Agenda - Committee of Adjustment - 20240711Town of Aurora
Committee of Adjustment
Meeting Agenda
Date:Thursday, July 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 June 13, 2024, Meeting
Number 24-06
1
That the Committee of Adjustment Minutes from Meeting Number 24-06
be adopted as circulated.
6.Presentation of Applications
6.1 MV-2024-16 - York Region District School Board - 155 Wellington St W 6
6.2 C-2024-02 - Cornerstone Growth Investment Corp. - 31 Kennedy St. W 14
6.3 MV-2024-17, MV-2024-18 - Cornerstone Growth Investment Corp. - 31
Kennedy St. W
15
7.New Business
8.Adjournment
1
Town of Aurora
Committee of Adjustment
Meeting Minutes
Date:
Time:
Location:
Thursday, June 13, 2024
7 p.m.
Video Conference
Committee Members: David Mhango (Chair)
Chris Polsinelli
Jane Stevenson (Vice Chair)
Michael Visconti
Julian Yang
Other Attendees: Antonio Greco, Senior Planner
Emily Freitas
_____________________________________________________________________
1. Call to Order
That the meeting be called to order at 7:01 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.
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.
Page 1 of 15
2
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 May 09, 2024, Meeting
Number 24-05
Moved by Julian Yang
Seconded by Chris Polsinelli
That the Committee of Adjustment Minutes from Meeting Number 24-05
be adopted as printed and circulated.
Carried
6. Presentation of Applications
6.1 C-2023-06 - Tangreda - 20 Oak Court - Deferral Report
Planning Staff are requesting a deferral of the above noting consent
application for 20 Oak Court (C-2023-06).
Additional time is needed for more detailed drawings to be provided and a
review to be undertaken to further understand the proposed development
plans, including how the applicant proposes to provide a driveway
connection to Spruce Street.
Staff recognize the importance of making informed decisions and believe
the requested deferral will enable a more accurate and aligned
Page 2 of 15
3
interpretation of applicable Official Plan policies and Zoning By-law
provisions.
As a result, Staff are requesting the subject application be deferred for
consideration until more a more comprehensive development plan can be
provided.
Moved by Michael Visconti
Seconded by Jane Stevenson
That the Consent Application C-2023-06 be DEFERRED.
Carried
6.2 MV-2024-12 - Boyd - 11 Kennedy St. W
The applicant is requesting relief from the requirements of the Town’s
Comprehensive Zoning By-law 6000-17, as amended to construct a 2-
storey addition at the rear of the existing single-detached dwelling.
Additionally, the applicant is proposing to renovate the existing detached
garage, front porch, and steps, maintaining their current location and size.
The following relief is being requested:
1. Section 24.497.3.2 of the Zoning By-law requires a minimum
interior side yard of 3.0 metres beyond the main rear wall of the
adjacent dwelling. The applicant is proposing a two-storey addition,
which is 1.5 metres to the interior side property line, thereby
requiring a variance of 1.5 metres.
2. Section 7.2 of the Zoning By-law requires a minimum interior side
yard of 1.2 metres. The applicant is proposing a detached garage,
which is 0.7 metres to the interior side property line, thereby
requiring a variance of 0.5 metres.
3. Section 4.20 of the Zoning By-law states steps require a minimum
front yard of 4.5 metres. The applicant is proposing to renovate the
existing porch with steps that are 2.4 metres to the front property
line, thereby requiring a variance of 2.1 metres.
4. Section 4.20 of the Zoning By-law states open-sided porches
require a minimum front yard of 4.5 metres. The applicant is
proposing to renovate the front porch. The proposed porch is 3.5
Page 3 of 15
4
metres to the front property line, thereby requiring a variance of 1
metre.
The Chair invited the Applicant or Owner to address the Committee. In
attendance was the agent David D'andre. 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 about separation distance between the house
and the garage and sought clarification on whether it met zoning
regulations.
Moved by Chris Polsinelli
Seconded by Jane Stevenson
That the Minor Variance application MV-2024-12 be APPROVED.
Carried
6.3 MV-2024-15 - Battaglini - 34 Cossar Dr
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 rear of the existing detached
dwelling. The following relief is being requested:
1. Section 24.497.3.2 of the Zoning By-law requires a minimum
interior side yard of 3.0 metres beyond the main rear wall of the
adjacent dwelling. The applicant is proposing a one-storey addition,
which is 1.2 metres to the interior side property line.
The Chair invited the Applicant or Owner to address the Committee. In
attendance was the owner Daniella Battaglini. 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 had no comments or concerns regarding the application.
Moved by Michael Visconti
Seconded by Julian Yang
Page 4 of 15
5
That the Minor Variance application be APPROVED
Carried
7. New Business
None.
8. Adjournment
Moved by Jane Stevenson
That the meeting be adjourned at 7:25 PM.
Carried
Page 5 of 15
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 4 -16
_______________________________________________________________________________________
Subject: Minor Variance Application
York Region District School Board
155 Wellington Street West
PLAN 102 PT LOT 40
File: MV-2024-16
Related File: SP-2020-13, SPM-2023-07
Prepared by: Kenny Ng, Planner
Department: Planning and Development Services
Date: July 11, 2024
_______________________________________________________________________________________
Application
The applicant is requesting relief from the requirements of the Town’s Comprehensive
Zoning By-law 6000-17, as amended, to create a third driveway on Murray Drive to
accommodate 50 new parking spaces and 2 barrier-free spaces at the Aurora High
School.
Proposed Variance
The following relief is being requested:
a) Section 5.5.4 (d) of the Zoning By-law 6000-17 states that driveways shall not
exceed two (2) in number. The applicant is proposing three (3) driveways.
Background
Subject Property and Area Context
The subject lands are municipally known as 155 Wellington Street West, located south of
Wellington Street West, on the west side of Murray Drive. The subject lands currently
accommodate an existing institutional use, known as the Aurora High School. The subject
lands have an approximate lot area of 6.45 hectares (15.94 acres), and an approximate
lot frontage of 350.01 m (1,148.33 ft). The existing two-storey institutional building has a
Page 6 of 15
July 11, 2024 2 of 7 Report No. MV-2024-16
Gross Floor Area of 13,874.6 m2 (149,345 ft2) with a total of 148 parking spaces and 4
barrier-free spaces with two driveway access from Murray Drive. There is an existing
school sports field to the south of the building.
Proposal
The applicant proposing to extend the existing southerly parking lot of the school and
provide an additional 50 parking spaces. As a result, a third driveway access is required.
The applicant has applied for a Minor Site Plan application (SPM-2023-07) for the
additional parking spaces. Currently, no building addition is being proposed to the Aurora
High School.
The purpose for the additional parking spaces is to fulfill an Ontario Land Tribunal (OLT)
order on the adjacent lands located at 145 &147 Wellington St W. The OLT approved an
infill Site Plan application (SP-2020-13) for three stacked townhouses containing 56
dwelling units. The site plan condition requires that fifty (50) temporary parking spaces
be provided at 155 Wellington Street West or any other location satisfactory to the Town
for the duration of constructing the stacked townhouse units, and the parking spaces will
be temporarily reserved for the existing residents living in the 2 multi storey apartment
buildings at 145 &147 Wellington St W. Once the construction for the stacked townhouse
units is completed, the 50 parking spaces constructed at 155 Wellington St W will
permanently become part of Aurora High School’s parking spaces and will no longer be
used by the residents at 145 & 147 Wellington St W.
Official Plan
The subject property is designated ‘Community Services and Facilities’ by the Town of
Aurora Official Plan. Public School is a permitted use within the Community Services and
Facilities designation.
Zoning
The subject property is zoned ‘I (Institutional Zone)’ under Zoning By-law 6000-17, as
amended, which permits a Secondary School.
Related Planning Applications
SPM-2023-07
The Minor Site Plan application for the proposed alternation to the existing parking area
and addition of parking spaces and driveway has been submitted to the Town and is
currently under review. Professional plans and reports such as landscape plan, parking
Page 7 of 15
July 11, 2024 3 of 7 Report No. MV-2024-16
plan, Stormwater Management Report, Transportation Impact Study, Site Servicing Plan
have been submitted to address any technical requirements from the Town and external
agencies.
Preliminary Zoning Review
A Preliminary Zoning Review (PZR) has been completed by the Town of Aurora’s Building
Division. The PZR identified the required variance and no other non-compliance was
identified.
Applicant’s stated reason(s) for not complying with the Zoning By-law
As stated by the applicant, “The addition of a third access point is ideal to disperse traffic
flow and improve site circulation between students and the residents of 145 & 147
Wellington Street West.”
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2024-16 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 subject property is designated ‘Community Services and Facilities” by the Town of
Aurora Official Plan and the intent of the designation is to protect the function of existing
uses and to facilitate the development of additional facilities to support the local
community and strengthen the role of the Town as a regional service provider.
As it pertains to the subject Minor Variance application, Section 10.2.4 b) of the OP
outlines that “Vehicular access shall be located and designed to discourage vehicular
traffic or parking generated by community facilities from intruding into local residential
neighbourhoods.”
Based on the site layout, planning Staff are of the opinion that the proposed access point
for the additional driveway and the extension of the existing parking lot to provide
additional parking spaces have been designed in a manner intended to promote safety
for pedestrians. Furthermore, vehicular traffic will be further dispersed through the
introduction of the additional access point, while having minimal to no impact to the
existing surrounding neighbourhood. As outlined in previous sections, the additional
parking spaces are intended to be used by the residents at 145 & 147 Wellington St W
only on a temporary basis. The driveway will provide for specific access to the south end
parking lot and will help separate the users for the school and the apartment residents.
Page 8 of 15
July 11, 2024 4 of 7 Report No. MV-2024-16
The Town’s traffic engineer has also reviewed the subject application and the submitted
Transportation Impact Study prepared by Paradigm Transportation Solutions Limited and
have no concern with the proposed driveway and associated parking lot expansion.
It is therefore the opinion of Planning staff that the proposed variance maintains the
general intent and purpose of the Official Plan.
b) The proposed variance meets the general intent of the Zoning By-law
The subject property is zoned ‘Institutional’ under Zoning By-law 6000-17, as amended,
which permits a Public School. The intent of Section 5.5.4 d) of the Zoning By-law is to
limit the maximum number of driveways to two (2) as well as to regulate the design of
driveways to ensure that there is adequate space for landscaping and the placement of
utilities, and to ensure there are no adverse impacts on sidewalks, roadways or
streetscape and that adequate space for parking remains available.
With a lot frontage of 350.01 m (1,148.33 ft) along Murray Drive, Planning staff are of the
opinion that the subject property has an extensive lot frontage to comfortably
accommodate the additional driveway configuration proposed without compromising the
soft landscaping space along the frontage of Murray Drive. Staff also notes that
additional landscaping will be provided for the subject lands along the proposed so uth
end parking lot expansion, ensuring a high-quality streetscape is maintained. The
proposed driveway is also separated from the nearest driveway by over 30 m, which helps
to minimize any potential impact to site circulation and access safety. The applicant has
also submitted detailed site servicing and grading plan for the proposed development to
ensure that the proposed driveway would not conflict with any existing servicing and
utility lines.
With a very generous existing lot frontage along Murray Drive, combined with sufficient
separation distance being provided between each driveway, staff are of the opinion that
the proposal will result in no negative impacts to the overall character of the streetscape.
Additionally, sufficient space is retained for the subject property to provide adequate
landscaping and parking space. Planning Staff are therefore of the opinion that
increasing the number of driveways to three on the subject property as proposed will not
result in any negative impacts and are of the opinion that the general intent and purpose
of the Zoning By-law is met.
c) The proposed variance is considered desirable for the appropriate development of the
land
In permitting for an additional driveway on the subject property, staff are of the opinion
that this will allow for enhanced vehicular movement, in allowing the apartment residents
Page 9 of 15
July 11, 2024 5 of 7 Report No. MV-2024-16
to have a separate access to their parking. In addition, this will further mitigate for any
potential impacts with vehicular movement within the parking lot, as an additional point
of entry/exit is being provided. Staff are of the opinion that this will result in traffic being
accommodated on site to the greatest extent possible, and will significantly minimize the
potential parking impacts off site.
Planning staff are of the opinion that allowing an increase in the number of driveways
permitted for this site would allow for safe and efficient inbound and outbound traffic
movements throughout the property. Town Operation staff has reviewed the subject
application and have no concerns with the proposed access subject to applicable permits
(Road occupancy and Curb Cut) being acquired for the construction of the driveway. The
additional driveway would also allow for enhanced vehicular access guidance to separate
the school visitors and the apartment residents at 145 & 147 Wellington St W while the
additional parking spaces are being temporarily used by off site residents in the duration
of the construction.
Staff are of the opinion that the variance as proposed is considered to be desirable for the
appropriate development and use of the land.
d) The proposed variance is considered minor in nature
The Town’s Engineering and Operations department have reviewed the proposed
application with no objection. It is Staff’s opinion that the proposed variance to permit an
additional driveway access is warranted to improve traffic movements. Given the
substantial size of the property (15.94 acres) and it’s lot frontage (1,148.33 ft) along
Murray Drive. The subject property has sufficient amount of space to accommodate all
three driveways. As such, staff therefore consider the variance to be 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.
Page 10 of 15
July 11, 2024 6 of 7 Report No. MV-2024-16
Department or Agency
Comments
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.
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan
Page 11 of 15
July 11, 2024 7 of 7 Report No. MV-2024-16
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2024-16 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 12 of 15
EXISTING 2 STOREYSCHOOL BUILDING3.651.502.705.30
REMOVE EXISTING CONC.CURB AND BUILD 2 NEWBARRIER-FREE PARKINGSPACESEXISTING FIRE ROUTEEXTENT OF EXISTING PARKINGTO REMAIN UNDISTURBEDLOCATION OF ROADIS APPROXIMATE2729MURRAY DRIVEEXTENT OF NEW PARKING AREA7.00NEW DRIVEWAY MATCHESEXISTING PAVEMENTNEW PARKING AREA13.72 14.62500mm BUFFER FOR SNOWREMOVAL. (BETWEEN BACK OFWALL AND PARKING SPACE) TYP.7.81PARKING STATSTOTAL PARKING SPACES WITHIN NEW PARKING AREA = 56a). 50 RESIDENT SPACESb). 6 SPACES REPLACING 6 LOST TO NEW DRIVEWAY ACCESS WITHIN EXISTING PARKING LOTTOTAL PARKING SPACES WITHIN EXISTING PARKING LOT = 152a). 148 EXISTING REGULAR SPACESb). 2 EXISTING BARRIER-FREE SPACESc). 2 NEW BARRIER-FREE SPACESTOTAL PARKING SPACES ON SITE = 208 (INCLUDING 4 BARRIER-FREE SPACES)MILESTONE CRESCENTEXISTING 2 STOREY
SCHOOL BUILDING ANDERSON PL9.997.808.42 9.7812.82
10.53
5.30 7.00 5.30
2.701.006.032.4815.250.50 0.50
26.51PROPOSED SIENNA STONERETAINING WALL c/w GUARDRAIL/FENCE(REFER TO LANDSCAPE DRAWINGS)0.50 8.705.7215.59 1.00PRECAST CONCRETE CURBASPHALT TO BE REMOVED AND AREARE-INSTATED WITH TOPSOIL AND SOD(REFER TO LANDSCAPE DRAWINGS)TURNAROUNDSPACER5
.
0
0
R3.006 SPACES LOST TO NEWDRIVEWAY ACCESSEXISTING LINEPAINTING TO BEREMOVEDR
6
.
0
0 R6.000.30SIDEWALKS AND CURBS TO BEINSTALLED IN ACCORDANCE WITHTOWN OF AURORA DESIGN CRITERIADRAWING NO. R-2150.30
0.30
NOTE: REPLACE EXISTING CURB ANDSIDEWALK AND RESTOREBOULEVARD WITH TOPSOIL AND SOD.BACKFILL WITH UNSHRINKABLE FILLUNDER THE ROAD AND SIDEWALK1.00
50cm STOP BAR TO BE INSTALLED INACCORDANCE WITH TOWN OFAURORA DESIGN CRITERIADRAWING NO. R-207STOP SIGN TO BE INSTALLED INACCORDANCE WITH TOWN OFAURORA DESIGN CRITERIADRAWING NO. R-2070.30 DRIVEWAY CURB OPSD 600.11ANDERSON PLMURRAY DRIVEMILESTONE CRESCENTANDERSON PLBAADJACENT RESIDENTIALADJACENT RESIDENTIAL
WELLINGTON STREET WEST EXISTING 2 STOREY SCHOOLproject numberdrawingdatechk'ddrawnscaleprojectownerno.daterevisionDO NOT SCALE DRAWINGSAll drawings are the property of the Architect and must bereturned upon request.Contractor shall check all dimensions and report anydiscrepancies to the Architect before proceeding with the work.The contractor and/or engineeer shall verify u/s footingelevations and soil bearing capacity prior to excavation and thecommencement of work.770 BROWN'S LINE, TORONTO, ON M8W 3W2 - T(416) 252-5679 F(416) 252-9637155 WELLINGTON STREET W.AURORA HIGH SCHOOLPARKING LOTIMH 145 & 147 WELLINGTON LTD.3280 BLOOR STREET WEST,SUITE 1400TORONTO, ONTARIO,CANADA M8X 2X316030P-1PARKING PLANAS NOTEDFEBRUARY 2024SYBB SY 1 DEC 19, 2023 ISSUED FOR SPAOVERALL SITE PLANSCALE 1:1250PARTIAL SITE PLAN 'A'SCALE 1:250PARTIAL SITE PLAN 'B'SCALE 1:250NNDRAWING NORTHTRUE NORTHDRAWING CREDITSSURVEY INFORMATION TAKEN FROM AUTOCADDRAWING PROVIDED BY STARLIGHTINVESTMENTSSY 2 FEB 29, 2024 ISSUED FOR COORDINATIONAppendix BNew Proposed DrivewayNew DrivewayPage 13 of 15
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: July 11, 2024
_______________________________________________________________________________________
Application
Planning Staff are requesting a deferral of the above noting consent application for 31
Kennedy Street West (C-2024-02).
Additional time is required for the applicant to provide additional drawings and allow Staff
to review the proposed development plans. While the applicant does not intend to
immediately develop the severed lot, Staff require additional information to understand
the potential impacts of a new detached dwelling and the placement of the additional
driveway as it relates to the grading, existing vegetation and the adjacent utilities (ie. fire
hydrant and utility box).
Staff recognize the importance of making informed decisions and believe the requested
deferral will enable a more accurate and aligned interpretation of applicable Official Plan
policies and Zoning By-law provisions.
As a result, Staff are requesting the subject application be deferred for consideration until
more a more comprehensive development plan can be provided. Similarly, Staff are
requesting a deferral of the related minor variance applications (MV-2024-17 & MV-2024-
18) submitted to facilitate the subject consent application.
Page 14 of 15
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: July 11, 2024
_______________________________________________________________________________________
Application
Planning Staff are requesting a deferral of the above noting minor variance applications
for 31 Kennedy Street West (MV-2024-17 & MV-2024-18). Similarly, Staff are requesting a
deferral of the related consent application (C-2024-02).
Additional time is required for the applicant to provide additional drawings and allow Staff
to review the proposed development plans. While the applicant does not intend to
immediately develop the severed lot, Staff require additional information to understand
the potential impacts of a new detached dwelling and the placement of the additional
driveway as it relates to the grading, existing vegetation and the adjacent utilities (ie. fire
hydrant and utility box).
Staff recognize the importance of making informed decisions and believe the requested
deferral will enable a more accurate and aligned interpretation of applicable Official Plan
policies and Zoning By-law provisions.
As a result, Staff are requesting the subject application be deferred for consideration until
more a more comprehensive development plan can be provided.
Page 15 of 15