Agenda - Committee of Adjustment - 20240411Town of Aurora
Committee of Adjustment
Meeting Agenda
Date:Thursday, April 11, 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
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 March 7, 2024, Meeting
Number 24-03
1
That the Committee of Adjustment Minutes from Meeting Number 24-03
be adopted as circulated.
6.Presentation of Applications
6.1 MV-2024-09 - Certas Home and Auto Insurance Co. - 24 Desjardins Way 7
6.2 MV-2024-07 - J.E. Del Managment Inc. - 2 Scanlon Crt 16
7.New Business
8.Adjournment
1
Town of Aurora
Committee of Adjustment
Meeting Minutes
Date:
Time:
Location:
Thursday, March 7, 2024
7:00 p.m.
Video Conference
Committee Members: David Mhango (Chair)
Chris Polsinelli
Michael Visconti
Julian Yang
Members Absent: Jane Stevenson (Vice Chair)
Other Attendees: Peter Fan, Secretary-Treasurer, Committee of Adjustment
Antonio Greco, Planner
___________________________________________________________________
1. Call to Order
That the meeting be called to order at 7:07PM.
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 24
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 Julian Yang
Seconded by Michael Visconti
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 February 8, 2024, Meeting
Number 24-02
Moved by Chris Polsinelli
Seconded by Michael Visconti
That the Committee of Adjustment Minutes from Meeting Number 24-02
be adopted as circulated.
Carried
6. Presentation of Applications
6.1 MV-2024-01 - Liu - 2007 Vandorf Sideroad
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 applicant to address staff’s comments
and concerns regarding the development constraints on the subject
property and the resulting variances requested. The applicant must also
Page 2 of 24
3
provide clarification on the intended use(s) of the proposed accessory
pool house, to determine if additional variances are required.
Moved by Julian Yang
Seconded by Chris Polsinelli
The the Minor Variance Application MV-2024-01 be DEFERRED.
Carried
6.2 MV-2024-04 - Tello - 37 Whispering Pine Trail
The owner is requesting relief from the requirements of the Town’s
Comprehensive Zoning By-law 6000-17, as amended, to permit outdoor
swimming lessons as a Home Occupation on the subject property. The
following relief is being requested:
1. Section 3 of the Zoning By-law does not permit outdoor swimming
lessons as a Home Occupation. The applicant is proposing outdoor
swimming lessons.; and,
2. Section 4.6.1 of the Zoning By-Law states a home occupation shall
be conducted entirely within the dwelling or permitted accessory
buildings. The applicant is proposing outdoor swimming lessons.
The Chair invited the Applicant or Owner to address the Committee. The
owner was unable to attend the meeting due to work but was able to
provide staff with more information regarding the proposal. The Chair
provided an additional brief to the application.
The Chair invited members of the public to provide comments. There were
no public delegates in attendance for this application.
The Committee had concerns for safety liabilities, number of instructors,
and whether the instructors were licensed to teach swimming. The
members of the committee also had questions regarding how the town
will be enforcing the maximum number of three (3) students at a time.
Moved by Julian Yang
Seconded by Chris Polsinelli
That the Minor Variance MV-2024-04 be APPROVED
Page 3 of 24
4
Carried
6.3 MV-2024-03 - Ambria (Bloomington) Limited - 125 Call Trail (Lot 21)
The applicant is requesting relief from the requirements of the Town’s
Comprehensive Zoning By-law 6000-17, as amended, to permit the
construction of a two storey detached dwelling. A site plan is attached as
Appendix ‘B’ to this report.
The following relief is being requested:
1. Section 24.523.2.2 of the Zoning By-law permits a maximum height
of 10.0 metres. The proposed detached dwelling has a height of
10.55 metres, thereby requiring a variance of 0.55 metre.
The Chair invited the Applicant or Owner to address the Committee. In
attendance was the agent Michael Testaguzza and the oclient Vince
Baffa. The agent provided a brief introduction 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 to the agent on why the variances were required
and how many homes in the subdivision does the agent anticipate to
come in for a variance.
Moved by Michael Visconti
Seconded by Julian Yang
That the Minor Variance application MV-2024-03 be APPROVED
Carried
6.4 MV-2024-05 - Ambria (Bloomington) Limited - 101 Calla Trail (Lot 25)
The applicant is requesting relief from the requirements of the Town’s
Comprehensive Zoning By-law 6000-17, as amended, to permit the
construction of a two storey detached dwelling. A site plan is attached as
Appendix ‘B’ to this report.
The following relief is being requested:
Page 4 of 24
5
1. Section 24.523.2.2 of the Zoning By-law permits a maximum height
of 10.0 metres. The proposed detached dwelling has a height of
10.10 metres, thereby requiring a variance of 0.1 metre.
The Chair invited the Applicant or Owner to address the Committee. In
attendance was the agent Michael Testaguzza and the oclient Vince
Baffa. The agent provided a brief introduction 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 to the agent on why the variances were required
and how many homes in the subdivision does the agent anticipate to
come in for a variance.
Moved by Chris Polsinelli
Seconded by Michael Visconti
That the Minor Variance application MV-2024-05 be APPROVED
Carried
6.5 MV-2024-06 - Ambria (Bloomington) Limited - 95 Calla Trail (Lot 26)
The applicant is requesting relief from the requirements of the Town’s
Comprehensive Zoning By-law 6000-17, as amended, to permit the
construction of a two storey detached dwelling. A site plan is attached as
Appendix ‘B’ to this report.
The following relief is being requested:
1. Section 24.523.2.2 of the Zoning By-law permits a maximum lot
coverage of 35.0%. The proposed detached dwelling has a lot
coverage of 35.4%, thereby requiring a variance of 0.4%.
The Chair invited the Applicant or Owner to address the Committee. In
attendance was the agent Michael Testaguzza and the oclient Vince
Baffa. The agent provided a brief introduction to their application.
The Chair invited members of the public to provide comments. There were
no public delegates in attendance for this application.
Page 5 of 24
6
The Committee inquired to the agent on why the variances were required
and how many homes in the subdivision does the agent anticipate to
come in for a variance.
Moved by Michael Visconti
Seconded by Chris Polsinelli
That the Minor Variance application MV-2024-06 be APPROVED
Carried
7. New Business
None.
8. Adjournment
Moved by Julian Yang
That the meeting be adjourned at 7:52PM.
Carried
Page 6 of 24
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
agreco@aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 4 -09
_______________________________________________________________________________________
Subject: Minor Variance Application
Certas Home and Auto Insurance Company
24 Desjardins Way
Part of Blocks 6, 8 and 10 Registered Plan 65M-3819
File: MV-2024-09
Prepared by: Antonio Greco, Planner
Department: Planning and Development Services
Date: April 11, 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 baseball training
facility. The following relief is being requested:
a) Section 4.11 of the Zoning By-law 6000-17 states that on any corner lot, no
structure shall be erected greater than one (1) meter above the grade of the streets
that abut the lot within the Daylighting Triangle triangular area enclosed by the
intersecting street lines for a distance of six (6) meters from their point of
intersection. The applicant is proposing 3.46 meters.
Background
Subject Property and Area Context
The subject property is currently an approximately 0.8-hectare (1.97 acres) parcel located
on the northwest corner of First Commerce Drive and Desjardins Way. The property is
irregular in shape, containing a lot frontage of 83 metres (272 ft) along Desjardins Way
and 96 metres (314 ft) along First Commerce Drive. The property is directly west of
Highway 404 and considered part of the Bayview Northeast Area 2B, which is bound more
broadly by the arterial roads of Wellington Street East to the south and Leslie Street to
the west. The subject property is currently vacant but surrounded by future
employment/business park use development blocks.
Page 7 of 24
April 11, 2024 2 of 7 Report No. MV-2024-09
Proposal
The applicant is requesting a minor variance to permit the construction of a baseball
training facility on the subject land. The training facility will be home to the Titans Baseball
Club and feature a gym area, indoor playing field and batting cages.
Official Plan
The subject lands are designated as “Business Park” in the Town’s Official Plan (Bayview
Northeast Area 2B Secondary Plan, OPA 30). The “Business Park” designation permits
sports, health and fitness recreational uses.
Zoning
The Subject property is zoned “E-BP - Business Park Zone” under Zoning By-law 6000-17,
as amended. This zoning permits a wide range of employment uses, including a fitness
centre.
Preliminary Zoning Review
A Preliminary Zoning Review (PZR) has been completed by the Town of Aurora’s Building
Division. The PZR identified the required variance, and no other non-compliance was
identified.
Applicant’s stated reason(s) for not complying with the Zoning By-law
As summarized from the applicant, it is important that the baseball training facility
includes the appropriate size indoor playing field to mimic a real-world outdoor
experience.
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2024-09 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 “Business Park” designation is to provide opportunities for a mix of high-
quality employment uses and a variety of supporting commercial and community
facilities geared generally to satisfying the needs of residents, businesses and
employees in the Town of Aurora and the Region. The proposed baseball training facility
is permitted within this designation under the sports, health and fitness recreational use,
subject to the review of a specific development proposal. That said, Planning staff are
Page 8 of 24
April 11, 2024 3 of 7 Report No. MV-2024-09
recommending a condition of approval that the Owner submit and obtain Site Plan
approval from the Director of Planning and Development Services.
A key consideration of the “Business Park” designation is to ensure the development
priority of lands adjacent to Highway 404, and to encourage high quality building and site
design. Furthermore, the visual attractiveness and consistent image of such areas are of
prime importance and staff believe that the proposed training facility will provide for high
design standards as shown in their conceptual elevations (Appendix C). The proposed
baseball training facility will be able to enhance the high quality, prestige image of the
business park area, specifically as this site is able to capitalize on views from Highway
404. The parcel fabric and site configuration provide ample space to accommodate the
use and helps to support the optimal and wise use of the totality of the subject land.
Additionally, the “Business Park” designation further encourages the concentration of
such uses to establish a high quality and engaging streetscape. Development within the
business park specifically calls for distinctive, landmark buildings to create a striking built
presence in this area, which the requested variance helps to implement. The proposed
baseball training facility will be the first of its kind in Town and will serve for the increasing
residential growth found on the west side of Leslie Street. Through the submission of a
site plan application, a full design review of the building will also occur to ensure a high-
quality built form.
With the sports, health and fitness recreational use being permitted in the “Business Park”
designation as of right, and the requested variance helping to support the goals and
objectives for the employment area, it is the opinion of staff that the general intent of the
Official Plan is upheld.
b) The proposed variance meet the general intent of the Zoning By-law
The subject property is zoned “Business Park (E-BP) Zone” under Zoning By-law 6000-17,
as amended. The proposed development has been classified to align with the permitted
use of a “Fitness Centre,” which is a permissible use under this zone.
The applicant is requesting a minor variance to Section 4.11 of the Zoning By-law 6000-
17, which speaks to “Daylighting or Sight Triangles.” The intent of this section is to ensure
clear visibility for safe vehicular movement between streets, driveways, road
intersections or alleys. Additionally, daylighting/sighting triangles present an opportunity
for enhancing the street and integrating several modes of transportation safely within the
Town right-of-way, while maintaining a focus on traffic safety at intersections.
Page 9 of 24
April 11, 2024 4 of 7 Report No. MV-2024-09
The requested 3.46 metre variance results in a 2.54 metre deficiency from the minimum
required 6.0 metre setback as outlined in Section 4.11. The proposed variance is a result
of the irregular lotting fabric of the land, while maximizing the development potential. The
proposed development demonstrates strategic site design in providing for adequate
spacing for driveway aisles, and complying with the required Town parking standards.
Furthermore, the proposed development only occupies a total lot coverage of 25% where
a total of 50% is permitted within the “Business Park (E-BP) Zone”. The proposed site
layout also takes into consideration the Environmental Protection (EP) lands surrounding
the site to the north. In locating the building closer to the daylighting triangle, it will allow
for an increased 11.3 metre buffer to the EP lands surrounding the property. Additionally,
a 3.0 metre landscaping strip is being proposed along the westerly property line and 5.0
metres along portions of both the easterly and southerly boundaries. The proposed
building location will continue to provide for adequate sightlines through the daylighting
triangle, while maintaining an appropriate buffer to the EP lands.
The current conditions of the daylighting triangle contain planted bushes and trees that
obstruct the view and intent of the triangle. Through the redevelopment of the site, and
the removal of the existing berms, it would result in improved sightlines through the
intersection. The intersection of First Commerce Drive and Desjardins Way is also
signalized to ensure traffic and pedestrian safety in all four directions. Furthermore, the
proposed variance has been reviewed by the Town’s Traffic Engineer with no further
comments or concerns toward the proposal. Given the proposed site design and
enhanced landscaping features, the reduced minimum setback will not have a negative
impact to the existing streetscape but enhance a newly created business park.
Staff have reviewed the proposed variance and believe that the deficiency continues to
meet the general intent of the Zoning By-law. Additionally, staff have no concerns and
anticipate no negative impacts as a result of the subject variance.
c) The proposed variance is considered desirable for the appropriate development of the
land
The proposed variance is considered desirable for the appropriate development of the
land as they facilitate a permitted business park use that will help contribute to the
economic function and job creation targets of the Town, Region, and Province. The
subject property is part of a newer business park in Town that is undergoing the review
of newer development applications. Furthermore, the property benefits from proximity to
Highway 404, and the proposed development of the site, in the opinion of staff, represents
good planning. The proposed development will balance local residential growth with a
baseball training facility which would be the first of its kind in the Town of Aurora.
Page 10 of 24
April 11, 2024 5 of 7 Report No. MV-2024-09
Appropriate access to the site is maintained, municipal service connections are available,
and visibility from Highway 404 of the business park area will be upheld.
Overall, it is the opinion of staff that the proposed variances are considered desirable for
the appropriate development of the land.
d) The proposed variances is considered minor in nature
The proposed variance is considered minor in nature as it implements the “Business
Park” land use designation of the subject property and will result in no negative adverse
impacts on the property or surrounding area. The variance upholds the integrity and intent
of the Official Plan and Zoning By-law, and facilitate the orderly, efficient, and functional
development of the site to the benefit of the Town, Region, residents, employees, and
businesses. The requested variance will also be subject to a future Site Plan Application
in which a comprehensive review of the overall development of the property will be
conducted.
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 completed.
No objection.
Engineering Division No objection.
Operational Services (Parks) No objection.
Operations (Public Works) No objection.
Central York Fire Services No objection.
York Region No objection.
LSRCA No objection.
Alectra No objection.
Page 11 of 24
April 11, 2024 6 of 7 Report No. MV-2024-09
Public Correspondence
Written submissions were not received when this report was written. If additional written
submissions are received after the writing of this report, the Secretary-Treasurer will
provide the submission(s) to Committee members at the meeting.
Conclusion
Planning staff have reviewed the application regarding Section 45 (1) of the Planning Act,
R.S.O, 1990, c.P.13, as amended, and believe that the requested variance meets the four
tests of the Planning Act for granting minor variances. Staff recommend approval of the
requested variance subject to the condition outlined in Appendix ‘A.’
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan
Appendix ‘C’ – Elevations
Page 12 of 24
April 11, 2024 7 of 7 Report No. MV-2024-09
Appendix ‘A’ – Conditions of Approval
Planning and Development Services:
1. That the variance only applies to the subject property in conformity with the plans
attached as ‘Appendix B’ to this Staff Report, to the satisfaction of the Director of
Planning and Development Services or designate; and
2. That the Owner shall obtain all necessary Site Plan approval from the Town
Development Planning division to the satisfaction of the Director of Planning and
Development Services.
Lake Simcoe Region Conservation Authority (LSRCA):
3. That the Applicant/Owner shall pay the LSRCA Plan Review Fee in accordance with
the approved LSRCA Fee Schedule. The applicable fee for Minor Variance (Minor
– planner review only) is $536.
Page 13 of 24
DRAWING NO.
DRAWN BY APPROVED DATE
SCALE PROJECT NO.
DRAWING TITLE
PROJECT
NORTH
CSPACE
ARCHITECTURE
5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8
T: 647.588.1784 E: info@cspace.ca
IT IS THE RESPONSIBILITY OF THE APPROPRIATE
CONTRACTOR TO CHECK AND VERIFY ALL
DIMENSIONS ON SITE AND REPORT ALL ERRORS
AND OR OMISSIONS TO THE ARCHITECT.
ALL CONTRACTORS MUST COMPLY WITH ALL
PERTINENT CODES AND BY-LAWS.
DO NOT SCALE DRAWINGS.
THIS DRAWING MAY NOT BE USED FOR
CONSTRUCTION UNTIL SIGNED.
COPYRIGHT RESERVED.3/22/2024 3:45:10 PMA901
3D RENDERINGS
24-1850
SPORTS FACILITY
24.03.22SECCP
24 DESJARDIN WAY
AURORA
No.Description Date
1 FOR CLIENT REVIEW 24.02.29
2 FOR PRILIM. CONSULT.24.03.07
3 FOR CLINET REVIEW 24.03.11
4 FOR CLIENT REVIEW 24.03.22
VIEW FROM THE SOUTH EASTVIEW OF THE BUILDING ENTRANCE
VIEW OF THE REAR OF THE BUILDING & PARKINGVIEW OF THE SOUTH ELEVATION
Page 14 of 24
3.0 m LANDSCAPE BUFFER (TYP.)EX. 5.0 m BUFFER (TYP.)1.0m LANDSCAPE STRIPEX. HYDRANTADDITIONAL LANDS TO REMAINSUBJECT TO FUTURE APPLICATION(S)EXISTING EP LANDSLSRCA REGULATED AREABEYOND LIMIT OF PROP.DEVELOPMENTBLOCK 7BLOCK 5FIRE ROUTEFIRE ROUTE
FIRE ROUTER=12.0m
R=12.0m621917UPEX. CONC. SIDEWALKEX. CONC. SIDEWALK59546018EX.HYDRANT83233536365NMNT Consulting Group Inc.,www.mntconsulting.cainfo@mntconsulting.caNMINOR VARIANCE APPLICATIONSITE PLANMV-SPKEY PLANGENERAL NOTES:LEGEND:SURVEY NOTES:PHASE 1 - #24 DESJARDINS WAYBLOCK 8 - REGISTERED PLAN 65M-3819TOWN OF AURORAPage 15 of 24
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
agreco@aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 4 -07
_______________________________________________________________________________________
Subject: Minor Variance Application
J.E. Del Management Inc.
2 Scanlon Court
PLAN 246 PT LOT 105 RP 65R1005 PT PART 3
File: MV-2024-07
Prepared by: Antonio Greco, Planner
Department: Planning and Development Services
Date: April 11, 2024
_______________________________________________________________________________________
Application
The owner is requesting relief from the requirements of the Town’s Comprehensive
Zoning By-law 6000-17, as amended, to permit overnight accommodation within the “Pet
Services” permitted use. The following relief is being requested:
a) Section 3 under Definitions of the Zoning By-law 6000-17 defines “Pet Services”
which does not allow overnight accommodation. The applicant is proposing
overnight accommodation for pets.
Background
Subject Property and Area Context
The subject property is located at the northwest quadrant of Scanlon Court and Industrial
Parkway North, approximately 300 m (984.25 ft) north of Wellington Street East. The
subject property has an area of roughly 6,150.31 m2 (66,201.38 ft2) and a frontage of
approximately 98.68 m (323.75 ft) on Industrial Parkway North and 63.86 m (209.51 ft)
on Scanlon Court. The subject property contains a 32,500 ft2 two-storey industrial
building, which Council approved on March 30, 2021.
Page 16 of 24
April 11, 2024 2 of 7 Report No. MV-2024-07
Proposal
The applicant is requesting a minor variance application to permit overnight
accommodation within the “Pet Services” permitted use, specifically for units eight (8)
and nine (9) of the industrial building. The proposal will allow for the relocation of a local
business called “The Social Pup,” located at 14799 Yonge Street. Since their inception in
2019, the company has continued to expand its operations, resulting in the need for a
more prominent location. The company provides a comprehensive list of services such
as daycare, boarding, grooming and training services. No changes to the existing
industrial building or subject property are proposed in this variance application.
Official Plan
The subject property is designated “Existing Employment - Light Industrial/Service
Designation” by the Town of Aurora Official Plan. This designation is intended to
accommodate a broad range of employment opportunities as well as service commercial
and retail uses.
Zoning
The Subject property is zoned “E2—General Employment Zone” under Zoning By-law
6000-17, as amended. This zoning permits pet services and various employment-related
uses.
Preliminary Zoning Review
The Town of Aurora’s Building Division has completed a preliminary zoning review (PZR).
The PZR identified the required variance, and no other non-compliance was identified.
Applicant’s stated reason(s) for not complying with the Zoning By-law
The application form states that the Zoning By-law does not permit overnight boarding.
We currently offer overnight dog boarding in our existing location (14799 Yonge Street)
and want to continue offering the same services in our new location.
Planning Comments
Planning staff have evaluated Minor Variance Application MV-2024-07 pursuant to the
prescribed tests as set out in Section 45 (1) of the Planning Act, as follows:
Page 17 of 24
April 11, 2024 3 of 7 Report No. MV-2024-07
a) The proposed variance meets the general intent of the Official Plan
The subject property is designated “Existing Employment - Light Industrial/Service
Designation” by the Town of Aurora Official Plan. This designation is intended to
accommodate a broad range of employment opportunities as well as service
commercial and retail uses of a quasi-industrial nature within existing employment
areas, including areas along the Industrial Parkway North and South and in the Aurora
East Employment Areas. The proposed activities will be entirely contained within the
building as per the Official Plan.
The proposed “Pet Services” business conforms to the Official Plan and provides for a
service commercial use that is permitted under the Existing Employment—Light
Industrial/Service designation. Additionally, the proposed variance will contribute to
the Town’s economic growth and generate local job opportunities. Planning staff are
of the opinion that the minor variance to permit overnight accommodation to serve as
an accessory to the existing permitted “Pet Services” use maintains the general intent
and purpose of the Official Plan.
b) The proposed variance meets the general intent of the Zoning By-law
The subject lands are currently zoned “E2 – General Employment” by Zoning By-law
6000-17, as amended, which permits a wide variety of uses such as pet services,
industrial uses, offices, food processing establishments, fitness centres, and repair
shops. The “Pet Services” use, as defined by Zoning By-law 6000-17, means premises
used for the aesthetic care, animal daycare or training facility of animals or birds
intended for the use as domestic household pets and shall be placed within a wholly
enclosed building. Animal daycare will not include overnight accommodation.
The company will be occupying units eight and nine of the fully enclosed industrial
building. Furthermore, the variance request for overnight accommodation will allow
the company to operate as it currently does at 14799 Yonge Street. Their current
location permitted overnight accommodation, which the Committee granted through a
minor variance application (MV-2018-23) by the previous owner. The overnight
accommodation use will be an accessory to the primary Pet Services use, which
restricts it to being subordinate to the primary use. The proposed use relates to caring
for domestic animals, which is consistent with other uses currently permitted in the
General Employment (E2) Zone.
The relocation of the company will enable the business to upgrade from 2500 square
feet to 7300 square feet and have a maximum capacity of 65 dogs. That said, the daily
fluctuation is anywhere between 10 – 65 dogs. In addition, as per the provided floor
Page 18 of 24
April 11, 2024 4 of 7 Report No. MV-2024-07
plan (Appendix C) they are providing 12 boarding rooms that can accommodate
overnight boarding as required. The number of dogs being boarded is contingent on
the demand but the increase in unit size will provide the needed space for their
business.
A variance to permit overnight accommodation in units eight and nine at the subject
property is in keeping with the range of permitted uses in the E2 Zone. The proposed
variance is an essential part of their business, and staff are of the opinion that the
subject variance maintains the general intent and purpose of the Zoning By-law.
c) The proposed variance is considered desirable for the appropriate development of the
land
The subject property is located in an industrial area within the Town that predominantly
contains employment, industrial, and manufacturing uses. The industrial building is
newly constructed and includes nine separate units. The proposed variance will allow
the business to relocate from its Yonge Street location and occupy units eight and nine
of this building. Furthermore, the remainder of the units in the building are currently
vacant, with this company being the first to occupy this newly constructed building.
The proposed variance also demonstrates the vision and fundamental principles
outlined in the Official Plan through the “Advancing the Economy” principle. This
speaks to encouraging a competitive business environment and ultimately advancing
and sustaining Aurora’s long-term economic prosperity. The proposed minor variance
application allows for the expansion of a thriving local business and the ability to live,
work, and play within the Town of Aurora. Furthermore, the new location on Scanlon
Court is within the Town’s Major Transit Service Area (MTS A), which benefits from
transit access for business employees and customers. As such, staff believe that the
variance is considered desirable for the appropriate development of the land.
d) The proposed variance is considered minor in nature
The subject variance to permit overnight accommodation use inside the premises is
considered to maintain the integrity of the Official Plan and Zoning Bylaw. It is not
considered to impact the surrounding neighbourhood. Furthermore, no physical
changes to the building or parking are proposed or required. The industrial building
was subject to a previous Site Plan Application (SP-2019-01), which Council approved
on March 30, 2021.
Additionally, the request to permit overnight accommodation for the “Pet Services”
permitted use is minor in nature and will not negatively impact the industrial building
Page 19 of 24
April 11, 2024 5 of 7 Report No. MV-2024-07
or surrounding area. Given the types of uses immediately surrounding the proposed
location of the business, their hours of operation, and the fact that no forms of
residential development exist within a 200 m radius of the subject property, the
proposed use of the subject property will not detract from the overall site and
surrounding area’s employment/industrial character. Overall, staff considers the
proposed variances minor in nature.
Additional Comments
The minor variance application was circulated to Town Department/Divisions and
external agencies for review and comment. The following comments were provided:
Department or Agency Comments
Building Division
Preliminary Zoning Review completed.
No objection.
Engineering Division No objection.
Operational Services (Parks) No objection.
Operations (Public Works) No objection.
Central York Fire Services No objection.
York Region No objection.
LSRCA No objection.
Alectra No objection.
MTO No objection.
Public Correspondence
Written submissions were not received when this report was written. If additional written
submissions are received after the writing of this report, the Secretary-Treasurer will
provide the submission(s) to Committee members at the meeting.
Page 20 of 24
April 11, 2024 6 of 7 Report No. MV-2024-07
Conclusion
Planning staff have reviewed the application regarding Section 45 (1) of the Planning Act,
R.S.O, 1990, c.P.13, as amended, and believe that the requested variance meets the four
tests of the Planning Act for granting minor variances. Staff recommend approval of the
requested variance subject to the condition outlined in Appendix ‘A.’
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan
Appendix ‘C’ – Floor Plan
Page 21 of 24
April 11, 2024 7 of 7 Report No. MV-2024-07
Appendix ‘A’ – Conditions of Approval
Planning and Development Services:
1. That the variance only applies to the subject property in conformity with the plans
attached as ‘Appendix B’ to this Staff Report, to the satisfaction of the Director of
Planning and Development Services or designate.
Page 22 of 24
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PROPOSED INDUSTRIAL BUILDING
SCANLON COURT, AURORA, ON
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SITE PLAN
A1.0
SITE PLAN
SCALE 1:250
LEGAL DESCRIPTION
PART OF LOT 105
REGISTERED PLAN 246
TOWN OF AURORA
REGIONAL MUNICIPALITY OF YORK
SURVEY INFORMATION
WAS TAKEN FROM SURVEY PREPARED BY:
THAM SHANMUGARAJAH SURVEYING LTD.
ONTARIO LAND SURVEYORS
DATED MAY 28, 2007
SITE STATISTICS
ZONING:E2 General Employment Zone under Zoning
By-law 6000-17.
LOT AREA:Pð IWð ) (1.51 ac)
LOT FRONTAGE:63.86 m
LOT COVERAGE:2,461.04Pð IWð) 40 %
BUILDING G.F.A.:
PROPOSED GROUND FLOOR: 2,461.04Pð 26,490IWð
PROPOSED MEZZANINE :553.68Pð 5,959IWð
TOTAL PROPOSED G.F.A.: 3,014.72Pð 32,449IWð
(Total Floor Area = Total G.F.A - Elec./Mech./Sprinkler Areas
= 3,014.72Pð48.0Pð 2,966.72Pð
BUILDING HEIGHT:
MAXIMUM:15 m
PROPOSED:8.43 m (27.66 ft)
SETBACKS:REQUIRED PROPOSED
FRONT (SOUTH): 3.0 m 3.00 m
REAR (NORTH): 9.0 m 9.85 m
SIDE EXT (EAST): 3.0 m 18.00 m
SIDE INT. (WEST): 3.0 m 15.86 m
LANDSCAPING :
LANDSCAPING STRIP ABUTTING A STREET
REQUIRED PROPOSED
3.0 m 3.0 m
LANDSCAPE AREA: Not Required 791.77Pð 12.87 %)
HARD SURFACE :2,884.99Pð
PARKING SPACES :
REQUIRED (for Multiple unit buildings within Employment Zones):
SHUPðRI*URVV)ORRU$UHD
59.33 spaces
PROVIDED 59 spaces
ACCESSIBLE PARKING SPACES:
REQUIRED: (4% for 13-100) 2.4 spaces
PROVIDED: 2 type A's and 1 type B's: 3 spaces
TOTAL 62 spaces
BICYCLE PARKING SPACES:
5(48,5(' SHUPðRI*)$ 2.77 spaces
PROVIDED:3 spaces minimum rack.
LOADING SPACES :
REQUIRED (for 2500 to 7500 sm Floor Area): 3 spaces
PROVIDED:3 spaces
3 CURB DETAIL
N.T.S.
2 CURB DETAIL
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CURB DETAIL
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Page 23 of 24
Floor Plan: 2500 sq ft to 7300 sq ft
8
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10 11
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Boarding rooms
Page 24 of 24