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Agenda - Committee of Adjustment - 20240912Town of Aurora Committee of Adjustment Meeting Agenda Date:Thursday, September 12, 2024 Time:7 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 1 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 August 8, 2024, Meeting Number 24-08 That the Committee of Adjustment Minutes from Meeting Number 24-08 be adopted as printed and circulated. 6.Presentation of Applications 6.1 MV-2024-01 - Liu - 2007 Vandorf Sideroad 5 6.2 MV-2024-20 - Irvine - 313 Ridge Rd 6 6.3 MV-2023-44 - The Biglieri Group - 100 Goulding Avenue 27 6.4 C-2024-02 - Cornerstone Growth Investment Corp. - 31 Kennedy St. W 41 6.5 MV-2024-17, MV-2024-18 - Cornerstone Growth Investment Corp - 31 Kennedy St. W 53 7.New Business 8.Adjournment 1 Town of Aurora Committee of Adjustment Meeting Minutes Date: Time: Location: Thursday, August 8, 2024 7 p.m. Video Conference Committee Members: David Mhango (Chair) Chris Polsinelli Jane Stevenson (Vice Chair) Michael Visconti Julian Yang Other Attendees: Peter Fan, Secretary-Treasurer, Committee of Adjustment Antonio Greco, Planner _____________________________________________________________________ 1. Call to Order That the meeting be called to order at 7:03 PM. 2. Land Acknowledgement The Town of Aurora acknowledges that the Anishinaabe (A-nishshaw-na-bee) lands on which we live, and work are the traditional and treaty territory of the Chippewas of Georgina Island, as well as many other Nations whose presence here continues to this day. As the closest First Nation community to Aurora, we recognize the special relationship the Chippewas have with the lands and waters of this territory. They are the water protectors and environmental stewards of these lands, and as a municipality we join them in these responsibilities. Page 1 of 64 2 We further acknowledge that Aurora is part of the treaty lands of the Mississaugas and Chippewas, recognized through Treaty #13 as well as the Williams Treaties of 1923. A shared understanding of the rich cultural heritage that has existed for centuries, and how our collective past brought us to where we are today, will help us walk together into a better future. 3. Approval of the Agenda Moved by Jane Stevenson Seconded by Julian Yang That the Agenda as circulated by the Secretary-Treasurer be approved. Carried 4. Declarations of Pecuniary Interest and General Nature Thereof None. 5. Receipt of the Minutes 5.1 Committee of Adjustment Meeting Minutes of July 11, 2024, Meeting Number 24-07 Moved by Michael Visconti Seconded by Chris Polsinelli That the Committee of Adjustment Minutes from Meeting Number 24-07 be adopted as printed and circulated. Carried 6. Presentation of Applications 6.1 C-2024-03 - 1623 Wellington St. Dev Ltd. - 63 Sunday Dr The purpose of the proposed consent application is to sever the subject lands with frontages along a private laneway (Sunday Drive) as follows (see Appendix ‘B’): 1. Proposed Severed Lands: Part 1 of the Draft Plan of Severance, Lot area of 0.607 hectares (1.5 acres) Page 2 of 64 3 1. Proposed Retained Lands: Part 2 of Draft Plan of Severance, Lot area of 1.89 hectares (4.68 acres) The Chair invited the Applicant or Owner to address the Committee. In attendance was the agent Daniel Zhang and Daniel Orellana. The agent provided a brief introduction and presentation to their application. The Chair invited members of the public to provide comments. There were no public delegates in attendance for this application. The Committee inquired about the proposed use of the lands and whether municipal services is available currently. The committee also confirmed if whether the Ministry of Transportation Ontario had any concerns for the proposed. Moved by Michael Visconti Seconded by Julian Yang That the Consent application C-2024-03 be APPROVED Carried 6.2 MV-2024-19 - Kwan Yee - 33 Urquhart Crt 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 one storey addition, a front porch, and an open-sided roof porch. The following relief is being requested: 18. Section 18.1.2(i) states uncovered decks and minor additions including open-sided roof porches and balconies may be permitted on legally existing residential lots provided that do not exceed 50.0 square metres on the ground floor and are located outside the key natural features and hydrologically sensitive features. o The applicant is proposing to construct a 65.43 square metre first storey addition, 44.78 square metre open-sided roof porch, and 21.77 square metre front porch; therefore a total of 131.98 square metres. The Chair invited the Applicant or Owner to address the Committee. In attendance was the agent Ken Tai. The agent provided a brief introduction and presentation to their application. Page 3 of 64 4 The Chair invited members of the public to provide comments. There were no public delegates in attendance for this application. The Committee inquired about the foundations of the proposed, open sided porch roof, and sought clarifications to a listed conditi on of approval. The Committee also inquired to see if the septic system upgrade and erosion control on site will be required as part of the proposed. Moved by Chris Polsinelli Seconded by Jane Stevenson That the Minor Variance application MV-2024-19 be APPROVED Carried 7. New Business None. 8. Adjournment Moved by Michael Visconti That the meeting be adjourned at 7:38pm Carried Page 4 of 64 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Committee of Adjustment Report No. MV-202 4 -01 _______________________________________________________________________________________ Subject: Minor Variance Application Liu 2007 Vandorf Sideroad CON 3 PT LOT 15 File: MV-2024-01 Prepared by: Katherine Gatzos, Planner Department: Planning and Development Services Date: September 12, 2024 _______________________________________________________________________________________ Application Planning Staff are requesting a deferral of the above noted minor variance application for 2007 Vandorf Sideroad (MV-2024-01). Additional time is needed for the Ontario Ministry of Transportation (MTO) to review the subject application. The MTO has identified that a portion of the proposed development is within the required setback from the MTO property line and requires that the proposal be revised to ensure that no development is within the setback. Staff recognize the importance of making informed decisions and believe the requested deferral will enable the applicant to revise their plans that are compliant with MTO’s requirements. As a result, Staff are requesting the subject application be deferred for consideration, pending MTO’s review and approval of the proposed development. The applicant has been made aware of this and also supports the decision. Page 5 of 64 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Committee of Adjustment Report No. MV-202 4 -20 _______________________________________________________________________________________ Subject: Minor Variance Application Irvine 313 Ridge Road PLAN 132 PT LOT 21 RS65R796 PARTS 1-3 File: MV-2024-20 Prepared by: Antonio Greco, Senior Planner Department: Planning and Development Services Date: September 12, 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 one-storey addition to the easterly side of the existing dwelling, a front covered porch, an expansion to the existing outdoor rear deck and a one storey workshop/garage addition to the westerly side of the existing dwelling. The following relief is being requested: a) Section 14.1 of the Zoning By-law states no person shall use the land, including expanding, enlarging or otherwise altering an existing use, building or structure, for any use other than a use legally existing as of November 15, 2001, without amendment to, or relief from the Zoning By-law.  The applicant is proposing to construct a one-storey addition, covered porch and deck that did not exist prior to November 15, 2001, thereby requiring a minor variance. b) Section 14.1.b(i) of the Zoning By-law requires a minimum exterior side yard of 15.0 metres.  The applicant is proposing a one-storey addition and deck, which is 12.6 metres to the exterior side property line, thereby requiring a variance of 2.4 metres. Page 6 of 64 September 12, 2024 2 of 10 Report No. MV-2024-20 c) Section 14.1.b(i) of the Zoning By-law requires a minimum front yard of 15.0 metres.  The applicant is proposing a one-storey garage addition, which is 13.8 metres to the front property line, thereby requiring a variance of 1.2 metres. Background Subject Property and Area Context The subject property, municipally known as 313 Ridge Road, is located on the west side of Yonge Street, just west of Ridge Hill Road and east of the Metrolinx GO Train railway tracks. The subject property currently contains a one-storey detached dwelling, a private driveway off Ridge Road, and mature vegetation. Existing mapping indicates the subject property is outside of the LSRCA Regulated Area. The surrounding neighbourhood area consists of larger estate lots, with the subject property having an approximate area of 4.7 hectares (11.6 acres) and a frontage of 153 metres (501 feet) along Ridge Hill Road and 39 metres (127 Feet) along Ridge Road. Furthermore, this mature estate residential neighbourhood along Ridge Road was originally constructed in the late 1960s/early 1970s. This estate neighbourhood has undergone further reconstruction in the late 1970s, through the creation of the municipal road “Ridge Hill Road,” which serves as a cul-de-sac containing four estate lots. Surrounding Land Uses The surrounding land uses for the subject property are as follows: North: Estate residential single detached lots and wooded areas South: Estate residential single detached lots East: Estate residential single detached lots West: Metrolinx GO Train railway Proposal The applicant is proposing to construct a one-storey addition to the easterly side of the existing dwelling, a front covered porch, an expansion to the existing outdoor rear deck and a one storey workshop/garage addition to the westerly side of the existing dwelling. Page 7 of 64 September 12, 2024 3 of 10 Report No. MV-2024-20 Official Plan The subject property is designated as “Estate Residential” by the Town of Aurora Yonge Street South Secondary Plan (OPA 34) and as “Oak Ridges Moraine Settlement Area” under OPA 48. One detached dwelling, accessory structures, and compatible home occupations are permitted, as part of a recognized and developed community area. Zoning The subject lands are zoned “Rural – Oak Ridges Moraine (RU-ORM)” in the Town of Aurora Zoning By-law 6000-17. The development of uncovered decks and minor additions to existing dwellings are permitted on legally existing residential lots with existing dwellings in the RU-ORM zone. Preliminary Zoning Review A Preliminary Zoning Review (PZR) has been completed by the Town of Aurora’s Building Division. The PZR identified the required variances, and no other non- compliance was identified. Applicant’s stated reason(s) for not complying with the Zoning By-law As stated on the minor variance application form, the applicant is seeking to enhance wheelchair accessibility within the existing home, and it is not possible to enlarge or alter the existing dwelling without relief from the Zoning By-law. Planning Comments Planning Staff have evaluated Minor Variance Application MV-2024-20 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 “Estate Residential” designation is to ensure a low-density residential setting is maintained. The Oak Ridges Moraine (ORM) “Settlement Area” designation also recognizes the subject property as an established and developed community able to support residential uses. The purpose of the Oak Ridges Moraine Conservation Plan is to provide for continued development within existing urban settlement areas and recognizing existing rural settlements. The Settlement Area is intended to accommodate residential uses including expansions to existing buildings and associated accessory structures. This estate residential neighbourhood was Page 8 of 64 September 12, 2024 4 of 10 Report No. MV-2024-20 constructed in the 1970s and has undergone various property specific redevelopments over the years. The proposed minor variance application respects the Estate Residential and Oak Ridges Moraine policies, thus not constituting overdevelopment of the site. The subject property has a lot area of 4.7 hectares (11.6 acres) which is significantly larger than the surrounding properties in the neighbourhood. That said, the proposed development will continue to maintain over 94% of the lot area being in an open, landscaped, or natural condition. The subject property is not within any minimum vegetation protection zone or key natural heritage/hydrological features. As such, Staff does not anticipate any adverse impacts to surrounding natural heritage system. Staff are of the opinion that the requested variances are in keeping with the general intent of the Official Plan. b) The proposed variance meets the general intent of the Zoning By-law The overall intent of the Rural – Oak Ridges Moraine Rural General Zone (RU-ORM) designation is to recognize existing residential uses while ensuring that further development is limited as to not result in adverse negative impacts to the ecological integrity of the Oak Ridges Moraine. A summary of the variances requested and how they meet the general intent of the zoning is as follows: The expansion or altering an existing use, building or structure, for any use other than a use legally existing as of November 15, 2001, without amendment to, or relief from the Zoning By-law: The Oak Ridges Moraine portion of the RU-ORM zoning designation recognizes that minor alterations to existing residential lots may be needed to support specific family housing needs, however, must be done so in a manner that respects the surrounding natural heritage systems. The subject property has been a legal lot of record since the early 1970s, containing a single detached dwelling. That said, the surrounding estate residential neighbourhood has evolved overtime, through the redevelopment of older smaller dwellings, to newer estate mansions. Furthermore, the existing residential dwelling and proposed variances are not located within any key natural heritage or hydrologically sensitive features, nor their required protection zones. The proposal allows for the expansion of the existing residential use to accommodate specific family housing needs and enhance wheelchair accessibility throughout the entire home. The design of the proposed additions is done so in a manner that in the Page 9 of 64 September 12, 2024 5 of 10 Report No. MV-2024-20 opinion of Staff respects the existing estate neighbourhood character and surrounding natural heritage and hydrologically sensitive features of the Oak Ridges Moraine. Minimum Exterior Side Yard: 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. The proposed exterior side yard reduction of 2.4 metres continues to meet the general intent of the Zoning By-law and maintains an adequate development distance to the adjacent municipal road, Ridge Hill Road. Furthermore, the presence of mature vegetation along the easterly side yard provides for sufficient screening and will not have any adverse impacts from a streetscape/sightline perspective. As mentioned previously, the surrounding neighbourhood consists of estate lots which benefits from larger lot areas, contributing to adequate spatial separation to abutting neighbouring properties. In addition, the subject property contains a lot area of 11.6 acres, with unencumbered movement to all front and side yards. There is clear access to the entirety of the property and the proposed minor variances will not create any hindrances. Staff are of the opinion that the proposed exterior side yard setback variance is sufficient and continues to respect the overall intent of the Zoning By-law. Minimum Front Yard: 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. Staff believe that despite the reduction in front yard setback, there is still adequate spatial separation and uniformity along the street. The proposed garage/workshop addition will maintain a 13.8 metre setback to the front property line, which also contains mature vegetation for additional screening. Furthermore, there is an additional 12.3 metre setback from the front property line to the street line (Ridge Road). The subject property is one of three homes that are found at the end of Ridge Road, therefore, the proposed reduction will not have any adverse impacts or disturbances. Staff are of the opinion that the proposed front yard setback is adequate and provides sufficient separation to the front property line and Ridge Road. The orientation of the proposed addition is advantageous in terms of maximizing the existing orientation of the dwelling, while aligning it to capitalize on the existing driveway, while allowing for enhanced vehicular manoeuverability. Staff are satisfied that the proposed front yard setback variance will not result in overdevelopment of the site, nor will it negatively impact on-site infiltration and therefore maintains the intent and purpose of the Zoning By-law. Page 10 of 64 September 12, 2024 6 of 10 Report No. MV-2024-20 c) The proposed variance is considered desirable for the appropriate development of the land The subject property is located within the Settlement Area and are permitted for urban residential uses. The proposed variances are considered desirable for the appropriate development of the land and permits the construction of a one storey addition on the east and west side of the existing one-storey dwelling, an expansion to the existing outdoor rear deck, and a new covered front porch. The proposed development is not anticipated to have any adverse impacts on local natural heritage features or systems, nor any negative impacts to the public realm or streetscape. The property is not part of the LSRCA Regulated Area, and appropriate conditions have been developed as per the attached Appendix ‘A’. The proposed development will result in one tree removal on the southwest corner of the proposed garage/workshop addition. The appropriate conditions of approval have also been developed to ensure any tree removals are evaluated through 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 trees. That said, majority of the proposed works is wholly contained within areas comprised of manicured lawns, hardscaped gardens, and an impervious driveway thus ensuring that site disturbance is minimal. The proposed additions and front porch have been designed in a manner that respects the surrounding estate residential neighbourhood character relating to building scale, massing, orientation and materiality. As such, Staff are of the opinion that the requested variance is considered desirable and appropriate development of the property. d) The proposed variance is considered minor in nature The question of the minor in nature of a proposed variance can be related to its scale and impact on adjacent properties, not necessarily its numerical value. In the opinion of Staff, the requested variance is considered to be minor and is not expected to have any adverse effects on the subject lands, neighbouring properties, or the character of the existing neighbourhood as a whole. The proposed easterly addition and deck will continue to provide for a substantial buffer of over 53 metres from the closest abutting property at 259 Ridge Hill Road. Existing vegetation can be found along the easterly property line, which will also serve as a screening buffer to the municipal road and abutting property. The proposed front yard setback to the garage/workshop addition is considered minor, especially when evaluating the lot size of the subject property and surrounding neighbourhood. Even Page 11 of 64 September 12, 2024 7 of 10 Report No. MV-2024-20 with the reduction in front yard setback, there is a substantial buffer to the street line (Ridge Road) which would only serve as an access entry for two other homes. Furthermore, when considering the additional distance from Ridge Road to the actual dwellings at 302 and 340 Ridge Road, the buffer is over 60 metres, thus not creating any adverse impacts to the surrounding area. The subject property will continue to function as a residential lot and will not negatively impact neighbouring properties. As such, 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. Operational Services (Public Works) No objections. Central York Fire Services No objections. York Region No objections. LSRCA No objections. Alectra 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. Page 12 of 64 September 12, 2024 8 of 10 Report No. MV-2024-20 Conclusion Planning staff have reviewed the application with respect to the Section 45 (1) if the Planning Act, R.S.O, 1990, c.P.13, as amended, and are of the opinion that the requested variance meets the four tests of the Planning Act for granting of minor variances. Staff recommend approval of the requested variances, subject to the conditions outlined in Appendix ‘A’. Attachments Appendix ‘A’ – Recommended Conditions of Approval Appendix ‘B’ – Site Plan and Elevations Page 13 of 64 September 12, 2024 9 of 10 Report No. MV-2024-20 Appendix ‘A’ – Recommended Conditions of Approval Planning and Development Services: 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 their designate. 2. That the Owner obtain a Road Occupancy Permit through the Town of Aurora Public Works Department. 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 trees. The report shall include the following: a. An assessment of existing trees (5cm trunk diameter and greater) by size, species and condition including trees on adjacent properties whose structure or root zone may be impacted by construction. b. Identification of all tree injuries and tree removals, if any. c. Identification of all tree protection measures including recommendations on the mitigation of negative effects to trees during and post construction, including applicable maintenance requirements. d. Provision of monitoring of the site work through a series of site visits by the Arborist/Forester to ensure protection/preservation measures remain in compliance throughout the duration of the project. Monitoring shall occur i. At commencement of work to certify all tree protection measures are in place, ii. During site work to confirm protection measures are in place and to oversee arboricultural works as required, and iii. Post construction assessment. 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. e. A monetary evaluation in accordance with the Town’s Tree Compensation Policies for all trees designated to be removed. Page 14 of 64 September 12, 2024 10 of 10 Report No. MV-2024-20 4. The Owner shall be required to provide a tree compensation and a replanting plan in accordance with the Town of Aurora Tree Compensation Policies 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. 5. The owner shall agree to comply with the Aurora Tree Permit By-law # 5850 -16 prior to the removal of any trees on the property. 6. The owner shall be required 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 Director of Operational Services. 7. All the above shall be included as terms and conditions in a Letter of Undertaking with the Town of Aurora to guarantee compliance with the Conditions of Approval and all related site works. Page 15 of 64 XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXPROPOSEDWORKSHOP/GARAGEADDITION(157.33 m2)EXISTING1-STOREYDWELLING(81.3 m2)PROPOSEDADDITION(4.71 m2)EXISTINGDECKEXISTINGCOVERED DECKPROPOSEDCOVEREDPORCHEXISTING ASPHALTDRIVEWAYSTAIRSPROPOSEDDRIVEWAYEXTENSIONEXISTINGWOOD SHED48'-0"[14630]30'-0"[9144]29'-0"[8839]11'-0"[3353]38'-5"[11713]2'-8"[813]11'-0"[3340]23'-0"[7004]16'-0"[4877]20'-0"[6091]9'-4"[2847]19'-8"[5998]17'-10"[5446]8'-3"[2521]15'-0"[4574]18'-2"[5547]45'-4"[13825]43'-0"[13110]41'-7"[12670]51'-9"[15762]8'-2"[2487]2'-9"[851]PROPERTY LINEPROPERTY LINEPROPERTY LINEXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXN78°58'10"W171.81N44°12 '10 "E38.72 N1 4 ° 2 8 ' 3 0 " E 33 . 9 7N78°13'55"W10.06N1 4 ° 2 7 ' 4 5 " E 22 2 . 9 5 N73°14'30"E253.06N16°59'20"W 153.51N73°09'40"E73.24BLOCK 21REGISTED PLAN 132PART 1, PLAN 65R - 796PART 2, PLAN 65R - 796PA R T 3 , P L A N 6 5 R - 7 9 6 RIDGE ROADSOUTHWESTCORNER OF BLOCK 21REGISTERED PLAN 132LIMIT BETWEEN REGISTERED PLANS 132 AND M-28LIMIT BETWEEN REGISTEREDPLANS 132 AND M-4245'-4" [13.83]PROPOSEDWORKSHOP/GARAGEADDITIONEXISTING1-STOREYDWELLINGEXISTING DRIVEWAYR24'-7"[R7.50]R24' -7 " [R7 .50 ]655'-5"FRONTAGE [199.77]43'-0"[13.11]41'-7"[12.67]334'-11"[102.09]579'-0"[176.47]51'-812"[15762] 586'-1" [178.63]PLEASE NOTE THAT INFORMATIONON THE SITE PLAN IS THE PROPERTYOF LAND SURVEYOR JASONCHUN-HO OF PEARSON+PEARSON SURVEYING LTD. AND ISUSED WITH THEIR PERMISSION.NPROPOSED-SITE PLANAS SHOWNKACCPA101NO.DATEREVISIONIT IS THE RESPONSIBILITY OF THE APPROPRIATECONTRACTOR TO CHECK AND VERIFY ALLDIMENSIONS ON SITE AND REPORT ALL ERRORSAND OR OMISSIONS TO THE ARCHITECT.ALL CONTRACTORS MUST COMPLY WITH ALLPERTINENT CODES AND BY-LAWS.DO NOT SCALE DRAWINGS.THIS DRAWING MAY NOT BE USED FORCONSTRUCTION UNTIL SIGNED.COPYRIGHT RESERVED.CSPACEARCHITECTURE5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8T: 647.588.1784 E: info@cspace.caPROPOSED ENLARGED SITE PLAN 1A101SCALE: 1:50023.183807.03.241FOR ZONING REVIEW2024.04.302REVISED FOR ZONING REVIEW2024.06.273ISSUED FOR MINOR VARIANCE2024.07.184REISSUED FOR ZONING REVIEW2024.07.31RIDGE ROAD- ADDITION &INTERIOR ALTERATIONS313 RIDGE ROADAURORA, ONTARIOPROPOSED SITE PLAN 4A101SCALE: 1:2000PROPOSED SITE STATISTICS 2A101SiteKEY PLAN 3A101REISSUED FOR ZONING REVIEW2024.07.312PR20240802Aug. 6, 2024TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Melissa Bozanin60Page 16 of 64 DNACOILEMDNRAMP DOWN3'2" RAILING HTCAB.DNOPENTOBELOWBENCH7'5" CLNG HTSLOPED-DNCEILINGDWPORCHDECKAANEXISTING -FLOOR PLANAS SHOWNKACCPA2 1NO.DATEREVISIONIT IS THE RESPONSIBILITY OF THE APPROPRIATECONTRACTOR TO CHECK AND VERIFY ALLDIMENSIONS ON SITE AND REPORT ALL ERRORSAND OR OMISSIONS TO THE ARCHITECT.ALL CONTRACTORS MUST COMPLY WITH ALLPERTINENT CODES AND BY-LAWS.DO NOT SCALE DRAWINGS.THIS DRAWING MAY NOT BE USED FORCONSTRUCTION UNTIL SIGNED.COPYRIGHT RESERVED.CSPACEARCHITECTURE5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8T: 647.588.1784 E: info@cspace.ca23.183807.03.241FOR ZONING REVIEW2024.04.30RIDGE ROAD- ADDITION &INTERIOR ALTERATIONS313 RIDGE ROADAURORA, ONTARIOEXISTING FLOOR PLANS1A2 1SCALE: 1/8" = 1'-0"201201REISSUED FOR ZONING REVIEW2024.07.312Page 17 of 64 PORCH17'-6"x 8'-0"EMDNRAMP DOWNDNOPENTOBELOWSLOPED-DNCEILINGWIDENED DOOR EXISTING WINDOWAALAUNDRY/MUDROOM10'-6"x10'-9"WORKSHOP28'-0"x16'-0"GARAGE28'-0"x30'-0"KITCHEN11'-0"x7'-11"OFFICE/GUEST11'-2"x18'-0"PRIMARY BEDROOM11'-0"x11'-0"BENCH & HOOKS CURB-LESS SHOWER ENSUITE11'-0"x10'-6"DINING14'-0"x 10'-6"BATH7'-10"x5'-6"LIVING11'-8"x 7'-2"NEW DOOR NEW WINDOW NEW WINDOW DN78"x42" NEW WINDOWEXISTINGWINDOWDN1:10SLOPEWORKSHOPBENCH/TABLECLOSET HEATPUMPSHELF NEW DECK20'-"x 16'-0"NEW DOOR DENOTES EXISTING WALLS TOREMAINDENOTES NEW CONSTRUCTIONNPROPOSED-FLOOR PLANAS SHOWNKACCPA2 1NO.DATEREVISIONIT IS THE RESPONSIBILITY OF THE APPROPRIATECONTRACTOR TO CHECK AND VERIFY ALLDIMENSIONS ON SITE AND REPORT ALL ERRORSAND OR OMISSIONS TO THE ARCHITECT.ALL CONTRACTORS MUST COMPLY WITH ALLPERTINENT CODES AND BY-LAWS.DO NOT SCALE DRAWINGS.THIS DRAWING MAY NOT BE USED FORCONSTRUCTION UNTIL SIGNED.COPYRIGHT RESERVED.CSPACEARCHITECTURE5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8T: 647.588.1784 E: info@cspace.caPROPOSED FLOOR PLAN 1A2 1SCALE: 1/8" = 1'-0"23.183807.03.241FOR ZONING REVIEW2024.04.30RIDGE ROAD- ADDITION &INTERIOR ALTERATIONS313 RIDGE ROADAURORA, ONTARIO11REISSUED FOR ZONING REVIEW2024.07.312Page 18 of 64 GROUND FFL.U/S SOFFITEXISTING-MIDPOINT OF ROOF7'-6" [2286] 15'-6" [4725]APPROX. GRADEEXISTING-FRONT ELEVATIONAS SHOWNKACCPA301NO.DATEREVISIONIT IS THE RESPONSIBILITY OF THE APPROPRIATECONTRACTOR TO CHECK AND VERIFY ALLDIMENSIONS ON SITE AND REPORT ALL ERRORSAND OR OMISSIONS TO THE ARCHITECT.ALL CONTRACTORS MUST COMPLY WITH ALLPERTINENT CODES AND BY-LAWS.DO NOT SCALE DRAWINGS.THIS DRAWING MAY NOT BE USED FORCONSTRUCTION UNTIL SIGNED.COPYRIGHT RESERVED.CSPACEARCHITECTURE5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8T: 647.588.1784 E: info@cspace.ca23.183807.03.241FOR ZONING REVIEW2024.04.30RIDGE ROAD- ADDITION &INTERIOR ALTERATIONS313 RIDGE ROADAURORA, ONTARIOEXISTING FRONT ELEVATION1A301SCALE: 1/8" = 1'-0"REISSUED FOR ZONING REVIEW2024.07.312Page 19 of 64 GROUND FFL.U/S SOFFITEXISTING-MIDPOINT OF ROOF7'-6" [2286] 15'-6" [4725]APPROX. GRADEEXISTING-RIGHT ELEVATIONAS SHOWNKACCPA302NO.DATEREVISIONIT IS THE RESPONSIBILITY OF THE APPROPRIATECONTRACTOR TO CHECK AND VERIFY ALLDIMENSIONS ON SITE AND REPORT ALL ERRORSAND OR OMISSIONS TO THE ARCHITECT.ALL CONTRACTORS MUST COMPLY WITH ALLPERTINENT CODES AND BY-LAWS.DO NOT SCALE DRAWINGS.THIS DRAWING MAY NOT BE USED FORCONSTRUCTION UNTIL SIGNED.COPYRIGHT RESERVED.CSPACEARCHITECTURE5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8T: 647.588.1784 E: info@cspace.ca23.183807.03.241FOR ZONING REVIEW2024.04.30RIDGE ROAD- ADDITION &INTERIOR ALTERATIONS313 RIDGE ROADAURORA, ONTARIOEXISTING RIGHT ELEVATION1A302SCALE: 1/8" = 1'-0"REISSUED FOR ZONING REVIEW2024.07.312Page 20 of 64 GROUND FFL.U/S SOFFITEXISTING-MIDPOINT OF ROOF7'-6" [2286] 15'-6" [4725]APPROX. GRADEEXISTING -REAR ELEVATIONAS SHOWNKACCPA303NO.DATEREVISIONIT IS THE RESPONSIBILITY OF THE APPROPRIATECONTRACTOR TO CHECK AND VERIFY ALLDIMENSIONS ON SITE AND REPORT ALL ERRORSAND OR OMISSIONS TO THE ARCHITECT.ALL CONTRACTORS MUST COMPLY WITH ALLPERTINENT CODES AND BY-LAWS.DO NOT SCALE DRAWINGS.THIS DRAWING MAY NOT BE USED FORCONSTRUCTION UNTIL SIGNED.COPYRIGHT RESERVED.CSPACEARCHITECTURE5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8T: 647.588.1784 E: info@cspace.ca23.183807.03.241FOR ZONING REVIEW2024.04.30RIDGE ROAD- ADDITION &INTERIOR ALTERATIONS313 RIDGE ROADAURORA, ONTARIOEXISTING REAR ELEVATION1A303SCALE: 1/8" = 1'-0"REISSUED FOR ZONING REVIEW2024.07.312Page 21 of 64 GROUND FFL.U/S SOFFITEXISTING-MIDPOINT OF ROOF7'-6" [2286] 15'-6" [4725]APPROX. GRADEEXISTING-LEFT ELEVATIONAS SHOWNKACCPA304NO.DATEREVISIONIT IS THE RESPONSIBILITY OF THE APPROPRIATECONTRACTOR TO CHECK AND VERIFY ALLDIMENSIONS ON SITE AND REPORT ALL ERRORSAND OR OMISSIONS TO THE ARCHITECT.ALL CONTRACTORS MUST COMPLY WITH ALLPERTINENT CODES AND BY-LAWS.DO NOT SCALE DRAWINGS.THIS DRAWING MAY NOT BE USED FORCONSTRUCTION UNTIL SIGNED.COPYRIGHT RESERVED.CSPACEARCHITECTURE5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8T: 647.588.1784 E: info@cspace.ca23.183807.03.241FOR ZONING REVIEW2024.04.30RIDGE ROAD- ADDITION &INTERIOR ALTERATIONS313 RIDGE ROADAURORA, ONTARIOEXISTING LEFT ELEVATION1A304SCALE: 1/8" = 1'-0"REISSUED FOR ZONING REVIEW2024.07.312Page 22 of 64 GROUND FFL.GARAGE FFL.U/S SOFFITEXISTING-MIDPOINT OF ROOFPROPOSED-MIDPOINT OF ROOFAPPROX. GRADE AT GARAGE16'-33 4" [5.00m] 7'-6" [2.25m] 9'-2" [2.75m] 15'-6" [4.75m]APPROX. GRADE AT HOUSENPROPOSED-FRONT ELEVATIONAS SHOWNKACCPA311NO.DATEREVISIONIT IS THE RESPONSIBILITY OF THE APPROPRIATECONTRACTOR TO CHECK AND VERIFY ALLDIMENSIONS ON SITE AND REPORT ALL ERRORSAND OR OMISSIONS TO THE ARCHITECT.ALL CONTRACTORS MUST COMPLY WITH ALLPERTINENT CODES AND BY-LAWS.DO NOT SCALE DRAWINGS.THIS DRAWING MAY NOT BE USED FORCONSTRUCTION UNTIL SIGNED.COPYRIGHT RESERVED.CSPACEARCHITECTURE5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8T: 647.588.1784 E: info@cspace.caFRONT ELEVATION1A311SCALE: 1/8" = 1'-0"23.183807.03.241FOR ZONING REVIEW2024.04.30RIDGE ROAD- ADDITION &INTERIOR ALTERATIONS313 RIDGE ROADAURORA, ONTARIOREISSUED FOR ZONING REVIEW2024.07.312Page 23 of 64 GROUND FFL.GARAGE FFL.U/S SOFFITEXISTING-MIDPOINT OF ROOFPROPOSED-MIDPOINT OF ROOFAPPROX. GRADE AT GARAGE16'-33 4" [5.00m] 7'-6" [2.25m] 9'-2" [2.75m] 15'-6" [4.75m]APPROX. GRADE AT HOUSEPROPOSED-LEFT ELEVATIONAS SHOWNKACCPA312NO.DATEREVISIONIT IS THE RESPONSIBILITY OF THE APPROPRIATECONTRACTOR TO CHECK AND VERIFY ALLDIMENSIONS ON SITE AND REPORT ALL ERRORSAND OR OMISSIONS TO THE ARCHITECT.ALL CONTRACTORS MUST COMPLY WITH ALLPERTINENT CODES AND BY-LAWS.DO NOT SCALE DRAWINGS.THIS DRAWING MAY NOT BE USED FORCONSTRUCTION UNTIL SIGNED.COPYRIGHT RESERVED.CSPACEARCHITECTURE5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8T: 647.588.1784 E: info@cspace.caPROPOSED LEFT ELEVATION1A312SCALE: 1/8" = 1'-0"23.183807.03.241FOR ZONING REVIEW2024.04.30RIDGE ROAD- ADDITION &INTERIOR ALTERATIONS313 RIDGE ROADAURORA, ONTARIOREISSUED FOR ZONING REVIEW2024.07.312Page 24 of 64 GROUND FFL.GARAGE FFL.U/S SOFFITEXISTING-MIDPOINT OF ROOFPROPOSED-MIDPOINT OF ROOFAPPROX. GRADE AT GARAGE16'-33 4" [5.00m] 7'-6" [2.25m] 9'-2" [2.75m] 15'-6" [4.75m]APPROX. GRADE AT HOUSEPROPOSED-REAR ELEVATIONAS SHOWNKACCPA313NO.DATEREVISIONIT IS THE RESPONSIBILITY OF THE APPROPRIATECONTRACTOR TO CHECK AND VERIFY ALLDIMENSIONS ON SITE AND REPORT ALL ERRORSAND OR OMISSIONS TO THE ARCHITECT.ALL CONTRACTORS MUST COMPLY WITH ALLPERTINENT CODES AND BY-LAWS.DO NOT SCALE DRAWINGS.THIS DRAWING MAY NOT BE USED FORCONSTRUCTION UNTIL SIGNED.COPYRIGHT RESERVED.CSPACEARCHITECTURE5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8T: 647.588.1784 E: info@cspace.caPROPOSED REAR ELEVATION1A313SCALE: 1/8" = 1'-0"23.183807.03.241FOR ZONING REVIEW2024.04.30RIDGE ROAD- ADDITION &INTERIOR ALTERATIONS313 RIDGE ROADAURORA, ONTARIOREISSUED FOR ZONING REVIEW2024.07.312Page 25 of 64 GROUND FFL.GARAGE FFL.U/S SOFFITEXISTING-MIDPOINT OF ROOFPROPOSED-MIDPOINT OF ROOFAPPROX. GRADE AT GARAGE16'-33 4" [5.00m] 7'-6" [2.25m] 9'-2" [2.75m] 15'-6" [4.75m]APPROX. GRADE AT HOUSEPROPOSED-RIGHT ELEVATIONAS SHOWNKACCPA314NO.DATEREVISIONIT IS THE RESPONSIBILITY OF THE APPROPRIATECONTRACTOR TO CHECK AND VERIFY ALLDIMENSIONS ON SITE AND REPORT ALL ERRORSAND OR OMISSIONS TO THE ARCHITECT.ALL CONTRACTORS MUST COMPLY WITH ALLPERTINENT CODES AND BY-LAWS.DO NOT SCALE DRAWINGS.THIS DRAWING MAY NOT BE USED FORCONSTRUCTION UNTIL SIGNED.COPYRIGHT RESERVED.CSPACEARCHITECTURE5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8T: 647.588.1784 E: info@cspace.caPROPOSED RIGHT ELEVATION1A314SCALE: 1/8" = 1'-0"23.183807.03.241FOR ZONING REVIEW2024.04.30RIDGE ROAD- ADDITION &INTERIOR ALTERATIONS313 RIDGE ROADAURORA, ONTARIOREISSUED FOR ZONING REVIEW2024.07.312Page 26 of 64 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Committee of Adjustment Report No. MV-202 3 -44 _______________________________________________________________________________________ Subject: Minor Variance Application The Biglieri Group 100 Goulding Avenue PLAN 65M-3974, Lot 4 File: MV-2023-44 Related File: SP-2023-01 Prepared by: Kenny Ng, Planner Department: Planning and Development Services Date: September 12, 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 development of a 3-storey industrial/office building with accessory restaurant use. The proposed site plan is attached as Appendix ‘B’ to this report for reference. The following relief is being requested: a) Section 10.2 of the Zoning By-law 6000-17 states that the maximum building height be 13.5 metres. The applicant is proposing 17.3 metres, thereby requiring a variance of 3.8 metres. b) Section 24.338.2.1 of the Zoning By-law 6000-17 states that the maximum Floor Area Ratio for Office Use to be 17%. The applicant is proposing 35%, thereby requiring a variance of 18%. Background Subject Property and Area Context The subject lands are municipally known as 100 Goulding Avenue, located west of Goulding Avenue, on the north side of Don Hillock Drive. The subject lands have an Page 27 of 64 September 12, 2024 2 of 9 Report No. MV-2023-44 approximate lot area of 0.8 hectares (1.98 acres), and an approximate lot frontage of 82 m (269 ft) along Don Hillock Drive and approximately 81 m (265. 75 ft) of frontage along Goulding Avenue. The subject lands are currently vacant with some vegetation along the north lot line. The subject lands are within a business park area south of Wellington Street East, consisting of a mix of uses including commercial plazas, retail stores, personal service shops, offices and warehouses. Proposal The applicant is requesting the subject variances to facilitate a three-storey office building/industrial with accessory restaurant use. The proposed building has a gross floor area of 5,782.00 m2 (62,238.97 ft2), and a proposed height of 17.3 m. The industrial and restaurant uses will occupy the ground floor of the building, with a floor area of 2,339.94 m2 (25,187.73 ft2), which makes up for 40% of the total GFA, with the rest being office use. The applicant has submitted a site plan application (SP-2023-01) for the proposed development, which is currently under review. For the site plan application to proceed, approval of the subject minor variance application is required. Official Plan The subject property is designated ‘Business Park’ by the Town of Aurora Official Plan (OPA 30) which is an employment area designation. The intent of the Business Park designation is to provide opportunities for a mix of high quality employment uses geared generally to satisfying the needs of residents, businesses and employees in the Town of Aurora and the Region. Industrial, business/professional office uses are permitted without restriction, while limited retail and service commercial uses are permitted provided the use is wholly contained within an enclosed building, and do not exceed 20% of the Gross Floor Area of the Premises. Zoning The subject lands are zoned “E-BP (338) Business Park Exception Zone” under the Town of Aurora Zoning By-law 6000-17, as amended. This zoning permits the use of business offices and industrial units. The site specific zoning provision restricts the Maximum Floor Area Ratio for Office Use to be 17%. Preliminary Zoning Review A Preliminary Zoning Review (PZR) has been completed by the Town of Aurora’s Building Division. The PZR identified the required variances and no other non- compliance was identified. Page 28 of 64 September 12, 2024 3 of 9 Report No. MV-2023-44 Applicant’s stated reason(s) for not complying with the Zoning By-law As stated by the applicant, “The intent of the Business Park Zone is to support and promote the provision of business and professional office spaces. However, the Subject Site is subject to Zoning Exception 338, which limits the Floor Area Ratio (FAR) for Office use within the E-BP zone to a maximum of 17%. Therefore, the current Zoning By- law does not seem to conform to the higher order policies of the OP or Secondary Plan.” Planning Comments Planning Staff have evaluated Minor Variance Application MV-2023-44 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 subject property is designated ‘Business Park’ by the Town of Aurora Official Plan and Bayview Northeast Area 2B Secondary Plan. The intent of the designation is to permit an integrated mix of employment activities and businesses that occur within highly visible buildings and sites, that are designed and landscaped to present a high quality, prestige image. Business Park policies further stipulate that buildings shall generally be low to mid-rise in built form and shall generally not exceed four storeys in height. In considering the height variance, it is noted that the proposed office/industrial building would only require the variance in the easterly portion of the building, which is proposed at three storeys, or 17.03 metres. The built form of the proposed building is in compliance with the Official Plan policy despite not being able to meet the numerical requirement as set out by the zoning provision. The westerly portion is proposed to be two storeys in height, and is well within the maximum height requirement. The height difference of the building provides an appealing transition and structural articulation that further increases its aesthetic value. It is staff’s opinion that the proposed building is able to maintain the objective of the ‘Business Park’ designation with a built form that is appropriate considering the surrounding context, and will also help contribute to local job creation and employment growth within the Town. The Official Plan encourages placing business and professional offices in higher density and taller buildings abutting the Highway 404 frontage to maximize their visual exposure. Whereas the interior locations will generally be accommodating lower order prestige industrial uses. Despite this, staff note that the designation permits business and professional offices as a principal use without any specific restriction with regard to maximum Floor Area Ratio (FAR) for office use. In considering the proposed variance to Page 29 of 64 September 12, 2024 4 of 9 Report No. MV-2023-44 increase FAR from 17% to 35% for the office use, staff note that the proposed building will be accommodating a mix of uses, including both industrial and office use, with restaurant as an accessory use. Despite not locating alongside Highway 404, Goulding Avenue is classified as a Collector Road in the Town Official Plan, the proposed professional office use within a taller building will serve the purpose of providing a desirable, attractive streetscape within the business park subdivision. The proposed variances will facilitate the development of an appropriately scaled, mixed- use building and provide employment opportunities on designated employment lands. The proposed office use is a permitted principal use in the Business Park designation without any restriction on the FAR for office use. The proposed development will ensure the protected employment land will be used to its fullest and highest potential and that projected employment growth can be met. As such, 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 The subject property is zoned “E-BP (338) Business Park Exception Zone” by the Town of Aurora Zoning By-law 6000-17, as amended. The current zoning permits a wide variety of uses including industrial, hotel, motel, research and training facilities and offices. Restaurants are permitted as an accessory use within a building in which the principal use is an Office. Height Variance The intent of the maximum height restriction is to restrict overbuilding and incompatibility concerns, to achieve a uniform, aesthetically pleasing streetscape. The requested increase in height is not significant and is only applicable on the east side of the proposed building. Specifically, the additional height which exceeds the required 13.5 metres comes from the proposed parapet which is only present on portion of the building fronting onto Goulding Avenue. The built form remains at 2 and 3 storeys and the slight increase in height is not expected to result in an incompatible built form or character with existing or future surrounding buildings. The character of the surrounding business park environment is maintained, while sufficient setbacks to adjacent properties are provided which result in minimal visual impacts. Floor Area Ratio (FAR) variance The intent of the site-specific Floor Area Ratio regulation for office use derives from the Business Park designation policy, to encourage professional and business offices to be situated along Highway 404 to ensure maximized exposure, and that a mix of us es can be provided within the whole business park. When the original Hallgrove Business Park Page 30 of 64 September 12, 2024 5 of 9 Report No. MV-2023-44 subdivision was created, the FAR limit for office use was created and implemented on all of the interior lots within the business park to ensure that purely office use within the interior lot would generally not be permitted. The site-specific zoning provision specifies that the maximum permitted Floor Area Ratio for an office use shall be 17%. Although an increase from the Floor Area Ratio requirement has been requested, the use of office as mentioned, is permitted under this zoning category. Floor Area Ratio is defined as the gross floor area of all buildings on a lot expressed as a percentage of the lot area. For the purpose of calculating Floor Area Ratio, gross floor area shall mean the aggregate of the floor areas of a building above or below grade, measured between the exterior faces of the exterior walls of the building at each floor level but excluding car parking areas within the building. Considering that ‘Office’ is a permitted use and that majority of the zoning performance standards (lot coverage, and yard setbacks) are being met, the proposed building would fit within the preferred building envelope in a Business Park zone and would not have any compatibility concerns. The absence of any FAR restriction regarding office use in the Business Park designation also indicates that the proposed increase in FAR for the office use will not result in a building/use that is incompatible or undesirable in the overall business park area. Moreover, the proposed development is planned to be a mixed-use building that accommodates for industrial, office and restaurant use. The proposal meets the overall goals and intentions of the Business Park designation in that it allows for a mix of uses that can help serve the overall functionality of the business park. Despite not locating directly adjacent to the Highway 404, the proposed building fronts onto Goulding Avenue, which is identified as a collector road in the Town Official Plan and functions as a local gateway into the business park. The proposed building’s taller height and higher floor area dedicated to office use will not be a concern, as it will have relatively high exposure to adjacent business users and visitors. Furthermore, there are existing office buildings (47 Don Hillock Drive, 126 Don Hillock Drive) that share the same site-specific zoning in close proximity of the subject lands, which have Floor Area Ratio of office space which exceed the 17% limit restriction. Specifically, 47 Don Hillock Drive (York Regional Police Investigative Support Services Facility) has 15,845 m² of floor area allocated towards office use. This equates into a total Floor Area Ratio of 74% of office space for this property. Whereas 126 Don Hillock is an office building entirely, with 3,149 m² of office space, which equates to a FAR of 34.9%. Both buildings have applied for similar variance application for FAR limit in the past, and have obtained associated zoning relief for the requirement. Page 31 of 64 September 12, 2024 6 of 9 Report No. MV-2023-44 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 development aligns with the principles as set out in the Town’s Bayview Northeast Area 2B Secondary Plan in that it provides for professional office, industrial and supporting commercial uses to generate employment opportunities for residents. The built form of the proposed office building is compatible with the surrounding development context, while the increase in height will not negatively impact the appearance of the building or the surrounding area, but assist in generating local economic development and employment opportunities. The subject property is in an appropriate location to accommodate for increased office use, as it is in close proximity to arterial roads/highways, a variety of transit options and commercial/retail spaces. The proposed office as a principal use will maintain consistency amongst buildings in the immediate vicinity of the subject lands, of which contain business and professional offices. The proposed increase in FAR to 35% is considered desirable and appropriate for the development of the subject property, as it conforms to the intent of the Business Park designation and results in a moderately sized building that is consistent with the surrounding community. In evaluating the proposed building, the scale of the building is comparable to other employment-based buildings in close proximity. Staff are of the opinion that permitting the variances will allow for the development of an office/industrial building that is complimentary to the area. 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 evaluating the impact and scale of the requested variances, they are considered to be minor in the overall context for the subject development and the surrounding business park area. The increase in height will create negligible visual impact or other related design/massing concerns, while the increase in FAR for office use is not expected to generate any traffic related or land use incompatibility concerns. The functionality of the site will not be negatively affected by the proposed variances, as the proposed use will assist in generating new local employment opportunities to benefit the economy. In addition, no objections have been made from the Town’s Traffic/Transportation Analyst pertaining to any traffic or transportation related matters. Page 32 of 64 September 12, 2024 7 of 9 Report No. MV-2023-44 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. 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 of the Planning Act for granting of minor variances. Please refer to Appendix ‘A’ for recommended conditions of approval for the requested variance. Page 33 of 64 September 12, 2024 8 of 9 Report No. MV-2023-44 Attachments Appendix ‘A’ – Recommended Conditions of Approval Appendix ‘B’ – Site Plan Page 34 of 64 September 12, 2024 9 of 9 Report No. MV-2023-44 Appendix ‘A’ – Recommended Conditions of Approval The following conditions are required to be satisfied should application MV-2023-44 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. Page 35 of 64 SITE ANALYSIS (SPA)ZONING:E - BP (338)LOT AREA:8,008.37 S.M.1.98 ACRES)BUILDING AREA (INDUST. / OFFICE / REST.):GROUND FLOOR:2,339.94 S.M.(25,187.73 S.F.)2ND FLOOR (OFFICE):2,365.30 S.M.(25,460.71 S.F.)3RD FLOOR (OFFICE):1,076.76 S.M.(11,590.53 S.F.)TOTAL GFA:5,782.00 S.M.(62,238.97 S.F.)COVERAGE:29.22%F.S.I.:0.70LOADING DOCK LOCATIONSENTRANCE & EXIT VESTIBULESDIRECTION OF TRAFFIC FLOWSYMBOL LEGENDMAN DOOR LOCATIONSDRIVE-IN LOCATIONSSNOW STORAGEPROPERTY LINEAPSACCESSIBLE PARKING SIGNAFSBICYCLE RACK-LAYOUT CONFORMS TO"GUIDELINES FOR DESIGN &MANAGEMENT OF BICYCLE PARKINGFACILITIES".ALTERNATIVE FUELING STATIONGARBAGE ROOMEASEMENTFIRE-ROUTERDA.P.F.A.F.H.LANDSCAPE ISLANDS :150 CONC. CURB CONT. AS SHOWNC/W LANDSCAPE - SEE LANDSCAPEDWG.PAINTED ISLANDS :PAINTED TRAFFIC ISLAND COLOURAS PER PAINT SPEC.LIGHT DUTY ASPHALT PAVING:CAR PARKING AND DRIVEWAYS SEESITE SERVICE & GRADING DWGS FORDETAILSHEAVY DUTY ASPHALT PAVING:TRUCKING ROUTE SEE SITE SERVICE& GRADING DWGS FOR DETAILS.FIRE DEPT. CONNECTIONCURB-CUTS FOR ACCESSIBLEACCESSACCESSIBLE PARKING STALLROOF DRAINFIRE ANNUNCIATOR PANELFIRE ALARMGELECTRICAL ROOMEMECHANICAL ROOMMCCCART CORALFDCCANADA POST FACILITYLIGHTING REFERENCE (REFER TOELECTRICAL DRAWINGS)FRSFIRE-ROUTE SIGNIMPRESSED ASPHALTDESIGNATEDFIRE-ROUTEFIRE HYDRANT AND VALVE(REFER TO TYPICAL SITE PLANDETAILS)EVELECTRIC VEHICLE CHARGINGSTATIONSSSTOP SIGNREGIONAL MUNICIPALITY OF YORKTOWN OF AURORALOT 4, REGISTERED PLAN 65M-3974PLAN OF SURVEYYOUNG & YOUNG SURVEYING INC.SHOWING TOPOGRAPHIC FEATURESONTARIO LAND SURVEYORSDATE: JANUARY, 12 2022.D O N H I L L O C K D R I V EG O U L D I N G A V E N U ED O N H I L L O C K D R I V EG O U L D I N G A V E N U E 292285.307.007.005.303.005.303.00 7.00 7.00 5.30 3.00 2.702.702.7017.30 22.6015.308.508.00FIRE-ROUTEFIRE-ROUTE5.30152.00 2.00 2.3052.0454.3017.30 3.403.40 4.00 2.402.40 1.50 1.50DRIVE UPDOORDRIVE UPDOORDRIVE UPDOOR20.0014.3020.00 32.2119.436.256.255.00PROPOSED2 STOREYBUILDINGPROPOSED3 STOREYBUILDINGBLDG 'A'PROPOSED2 STOREYBUILDINGFIRE DEPT.CONNECTION26.98DRIVE UPDOORDRIVE UPDOORDRIVE UPDOORPROPOSED NEWTRANSFORMERPADBABA2.401.50F.H.SNOW STORAGE37.67 S.M. (405.49 S.F.)SNOW STORAGE44.94 S.M. (483.75 S.F.)SNOW STORAGE41.45 S.M. (446.18 S.F.)SNOW STORAGE32.42 S.M.(348.98 S.F.)SNOWSTORAGE32.40 S.M.(348.76 S.F.)6 BICYCLEPARKINGBENCH12EXISTING FIREHYDRANT15.30R=12.00R=15.00R=9.00R=12.00R=15.00R = 9 . 0 0 R= 1 2 . 0 0 R= 9 . 0 0 R= 1 5 . 0 0EXISTING ALECTRAPAD MOUNTEDSWITCHGEARF.F.E. = 296.75F.F.E. = 296.455% SLOPECONCRETESNOW STORAGE32.40 S.M. (348.76 S.F.)RETAINING WALL W/METAL GUARD(SEE CIVIL DWGS.)RETAINING WALL W/METAL GUARD(SEE CIVIL DWGS.)BENCHBENCHR=4.50R=6.00R=6.00R=6.001.20 CLCLSSSS2.98TO U/GPARKINGGROrGARBAGERECYCLINGORGANICSB3.00BENCHB3.0082.70 11.12 EARTH BINCONTAINMENTSYSTEM (4 - EB 500)ON CONCRETESLAB101.8 HIGHBOARD ONBOARD WOODSCREEN200 DIA.CONC.FILLEDBOLLARDGRROrFRSFRSFRSFRSFRSFRSSSGROUND SIGN1.501.50GROUNDSIGN1.501.50TOE WALL (SEECIVIL DWGS.)F.F.E.296.50F.F.E.296.35EVEVEVEVEVTOE WALL (SEECIVIL DWGS.)TOE WALL (SEECIVIL DWGS.)F.F.E.296.20ONTARIO BUILDING CODE DATA MATRIXPART 3 BUILDINGCODEREFERENCE3.00BUILDING CODEVERSION:O. REG. 332/12LAST AMENDMENT:O. REG. 191/143.01PROJECT TYPE:NEWCHANGE OF USEADDITIONADDITION AND RENOVATIONRENOVATION(A) 1.1.2.3.02MAJOR OCCUPANCYCLASSIFICATION:OCCUPANCYUSEGRD. & SEC. FL. - GROUP F2----3.1.2.1.(1)3.03SUPERIMPOSEDMAJOROCCUPANCIES:NOYESDESCRIPTION:GROUP F2 & GROUP D3.2.2.7.DESCRIPTION:SHELL BUILDING 'A'3.04BUILDINGAREA (M²)DESCRIPTION:GROUND FLOOR---EXISTING:----NEW:2,339.94---TOTAL:-TOTAL(A) 1.4.1.2.3.05GROSS AREA (M²)DESCRIPTION:EXISTING:---NEW:TOTAL:-TOTAL(A) 1.4.1.2.3.06MEZZANINE AREA (M²)DESCRIPTION:NOT APPLICABLE---EXISTING:----NEW:----TOTAL:-------TOTAL3.2.1.1.3.07BUILDING HEIGHT30(A) 1.4.1.2. & 3.2.1.1.STOREY ABOVE GRADESTOREY BELOW GRADE13.50(M) ABOVE GRADE3.08BUILDING HEIGHTNOYES3.2.6.3.09NUMBER OFSTREETS/ FIREFIGHTER ACCESS3.2.2.10. & 3.2.5.2STREET (S)3.10BUILDINGCLASSIFICATION:(SIZE ANDCONSTRUCTIONRELATIVE TOOCCUPANCY)3.2.2.70GROUP/DIVF23.2.2.20.-83.3.11SPRINKLER SYSTEMREQUIREDNOT REQUIREDPROPOSED:ENTIRE BUILDINGSELECTED FLOOR AREASIN LIEU OF ROOF RATINGSELECTED COMPARTMENTSBASEMENTNONE3.2.1.5. & 3.2.2.17.3.12STANDPIPE SYSTEM3.2.9.REQUIREDNOT REQUIRED3.13FIRE ALARMSYSTEM3.2.4.REQUIREDNOT REQUIREDPROPOSED:SINGLE STAGETWO STAGENONE3.14WATER SERVICE/SUPPLY ISADEQUATENOYES3.15CONSTRUCTIONTYPE:RESTRICTION:COMBUSTIBLE PERMITTEDNON-COMBUSTIBLE REQUIREDACTUAL:COMBUSTIBLENON-COMBUSTIBLECOMBINATIONHEAVY TIMBER CONSTRUCTION:NOYES3.2.2.20. - 83. & 3.2.1.4.3.16IMPORTANCECATEGORY:LOWLOW HUMAN OCCUPANCYMINOR STORAGE BUILDINGPOST-DISASTER SHELTERNORMALHIGHEXPLOSIVE OR HAZARDOUSSUBSTANCES4.1.2.1.(3) & T4.1.2.1.BPOST-DISASTER3.17SEISMIC HAZARDINDEX:(Ie Fa Sa (0.2)) =-SEISMIC DESIGN REQUIRE FOR TABLE 4.1.1.18. ITEMS 6-21:(Ie Fa Sa (0.2)) 0.35 OR POST-DISASTER)NOYES4.1.2.1.(3)4.1.8.18.(2)>_3.18OCCUPANT LOADFLOOR LEVEL/AREA:GROUND - 38 PERSONSSECOND - 38 PERSONSTHIRD - 40 PERSONSTOTAL - 116 PERSONSOCCUPANCY TYPE:----BASED ON:----OCCUPANT LOAD(PERSONS):----3.1.17.3.19BARRIER-FREEDESIGNYESEXPLANATION:NO-3.8.3.20HAZARDOUSSUBSTANCES:YESEXPLANATION:NO-3.3.1.2. & 3.3.1.19.3.21REQUIRED FIRERESISTANCERATINGSHORIZONTAL ASSEMBLYFLOORS OVER BASEMENTRATING1HR3.2.2.20. - .83. & 3.2.1.4.SUPPORTINGASSEMBLY (H)-NONCOMBUSTIBLEIN LIEU OF RATING?NOYESN/A3.22SPATIALSEPARATIONWALL3.2.3.EBFAREA(M2)L.D.(M)L/HORH/LREQUIREDFRR (H)NORTH469.6917.30-3.23PLUMBING FIXTUREREQUIREMENTSRATIO:3.7.4.MALE : FEMALE = 50:50 EXCEPT AS NOTED OTHERWISEFLOORLEVEL/AREAOCCUPANT LOADOBC REFERENCEFIXTURESREQUIREDFIXTURESPROVIDEDNOT APPLICABLE----3.24ENERGYEFFICIENCYCOMPLIANCE PATH:EXISTING3.25NOTES:---TO BE DETERMINED ONCE TENANT MIX IS DEFINEDSOUTH469.6917.30-EAST753.1022.60-WEST488.7415.30-FLOORS-NOYESN/AMEZZANINE-NOYESN/AROOF-NOYESN/ACLIMATIC ZONE:-PERMITTEDMAX % OFOPENINGSPROPOSED% OFOPENINGSCONSTRUCTIONTYPEREQUIREDCLADDINGTYPEREQUIREDNONCOMBUSTIBLENONCOMBUSTIBLENONCOMBUSTIBLENONCOMBUSTIBLENONCOMBUSTIBLENONCOMBUSTIBLENONCOMBUSTIBLENONCOMBUSTIBLE--SHELL BUILDING1HRN/AN/A------1,076.76-5,782.001,076.76-GROUND FLOORSECOND FLOORTHIRD FLOOR-1111100100100100THIRD. FL. - GROUP D5,782.002,339.942,339.942,339.942,339.942,365.302,339.942,365.30BEVEVEVEVEVNET GFA: (EXCLUDING STAIRWELLS & ELEVATOR SHAFTS)GROUND FLOOR:UNIT 100 - 103 (INDUST.)436.88 S.M.(4,702.69 S.F.)UNIT 104 - 104A (MGT. OFF.)106.51 S.M.(1,146.50 S.F.)UNIT 105 (REST.)208.04 S.M.(2,239.40 S.F.)UNIT 106 - 107 (INDUST.)201.67 S.M.(2,170.83 S.F.)LOBBY84.48 S.M.(909.36 S.F.)SERVICE CORRIDOR93.26 S.M.(1,003.88 S.F.)UNIT 108 - 109 (INDUST.)201.67 S.M.(2,170.83 S.F.)UNIT 110 (REST.)208.04 S.M.(2,239.40 S.F.)UNIT 111 (INDUST.)126.24 S.M.(1,358.88 S.F.)UNIT 112 - 113 (INDUST.)214.44 S.M.(2,308.29 S.F.)UNIT 114 - 115 (INDUST.)222.44 S.M.(2,394.40 S.F.)TOTAL GROUND FLOOR:2,103.67 S.M.(22,644.46 S.F.)SECOND FLOOR:UNIT 200 (OFFICE)1,008.89 S.M.(10,859.96 S.F.)UNIT 201 - 205 (OFFICE)343.65 S.M.(3,699.14 S.F.)UNIT 206 - 210 (OFFICE)257.48 S.M.(2,771.58 S.F.)TOTAL SECOND FLOOR:1,610.02 S.M.(17,330.68 S.F.)THIRD FLOOR:UNIT 300 (OFFICE)1,018.81 S.M.(10,966.74 S.F.)TOTAL GFA:4,732.50 S.M.(50,941.87 S.F.)F.S.I. (NET):0.59PARKING REQUIRED (NET):100.00 S.M. @ 3 CAR / 100 S.M.3 SPACES2,700.00 S.M. @ 2 CAR / 100 S.M.54 SPACES1,932.50 S.M. @ 1 CAR / 100 S.M.20 SPACESTOTAL PARKING REQUIRED:77 SPACESPARKING PROVIDED:GROUND:104 SPACESUNDERGROUND:55 SPACESTOTAL PARKING:159 SPACESACCESSIBLE PARKING REQ'D:1 + 3% OF 80 = 5 SPACESACCESSIBLE PARKING PROV'D:3 TYPE A5 TYPE BTOTAL RESTAURANTS:8.79% OF G.F.A.TOTAL OFFICE:57.80% OF G.F.A.TOTAL INDUSTRIAL:29.65% OF G.F.A.SERVICE CORRIDOR:1.97% OF G.F.A.LOBBY:1.79% OF G.F.ATOTAL:100% OF G.F.A.BUILDING HEIGHT:15.5m (3 STOREYS)PAVED AREA:4,198.00 S.M. (52.42%)LANDSCAPE AREA:1,470.43 S.M. (18.36%)SNOW STORAGE AREA:221.28 S.M. (5.27% OF PAVED AREA)EV STATIONS20 STATIONSBICYCLE PARKING6 SPACES (0.6 x 1.8)Issued for Site Plan ApprovalIssued for Pricing and BudgetingIssued for Record Set of Dwgs.Issued for Building PermitIssued for TenderingIssued for ConstructionSHEET NO. DATE OFA-100DWG.CHKD BYDRAWN BYSCALEDRAWING NAMEDWLRDGPROJECT NO.22010NO. DATE REVISIONS BYDRAWING ISSUEIssued for Design ApprovalPARTICULARSDATEBYPROJECT1:250PROPOSEDCOMMERCIAL DEVELOPMENTJULY 24, 2024SITE PLANA-1001SCALE: 1:250SPALAST PLOTTING DATE: JULY 24, 2024 100 GOULDING AVENUEAURORA, ONTARIOSITE PLANW:/22010 - Ind. Warehouse - 100 Goulding Ave. (Aurora)/2. Drawings/2.5.1. Architectural/SPA/Site Plan/2024/07.24.24CITY FILE #ACTUAL CONSTRUCTION NORTHThis drawing, as an instrument of service, is provided by and is the property ofVenchiarutti Gagliardi Architect Inc. The contractor must verify and accept responsibilityfor all dimensions and conditions on site and must notify Venchiarutti Gagliardi ArchitectInc. of any variations from the supplied information.Venchiarutti Gagliardi Architect Inc. is not responsible for the accuracy of survey,structural, mechanical, electrical, etc, engineering information shown on this drawing.Refer to the appropriate engineering drawings before proceeding with the work.Construction must conform to all applicable codes and requirements of authorities havingjurisdiction. This drawing is not to be scaled.Venchiarutti Gagliardi Architect Inc. is not responsible for any environmental conditions,geotechnical conditions or any pollutants found on siteAll architectural symbols indicated are graphic representations only.This drawing is not to be used for construction purposes until the architectural seal issigned by the Architect of RecordKEY MAPN.T.S.SITE DETAILA-1002SCALE: N.T.S.A-1002Page 36 of 64 KAEFBCDGHJ7155152233107222333296.95296.75101077717SIGNAGESIGNAGESIGNAGESIGNAGESIGNAGESIGNAGESIGNAGESIGNAGE44SIGNAGE100A.1B.1C.1D.1F.1G.1H.1J.1296.751700050004250 4250 2000GROUNDFLOOR T.O.PARAPET1500 T.O. HIGHPARAPET313.75312.25310.25TOP OFSTEELTHIRDFLOOR306.00SECONDFLOOR301.7549113611108612349715182231010832143296.30296.75296.507SIGNAGE7296.20296.5077421656785678SIGNAGESIGNAGESIGNAGESIGNAGE88151748.17.16.15.13.1296.7517000 TOP OFSTEEL4250 4250 2000THIRDFLOORSECONDFLOORGROUNDFLOOR T.O.PARAPET15005000 T.O. HIGHPARAPET313.75296.455300 312.25310.25306.00301.75301.75296.35296.2016050 T.O.PARAPET312.25310.25TOP OFSTEEL5550 4250 4250 2000THIRDFLOOR306.00SECONDFLOOR301.75GROUNDFLOOR306.80T.O.PARAPET3KAAxBxCxDxEFFxGxHxJx1881010322296.3077296.45296.00296.2022GASMETERGASMETER111161616296.4517300 TOP OFSTEEL5300 4250 4250 2000THIRDFLOORSECONDFLOORGROUNDFLOOR T.O.PARAPET1500 T.O. HIGHPARAPET313.75296.205550 SECONDFLOOR301.75GROUNDFLOOR312.25310.25306.00301.75NOTES:1. ALL ROOF TOP HVAC UNITSARE LOCATED BEHIND HIGHPARAPETS & ARE NOT VISIBLE.2. ALL DOORS EQUIPED W/180 DEG. PEEP HOLE VIEWER.3. PLYWOOD BACKING FORSIGNAGE (SHOWN DOTTED).4567891113611108296.45296.5728231620 1940 123497152231010832914377296.50296.75296.60296.00296.20774SIGNAGE5678SIGNAGESIGNAGESIGNAGESIGNAGESIGNAGE8151748.17.16.15.13.14.1296.35296.2017550 T.O.PARAPET4250 4250 2000GROUNDFLOOR 1500 5000 296.75301.75T.O. HIGHPARAPET313.755550 312.25310.25TOP OFSTEELTHIRDFLOOR306.00SECONDFLOOR301.75296.4515700 T.O.PARAPET5200 4250 4250 2000GROUNDFLOORT.O.PARAPET312.25310.25TOP OFSTEELTHIRDFLOOR306.00SECONDFLOOR301.75306.80PRODUCT: 'FEATHER FRIENDLY' BY 3MDOT SIZE: 5mm (MINIMUM)HORIZONTAL SPACING LESS THAN50mm ON CENTERWINDOW FILM SHALL BE APPLIED ONTHE EXTERIOR SURFACE OF GLASS1BLDG 'A' - EAST ELEVATION2SCALE: 1:200BLDG 'A' - NORTH ELEVATION (TRUCK COURT)5SCALE: 1:200BLDG 'A' - SOUTH ELEVATION (TRUCK COURT)4SCALE: 1:200BLDG 'A' - WEST ELEVATIONA-300SCALE: 1:200A-300A-300A-300Issued for Site Plan ApprovalIssued for Pricing and BudgetingIssued for Record Set of Dwgs.Issued for Building PermitIssued for TenderingIssued for ConstructionSHEET NO. DATE OFA-300DWG.CHKD BYDRAWN BYSCALEDRAWING NAMEDWLRDGPROJECT NO.22010NO. DATE REVISIONS BYDRAWING ISSUEIssued for Design ApprovalPARTICULARSDATEBYPROJECT1:125PROPOSEDCOMMERCIAL DEVELOPMENT100 GOULDING AVENUEAURORA, ONTARIOELEVATIONSCITY FILE #This drawing, as an instrument of service, is provided by and is the property ofVenchiarutti Gagliardi Architect Inc. The contractor must verify and accept responsibilityfor all dimensions and conditions on site and must notify Venchiarutti Gagliardi ArchitectInc. of any variations from the supplied information.Venchiarutti Gagliardi Architect Inc. is not responsible for the accuracy of survey,structural, mechanical, electrical, etc, engineering information shown on this drawing.Refer to the appropriate engineering drawings before proceeding with the work.Construction must conform to all applicable codes and requirements of authorities havingjurisdiction. This drawing is not to be scaled.Venchiarutti Gagliardi Architect Inc. is not responsible for any environmental conditions,geotechnical conditions or any pollutants found on siteAll architectural symbols indicated are graphic representations only.This drawing is not to be used for construction purposes until the architectural seal issigned by the Architect of Record3SCALE: 1:200BLDG 'A' - SOUTH ELEVATIONA-3006SCALE: 1:200BLDG 'A' - NORTH ELEVATIONA-30052436789101EXTERIOR MATERIALS & FINISHES:PRE-CAST PANELS - WHITE AGGREGATELIGHT CHARCOAL TINT (VISION) WINDOW IN ANOD. ALUM.DARK CHARCOAL TINT (SPANDREL) WINDOW IN ANOD. ALUM.SIGNAGE BY TENANTDOUBLE 914 x 2134 CLEAR ANOD. ALUM. ENTRANCE DOORSC/W TEMPERED GLASS W/ AUTOMATIC DOOR OPERATOR965 x 2134 H.M. DOOR & FRAME (PAINTED WHITE)ROOF SCUPPERFIRE DEPARTMENT CONNECTION1112WALL PACK LIGHTING13ARCHITECTURAL PRE-CAST PANELS - WHITE AGGREGATE FINISH(MEDIUM SANDBLAST)ROOF TOP UNIT3048 x 3048 SECTIONAL OVERHEAD DOOR - WHITECOMPOSITE ALUMINUM PANEL14ROOF TOP SCREEN15965 x 2134 CLEAR ANOD. ALUM. ENTRANCE DOORSC/W TEMPERED GLASS W/ AUTOMATIC DOOR OPERATOR162 - 686 x 2134 H.M. DOOR & FRAME (PAINTED WHITE)17CLEAR ANODIZED ACM CANOPY184876 x 2438 SECTIONAL OVERHEAD DOOR - WHITESPAJULY 22, 2024LAST PLOTTING DATE: JULY 22, 2024W:/22010 - Ind. Warehouse - 100 Goulding Ave. (Aurora)/2. Drawings/2.5.1.Architectural/SPA/Floor Plans, Elevations, Sections & Details/2024/07.22.24Page 37 of 64 123456789123456789AABCEFGHKBxDxFxGxJxKAxCxHxEFDJ8.17.16.15.13.1A.1B.1C.1D.1F.1G.1H.1J.18.17.16.15.13.14.1DRIVE UPDOORDRIVE UPDOORDRIVE UPDOORDRIVE UPDOORDRIVE UPDOORDRIVE UPDOORBLDG "A"2,339.94 S.M.(25,187.73 S.F.)F.F.E. = 296.45F.F.E. = 296.20F.F.E. = 296.75LOBBYVEST.C.O.P.C.O.P.STAIR #114 UPSTAIR #214 UP9 UPRESTAURANT208.04 S.M.(2,239.40 S.F.)RESTAURANT208.04 S.M.(2,239.40 S.F.)INDUSTRIAL201.67 S.M.(2,170.83 S.F.)INDUSTRIAL201.67 S.M.(2,170.83 S.F.)INDUSTRIAL436.88 S.M.(4,702.69 S.F.)INDUSTRIAL222.44 S.M.(2,394.40 S.F.)MNGT. OFFICE106.51 S.M.(1,146.50 S.F.)F.F.E. = 296.50INDUSTRIAL126.24 S.M.(1,358.88 S.F.)18 DN18 DN7 UPF.F.E. = 296.35INDUSTRIAL214.44 S.M.(2,308.29 S.F.)DRIVE UPDOORDRIVE UPDOORSERVICE CORR. 46.63 S.M. (501.94 S.F.) SERVICE CORR. 46.63 S.M. (501.94 S.F.)30 UPOPEN TO ABOVE30 UP30 UP30 UP31 UP31 UP30 UP30 UP30 UPOPEN TO ABOVE52042450551479002621523542284228422842284005204245055147900262172504228422842284228400450 54304 3987 4037 4037 40375000 45039874037 450 2000047504800 4800 4800 45020000475048004800400143045052500040050524800 4037 4037 FIRE DEPT.CONNECTION296.75296.655% SLOPE296.20296.00296.20296.45296.30296.95296.302000 2000 3000BBBAAAAAAAAAAAA2400AABAAAAB2400ELEV. 2 (GRND.TO 3RD FLR.)ELEV. 1 (BSMNTTO 3RD FLR.)3000296.502700 2700 2300STORAGEGARAVENTAGENESIS OPACACCESSIBLE LIFT296.70UNIT 100UNIT 101UNIT 102UNIT 103UNIT 104UNIT 104AUNIT 107UNIT 106UNIT 105UNIT 109UNIT 108UNIT 110UNIT 115UNIT 114UNIT 113UNIT 112UNIT 1112026202620262026201528932026 2026 2026 2026 2026 2026 23002026 2026 28932026202620262026296.45INTERIOR WALL TYPE:WALL LEGEND:ONE HOUR FIRE RATED ULC-W40716 TYPE X DRYWALLEACH SIDE OF 150 METAL STUDSW/ BATT INSULATIONW-1200 CONCRETE BLOCK WALLW-213 DRYWALL EACH SIDE OF92 METAL STUDSW-3A-2001SCALE: 1:125GROUND FLOOR PLAN (BLDG 'A')Issued for Site Plan ApprovalIssued for Pricing and BudgetingIssued for Record Set of Dwgs.Issued for Building PermitIssued for TenderingIssued for ConstructionSHEET NO. DATE OFA-200DWG.CHKD BYDRAWN BYSCALEDRAWING NAMEDWLRDGPROJECT NO.22010NO. DATE REVISIONS BYDRAWING ISSUEIssued for Design ApprovalPARTICULARSDATEBYPROJECT1:125100 GOULDING AVENUEAURORA, ONTARIOGROUND FLOOR PLANCITY FILE #ACTUAL CONSTRUCTION NORTHThis drawing, as an instrument of service, is provided by and is the property ofVenchiarutti Gagliardi Architect Inc. The contractor must verify and accept responsibilityfor all dimensions and conditions on site and must notify Venchiarutti Gagliardi ArchitectInc. of any variations from the supplied information.Venchiarutti Gagliardi Architect Inc. is not responsible for the accuracy of survey,structural, mechanical, electrical, etc, engineering information shown on this drawing.Refer to the appropriate engineering drawings before proceeding with the work.Construction must conform to all applicable codes and requirements of authorities havingjurisdiction. This drawing is not to be scaled.Venchiarutti Gagliardi Architect Inc. is not responsible for any environmental conditions,geotechnical conditions or any pollutants found on siteAll architectural symbols indicated are graphic representations only.This drawing is not to be used for construction purposes until the architectural seal issigned by the Architect of RecordAALL EXTERIOR DOORSTO HAVE AUTOMATICDOOR OPENERSBREST / SEATING AREA(SEE LANDSCAPEDWGS.)PROPOSEDCOMMERCIAL DEVELOPMENTSPAJULY 24, 2024LAST PLOTTING DATE: JULY 24, 2024W:/22010 - Ind. Warehouse - 100 Goulding Ave. (Aurora)/2. Drawings/2.5.1.Architectural/SPA/Floor Plans, Elevations, Sections & Details/2024/07.24.24Page 38 of 64 2,158.29 S.M.(23,232.40 S.F.)12 UPBLDG "A"C.O.P.C.O.P.STAIR #1DNSTAIR #2 OFFICE SPACE 11,008.89 S.M.(10,859.96 S.F.)12 UPDNOFFICESPACE 3257.48 S.M.(2,771.58 S.F.)OFFICESPACE 2343.65 S.M.(3,699.14 S.F.)30 DN OPEN TO BELOW30 DN30 DN30 DN31 DN30 DN30 DN30 DN31 DN OPEN TO BELOWJAN. RM./ STOR.UNIT 200UNIT 208123456789123456789AABCEFGHKBxDxFxGxJxKAxCxHxEFDJ8.17.16.15.13.1A.1B.1C.1D.1F.1G.1H.1J.18.17.16.15.13.14.152042450551479002621523542284228422842284005204245055147900262172504228422842284228400450 54304 3987 4037 4037 40375000 45039874037 450 2000047504800 4800 4800 45020000475048004800400143045052500040050524800 4037 4037202620262026202620152893202620262026202620262026 2026 2026 28932026202620262026UNIT 203UNIT 202UNIT 201UNIT 205UNIT 204UNIT 209UNIT 210UNIT 206UNIT 207A-2011SCALE: 1:125SECOND FLOOR PLAN (BLDG 'A')Issued for Site Plan ApprovalIssued for Pricing and BudgetingIssued for Record Set of Dwgs.Issued for Building PermitIssued for TenderingIssued for ConstructionSHEET NO. DATE OFA-201DWG.CHKD BYDRAWN BYSCALEDRAWING NAMEDWLRDGPROJECT NO.22010NO. DATE REVISIONS BYDRAWING ISSUEIssued for Design ApprovalPARTICULARSDATEBYPROJECT1:125100 GOULDING AVENUEAURORA, ONTARIOSECOND FLOOR PLANCITY FILE #ACTUAL CONSTRUCTION NORTHThis drawing, as an instrument of service, is provided by and is the property ofVenchiarutti Gagliardi Architect Inc. The contractor must verify and accept responsibilityfor all dimensions and conditions on site and must notify Venchiarutti Gagliardi ArchitectInc. of any variations from the supplied information.Venchiarutti Gagliardi Architect Inc. is not responsible for the accuracy of survey,structural, mechanical, electrical, etc, engineering information shown on this drawing.Refer to the appropriate engineering drawings before proceeding with the work.Construction must conform to all applicable codes and requirements of authorities havingjurisdiction. This drawing is not to be scaled.Venchiarutti Gagliardi Architect Inc. is not responsible for any environmental conditions,geotechnical conditions or any pollutants found on siteAll architectural symbols indicated are graphic representations only.This drawing is not to be used for construction purposes until the architectural seal issigned by the Architect of RecordPROPOSEDCOMMERCIAL DEVELOPMENTSPAJULY 24, 2024LAST PLOTTING DATE: JULY 24, 2024W:/22010 - Ind. Warehouse - 100 Goulding Ave. (Aurora)/2. Drawings/2.5.1.Architectural/SPA/Floor Plans, Elevations, Sections & Details/2024/07.24.24Page 39 of 64 R.S.R.S.R.D.R.D.R.S.R.S.R.S.R.S.1.5m ROOF SCREEN1.5m ROOF SCREENR.D.R.D. 1,076.76 S.M.(11,590.53 S.F.)BLDG "A"STAIR #212 DNSTAIR #1ROOFLADDER12 DNOFFICE USE1,018.81 S.M.(10,966.74 S.F.)C.O.P.C.O.P.R.S.R.S.R.S.R.S.ROOF CONSTRUCTIONCOOL WHITE 2 PLYMOD. BIT. MEMBRANEJAN. RM./ STOR.UNIT 300123456789123456789AABCEFGHKBxDxFxGxJxKAxCxHxEFDJ8.17.16.15.13.1A.1B.1C.1D.1F.1G.1H.1J.18.17.16.15.13.14.152042450551479002621523542284228422842284005204245055147900262172504228422842284228400450 54304 3987 4037 4037 40375000 45039874037 450 2000047504800 4800 4800 45020000475048004800400143045052500040050524800 4037 4037202620262026202620152893202620262026202620262026 2026 2026 28932026202620262026A-2021SCALE: 1:125THIRD FLOOR PLAN (BLDG 'A')Issued for Site Plan ApprovalIssued for Pricing and BudgetingIssued for Record Set of Dwgs.Issued for Building PermitIssued for TenderingIssued for ConstructionSHEET NO. DATE OFA-202DWG.CHKD BYDRAWN BYSCALEDRAWING NAMEDWLRDGPROJECT NO.NO. DATE REVISIONS BYDRAWING ISSUEIssued for Design ApprovalPARTICULARSDATEBYPROJECT1:125100 GOULDING AVENUEAURORA, ONTARIOTHIRD FLOOR PLANCITY FILE #ACTUAL CONSTRUCTION NORTHThis drawing, as an instrument of service, is provided by and is the property ofVenchiarutti Gagliardi Architect Inc. The contractor must verify and accept responsibilityfor all dimensions and conditions on site and must notify Venchiarutti Gagliardi ArchitectInc. of any variations from the supplied information.Venchiarutti Gagliardi Architect Inc. is not responsible for the accuracy of survey,structural, mechanical, electrical, etc, engineering information shown on this drawing.Refer to the appropriate engineering drawings before proceeding with the work.Construction must conform to all applicable codes and requirements of authorities havingjurisdiction. This drawing is not to be scaled.Venchiarutti Gagliardi Architect Inc. is not responsible for any environmental conditions,geotechnical conditions or any pollutants found on siteAll architectural symbols indicated are graphic representations only.This drawing is not to be used for construction purposes until the architectural seal issigned by the Architect of Record22010PROPOSEDCOMMERCIAL DEVELOPMENTSPAJULY 22, 2024LAST PLOTTING DATE: JULY 22, 2024W:/22010 - Ind. Warehouse - 100 Goulding Ave. (Aurora)/2. Drawings/2.5.1.Architectural/SPA/Floor Plans, Elevations, Sections & Details/2024/07.22.24Page 40 of 64 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Committee of Adjustment Report No. C -202 4 -02 _______________________________________________________________________________________ Subject: Consent Application Cornerstone Growth Investment Corp. 31 Kennedy Street West PT LT 43 PL 246 Aurora PT 1, 65R12910; Aurora File: C-2024-02 Related Planning Application(s): MV-2024-17 & MV-2024-18 Prepared by: Felix Chau, Planner Department: Planning and Development Services Date: September 12, 2024 _______________________________________________________________________________________ Application The purpose of the proposed consent application is to sever the subject lands with frontages along Kennedy Street West as follows (see Appendix ‘B’): a) Proposed Severed Lands: Part 1 of the Draft Plan of Severance (western portion) A lot area of 432.7 m2 (4650 ft2) and a lot frontage of 15.26 m (50.1 ft) b) Proposed Retained Lands: Part 2 of the Draft Plan of Severance (eastern portion) A lot area of 446.7 m2 (4808.2 ft2) and a lot frontage of 15.25 m Background Subject Property and Area Context The subject property, municipally known as 31 Kennedy Street West, is located on the south side of Kennedy Street West, west of Temperance Stret. The subject property contains a total lot area of 879.4 m2 (9465.8 ft2), with a lot frontage of 30.5 m (100.1 ft) along Kennedy Street West. The existing property contains a one-storey single detached dwelling and rear detached garage with an access driveway from Kennedy Street West. Page 41 of 64 September 12, 2024 2 of 9 Report No. C-2024-02 Proposal The applicant is proposing to sever a 432.7 m2 parcel of land on the western portion to create a new residential lot. The severed and retained parcels are shown on the proposed severance plan attached as Appendix ‘B’. There is no proposed construction currently associated with this application, however the applicant is proposing to demolish a portion of the existing detached dwelling which straddles the proposed lot line (refer to Appendix ‘B’). A demolition permit has been issued by the Building Division. The severed lot will remain vacant with residential use permissions. The applicant has provided a “Buildable Footprint” drawing which demonstrates that a new detached dwelling can meet all required setbacks on the severed lot, while maintaining appropriate driveway access from Kennedy Street West (refer to Appendix ‘C’). The consent application proposes to sever the property as follows: Part Lot Area Lot Frontage Existing Lot (31 Kennedy Street West) 1 & 2 879.4 m2 30.5 m Proposed Severed Parcel 1 432.7 m2 15.26 m Proposed Retained Parcel 2 446.7 m2 15.25 m Related Planning Applications The applicant has concurrently submitted two minor variance applications (MV-2024-17 and MV-2024-18) for review by the Committee of Adjustment. The minor variance applications relate to reducing the lot area of the new parcel fabric of the site and reducing the minimum interior side yard setback for the existing detached dwelling to the proposed property line. 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 Page 42 of 64 September 12, 2024 3 of 9 Report No. C-2024-02 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. Single detached dwellings are permitted under this designation. Zoning The subject lands are zoned “Detached Special Mixed Density Residential R7-SN (497) Exception Zone” under Zoning By-law 6000-17, as amended. This zoning permits single detached dwellings, and requires new lots for single detached dwellings to have a minimum lot area of 460 m2 and a minimum lot frontage of 15 m. The proposed lots meet the zoning requirements for lot frontage, however variances for lot area are required for both the proposed retained and severed parcel. The applicant has demonstrated that a new detached dwelling, with a maximum lot coverage of 150 m2, can meet all required setbacks on the severed lot. Any future development on the proposed vacant lot must comply with the R7-SN (497) zoning permissions or be facilitated through relief to the Zoning By-law. Preliminary Zoning Review A Preliminary Zoning Review (PZR) was undertaken by the Building Services Division prior to submission of the subject application. Building Staff have reviewed the proposed consent application and have determined that minor variances regarding lot area are required to facilitate the proposed consent. As previously mentioned, an additional variance is required to the minimum interior side yard setback for the existing single detached dwelling, as further outlined in the related minor variance report. Planning Comments When considering an application for consent to sever lands, regard shall be had to the criteria of Section 51 (24) of the Planning Act. This includes, amongst other things:  Matters of Provincial Interest  Conformity with the Official Plan and adjacent plans of subdivision  Suitability of the land for the purpose in which it is to be subdivided  The dimension and shape of the proposed lots Page 43 of 64 September 12, 2024 4 of 9 Report No. C-2024-02  Adequacy of utilities and municipal services  Number and adequacy of highways 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 an underutilized lot with residential permissions as part of creating new, gentle intensification housing opportunities in line with provincial objective. The consent application implements the amendments made through Bill 23 and creates mores 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, infill housing opportunities. Conformity with the Official Plan and Adjacent Plans of Subdivision The proposed consent application will add opportunities for new residential development that assists the Town with implementing provincial and regional growth targets. The proposal will add options for gentle intensification and supports complete community development by providing housing opportunities near commercial and social service amenities, parks and public transportation. The proposed severance will create lots that are consistent with the lot frontages and built form of the surrounding lots that frame the Kennedy Street West and Temperance Street intersection. The surrounding land use are predominantly low density residential which feature single detached dwellings. The existing lot frontage of 30.5 m is nearly double the frontage of the adjacent lots, which range from approximately 15.0 m to 18.0 m. The proposed lot frontages of 15.26 m and 15.25 m are more consistent with the existing lot frontages of the surrounding lots. Appropriate vehicular access is maintained for the retained parcel from Kennedy Street West. As demonstrated through the Buildable Footprint drawing (Appendix C), sufficient frontage for a vehicular accessway is provided for the severed parcel. Staff have no concerns with the anticipated driveway, however it will require an entrance permit. Suitability of the land and adequacy of utilities, services, highways and access The proposed new residential lot and overall development is located in close proximity to a variety of local amenities and public transportation opportunities. The Aurora Downtown Promenade (Yonge Street corridor) is located slightly east of the property and Page 44 of 64 September 12, 2024 5 of 9 Report No. C-2024-02 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. As previously mentioned, appropriate access will be provided from Kennedy Street West for both the severed and retained lots. It is Staff’s opinion that local services and access to transit is adequately accommodated for to serve the proposed consent application. The Town’s Engineering Staff have confirmed that municipal services are available to accommodate the new residential lot. Dimension and shape of the proposed lot It is Staff’s opinion that the proposed consent application is generally compatible with the surrounding area regarding the dimensions and shapes of the proposed severed and retained lots. The lots immediately east of the subject lots along the south side of Kennedy Street West have lot areas of approximately 500 m2 to 465 m2. While they are slightly larger in size, the lot frontages remain consistent, ranging from approximately 15 m and 18 m. The proposed lots are slightly shallower in depth due to an angles rear lot line. The proposed consent will facilitate two residential lots which are consistent with the surrounding lots, 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 (subject to the approval of related Minor Variance Applications MV-2024-17 and MV-2024-18), and desirable as part of the use of land. Additional Comments The consent application was circulated to Town Departments/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 objection. Engineering Division No objection. Operational Services (Parks) No objection. Operations (Public Works) No comments received at the time of writing this report. Page 45 of 64 September 12, 2024 6 of 9 Report No. C-2024-02 Department or Agency Comments Central York Fire Services No comments received at the time of writing this report. York Region No comments received at the time of writing this report. LSRCA No objection. Alectra No objection. HydroOne No objection. Public Correspondence One (1) written submission was 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 Staff have reviewed the application with respect to the 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-2024-02, subject to the conditions attached (Appendix ‘A’). Attachments Appendix ‘A’ – Recommended Conditions of Approval Appendix ‘B’ – Proposed Severance Plan Appendix ‘C’ – Buildable Footprint Appendix ‘D’ – Lot Area Context Map Page 46 of 64 September 12, 2024 7 of 9 Report No. C-2024-02 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-2024-02 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 47 of 64 September 12, 2024 8 of 9 Report No. C-2024-02 7. That the Owner obtain relief from the provisions of the Zoning By-law as set forth in the concurrent and related minor variance applications MV-2024-17 and MV- 2024-18. 8. That the Owner obtains a Demolition Permit from the Building Division to ensure that no part of any existing structures is encumbered by the proposed lot line. 9. 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. Operational Services (Parks): 10. That the owner shall be required to provide an Evaluation Report prepared by a Certified Arborist or Professional Registered Forester outlining all aspects of and impacts to the existing trees on the proposed severed and retained lots. The report shall include the following: a. An assessment of existing trees (5cm trunk diameter and greater) by size, species and condition including trees on adjacent properties whose structure or root zone may be impacted by construction. b. Identification of all tree injuries and tree removals, if any. c. Identification of all tree protection measures including recommendations on the mitigation of negative effects to trees during and post construction, including applicable maintenance requirements. d. Provision of monitoring of the site work through a series of site visits by the Arborist/Forester to ensure protection/preservation measures remain in compliance throughout the duration of the project. Monitoring shall occur i) at commencement of work to certify all tree protection measures are in place, ii) during site work to confirm protection measures are in place and to oversee arboricultural works as required, and iii) post construction assessment. 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. e. A monetary evaluation in accordance with the Town’s Tree Compensation Policies for all trees designated to be removed. 11. The Owner shall be required to provide a tree compensation and a replanting plan in accordance with the Town of Aurora Tree Compensation Policies to the satisfaction of the Director of Operational Services as compensation for trees Page 48 of 64 September 12, 2024 9 of 9 Report No. C-2024-02 removed to facilitate construction. Compensation planting shall be completed prior to release of the financial securities. 12. 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. 13. The owner shall be required 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 Director of Operational Services. 14. All the above shall be included as terms and conditions in a Letter of Undertaking with the Town of Aurora to guarantee compliance with the Conditions of Approval and all related site works. Page 49 of 64 IBW S U R V E Y O R S A-046164 to be severed to be retained Area to be demolished as previously approved #PR20240170 PR20240405 May 14, 2024 TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISION PERMIT NO.: DATE: PRELIMINARY ZONING REVIEW APPROVED BY: Ashley Vanderwal Page 50 of 64 Page 51 of 64 Proposed Severed Lot 432.7 m2 Proposed Retained Lot 446.7 m2 KENNEDY STREET WEST TEMPERANCE STREETLot Area: 506.3 m2 Lot Area: 464.5 m2 Lot Frontage: 15.2 m Lot Frontage: 18 m Proposed Lot Frontage: 15.2 m Proposed Lot Frontage: 15.2 m Page 52 of 64 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Committee of Adjustment Report No. MV-202 4 -17 & MV -2024 -18 _______________________________________________________________________________________ Subject: Minor Variance Application Cornerstone Growth Investment Corp. 31 Kennedy Street West PT LT 43 PL 246 Aurora PT 1, 65R12910; Aurora Files: MV-2024-17 & MV-2024-18 Related Planning Application(s): C-2024-02 Prepared by: Felix Chau, Planner Department: Planning and Development Services Date: September 12, 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 creation of one (1) new residential lot through Consent Application C-2024-02. The following relief is being requested: MV-2024-17 – Part 1 – Proposed Severed Lot (western portion): a) Section 7.2 of the Zoning By-law requires a minimum lot area of 460.0 m2. The applicant is proposing a lot area of 432.7 m2. MV-2024-18 – Part 2 – Proposed Retained Lot (eastern portion): b) Section 7.2 of the Zoning By-law requires a minimum lot area of 460.0 m2. The applicant is proposing a lot area of 446.7 m2. c) Section 24.497.3.2 of the Zoning By-law requires a minimum interior side yard of 1.5 m. The existing one-storey detached dwelling is 1.2 m to the proposed interior side property line. Page 53 of 64 September 12, 2024 2 of 9 Report No. MV-2024-17 & MV-2024-18 Background Subject Property and Area Context The subject property, municipally known as 31 Kennedy Street West, is located on the south side of Kennedy Street West, west of Temperance Street. The subject property contains a total lot area of 879.4 m2 (9465.8 ft2), with a lot frontage of 30.5 m (100.1 ft) along Kennedy Street West. The existing property contains a one-storey single detached dwelling and rear detached garage with an access driveway from Kennedy Street West. Proposal A consent application (C-2024-02) is being presented concurrently for review by the Committee of Adjustment, which proposes to sever the existing property and create two (2) distinct parcels. There is no proposed construction currently associated with this application, however the Building Division has issued a demolition permit to demolish a portion of the existing detached dwelling which straddles the proposed lot line (refer to Appendix ‘B’). The proposed severed lot will remain vacant with residential use permissions. The applicant has provided a “Buildable Footprint” drawing which demonstrates that a new detached dwelling can meet all required setbacks on the severed lot, while maintaining appropriate driveway access from Kennedy Street West (refer to Appendix ‘C’). 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. Single detached dwellings are permitted under this designation. Page 54 of 64 September 12, 2024 3 of 9 Report No. MV-2024-17 & MV-2024-18 Zoning The subject lands are zoned “Detached Special Mixed Density Residential R7-SN (497) Exception Zone” under Zoning By-law 6000-17, as amended. This zoning permits single detached dwellings, and requires new lots for single detached dwellings to have a minimum lot area of 460 m2 and a minimum lot frontage of 15 m. Related Planning Applications There is a concurrent consent application (C-2024-02) on the subject lands, which proposes to sever and create an 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 applications and have determined that minor variances are required to facilitate the proposed consent. Applicant’s stated reason(s) for not complying with the Zoning By-law The applicant has stated the following on the application form: “The aim of our gentle densification project is to create a new lot of a similar size as the retained lot. And as much as possible, similar to the immediate neighbouring lots. If one lot was much larger, or smaller than the other, we feel that it would be less desirable to the neighbourhood. The current proposal is to have the retained lot with an area of 446.7 m2 and a frontage of 15.25 m. The newly created lot will have an area of 432.7 m2 and a frontage of 15.26 m. The two lots will have almost identical frontages. If we were to make the newly created lot larger 460 m2, it will impact the size of the retained lot (419.4 m2) and likely their frontages. Having a large and a small lot will be less visually desirable to the neighbourhood.” Page 55 of 64 September 12, 2024 4 of 9 Report No. MV-2024-17 & MV-2024-18 Planning Comments Planning Staff have evaluated Minor Variance Applications MV-2024-17 and MV-2024-18 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 single detached dwellings, and focuses on ensuring new development is designed in an appropriate and high-quality manner to enhance the streetscape. 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. Any new construction will be subject to the urban design guidelines for Stable Neighbourhoods. 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 the intersection of Kennedy Street West and Temperance Street that currently features single detached dwellings. Additionally, new policy frameworks around encouraging housing opportunities means the development is appropriate in terms of it 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 “Detached Special Mixed Density Residential R7-SN (497) Exception Zone” 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 56 of 64 September 12, 2024 5 of 9 Report No. MV-2024-17 & MV-2024-18 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 lot area of the severed and retained lots are 432.7 m2 and 446.7 m2 respectively, whereas the by-law requires a minimum lot area of 460 m2 to accommodate lots for single detached dwellings. The existing lot is 879.4 m2 in size, which cannot accommodate for two (2) 460 m2 lots. The minimum lot area deficiency for both the severed and retained lots is a result of the applicant’s efforts to provide for two (2) lots compatible in size and shape with the surrounding lots. In Staff’s view, minimum lot area deficiencies of 27.3 m2 and 13.3 m2 maintain the intent of the By-law provision as both the severed and retained lots will be more appropriately sized and consistent with the streetscape and neighbourhood pattern than the existing 879.4 m2 lot. The lots are not proposed to be identical in size due to the applicant’s desire to maintain a significant portion of the existing detached dwelling on the retained lot – the location of the proposed lot line is strategically placed to maximize the size of both lots while maintaining an adequate interior side yard setback from the detached dwelling to the proposed lot line. Despite the deficiency in lot area, the required lot frontage is complied with, with appropriate access off Kennedy Street West maintained. The lots immediately east of the subject lots along the south side of Kennedy Street West have lot areas of approximately 500 m2 to 465 m2. While they are slightly larger in size, the lot frontages remain consistent, ranging from approximately 15 m and 18 m. The proposed lots are slightly shallower in depth due to an angles rear lot line. 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 variances. Minimum Interior Side Yard (MV-2024-18 – Part 2 only): The intent of the minimum interior side yard setback provision is to ensure there is appropriate and adequate spacing between lots for privacy, landscaping, access and drainage. As previously mentioned, the Building Division has issued a demolition permit to demolish a portion of the existing detached dwelling which straddles the proposed lot line. The demolition will result in an interior side yard setback of 1.2 m from the nearest side wall of the existing detached dwelling to the proposed lot line. Page 57 of 64 September 12, 2024 6 of 9 Report No. MV-2024-17 & MV-2024-18 The proposed reduction of the minimum interior side yard setback on the west side yard is a function of the location of the proposed lot line and design of the existing detached dwelling to be retained. As previously mentioned, the location of the proposed lot line is strategically placed in order to maximize the size of both lots while preserving a 1.2 m side yard setback from the portion of the detached dwelling. The portion of the detached dwelling to be demolished is a jut-out from an otherwise flush side wall. Furthermore, an existing detached garage is located on the east side of the property, behind the existing detached dwelling, and will be preserved. The existing vehicular access and paved driveway which encompass the entire east side yard are to be preserved, which prevents any potential manoeuvring of the detached dwelling structure on the east side of the property. The Town’s Engineering Division has reviewed the applications and have no concerns or objections. It is Staff’s opinion that a reduction of the minimum interior side yard setback from 1.5 m to 1.2 m maintains the intent of the By-law provision and as such, Staff have no concerns with the subject variance. 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 infill housing development. The proposal facilitates the creation of a new residential additional lot for the local community to serve current and future generations. The retention of the existing detached dwelling eliminates any immediate visual impact to the streetscape. At the time in which a structure is proposed for the vacant lot, it must comply with the provisions of the Zoning By-law or be subject to further planning approvals. Furthermore, the proposed variances comply with the Stable Neighbourhood Urban Design Guidelines. 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 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 in nature and are not expected to have any significant adverse effects on the subject lands, neighbouring properties, or the overall streetscape. Properties adjacent to the subject Page 58 of 64 September 12, 2024 7 of 9 Report No. MV-2024-17 & MV-2024-18 property are similarly sized and feature detached dwellings and associated accessory structures. The province through Bill 23 has enabled gentle intensification through existing residential neighbourhoods. The proposed introduces an opportunity for residential lot creation 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. 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 objection. Engineering Division No objection. Operational Services (Parks) No objection. Operations (Public Works) No comments received at the time of writing this report. Central York Fire Services No comments received at the time of writing this report. York Region No comments received at the time of writing this report. LSRCA No objection. Alectra No objection. HydroOne No objection. Public Correspondence One (1) written submission was 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. Page 59 of 64 September 12, 2024 8 of 9 Report No. MV-2024-17 & MV-2024-18 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 of the Planning Act for granting minor variances. Staff recommend approval of the requested variances subject to the conditions outlines in Appendix ‘A’. Attachments Appendix ‘A’ – Recommended Conditions of Approval Appendix ‘B’ – Proposed Severance Plan Appendix ‘C’ – Buildable Footprint Appendix ‘D’ – Lot Area Context Map Page 60 of 64 September 12, 2024 9 of 9 Report No. MV-2024-17 & MV-2024-18 Appendix ‘A’ – Conditions of Approval Planning and Development Services: 1. That the variances only apply 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-2024-02, to the satisfaction of the Director of Planning and Development Services or designate. Page 61 of 64 IBW S U R V E Y O R S A-046164 to be severed to be retained Area to be demolished as previously approved #PR20240170 PR20240405 May 14, 2024 TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISION PERMIT NO.: DATE: PRELIMINARY ZONING REVIEW APPROVED BY: Ashley Vanderwal Page 62 of 64 Page 63 of 64 Proposed Severed Lot 432.7 m2 Proposed Retained Lot 446.7 m2 KENNEDY STREET WEST TEMPERANCE STREETLot Area: 506.3 m2 Lot Area: 464.5 m2 Lot Frontage: 15.2 m Lot Frontage: 18 m Proposed Lot Frontage: 15.2 m Proposed Lot Frontage: 15.2 m Page 64 of 64