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Agenda - Committee of Adjustment - 20240208Town of Aurora Committee of Adjustment Meeting Agenda Date:Thursday, February 8, 2024 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 January 11, 2024, Meeting Number 24-01 That the Committee of Adjustment Minutes from Meeting Number 24-01 be adopted as circulated. 6.Presentation of Applications 6.1 MV-2023-44 - The Biglieri Group - 100 Goulding Avenue 1 6.2 MV-2023-39 - Tobin - 38 Marsh Harbour 2 6.3 C-2023-09 - Cspace Architecture Inc. - 122 Gurnett St 12 6.4 MV-2023-43 - Cspace Architecture Inc. - 122 Gurnett St 24 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-2023 -44 _______________________________________________________________________________________ Subject: Minor Variance Application The Biglieri Group 100 Goulding Avenue Lot 4, Plan 65M-3974 File: MV-2023-44 Related Planning Application: SP-2023-01 Prepared by: Katherine Gatzos, Planner Department: Planning and Development Services Date: February 8, 2024 _______________________________________________________________________________________ Application The applicant has requested a deferral of the above noted minor variance application for 100 Goulding Avenue (MV-2023-44), which is also supported by Staff. Additional time is needed for more detailed drawings to be provided and a review to be undertaken of the intended uses of the proposed development. This delay will allow staff to thoroughly assess and re-evaluate the development, with appropriate notice to also be delivered regarding the need for any additional variances as required. Staff recognize the importance of making informed decisions and believe the requested deferral will enable a more accurate and aligned interpretation of the Zoning By-law provisions. As a result, the subject application is requested to be deferred for consideration until a more detailed plan is developed providing clarification of the intended uses of the proposed development, and a subsequent review conducted. Page 1 of 40 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Committee of Adjustment Report No. MV -2023 -39 _______________________________________________________________________________________ Subject: Minor Variance Application Tobin 38 Marsh Harbour PLAN 65M2358 LOT 40 File: MV-2023-39 Prepared by: Kenny Ng, Planner Department: Planning and Development Services Date: February 8, 2024 _______________________________________________________________________________________ Application The applicant is requesting relief from the requirements of the Town’s Comprehensive Zoning By-law 6000-17, as amended, to legalize an existing shed in the rear yard of the subject property. A site plan is attached as Appendix ‘B’ to this report. The following relief is being requested: a) Section 7.2 of the Zoning By-law requires a minimum side yard setback of 1.2 metres. The shed is located 0.41 m to the side lot line. b) Section 4.1.1 of the Zoning By-law requires a minimum rear yard setback of 1 metre for an accessory structure. The shed is located 0.43 m to the rear lot line. c) Section 4.12.2(b) of the Zoning By-law requires a minimum distance separation of 1.2 metres from a structure to the nearest edge of the water contained in a pool. The shed is located 0.97 metres to the water’s edge. Background Subject Property and Area Context The subject lands are municipally known as 38 Marsh Harbour and are located on the north side of Marsh Harbour, which is a cul-de-sac south of Cranberry Lane. The subject Page 2 of 40 February 8, 2024 2 of 7 Report No. MV-2023-39 lands have an approximate lot area of 660 square metres (7,104.18 square feet), and an approximate lot frontage of 16.67 metres (54.69 feet). The subject lands currently contain a two-storey single-detached dwelling with an approximate gross area of 274.58 square metres (2,955.55 square feet). Surrounding Land Uses The surrounding area is an established residential neighbourhood that is generally characterized by low density residential dwellings. Proposal The applicant is requesting the variances to legalize an existing utility shed with a gross floor area of 7.8 square metres (83.96 square feet) that is located in the rear yard of the subject property. The shed was built in May 2019, but the owner was unaware that a building permit would be required. Official Plan The subject property is designated “Stable Neighbourhoods” by the Town of Aurora Official Plan, which permits Ground-related Residential Uses and accessory structures. Zoning The subject property is zoned “R3 - Detached Third Density Residential 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 variances and no other non- compliance was identified. Applicant’s stated reason(s) for not complying with the Zoning By-law As stated by the applicant on the application form, “The company that built the shed did not inform me of the need for a minor variance. This matter has been brought forward as a result of a vindictive response by one neighbour who was upset that we hired a professional arborist to trim the portion of the neighbour’s cedars that have grown over our property line hindering our ability to grow shrubs and plants in our garden. The shed was configured and located where it is situated because of safety concerns regarding the use of our pool, particularly by our grandchildren, and our ability to get to them Page 3 of 40 February 8, 2024 3 of 7 Report No. MV-2023-39 quickly in the even that they experience any distress. Moving the shed closer to the pool to comply with the By-law would cut off access to the pool in a corner of the deep end.” Planning Comments Planning Staff have evaluated Minor Variance Application MV-2023-39 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 “Stable Neighbourhoods” designation is to protect from incompatible forms of development while also allowing neighbourhoods to be enhanced over time. The variances requested are not anticipated to have any negative impact on the character of the existing residential neighbourhood. The shed is located in the rear yard and therefore screened from public view. There is minimal to no disruption on the streetscape and the surrounding context of the neighbourhood is not impacted. The rear lot line of the property has a shared fence with the neighbour to the immediate north and west, while the area is also occupied by mature trees and vegetation, which helps to provide sufficient screening and separation. 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 An overview of the requested variances is as follows: Minimum Side Yard The intent of the side yard setback requirement is to ensure that adequate separation is provided between buildings for privacy, access and drainage. Although the shed has a reduced side yard setback, the structure itself is modest in its overall mass and scale thus resulting in minimal visual obstruction and impact. The shed is also intended to be used for utility purposes rather than intending to be for dwelling purposes or an actively used space. The shed provides for the appropriate screening of materials and equipment without there posing any privacy concerns on abutting properties. The requested reduction in side yard setback will result in minimal impacts and conflicts as it relates to building separation to the adjacent properties. Engineering staff have also reviewed and have no objections with the structure in regards to drainage concerns. Despite the reduced setbacks, appropriate access given the modest scale and minimal mass of the shed is also still maintained. Page 4 of 40 February 8, 2024 4 of 7 Report No. MV-2023-39 Minimum Rear Yard The intent of the rear yard setback requirement serves similar purpose as the side yard requirement, being to ensure that there is adequate space for privacy, access and drainage. Despite not meeting the rear yard setback requirement, there is negligible impact to abutting properties. The shed is amply screened and will result in minimal impact on privacy, sunlight and openness. The location of the shed is to ensure appropriate maneuverability around the existing pool while also serving to screen equipment and materials. The roof slope has been constructed in a manner to regulate drainage appropriately, and due to the modest scale of the building there are very minimal to no negative impacts anticipated. The lot sizes in the existing neighbourhood are also such that other zoning provisions such as lot coverage are respected, with there being ample separation between buildings. The structure does not dominate or result in the overdevelopment of the property, landscape or streetscape. Minimum Distance Separation to the edge of the pool The intent of minimum separation distance requirement between a pool and building is to ensure that there is enough space for users to maneuver. The slight reduction in the separation distance is not anticipated to result in any safety or access related concerns as adequate space remains between the proposed shed and existi ng pool. As stated on the applicant form, the reduced separation distance is to the corner of the pool itself, with the location and design of the shed being constructed in a strategic manner to allow maneuverability. 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 minor variances requested have been considered in the context of the site and the adjacent neighbourhood. It is in the opinion of staff that the structure will continue to be in keeping with other surrounding properties to the west and north located within the approved plan of subdivision. The reduced side and rear yard setback is required to accommodate the shed in the backyard of the subject property. The reduced separation distance between the shed and pool is considered minimal and would not result in any significant safety or access concerns, given the variance is a matter of 23cm. The shed has been strategically Page 5 of 40 February 8, 2024 5 of 7 Report No. MV-2023-39 located into the corner of the property to allow for the safe use of the pool, it screens utility and other equipment, is non-habitable, and is screened by vegetation. Staff do not anticipate that the variances as requested will result in any negative impacts and that the accessory structure will remain compatible with the future surrounding built form. Finally, the rear yard amenity space to remain on the subject property is considered by staff to be adequate. After inspection, Engineering staff also note that the proposed accessory building does not result in any drainage concerns, and as such, engineering has no concerns with respect to the shed’s location. 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 In considering the scale of the proposed accessory building, there is minimal impact on the surrounding neighbourhood and properties. The streetscape is unaltered as the accessory structure is located to the rear of the property while the character of the neighbourhood is maintained as the addition will not generate any streetscape concerns relating to its overall massing and scale. The existing rear yard fence and ample vegetation (mature trees, shrubs, etc.) also mitigate the visual impacts by effectively screening the structure. The shed is non-habitable and unobtrusive, with there being no privacy concerns resulting from its use. The separation distance is also not anticipated to result in safety concern or pose any restriction for users to access the proposed shed. 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 No objections. Operational Services (Parks) No objections. Page 6 of 40 February 8, 2024 6 of 7 Report No. MV-2023-39 Department or Agency Comments 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 variances meet 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 7 of 40 February 8, 2024 7 of 7 Report No. MV-2023-39 Appendix ‘A’ – Recommended Conditions of Approval The following conditions are required to be satisfied should application MV-2023-39 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 pay the LSRCA Plan Review Fee in accordance with the approved LSRCA Fee Schedule. The applicable fee for Minor Variance (Minor – planner review only) is $536, and 3. That the Owner obtain a permit from the LSRCA. Page 8 of 40 Appendix ‘B’ – Site Plan Page 9 of 40 Page 10 of 40 Page 11 of 40 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Committee of Adjustment Report No. C -202 3 -0 9 _______________________________________________________________________________________ Subject: Consent Application Cspace Architecture Inc. 122 Gurnett Street PLAN 246 PT LOTS 161 & 162 File: C-2023-09 Related Planning Application: MV-2023-43 Prepared by: Antonio Greco, Planner Department: Planning and Development Services Date: February 8, 2024 _______________________________________________________________________________________ Application The proposed consent application is to sever the subject lands as follows (see Appendix ‘B’): a) Proposed Severed Lands: Part 1 of the Draft Plan of Severance (western half) b) Proposed Retained Lands: Part 2 of the Draft Plan of Severance (eastern half) Part 1 will feature a lot area of 265.0 m2 (2,852 ft2) and a lot frontage of 19.01 m (62.3 ft) along Kennedy Street East. Part 2 will feature a lot area of 269.5 m2 (2,900 ft2) with 14.61 m (47.9 ft) of frontage along Gurnett Street and 17.57 metres (57.6 ft) along Kennedy Street East. Background Subject Property and Area Context The subject property, municipally known as 122 Gurnett Street, is a corner lot located on the west side of Gurnett Street at the northwest intersection with Kennedy Street East. The subject property contains a total lot area of 534.5 m2 (5,753 ft2), with a lot frontage of 14.61 m (47.9 ft) along Gurnett Street and 36.58 m (119.7 ft) along Kennedy Street Page 12 of 40 February 8, 2024 2 of 9 Report No. C-2023-09 East. The existing property contains a one-storey single detached dwelling and rear detached garage with an access driveway from Kennedy Street East. Proposal The applicant is proposing to sever the lands to facilitate the infill development of a semi- detached dwelling. Each severed Part will contain one semi-detached unit as illustrated in Appendix ‘C’. The details of the proposed consent are as follows: Part Lot Area Lot Frontages Proposed Severed Parcel 1 265.0 m2 (2,852 ft2) 19.01 m (62.3 ft) along Kennedy Street East Proposed Retained Parcel 2 269.5 m2 (2,900 ft2) 14.61 m (47.9 ft) along Gurnett Street 17.57 m (57.6 ft) along Kennedy Street East Existing Lot (122 Gurnett Street) 1 & 2 534.5 m2 (5,753 ft2) 14.61 m (47.9 ft) along Gurnett Street 36.58 m (119.7 ft) along Kennedy Street East Related Planning Applications The applicant has concurrently submitted a minor variance application (MV-2023-43) for review by the Committee of Adjustment. This minor variance application relates to certain design elements of the proposal, but also addresses technical matters related to the lot area of the new parcel fabric of the site. The requested variances are considered minor and appropriate for the development of the lands, as further outlined in the separate report for MV-2023-43. The proposed applications for consent and minor variance must be addressed concurrently, and the appropriate condition of approval of the consent has been added, as relief for reduced lot area is necessary to ensure compliance of the lots that are proposed to be created. Page 13 of 40 February 8, 2024 3 of 9 Report No. C-2023-09 Bill 23 – the More Homes Built Faster Act Bill 23 amended the Planning Act to support the province’s goal of adding 1.5 million new homes in Ontario by 2031. The intent of the legislation is to assist the province in meeting planned minimum housing and density targets. Infill developments are specifically seen as assisting with creating housing opportunities through the gentle intensification of traditionally lower density residential areas. The province has also implemented as-of- right permissions for other forms of housing including additional residential units, with lots now able to contain upwards of 3 units. Official Plan The subject property is designated “Stable Neighbourhoods” by the Town of Aurora Official Plan. Semi-detached dwelling units are permitted under this designation. Zoning The Subject lands are zoned “R7 - Special Mixed Density Residential” under Zoning By- law 6000-17, as amended. This zoning permits semi-detached dwellings, and requires new lots for semi-detached dwellings to have a minimum cumulative lot area of 650 square metres and a minimum cumulative lot frontage of 20 metres. The subject property meets the zoning requirements for lot frontage, however, as mentioned previously, a variance for the lot area is required concurrently with the subject consent. Preliminary Zoning Review A Preliminary Zoning Review (PZR) has been completed by the Town of Aurora’s Building Division. Building Staff has reviewed the proposed consent application and has determined that minor variances in regards to lot area are required to facilitate the proposed consent. Additional technical variances are also required for the proposed building itself, as further outlined in the related minor variance report. Planning Comments Based on a review of Section 51 (24) of the Planning Act criteria, staff have no concerns with the land severance as proposed. The criteria under Section 51 (24) of the Planning Act include:  Matters of Provincial Interest  Conformity with the Official Plan and adjacent plans of subdivision  Suitability of the land for the purpose for which it is to be subdivided  Adequacy of utilities, highways and municipal services Page 14 of 40 February 8, 2024 4 of 9 Report No. C-2023-09  The dimensions and shape of the proposed lots Matters of Provincial Interest Staff are satisfied that the proposed consent application is consistent with the Provincial Policy Statement and conforms with applicable provincial plans, as the consent is to facilitate the construction of a semi-detached unit as part of creating new, gentle intensification housing opportunities in line with provincial objectives. The consent application implements the amendments made through Bill 23 and creates more attainable housing through residential intensification. Staff believe that the consent application demonstrates good planning and strives to provide alternative solutions to assist in the creation of new, attainable housing opportunities. Conformity with the Official Plan and Adjacent Plans of Subdivision The proposed consent application will add new attainable housing that assists the Town with implementing provincial and regional growth targets while also diversifying the local housing stock. The proposal will add gentle intensification and supports complete community development by providing housing opportunities in close proximity to commercial and social service amenities, parks, and public transportation. The proposed consent does not conflict with the existing lot fabric of the adjacent area, and maintains appropriate access for both parcels. The proposed built form and introduction of semi-detached units oriented to Kennedy Street also aligns with similar infill development that was completed directly south of the subject property, on the south side of Kennedy Street East, at the properties municipally known today as 9, 11, 15 and 17 Kennedy Street East. A consent and minor variance application was approved by the Committee of Adjustment for these properties in 2017 (MV-2017-05, MV-2017-06, C-2017-01, C-2017-02). These subject applications redeveloped two existing single detached lots (11 and 15 Kennedy Street East) to facilitate the construction of two semi-detached units as exists today. Given the historical approvals and existing development context, the proposed consent application will align with the Town’s Official Plan and the existing built form and character of the surrounding neighbourhood. The gentle intensification of the subject property is compatible in regard to building scale and high-level urban design and is located in an appropriate location in Town, that is well serviced by amenities and access to public transportation. Page 15 of 40 February 8, 2024 5 of 9 Report No. C-2023-09 Suitability of the land and adequacy of utilities, services, highways and access The proposed new residential lot and overall development is located in proximity to a variety of local amenities and public transportation opportunities. The Aurora Downtown Promenade is just to the west of the property, centred around the Yone Street corridor, and the Aurora GO station is located northeast of the subject property, allowing future residents to be within general walking distance of a major transit station area. Staff believe that the proposed consent application provides adequate local services and access to transit for the residential intensification. The Town’s Engineering Staff have also confirmed that municipal services are available to accommodate the new residential lot and proposed redevelopment. Dimension and shape of the proposed lot Staff are of the opinion that the proposed consent application is generally compatible with the surrounding area regarding the dimension and shape of both the proposed severed and retained lot and will not result in any negative impacts on adjacent properties or the character of the area. Appropriate access to both parcels is maintained, and the orientation of the semi-detached units along Kennedy Street East allows the development to appropriately enhance the streetscape edge along a corridor that is already defined by similar scale semi-detached units. As mentioned previously, this form of housing is found within the neighbourhood and will maximize an underutilized lot for the benefit of adding gentle intensification in an appropriate manner as envisioned by provincial legislation. Planning staff are of the opinion that the dimension and shape of the proposed lots is appropriate, and in fact desirable as part of the wise use of land. Additional Comments The consent application was circulated to Town Departments/Divisions and external agencies for review and comment. The following comments were provided: Department or Agency Comments Building Division Preliminary Zoning Review completed. No objection. Engineering Division No objection. Operational Services (Parks) No objection. Page 16 of 40 February 8, 2024 6 of 9 Report No. C-2023-09 Department or Agency Comments Operations (Public Works) No objection. Central York Fire Services No objection. York Region No objection. LSRCA No objection. Alectra No objection. Public Correspondence Written submissions were not received at the time of writing of this report. Should written submissions be received after writing this report, the Secretary-Treasurer will provide the submission(s) to Committee members at the meeting. Conclusion Staff have reviewed the application with respect to Section 51 (24) of the Planning Act, R.S.O, 1990, c.P.13, as amended, the Provincial Policy Statement, Provincial Plans and the Town’s Official Plan and are satisfied with the proposed consent application. Based on the aforementioned, Staff have no objection to approving the Consent application File. C-2023-09, subject to the conditions attached (Appendix ‘A’). Attachments Appendix ‘A’ – Recommended Conditions of Approval Appendix ‘B’ – Proposed Severance Plan Appendix ‘C’ – Site Plan and Elevations Page 17 of 40 February 8, 2024 7 of 9 Report No. C-2023-09 Appendix ‘A’ – Recommended Conditions of Approval Planning and Development Services: 1. That the consent only applies to the subject property in conformity with the plans attached as Appendix ‘B’ to this report, to the satisfaction of the Director of Planning and Development Services. 2. That the Owner provide written confirmation of no outstanding payment of property taxes owing to date for the subject property, to the satisfaction of the Secretary-Treasurer. 3. Submission to the Secretary-Treasurer of four (4) white prints of a deposited Reference Plan for review showing the subject lands, which conforms substantially to the application form and sketch as submitted with this application (Appendix ‘B’). One copy of the deposited reference plan must be submitted to the Town prior to the issuance of the Certificate of Official. Please note, if the transaction in respect of which the consent was given is not carried out within the two-year period following issuance of the Certificate of Official, the consent effectively will lapse [Planning Act, R.S.O. 1990, c.P.13, as amended, s. 53 (43)] 4. Submission to the Secretary-Treasurer of the required draft transfers to effect the severance applied for under Files C-2023-09 in duplicate, conveying the subject lands, and issuance by the Secretary Treasurer of the certificate required under subsection 53(42) of the Planning Act. Subsection 50 (3 or 5) of the Planning Act, R.S.O 1990, as amended, applies to any subsequent conveyance of or transaction involving the parcel of land that is the subject of this consent. 5. That the Owner pay the Legal Services Fees ($238.00) regarding the Town’s cost to obtain a Parcel Abstract/PIN as per the Application, and written confirmation be provided to the satisfaction of the Secretary-Treasurer. The cheque is payable to “The Corporation of the Town of Aurora” quoting file number C-2023-09 and delivered to the attention of Legal Services, 100 John West Way, Box 1000, Aurora, ON L4G 6J1. 6. That the Owner enter into a Letter of Undertaking to acknowledge the understanding that the Owner will be required to pay cash-in-lieu of Parkland, development charges, municipal service connection fees and any other fees as required and applicable per the Town’s Fees and Charges By-law to the satisfaction of the Director of Planning and Development Services. Page 18 of 40 February 8, 2024 8 of 9 Report No. C-2023-09 7. That the Owner obtain relief from the provisions of the Zoning By-law as set forth in the concurrent and related minor variance application MV-2023-43. 8. Fulfilment of all of the above conditions shall occur within two (2) years of the date that notice of the decision was given under Section 50(17) or 50(24) of the Planning Act. R.S.O. 1990, c.P.13, or the consent will lapse. Engineering & Capital Delivery Division: 9. The applicant shall investigate and confirm the location of the existing sanitary service and connections through the subject property. In case the adjacent property is being serviced through the subject property, the owner of the subject property shall; a. Grant appropriate easement over the subject property to the adjacent property for its existing sanitary servicing traversing through the subject property, or b. Arrange for a new separate independent sanitary service connection to the adjacent property from Gurnett St. sanitary sewer. 10. If a new separate sanitary service connection to the adjacent property from Gurnett St. sanitary sewer as noted above is required, service connection within road allowance (from the sanitary sewer to the property line) shall be installed by the Town at the owner’s cost. The owner will verify the location and elevation of the proposed new sanitary lateral service at the property line and sewer connection and provide drawings showing this information for review and approval of Planning & Development Services prior to installation of the new service lateral. 11. The owner to provide the Secretary-Treasurer, Committee of Adjustment, confirmation in writing from the Director of Planning & Development Services or designate indicating that satisfactory arrangements have been made to address the issue of sanitary service connection to the adjacent property. 12. Separate new water and sewer connections are required to be installed to render the two new semi-detached dwellings independently serviced. Any new services required within the Town’s road allowance for the two proposed semi-detached dwellings shall be installed by the Town at the owner’s cost. The owner will verify the existing water and sewer services location and provide drawings showing location and elevation of the existing and new service connections for review and approval of Planning & Development Services. Page 19 of 40 February 8, 2024 9 of 9 Report No. C-2023-09 13. The owner to provide the Secretary-Treasurer, Committee of Adjustment, confirmation in writing from the Director of Planning & Development Services or designate indicating that satisfactory arrangements have been made with respect to the installation of water meter(s) and municipal service connections for the two new semi-detached dwellings as noted above. 14. Gurnett Street and Kennedy Street East are scheduled for road resurfacing rehabilitation works in summer this year. For any service connections to be installed within the Town’s road allowance in relation to the subject consent application approval, the owner shall provide the design plans and make satisfactory arrangements in a timely manner and collaborate with the Town for having the service connections works completed prior to the road resurfacing of the streets to minimize road patching and disruption. 15. Any removal/modification to the existing retaining wall in the road boulevard for the proposed driveway construction of the retained east lot shall be subject to approval of the Town. As part of the lot grading plan to be submitted as part of the building permit for the subject lot, the owner shall provide the retaining wall modification design and certification prepared by a professional engineer to the satisfaction of the Director of Planning & Development Services or designate. Page 20 of 40 X X X X X X X X X X X X X XXXXXXXXX XXXXXXXXXXXXXXCLFCLFCLF PLAN 65R- METRIC SCHEDULE SEVERED LOT RETAINED LOT PR20231420 Dec. 5, 2023 TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISION PERMIT NO.: DATE: PRELIMINARY ZONING REVIEW APPROVED BY: Ashley Vanderwal Page 21 of 40 SCALE 1 : 200 4 m 0 84 1612 20 meters REGISTERED EASEMENTS AND/OR RIGHT-OF-WAYS COMPLIANCE WITH MUNICIPAL ZONING BY-LAW SURVEYOR'S REAL PROPERTY REPORT PART 2 - REPORT SUMMARY SURVEY PREPARED FOR ALAIR HOMES DESCRIPTION OF LANDPART OF LOTS 161 & 162, REGISTERED PLAN 246 KNOWN AS (122 GURNETT STREET) NONE REGISTERED ON TITLE ENCROACHMENTS NOTE THE LOCATION OF THE FENCES AT THE PROPERTY LIMITS NOT CERTIFIED BY THIS REPORTADDITIONAL REMARKS (FURTHER INFORMATION CONTAINED IN THE SURVEY REPORT TO BE READ IN CONJUNCTION WITH THIS PLAN) METRIC DISTANCES AND COORDINATES SHOWN ON THIS PLAN ARE IN METRES AND CAN BE CONVERTED TO FEET BY DIVIDING BY 0.3048 1 NORTHINGEASTING 2 PLAN COORDINATES 4872409.747623099.463 4872451.496623091.429 OBSERVED REFERENCE POINTS UTM(NAD83, CSRS 2010) NOTE:THIS REPORT CAN BE UPDATED BY THIS OFFICE, HOWEVER NO ADDITIONAL PRINTS OF THIS ORIGINAL REPORT WILL BE ISSUED, SUBSEQUENT TO THE DATE OF CERTIFICATION. c COPYRIGHT 2023 DELPH AND JENKINS NORTH LTD., O.L.S. THE REPRODUCTION, ALTERATION, OR USE OF THIS REPORT, IN WHOLE OR IN PART, WITHOUT THE EXPRESS PERMISSION OF DELPH AND JENKINS NORTH LTD. IS STRICTLY PROHIBITED. Ontario Land Surveyors Delph & Jenkins North Ltd. 220 Industrial Parkway S., Unit 6, Aurora, Ontario L4G 3V6 www.djsurveyors.com Tel.905-841-8526 PART OF LOTS 161 & 162 REGISTERED PLAN 246 LEGEND NOTE BENCHMARK 23302-1 TOWN OF AURORA (KENNEDY STREET DEDICATED BY REGISTERED PLAN 346) (KNOWN AS)(DEDICATED BY REGISTERED PLAN 346)LOT 162 REGISTERED PLAN 246 LOT 161LOT LINELOT 1 REGISTERED PLAN 1B APPROXIMATE CENTRELINE OF ROAD APPROXIMATE CENTRELINE OF ROADDENOTES TOP OF SLOPETOS DENOTES GAS VALVEGV DENOTES HYDRO POLEHP DENOTES MANHOLEMH DENOTES TIMBER RETAINING WALLTRW DENOTES WATER VALVEWV DENOTES NORTH, EAST, SOUTH, WESTN,E,S,W DENOTES CATCH BASINCB DENOTES OVERHEAD WIRE-O/W- DENOTES DECIDUOUS TREE DENOTES CONIFEROUS TREE DENOTES BELL PEDESTALBP DENOTES BOTTOM OF SLOPEBOS DENOTES AIR CONDITIONERAC DENOTES CHAIN LINK FENCECLF DENOTES INTERLOCKING BRICKILB DENOTES SURVEY MONUMENT FOUND DENOTES STANDARD IRON BAR DENOTES IRON BAR SIB IB DENOTES SURVEY MONUMENT SET DENOTES R. A. GARDEN LTD., O.L.S.917 DENOTES C. E. DOTTERILL, O.L.S.CED DENOTES W. S. GIBSONS & SONS, O.L.S.WSG DENOTES LLOYD AND PURCELL, O.L.S.L&P DENOTES IRON PIPEIP DENOTES PLAN OF SURVEY BY DAVID ANSCHUETZ,O.L.S.P1 DENOTES INST. R734915D1 DATED DECEMBER 2, 1998 DENOTES ORIGINAL KNOWNOU DENOTES WITNESSWIT DENOTES GAS METERGM DENOTES TRAFFIC SIGNTS DENOTES BURIEDB DENOTES PLAN OF SURVEY BY C.E. DOTTERILL,O.L.S.P2 DATED JANUARY 5, 1982 DENOTES PLAN OF SURVEY BY R. A. GARDEN LTD.,O.L.S.P3 DATED JANUARY 6, 1984 DENOTES REGISTERED PLAN 246P4 DENOTES INST. R366161D2 DENOTES CONCRETE BLOCK RETAINING WALLCB 262.62 TRW 261.55 262.01262.84 262.97 262.70 261.87(TOP)CBRWCBRW263.77( T O P) 263.10 260.08260.75261.36 262.62 261.14261.63 261.54 261.23 26 1 . 3 9 261.78 263.21 261.71 262.04 260.83 262.70 261.23 262.59 263.40263.41 263.46 263.25 263.30 263.32263.44 263.50 263.04 263.55 263.30 263.57 263.79 263.35 263.31 264.86 264.98 263.87 263.48 261.15 260.87 262.33TS TS 262.59 263.08 265.03 AC BP GV 261.45CB HP 259.80260.45260.55260.94260.85261.55 261.43 261.91 261.81 262.71 262.63 263.36 263.26 264.06 263.96264.34 264.46264.43 264.40 264.47263.83262.75 261.74 261.35 261.09 260.62 260.24 259.84 260.37260.33260.33EDGE OF PAVEMENT ASPHALT DRIVEWAY EDGE OF PAVEMENT259.89263.12 265.1 5 265.1 9 264.88 CONCRETE CURBCURB CUT CONCRETE CURBILB262.19 261.62 260.93 26 0 . 4 4 260.15260.34BOS BOS263.11 262.96262.83262.77TOS260.84 260.89 WV WV ∅0.15 ∅0.15 ∅0.25 ∅0.25 ∅0.25 ∅0.1∅0.15∅0.15 ∅0.2 ∅0.2 ∅0.25 ∅0.3 ∅0.5 ∅0.6 ∅0.6 262.70 265.30 265.17264.31 264.20264.95 264.97 CLFCLFCLFCLF 0.74SCLF 0.8S,0.1E CLF 0.24N,0.38E CLF 1.57N 0.45(P3&Meas)9.48 10.18(P1&Meas)0.55(P3&Meas)2.58(P2&Set)8.38(Meas) 8.41(P2) 7.22(Meas) 7.33(P2) No. 8 (KENNEDY ST. EAST) 11_2 STOREY BRICK BUILDING (CONCRETE FOUNDATION) WOOD FRAME ADDITION No.1202 STOREYVINYLSIDINGBUILDINGBUILDING OVERHANGWOODENPORCH3.933.90REGIONAL MUNICIPALITY OF YORK SURVEYOR'S REAL PROPERTY REPORT - PART 1 DISTANCES SHOWN ON THIS PLAN ARE ADJUSTED GROUND LEVEL DISTANCES, AND CAN BE CONVERTED TO GRID DISTANCES BY MULTIPLYING THE DISTANCE BY COMBINED SCALE FACTOR 0.9997511. COORDINATES SHOWN ON THIS PLAN ARE IN COMPLIANCE WITH THE SURVEYORS ACT, URBAN ACCURACY PER O.REG. 216/10, SECTION 14(2). THE COORDINATES SHOWN ON THIS PLAN, IN THEMSELVES, CANNOT BE USED TO RE-ESTABLISH THE CORNERS OR BOUNDARIES SHOWN ON THIS PLAN. FOR BEARINGS COMPARISONS, THE FOLLOWING ROTATION WAS APPLIED. P1 - 2°05'30" COUNTER CLOCKWISE P4 - 2°08'30" COUNTER CLOCKWISE ELEVATIONS SHOWN HEREON ARE GEODETIC AND DETERMINED BY REALTIME CAN-NET NETWORK OBSERVATIONS (CGVD 1928, 1978 ADJUSTMENT) JANSKY T C LAU -ONTARIO LAND SURVEYORDATE THIS PLAN IS NOT VALID UNLESS IT IS AN EMBOSSED ORIGINAL COPY ISSUED BY THE SURVEYOR IN ACCORDANCE WITH REGULATION 1026, SECTION 29(3) I CERTIFY THAT: 1.THIS SURVEY AND PLAN ARE CORRECT AND IN ACCORDANCE WITH THE SURVEYS ACT AND THE SURVEYORS ACT, AND THE REGULATIONS MADE UNDER THEM. 2.THE SURVEY WAS COMPLETED ON THE 25th DAY OF JULY, 2023. THIS PLAN OF SURVEY RELATES TO AOLS PLAN SUBMISSION FORM NUMBER V-58201 ACAD FILE:23302-1-FINAL.DWG DATE:August 2, 2023 DRAWN : JL CHECKED : JL P.I.N. 03648-0081(LT) P.I.N. 03648-0079(LT) P.I.N. 03648-0019(LT)P.I.N. 03648-0148(LT)KENNEDY STREET EAST GURNETT STREETSIB(WSG) (B) IB (OU) IP(WSG) IB(CED)(WIT) 0.06N(Meas) 0.61W(P2&Meas) SIB (L&P) 1 2 (P1,D1&Set) (P1,P4&Meas)(Meas)N10°55'10"W(P1)(Meas)14.92(P1)14.61(D1)(Meas) N72°11'20"E(P1) (P1&Meas) 36.58 (D1,D2)(Meas)N10°55'50"W(P1)N11°02'30"W(P4)42.53(Meas)42.60(P4)(P1,D1&Me as)N10°53'30"W14.61N72°06'25"E 36.53 N71°42'30"E 36.58N10°49'15"W14.87UP DN1.69 mINT. SIDE YARD 6.00 m 10.30 mAPT. A FOOTPRINT : 119.2 sqm (1283.06 sq.ft.) GF 263.65 APT. B FOOTPRINT : 122.10 sqm (1314.27 sq.ft.) GF 263.65 3.00 m 2.46 m 3.66 mEXT. PORCHENTRANCE PORCHENTRANCE PORCH 3000 9'-10 1/8" TPZ EXT. TREE TO REMAIN EXT. TREE TO REMAIN TYP. EXT. TREE TO BE REMOVED 1.8M HIGH FENCE 3.00 m 7.00 m 1.2M HIGH FENCESIDEWALK SIDEWALK SIDEWALKPLANTER TYP. 3M T P Z LAWN LAWNEXT. PORCH1.50 m3.73 m1.8M HIGH FENCE 22.87 m 4.50 m 2.26 m1.2M HIGH FENCE GATEGATE 0.22 m LAWN1.50 m2.60 mPATIO LOT A LOT B 2.23 m14.86 m6.00 m 4.50 m1.52 m2.16 m1.50 m20666'-9 3/8"1.50 mEXISTING ACCESS TO BE REMOVED 1 : 100 SITE PLAN - ENLARGED DRAWING NO. DRAWN BY APPROVED DATE SCALE PROJECT NO. DRAWING TITLE PROJECT NORTH CSPACE ARCHITECTURE 5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8 T: 647.588.1784 E: info@cspace.ca IT IS THE RESPONSIBILITY OF THE APPROPRIATE CONTRACTOR TO CHECK AND VERIFY ALL DIMENSIONS ON SITE AND REPORT ALL ERRORS AND OR OMISSIONS TO THE ARCHITECT. ALL CONTRACTORS MUST COMPLY WITH ALL PERTINENT CODES AND BY-LAWS. DO NOT SCALE DRAWINGS. THIS DRAWING MAY NOT BE USED FOR CONSTRUCTION UNTIL SIGNED. COPYRIGHT RESERVED. 1 : 100 1/21/2024 6:42:26 PMA003 SITE PLAN - ENLARGED 23-1745 MULTI RESIDENTIAL DEVELOPMENT 24.01.19SECCP 122 GURNETT ST. AURORA, ONTARIO N No.Description Date 1 OWNER REVIEW 23.10.16 2 ISSUED FOR PZR 23.12.05 3 ISSUED FOR MV 24.01.03 4 REVISED FOR MV 24.01.19 Page 22 of 40 GROUND FLOOR 263.750m SECOND FLOOR 267.103m T.O. ROOF 272.810m AG 263.160m ATTIC 270.151m 9650BUILDING HEIGHT31'-7 7/8"1146437'-7 3/8"5901'-11 1/4"9493'-1 3/8"24047'-10 5/8"26598'-8 3/4"304810'-0"335311'-0"EQEQ6102'-0"24388'-0"6102'-0"24388'-0"3051'-0"2438 8'-0" 914 3'-0" 914 3'-0" 2489 8'-2" 914 3'-0"15245'-0"12194'-0"27439'-0"METAL ROOF STANDING SEAM - DARK GREY PAINTED BRICK WHITE PAINTED VERTICAL SIDING WHITE PAINTED BRICK WHITE METAL SPANDREL DARK GREY METAL SPANDREL DARK GREY GLAZING GREY MULLION METAL FACIA AND GUTTER DARK GREY GLAZING GREY MULLION PAINTED DOOR DARK GREY 2489 8'-2" 914 3'-0" 2438 8'-0" 914 3'-0"480815'-9 1/4"23:122 3 :1 223:122 3 :1 2 2134 7'-0" 2134 7'-0" 1067 3'-6" 914 3'-0" 6:124:12 GROUND FLOOR 263.750m SECOND FLOOR 267.103m T.O. ROOF 272.810m AG 263.160m ATTIC 270.151m9493'-1 3/8"24047'-10 5/8"26598'-8 3/4"304810'-0"335311'-0"1146437'-7 3/8"5901'-11 1/4"EQEQMETAL ROOF STANDING SEAM - DARK GREY PAINTED BRICK WHITE PAINTED VERTICAL SIDING WHITE PAINTED BRICK WHITE METAL SPANDREL DARK GREY METAL SPANDREL DARK GREY GLAZING GREY MULLION METAL ROOF STANDING SEAM - DARK GREY METAL FACIA AND GUTTER DARK GREY GLAZING GREY MULLION 9650BUILDING HEIGHT31'-7 7/8"3:12 10:123:12 3658 12'-0"2438 8'-0" 914 3'-0"4255 13'-11 1/2" 610 2'-0" 914 3'-0" GROUND FLOOR 263.750m SECOND FLOOR 267.103m T.O. ROOF 272.810m AG 263.160m ATTIC 270.151m METAL ROOF STANDING SEAM - DARK GREY PAINTED BRICK WHITE PAINTED VERTICAL SIDING WHITE PAINTED BRICK WHITE GLAZING GREY MULLION METAL FACIA AND GUTTER DARK GREY GLAZING GREY MULLION PAINTED DOOR DARK GREY PAINTED DOOR DARK GREYEQEQ5901'-11 1/4"335311'-0"304810'-0"26598'-8 3/4"24057'-10 5/8"9483'-1 3/8"1146537'-7 3/8"9060BUILDING HEIGHT29'-8 3/4"23:122 3 : 1223:122 3 : 1 2 762 2'-6" 762 2'-6" 914 3'-0" 2438 8'-0" 914 3'-0" 914 3'-0" 2489 8'-2" 914 3'-0" 2051 6'-8 3/4" 1099 3'-7 1/4" FROSTED WINDOW GREY MULLION METAL ROOF STANDING SEAM - DARK GREY GROUND FLOOR 263.750m SECOND FLOOR 267.103m T.O. ROOF 272.810m AG 263.160m ATTIC 270.151mEQEQ9483'-1 3/8"24057'-10 5/8"26598'-8 3/4"304810'-0"335311'-0"1146537'-7 3/8"5901'-11 1/4"9650BUILDING HEIGHT31'-7 7/8"METAL ROOF STANDING SEAM - DARK GREY PAINTED BRICK WHITE PAINTED VERTICAL SIDING WHITE PAINTED BRICK WHITE METAL SPANDREL DARK GREY GLAZING GREY MULLION METAL ROOF STANDING SEAM - DARK GREY METAL FACIA AND GUTTER DARK GREY GLAZING GREY MULLION 10:1210 : 1 2 10:123658 12'-0" 3048 10'-0"914 3'-0" 610 2'-0" 610 2'-0" 1524 5'-0" DRAWING NO. DRAWN BY APPROVED DATE SCALE PROJECT NO. DRAWING TITLE PROJECT NORTH CSPACE ARCHITECTURE 5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8 T: 647.588.1784 E: info@cspace.ca IT IS THE RESPONSIBILITY OF THE APPROPRIATE CONTRACTOR TO CHECK AND VERIFY ALL DIMENSIONS ON SITE AND REPORT ALL ERRORS AND OR OMISSIONS TO THE ARCHITECT. ALL CONTRACTORS MUST COMPLY WITH ALL PERTINENT CODES AND BY-LAWS. DO NOT SCALE DRAWINGS. THIS DRAWING MAY NOT BE USED FOR CONSTRUCTION UNTIL SIGNED. COPYRIGHT RESERVED. 1 : 100 1/19/2024 11:36:05 AMA201 ELEVATIONS 23-1745 MULTI RESIDENTIAL DEVELOPMENT 24.01.19SEChecker 122 GURNETT ST. AURORA, ONTARIO No.Description Date 1 OWNER REVIEW 23.10.16 2 ISSUED FOR PZR 23.12.05 3 ISSUED FOR MV 24.01.03 4 REVISED FOR MV 24.01.19 1 : 100 FRONT ELEVATION - SOUTH1 1 : 100 SIDE ELEVATION - EAST2 1 : 100 REAR ELEVATION - NORTH3 1 : 100 SIDE ELEVATION - WEST4 Page 23 of 40 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Committee of Adjustment Report No. MV-202 3 -4 3 _______________________________________________________________________________________ Subject: Minor Variance Application Cspace Architecture Inc. 122 Gurnett Street PLAN 246 PT LOTS 161 & 162 File: MV-2023-43 Related Planning Application: C-2023-09 Prepared by: Antonio Greco, Planner Department: Planning and Development Services Date: February 8, 2024 _______________________________________________________________________________________ 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 semi-detached dwelling on the subject property. For further context on the variances requested, the specific yards are technically classified as follows due to the corner lot configuration of the property and related consent: Page 24 of 40 February 8, 2024 2 of 14 Report No. MV-2023-43 The following relief is being requested: Part 1 – Severed Lot (western half): a) Section 7.2 of the Zoning By-law requires a minimum cumulative lot area of 650.0 m2 for semi-detached buildings. The existing lot area is 534.5 m2. b) Section 7.2 of the Zoning By-law requires a minimum front yard setback of 6.0 metres. The applicant is proposing 2.2 metres (Kennedy Street East). c) Section 4.20 of the Zoning By-law requires a minimum front yard setback of 4.5 metres for porch yard encroachments. The applicant is proposing a porch 1.5 metres to the front property line (Kennedy Street East). d) Section 4.20 of the Zoning By-law requires a minimum front yard setback of 4.0 metres for balcony yard encroachments. The applicant is proposing a balcony 1.5 metres to the front property line (Kennedy Street East). e) Section 7.2 of the Zoning By-law requires a minimum rear yard setback of 7.5 metres. The applicant is proposing 1.5 metres. f) Section 7.2 of the Zoning By-law permits a maximum lot coverage of 35.0%. The applicant is proposing 45.0%. g) Section 5.4 of the Zoning By-law requires a minimum 2 parking spaces per semi- detached dwelling unit. The applicant is proposing 1 parking space. Part 2 - Retained Lot (eastern half): a) Section 7.2 of the Zoning By-law requires a minimum cumulative lot area of 650.0 m2 for semi-detached buildings. The existing lot area is 534.5 m2. b) Section 4.20 of the Zoning By-law requires a minimum front yard setback of 4.5 metres for porch step yard encroachments. The applicant is proposing porch steps 3.1 metres to the front property line (Gurnett Street). c) Section 7.2 of the Zoning By-law requires a minimum exterior side yard of 6.0 metres. The applicant is proposing 2.1 metres (Kennedy Street East). Page 25 of 40 February 8, 2024 3 of 14 Report No. MV-2023-43 d) Section 4.20 of the Zoning By-law requires a minimum exterior side yard setback of 3.0 metres for porch yard encroachments. The applicant is proposing a porch 1.5 metres to the exterior side property line (Kennedy Street East). e) Section 4.20 of the Zoning By-law requires a minimum exterior side yard setback of 4.0 metres for balcony yard encroachments. The applicant is proposing a balcony 1.5 metres to the exterior side property line (Kennedy Street East). f) Section 7.2 of the Zoning By-law requires a minimum rear yard setback of 7.5 metres. The applicant is proposing 0.0 metres (to the adjoining wall of the semi- detached dwelling). g) Section 7.2 of the Zoning By-law permits a maximum lot coverage of 35.0%. The applicant is proposing 45.4%. h) Section 5.4 of the Zoning By-law requires a minimum 2 parking spaces per semi- detached dwelling unit. The applicant is proposing 1 parking space. Subject Property and Area Context The subject property, municipally known as 122 Gurnett Street, is a corner lot, located on the west side of Gurnett Street and north of Kennedy Street East. The property has a total lot area of 534.5 m2 (5,753 ft2), with an approximate lot frontage of 14.6 m (47.9 ft) along Gurnett Street and 36.5 m (119.7 ft) of frontage along Kennedy Street East. There is an existing one-storey single detached dwelling and rear detached garage with an access driveway off Kennedy Street East on the site. Proposal A consent application (C-2023-09) is being presented concurrently for review by the Committee of Adjustment, which proposes to sever the existing property and create two (2) distinct parcels. The applicant is proposing to demolish the existing detached dwelling and garage on the subject property and facilitate the infill development of the site with semi-detached dwelling units. Bill 23 – the Mores Homes Built Faster Act Bill 23 amended the Planning Act to support the province’s goal of adding 1.5 million new homes in Ontario by 2031. The intent of the legislation is to assist the province in meeting planned minimum housing and density targets. Infill developments are specifically seen as assisting with creating housing opportunities through the gentle Page 26 of 40 February 8, 2024 4 of 14 Report No. MV-2023-43 intensification of traditionally lower density residential areas. The province has also implemented as-of-right permissions for other forms of housing including additional residential units, with lots now able to contain upwards of three units. The Town’s Zoning By-law has not yet been updated to account for the province’s new framework on additional residential units and infill housing. Official Plan The subject property is designated “Stable Neighbourhoods” by the Town of Aurora Official Plan. This designation permits for a wide range of ground-related residential uses, including semi-detached dwellings. Zoning The Subject lands are zoned “R7 - Special Mixed Density Residential” under Zoning By- law 6000-17, as amended. This zoning permits semi-detached dwelling units. Related Planning Applications There is a concurrent consent application (C-2023-09) on the subject lands, which proposes to sever and create the additional residential lot. The consent and minor variance applications are required to be heard concurrently by the Committee of Adjustment, as the variances at hand are applicable provided the consent is in force, and the consent application is simultaneously dependent on receiving relief from the required lot area variance in particular. Appropriate conditions of approval are in place to link both applications. Preliminary Zoning Review A Preliminary Zoning Review (PZR) has been completed by the Town of Aurora’s Building Division. Building Staff have reviewed the proposed minor variance application and have determined that minor variances are required to facilitate the proposed development. Applicant’s stated reason(s) for not complying with the Zoning By-law As stated in the application form, “in effort to increase density on the subject property, the proposed residential development requires minor variances. The project has been designed in a way that will integrate neighbouring buildings.” Page 27 of 40 February 8, 2024 5 of 14 Report No. MV-2023-43 Planning Comments Planning Staff have evaluated Minor Variance Application MV-2023-43 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 Neighbourhoods’ Official Plan designation is to ensure that residential neighbourhoods are protected from incompatible forms of development, while allowing the neighbourhoods to be enhanced over time. The designation permits ground-oriented residential development, which includes semi-detached dwelling units, and focuses on ensuring new development is designed in an appropriate and high- quality manner to enhance the streetscape. Additional Official Plan policies also encourage a greater range and mix of housing, including through the promotion of gentle intensification. It is a primary objective of the Town’s Official Plan to encourage a broad range of housing sizes, densities, designs, tenures, and prices to meet the needs of current and future residents. The Official Plan specifically encourages innovative approaches through the redevelopment of existing lots, in adding density and housing that encourages units to be at a range of sizes, scales, and opportunities. The underlying priority is for new development and infill housing opportunities to be introduced in a complementary manner, particularly from an architectural design and compatibility perspective. Staff are of the opinion that the requested variances will facilitate greater housing options in the community, while being designed in a manner that is of high-quality and that will enhance the local streetscape - along a corridor of Kennedy Street East that currently features similar scale semi-detached units. Additionally, new policy frameworks around encouraging housing opportunities means the development is appropriate in terms of addressing near and long-term housing needs within the community. Overall, Staff are therefore 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 Subject lands are zoned “R7 - Special Mixed Density Residential” under Zoning By- law 6000-17, as amended. The intent of the zoning is to ensure that the streetscape and public realm are maintained with high-quality and compatible forms of development. A summary of the variances requested and how they meet the general intent of the zoning is as follows: Page 28 of 40 February 8, 2024 6 of 14 Report No. MV-2023-43 Minimum Lot Area: The intent of the minimum lot area provision is to ensure that lots are appropriately sized and consistent with the streetscape and neighbourhood pattern. The existing lot area of the parcel is 534.5 square metres, whereas the by-law requires a minimum cumulative lot area of 650 square metres to accommodate a semi-detached unit. The minimum lot area deficiency is a result of an existing condition of the property. With the province’s shift to seeking more density and intensification in residential areas, there is an understanding that minimum lot area requirements historically do not align with the current planning context for new innovative infill housing development. It is the opinion of Staff that as an existing condition of the site, and with the proposed semi-detached dwellings being designed in the high-quality manner, there will not be any significant disruption to the rhythm or order of the streetscape, especially relative to existing semi-detached units already present on Kennedy Street East. Despite the deficiency in lot area, the required lot frontage is also complied with, with appropriate access off Kennedy Street East maintained. The redevelopment of the site will enhance the character and streetscape of the neighbourhood, while providing new housing opportunities in line with the direction of the province. Overall, Staff have no concerns with the subject variance. Minimum Front Yard (Part 1 only): The intent of the minimum front yard setback provision is to ensure there is consistency between dwellings from a streetscape perspective and a relatively uniform presence from the street edge. The front yard for Part 1 is Kennedy Street East, and the front yard for Part 2 technically remains as Gurnett Street, despite the fact that that the proposed semi-detached units are specifically oriented to face Kennedy Street East. Staff believe that despite the reduction in front yard setback, there is still adequate spatial separation and uniformity along the street. The existing dwelling has a 2.35 metre setback to Kennedy Street East and the proposed semi-detached units will be fairly consistent with this and provide a 2.2 metre setback. Staff are of the opinion that the proposed front yard setback is adequate and provides sufficient separation to the adjacent municipal road, and that the orientation of the proposed semi-detached units along Kennedy Street is advantageous in terms of defining the Kennedy Street corridor that already has an existing semi-detached built form. Page 29 of 40 February 8, 2024 7 of 14 Report No. MV-2023-43 Minimum Exterior Side Yard (Part 2 only): The intent of the exterior side yard setback provision is to maintain an appropriate distance of development to a road, allow for unencumbered movement between the front and rear yards and to ensure adequate sight lines are provided. As mentioned, technically the exterior side yard setback provision only applies to Part 2, which results in the exterior side yard being Kennedy Street East despite the proposed units being front facing at this location. Staff have reviewed the variance with respect to the overall orientation of the semi- detached unit and believe the deficiency provides adequate distance to the exterior property line. The semi-detached unit still maintains an actual approximate distance of 12.0 metres to the centreline of Kennedy Street East itself, due in part to the extensive right-of-way historically present on the site and in particular over the Kennedy Street East frontage. Ample space and separation also continues to be present at the corner of the lot and across the Gurnett Street frontage such that there are no sightline concerns as a result of the proposed. Engineering staff have also reviewed with the appropriate conditions of approval between the consent and minor variance applications regarding drainage, road occupancy permits, and the maintenance of the existing retaining wall being required. The driveways of the proposed are also strategically located away from the intersection such that there are no major access of traffic concerns. Staff are of the opinion that the proposed exterior side yard setback is sufficient. Minimum Yard Encroachments (Parts 1 and 2) : The proposed yard encroachments are applicable on the Kennedy Street East and Gurnett Street frontages. They are required as a result of the accompanying request for reduced front and exterior side yard setbacks. The intent of the yard encroachment provisions are to ensure that encroachments do not negatively impact sight lines or the streetscape. The Gurnett Street front yard encroachment for Part 2 is relative to the porch steps being proposed. Due to the orientation of the proposed semi-detached unit, this yard will in reality function more like a rear or exterior side yard, despite the technicality that it is a front yard. The proposed porch steps do not interfere with any sightline requirements and they enhance the amenity space on the property. The required 4.5 metre setback is also still maintained to the porch itself, with it just being the steps that encroach. Staff have no concerns with the proposed. The Kennedy Street yard encroachments are for the front yard of Part 1 and for, technically, the exterior side yard of Part 2. Again though, this yard will primarily function in reality as the front yard, despite the technical zoning application. The encroachments Page 30 of 40 February 8, 2024 8 of 14 Report No. MV-2023-43 into the front facing portion of the proposed dwellings are the entryway porch and second-storey Juliet balcony components. The porch and balcony are open-air components that enhance the articulation and design of the building along the streetscape. The balconies were also strategically located at the front of the units to avoid any privacy concerns on abutting properties to the north, and serve to enhance the amenity space being offered on-site. Staff consider these encroachments to be minimal, and again necessitated due to the reduced front and exterior side yards being requested as a result of the large right-of-way historically present on the site. There are no sightline concerns as a result of the encroachments and staff have no concerns with the proposed. Minimum Rear Yard (Part 1 only): The intent of the minimum rear yard setback is to provide amenity space, privacy and separation between buildings. The rear yard for Part 2 is technically the adjoining wall with the semi-detached unit. Staff have no concerns with this as this is a technicality arising out of the consent and introduction of semi-detached units on the property, due to the fact that as a corner lot the front yard is technically required to remain as Gurnett Street. The rear yard variance for Part 1 also arises out of the technicality of the consent and the need to align with the existing side yard framework established for the existing property and Part 2. The side yard setback which applies to the north boundary is respected over Part 2, with this zoning requirement being 1.5 metres. The developable area of the property, in particular from the retained lot of Part 2, is required to optimize this established 1.5 metre setback along this northern property boundary, with Part 1 then by default continuing to extend along this established setback. In actuality, the true amenity areas of the proposed semi-detached dwellings are at the west and east, where there is more space and less impacts to abutting properties. The northern wall will largely function as a typical side wall due to the uniqueness of the configuration and orientation of the property. It is the opinion of staff that the proposal makes for the wise and efficient use of land in support of creating housing opportunities while still optimizing and respecting existing site conditions particularly along the northern boundary. Amenity areas are limited along this northern boundary to mitigate any adverse impacts, and it is staff’s opinion that appropriate spacing is still provided. The height of the proposed building also conforms with the zoning by-law with no variance being necessitated. A grading and drainage plan is also required as a condition of approval to ensure no adverse impacts. Page 31 of 40 February 8, 2024 9 of 14 Report No. MV-2023-43 Maximum Lot Coverage (Parts 1 and 2): The intent of the lot coverage provision is to ensure adequate amenity space and drainage on a lot, and to maintain compatibility and similarity of structures within a neighbourhood. The lot coverage and lot area provisions work in tandem, with the required lot coverage variance necessitating out of the existing reduced lot area condition of the site. Staff are of the opinion that the proposed orientation of the semi-detached units optimizes the existing lot, while maintaining adequate amenity space for both units. Given the building orientation, the lot coverage and built form aligns with other existing semi-detached units along Kennedy Street East. In the opinion of staff, the Town’s Zoning By-law and required lot coverage also does not appropriately reflect recent provincial changes encouraging new infill and additional residential unit development. A primary consideration will be to ensure no negative drainage impacts, with the appropriate condition of approval applied. Minimum Parking Spaces (Parts 1 and 2): The intent of the minimum parking space provision is to ensure an appropriate amount of spaces are allocated to serve the permitted use of the subject site and proposed development. The Zoning by-law requires two parking spaces per semi-detached dwelling unit. The parking space variance is again required as a technicality due to the larger right-of-way present on the property from Kennedy Street East. The proposed development, once completed, will be able to appropriately park two vehicles for each unit. The proposed driveway extends past the property line boundaries along Kennedy Street East and into the Town’s right-of-way (ROW), which triggers the proposed parking variance, but nonetheless provides the required parking spaces. This is also an existing condition of the site and the current driveway configuration. The Town’s Engineering and Operations Divisions have also reviewed the proposal and have no objection to the driveway extending into the Town’s ROW, which will serve as the second parking space for each semi-detached unit. Appropriate conditions of the consent and minor variance have been applied. Similar variances have also been approved for properties in the past, and many dwellings particular within this area of Town operate on the same premise. Overall, Staff are of the opinion that the requested variances meet the intent of the Zoning by-law. Page 32 of 40 February 8, 2024 10 of 14 Report No. MV-2023-43 c) The proposed variance is considered desirable for the appropriate development of the land As discussed above, Staff are satisfied the proposal appropriately responds to recent legislation that encourages this type of infill housing development. The proposal provides critical new and attainable housing opportunities for the local community to serve current and future generations. The architectural design of the proposed units also complements the streetscape and enhances the urban design of the neighbourhood by providing the wise use and management of land within the urban boundary. The proposed development utilizes desirable architectural features which compliments the overall streetscape and matches the existing semi-detached infill built form of Kennedy Street East. Staff have reviewed the submitted elevations, and the architectural design through the use of gables, hipped dormers, open-air porches and Juliet balconies provide a desirable housing product to the neighbourhood. The appropriate conditions of approval have also been developed to avoid any potential adverse impacts and ensure the orderly development of the site. In the opinion of staff, the proposal represents gentle intensification that provides missing middle housing opportunities as directed by the Region and Province. Overall, it is the opinion of staff that the proposed variances are considered desirable for the appropriate development of the land. d) The proposed variance is considered minor in nature In the opinion of staff, the requested variances are considered to be minor and are not expected to have any significant adverse effects on the subject lands, neighbouring properties, or the overall streetscape. Adjacent and surrounding properties have also been subject to similar infill development, including at 9, 11, 15 and 17 Kennedy Street East. A consent and minor variance application were approved by the Committee of Adjustment in 2017 (MV-2017-05, MV-2017-06, C-2017-01, C-2017-02). These subject applications redeveloped two existing single family detached lots (11 and 15 Kennedy Street East) to facilitate the construction of two, three-storey semi-detached units. The province through Bill 23 has enabled gentle intensification through existing residential neighbourhoods. The proposal introduces new and attainable housing opportunities in a manner that still respects the overall neighbourhood character and scale. Overall, it is the opinion of staff that the proposed variances are minor in nature. Page 33 of 40 February 8, 2024 11 of 14 Report No. MV-2023-43 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 completed. No objection. Engineering Division No objection. Operational Services (Parks) No objection. Operations (Public Works) No objection. Central York Fire Services No objection. York Region No objection. LSRCA No objection. Alectra No objection. Public Correspondence Written submissions were not received at the time of writing of this report. 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 regarding Section 45 (1) of the Planning Act, R.S.O, 1990, c.P.13, as amended, and believe that the requested variance meets the four tests of the Planning Act for granting minor variances. Staff recom mend approval of the requested variance subject to the conditions outlined in Appendix ‘A.’ Attachments Appendix ‘A’ – Recommended Conditions of Approval Appendix ‘B’ – Site Plan and Elevations Page 34 of 40 February 8, 2024 12 of 14 Report No. MV-2023-43 Appendix ‘A’ – Conditions of Approval Planning and Development Services: 1. That the variance only applies to the subject property in conformity with the plans attached as ‘Appendix B’ to this Staff Report, to the satisfaction of the Director of Planning and Development Services or designate. 2. That the Owner obtain the necessary provisional consent approval as set forth in the concurrent and related consent application C-2023-09, to the satisfaction of the Director of Planning and Development Services or designate. Operational Services – Parks Division: 3. That the owner shall 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 vegetation. The report shall assess existing trees (5cm trunk diameter and greater), identify tree removals, if any, identify tree protection measures and make recommendations 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. 4. In addition, the report shall include a schedule of monitoring of 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 is 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. 5. The owner shall 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, and shall be done at a minimum ratio of two new trees for every one removed. 6. 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 35 of 40 February 8, 2024 13 of 14 Report No. MV-2023-43 7. 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 Owner’s Arborist/ Forester, to the satisfaction of the Manager of Parks Division. 8. 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. Operational Services – Public Works: 9. That the Owner obtain a Road Occupancy Permit through Public Works. 10. The exiting sewer lateral at 122 Gurnett Street to be properly disconnected by the Owner at the wye connection from the lateral connection coming from the house at 120 Gurnett Street, as appropriate or required in consultation with and to the satisfaction of the Town. 11. That the Owner construct separate new sanitary, water and storm lines to be installed off the Town's infrastructure off Kennedy Street East, as appropriate or required in consultation with and to the satisfaction of the Town. 12. That the Owner purchase new water meters through Town of Aurora Public Works. Engineering & Capital Delivery Division 13. That the Owner provide a grading and drainage plan prepared by a professional engineer or qualified engineering professional demonstrating that the existing drainage pattern shall be maintained and any changes in the grading due the proposed site works shall not cause any adverse impact on the adjacent properties and road allowance to the satisfaction of the Director of Planning and Development Services or designate. 14. That the Owner receive confirmation from the Director of Planning and Development Services or designate of their satisfaction through the building permit review process of any works impacting the existing retaining wall. Page 36 of 40 February 8, 2024 14 of 14 Report No. MV-2023-43 Lake Simcoe Region Conservation Authority: 15. That the Applicant/Owner shall pay the LSRCA Plan Review Fee in accordance with the approved LSRCA Fee Schedule. The applicable fee for Consent/Minor Variance (Minor – planner review only) is $536. Page 37 of 40 SCALE 1 : 200 4 m 0 84 1612 20 meters REGISTERED EASEMENTS AND/OR RIGHT-OF-WAYS COMPLIANCE WITH MUNICIPAL ZONING BY-LAW SURVEYOR'S REAL PROPERTY REPORT PART 2 - REPORT SUMMARY SURVEY PREPARED FOR ALAIR HOMES DESCRIPTION OF LANDPART OF LOTS 161 & 162, REGISTERED PLAN 246 KNOWN AS (122 GURNETT STREET) NONE REGISTERED ON TITLE ENCROACHMENTS NOTE THE LOCATION OF THE FENCES AT THE PROPERTY LIMITS NOT CERTIFIED BY THIS REPORTADDITIONAL REMARKS (FURTHER INFORMATION CONTAINED IN THE SURVEY REPORT TO BE READ IN CONJUNCTION WITH THIS PLAN) METRIC DISTANCES AND COORDINATES SHOWN ON THIS PLAN ARE IN METRES AND CAN BE CONVERTED TO FEET BY DIVIDING BY 0.3048 1 NORTHINGEASTING 2 PLAN COORDINATES 4872409.747623099.463 4872451.496623091.429 OBSERVED REFERENCE POINTS UTM(NAD83, CSRS 2010) NOTE:THIS REPORT CAN BE UPDATED BY THIS OFFICE, HOWEVER NO ADDITIONAL PRINTS OF THIS ORIGINAL REPORT WILL BE ISSUED, SUBSEQUENT TO THE DATE OF CERTIFICATION. c COPYRIGHT 2023 DELPH AND JENKINS NORTH LTD., O.L.S. THE REPRODUCTION, ALTERATION, OR USE OF THIS REPORT, IN WHOLE OR IN PART, WITHOUT THE EXPRESS PERMISSION OF DELPH AND JENKINS NORTH LTD. IS STRICTLY PROHIBITED. Ontario Land Surveyors Delph & Jenkins North Ltd. 220 Industrial Parkway S., Unit 6, Aurora, Ontario L4G 3V6 www.djsurveyors.com Tel.905-841-8526 PART OF LOTS 161 & 162 REGISTERED PLAN 246 LEGEND NOTE BENCHMARK 23302-1 TOWN OF AURORA (KENNEDY STREET DEDICATED BY REGISTERED PLAN 346) (KNOWN AS)(DEDICATED BY REGISTERED PLAN 346)LOT 162REGISTERED PLAN 246 LOT161LOT LINELOT 1 REGISTERED PLAN 1B APPROXIMATE CENTRELINE OF ROAD APPROXIMATE CENTRELINE OF ROADDENOTES TOP OF SLOPETOS DENOTES GAS VALVEGV DENOTES HYDRO POLEHP DENOTES MANHOLEMH DENOTES TIMBER RETAINING WALLTRW DENOTES WATER VALVEWV DENOTES NORTH, EAST, SOUTH, WESTN,E,S,W DENOTES CATCH BASINCB DENOTES OVERHEAD WIRE-O/W- DENOTES DECIDUOUS TREE DENOTES CONIFEROUS TREE DENOTES BELL PEDESTALBP DENOTES BOTTOM OF SLOPEBOS DENOTES AIR CONDITIONERAC DENOTES CHAIN LINK FENCECLF DENOTES INTERLOCKING BRICKILB DENOTES SURVEY MONUMENT FOUND DENOTES STANDARD IRON BAR DENOTES IRON BAR SIB IB DENOTES SURVEY MONUMENT SET DENOTES R. A. GARDEN LTD., O.L.S.917 DENOTES C. E. DOTTERILL, O.L.S.CED DENOTES W. S. GIBSONS & SONS, O.L.S.WSG DENOTES LLOYD AND PURCELL, O.L.S.L&P DENOTES IRON PIPEIP DENOTES PLAN OF SURVEY BY DAVID ANSCHUETZ,O.L.S.P1 DENOTES INST. R734915D1 DATED DECEMBER 2, 1998 DENOTES ORIGINAL KNOWNOU DENOTES WITNESSWIT DENOTES GAS METERGM DENOTES TRAFFIC SIGNTS DENOTES BURIEDB DENOTES PLAN OF SURVEY BY C.E. DOTTERILL,O.L.S.P2 DATED JANUARY 5, 1982 DENOTES PLAN OF SURVEY BY R. A. GARDEN LTD.,O.L.S.P3 DATED JANUARY 6, 1984 DENOTES REGISTERED PLAN 246P4 DENOTES INST. R366161D2 DENOTES CONCRETE BLOCK RETAINING WALLCB 262.62 TRW 261.55 262.01 262.70 261.87(TOP)CBRWCBRW263.77( T O P) 263.10 260.08260.75261.36 262.62 261.14261.63 261.54 261.23 26 1 . 3 9 261.78 261.71 262.04 260.83 262.70 261.23 262.59 263.40263.41 263.46 263.25 263.55 263.30 263.57 263.79 264.86 264.98 263.87 263.48 261.15 260.87 262.33TS TS 262.59 263.08 265.03 AC BP GV 261.45CB HP 259.80260.45260.55260.94260.85261.55 261.43 261.91 261.81 263.36 263.26 264.06 263.96264.34 264.46264.43 264.40 264.47263.83 262.75 261.74 261.35 261.09 260.62 260.24 259.84 260.37260.33260.33EDGE OF PAVEMENT ASPHALT DRIVEWAY EDGE OF PAVEMENT259.89263.12 265.1 5 265.1 9 264.88 CONCRETE CURBCURB CUT CONCRETE CURB262.19 261.62 260.93 26 0 . 4 4 260.15260.34BOS BOS263.11 262.96262.83262.77 262.63 TOS260.84 260.89 WV WV ∅0.15 ∅0.15 ∅0.25 ∅0.25 ∅0.25 ∅0.1∅0.15∅0.15 ∅0.2 ∅0.2 ∅0.25 ∅0.3 ∅0.5 ∅0.6 ∅0.6 262.70 265.30 265.17264.31 264.20264.95 264.97 CLFCLFCLFCLF 0.74SCLF 0.8S,0.1E CLF 0.24N,0.38E CLF 1.57N 0.45(P3&Meas)9.48 10.18(P1&Meas)0.55(P3&Meas)2.58(P2&Set)8.38(Meas) 8.41(P2) 7.22(Meas) 7.33(P2) No. 8 (KENNEDY ST. EAST) 11_2 STOREY BRICK BUILDING (CONCRETE FOUNDATION) WOOD FRAME ADDITION No.1202 STOREYVINYLSIDINGBUILDINGBUILDING OVERHANGWOODENPORCH3.93REGIONAL MUNICIPALITY OF YORK SURVEYOR'S REAL PROPERTY REPORT - PART 1 DISTANCES SHOWN ON THIS PLAN ARE ADJUSTED GROUND LEVEL DISTANCES, AND CAN BE CONVERTED TO GRID DISTANCES BY MULTIPLYING THE DISTANCE BY COMBINED SCALE FACTOR 0.9997511. COORDINATES SHOWN ON THIS PLAN ARE IN COMPLIANCE WITH THE SURVEYORS ACT, URBAN ACCURACY PER O.REG. 216/10, SECTION 14(2). THE COORDINATES SHOWN ON THIS PLAN, IN THEMSELVES, CANNOT BE USED TO RE-ESTABLISH THE CORNERS OR BOUNDARIES SHOWN ON THIS PLAN. FOR BEARINGS COMPARISONS, THE FOLLOWING ROTATION WAS APPLIED. P1 - 2°05'30" COUNTER CLOCKWISE P4 - 2°08'30" COUNTER CLOCKWISE ELEVATIONS SHOWN HEREON ARE GEODETIC AND DETERMINED BY REALTIME CAN-NET NETWORK OBSERVATIONS (CGVD 1928, 1978 ADJUSTMENT) JANSKY T C LAU -ONTARIO LAND SURVEYORDATE THIS PLAN IS NOT VALID UNLESS IT IS AN EMBOSSED ORIGINAL COPY ISSUED BY THE SURVEYOR IN ACCORDANCE WITH REGULATION 1026, SECTION 29(3) I CERTIFY THAT: 1. THIS SURVEY AND PLAN ARE CORRECT AND IN ACCORDANCE WITH THE SURVEYS ACT AND THE SURVEYORS ACT, AND THE REGULATIONS MADE UNDER THEM. 2. THE SURVEY WAS COMPLETED ON THE 25th DAY OF JULY, 2023. THIS PLAN OF SURVEY RELATES TO AOLS PLAN SUBMISSION FORM NUMBER V-58201 ACAD FILE:23302-1-FINAL.DWG DATE:August 2, 2023 DRAWN : JL CHECKED : JL P.I.N. 03648-0081(LT) P.I.N. 03648-0079(LT) P.I.N. 03648-0019(LT)P.I.N. 03648-0148(LT)KENNEDY STREET EAST GURNETT STREETSIB(WSG) (B) IB (OU) IP(WSG) IB(CED)(WIT) 0.06N(Meas) 0.61W(P2&Meas) SIB (L&P) 1 2 (P1,D1&Set) (P1,P4&Meas)(Meas)N10°55'10"W(P1)(Meas)14.92(P1)14.61(D1)(Meas) N72°11'20"E(P1) (P1&Meas) 36.58 (D1,D2)(Meas) N10°55'50"W(P1)N11°02'30"W (P4) 42.53(Meas)42.60(P4)(P1,D1&Me as)N10°53'30"W14.61N72°06'25"E 36.53 N71°42'30"E 36.58N10°49'15"W 14.87 UP DN1.69 mINT. SIDE YARD 6.00 mAPT. A FOOTPRINT : 119.2 sqm (1283.06 sq.ft.) GF 263.65 APT. B FOOTPRINT : 122.10 sqm (1314.27 sq.ft.) GF 263.65 3000 9'-10 1/8" TPZ 1.50 m7.00 m 4.50 m 2.26 m1.50 m2.60 mLOT A LOT B FRONT YARD 6.00 m 4.50 m1.50 m1.50 m2.50 m2.17 mDRAWING NO. DRAWN BY APPROVED DATE SCALE PROJECT NO. DRAWING TITLE PROJECT NORTH CSPACE ARCHITECTURE 5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8 T: 647.588.1784 E: info@cspace.ca IT IS THE RESPONSIBILITY OF THE APPROPRIATE CONTRACTOR TO CHECK AND VERIFY ALL DIMENSIONS ON SITE AND REPORT ALL ERRORS AND OR OMISSIONS TO THE ARCHITECT. ALL CONTRACTORS MUST COMPLY WITH ALL PERTINENT CODES AND BY-LAWS. DO NOT SCALE DRAWINGS. THIS DRAWING MAY NOT BE USED FOR CONSTRUCTION UNTIL SIGNED. COPYRIGHT RESERVED. As indicated 1/21/2024 6:41:20 PMA002 SITE PLAN 23-1745 MULTI RESIDENTIAL DEVELOPMENT 24.01.19Author Checker 122 GURNETT ST. AURORA, ONTARIO No.Description Date 1 OWNER REVIEW 23.10.16 2 ISSUED FOR PZR 23.12.05 3 ISSUED FOR MV 24.01.03 4 REVISED FOR MV 24.01.19 1 : 150 SITE PLAN Page 38 of 40 SCALE 1 : 200 4 m 0 84 1612 20 meters REGISTERED EASEMENTS AND/OR RIGHT-OF-WAYS COMPLIANCE WITH MUNICIPAL ZONING BY-LAW SURVEYOR'S REAL PROPERTY REPORT PART 2 - REPORT SUMMARY SURVEY PREPARED FOR ALAIR HOMES DESCRIPTION OF LANDPART OF LOTS 161 & 162, REGISTERED PLAN 246 KNOWN AS (122 GURNETT STREET) NONE REGISTERED ON TITLE ENCROACHMENTS NOTE THE LOCATION OF THE FENCES AT THE PROPERTY LIMITS NOT CERTIFIED BY THIS REPORTADDITIONAL REMARKS (FURTHER INFORMATION CONTAINED IN THE SURVEY REPORT TO BE READ IN CONJUNCTION WITH THIS PLAN) METRIC DISTANCES AND COORDINATES SHOWN ON THIS PLAN ARE IN METRES AND CAN BE CONVERTED TO FEET BY DIVIDING BY 0.3048 1 NORTHINGEASTING 2 PLAN COORDINATES 4872409.747623099.463 4872451.496623091.429 OBSERVED REFERENCE POINTS UTM(NAD83, CSRS 2010) NOTE:THIS REPORT CAN BE UPDATED BY THIS OFFICE, HOWEVER NO ADDITIONAL PRINTS OF THIS ORIGINAL REPORT WILL BE ISSUED, SUBSEQUENT TO THE DATE OF CERTIFICATION. c COPYRIGHT 2023 DELPH AND JENKINS NORTH LTD., O.L.S. THE REPRODUCTION, ALTERATION, OR USE OF THIS REPORT, IN WHOLE OR IN PART, WITHOUT THE EXPRESS PERMISSION OF DELPH AND JENKINS NORTH LTD. IS STRICTLY PROHIBITED. Ontario Land Surveyors Delph & Jenkins North Ltd. 220 Industrial Parkway S., Unit 6, Aurora, Ontario L4G 3V6 www.djsurveyors.com Tel.905-841-8526 PART OF LOTS 161 & 162 REGISTERED PLAN 246 LEGEND NOTE BENCHMARK 23302-1 TOWN OF AURORA (KENNEDY STREET DEDICATED BY REGISTERED PLAN 346) (KNOWN AS)(DEDICATED BY REGISTERED PLAN 346)LOT 162 REGISTERED PLAN 246 LOT161LOT LINELOT 1 REGISTERED PLAN 1B APPROXIMATE CENTRELINE OF ROAD APPROXIMATE CENTRELINE OF ROADDENOTES TOP OF SLOPETOS DENOTES GAS VALVEGV DENOTES HYDRO POLEHP DENOTES MANHOLEMH DENOTES TIMBER RETAINING WALLTRW DENOTES WATER VALVEWV DENOTES NORTH, EAST, SOUTH, WESTN,E,S,W DENOTES CATCH BASINCB DENOTES OVERHEAD WIRE-O/W- DENOTES DECIDUOUS TREE DENOTES CONIFEROUS TREE DENOTES BELL PEDESTALBP DENOTES BOTTOM OF SLOPEBOS DENOTES AIR CONDITIONERAC DENOTES CHAIN LINK FENCECLF DENOTES INTERLOCKING BRICKILB DENOTES SURVEY MONUMENT FOUND DENOTES STANDARD IRON BAR DENOTES IRON BAR SIB IB DENOTES SURVEY MONUMENT SET DENOTES R. A. GARDEN LTD., O.L.S.917 DENOTES C. E. DOTTERILL, O.L.S.CED DENOTES W. S. GIBSONS & SONS, O.L.S.WSG DENOTES LLOYD AND PURCELL, O.L.S.L&P DENOTES IRON PIPEIP DENOTES PLAN OF SURVEY BY DAVID ANSCHUETZ,O.L.S.P1 DENOTES INST. R734915D1 DATED DECEMBER 2, 1998 DENOTES ORIGINAL KNOWNOU DENOTES WITNESSWIT DENOTES GAS METERGM DENOTES TRAFFIC SIGNTS DENOTES BURIEDB DENOTES PLAN OF SURVEY BY C.E. DOTTERILL,O.L.S.P2 DATED JANUARY 5, 1982 DENOTES PLAN OF SURVEY BY R. A. GARDEN LTD.,O.L.S.P3 DATED JANUARY 6, 1984 DENOTES REGISTERED PLAN 246P4 DENOTES INST. R366161D2 DENOTES CONCRETE BLOCK RETAINING WALLCB 262.62 TRW 261.55 262.01262.84 262.97 262.70 261.87(TOP)CBRWCBRW263.77( T O P) 263.10 260.08260.75261.36 262.62 261.14261.63 261.54 261.23 26 1 . 3 9 261.78 263.21 261.71 262.04 260.83 262.70 261.23 262.59 263.40263.41 263.46 263.25 263.30 263.32263.44 263.50 263.04 263.55 263.30 263.57 263.79 263.35 263.31 264.86 264.98 263.87 263.48 261.15 260.87 262.33TS TS 262.59 263.08 265.03 AC BP GV 261.45CB HP 259.80260.45260.55260.94260.85261.55 261.43 261.91 261.81 262.71 262.63 263.36 263.26 264.06 263.96264.34 264.46264.43 264.40 264.47263.83262.75 261.74 261.35 261.09 260.62 260.24 259.84 260.37260.33260.33EDGE OF PAVEMENT ASPHALT DRIVEWAY EDGE OF PAVEMENT259.89263.12 265.1 5 265.1 9 264.88 CONCRETE CURBCURB CUT CONCRETE CURBILB262.19 261.62 260.93 26 0 . 4 4 260.15260.34BOS BOS263.11 262.96262.83262.77TOS260.84 260.89 WV WV ∅0.15 ∅0.15 ∅0.25 ∅0.25 ∅0.25 ∅0.1∅0.15∅0.15 ∅0.2 ∅0.2 ∅0.25 ∅0.3 ∅0.5 ∅0.6 ∅0.6 262.70 265.30 265.17264.31 264.20264.95 264.97 CLFCLFCLFCLF 0.74SCLF 0.8S,0.1E CLF 0.24N,0.38E CLF 1.57N 0.45(P3&Meas)9.48 10.18(P1&Meas)0.55(P3&Meas)2.58(P2&Set)8.38(Meas) 8.41(P2) 7.22(Meas) 7.33(P2) No. 8 (KENNEDY ST. EAST) 11_2 STOREY BRICK BUILDING (CONCRETE FOUNDATION) WOOD FRAME ADDITION No.1202 STOREYVINYLSIDINGBUILDINGBUILDING OVERHANGWOODENPORCH3.933.90REGIONAL MUNICIPALITY OF YORK SURVEYOR'S REAL PROPERTY REPORT - PART 1 DISTANCES SHOWN ON THIS PLAN ARE ADJUSTED GROUND LEVEL DISTANCES, AND CAN BE CONVERTED TO GRID DISTANCES BY MULTIPLYING THE DISTANCE BY COMBINED SCALE FACTOR 0.9997511. COORDINATES SHOWN ON THIS PLAN ARE IN COMPLIANCE WITH THE SURVEYORS ACT, URBAN ACCURACY PER O.REG. 216/10, SECTION 14(2). THE COORDINATES SHOWN ON THIS PLAN, IN THEMSELVES, CANNOT BE USED TO RE-ESTABLISH THE CORNERS OR BOUNDARIES SHOWN ON THIS PLAN. FOR BEARINGS COMPARISONS, THE FOLLOWING ROTATION WAS APPLIED. P1 - 2°05'30" COUNTER CLOCKWISE P4 - 2°08'30" COUNTER CLOCKWISE ELEVATIONS SHOWN HEREON ARE GEODETIC AND DETERMINED BY REALTIME CAN-NET NETWORK OBSERVATIONS (CGVD 1928, 1978 ADJUSTMENT) JANSKY T C LAU -ONTARIO LAND SURVEYORDATE THIS PLAN IS NOT VALID UNLESS IT IS AN EMBOSSED ORIGINAL COPY ISSUED BY THE SURVEYOR IN ACCORDANCE WITH REGULATION 1026, SECTION 29(3) I CERTIFY THAT: 1. THIS SURVEY AND PLAN ARE CORRECT AND IN ACCORDANCE WITH THE SURVEYS ACT AND THE SURVEYORS ACT, AND THE REGULATIONS MADE UNDER THEM. 2. THE SURVEY WAS COMPLETED ON THE 25th DAY OF JULY, 2023. THIS PLAN OF SURVEY RELATES TO AOLS PLAN SUBMISSION FORM NUMBER V-58201 ACAD FILE:23302-1-FINAL.DWG DATE:August 2, 2023 DRAWN : JL CHECKED : JL P.I.N. 03648-0081(LT) P.I.N. 03648-0079(LT) P.I.N. 03648-0019(LT)P.I.N. 03648-0148(LT)KENNEDY STREET EAST GURNETT STREETSIB(WSG) (B) IB (OU) IP(WSG) IB(CED)(WIT) 0.06N(Meas) 0.61W(P2&Meas) SIB (L&P) 1 2 (P1,D1&Set) (P1,P4&Meas)(Meas)N10°55'10"W(P1)(Meas)14.92(P1)14.61(D1)(Meas) N72°11'20"E(P1) (P1&Meas) 36.58 (D1,D2)(Meas) N10°55'50"W (P1)N11°02'30"W (P4) 42.53(Meas)42.60(P4)(P1,D1&Me as)N10°53'30"W14.61N72°06'25"E 36.53 N71°42'30"E 36.58N10°49'15"W 14.87 UP DN1.69 mINT. SIDE YARD 6.00 m 10.30 mAPT. A FOOTPRINT : 119.2 sqm (1283.06 sq.ft.) GF 263.65 APT. B FOOTPRINT : 122.10 sqm (1314.27 sq.ft.) GF 263.65 3.00 m 2.46 m 3.66 mEXT. PORCHENTRANCE PORCHENTRANCE PORCH 3000 9'-10 1/8" TPZ EXT. TREE TO REMAIN EXT. TREE TO REMAIN TYP. EXT. TREE TO BE REMOVED 1.8M HIGH FENCE 3.00 m 7.00 m 1.2M HIGH FENCESIDEWALK SIDEWALK SIDEWALKPLANTER TYP. 3M T P Z LAWN LAWNEXT. PORCH1.50 m3.73 m1.8M HIGH FENCE 22.87 m 4.50 m 2.26 m1.2M HIGH FENCE GATEGATE 0.22 m LAWN1.50 m2.60 mPATIO LOT A LOT B 2.23 m14.86 m6.00 m 4.50 m1.52 m2.16 m1.50 m20666'-9 3/8"1.50 mEXISTING ACCESS TO BE REMOVED 1 : 100 SITE PLAN - ENLARGED DRAWING NO. DRAWN BY APPROVED DATE SCALE PROJECT NO. DRAWING TITLE PROJECT NORTH CSPACE ARCHITECTURE 5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8 T: 647.588.1784 E: info@cspace.ca IT IS THE RESPONSIBILITY OF THE APPROPRIATE CONTRACTOR TO CHECK AND VERIFY ALL DIMENSIONS ON SITE AND REPORT ALL ERRORS AND OR OMISSIONS TO THE ARCHITECT. ALL CONTRACTORS MUST COMPLY WITH ALL PERTINENT CODES AND BY-LAWS. DO NOT SCALE DRAWINGS. THIS DRAWING MAY NOT BE USED FOR CONSTRUCTION UNTIL SIGNED. COPYRIGHT RESERVED. 1 : 100 1/21/2024 6:42:26 PMA003 SITE PLAN - ENLARGED 23-1745 MULTI RESIDENTIAL DEVELOPMENT 24.01.19SE CCP 122 GURNETT ST. AURORA, ONTARIO N No.Description Date 1 OWNER REVIEW 23.10.16 2 ISSUED FOR PZR 23.12.05 3 ISSUED FOR MV 24.01.03 4 REVISED FOR MV 24.01.19 Page 39 of 40 GROUND FLOOR 263.750m SECOND FLOOR 267.103m T.O. ROOF 272.810m AG 263.160m ATTIC 270.151m 9650BUILDING HEIGHT31'-7 7/8"1146437'-7 3/8"5901'-11 1/4"9493'-1 3/8"24047'-10 5/8"26598'-8 3/4"304810'-0"335311'-0"EQEQ6102'-0"24388'-0"6102'-0"24388'-0"3051'-0"2438 8'-0" 914 3'-0" 914 3'-0" 2489 8'-2" 914 3'-0"15245'-0"12194'-0"27439'-0"METAL ROOF STANDING SEAM - DARK GREY PAINTED BRICK WHITE PAINTED VERTICAL SIDING WHITE PAINTED BRICK WHITE METAL SPANDREL DARK GREY METAL SPANDREL DARK GREY GLAZING GREY MULLION METAL FACIA AND GUTTER DARK GREY GLAZING GREY MULLION PAINTED DOOR DARK GREY 2489 8'-2" 914 3'-0" 2438 8'-0" 914 3'-0"480815'-9 1/4"23:122 3 :1 223:122 3 :1 2 2134 7'-0" 2134 7'-0" 1067 3'-6" 914 3'-0" 6:124:12 GROUND FLOOR 263.750m SECOND FLOOR 267.103m T.O. ROOF 272.810m AG 263.160m ATTIC 270.151m9493'-1 3/8"24047'-10 5/8"26598'-8 3/4"304810'-0"335311'-0"1146437'-7 3/8"5901'-11 1/4"EQEQMETAL ROOF STANDING SEAM - DARK GREY PAINTED BRICK WHITE PAINTED VERTICAL SIDING WHITE PAINTED BRICK WHITE METAL SPANDREL DARK GREY METAL SPANDREL DARK GREY GLAZING GREY MULLION METAL ROOF STANDING SEAM - DARK GREY METAL FACIA AND GUTTER DARK GREY GLAZING GREY MULLION 9650BUILDING HEIGHT31'-7 7/8"3:12 10:123:12 3658 12'-0"2438 8'-0" 914 3'-0"4255 13'-11 1/2" 610 2'-0" 914 3'-0" GROUND FLOOR 263.750m SECOND FLOOR 267.103m T.O. ROOF 272.810m AG 263.160m ATTIC 270.151m METAL ROOF STANDING SEAM - DARK GREY PAINTED BRICK WHITE PAINTED VERTICAL SIDING WHITE PAINTED BRICK WHITE GLAZING GREY MULLION METAL FACIA AND GUTTER DARK GREY GLAZING GREY MULLION PAINTED DOOR DARK GREY PAINTED DOOR DARK GREYEQEQ5901'-11 1/4"335311'-0"304810'-0"26598'-8 3/4"24057'-10 5/8"9483'-1 3/8"1146537'-7 3/8"9060BUILDING HEIGHT29'-8 3/4"23:122 3 : 1223:122 3 : 1 2 762 2'-6" 762 2'-6" 914 3'-0" 2438 8'-0" 914 3'-0" 914 3'-0" 2489 8'-2" 914 3'-0" 2051 6'-8 3/4" 1099 3'-7 1/4" FROSTED WINDOW GREY MULLION METAL ROOF STANDING SEAM - DARK GREY GROUND FLOOR 263.750m SECOND FLOOR 267.103m T.O. ROOF 272.810m AG 263.160m ATTIC 270.151mEQEQ9483'-1 3/8"24057'-10 5/8"26598'-8 3/4"304810'-0"335311'-0"1146537'-7 3/8"5901'-11 1/4"9650BUILDING HEIGHT31'-7 7/8"METAL ROOF STANDING SEAM - DARK GREY PAINTED BRICK WHITE PAINTED VERTICAL SIDING WHITE PAINTED BRICK WHITE METAL SPANDREL DARK GREY GLAZING GREY MULLION METAL ROOF STANDING SEAM - DARK GREY METAL FACIA AND GUTTER DARK GREY GLAZING GREY MULLION 10:1210 : 1 2 10:123658 12'-0" 3048 10'-0"914 3'-0" 610 2'-0" 610 2'-0" 1524 5'-0" DRAWING NO. DRAWN BY APPROVED DATE SCALE PROJECT NO. DRAWING TITLE PROJECT NORTH CSPACE ARCHITECTURE 5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8 T: 647.588.1784 E: info@cspace.ca IT IS THE RESPONSIBILITY OF THE APPROPRIATE CONTRACTOR TO CHECK AND VERIFY ALL DIMENSIONS ON SITE AND REPORT ALL ERRORS AND OR OMISSIONS TO THE ARCHITECT. ALL CONTRACTORS MUST COMPLY WITH ALL PERTINENT CODES AND BY-LAWS. DO NOT SCALE DRAWINGS. THIS DRAWING MAY NOT BE USED FOR CONSTRUCTION UNTIL SIGNED. COPYRIGHT RESERVED. 1 : 100 1/19/2024 11:36:05 AMA201 ELEVATIONS 23-1745 MULTI RESIDENTIAL DEVELOPMENT 24.01.19SEChecker 122 GURNETT ST. AURORA, ONTARIO No.Description Date 1 OWNER REVIEW 23.10.16 2 ISSUED FOR PZR 23.12.05 3 ISSUED FOR MV 24.01.03 4 REVISED FOR MV 24.01.19 1 : 100 FRONT ELEVATION - SOUTH1 1 : 100 SIDE ELEVATION - EAST2 1 : 100 REAR ELEVATION - NORTH3 1 : 100 SIDE ELEVATION - WEST4 Page 40 of 40