______________________________________________________________________________________
Application
The applicant is requesting relief from the Town’s Comprehensive Zoning By-law 6000-
17, as amended, to facilitate the construction of a new one-storey, seven-unit Industrial
Building with a total Gross Floor Area of 3,104.22 m² (33,414 ft²) which includes 60
parking spaces (including 2 barrier free spaces) and a building height of 11.659 m (38.0
ft).
PROPOSED VARIANCE
The proposed variance application proposes a reduced width for a maneuvering aisle for
90-degree parking, on the east side of the property. The following relief from the
requirements of the Town’s Zoning By-law 6000-17, as amended, is requested:
Section 5.3 “Required Maneuvering Space” of the Zoning By-law 6000-17 requires
that the minimum width of maneuvering aisles for 90-degree parking is 7.0 meters.
The applicant is proposing 6.0 meters on the east side of the property.
Note: As shown on the Site Plan, the proposed variance only applies to the one driveway
aisle on the eastern portion of the property. The remaining proposed driveway will comply
with the Town’s Zoning by-law.
Page 50 of 63
December 8, 2022 2 of 7 Report No. MV-2022-47
Background
Subject Property and Area Context
The subject lands are municipally known as 32 Don Hillock Drive and are located south
of Wellington Street East, east of Leslie Street and on the north side of Don Hillock Drive.
The subject property is currently vacant. It has an approximate lot area of 7558.18 m ²
(81.356 ft²) and a lot frontage of 84.02 m (276.0 ft).
Official Plan
The subject property is designated ‘Business Park’ by the Town of Aurora Official Plan
(OPA 30). The Business Park designation is intended to provide for a mix of high quality
employment uses and a variety of supporting commercial and community facilities,
geared generally to satisfying the needs of residents, business and employees in the
Town of Aurora and the Region.
Zoning
The subject property is zoned ‘Business Park [E-BP (338)] Exception 338 Zone’ under
Zoning By-law 6000-17, as amended, which permits Industrial Uses.
Preliminary Zoning Review
A Preliminary Zoning Review (PZR) has been completed by the Town of Aurora’s
Building Division. The PZR identified the required variance and no other non-compliance
was identified.
Applicant’s stated reason(s) for not complying with the Zoning By-law
Based on the nature of the industrial uses envisioned for this site, a minimum GFA is
required for the business to function. As such, the proposed minor variance is required to
facilitate the re-development of the subject lands.
Planning Comments
Planning Staff have reviewed the requested variance as per the four (4) tests in section
45(1) of the Planning Act.
Page 51 of 63
December 8, 2022 3 of 7 Report No. MV-2022-47
a) The proposed variance meets the general intent and purpose of the Official Plan
Section 3.5.1 d) iii) of OPA 30 requires that on-site circulation provide convenient
pedestrian and vehicular access to parking areas, loading spaces, building entrances,
adjacent streets, and possible future transit routes.
Adequate width will still be provided to accommodate truck and vehicle movements
through the east side maneuvering aisle.
Planning Staff are of the opinion that the decreased width for the eastern maneuvering
aisle as requested will allow for convenient vehicular access onsite to parking areas,
loading spaces and building entrances as intended through OPA 30.
It is therefore the opinion of Planning staff that the proposed variance maintains the
general intent and purpose of the Official Plan.
b) The proposed variance meets the general intent and purpose of the Zoning By-law
The intent of the maneuvering space requirement outlined in Section 5.3 of the Zoning
By-law is to regulate the width and design of maneuvering aisles for driveway purposes
to ensure that there is satisfactory space for anticipated vehicular access and
movements, to ensure there are no adverse impacts on sidewalks or roadways, that
adequate space for parking remains available and that the development is compatible
with the surrounding area.
The maneuvering aisle to be provided will not impede traffic movements for the proposed
future industrial development. A sidewalk has also been provided which is located
between the building and parking area along the east side of the pr operty, enabling
access for future employees and visitors from these parking spaces, to the future building
itself.
Staff also note that the designated fire route will continue to comply with the Ontario
Building Code requirement of 6.0 m in width, which has been used for other similar
industrial developments in Town through the planning application approval process.
Planning Staff are therefore of the opinion that the decreased width of the east side
maneuvering aisle as proposed will not result in any negative impacts and that the general
intent and purpose of the Zoning By-law is met.
c) The variance is considered desirable for the appropriate development or use of the land
Page 52 of 63
December 8, 2022 4 of 7 Report No. MV-2022-47
In addition to the Transportation Letter submitted as part of the subject Minor Variance
application (Prepared by WSP Engineering and dated November 4, 2022) the applicant
also submitted a Transportation Impact Study (Prepared by WSP Engineering and dated
November 15, 2021) with the associated Site Plan application currently under review by
Town Staff (SP-2021-14). Through their review of the materials included with the subject
minor variance application as well as the submitted Transportation Impact Study
submitted as part of the site plan application, the Town’s Traffic Analyst has expressed
no objection to the width of the maneuvering aisle as proposed.
Staff also note that approval of the subject minor variance will not impede traffic
movements for larger sized vehicles including waste collection and emergency services
vehicles, including the designated fire route for fire truck access and movement.
It is the opinion of Planning Staff that the maneuvering aisle along the east side will
provide sufficient access onsite for traffic movements overall and will not hinder the
ability for employees and visitors to the property to maneuver and navigate through the
property as necessary, as staff consider this space overall to be appropriately sized.
Staff are of the opinion that the variance as proposed is considered to be desirable for the
appropriate development and use of the land.
d) The variance is considered minor in nature
Permitting a decreased maneuvering aisle of 6.0 m (20.0 ft) when the by-law requirement
is 7.0 m (23.0 ft) is not viewed by staff as a significant departure from the zoning by-law.
The site from a circulation and pedestrian connectivity standpoint in the opinion of staff
will not be negatively impacted.
Staff are of the opinion that the configuration of the driveways and maneuvering aisles
have been designed in a manner whereby overall functionality from a traffic management
perspective will not result in any conflicts, as safe and efficient inbound and outbound
traffic movements will still be accommodated. Approval of this Minor Variance is not
anticipated to result in any negative impacts to the overall built form proposed through
the associated site plan application, nor any of the surrounding land uses.
Staff note that the maneuvering aisle on the west side will continue to meet the minimum
7.0 m width requirement, for the 90 degree angle parking located within that area of the
site.
Staff also advise that all other applicable by-law requirements are still being met. This
would include setbacks, building height, lot coverage as well as onsite parking
requirements. As such, no other variances have been requested.
Page 53 of 63
December 8, 2022 5 of 7 Report No. MV-2022-47
Staff therefore consider the variance to be minor in nature.
Additional Comments
The minor variance application was circulated internally and to external agencies for
review and comment. The following comments were provided:
Department / Agency Comments Provided
Engineering Services We have reviewed the above noted application and have no
objections.
Building Division Preliminary Zoning Review conducted. No comments
provided specifically on the application at the time of writing
of this report.
Accessibility Advisor No comments provided at the time of writing of this report.
Traffic Analyst I’ve reviewed the functionality of the proposed driveway width
as part of the site plan application. The vehicle maneuvering
diagram is acceptable and I have no further comments.
Operational Services – Parks We have reviewed the documentation for the property
associated with the above noted application and have no
formal comments.
Operational Services – Public
Works
No comments provided at the time of writing of this report
Central York Fire Services No comments provided at the time of writing of this report
The Regional Municipality of
York
No comments provided at the time of writing of this report
Lake Simcoe Region
Conservation Authority
The LSRCA will not be providing formal comments nor will we
be collecting an LSRCA review fee. The subject application
does not warrant a technical review as it pertains to natural
heritage, or contain lands which are regulated by the LSRCA.
Alectra Utilities We have reviewed the proposed Variance application and
have no objections to its approval, subject to the following
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,
Page 54 of 63
December 8, 2022 6 of 7 Report No. MV-2022-47
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
Hydro One No comments provided at the time of writing of this report
Public Correspondence
Written submissions were not received at the time of writing of this report. Should written
submissions be received after the writing of this report, the Secretary Treasurer will
provide the submission(s) to Committee members at the meeting.
Conclusion
Planning staff have reviewed the application with respect to the Section 45(1) of the
Planning Act, R.S.O, 1990, c.P.13, as amended, and recommend approval subject to a
condition of approval. Please refer to Appendix ‘A’ for the recommended condition of
approval for the requested variance.
Attachments
Appendix ‘A’ – Recommended Condition of Approval
Appendix ‘B’ - Site Plan
Appendix ‘A’ – Recommended Condition of Approval
The following condition is required to be satisfied should application MV -2022-47 be
approved by the Committee of Adjustment:
Page 55 of 63
December 8, 2022 7 of 7 Report No. MV-2022-47
1. That the variance only applies to the subject property, in substantial conformity
with the site plan attached as ‘Appendix B’ to this Staff Report and dated November
4 2022, to the satisfaction of the Director of Planning and Development Services.
Page 56 of 63
ItemData Matrix Part 3 or 9OBC ReferenceFirm Name:Certificate of Practice Number:Address:Name of Project:Location of Project:Ontario Building CodeX1 04N/A-1.1.2 [A]1 storey industrialGROUP F2 GROUP F2: 3.2.2.72X3.1.2.1.(1)1.4.1.2. [A]3.2.2.10. & 3.2.5.5.3.2.2.20. - .83.3.2.2.20. - .83.3.2.1.5.3.2.2.17.3.2.9.3.2.4.3.2.5.7.3.2.6.3.2.2.20. - .83.3.2.1.1.(3) - (8)3.1.17.3.8.3.3.1.2. & 3.3.1.19.Project Description:Major Occupancy(s):Building GFA (m²)Number of StoreysNumber of Streets/Access RoutesBuilding ClassificationSprinkler System ProposedStandpipe requiredFire Alarm requiredWater Service/Supply is AdequateHigh BuildingPermitted ConstructionActual ConstructionMezzanine(s) Area (m²)Occupant load based onBarrier-free DesignHazardous SubstancesPART 11PART 3 PART 9NewAdditionAlterationChange of Use123567891011121314151617Above GradeBelow GradeEntire BuildingBasement and Group E Occupancies OnlyIn Lieu of Roof RatingNot RequiredYes NoYes NoYes NoYes NoNon-Combustible BothCombustibleNon-Combustible BothCombustiblem²/PersonDesign of BuildingYesNo (Explain)Yes NoZ SQUARE CONSULTING INC.5220PCIG - Tiger32 Don Hillock Dr. Aurora, OntarioT 416 502 1616Toronto, Ontario M2H 3B31100 Gordon Baker RoadReferences are to Division B unless noted [A] for Division A or [C] for Division C.XXXXXXXX1.4.1.2. [A] & 3.2.1.1.3104.22 m²New Total 3104.22 m²Existing0m²XTBD by future tendent's fit up permit1.1.2 [A] & 9.10.1.39.10.2.1.4.1.2. [A]1.4.1.2. [A] & 9.10.4.9.10.209.10.8.29.10.8.2N/A9.10.18N/AN/A9.10.69.10.4.19.9.1.39.5.29.10.1.3 (4)411.1 to 11.4Gross Area3104.22 m²New Total 3104.22 m²Existing0 m²1.4.1.2. [A] 1.4.1.2. [A]18Plumbing Fixture RequirementsRatio: Male: Female =50:50 Except as noted otherwiseFloor Level/ AreaOccupant LoadFixtures RequiredFixtures Provided3.7.4.83.(2).TBD by future tendent's fit up permitSITE STATISTICS Proposed zoning: 124278109365dcba14131211bacbabaefghicdLot frontage and area Total gross floor area (sqm)Building setbacks from property lines (m)South (front)West (side)East (side)North (rear)Building area and lot coverage GFA and floor area ratioBuilding height (m)Number of storiesProposed number of unitsProposed size and uses of units:Mech. & Elec.Unit #1 Unit #2Unit #3Unit #4Unit #5Unit #6Unit #7GFALandscaped StripsParking spaces (Multiple unit buildings within Business Park Zone):Required number of parking spaces: Proposed number of parking spaces:Number of barrier free parking spaces (4%): Loading spaces (E-BP, Business Park Zone):Required number of loading spaces: Proposed number of loading spaces:Adjacent property zones and uses: E-BP, Business Park Zone84.02 m, 7558.18 sqm3104.226.4822.6816.529.663104.22 sqm, 41.07%3104.22 sqm, 0.4111.661725.41437.90437.11437.56437.41437.41437.41457.013104.223m @ East, West, North6060237 type B (11.0m x 3.5m) E-BP, Business Park ZoneP R O J E C TS C A L ED R A W NR E V I E W E DI S S U E R E C O R DR E V I S I O N R E C O R DNote: This drawing is the property of the Architect and may not be reproduced orused without the expressed consent of the Architect. The Contractor is responsiblefor checking and verifying all levels and dimensions and shall report alldiscrepancies to the Architect and obtain clarification prior to commencing work.forZ SQUARE CONSULTING INC.1100 GORDON BAKER RDNORTH YORK, ONTARIOM2H 3B3info@zsquareconsulting.com1-416-502-161610/24/2022 12:24:50 PMAs indicated32 Don Hillock Dr. Aurora,Ontario32 Don Hillock Dr. Aurora,OntarioOBC MATRIX & SITESTATISTICSMr Ding21034TJNZA000No. Description Date3 Issued for SPA 2021-11-094 Issued for Coordination 2022-04-225 Reissued for SPA 2022-05-246 Reissued for SPA 2022-11-041 : 100OBC MATRIXArea Schedule (Gross Building)Name Area Area (SF)M / E 25.41 m² 273.54 SFUnit 1 437.90 m² 4713.49 SFUnit 2 437.11 m² 4705.00 SFUnit 3 437.56 m² 4709.84 SFUnit 4 437.41 m² 4708.28 SFUnit 5 437.41 m² 4708.28 SFUnit 6 437.41 m² 4708.28 SFUnit 7 454.00 m² 4886.79 SF3104.22 m² 33413.50 SFArchitectural Drawing ListSheet Number Sheet NameA000 OBC MATRIX & SITE STATISTICSA001 SITE PLANA002 GROUND FLOOR PLANA003 ROOF PLANA004 BUILDING ELEVATIONSA005 BUILDING SECTIONSA006 MASSINGGrand total: 7KEY PLANL e s l i e S t Don Hillock DrWellington St ESITENNov. 8, 2022DATE: TOWN OF AURORAPLANNING AND DEVELOPMENT SERVICESDevelopment Planning DivisionRECEIVEDPage 57 of 63
UPUPUPUPUPUPUPUPUPUP6.5HSUTAC-2017 (CA)(c) 2021 Transoft Solutions, Inc. All rights reserved.HSUTAC-2017 (CA)(c) 2021 Transoft Solutions, Inc. All rights reserved.HSUTAC-2017 (CA)(c) 2022 Transoft Solutions, Inc. All rights reserved.HSUTAC-2017 (CA)(c) 2022 Transoft Solutions, Inc. All rights reserved.HSUTAC-2017 (CA)(c) 2022 Transoft Solutions, Inc. All rights reserved.HSUREDG TORONTO 2017 (CA)(c) 2022 Transoft Solutions, Inc. All rights reserved.HSU
TAC-2017 (CA)
(c) 2022 Transoft Solutions, Inc. All rights reserved.HSUTAC-2017 (CA)(c) 2022 Transoft Solutions, Inc. All rights reserved.HSUTAC-2017 (CA)N71°34'30"EN70°54'25"E47.22N71°51'40"E21.0015.79N83°17'25"E5.8678.26N71°29'00"EN18°30'25"W88.61N18°29'20"W90.13ete CurbConcrete CurbConcrete CurbLOT 2GISTERED PLAN 65M - 3974OT 1PIN 03642 - 3197PIN 03642 - 2340T 20, CONCESSION 3PIN 03642 - 5926PIN 03642 - 2370Bottom of SlopeTop of SlopeTop of SlopePost & Wire FencePost & Wire FencePWF1.40NPWF0.20NPWF0.15SPWF0.13NPWF0.19NPWF0.47NPWF0.11NPWF0.15NPWF0.54NPWF0.10NNo FencePWF0.06WPWFOn LinePWFOn LinePWF0.73NPost & Wire FencePost & Wire FencePost & Wire FencePWF0.05NPWF0.05NCBMHWaterWellCBCBWaterWellFHCBLSMHMHMHWaterWellBell BoxTRAFFIC SIGNMHTRAFFIC SIGNMHWVMH3.333.37SIB(RPE)SIB(RPE)SIB(RPE)SIB(RPE)IB(L&P)IB(OU)SSIB(L&P)IB(L&P)IB(L&P)IB(P1&M)(M)(M)21.90(P1&M)N70°53'10"E(P1)47.20(P1)(M)N71°50'00"E(P1)21.40(M)21.43(P1)0.40(P1&Set)(M)21.03(P1)6.11(P1,P2&Set)(P1&M)11.38(P1&M)N71°29'50"E(P1&Set)(P1&M)(M)78.28(P1)4.97(M)5.00(P1)(REFERENCE BEARING)156.98(M) 157.01(P1)0.24(M)0.31(P1)6.13(M)(M)88.58(P1)N18°29'20"W(P1)(P1&M)(P1&M)5.00(P1&M)(P1&M)On Line(Base)0.02SBent0.05E(P1&M)DON HILLOCK DRIVE290.54290.46290.55290.69290.86291.02291.31290.97290.66290.66290.36290.34289.97289.97289.67289.64289.22289.05288.43288.53288.13288.20287.307.1187.13286.89287.25286.78287.10287.85288.30288.77289.11289.46289.88290.24290.06286.90287.31287.45287.91288.26287.69287.03287.50287.67290.74291.19291.38291.78292.45292.89294.03294.24294.54294.81294.82294.50294.95294.90295.08294.67294.32294.76294.85294.92295.00294.72294.62287.74287.99288.38288.59288.93289.54290.18290.84290.91291.51292.00292.50292.68292.45292.42291.89291.26290.71290.04289.37289.26289.25289.14289.14288.69288.47288.13287.93287.69288.54291.21293.80293.24292.56293.39293.93294.24294.44294.54294.61294.63294.73291.76292.50293.07293.51293.76293.97294.07294.21294.30293.96293.50293.17293.03292.73292.30291.76291.13290.53289.98289.61289.38289.06288.51288.35288.17288.58288.70289.06289.33289.95290.54290.86291.35291.81292.15292.30292.44292.57293.36292.95294.51289.74290.19290.47290.61290.97291.78292.38290.77290.49291.75293.04293.62292.29291.89291.67291.48291.21290.71290.32289.89292.93292.70293.22293.21293.23293.12293.42293.26294.68293.73294.39294.83294.83294.88294.83294.77293.56294.79292.81293.91293.83294.49288.52293.72290.79290.08290.09289.34288.22287.88289.99292.60292.23292.98294.02292.63294.81294 7294.88(Top)292.40290.82290.82290.79290.82289.86288.10UPUPUPUPUPUPUPUPUPUPDYH
9.2%(BO)2.0%(BO)1.0%(BO)5.3%(BO)1.4%(BO)7.3%(BO)292.25(BO)293.46(BO)293.65(BO)293.76(BO)294.49(BO)290.45290.50290.47290.50 290.55290.45290.70290.52290.50290.50291.88292.15292.00290.55289.64289.62290.70289.25289.35289.25289.35289.20289.35289.28289.40288.90289.05288.50288.70289.08289.20288.78288.34288.15288.40288.64289.50289.80289.50289.50289.50289.502 8 9 .5 0 (T W )289.50289.48289.13289.50289.50289.50289.50289.50289.15288.80288.80290.68290.35290.00291.70290.70290.70291.83288.80289.15290.05(BW)290.00290.35290.70290.70290.70290.70290.70290.65(BW)290.35(BW)290.35290.65(TC)290.50290.65(TC)290.50290.65(TC)292.06291.99292.35292.44290.84290.58289.602 8 8 .7 4 (B W )2 8 8 .8 0 (B W )2 8 9 .0 9 (B W )2 8 9 .1 5 (B W )2 8 9 .5 0 (B W )2 8 9 .3 9 (T W )2 8 9 .0 9 (T W )2 8 9 .0 4 (T W )2 8 8 .7 4 (T W )288.56287.96(TC)288.52(TC)291.95(TC)292.02(TC)292.31(TC)292.38(TC)291.22(TW)290.96289.93290.00290.70289.502 8 9 .2 4 (T W )2 8 8 .9 0 (T W )290.00(BW)291.41(BW)289.65(TC)289.79290.50290.50291.72291.64291.87(TC)289.90289.94289.80288.95289.00289.85290.00291.79(TC)291.82291.09290.00(BW)2 8 8.80291.68(BW)290.65(TC)290.35(BW)289.88(TC)290.85(TC)290.69(TC)290.60(TC)290.70(TC)290.65(TC)290.73(TC)292.30(TC)290.85(TC)289.75(TC)289.45(TC)289.25(TC)289.30(TC)289.23(TC)289.15(TC)289.05(TC)288.85(TC)288.49(TC)292.03(BW)292.20(BW)292.21(BW)292.05(BW)291.90(BW)292.00(BW)291.95(BW)291.07290.00(BW)291.45291.60(TW)291.50291.58292.24(TC)293.53(BW)292.03(BW)290.75(BW)292.88(BW)292.14(BW)290.70290.50289.73288.88(TC)288.73(SW)290.47290.65290.62290.52289.24(TC)288.90 (TC)288.14291.00(TW)292.55(TW)293.61(TW)294.13(TW)293.91(TW)294.64(TW)291.74(BW)291.51(BW)291.19(BW)290.80(BW)EX. 400mm DIAPVC WATERMAINEX.HYDRANTEX. 400mmVALVE CHAMBEREX. 200mm DIAWATERMAINUNIT #1FFE=290.00UNIT #2FFE=290.35UNIT #3FFE=290.70UNIT #4FFE=290.70UNIT #5FFE=290.70UNIT #6FFE=290.70UNIT #7FFE=290.70DON HILLOCK DRIVENORTH REFER TO ENGINEERING DRAWINGSPREPARED BY HUSSON, DATED APRIL 16,2020MC(EX)N INV:283.28(975 )NE INV:283.86(375 )E INV:283.01(1200 )W INV:283.69(525 )2.3%10.7%1.7%1.7%1.2%0.4%4.2%1.1%2.0%2.1%1.4%2.0%2.8%1.4%2.1%1.6%1.4%1.3%1 .5%1.5%1.9%
1 .4 %2.1%2.8%1.3%2.2%4.8%1.4%1.4%2.0%4.1%2.7%4.4%4.5%2.4%1.5 %3.4%5.5%1.5%1.3%1.2%2.9%1.2%1 .7 %4.4%2.8%2.0%3.1%1.7%5.0%2.5%0.6%0.6%0.7%1.3%4.2%1.0%5.0%1.0%5.0%1.0%1.0%1.0%1.0%1.5%1.0%4.0%4.3%5.0%1 .0 %5.0%1.3%4.0%5.0%1.7%1.7%1.2%3.2%4.6%3.6%0.7%0.6%0.6%2.1%3.0%5.0%4.5%4.5%5.0%4.5%0.6%4.7%1.3%1.9%1.9%1.1%0.7%1.5%4.4%4.9%291.90(EX)291.97(EX)292.26(EX)292.33(EX)287.91(EX)287.31(EX)288.47(EX)291.26(EX)292.24(EX)291.54(EX)290.48(EX)290.73(EX) 290.93(EX)295.03(EX)294.70(EX)294.79(EX)294.86(EX)294.92(EX)294.91(EX)294.61(EX)293.53(EX)293.33(EX)291.41(EX)290.87(EX)289.12(EX)290.24(EX)290.34(EX)292.03(EX)289.30(EX)289.60(EX)289.55(EX)290.83(EX)291.22(EX)291.52(EX)292.02(EX)290.08(EX)289.79(EX)289.30(EX)288.78(EX)288.30(EX)290.19(EX)289.87(EX)288.88(EX)288.14(EX)289.78(EX)289.75(EX)290.19(EX)292289.352.852.583.662.611.250.250.940.990.680.7966°287.72R 120005300 6000 3000300060001505303000 5300 6000TYP. B290.35290.70290.70290.00288.80291.55289.50288.80RETAINING WALL W/ GUARDRAILELECTRICALUNIT 2UNIT 3UNIT 4UNIT 7UNIT 1UNIT 5UNIT 6EXISTING FIRE HYDRANT290.70290.70290.70290.00TYP.2700TYP.53003650 1500 2700TYPE A TYPE B53002700RETAINING WALLRETAINING WALLTRANSFORMERSIAMESE CONNECTION290.00290.70290.70RETAINING WALLWEST SETBACK22.68BUILDING FRONTAGE44.82EAST SETBACK16.52FRONT SETBACK6.48BUILDING LENGTH73.58REAR SETBACK9.6622.6844.8216.529.6873.585.324500290.001989LOT FRONTAGE84.02DON HILLOCK DRIVEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINELOT DEPTH90.12STANDARD PARKING: 295.8478.304.44STANDARD PARKING: 22BARRIER-FREE PARKING: 2FIRE ROUTEFIRE ROUTEFIRE ROUTER 12000RETAINING WALLCURB RAMPLANDSCAPING STRIPLANDSCAPING STRIPLANDSCAPING STRIP3 5 0 011000TYP. BTYP. BTYP. BTYP. BTYP. BTYP. BPYLON SIGN3 5 0 011000 STEEL GUARD RAILING700053003002 7 0 0
3 5 0 0
2 7 0 0
3 4 9 9
2 7 0 05300300 530030053003002 7 0 0
3 5 0 0 53003003 5 0 0
2 7 0 0
8 8 9 30053008 8 9 2 7 0 05300300
2 7 0 0
2 7 0 0
3 5 0 0 SRANDARD PARKING : 8STANDARD PARKING : 1BIKE STALL : 3MOUNTABLE CURB CURB TO BE DESIGNED AS PER OPSD 600.011CURB TO BE DESIGNED AS PER OPSD 600.011STOP SIGN CARPOOL ONLY SIGN DO NOT ENTER SIGN FIRE ROUTE SIGNACCESSIBLE PARKING SIGNFIRE ROUTE SIGNONE WAY SIGNCURB TO BE DESIGNED AS PER OPSD 600.011154818616DISTANCE BETWEEN FIRE ROUTE AND ENTRANCEDISTANCE BETWEEN FIRE HYDRANT AND SIAMESE CONNECTION5%WALKWAY4%WALKWAYTactile Board19541729Fire RouteFire RouteFire RouteBollards2000GARBAGE BIN AREA ENCLOSED BY 1.8M HIGHT WOOD FENCE WITH GATE (BY-LAW 6429-22)18001800GARBAGE BIN AREA ENCLOSED BY 1.8M HIGHT WOOD FENCE WITH GATE (BY-LAW 6429-22)6.50PARKING NOTES:1. MINIMUM PARKING SPACE SIZES (UNLESS OTHERWISE NOTED): 2700mm WIDE X 5300mm LONG (NO SIDES OBSTRUCTED) 3000mm WIDE X 5300mm LONG (ONE SIDE OBSTRUCTED) 3300mm WIDE X 5300mm LONG (TWO SIDE OBSTRUCTED)2. MAINTAIN MINIMUM DRIVE AISLE WIDTH OF 6000mm UNLESS OTHERWISE NOTED.3. MAINTAIN MINIMUM HEADROOM CLEARANCE OF 2100mm THROUGHOUT.36505300LOCATE SIGN AT THECENTRE OF EACH SPACEBF PARKING TYPE A27007000PARALLEL PARKING6001800BIKE PARKING27005300STANDARD PARKING27005300LOCATE SIGN AT THECENTRE OF EACH SPACEBF PARKING TYPE BLOADING SPACE: TYPE B:11000(L) X 3500(W) X 4000(H)11000350060003500LOADING SPACE: TYPE C:6000(L) X 3500(W) X 3000(H)P R O J E C T S C A L E D R A W N R E V I E W E DI S S U E R E C O R DR E V I S I O N R E C O R DNote: This drawing is the property of the Architect and may not be reproduced orused without the expressed consent of the Architect. The Contractor is responsiblefor checking and verifying all levels and dimensions and shall report alldiscrepancies to the Architect and obtain clarification prior to commencing work.forZ SQUARE CONSULTING INC.1100 GORDON BAKER RDNORTH YORK, ONTARIOM2H 3B3info@zsquareconsulting.com1-416-502-161610/24/2022 12:25:04 PMAs indicated32 Don Hillock Dr. Aurora,Ontario32 Don Hillock Dr. Aurora,OntarioSITE PLANMr Ding21034TJNZA0011 : 200SITE PLAN1No. Description Date1 Issued for Coordination 2021-09-272 Issued for Review 2021-10-203 Issued for SPA 2021-11-094 Issued for Coordination 2022-04-225 Reissued for SPA 2022-05-246 Reissued for SPA 2022-11-04Page 58 of 63
UPUPUPUPUPUPUPUPUPUPUPUPUPUPUPUPUPABCDE123456787z7yE77x422 m²4540.19 SFUNIT 202423 m²4552.91 SFUNIT 303423 m²4552.91 SFUNIT 404433 m²4662.50 SFUNIT 707418 m²4502.99 SFUNIT 10121 m²220.88 SFELECTRICAL085%4%423 m²4552.91 SFUNIT 505423 m²4552.91 SFUNIT 6063396106911557152021230512917164352912913%6z6y6x5z5y5x4z4y4x3z3y3x2z2y2x1z1y1xE6E5E4E3E2E144973324406103631036310363103631036310363105664263001155449733241155449733244061155449733244061155449733244061155449733244061155449733244064065182406518240651824065182406518240651821A0052A00573878290.00290.35290.35291.55290.00290.70290.70290.70290.70290.70290.70290.00290.00RETAINING WALLRETAINING WALLCURB RAMP60006000TYPE A TYPE BSTANDARD PARKING: 22BARRIER-FREE PARKING: 245905250FLOOR DRAIN289.40289.75290.10290.10290.10290.10290.10REAINING WALL / GUARDRAIL22661966BIKE STALL: 3T Y P . B
T Y P . B
T Y P . B
T Y P . B
T Y P . B
T Y P . B
T Y P . B
198618001800P R O J E C T S C A L E D R A W N R E V I E W E DI S S U E R E C O R DR E V I S I O N R E C O R DNote: This drawing is the property of the Architect and may not be reproduced orused without the expressed consent of the Architect. The Contractor is responsiblefor checking and verifying all levels and dimensions and shall report alldiscrepancies to the Architect and obtain clarification prior to commencing work.forZ SQUARE CONSULTING INC.1100 GORDON BAKER RDNORTH YORK, ONTARIOM2H 3B3info@zsquareconsulting.com1-416-502-161610/24/2022 12:25:07 PM1 : 15032 Don Hillock Dr. Aurora,Ontario32 Don Hillock Dr. Aurora,OntarioGROUND FLOOR PLANMr Ding21034TJNZA0021 : 150GROUND FLOOR1No. Description Date2 Issued for Review 2021-10-203 Issued for SPA 2021-11-094 Issued for Coordination 2022-04-225 Reissued for SPA 2022-05-246 Reissued for SPA 2022-11-04Page 59 of 63
ABCDE123456787z7yE77xFLAT ROOFFUTURE ROOF TOP UNITFUTURE ROOF TOP UNITFUTURE ROOF TOP UNITFUTURE ROOF TOP UNITFUTURE ROOF TOP UNITFUTURE ROOF TOP UNITFUTURE ROOF TOP UNITFUTURE ROOF TOP UNIT406103631036310363103631036310363105667267387833961069115571520212305991300448196z6y6x5z5y5x4z4y4x3z3y3x2z2y2x1z1y1xE6E5E4E3E2E11A0052A0052%2%[No Slope][No Slope][No Slope]2%2%2%2%2%299.85SCUPPER120mm ABOVE ROOF FINISH26984ROOF DRAINROOF DRAINROOF DRAINROOF DRAINROOF DRAINROOF DRAINROOF DRAINROOF DRAINSCUPPER120mm ABOVE ROOF FINISH26984SCUPPER120mm ABOVE ROOF FINISHSCUPPER120mm ABOVE ROOF FINISH2%2%2%2 %2%2%2%2%P R O J E C T S C A L E D R A W N R E V I E W E DI S S U E R E C O R DR E V I S I O N R E C O R DNote: This drawing is the property of the Architect and may not be reproduced orused without the expressed consent of the Architect. The Contractor is responsiblefor checking and verifying all levels and dimensions and shall report alldiscrepancies to the Architect and obtain clarification prior to commencing work.forZ SQUARE CONSULTING INC.1100 GORDON BAKER RDNORTH YORK, ONTARIOM2H 3B3info@zsquareconsulting.com1-416-502-161610/24/2022 12:25:08 PM1 : 15032 Don Hillock Dr. Aurora,Ontario32 Don Hillock Dr. Aurora,OntarioROOF PLANMr Ding21034TJNZA0031 : 150ROOF PLAN1No. Description Date2 Issued for Review 2021-10-203 Issued for SPA 2021-11-094 Issued for Coordination 2022-04-225 Reissued for SPA 2022-05-246 Reissued for SPA 2022-11-04NOTE: ROOF TOP UNIT LOCATION REFER TO MEP DRAWING.Page 60 of 63
GRADE288.80GROUND FLOOR290.0012345678TOP OF ROOF299.85TOP OF PARAPET300.4661010672444243832007001200BUILDING HEIGHT11659PC2PC1GAGASPSP2A005GACSPPC1SPSPGRADE288.80GROUND FLOOR290.00ABCDETOP OF ROOF299.85TOP OF PARAPET300.46BUILDING HEIGHT116591200 700 3200 2438 3511 610PC2C1A005GRADE288.80GROUND FLOOR290.0012345678BUILDING HEIGHT11659TOP OF ROOF299.85TOP OF PARAPET300.46PC2CPT1PT2610984912002A005GRADE288.80GROUND FLOOR290.00ABCDEBUILDING HEIGHT11659TOP OF ROOF299.85TOP OF PARAPET300.46PC2PC1GACPT1610106724442438390012001A005CPC2SIAMESE CONNECTIONSPRETAINING WALLPT1PAINT COLOR 1PT2PAINT COLOR 2SPSPANDROGAGLAZINGPC2PRECAST CONCRETE 2PC1PRECAST CONCRETE 1CCONCRETE FINISHING (XPS)P R O J E C T S C A L E D R A W N R E V I E W E DI S S U E R E C O R DR E V I S I O N R E C O R DNote: This drawing is the property of the Architect and may not be reproduced orused without the expressed consent of the Architect. The Contractor is responsiblefor checking and verifying all levels and dimensions and shall report alldiscrepancies to the Architect and obtain clarification prior to commencing work.forZ SQUARE CONSULTING INC.1100 GORDON BAKER RDNORTH YORK, ONTARIOM2H 3B3info@zsquareconsulting.com1-416-502-161610/24/2022 12:25:14 PMAs indicated32 Don Hillock Dr. Aurora,Ontario32 Don Hillock Dr. Aurora,OntarioBUILDING ELEVATIONSMr Ding21034TJNZA0041 : 150EAST ELEVATION11 : 150NORTH ELEVATION41 : 150WEST ELEVATION21 : 150SOUTH ELEVATION3No. Description Date2 Issued for Review 2021-10-203 Issued for SPA 2021-11-094 Issued for Coordination 2022-04-225 Reissued for SPA 2022-05-246 Reissued for SPA 2022-11-04Page 61 of 63
GRADE288.80GROUND FLOOR290.0012345678TOP OF ROOF299.85TOP OF PARAPET300.462A005ELECTRICALUNIT 1UNIT 2UNIT 3UNIT 4UNIT 5UNIT 6UNIT 7BUILDING HEIGHT116596109149700120011' - 7 3/4"35508' - 0"24388' - 0 1/4"2444350290.00290.35291.0028' - 9 3/4"878227' - 8"84329' - 6 1/4"29008' - 0"24388' - 0 1/4"244425' - 6 1/2"7782350GRADE288.80GROUND FLOOR290.00ABCDETOP OF ROOF299.85TOP OF PARAPET300.461A005ELECTRICAL UNIT 16109849BUILDING HEIGHT116591200290.00289.4060060028' - 9 3/4"878224446338P R O J E C T S C A L E D R A W N R E V I E W E DI S S U E R E C O R DR E V I S I O N R E C O R DNote: This drawing is the property of the Architect and may not be reproduced orused without the expressed consent of the Architect. The Contractor is responsiblefor checking and verifying all levels and dimensions and shall report alldiscrepancies to the Architect and obtain clarification prior to commencing work.forZ SQUARE CONSULTING INC.1100 GORDON BAKER RDNORTH YORK, ONTARIOM2H 3B3info@zsquareconsulting.com1-416-502-161610/24/2022 12:25:15 PM1 : 15032 Don Hillock Dr. Aurora,Ontario32 Don Hillock Dr. Aurora,OntarioBUILDING SECTIONSMr Ding21034TJNZA005No. Description Date2 Issued for Review 2021-10-203 Issued for SPA 2021-11-094 Issued for Coordination 2022-04-225 Reissued for SPA 2022-05-246 Reissued for SPA 2022-11-041 : 150BUILDING SECTION 111 : 150BUILDING SECTION 22Page 62 of 63
NPARKING LOT7 UNITS INDUSTRIAL BUILDINGRETAINING WALLLOADING SPACEPARKING LOTMAIN ENTRANCESRETAINING WALLBARRIER FREE RAMPM/E ROOM ENTRANCERETAINING WALLPROPERTY LINELANDSCAPING STRIPSLANDSCAPINGSIDEWALKSIDEWALKPYLON SIGNBIKE STALLBARRIER FREE PARKINGDon Hillock DrP R O J E C T S C A L E D R A W N R E V I E W E DI S S U E R E C O R DR E V I S I O N R E C O R DNote: This drawing is the property of the Architect and may not be reproduced orused without the expressed consent of the Architect. The Contractor is responsiblefor checking and verifying all levels and dimensions and shall report alldiscrepancies to the Architect and obtain clarification prior to commencing work.forZ SQUARE CONSULTING INC.1100 GORDON BAKER RDNORTH YORK, ONTARIOM2H 3B3info@zsquareconsulting.com1-416-502-161610/24/2022 12:25:22 PM32 Don Hillock Dr. Aurora,Ontario32 Don Hillock Dr. Aurora,OntarioMASSINGMr Ding21034TJNZA006No. Description Date2 Issued for Review 2021-10-203 Issued for SPA 2021-11-094 Issued for Coordination 2022-04-225 Reissued for SPA 2022-05-246 Reissued for SPA 2022-11-04AXONOMETRIC VIEW13D-VIEW 1 (North)23D-VIEW 2 (West)3Page 63 of 63