Agenda - Committee of Adjustment - 20231214Town of Aurora
Committee of Adjustment
Meeting Agenda
Date:Thursday, December 14, 2023
Time:7:00 p.m.
Location:Video Conference
Meetings are available to the public via live stream on the Town’s YouTube channel. To participate
electronically, 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 9, 2023,
Meeting Number 23-11
That the Committee of Adjustment Minutes from Meeting Number 23-11
be adopted as circulated.
6.Presentation of Applications
6.1 MV-2023-36 - CCM-Engineering Inc - 36 Machell Ave 1
6.2 MV-2023-37 - First Step Design Ltd. - 14 Wenderly Drive 2
6.3 MV-2023-34 - 2352107 Ontario Inc. - 1588 St. John's Sideroad 16
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 3 -36
_______________________________________________________________________________________
Subject: Minor Variance Application
Mousa Ayaydeh (CCM Engineering Inc.)
36 Machell Avenue
Part of Lots 17 & 18, Plan 36
File: MV-2023-36
Prepared by: Katherine Gatzos, Planner
Department: Planning and Development Services
Date: December 14, 2023
_______________________________________________________________________________________
Application
Planning Staff are requesting a deferral of the above noted minor variance application for
36 Machell Avenue (MV-2023-36). Additional time is needed for the Lake Simcoe Region
Conservation Authority (LSRCA) to review the subject application. The LSRCA has
identified that the subject property is within their regulatory floodplain area and requires
a topographic survey from the applicant to confirm whether the site is subject to flooding
hazards.
Staff recognize the importance of making informed decisions and believe the requested
deferral will enable a more accurate review of the potential environmental hazards on the
subject property.
As a result, Staff are requesting the subject application be deferred for consideration,
pending LSRCA’s review and approval of the topographic survey. The Applicant has been
made aware of this and also supports the decision.
Page 1 of 27
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 3 -37
_______________________________________________________________________________________
Subject: Minor Variance Application
First Step Design Ltd.
14 Wenderly Drive
PLAN 488 LOT 20
File: MV-2023-37
Prepared by: Kenny Ng, Planner
Department: Planning and Development Services
Date: December 14, 2023
_______________________________________________________________________________________
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 new 46.5 square
metre detached accessory garage. The proposed site plan is attached as Appendix ‘B’ to
this report for reference.
Proposed Variance
The following relief is being requested:
a) Section 24.497.8 of the Zoning By-law allows a maximum gross floor area of 40
square metres for any accessory detached structure. The applicant is proposing a
detached garage with a gross floor area 46.5 square metres.
Background
Subject Property and Area Context
The subject lands are municipally known as 14 Wenderly Drive and are located on the
west side of Wenderly Drive, south of Dunning Avenue. The property currently contains a
one-storey single-detached dwelling and has an approximate lot area of 795.07 square
metres (8,558.06 square feet), and an approximate lot frontage of 15.24 metres (50 feet).
Page 2 of 27
December 14, 2023 2 of 6 Report No. MV-2023-37
The property backs onto Dr. G W Williams Secondary School and is located on a dead-
end cul-de-sac. Mature vegetation is present in the rear, front and side yards.
Proposal
The applicant is requesting the proposed variance to accommodate a one-storey
detached garage with a gross floor area of 46.5 square metres (500 square feet) located
towards the rear of the property, at the end of the existing asphalt driveway.
Official Plan
The subject property is designated “Stable Neighbourhoods” by the Town of Aurora
Official Plan. This designation is intended to protect 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 and accessory structures.
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 designed the garage with intended use and
purpose in mind, and the variance is minor in nature and upholds the four tests.”
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2023-37 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 mature
neighbourhoods are protected from incompatible forms of development, while also
Page 3 of 27
December 14, 2023 3 of 6 Report No. MV-2023-37
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 variance to permit a detached garage
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 and two-storey dwellings. The requested variance does not alter the
residential use of the property, and the garage is appropriately located and recessed
from the main dwelling such that there will be minimal to no impacts on the
streetscape or character of the neighbourhood. The proposed detached garage only
marginally varies the maximum Gross Floor Area permitted, while also maintaining an
adequate area of soft landscaping in the front, rear, and side yard. The proposed
detached garage will also be situated behind the front wall of the primary dwelling,
which will help to screen its visual form and maintain the accessory nature of the
structure in line with the guidelines for the Stable Neighbourhoods area. Mature and
existing landscaping is also present on the property and the southern lot boundary
such that the accessory structure will be further screened.
Overall, staff are of the opinion that the proposed variance meets 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 Zoning By-law restriction on gross floor area is to maintain
compatibility between existing and new structures, while ensuring the existing and
planned character of the neighbourhood is preserved. Accessory structures are to
remain subordinate to the primary dwelling and not dominate the streetscape.
The proposed detached garage is appropriately recessed and located at the rear of the
property to not impact the streetscape or impose on the primary dwelling. Rear
detached garages are encouraged by the Stable Neighbourhood Urban Design
Guidelines, and the spacing between the proposed structure and the abutting property
is adequately maintained. All other zoning provisions for height, setbacks and lot
coverage are also still respected, which ensures any privacy, siting or orientation
concerns are mitigated. The structure itself is not designed to be oversized nor
constructed with materials that would appear incompatible. Similar detached garages
or carports are also already present on the street, including at 3, 5, 11, 17 and 19
Wenderly Drive. The detached garage will also not be used for any habitation purposes,
with its function being truly incidental, subordinate, and accessory for the property.
Appropriate landscaping also exists along the shared boundary and front and rear
yards to mitigate any potential negative impacts. The proposed garage will also feature
Page 4 of 27
December 14, 2023 4 of 6 Report No. MV-2023-37
a 2-car maximum capacity, which is considered appropriate and consistent with the
neighbourhood, and in line with the guidelines for the Stable Neighbourhood area.
Staff are of the opinion that the proposed accessory garage maintains the character
of the surrounding neighbourhood and that the general intent and purpose of the
zoning by-law is maintained.
c) The proposed variance is considered desirable for the appropriate development of the
land
The minor variance requested has been considered in the context of the site and the
adjacent neighbourhood. The proposed variance maintains the context of the
surrounding neighbourhood and does not pose any significant impact to the
streetscape character or use of the property. The slight increase in the permitted gross
floor area is not anticipated to present any massing concerns or result in the
overbuilding of the property. The detached garage will be located in the rear of the
subject property, behind the main dwelling and screened by mature trees and
vegetation located in the front and side yard of the subject site. Ample open space also
remains in the rear yard, and the garage allows for cars or goods to be screened from
the public realm.
Staff are of the opinion that the proposed variance is 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 garage, there is minimal impact
resulting from the increased gross floor area. The proposed accessory structure is not
anticipated to result in detrimental impacts to the adjacent neighbourhood. It is
Planning Staff’s opinion that the streetscape will largely remain unaltered as the slight
increase of gross floor area will not be discernable from the public realm perspective.
Further, the appropriate conditions of approval have also been developed to ensure no
negative impacts.
Staff are of the opinion that the proposed variance is minor in nature.
Page 5 of 27
December 14, 2023 5 of 6 Report No. MV-2023-37
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.
No objections.
Engineering Division
(Traffic/Transportation)
No objections.
Operational Services (Parks) No objections.
Operational Services
(Public Works)
No objections.
Central York Fire Services No objections.
York Region No objections.
LSRCA No objections.
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
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 6 of 27
December 14, 2023 6 of 6 Report No. MV-2023-37
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2023-37 be
approved by the Committee of Adjustment:
1. That the variance only applies to the subject property, in 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 obtain a Road Occupancy Permit through Public Works; and
3. That the Owner shall provide tree protection fencing in accordance with Town
standards for existing trees in the vicinity of proposed construction and
construction access routes, and to provide the Town’s Arborist notification of
fencing installation prior to construction.
Page 7 of 27
5.74270.3616.89NEW 1 STOREYFRAME GARAGE3.583.15TREE PROTECTION FENCENEW CONCRETE STAIRWINDOW WELL1.20EXTEND ASPHALT DRIVETO NEW GARAGE5.441.5016.751.96PLANTING BEDGATE5.24BBQ6.36EXISTING CURBCUT TO REMAIN1.20TREE PROTECTION FENCE1.20TREE PROTECTION FENCE1.20TREE PROTECTIONFENCENEW RETAINING WALL10.03(SEPARATE BUILDINGPERMIT APPLICATION)26.53Scale: 1:150SITE PLAN1ALL CONSULTANTS AND CONTRACTORS SHALLCHECK ALL DIMENSIONS ON SITE AND REPORT ANYDISCREPANCIES TO FIRST STEP DESIGN.THIS DRAWING IS COPYRIGHTED INSTRUMENT OFSERVICE AND IT REMAINS THE PROPERTY OF FIRSTSTEP DESIGN. USE AND REPRODUCTION OF THISDRAWING IS ALLOWED ONLY WITH THE WRITTENCONSENT OF FIRST STEP DESIGN.THE DRAWING IS NOT ISSUED FOR BUILDINGPERMIT UNLESS IT IS STAMPED AND SIGNED ANDTHE DATED REVISION FIELD STATES:ISSUED FOR BUILDING PERMIT.DO NOT SCALE DRAWING.A-1.01:150JULY 2023CM - SS2312SITE PLAN14 WENDERLY DR.AURORA, ONPROJECT ADDRESS:DRAWING TITLE:DRAWN BY:DATE:SCALE:DRAWING NUMBER:PROJECT NUMBER:NORTH:REVISIONSNO. DATE DESCRIPTION12023 -05 - 02ISSUED FOR REVIEW22023 -05 - 23ISSUED FOR REVIEW32023 -07 - 07ISSUED FORCOORDINATIONTown of Aurora Zoning By-Law #6000-17ZONED - R3 (SN) SITE STATISTICS2LOT AREA:795.07 m2THIS PLAN IS BASED ON THE SRPR PREPARED BYMANDARIN SURVEYORS LIMITEDSIGNED BY Z. ZENG ANDDATED ON APRIL 18, 2018I review and take responsibility for the design work on behalf of a firm registeredunder subsection of Division C, of the Building Code. I am qualified, and the firmis registered, in the appropriate classes/categories.Individual BCIN: 36329Firm BCIN: 111517SealTG-15109CINDY MCPHEERAOSUTCETIHCRFOANOITICSRAOI
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TECHNO LGIST
L.AASEPT 21, 2023,AAEPT 21, 20OOSSSSRAAOOI
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..LEGENDENTRANCE TO BUILDINGEXISTING ELEVATION208.40PROPOSED ELEVATIONPERMITTEDLOT COVERAGE35% / 278.27 m2EXISTING BUILDINGPROPOSEDLOT COVERAGESUMEXISTING101.15 m2108.86 m2 / 13.69%EXISTING SHED7.71 m2101.15 m27.71 m2155.31 m2 / 19.53%NEW GARAGE0 m246.45 m2 (5.84%)SETBACKSREAR YARDMAX. HEIGHT4.5 mACCESSORY STRUCTURE REQUIRENTS PERMITTED PROPOSED1.0 m3.45 m SOUTH SIDE YARD1.2 m16.75 m1.2 m (1 STOREY)AVERAGE FINISHED GRADE = 270.44 270.64270.34270.36270.49270.44270.36NORTH SIDE YARD 10.03 m1.2 m (1 STOREY)42023 -09 - 21ISSUED FOR BUILDINGPERMITPR20231266 Oct. 18, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWHana HossainAPPROVED BY:Appendix 'B' - Site PlanPage 8 of 27
GARAGESLAB ABOVE25'-0" [7.62m]20'-0" [6.10m]RETAININGWALL ABOVE23'-8"18'-8"8"8"8"8"CONCRETE CURB AND FOOTINGS PER ENGCONCRETE CURB AND FOOTINGS PER ENGCONCRETE CURB AND FOOTINGS PER ENGCONCRETE CURB AND FOOTINGS PER ENGSBASBASBASBASBASBASBASBA1'-8"1'-8"1'-8"1'-8"PROJECT ADDRESS:DRAWING TITLE:DRAWN BY:DATE:SCALE:DRAWING NUMBER:PROJECT NUMBER:NORTH#304 16600 BAYVIEW AVE. NEWMARKET, ON L3X 1Z9A-2.13/16" = 1'-0"JULY 2023CM-SS2312PROPOSEDFOUNDATIONPLAN14 WENDERLY DRAURORA, ON.Scale: 3/16" = 1'-0"PROPOSED FOUNDATION PLAN1SEPT 21, 2023,SealTG-15109CINDY MCPHEERAOSUTCETIHCRFOANOITICSRAOITNOOFSOTECHNOLGISTL.AAI review and take responsibility for the design work on behalf of a firm registeredunder subsection of Division C, of the Building Code. I am qualified, and the firmis registered, in the appropriate classes/categories.Individual BCIN: 36329Firm BCIN: 111517NEW WALLLEGENDNOTE:-DIMENSIONS TO FINISH GYPSUM UNLESS NOTED OTHERWISE-ALL INTERIOR DOORS DIMENSIONED TO INTERIOR FRAME SIZE-TO BE READ IN CONJUNCTION WITH STRUCTURAL DRAWINGSALL CONSULTANTS AND CONTRACTORSSHALL CHECK ALL DIMENSIONS ON SITEAND REPORT ANY DISCREPANCIES TOFIRST STEP DESIGN.THIS DRAWING IS COPYRIGHTEDINSTRUMENT OF SERVICE AND ITREMAINS THE PROPERTY OF FIRST STEPDESIGN. USE AND REPRODUCTION OFTHIS DRAWING IS ALLOWED ONLY WITHTHE WRITTEN CONSENT OF FIRST STEPDESIGN.THE DRAWING IS NOT ISSUED FORBUILDING PERMIT UNLESS IT ISSTAMPED AND SIGNED AND THE DATEDREVISION FIELD STATES:ISSUED FOR BUILDING PERMIT.DO NOT SCALE DRAWING.GUARD/RAILINGFINISHED NON-CLIMBABLE GUARD/RAILING (4" TO 35" ABOVE WITH 4" (100) O.C. MAXIMUM SPACING BETWEEN PICKETS. EVERY REQUIREDGUARD TO BE DESIGNED IN ACCORDANCE WITH OBC DIV B 9.8.8. GUARDS TO BE DESIGNED TO LOAD REQUIREMENTS OF OBC DIV B 9.8.8.2, SUCHTHAT THE MINIMUM SPECIFIED HORIZONTAL LOAD APPLIED INWARD OR OUTWARD AT THE TOP OF EVERY GUARD REQUIRED SHALL BE AUNIFORM LOAD OF 0.5 kN OR A CONCENTRATED LOAD OF 1.0 kNTHE MINIMUM SPECIFIED HORIZONTAL LOAD APPLIED INWARD OR OUTWARD ON ELEMENTS WITHIN THE GUARD, INCLUDING SOLID PANELS ANDPICKETS SHALL BE 0.5 kN APPLIED OVER A MAX. WIDTH OVER 300 mm AND A HEIGHT OF 300 mm. THE MINIMUM SPECIFIED VERTICAL LOADAPPLIED EVENLY AT THE TOP OF THE GUARD SHALL BE 1.5 kN/m. HEIGHTS OF REQUIRED GUARDS DIV B 9.8.7, INTERIOR GUARDS: 2'-11" (900)MIN. HIGH,EXTERIOR GUARDS: 3'-6" (1070) MIN. HIGH24# INDICATES DOORWIDTH9'-0" CHCEILING HEIGHTREVISIONSNO. DATE DESCRIPTION12023 /05 / 02ISSUED FOR REVIEW22023 /05 / 23ISSUED FOR REVIEW32023 /07 / 07ISSUED FORCOORDINATION42023 /09 / 07ISSUED FOR REVIEW52023 /09 / 21ISSUED FOR BUILDINGPERMITPage 9 of 27
GARAGE25'-0" [7.62m]20'-0" [6.10m]16'-0"24'-0"2'-8"16FT X 8FT GARAGE DOORRETAININGWALL2'-912"4'-0"4'-0"9'-0"4'-0"4'-0"1A-4.11A-4.1CONCRETE CURBPER ENG14'-612"20'-0" [6.10m]25'-0" [7.62m]32F0.12'-0"2'-0"LINTEL PER ENGLINTEL PER ENGBEAM PER ENGLINTEL PER ENGSTEP DN6"6"6"6"W1.1W1.1W1.1W1.1ROOF TRUSSES PER MANUFACTURERAREA OF GARAGE:500 SQ FT / 46.45m21% SLOPE SLAB TOGARAGE DOORCONCRETE CURBPER ENGCONCRETE CURBPER ENGSBSBSBSBSBSB19'-0"VAULTED CEILING @11FT CHSLOPINGCEILINGSLOPINGCEILING9'-5" HIGH WALL9'-5" HIGH WALLPROJECT ADDRESS:DRAWING TITLE:DRAWN BY:DATE:SCALE:DRAWING NUMBER:PROJECT NUMBER:NORTHScale: 3/16" = 1'-0"PROPOSED MAIN FLOOR PLAN1#304 16600 BAYVIEW AVE. NEWMARKET, ON L3X 1Z9A-2.23/16" = 1'-0"JULY 2023CM-SS2312PROPOSEDMAIN FLOORPLAN14 WENDERLY DRAURORA, ON.SEPT 21, 2023,SealTG-15109CINDY MCPHEERAOSUTCETIHCRFOANOITICSRAOITNOOFSOTECHNOLGISTL.AAI review and take responsibility for the design work on behalf of a firm registeredunder subsection of Division C, of the Building Code. I am qualified, and the firmis registered, in the appropriate classes/categories.Individual BCIN: 36329Firm BCIN: 111517NEW WALLLEGENDNOTE:-DIMENSIONS TO FINISH GYPSUM UNLESS NOTED OTHERWISE-ALL INTERIOR DOORS DIMENSIONED TO INTERIOR FRAME SIZE-TO BE READ IN CONJUNCTION WITH STRUCTURAL DRAWINGSALL CONSULTANTS AND CONTRACTORSSHALL CHECK ALL DIMENSIONS ON SITEAND REPORT ANY DISCREPANCIES TOFIRST STEP DESIGN.THIS DRAWING IS COPYRIGHTEDINSTRUMENT OF SERVICE AND ITREMAINS THE PROPERTY OF FIRST STEPDESIGN. USE AND REPRODUCTION OFTHIS DRAWING IS ALLOWED ONLY WITHTHE WRITTEN CONSENT OF FIRST STEPDESIGN.THE DRAWING IS NOT ISSUED FORBUILDING PERMIT UNLESS IT ISSTAMPED AND SIGNED AND THE DATEDREVISION FIELD STATES:ISSUED FOR BUILDING PERMIT.DO NOT SCALE DRAWING.GUARD/RAILINGFINISHED NON-CLIMBABLE GUARD/RAILING (4" TO 35" ABOVE WITH 4" (100) O.C. MAXIMUM SPACING BETWEEN PICKETS. EVERY REQUIREDGUARD TO BE DESIGNED IN ACCORDANCE WITH OBC DIV B 9.8.8. GUARDS TO BE DESIGNED TO LOAD REQUIREMENTS OF OBC DIV B 9.8.8.2, SUCHTHAT THE MINIMUM SPECIFIED HORIZONTAL LOAD APPLIED INWARD OR OUTWARD AT THE TOP OF EVERY GUARD REQUIRED SHALL BE AUNIFORM LOAD OF 0.5 kN OR A CONCENTRATED LOAD OF 1.0 kNTHE MINIMUM SPECIFIED HORIZONTAL LOAD APPLIED INWARD OR OUTWARD ON ELEMENTS WITHIN THE GUARD, INCLUDING SOLID PANELS ANDPICKETS SHALL BE 0.5 kN APPLIED OVER A MAX. WIDTH OVER 300 mm AND A HEIGHT OF 300 mm. THE MINIMUM SPECIFIED VERTICAL LOADAPPLIED EVENLY AT THE TOP OF THE GUARD SHALL BE 1.5 kN/m. HEIGHTS OF REQUIRED GUARDS DIV B 9.8.7, INTERIOR GUARDS: 2'-11" (900)MIN. HIGH,EXTERIOR GUARDS: 3'-6" (1070) MIN. HIGH24# INDICATES DOORWIDTH9'-0" CHCEILING HEIGHTREVISIONSNO. DATE DESCRIPTION12023 /05 / 02ISSUED FOR REVIEW22023 /05 / 23ISSUED FOR REVIEW32023 /07 / 07ISSUED FORCOORDINATION42023 /09 / 07ISSUED FOR REVIEW52023 /09 / 21ISSUED FOR BUILDINGPERMITPage 10 of 27
27'-0" [8.23m]22'-0" [6.71m]4:12SLOPE4:12SLOPE1'-0"1'-0"1'-0"1'-0"R1.1R1.1LINE OF WALL BELOWLINE OF WALL BELOWLINE OF WALL BELOWLINE OF WALL BELOWPROJECT ADDRESS:DRAWING TITLE:DRAWN BY:DATE:SCALE:DRAWING NUMBER:PROJECT NUMBER:NORTHScale: 3/16" = 1'-0"PROPOSED ROOF PLAN1#304 16600 BAYVIEW AVE. NEWMARKET, ON L3X 1Z9A-2.33/16" = 1'-0"JULY 2023CM-SS2312PROPOSEDROOF PLAN14 WENDERLY DRAURORA, ON.SEPT 21, 2023,SealTG-15109CINDY MCPHEERAOSUTCETIHCRFOANOITICSRAOITNOOFSOTECHNOLGISTL.AAI review and take responsibility for the design work on behalf of a firm registeredunder subsection of Division C, of the Building Code. I am qualified, and the firmis registered, in the appropriate classes/categories.Individual BCIN: 36329Firm BCIN: 111517NEW WALLLEGENDNOTE:-DIMENSIONS TO FINISH GYPSUM UNLESS NOTED OTHERWISE-ALL INTERIOR DOORS DIMENSIONED TO INTERIOR FRAME SIZE-TO BE READ IN CONJUNCTION WITH STRUCTURAL DRAWINGSALL CONSULTANTS AND CONTRACTORSSHALL CHECK ALL DIMENSIONS ON SITEAND REPORT ANY DISCREPANCIES TOFIRST STEP DESIGN.THIS DRAWING IS COPYRIGHTEDINSTRUMENT OF SERVICE AND ITREMAINS THE PROPERTY OF FIRST STEPDESIGN. USE AND REPRODUCTION OFTHIS DRAWING IS ALLOWED ONLY WITHTHE WRITTEN CONSENT OF FIRST STEPDESIGN.THE DRAWING IS NOT ISSUED FORBUILDING PERMIT UNLESS IT ISSTAMPED AND SIGNED AND THE DATEDREVISION FIELD STATES:ISSUED FOR BUILDING PERMIT.DO NOT SCALE DRAWING.GUARD/RAILINGFINISHED NON-CLIMBABLE GUARD/RAILING (4" TO 35" ABOVE WITH 4" (100) O.C. MAXIMUM SPACING BETWEEN PICKETS. EVERY REQUIREDGUARD TO BE DESIGNED IN ACCORDANCE WITH OBC DIV B 9.8.8. GUARDS TO BE DESIGNED TO LOAD REQUIREMENTS OF OBC DIV B 9.8.8.2, SUCHTHAT THE MINIMUM SPECIFIED HORIZONTAL LOAD APPLIED INWARD OR OUTWARD AT THE TOP OF EVERY GUARD REQUIRED SHALL BE AUNIFORM LOAD OF 0.5 kN OR A CONCENTRATED LOAD OF 1.0 kNTHE MINIMUM SPECIFIED HORIZONTAL LOAD APPLIED INWARD OR OUTWARD ON ELEMENTS WITHIN THE GUARD, INCLUDING SOLID PANELS ANDPICKETS SHALL BE 0.5 kN APPLIED OVER A MAX. WIDTH OVER 300 mm AND A HEIGHT OF 300 mm. THE MINIMUM SPECIFIED VERTICAL LOADAPPLIED EVENLY AT THE TOP OF THE GUARD SHALL BE 1.5 kN/m. HEIGHTS OF REQUIRED GUARDS DIV B 9.8.7, INTERIOR GUARDS: 2'-11" (900)MIN. HIGH,EXTERIOR GUARDS: 3'-6" (1070) MIN. HIGH24# INDICATES DOORWIDTH9'-0" CHCEILING HEIGHTREVISIONSNO. DATE DESCRIPTION12023 /05 / 02ISSUED FOR REVIEW22023 /05 / 23ISSUED FOR REVIEW32023 /07 / 07ISSUED FORCOORDINATION42023 /09 / 07ISSUED FOR REVIEW52023 /09 / 21ISSUED FOR BUILDINGPERMITPage 11 of 27
ALUMINUM SOFFIT,FASCIA EAVES ANDDOWNSPOUTSGARAGE SLAB 270.36AVERAGE GRADE 270.44UNDERSIDE EAVES11'-378" [3.45m]BUILDING HEIGHT9'-6"TOP OF ROOF4'-2"270.64270.36270.34HORIZONTAL SIDINGRETAINING WALL16FT X 8FT GARAGE DOOREXISTING HOUSE9'-6"ASPHALT SHINGLES4" TRIM4" TRIMALUMINUM SOFFIT,FASCIA EAVES ANDDOWNSPOUTS270.49270.64GARAGE SLAB 270.36AVERAGE GRADE 270.44UNDERSIDE EAVES11'-378" [3.45m]BUILDING HEIGHT9'-6"TOP OF ROOF4'-2"HORIZONTAL SIDINGASPHALT SHINGLES4" TRIM6"PROJECT ADDRESS:DRAWING TITLE:DRAWN BY:DATE:SCALE:DRAWING NUMBER:PROJECT NUMBER:#304 16600 BAYVIEW AVE. NEWMARKET, ON L3X 1Z9A-3.13/16" = 1'-0"JULY 2023CM-SS2312PROPOSEDEAST ANDSOUTHELEVATIONS14 WENDERLY DRAURORA, ON.Scale: 3/16" = 1'-0"PROPOSED EAST ELEVATION1SEPT 21, 2023,PT 21, 20SealTG-15109CINDY MCPHEERAOSUTCETIHCRFOANOITICSRAOITNOOFSOTECHNOLGISTL.AAI review and take responsibility for the design work on behalf of a firm registeredunder subsection of Division C, of the Building Code. I am qualified, and the firmis registered, in the appropriate classes/categories.Individual BCIN: 36329Firm BCIN: 111517NEW WALLLEGENDNOTE:-DIMENSIONS TO FINISH GYPSUM UNLESS NOTED OTHERWISE-ALL INTERIOR DOORS DIMENSIONED TO INTERIOR FRAME SIZE-TO BE READ IN CONJUNCTION WITH STRUCTURAL DRAWINGSALL CONSULTANTS AND CONTRACTORSSHALL CHECK ALL DIMENSIONS ON SITEAND REPORT ANY DISCREPANCIES TOFIRST STEP DESIGN.THIS DRAWING IS COPYRIGHTEDINSTRUMENT OF SERVICE AND ITREMAINS THE PROPERTY OF FIRST STEPDESIGN. USE AND REPRODUCTION OFTHIS DRAWING IS ALLOWED ONLY WITHTHE WRITTEN CONSENT OF FIRST STEPDESIGN.THE DRAWING IS NOT ISSUED FORBUILDING PERMIT UNLESS IT ISSTAMPED AND SIGNED AND THE DATEDREVISION FIELD STATES:ISSUED FOR BUILDING PERMIT.DO NOT SCALE DRAWING.GUARD/RAILINGFINISHED NON-CLIMBABLE GUARD/RAILING (4" TO 35" ABOVE WITH 4" (100) O.C. MAXIMUM SPACING BETWEEN PICKETS. EVERY REQUIREDGUARD TO BE DESIGNED IN ACCORDANCE WITH OBC DIV B 9.8.8. GUARDS TO BE DESIGNED TO LOAD REQUIREMENTS OF OBC DIV B 9.8.8.2, SUCHTHAT THE MINIMUM SPECIFIED HORIZONTAL LOAD APPLIED INWARD OR OUTWARD AT THE TOP OF EVERY GUARD REQUIRED SHALL BE AUNIFORM LOAD OF 0.5 kN OR A CONCENTRATED LOAD OF 1.0 kNTHE MINIMUM SPECIFIED HORIZONTAL LOAD APPLIED INWARD OR OUTWARD ON ELEMENTS WITHIN THE GUARD, INCLUDING SOLID PANELS ANDPICKETS SHALL BE 0.5 kN APPLIED OVER A MAX. WIDTH OVER 300 mm AND A HEIGHT OF 300 mm. THE MINIMUM SPECIFIED VERTICAL LOADAPPLIED EVENLY AT THE TOP OF THE GUARD SHALL BE 1.5 kN/m. HEIGHTS OF REQUIRED GUARDS DIV B 9.8.7, INTERIOR GUARDS: 2'-11" (900)MIN. HIGH,EXTERIOR GUARDS: 3'-6" (1070) MIN. HIGH24# INDICATES DOORWIDTH9'-0" CHCEILING HEIGHTScale: 3/16" = 1'-0"PROPOSED SOUTH ELEVATION2REVISIONSNO. DATE DESCRIPTION12023 /05 / 02ISSUED FOR REVIEW22023 /05 / 23ISSUED FOR REVIEW32023 /07 / 07ISSUED FORCOORDINATION42023 /09 / 07ISSUED FOR REVIEW52023 /09 / 21ISSUED FOR BUILDINGPERMITPage 12 of 27
6"GARAGE SLAB 270.36AVERAGE GRADE 270.44UNDERSIDE EAVES11'-378" [3.45m]BUILDING HEIGHT9'-6"TOP OF ROOF4'-2"270.36270.4932"X80"ALUMINUM SOFFIT,FASCIA EAVES ANDDOWNSPOUTSHORIZONTAL SIDING4" TRIMALUMINUM SOFFIT,FASCIA EAVES ANDDOWNSPOUTSGARAGE SLAB 270.36AVERAGE GRADE 270.44UNDERSIDE EAVES11'-378" [3.45m]BUILDING HEIGHT9'-6"TOP OF ROOF4'-2"270.34270.36HORIZONTAL SIDINGASPHALT SHINGLES48"X48"4" TRIMFG48"X48"FG7'-712"TOP OF WINDOWPROJECT ADDRESS:DRAWING TITLE:DRAWN BY:DATE:SCALE:DRAWING NUMBER:PROJECT NUMBER:#304 16600 BAYVIEW AVE. NEWMARKET, ON L3X 1Z9A-3.23/16" = 1'-0"JULY 2023CM-SS2312PROPOSEDWEST ANDNORTHELEVATIONS14 WENDERLY DRAURORA, ON.SEPT 21, 2023,PT 21, 20SealTG-15109CINDY MCPHEERAOSUTCETIHCRFOANOITICSRAOITNOOFSOTECHNOLGISTL.AAI review and take responsibility for the design work on behalf of a firm registeredunder subsection of Division C, of the Building Code. I am qualified, and the firmis registered, in the appropriate classes/categories.Individual BCIN: 36329Firm BCIN: 111517NEW WALLLEGENDNOTE:-DIMENSIONS TO FINISH GYPSUM UNLESS NOTED OTHERWISE-ALL INTERIOR DOORS DIMENSIONED TO INTERIOR FRAME SIZE-TO BE READ IN CONJUNCTION WITH STRUCTURAL DRAWINGSALL CONSULTANTS AND CONTRACTORSSHALL CHECK ALL DIMENSIONS ON SITEAND REPORT ANY DISCREPANCIES TOFIRST STEP DESIGN.THIS DRAWING IS COPYRIGHTEDINSTRUMENT OF SERVICE AND ITREMAINS THE PROPERTY OF FIRST STEPDESIGN. USE AND REPRODUCTION OFTHIS DRAWING IS ALLOWED ONLY WITHTHE WRITTEN CONSENT OF FIRST STEPDESIGN.THE DRAWING IS NOT ISSUED FORBUILDING PERMIT UNLESS IT ISSTAMPED AND SIGNED AND THE DATEDREVISION FIELD STATES:ISSUED FOR BUILDING PERMIT.DO NOT SCALE DRAWING.GUARD/RAILINGFINISHED NON-CLIMBABLE GUARD/RAILING (4" TO 35" ABOVE WITH 4" (100) O.C. MAXIMUM SPACING BETWEEN PICKETS. EVERY REQUIREDGUARD TO BE DESIGNED IN ACCORDANCE WITH OBC DIV B 9.8.8. GUARDS TO BE DESIGNED TO LOAD REQUIREMENTS OF OBC DIV B 9.8.8.2, SUCHTHAT THE MINIMUM SPECIFIED HORIZONTAL LOAD APPLIED INWARD OR OUTWARD AT THE TOP OF EVERY GUARD REQUIRED SHALL BE AUNIFORM LOAD OF 0.5 kN OR A CONCENTRATED LOAD OF 1.0 kNTHE MINIMUM SPECIFIED HORIZONTAL LOAD APPLIED INWARD OR OUTWARD ON ELEMENTS WITHIN THE GUARD, INCLUDING SOLID PANELS ANDPICKETS SHALL BE 0.5 kN APPLIED OVER A MAX. WIDTH OVER 300 mm AND A HEIGHT OF 300 mm. THE MINIMUM SPECIFIED VERTICAL LOADAPPLIED EVENLY AT THE TOP OF THE GUARD SHALL BE 1.5 kN/m. HEIGHTS OF REQUIRED GUARDS DIV B 9.8.7, INTERIOR GUARDS: 2'-11" (900)MIN. HIGH,EXTERIOR GUARDS: 3'-6" (1070) MIN. HIGH24# INDICATES DOORWIDTH9'-0" CHCEILING HEIGHTScale: 3/16" = 1'-0"PROPOSED WEST ELEVATION1Scale: 3/16" = 1'-0"PROPOSED NORTH ELEVATION2REVISIONSNO. DATE DESCRIPTION12023 /05 / 02ISSUED FOR REVIEW22023 /05 / 23ISSUED FOR REVIEW32023 /07 / 07ISSUED FORCOORDINATION42023 /09 / 07ISSUED FOR REVIEW52023 /09 / 21ISSUED FOR BUILDINGPERMITPage 13 of 27
GARAGE SLAB 270.36AVERAGE GRADE 270.44UNDERSIDE EAVES11'-378" [3.45m]BUILDING HEIGHT9'-6"TOP OF ROOF4'-2"9'-5" TOP PLATE1'-7"8"270.648"1'-0"R1.11A-5.1F0.1W1.1W1.111'-0"PROJECT ADDRESS:DRAWING TITLE:DRAWN BY:DATE:SCALE:DRAWING NUMBER:PROJECT NUMBER:Scale: 3/16" = 1'-0"PROPOSED CROSS SECTION1#304 16600 BAYVIEW AVE. NEWMARKET, ON L3X 1Z9A-4.13/16" = 1'-0"JULY 2023CM-SS2312PROPOSEDCROSSSECTION14 WENDERLY DRAURORA, ON.SEPT 21, 2023,SealTG-15109CINDY MCPHEERAOSUTCETIHCRFOANOITICSRAOITNOOFSOTECHNOLGISTL.AAI review and take responsibility for the design work on behalf of a firm registeredunder subsection of Division C, of the Building Code. I am qualified, and the firmis registered, in the appropriate classes/categories.Individual BCIN: 36329Firm BCIN: 111517NEW WALLLEGENDNOTE:-DIMENSIONS TO FINISH GYPSUM UNLESS NOTED OTHERWISE-ALL INTERIOR DOORS DIMENSIONED TO INTERIOR FRAME SIZE-TO BE READ IN CONJUNCTION WITH STRUCTURAL DRAWINGSALL CONSULTANTS AND CONTRACTORSSHALL CHECK ALL DIMENSIONS ON SITEAND REPORT ANY DISCREPANCIES TOFIRST STEP DESIGN.THIS DRAWING IS COPYRIGHTEDINSTRUMENT OF SERVICE AND ITREMAINS THE PROPERTY OF FIRST STEPDESIGN. USE AND REPRODUCTION OFTHIS DRAWING IS ALLOWED ONLY WITHTHE WRITTEN CONSENT OF FIRST STEPDESIGN.THE DRAWING IS NOT ISSUED FORBUILDING PERMIT UNLESS IT ISSTAMPED AND SIGNED AND THE DATEDREVISION FIELD STATES:ISSUED FOR BUILDING PERMIT.DO NOT SCALE DRAWING.GUARD/RAILINGFINISHED NON-CLIMBABLE GUARD/RAILING (4" TO 35" ABOVE WITH 4" (100) O.C. MAXIMUM SPACING BETWEEN PICKETS. EVERY REQUIREDGUARD TO BE DESIGNED IN ACCORDANCE WITH OBC DIV B 9.8.8. GUARDS TO BE DESIGNED TO LOAD REQUIREMENTS OF OBC DIV B 9.8.8.2, SUCHTHAT THE MINIMUM SPECIFIED HORIZONTAL LOAD APPLIED INWARD OR OUTWARD AT THE TOP OF EVERY GUARD REQUIRED SHALL BE AUNIFORM LOAD OF 0.5 kN OR A CONCENTRATED LOAD OF 1.0 kNTHE MINIMUM SPECIFIED HORIZONTAL LOAD APPLIED INWARD OR OUTWARD ON ELEMENTS WITHIN THE GUARD, INCLUDING SOLID PANELS ANDPICKETS SHALL BE 0.5 kN APPLIED OVER A MAX. WIDTH OVER 300 mm AND A HEIGHT OF 300 mm. THE MINIMUM SPECIFIED VERTICAL LOADAPPLIED EVENLY AT THE TOP OF THE GUARD SHALL BE 1.5 kN/m. HEIGHTS OF REQUIRED GUARDS DIV B 9.8.7, INTERIOR GUARDS: 2'-11" (900)MIN. HIGH,EXTERIOR GUARDS: 3'-6" (1070) MIN. HIGH24# INDICATES DOORWIDTH9'-0" CHCEILING HEIGHTREVISIONSNO. DATE DESCRIPTION12023 /05 / 02ISSUED FOR REVIEW22023 /05 / 23ISSUED FOR REVIEW32023 /07 / 07ISSUED FORCOORDINATION42023 /09 / 07ISSUED FOR REVIEW52023 /09 / 21ISSUED FOR BUILDINGPERMITPage 14 of 27
MIN 6"150mmFINISH MATERIALAIR BARRIER / HOUSEWRAPEXTERIOR SHEATHINGWOOD STUDSGYPSUM BOARDFRAME WALL CONSTRUCTIONASPHALT SHINGLESICE & WATER SHIELD 36" FROM EDGES & VALLEYSEXTERIOR SHEATHINGVENT BAFFLESENGINEERED ROOF TRUSSESGYPSUM BOARDROOF CONSTRUCTION31MINSOFFIT, EAVES ANDDOWNSPOUT FINISH PERELEVATIONSDOUBLE TOP PLATEWOOD SILL PLATE FASTENED TOFOUNDATION WALL ANCHORBOLTS. PROVIDE CONTINUOUSAIR BARRIER BETWEEN PLATEAND FOUNDATION WALL.SLOPE GRADE AWAY FROMBUILDING FACE1"2"CONCRETE CURB AS REQUIREDPOURED CONCRETE SLABPROJECT ADDRESS:DRAWING TITLE:DRAWN BY:DATE:SCALE:DRAWING NUMBER:PROJECT NUMBER:#304 16600 BAYVIEW AVE. NEWMARKET, ON L3X 1Z9A-5.13/4" = 1'-0"JULY 2023CM-SS2312TYPICALDETAIL14 WENDERLY DRAURORA, ON.REVISIONSNO. DATE DESCRIPTION12023 /07 / 07ISSUED FORCOORDINATIONNEW WALLLEGENDNOTE:-DIMENSIONS TO FINISH GYPSUM UNLESS NOTED OTHERWISE-ALL INTERIOR DOORS DIMENSIONED TO INTERIOR FRAME SIZE-TO BE READ IN CONJUNCTION WITH STRUCTURAL DRAWINGSALL CONSULTANTS AND CONTRACTORSSHALL CHECK ALL DIMENSIONS ON SITEAND REPORT ANY DISCREPANCIES TOFIRST STEP DESIGN.THIS DRAWING IS COPYRIGHTEDINSTRUMENT OF SERVICE AND ITREMAINS THE PROPERTY OF FIRST STEPDESIGN. USE AND REPRODUCTION OFTHIS DRAWING IS ALLOWED ONLY WITHTHE WRITTEN CONSENT OF FIRST STEPDESIGN.THE DRAWING IS NOT ISSUED FORBUILDING PERMIT UNLESS IT ISSTAMPED AND SIGNED AND THE DATEDREVISION FIELD STATES:ISSUED FOR BUILDING PERMIT.DO NOT SCALE DRAWING.GUARD/RAILINGFINISHED NON-CLIMBABLE GUARD/RAILING (4" TO 35" ABOVE WITH 4" (100) O.C. MAXIMUM SPACING BETWEEN PICKETS. EVERY REQUIREDGUARD TO BE DESIGNED IN ACCORDANCE WITH OBC DIV B 9.8.8. GUARDS TO BE DESIGNED TO LOAD REQUIREMENTS OF OBC DIV B 9.8.8.2, SUCHTHAT THE MINIMUM SPECIFIED HORIZONTAL LOAD APPLIED INWARD OR OUTWARD AT THE TOP OF EVERY GUARD REQUIRED SHALL BE AUNIFORM LOAD OF 0.5 kN OR A CONCENTRATED LOAD OF 1.0 kNTHE MINIMUM SPECIFIED HORIZONTAL LOAD APPLIED INWARD OR OUTWARD ON ELEMENTS WITHIN THE GUARD, INCLUDING SOLID PANELS ANDPICKETS SHALL BE 0.5 kN APPLIED OVER A MAX. WIDTH OVER 300 mm AND A HEIGHT OF 300 mm. THE MINIMUM SPECIFIED VERTICAL LOADAPPLIED EVENLY AT THE TOP OF THE GUARD SHALL BE 1.5 kN/m. HEIGHTS OF REQUIRED GUARDS DIV B 9.8.7, INTERIOR GUARDS: 2'-11" (900)MIN. HIGH,EXTERIOR GUARDS: 3'-6" (1070) MIN. HIGH24# INDICATES DOORWIDTH9'-0" CHCEILING HEIGHTSEPT 21, 2023,SealTG-15109CINDY MCPHEERAOSUTCETIHCRFOANOITICSRAOITNOOFSOTECHNOLGISTL.AAI review and take responsibility for the design work on behalf of a firm registeredunder subsection of Division C, of the Building Code. I am qualified, and the firmis registered, in the appropriate classes/categories.Individual BCIN: 36329Firm BCIN: 111517NOTE: IF THERE IS A DISCREPANCYBETWEEN THIS DETAIL AND THESTRUCTURAL DRAWINGS, THENTHE STRUCTURAL DRAWINGSSHALL PREVAILScale: 3/4" = 1'-0"TYPICAL GARAGE WALL DETAIL122023 /09 / 07ISSUED FOR REVIEW32023 /09 / 21ISSUED FOR BUILDINGPERMITPage 15 of 27
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 3 -34
_______________________________________________________________________________________
Subject: Minor Variance Application
2352107 Ontario Inc.
1588 St John’s Side Road (Block 1A)
Part of Lot 26 Concession 3
File: MV-2023-34
Related Files: SP-2023-12, C-2023-05
Prepared by: Kenny Ng, Planner
Department: Planning and Development Services
Date: December 14, 2023
_______________________________________________________________________________________
Application:
The applicant is requesting relief from the requirements of the Town’s Comprehensive
Zoning By-law 6000-17, as amended, to facilitate the development of a five (5) storey
commercial self-storage building. The proposed site plan is attached as Appendix ‘B’ to
this report for reference.
Proposed Variance(s)
The following relief is being requested:
a) Section 24.503.6 of the Zoning Bylaw states that the maximum Gross Floor Area
of all buildings and structures for all uses outlined in Section 24.503 shall be 250%
of the lot area or portion of the lot within the E-BP (503) Zone for each individual
lot. The applicant is proposing a Gross Floor Area of 251.81% of the lot area.
b) Section 10.2 of the Zoning By-law requires a maximum lot coverage of 50%. The
applicant is proposing a lot coverage of 55%.
c) Section 5.4 of the Zoning Bylaw requires a minimum of 113 parking spaces for
commercial self storage facilities. The applicant is proposing 8 parking spaces.
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December 14, 2023 2 of 9 Report No. MV-2023-34
d) Section 5.8.2 of the Zoning By-law requires a minimum of 4 barrier free parking
spaces. The applicant is proposing 1 barrier free parking space.
e) Section 10.3.2 of the Zoning-law requires a minimum of 4 loading spaces. The
applicant is proposing 3 loading spaces.
Background
Subject Property and Area Context
The subject lands are municipally known as 1588 St. John’s Sideroad and are part of the
Aurora Mills Business Park subdivision located north of St. John’s Sideroad and east of
Leslie Street. The property is currently vacant, with Block 1A having an approximate lot
area of 4,125 square metres (1.02 acres), and lot frontage of 48.1 metres (157.8 feet)
onto Melvin Robson Avenue. Adjacent to the west of the subject site is an approved site
plan for two drive through restaurants. The balance of the Business Park area is planned
to accommodate future employment uses.
Proposal
The applicant is requesting the subject variances to facilitate a five-storey commercial
self-storage facility with a gross floor area of 11,313.4 square metres (121,776 square
feet).
Related Planning Applications
Consent application C-2023-05 has already been approved to establish Block 1A with the
intent to facilitate the proposed commercial self-storage facility
The Owner submitted a Consent Application (C-2023-05) to create the subject Block 1A,
which was approved by the Committee of Adjustment at the meeting held on November
9, 2023. Block 1A consists of portions of the initial Block 1 to the west and Block 2 to the
east. The Owner has also submitted a site plan application for the proposed commercial
self storage facility on the subject lands, which is currently under review. In order for the
site plan application to proceed, approval of the subject minor variance application is
required.
Official Plan
The subject lands are designated ‘Business Park 1’ by the Town of Aurora Official Plan
(OPA 73 – Aurora 2C Secondary Plan). The intent of this designation is to provide a full
range of employment and economic development opportunities, and the designation
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December 14, 2023 3 of 9 Report No. MV-2023-34
permits for prestige industrial uses, office, as well as ancillary uses that serve the
business functions of the Business Park. These ancillary uses include small scale retail
and commercial uses, as well as self-storage facilities.
Zoning
Based on Section 2.4 (a) ii) of the Zoning By-law, the zoning for Block 1A is to be
interpreted as running with the created lot lines, and therefore the zoning is Employment
Business Park “E-BP (503)”. This zoning permits enclosed commercial self storage
facilities, by recognizing them as employment related uses appropriate for the area.
Preliminary Zoning Review
A Preliminary Zoning Review (PZR) has been completed by the Town of Aurora’s Building
Division. The PZR identified the above-mentioned 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 by the applicant, the variances will enable the use in
accordance with the planned function of the Business Park area.
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2023-34 pursuant to the
prescribed tests as set out in Section 45 (1) of the Planning Act, as follows:
a) The proposed variances meet the general intent of the Official Plan
The intent of the ‘Business Park 1’ designation is to promote high quality employment
and ancillary land uses. The proposed variances maintain the objectives of the ‘Business
Park 1’ designation by facilitating a permitted use that will contribute to the economic
development of the Town.
The design and function of the building and site are also not anticipated to be negatively
affected by the increase in GFA and lot coverage. The overall prestige image of the
business park is being maintained, as the proposal is a wholly enclosed building, with the
height also being within the permitted maximum of 7-storeys. Further aligning with the
policies of the Aurora 2C Secondary Plan Area (OPA 73), the proposal is supported by
high-quality landscaping, is designed in an attractive manner to enhance the streetscape,
and also protects for other employment generating lands by making efficient use of the
Business Park area to ensure the overall job density output exceeds the targeted 40 jobs
per hectare overall. The current expected job output for the Business Park is 66 jobs per
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December 14, 2023 4 of 9 Report No. MV-2023-34
hectare, which exceeds provincial, regional and local minimum job density targets. The
proposal also remains under the 20 percent limit for ancillary uses across the entire
Business Park area, with Blocks 1 and 1A totalling approximately 14 percent in total.
Further, the deficient parking and loading spaces are not expected to generate significant
impacts to the functionality of the subject site and the overall subdivision as a whole.
Staff are of the opinion that commercial self-storage facilities require notably less parking
spaces than what is currently required by the Zoning By-law. The Town Traffic Analyst
has reviewed the submitted parking justification study and has no concern with the report
findings – with the proposal and parking yield being in line with best practices for the use
in particular. Three loading spaces are also proposed and will serve to provide
maneuvering space for site users and use of the facility overall. A fourth loading area is
also provided internal to the loading deck, that while not technically satisfying the
requirements of the Zoning By-law, will still ensure the appropriate loading and
maneuvering space is provided.
In considering the context of Official Plan policies, the variances requested are not
anticipated to have any negative impacts or non-conformities with the Town’s Official
Plan. Staff are of the opinion that the requested variances meet the general intent of the
Official Plan.
b) The proposed variances meet the general intent of the Zoning By-law
Maximum Gross Floor Area
The maximum Gross Floor Area (GFA) provision was initially developed from the site-
specific zoning by-law amendment for the development of the original subdivision
concept. The general intent of the maximum GFA provision is to regulate the size and
floor space of any proposed building.
The variance to increase the maximum GFA to be 251.81% of the lot area would represent
a minor deviation from the permitted maximum GFA of 250%. The proposed self-storage
facility would not exceed the maximum height permitted, being 7-storeys, and the impact
resulting from the non-compliance would be negligible. The subject variance is also
largely only necessitated due to the 5-storey height of the building, which is permitted and
optimizes the GFA output for the Business Park lands, whereas the original zoning
provision was developed with the assumption that future buildings would more traditional
one to two storey buildings. However, overall Staff completed a detail analysis and have
no concerns with the availability of the remaining employment lands in this subdivision.
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December 14, 2023 5 of 9 Report No. MV-2023-34
Lot Coverage
The intent of the lot coverage requirement is to regulate the amount of building footprint
on a property to avoid overbuilding. The requirement also further ensures that sufficient
open space remains available on a parcel. The additional footprint from the self-storage
facility will not result in an oversized building that would be incompatible or appear
egregious in the context of the subdivision. The building is not anticipated to result in
considerable impact on privacy or openness, as adequate open space remains available,
nor is the design of the building anticipated to result in any negative impacts on the
streetscape. An appropriate condition of approval has also been implemented to ensure
high quality landscaping on the property to enhance and optimize the open space areas
of the site. The block is also located within the interior of the subdivision, screened from
the main street view from St. John’s Sideroad and Leslie Street, and is not adjacent to any
residential areas. The subject variance makes for the wise and efficient use of the land
given the Business Park function of the area.
Minimum Loading Space Requirement
The general intent of the loading space requirement is to provide users with adequate
temporary parking spaces to facilitate the function of loading and unloading goods. The
Town Zoning By-law requires loading spaces within employment zones to be provided
based on a ratio of gross floor area of the building. The proposal provides for three
loading spaces accessible from the front of the property, with an additional internal
enclosed loading area also provided further interior of this area. This internal loading area
does not technically satisfy the Zoning By-law loading space requirement, but
nonetheless provide additional loading and maneuvering space for the use and its clients.
In recognizing that the proposed self storage use differs from a traditional office or
warehouse use, of which would typically receive larger and more frequent number of
deliveries and thus require more loading spaces, the proposed three loading spaces are
deemed to be sufficient for the proposed self storage use. The Zoning By-law ratio is
defined to apply to these more traditional employment, logistics, or office based uses,
and as such, the deficiency in one loading space is not anticipated to impact the
functional design of the property. Additionally, as a commercial self-storage building
there is also expected to be a level of coordination for clients and users of the space such
that the timing of use for the loading spaces can be appropriately managed.
Minimum Parking Space Requirements
The general intent of the parking space requirement is to ensure that sufficient parking
spaces are provided to meet the needs of the proposed use and that vehicle spillover will
not occur for the overcrowding the subject site.
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December 14, 2023 6 of 9 Report No. MV-2023-34
The applicant submitted a Traffic Brief and a Parking Justification Study prepared by
Nextrans Consulting Engineers, dated September 8, 2023. The study concluded that the
proposed parking supply for the development proposal is expected to adequately
accommodate peak parking demand at the site based on the following findings:
The proposed parking supply provides approximately 0.07 spaces per 100 square
metres of GFA, which exceeds the observed peak parking demand at a proxy site
with similar development characteristics; the proxy site provides approximately
0.03 spaces per 100 square metres of GFA and functions appropriately.
The proposed parking supply of 8 spaces is adequate to accommodate the
demands; The expected peak future parking demand is 4 spaces based on the
observed peak utilization rate.
The Town Traffic Analyst concurred with the report findings and is satisfied with the
parking provided for the proposed development. Numerous other self-storage facilities
within the Town and York Region also have similar parking rates without negative
impacts. The loading spaces will also be able to appropriately serve for the temporary
parking of clients to load and unload goods efficiently, such that the parking demand is
minimized. To that regard, the parking spaces themselves are generally only anticipated
to be used by staff and visitors for administrative purposes. The proposed parking will
allow for the sufficient operation and functionality of the site without resulting in any
unnecessary overbuilding of parking area.
Based on the analysis above, staff are of the opinion that the requested variances meet
the general intent of the Zoning By-law.
c) The proposed variances are considered desirable for the appropriate development of
the land
The proposed variances will continue to meet the development vision for the Business
Park area as set out by the Aurora 2C Secondary Plan (OPA 73). The slight increase of
maximum GFA and increase in lot coverage are not anticipated to result in an overbuilt
structure nor create unacceptable visual disturbance. Sufficient open space and
architectural treatments are proposed to also maintain a high quality streetscape.
The submitted parking study sufficiently demonstrates that the proposed spaces are
satisfactory in accommodating the parking needs of the site. The study has been
reviewed by the Town’s Traffic Analyst and no parking related concerns have been raised.
It is in the opinion of staff that the reduced parking spaces are sufficient to accommodate
the proposed self-storage facility. The proposed three loading spaces is also expected to
still ensure the appropriate function of the site.
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December 14, 2023 7 of 9 Report No. MV-2023-34
Overall, the use is permitted and the proposal will enhance the Town’s economy and
contribute to the employment and business function of the area as planned.
Staff are of the opinion that the requested variances are considered desirable for the
appropriate development of the property.
d) The proposed variances are considered minor in nature
The proposed variances are considered to be minor in the overall context for the
development of the business park subdivision. The proposed variances will result in
minimal impacts, as the site is abutted by Blocks 1 and 2 of the overall subdivision, which
will be operating similar commercial/employment land uses, thus the variances will not
result in compatibility issues or any other significant impacts. The requested parking
reduction is also supported by parking study and was approved by Town Traffic Analyst.
The reduction in loading space requirements is considered minor as the subject property
still provide additional internal loading space and areas, with the loading space
requirements of the use being sufficiently met through the proposed design. The
requested variances help to implement a permitted uses without there being any
anticipated negative impacts to the surrounding compatible Business Park lands.
Further, the requested variances also implement the intended use in line with the already
approved consent over the subject lands.
Staff are of the opinion that the requested variances are minor in nature.
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.
No objections.
Engineering Division
(Traffic/Transportation)
No objections.
Operational Services (Parks) No objections.
Operational Services No objections.
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December 14, 2023 8 of 9 Report No. MV-2023-34
Department or Agency
Comments
(Public Works)
Central York Fire Services No objections.
York Region No objections.
LSRCA No objections.
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
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
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December 14, 2023 9 of 9 Report No. MV-2023-34
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2023-34 be
approved by the Committee of Adjustment:
1. That the variance only applies to the subject property, in 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 Town’s Landscape Design Guidelines be implemented to the full extent,
and that where lot line canopy tree plantings cannot be implemented due to space
restrictions, the north and south landscape areas shall have increased canopy tree
plantings to make up for any shortfall – with this to be provided through an
updated Landscape Plan to the satisfaction of Town staff; and
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Appendix 'B' - Site Plan Page 25 of 27
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