Agenda - Committee of Adjustment - 20240111Town of Aurora
Committee of Adjustment
Meeting Agenda
Date:Thursday, January 11, 2024
Time:7:00 p.m.
Location:Video Conference
Meetings are available to the public via live stream on the Town’s YouTube channel. To participate
electronically, please visit aurora.ca/participation.
Pages
1.Call to Order
2.Land Acknowledgement
3.Approval of the Agenda
That the Agenda as circulated by the Secretary-Treasurer be approved.
4.Declarations of Pecuniary Interest and General Nature Thereof
5.Receipt of the Minutes
5.1 Committee of Adjustment Meeting Minutes of December 14, 2023,
Meeting Number 23-12
That the Committee of Adjustment Minutes from Meeting Number 23-12
be adopted as printed and circulated.
6.Presentation of Applications
6.1 MV-2023-39 - Tobin - 38 Marsh Harbour 1
6.2 MV-2023-33 - MXL Engineering & Associates - 193 Kennedy St. W 2
6.3 MV-2023-41 - Wellington Group Investments Inc. - 126 Wellington St. W 12
6.4 MV-2023-42 - First Step Design Ltd. - 91 Cousins Dr 20
6.5 MV-2023-38 - Fu - 57 Glass Drive 35
6.6 C-2023-08 - Maple Lane Lands & Development - 28 Wells St 49
6.7 MV-2023-40 - Maple Lane Lands & Development - 28 Wells St 67
7.New Business
8.Adjournment
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 3 -39
_______________________________________________________________________________________
Subject: Minor Variance Application
Tobin
38 Marsh Harbour
PLAN 65M2358 LOT 40
File: MV-2023-39
Prepared by: Kenny Ng, Planner
Department: Planning and Development Services
Date: January 11, 2024
_______________________________________________________________________________________
Application:
Planning Staff are requesting a deferral of the above noted minor variance application for
38 Marsh Harbour (MV-2023-39).
Additional time is needed for more detailed drawings to be provided and a review to be
undertaken regarding the separation between the structure and the edge of the water of
the pool. This delay will allow staff to thoroughly assess and re-evaluate the development,
with appropriate notice to also be delivered regarding the need for any additional
variances as required. Staff recognize the importance of making informed decisions and
believe the requested deferral will enable a more accurate and aligned interpretation of
the Zoning By-law provisions.
As a result, Staff are requesting the subject application be deferred for consideration until
a more detailed plan can be provided showing the separation of the structure to the edge
of the water of the pool, and subsequent review conducted.
Page 1 of 90
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 3 -33
_______________________________________________________________________________________
Subject: Minor Variance Application
MXL Engineering & Associates
193 Kennedy Street West
Plan 246 Lot 32
File: MV-2023-33
Prepared by: Antonio Greco, Planner
Department: Planning and Development Services
Date: January 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 an open-air cabana
accessory structure at the rear of the subject property, as shown in Appendix ‘B’.
The following relief is being requested:
a) Section 7.2 of the Zoning By-law requires a minimum exterior side yard setback
of 9 metres. The applicant is proposing an open-air cabana accessory structure
with one corner of the structure 1.0 metres from the property line.
Background
Subject Property and Area Context
The subject property is municipally known as 193 Kennedy Street West and located on
the southeast corner of Kennedy Street West and Highland Court, a dead-end street. The
property has a lot area of approximately 3,608 square metres (38,836 square feet), with
a lot frontage of 40.6 metres (133.2 feet) along Kennedy Street West and 80.4 metres
(263.7 feet) along Highland Court. The property features two existing driveway access
points – one from Kennedy Street West and the other from Highland Court. A new single
detached dwelling is currently under construction on the subject property, with the
Page 2 of 90
January 11, 2024 2 of 8 Report No. MV-2023-33
neighbourhood characterized as a mature estate residential area, with large lots, ample
separation between buildings, and mature landscaping.
Application History
The subject minor variance application was originally presented to the Committee of
Adjustment on October 12, 2023. The Applicant has now revised the minor variance
application to demonstrate a 1.0 metre setback versus the previously submitted 0 metre
setback.
Proposal
The owner is proposing an open-air cabana accessory structure with a gross floor area
of 24.82 square metres (267 square feet) and a height of approximately 4 metres (13 feet
2 inches), which is to be located with one corner of the structure 1.0 metres from the
exterior side yard lot line. The requested variance is specifically for a reduced exterior
side yard setback due to the property being a corner lot.
Official Plan
The subject property is designated “Suburban Residential” by the Town of Aurora Official
Plan, which seeks to ensure that estate residential areas shall be limited to detached
dwellings and accessory structures supporting the principal residence, as part of the
extremely low-density residential neighbourhood character.
Zoning
The subject property is zoned “Detached First Density Residential R1” in the Town of
Aurora’s Comprehensive Zoning By-law. Residential uses and accessory structures are
permitted under this zoning.
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 with the
proposed cabana was identified.
As an aside, there is an existing woodshed currently erected outside the subject property
boundaries and in the public right of way, as shown in Appendix ‘B’. This woodshed has
been existing on the property for some time and prior to the current owner taking
possession of the property. By-law services are aware of the shed and its location and
are evaluating its status. The existence of this shed and the By -law Services review are
Page 3 of 90
January 11, 2024 3 of 8 Report No. MV-2023-33
considered to be entirely separate from this subject minor variance application, although
the Owner has also expressed support for its removal.
Applicant’s stated reason(s) for not complying with the Zoning By-law
The applicant has advised staff that the cabana is being located in a manner to preserve
amenity area on the property.
Planning Comments
Planning staff have evaluated Minor Variance Application MV-2023-33 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 “Suburban Residential” by the Town of Aurora Official
Plan. The intent of the Suburban Residential designation is to maintain a low-density
residential setting, with policies also encouraging a high development standard.
Accessory structures including cabanas are permitted within the designation, with the
proposed being accessory and subordinate to the primary single detached residential
dwelling.
It is the opinion of staff that the proposed variance is not anticipated to result in any
significant negative impacts on the character or streetscape of the existing
neighbourhood, nor result in any incompatibility concerns. The cabana is proposed at the
rear of the property, where it will not be visible from the street due to the dense landscape
screening existing along Highland Court. Furthermore, the existing low-density lots within
the neighbourhood result in there being large separation between neighbouring
properties such that there are no privacy, drainage or encroachment concerns. The
proposed location of the cabana does not impact the residential character of the
neighbourhood, as it is a permitted use.
The location and siting/orientation of the proposed structure allows for the foundation to
be placed in a relatively open area of the property that will preserve amenity area in the
rear yard. There are no adverse impacts or visibility concerns to the street with the
proposed 1.0 metre setback, nor are there any concerns from staff regarding
maneuverability or encroachment into the Town’s right of way. The orientation of the
cabana only contemplates the one westerly corner of the structure to be located 1.0
metre away from the property boundary, and the appropriate conditions of approval from
Parks have also been implemented, including for required tree protection fencing and
compensation and offsetting.
Page 4 of 90
January 11, 2024 4 of 8 Report No. MV-2023-33
The proposed cabana will also be modest in scale and supports the Official Plan by being
accessory and subordinate in nature, while being built to a high design standard,
promoting amenity area, and having no impact to the streetscape or public right of way.
The subject property has over 80 metres of yard along Highland Court, with the most
adjacent neighbouring property to the south being approximately 15 metres away from
the proposed structure. Both the southern and western property boundaries feature
landscaping and vegetation such that the proposal will not be visible from the street, with
Highland Court also being a dead-end cul-de-sac (with this not changing or being
impacted by the Highland Gate development to the south, and no road extension
occurring), and there also being no public sidewalk along Highland Court.
Based on the above, staff believe that the requested variance is in keeping with the
general intent of the Official Plan and that there will be no adverse impacts.
b) The proposed variance meets the general intent of the Zoning By-law
Accessory structures, including cabanas, are permitted within the "Detached First Density
Residential (R1) Zone" of the Town of Aurora's Zoning By-law.
The intent of the exterior side yard setback provision is to ensure appropriate and
adequate spacing for privacy, landscaping, access, and drainage between abutting
properties, however the subject exterior side yard setback provision is also specifically
intended to apply to more traditional open corner lots with high visibility from both
intersecting streets and minimal landscape coverage to ensure buildings due not impact
sightlines or impact the general consistency of the neighbourhood. The subject property
is a corner lot such that the required variance is necessitated, but it does not contain the
typical openness and high visibility to justify the subject 9 metre exterior side yard
setback as per the Town’s Zoning By-law.
The property contains dense vegetation and landscaping along Highland Court such that
the proposed structure will not be visible from the street. It is also only one corner of the
cabana that is subject to the variance. Vegetation is also present along the south and
eastern property boundaries, such that the proposed location is suitable to activate rear
yard amenity area. Again, despite being technically an exterior side yard, the cabana is
ultimately placed in the rear back yard portion of the subject property. The location of the
cabana will not result in any conflicts from a building separation or sightline perspective,
it will have no impact on the streetscape, staff have no concerns about maneuverability
or access into the right of way, and the proposal also remains subordinate to the primary
dwelling as an accessory structure. Further, the open-air design of the proposed allows
the cabana to integrate well with the naturalized area and be less intrusive.
Page 5 of 90
January 11, 2024 5 of 8 Report No. MV-2023-33
The grading of the subject property is proposed to remain as is, and the large lot areas of
the neighbourhood ensure there are no privacy concerns or adverse impacts to abutting
properties. As mentioned, Highland Court is also a dead-end cul-de-sac with minimal
traffic and no public sidewalk, such that visibility of the proposed cabana is even further
reduced. The proposed will not constitute the overdevelopment of the property, nor will it
result in any maneuverability concerns.
The Zoning By-law under Section 4.1 (Accessory Buildings and Uses) recognizes that a
reduction in setback for accessory structures is often required to maintain the open
space of a yard. Under this section, accessory buildings or structures shall be located up
to 1.0 metre from the rear lot line. The subject property is identified as a corner lot, and
the exterior side yard provision technically applies, however the proposed cabana is
located at the backyard of the property, and in line with the general intent of the Zoning
By-law, the 1.0 metre setback allows the open space of the yard to be maintained.
Further, the cabana complies with all other zoning provisions including height and lot
coverage, and as such, staff are of the opinion that the proposed Minor 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 location of the open-air cabana will result in the removal of two existing trees. That
said, staff have enforced a condition of approval regarding a two to one replanting ratio,
which will direct the Owner to plant four new trees as compensation. Given the condition
placed on the minor variance approval, staff believe that the proposed variance is
desirable as it will also result in additional tree plantings on site. Furthermore, the
proposed cabana will not have any impacts to the streetscape or character of the
neighbourhood. The open-air design of the cabana and enhanced screening on the
property and large lot size will make the proposal visually unobtrusive, with there also
being no conflicts regarding grading or drainage.
Planning staff are of the opinion that the cabana provides for additional amenity space
with adequate separation for privacy and maneuvering. The visual impact of the cabana
is also heavily mitigated by the existing landscaping.
The requested variance is desirable for the appropriate development of the site.
d) The proposed variance is considered minor in nature
The question of the minor nature of a proposed variance can be related to its scale and
impact on adjacent properties.
Page 6 of 90
January 11, 2024 6 of 8 Report No. MV-2023-33
Planning staff are of the opinion that the requested variance will not have a negative
impact on surrounding properties or Kennedy Street West/Highland Court and believe
that the variance is minor in nature. The overall size and scale of the proposed cabana is
moderate, as it features an open design layout through the use of pillars, and it does not
pose any character incompatibility or massing concerns. Given the large lot size for the
property and neighbouring lots, the open-air cabana is a modest structure that does not
represent the overdevelopment of the lands and it will be subordinate to the primary
dwelling, out of sight from the public realm, and adequately separated from abutting
residential properties.
As such, staff are of the opinion that the requested variance is 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 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
additional written submissions be received after writing this report, the Secretary-
Treasurer will provide the submission(s) to Committee members at the meeting.
Page 7 of 90
January 11, 2024 7 of 8 Report No. MV-2023-33
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 conditions outlined in Appendix ‘A.’
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan
Appendix ‘C’ – Elevations
Page 8 of 90
January 11, 2024 8 of 8 Report No. MV-2023-33
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2023-33 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’ and ‘C’ to this Staff Report, to the satisfaction of
the Director of Planning and Development Services or designate.
2. That the Owner shall pay the LSRCA Plan Review Fee in accordance with the
approved Fees Policy (Note: payment is currently outstanding for the LSRCA
review of the minor variance application of $536.00 per the LSRCA Fees Policy).
3. That the owner shall be required to provide tree protection fencing in accordance
with Town standards for existing trees in the vicinity of proposed construction and
construction access routes.
4. The Owner shall be required to provide compensation plantings in accordance with
a two to one (2:1) replanting ratio for any trees designated to be removed to
facilitate construction. Tree removals shall adhere to the Town’s tree removal
permit by-law.
Page 9 of 90
1649 ST. Clair Avenue W, TORONTO ON M6N 1H7email: engineering@mxlengineering.caPhone: 647.621.1246www.mxleng.caAssociatesMXL ENGINEERING & ASSOCIATES, INC.DATEDRAWING No.JOB No.PROJECTDATESCALETITLENOV. 2023193 KENNEDY STREET WESTNO.DESCRIPTION OF ISSUEB.M. LOPES100177584PROVINCE OF ONTARIO L ICENSED PROFESSIONAL ENGINEER06/12/1621/11/23JUN. 01, 2023FOR CLIENT APPROVALJUN. 19, 2023ISSUED FOR PERMITJUL. 07, 2023ISSUED FOR PERMIT REVISIONNOV. 21, 2023ISSUED REVISION122-22921/32" : 1'-0"A-01.01SITE PLANPage 10 of 90
1649 ST. Clair Avenue W, TORONTO ON M6N 1H7email: engineering@mxlengineering.caPhone: 647.621.1246www.mxleng.caAssociatesMXL ENGINEERING & ASSOCIATES, INC.DATEDRAWING No.JOB No.PROJECTDATESCALETITLENOV. 2023193 KENNEDY STREET WESTNO.DESCRIPTION OF ISSUEB.M. LOPES100177584PROVINCE OF ONTARIO L ICENSED PROFESSIONAL ENGINEER06/12/1621/11/23JUN. 01, 2023FOR CLIENT APPROVALJUN. 19, 2023ISSUED FOR PERMITJUL. 07, 2023ISSUED FOR PERMIT REVISIONNOV. 21, 2023ISSUED REVISION122-22923/16" : 1'-0"A-02.01PROP. CABANAPage 11 of 90
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 3 -41
_______________________________________________________________________________________
Subject: Minor Variance Application
Wellington Group Investments Inc .
126 Wellington St. W
PLAN 517 PT BLK B
File: MV-2023-41
Prepared by: Kenny Ng, Planner
Department: Planning and Development Services
Date: January 11, 2024
_______________________________________________________________________________________
Application
The applicant is requesting relief from the requirements of the Town’s Comprehensive
Zoning By-law 6000-17, as amended, to permit the operation of a Veterinarian Clinic. A
location map is attached as Appendix ‘B’ to this report.
a) Section 24.35.1 of Zoning By-law 6000-17 does not list a Veterinarian Clinic as a
permitted use. The applicant is proposing to add a Veterinarian Clinic as a
permitted use for the property.
Background
Subject Property and Area Context
The subject lands are municipally known as 126 Wellington Street West and are located
on the north side of the Wellington Street West, east of Haida Drive. The subject lands
contain an existing and established commercial plaza and have an approximate lot area
of 14,161.7 square metres (1.03 acres), and an approximate lot frontage of 73.6 metres
(241.47 feet). The commercial plaza is two storeys, consisting of several commercial
shops on the ground floor as well as office uses on the second floor. The building has an
approximate gross area of 5,100 square metres (54,897 square feet). The unit with the
proposed change of use was previously used as a medical clinic and has a floor area of
223 square metres (2,400 square feet).
Page 12 of 90
January 11, 2024 2 of 6 Report No. MV-2023-41
Proposal
The applicant is proposing a Veterinarian Clinic within a unit of the existing commercial
plaza. The unit was previously used as a medical clinic but is currently vacant and
underutilized. The proposal is not seeking to make any changes to the external building
or structure.
Official Plan
The subject property is designated ‘Existing Commercial’ by the Town of Aurora Official
Plan. Schedule C of the Official Plan further designates the subject lands as a recognized
Convenience Commercial Centre.
Zoning
The subject property is zoned site-specific “Community Commercial – C4(35)” by Zoning
By-law 6000-17, as amended. The site-specific zoning does not outright list Veterinarian
Clinic as a permitted use.
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 application form, “The site specific zoning C4(35) does not permit a
‘Veterinarian Clinic’. Parent C4 Zone does permit the use of a ‘Veterinary Clinic’.”
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2023-41 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 “Existing Commercial” designation provides for commercial development areas that
are not expected to accommodate significant expansion through intensification or be
converted to other non-commercial uses. The designation permits for commercial uses
including retail stores, restaurants, and personal service shops. Veterinarian Clinics are
typically categorized as a commercial use and are permitted under the designation.
Page 13 of 90
January 11, 2024 3 of 6 Report No. MV-2023-41
The existing building consists of two levels, with the at-grade units being commercial
storefronts, and the second level being office spaces. The proposed veterinary clinic is
proposed to be located in the at-grade southeast corner unit of the building, which was
previously used as a medical clinic.
It is Planning Staff’s opinion that the proposed variance is not anticipated to result in any
negative impacts on the character or function of the existing building in the surrounding
neighbourhood, nor result in any incompatibility or parking concerns. The new use will
occupy an existing but currently vacant unit in the commercial property. There are a
variety of existing commercial uses within the building, including convenience retail,
restaurants, service commercial, and commercial offices, and the inclusion of a
Veterinarian Clinic maintains the diverse range and mix of commercial opportunities as
intended through the Official Plan.
Overall, the requested variance fulfills the goal of the Official Plan in permitting a
commercial use and allows for the subject lands to be used to enhance the commercial
activity and vibrancy of the area. As such, staff are of the opinion that the requested
variance meets the general intent of the Official Plan.
b) The proposed variance meets the general intent of the Zoning By-law
The subject property’s site-specific zoning does not explicitly list Veterinarian Clinic as a
permitted use, however, the parent Community Commercial C4 zone allows the use
outright.
The unit was previously used as a medical clinic providing similar commercial service
within the property. The proposed addition of ‘Veterinarian Clinic’ as a permitted use will
serve to supplement the commercial use of the building and is not anticipated to create
any conflict with any existing uses within the building provided its similarity in nature with
the previous use of the unit. The use is commercial in nature and compatible and
consistent with the intent of the zone and established function of the site. It is staff’s
understanding that the existing site specific zoning is the result of legacy zoning from the
Town’s previous by-laws, and as such the express intent was never to outright prohibit
Veterinarian Clinics but rather that the use failed to be expressly listed as permitted
historically.
Staff are of the opinion that the requested variance meets the general intent of the Zoning
By-law.
c) The proposed variance is considered desirable for the appropriate development of the
land
Page 14 of 90
January 11, 2024 4 of 6 Report No. MV-2023-41
Staff are of the opinion that the proposed variance is desirable, as the new veterinary
clinic will provide an important service amenity to the residents within the surrounding
neighbourhood. The commercial service is also fundamentally similar to what has existed
prior (medical clinic), which eliminates any compatibility concern. The proposed new use
will also serve to provide employment opportunities on a designated commercial area,
and utilize a currently vacant unit. Further, the close proximity of the commercial plaza to
existing residential areas promotes opportunities to access the services by means other
than automobile travel, however the commercial plaza is also still well serviced with
vehicle parking to accommodate the needs of the use. Staff note that per the Zoning By-
law requirements, the parking demand for the previous medical clinic use is in fact also
higher than the rate for Veterinarian Clinics (6.5 spaces per 100 square metres for
medical clinics, 3.6 spaces per 100 square metres for Veterinarian Clinics), and as such
no parking constraints are anticipated, with the existing commercial plaza providing more
than sufficient spaces overall.
Given the above, staff are of the opinion that the proposed variance is considered
desirable for the appropriate development of the lands.
d) The proposed variance is considered minor in nature
In evaluating the impact and scale of the requested variance, it is considered to be minor
in the overall context for the subject development and existing surrounding businesses.
The added veterinary clinic use is not expected to generate any land use incompatibility
concerns. The functionality of the site will not be negatively affected by the proposed
variance, while the proposed use will help to further generate new local employment
opportunities to benefit the economy. The proposed use is also permitted as of right
under the parent Community Commercial zoning, and recognized as appropriate for the
commercial function of the area.
Staff are of the opinion that the requested variance is 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.
Page 15 of 90
January 11, 2024 5 of 6 Report No. MV-2023-41
Department or Agency
Comments
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.
Public Correspondence
Written submissions were not received at the time of writing of this report. Should written
submissions be received after the writing of this report, the Secretary Treasurer will
provide the submission(s) to Committee members at the meeting.
Conclusion
Planning staff have reviewed the application with respect to the Section 45 (1) of the
Planning Act, R.S.O, 1990, c.P.13, as amended, and are of the opinion that the requested
variance meets the four tests the Planning Act for granting of minor variances. Please
refer to Appendix ‘A’ for recommended conditions of approval for the requested variance.
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan
Page 16 of 90
January 11, 2024 6 of 6 Report No. MV-2023-41
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2023-41 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 17 of 90
79.7
41.8
89.5
37.2 14917.88029.69.37.77.3817.3
7
.
7 11.3
1
8
.
5
84.1
46.2PROPOSED CHANGE OF USE
WELLINGTON SQUARE
126 Wellington Street W
Part of Lot 81 Concession 1 West of Yonge
Town of Aurora, Region of York
AM Nov. 25, 202323-02
Source: York Region interactive map and open data.
LEGEND
Subject Lands
95 MURAL STREET, SUITE 402
RICHMOND HILL, ONTARIO L4B 3G2
T: 905.597.8204 F: 905.597.8904
groundswellplan.com
0 3010 20 40m
Scale: 1:750WELLING
T
O
N
S
T
E
JASPER
D
R
HAIDA DRCRESCOL
L
INS
HARRIMAN RDRESIDENTIAL
Commercial - Two Storeys
Commercial - One Storey
Proposed Change of Use from
'Clinic (Medical)' to 'Veterinary Clinic'
Ground Floor Area: ±223.0m² (2,400ft²)
YORK REGION PARK
YORK REGION PARK
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
SITE STATISTICS
Front Yard (min)
Lot Frontage (min) 30.0m
Interior Side Yard (min)
Height (max)10m
Rear Yard (min)
12.0m
7.5m
7.5m
REQUIRED
(C4 Zone)
Lot Area (min)5,000m²
Lot Coverage (max)35%
C4(35)
EP(117
)C4(35)EP(117)EXISTING
±73.6m
<10m
±17.3m
±7.7m
±84.1m
±14,161.7m²
±22.3%
Zone BoundaryRetaining WallGarbag
e
Enclosu
r
e
Scale 1:30,000Key Map
Wellingt
o
n
S
t
W
Aurora
H
ei
g
h
t
s
D
r Yonge StMurray DrKenned
y
S
t
W
Appendix 'B' - Site Plan Page 18 of 90
126 WELLINGTON ST. W. - GROUND FLOOR
AURORA, ONTARIO.
SCALE
0'5'10'
#114#115#116#117#118
#113 #107#108#109#110#111#112
ELEC.
ROOM
MAIN
NO
ACCESS
HW
UP
HW
HW
UP
HW
BOILER
HW
HW
HW
ACCESS
CIRCLE K TIM HORTONS
NO
TAEKWONDO STUDIO
OGENTI SUSHI NAIL SALON LITTLE CAESARSDRY CLEANERS HAIR SALON VACANT FISH AND CHIPS
HYDRO
VAULT
ACCESS
NO
#102
#101
#103
#105B
#104
ROOM
SPRINKLER
ELEVATOR
ROOM
ROOM
PHARMACY
UP
ACCESS
NO
ELEC.
GARBAGE
#105A
35'-10"9'-11"6'-912"18'-9"6'-1012"11'-1012"45'-4"38'-812"
UNIT 118
5'-3"
18'-612"
4'-312"10'-412"10'-412"4'-512"7'-1"7'-512"
6'-11"7'-412"9'-2"15'-1112"7'-212"6'-9"
12'-4"25'-4"6'-912"6'-512"5'-1"6'-10"10'-312"5'-412"32'-012"
24'-9"10'-1012"11'-2"9'-2"5'-1"UP21'-2"7'-4"5'-0"4'-6"7'-4"8'-7"18'-11"7'-2"UNIT 113-114 14'-0"11'-1112"7'-112"35'-2"19'-212"
1,125 SF
6'-7"6'-312"7'-1112"38'-3"10'-3"7'-412"6'-7"13'-1012"9'-012"
19'-3"13'-10"UNIT 109
#1066'-10"33,912 SF
VACANT
DAYCARE
6'-11"
ROOM
4'-6"
3,057 SF
9'-57 8"
8'-0"
9'-6"
UNIT 117
25'-3"10'-11"6'-4"2,086 SF
9'-11"14'-6"37'-10"4'-11"
1,131 SF
VACANT6'-9"UNIT 115-116
9'-512"
2,702 SF 2,765 SF8'-10"9'-712"8'-1"30'-11"10'-11"6'-5"7'-0"38'-912"
19'-4"
7'-7"
6'-912"7'-512"8'-8"
7'-11"
10'-1
0
5 16 "9'-6
"
11'-6"10'-1112"5'-0"7'-11"6'-10"13'-4"
11'-4"18'-1012"6'-10"8'-1"18'-812"
UNIT 108
43'-6"5'-8"7'-412"3'-0"6'-7"26'-0"
19'-4"
6'-2"11'-4"9'-012"8'-9"54'-10"UNIT 111
6'-1"44'-712"9'-012"7'-6"6'-212"
2'-11"
UNIT 112
7'-3"5'-1112"10'-0"7'-212"
19'-3"7'-412"5'-412"8'-112"
19'-4"
1,125 SF
6'-912"
UNIT 11027'-412"8'-2"19'-3"
1,126 SF
9'-9"12'-0"15'-4"
15'-51 2"6'-6"8'-0"
7'-2"
1,113 SF
11'-4"8'-5"12'-4"10'-512"20'-712"5'-9"14'-112"41'-8"7'-0"
UNIT 106-107
15'-6"
1,713 SF
6'-10"
9'-3
1 2 "5'-1"19'-3"7'-3
"7'-512"19'-4
"
15'-7"27'-0"
18'-7
1 2"27'-3
"
18'-01 16"
15'-6"25'-8116"7'-0"26'-0"
8'-0"5'-812"
8'-0"
17'-9"
14'-1
9 16 "25'-912"3'-1012"
8'-0"
18'-8
1 2 "23'-6
"17'-1
"
19'-4
1 2 "
20'-0
1 4 "9'-0"7'-8
"
19'-5"7'-112"9'-6
"
11'-0"
6'-2"18'-10
"10'-3
"
20'-2"
5'-1"8'-0
"9'-0
"31'-0
"
21'-0
"12'-6
"
5'-1"19'-312"
5'-3"
UNIT 101-103 7'-1112"
13'-1
0"
8'-3"7'-112"
18'-812"
12'-4"
13'-1
0
1 2 "11'-312"11'-1"15'-9
"
8'-10"
7'-7
1 16 "9,596 SF
15'-1
"
11'-1
1"9'-5
"15'-6
"
13'-1
1
"
9'-2"9'-512"9'-1
"
5'-4"
9'-9"10'-2
"
8'-10"10'-2
"13'-312"
9'-0"9'-8
"
8'-9
1 2 "9'-0
"
9'-3
1 2 "8'-3
"
8'-8
1 2 "3'-0"8'-3
"
7'-9
1 2 "8'-3
"9'-0
5
8"
11'-6"
10'-1
1
"9'-5
"
10'-9
1 2"9'-512"8'-11
"
6'-10
1 2 "7'-2
"
7'-0"7'-2
"
7'-0
1 2 "5'-412"
6'-4"
15'-1"9'-5
"
14'-9
1 2 "
8'-7"7'-0
"6'-2716"
6'-81 4"7'-112"
46'-7"28'-112"
22'-9
1 8 "16'-8
"
16'-0
1 16 "6'-912"
5'-9"
9'-9
1 2"11'-11"19'-0"19'-518"16'-3
"15'-434"20'-2316"19'-212"
UNIT 105B
2,426 SFUNIT 105A
1,807 SF
COMMON AREA
596 SF
GROSS EXTERIOR AREA
252 SF 417 SF
237 SF
121 SF
130 SF
163 SF
Proposed Veterinary Clinic Unit
LEGEND
Page 19 of 90
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 3 -42
_______________________________________________________________________________________
Subject: Minor Variance Application
First Step Design Ltd.
91 Cousins Drive
Lot 5, Plan 487
MV-2023-42
Prepared by: Katherine Gatzos, Planner
Department: Planning and Development Services
Date: January 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 an attached garage
and second storey addition to an existing one-storey dwelling. The following relief is being
requested:
a) Section 24.497.3.2 of the Zoning By-law requires a minimum interior side yard
setback of 1.5 metres. The applicant is proposing an attached garage and second-
storey addition, which is 1.0 metres to the interior side yard property line.
Background
Subject Property and Area Context
The subject property, municipally known as 91 Cousins Drive, is a corner lot located at
the southwest intersection of Cousins Drive and Edward Street. The property is
rectangular in shape, with an approximate area of 668.27 m2 (7,193.20 ft2) and a frontage
of 18.27 m (59.94 ft). The surrounding residential neighbourhood is generally
characterized by one and two storey dwellings, with instances of infill development. The
properties to the east across Edward Street include various one and two storey
commercial establishments.
Page 20 of 90
January 11, 2024 2 of 8 Report No. MV-2023-42
Proposal
The applicant proposes to construct an enclosed garage and second storey addition to
the existing one-storey dwelling on the subject property. There is an existing carport
attached to the west side of the dwelling that will be demolished to accommodate the
proposed addition.
Official Plan
The subject property is designated “Stable Neighbourhoods” by the Town of Aurora’s
Official Plan. Single detached dwellings are permitted under this designation.
Zoning
The subject property is zoned “Detached Third Density Residential R3-SN (497)” in the
Town of Aurora’s Zoning By-law. Single detached dwellings are permitted under this
zoning category.
Preliminary Zoning Review
A Preliminary Zoning Review (PZR) has been completed by the Town of Aurora’s Building
Division. The PZR identified the required variance, and no other non-compliance was
identified.
Applicant’s stated reason(s) for not complying with the Zoning By-law
As stated on the application form, “We have designed the proposed garage and second
storey addition with the intended use and purpose in mind, we feel that the variance of
0.49 meters is minor in nature and upholds the 4 tests”.
Planning Comments
Planning staff have evaluated Minor Variance Application MV-2023-42 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 Official Plan “Stable Neighbourhoods” designation is to ensure that
residential neighbourhoods are protected from incompatible forms of development, while
allowing the neighbourhoods to be enhanced over time. The Official Plan states that new
development abutting existing residential development shall be sympathetic to the form
and character of existing development with regards to building scale and urban d esign.
Page 21 of 90
January 11, 2024 3 of 8 Report No. MV-2023-42
The surrounding residential neighbourhood is generally characterized by one and two
storey dwellings, with instances of infill development.
Staff are of the opinion that the requested variance will facilitate the development of a
modest extension to an existing one-storey dwelling that is compatible with and generally
in keeping with the low-density residential form and character of the neighbourhood. The
requested variance will not result in any significant negative impact on the character and
streetscape of the existing residential neighbourhood. Existing two-storey dwellings with
enclosed garages are already present on the street, with the subject variance also
promoting the screening of vehicles or storage in the garage space t o enhance the public
realm.
As such, staff are of the opinion that the requested variance is in keeping with the general
intent of the Official Plan.
b) The proposed variance meets the general intent of the Zoning By-law
The intent of the “Detached Third Density Residential R3-SN (497)” zoning is to ensure
that the streetscape and public realm are maintained with appropriately sized and
oriented buildings. The intent of the side yard setback provision is to ensure appropriate
and adequate spacing for landscaping, access, and drainage and to promote level of
openness and privacy between neighbouring properties and reduce overdevelopment of
the site.
The proposed side yard setback of 1.0 metres is within the range of existing side yard
setbacks along Cousins Drive and the proposed addition will still provide space of
approximately 7.76 metres to the west abutting dwelling. With ample space separating
the buildings as well as the existing neighbouring carport, staff are of the opinion that the
requested variance of 1.0 metres for the side yard setback does not result in any conflicts
of proportionality, nor will there be any impact to the usability of the side or access to the
rear yard area. Openness and privacy are also still maintained, including through there
being no side yard entrances, and only one (1) smaller window proposed on the upper
storey of the addition.
Further, as the proposed addition conforms to all other zoning provisions governing
setbacks, lot coverage, gross floor area and building height, staff are of the opinion that
the proposed variance will not result in overdevelopment of the site or produce any
negative impacts on the streetscape.
As such, staff are satisfied that the proposed variance meets the intent and purpose of
the Zoning By-law.
Page 22 of 90
January 11, 2024 4 of 8 Report No. MV-2023-42
c) The proposed variance is considered desirable for the appropriate development of the
land
The minor variance has been considered in the context of the site itself and the adjacent
neighbourhood. The proposed addition has been designed in a manner that respects the
Town Park Urban Design Guidelines and the existing one-story dwelling on the subject
property in terms of building scale, massing, orientation, and materiality. The requested
variance will also enable the proposed dwelling to maintain ample amenity area and
backyard green space, while still providing sufficient room for access, drainage, and
maneuverability along the west side yard. The appropriate conditions of approval,
including for a drainage plan to be provided, have also been included. The overall impact
of the design is proportional to the lot size and the addition has been designed in a
manner that respects neighbourhood privacy and spacing. Further, no side entrances are
to be constructed, which will maintain ample space and separation between properties.
The proposed garage and second storey addition will be located as part of the existing
driveway area on site and replaces an existing carport. Therefore, it has the potential of
reducing visible car or storage presence on the subject property which can contribute to
an enhanced neighbourhood character.
The proposal allows for the appropriate development of the site to accommodate specific
family housing needs and is done so in a manner that in the opinion of staff respects the
existing neighbourhood character.
As such, the requested variance is considered desirable for the appropriate development
of the land.
d) The proposed variance is considered minor in nature
The question of the minor nature of a proposed variance can be related to its scale and
impact on adjacent properties. 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.
Staff are of the opinion that a less than 0.5m variance is numerically minor given the
overall context of the site, and further, that the real-world implications of the reduction in
the side yard setback will be minimal. There are no concerns with regards to access,
privacy, drainage, or building separation. The proposal also requires the removal of an
existing carport, with the added benefit of reducing visible car and storage presence on
the subject property.
Page 23 of 90
January 11, 2024 5 of 8 Report No. MV-2023-42
Staff consider the second storey addition an extension of the garage footprint and are of
the opinion that impacts related to overlook and privacy to the neighbouring property will
be minimal, given only one (1) small window is proposed on the upper storey. Mature
vegetation is also present on the site which will assist in providing buffering and
screening, and the appropriate conditions of approval have been included. No trees are
directly proposed to be removed as a result of the subject application, but an Evaluation
Report will be required to be prepared to ensure appropriate tree protection including
during construction.
The proposed addition conforms to all other applicable zoning provisions, and staff are
of the opinion that the proposed relief from the side yard setback provision will not result
in overdevelopment of the site or any negative impacts.
As such, staff are of the opinion that the requested variance is 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.
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 24 of 90
January 11, 2024 6 of 8 Report No. MV-2023-42
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 variance. Staff
recommend approval of the requested variance subject to the conditions outlined in
Appendix ‘A’.
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan
Page 25 of 90
January 11, 2024 7 of 8 Report No. MV-2023-42
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2023-42 be
approved by the Committee of Adjustment:
1. That the variance only applies to the subject property in conformity with the plan
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 provide a grading and drainage plan prepared by a professional
engineer or qualified engineering professional demonstrating that the existing
drainage pattern shall be maintained and any changes in the grading due the
proposed site works shall not cause any adverse impact on the adjacent properties
and road allowance to the satisfaction of the Director of Planning and
Development Services or designate.
3. That the owner be required to provide an Evaluation Report prepared by a Certified
Arborist or Professional Registered Forester outlining all aspects of the impacts
that this proposal will have on existing vegetation. The report shall identify tree
removals, if any, identify tree protection measures and make recommendations on
the mitigation of negative effects to vegetation, during and post construction
periods, as well as measures aimed at tree health care and protection for trees
effected by the project and any remaining trees in the vicinity of the project that
require applicable maintenance.
4. In addition, the report shall include a schedule of monitoring of the ongoing site
work through a series of scheduled site visits by the Arborist / Forester during and
post construction to ensure the vegetation preservation measures remain in
compliance throughout the project. Each site visit is to be documented and any
resulting action items required by the Arborist /Forester shall be implemented and
confirmed on site forthwith by the Arborist /Forester following each visit.
5. The owner may be required to provide vegetation compensation and a replanting
plan in accordance with the Town of Aurora TREE REMOVAL/PRUNING AND
COMPENSATION POLICY to the satisfaction of the Director of Operational
Services as compensation for trees removed to facilitate construction.
Compensation planting shall be completed prior to release of the financial
securities.
6. The owner shall agree to comply with the Aurora Tree Permit By-law #5850 -16
prior to the removal of any trees on the property.
7. Where compensation planting is required, the owner shall agree to provide
financial securities based on the total value of the Tree Compensation evaluation
and all Arboriculture works as defined by the Town and the Owner’s Arborist/
Forester, to the satisfaction of the Manager of Parks Division.
Page 26 of 90
January 11, 2024 8 of 8 Report No. MV-2023-42
8. Conditions 3 to 7 shall be included as terms and conditions in a Letter of
Undertaking with the Town of Aurora Parks Department to guarantee compliance
with the Conditions of Approval and all related site works.
Page 27 of 90
18.31
1.62 WIDER DRIVE ENTRYNEWOPENPORCHNEW WIDERASPHALT DRIVEWAY6.004.512 STOREYSIDEADDITION6.007.51HOT TUBLINE OF NEW
DRIVEWAY1.0118.95
18.69
8.785.008.83GATE
2ND STOREYCANTILEVER1.04Scale: 1:150SITE PLAN1ALL CONSULTANTS AND CONTRACTORSSHALL CHECK ALL DIMENSIONS ON SITEAND REPORT ANY DISCREPANCIES TOFIRST STEP DESIGN.THIS DRAWING IS COPYRIGHTEDINSTRUMENT OF SERVICE AND ITREMAINS THE PROPERTY OF FIRST STEPDESIGN. USE AND REPRODUCTION OFTHIS DRAWING IS ALLOWED ONLY WITHTHE WRITTEN CONSENT OF FIRST STEPDESIGN.THE DRAWING IS NOT ISSUED FORBUILDING PERMIT UNLESS IT ISSTAMPED AND SIGNED AND THE DATEDREVISION FIELD STATES:ISSUED FOR BUILDING PERMIT.DO NOT SCALE DRAWING.A-1.01:150JUNE 2022CM2226SITE PLAN91 COUSINS DR.AURORA, ON.PROJECT ADDRESS:DRAWING TITLE:DRAWN BY:DATE:SCALE:DRAWING NUMBER:PROJECT NUMBER:NORTH:REVISIONSNO.DATEDESCRIPTION12023 -09 - 26ISSUED FOR REVIEW22023 -10 - 02ISSUED FOR REVIEW32023 -10 - 12ISSUED FOR REVIEW42023 -11 - 01ISSUED FOR REVIEW52023 -11 - 16ISSUED FOR REVIEW67THIS PLAN IS BASED ON THE SRPR PREPARED BYDELPH & JENKINS NORTH LTD, ONTARIO LAND SURVEYORSSIGNED BY G.K. JENKINS ANDDATED ON MAY 20, 2022Town of Aurora Zoning By-law #6000-17SITE STATISTICS2SETBACKSR3-SN (497)PERMITTEDPROPOSEDLOT AREA: 688.27 m2MAX. LOT COVERAGE FRONT (NORTH) YARDREAR YARD (25% OF LOT DEPTH)EXTERIOR SIDE YARD 9.15 mAVERAGE FINISHED GRADE266.17BUILDING HEIGHT235m2 / 34.14% 4.69 m EXISTING TO REMAIN18.69 m9.0 mLOT COVERAGE - MEANS THE PERCENTAGE OF A LOT COVERED BY ALL BUILDINGS, INCLUDING CARPORTS,BUT EXCLUDING DECKS ATTACHED TO THE MAIN BUILDING , BALCONIES, OPEN PORCHES AND DECKS, BAYWINDOWS, FIREPLACES, LANDINGS AND STEPS, POOLS INCLUDING PERIMETER DECKING WHICH FORMS PARTOF AN ABOVE-GROUND POOL, AND ANY PART OF A BUILDING WHICH IS COMPLETELY BELOW GRADE.1.5mINTERIOR SIDE (WEST) YARD 6.13 m TO HOUSE, 8.78 m TO GARAGE6.0 mPERMITTEDPROPOSED6.22 mTO MIDPOINT BETWEEN EAVES ANDPEAK OF ROOF1.01m 6.0 m 121.82 m2 / 17.7% EXISTING HOUSE88.30 m228.19 m2TOTAL EXISTING126.17 m2 / 18.33%TOTAL NEW COVERAGE AREAEXISTING CARPORT2.57 m2EXISTING SHEDEXISTING HOUSE88.30 m237.87 m2SIDE ADDITION 266.25266.28266.28266.31266.264.51m TO FRONT PORCHENTRANCE TO DWELLINGLOT DEPTH = 36.59mPERMITTED - 370m2PROPOSEDMAX. GROSS FLOOR AREA GROSS FLOOR AREA - MEANS THE AGGREGATE OF THE FLOOR AREAS OF EACH STOREY OR MEZZANINEMEASURED BETWEEN THE EXTERIOR FACES OF ANY EXTERIOR WALLS OF THE BUILDING OR STRUCTURE.WITHINA BUILDING, THE FOLLOWING ARE EXEMPT FROM THE CALCULATION OF GROSS FLOOR AREA: BASEMENT ORCELLAR, PARKING SPACES, MECHANICAL ROOMS, REFUSE STORAGE ROOMS, STAIRWELLS, ELEVATOR SHAFTS.PARKING SPACES TO BE INCLUDED AS PER EXCEPTION 497EXISTING MAIN AND SECOND FLOOR88.30 m2PROPOSED MAIN AND SECOND FLOOR88.30 m2 + 43.86m22 REQ'D PARKING SPACES28.62 m2INTEGRAL GARAGE SPACE37.87 m2TOTAL EXISTINGTOTAL NEW GROSS FLOOR AREA116.92 m2170.03 m22.76 m2EXISTING COVERED ENTRANCELOT FRONTAGE: 18.29mPR20231414Nov. 21, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalPage 28 of 90
NEW CHESAPEAKEGRAY HORIZONTALSIDINGEXISTING34"X17.625"GMEXISTING111.625"X67.25"EXISTING34"X17.625"1'-2"EXISTING ROOFTO REMAINEXISTING BRICKEXISTING DECKGROUND FLOOR CEILINGMAIN FLOOR 267.18LOWER BASEMENT SLAB 264.618'-0"UNDERSIDE OF JOISTS7'-7"10FT X 7 FT OVERHEAD GARAGE DOOR20'-43
4" [6.22]
7'-0"TOP OF WINDOWADDITION CEILING8'-0"ADDITION FLOORGARAGE CEILING8'-4"GARAGE SLAB (FRONT) 266.30CONCRETE LANDING 265.85AVERAGE GRADE 266.26TOP OF ROOF6'-31
8"BUILDING HEIGHTEXISTINGCHIMNEYNEW CHEASAPEAKEGREY HORIZONTALSIDINGNEW ASPHALTSHINGLES TOMATCH EXISTINGPAINTED TOMATCH SIDINGNEW NATURALCEDAR SOFFITDOOR COLOUR TO MATCHEXISTING WINDOW -ANTHRACITE GRAYDARK CHARCOAL STONEMOVE EXISTINGGAS LINESKEEP EXISTINGPORCH FOUNDATIONNEW PARGEDCONCRETE PORCH6" CONCRETE W/STONE UNDERNEATH84"X42"6"EXIST.45.5"WIDE127127NEW 24"X24"SKYLIGHTNEW ASPHALTSHINGLES TOMATCH EXISTING1'-5"NEW NATURALCEDAR SOFFIT1'-4"1'-4"EXISTING ROOFTO REMAIN#304 16600 BAYVIEW AVE. NEWMARKET, ON L3X 1Z9A-3.13/16" = 1'-0"SEPTEMBER 2023CM - SS2226PROPOSEDNORTH (STREET)ELEVATION91 COUSINS DR.,AURORA, ON.PROJECT ADDRESS:DRAWING TITLE:DRAWN BY:DATE:SCALE:DRAWING NUMBER:PROJECT NUMBER:Scale: 3/16" = 1'-0"PROPOSED NORTH (STREET) ELEVATION1LEGENDALL CONSULTANTS ANDCONTRACTORS SHALL CHECK ALLDIMENSIONS ON SITE ANDREPORT ANY DISCREPANCIES TOFIRST STEP DESIGN.THIS DRAWING IS COPYRIGHTEDINSTRUMENT OF SERVICE AND ITREMAINS THE PROPERTY OF FIRSTSTEP DESIGN. USE ANDREPRODUCTION OF THISDRAWING IS ALLOWED ONLY WITHTHE WRITTEN CONSENT OF FIRSTSTEP DESIGN.THE DRAWING IS NOT ISSUED FORBUILDING PERMIT UNLESS IT ISSTAMPED AND SIGNED AND THEDATED REVISION FIELD STATES:ISSUED FOR BUILDING PERMIT.NOTE:-DIMENSIONS TO FINISHGYPSUM-ALL INTERIOR DOORSDIMENSIONED TO INTERIORFRAME SIZE-DO NOT SCALE DRAWING.EXISTING TO REMAINHEAT REGISTERHEAT REGISTER INCEILINGLWRHWRHIGH WALL RETURNLOW WALL RETURNNEW CONSTRUCTIONREVISIONSNO.DATEDESCRIPTION12022 /06 / 20ISSUED FOR REVIEW22022 /08 / 02ISSUED FOR REVIEW32022 /10 / 06ISSUED FOR REVIEW42023 /11 / 02ISSUED FOR REVIEW52023 /11 / 16ISSUED FOR REVIEWPR20231414Nov. 21, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalPage 29 of 90
GROUND FLOOR CEILINGMAIN FLOOR 267.18LOWER BASEMENT SLAB 264.618'-0"UNDERSIDE OF JOISTS7'-7"EXISTING43.5"X19.25"EXISTING46"X 34.5"2'-0"EXISTING BRICKEXISTING CHIMNEYEXISTINGSLOPEEXISTINGSLOPE2'-0"20'-43
4" [6.22]
7'-0"TOP OF WINDOWADDITION CEILING8'-0"ADDITION FLOORGARAGE CEILING8'-4"GARAGE SLAB (FRONT) 266.30CONCRETE LANDING 265.85AVERAGE GRADE 266.26TOP OF ROOF6'-31
8"BUILDING HEIGHTPAINT TO MATCHSIDINGNEW NATURALCEDAR SOFFITDARK CHARCOALSTONENEW CHESAPEAKEGRAY HORIZONTALSIDINGEXISTING BRICKPAINT POST TOMATCH SIDINGHOT TUBNEW ASPHALTSHINGLES TOMATCH EXISTING8.5122'-0"3'-0"FIRE RATED WINDOWOR FIRESHUTTER FORWINDOW 1.0m FROMPROPERTY LINENEW NATURALCEDAR SOFFIT10"8.5121'-4"1'-4"24"X30"1'-5"#304 16600 BAYVIEW AVE. NEWMARKET, ON L3X 1Z9A-3.23/16" = 1'-0"SEPTEMBER 2023CM - SS2226PROPOSEDWESTELEVATION91 COUSINS DR.,AURORA, ON.PROJECT ADDRESS:DRAWING TITLE:DRAWN BY:DATE:SCALE:DRAWING NUMBER:PROJECT NUMBER:Scale: 3/16" = 1'-0"PROPOSED WEST ELEVATION1LEGENDALL CONSULTANTS ANDCONTRACTORS SHALL CHECK ALLDIMENSIONS ON SITE ANDREPORT ANY DISCREPANCIES TOFIRST STEP DESIGN.THIS DRAWING IS COPYRIGHTEDINSTRUMENT OF SERVICE AND ITREMAINS THE PROPERTY OF FIRSTSTEP DESIGN. USE ANDREPRODUCTION OF THISDRAWING IS ALLOWED ONLY WITHTHE WRITTEN CONSENT OF FIRSTSTEP DESIGN.THE DRAWING IS NOT ISSUED FORBUILDING PERMIT UNLESS IT ISSTAMPED AND SIGNED AND THEDATED REVISION FIELD STATES:ISSUED FOR BUILDING PERMIT.NOTE:-DIMENSIONS TO FINISHGYPSUM-ALL INTERIOR DOORSDIMENSIONED TO INTERIORFRAME SIZE-DO NOT SCALE DRAWING.EXISTING TO REMAINHEAT REGISTERHEAT REGISTER INCEILINGLWRHWRHIGH WALL RETURNLOW WALL RETURNNEW CONSTRUCTIONREVISIONSNO.DATEDESCRIPTION12022 /06 / 20ISSUED FOR REVIEW22022 /08 / 02ISSUED FOR REVIEW32022 /10 / 06ISSUED FOR REVIEW42023 /11 / 02ISSUED FOR REVIEW52023 /11 / 16ISSUED FOR REVIEWPR20231414Nov. 21, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalPage 30 of 90
SECOND CEILINGSECOND FLOOR7'-61
4"BASEMENT CEILINGBASEMENT SLAB 265.947'-6"1'-2"1'-2"EXISTING83.75"X41.25"EXISTING83.75"X41.25"EXISTING59.75"X41.25"EXISTING59.75"X41.25"EXISTING ROOFEXISTING CHIMNEYEXISTING DECK20'-434" [6.22]7'-0"TOP OF WINDOWADDITION CEILING8'-0"ADDITION FLOORGARAGE CEILING8'-4"GARAGE SLAB (FRONT) 266.30CONCRETE LANDING 265.85AVERAGE GRADE 266.26TOP OF ROOF6'-318"BUILDING HEIGHT84"X42"HOT TUBNEW HORIZONTALSIDINGEXISTING BRICK36"X80"FGANTHRACITEGRAY DOORPAINT TO MATCHSIDING48"X30"6"127NEW ASPHALT SHINGLESTO MATCH EXISTINGNEW 24"X24" SKYLIGHT1'-4"NEW ASPHALTSHINGLES TOMATCH EXISTINGNEW NATURALCEDAR SOFFITEXISTING ROOFTO REMAIN#304 16600 BAYVIEW AVE. NEWMARKET, ON L3X 1Z9A-3.33/16" = 1'-0"SEPTEMBER 2023CM - SS2226PROPOSEDSOUTHELEVATION91 COUSINS DR.,AURORA, ON.PROJECT ADDRESS:DRAWING TITLE:DRAWN BY:DATE:SCALE:DRAWING NUMBER:PROJECT NUMBER:Scale: 3/16" = 1'-0"PROPOSED SOUTH ELEVATION1LEGENDALL CONSULTANTS ANDCONTRACTORS SHALL CHECK ALLDIMENSIONS ON SITE ANDREPORT ANY DISCREPANCIES TOFIRST STEP DESIGN.THIS DRAWING IS COPYRIGHTEDINSTRUMENT OF SERVICE AND ITREMAINS THE PROPERTY OF FIRSTSTEP DESIGN. USE ANDREPRODUCTION OF THISDRAWING IS ALLOWED ONLY WITHTHE WRITTEN CONSENT OF FIRSTSTEP DESIGN.THE DRAWING IS NOT ISSUED FORBUILDING PERMIT UNLESS IT ISSTAMPED AND SIGNED AND THEDATED REVISION FIELD STATES:ISSUED FOR BUILDING PERMIT.NOTE:-DIMENSIONS TO FINISHGYPSUM-ALL INTERIOR DOORSDIMENSIONED TO INTERIORFRAME SIZE-DO NOT SCALE DRAWING.EXISTING TO REMAINHEAT REGISTERHEAT REGISTER INCEILINGLWRHWRHIGH WALL RETURNLOW WALL RETURNNEW CONSTRUCTIONREVISIONSNO.DATEDESCRIPTION12022 /06 / 20ISSUED FOR REVIEW22022 /08 / 02ISSUED FOR REVIEW32022 /10 / 06ISSUED FOR REVIEW42023 /11 / 02ISSUED FOR REVIEW52023 /11 / 16ISSUED FOR REVIEWPR20231414Nov. 21, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalPage 31 of 90
GROUND FLOOR CEILINGMAIN FLOOR 267.18LOWER BASEMENT SLAB 264.618'-0"UNDERSIDE OF JOISTS7'-7"SECOND CEILINGSECOND FLOOR7'-614"BASEMENT CEILINGBASEMENT SLAB 265.947'-6"2'-0"EXISTING34"X17.625"EXISTING35.75"X35.25"EXISTING72"X80"EXISTING36"X35.25"EXISTING CHIMNEYEXISTING BRICKEXISTING DECKEXISTINGSLOPEEXISTINGSLOPE2'-0"A/CEMRAIN WATER
COLLECTOR
NEW ASPHALTSHINGLES TOMATCH EXISTINGPAINTED TOMATCH SIDINGNEW NATURALCEDAR SOFFITDARK CHARCOALSTONE8.512NEW 24"X24"SKYLIGHT1'-4"1'-4"3'-0"NEW ASPHALT SHINGLESTO MATCH EXISTINGHOT TUB1'-5"#304 16600 BAYVIEW AVE. NEWMARKET, ON L3X 1Z9A-3.43/16" = 1'-0"SEPTEMBER 2023CM - SS2226PROPOSEDEASTELEVATION91 COUSINS DR.,AURORA, ON.PROJECT ADDRESS:DRAWING TITLE:DRAWN BY:DATE:SCALE:DRAWING NUMBER:PROJECT NUMBER:Scale: 3/16" = 1'-0"PROPOSED EAST ELEVATION1LEGENDALL CONSULTANTS ANDCONTRACTORS SHALL CHECK ALLDIMENSIONS ON SITE ANDREPORT ANY DISCREPANCIES TOFIRST STEP DESIGN.THIS DRAWING IS COPYRIGHTEDINSTRUMENT OF SERVICE AND ITREMAINS THE PROPERTY OF FIRSTSTEP DESIGN. USE ANDREPRODUCTION OF THISDRAWING IS ALLOWED ONLY WITHTHE WRITTEN CONSENT OF FIRSTSTEP DESIGN.THE DRAWING IS NOT ISSUED FORBUILDING PERMIT UNLESS IT ISSTAMPED AND SIGNED AND THEDATED REVISION FIELD STATES:ISSUED FOR BUILDING PERMIT.NOTE:-DIMENSIONS TO FINISHGYPSUM-ALL INTERIOR DOORSDIMENSIONED TO INTERIORFRAME SIZE-DO NOT SCALE DRAWING.EXISTING TO REMAINHEAT REGISTERHEAT REGISTER INCEILINGLWRHWRHIGH WALL RETURNLOW WALL RETURNNEW CONSTRUCTIONREVISIONSNO.DATEDESCRIPTION12022 /06 / 20ISSUED FOR REVIEW22022 /08 / 02ISSUED FOR REVIEW32022 /10 / 06ISSUED FOR REVIEW42023 /11 / 02ISSUED FOR REVIEW52023 /11 / 16ISSUED FOR REVIEWPR20231414Nov. 21, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalPage 32 of 90
31
2"GROUND FLOOR CEILINGMAIN FLOOR 267.18LOWER BASEMENT SLAB 264.618'-0"UNDERSIDE OF JOISTS7'-7"EXISTING43.5"X19.25"EXISTING46"X 34.5"EXISTINGSLOPE8'-4"2'-0"20'-43
4" [6.22]
7'-0"TOP OF WINDOWADDITION CEILING8'-0"ADDITION FLOORGARAGE CEILING8'-4"GARAGE SLAB (FRONT) 266.30CONCRETE LANDING 265.85AVERAGE GRADE 266.26TOP OF ROOF6'-31
8"BUILDING HEIGHT8'-11
8"8'-0"NEW 34"X80"GASPROOFEDDOORRELOCATE FURNACEEXHAUSTRELOCATEVENTSFRAME IN EXISTINGWINDOWSECOND CEILINGSECOND FLOOR7'-61
4"BASEMENT CEILINGBASEMENT SLAB 265.947'-6"1'-4"1'-4"8.5121'-5"8.5123'-0"3'-6"
GUARD
1'-10"
2'-0 3
16"8'-0"4'-2"2'-6"
20'-43
4" [6.22]
7'-0"TOP OF WINDOWADDITION CEILING8'-0"ADDITION FLOORGARAGE CEILING8'-4"TOP OF ROOF6'-31
8"BUILDING HEIGHTSECOND CEILINGSECOND FLOOR7'-61
4"BASEMENT CEILING7'-6"EXISTINGSLOPE#304 16600 BAYVIEW AVE. NEWMARKET, ON L3X 1Z9A-4.13/16" = 1'-0"SEPTEMBER 2023CM - SS2226PROPOSEDCROSSSECTION ANDWALL DETAIL91 COUSINS DR.,AURORA, ON.PROJECT ADDRESS:DRAWING TITLE:DRAWN BY:DATE:SCALE:DRAWING NUMBER:PROJECT NUMBER:Scale: 3/16" = 1'-0"PROPOSED CROSS SECTION 1LEGENDALL CONSULTANTS ANDCONTRACTORS SHALL CHECK ALLDIMENSIONS ON SITE ANDREPORT ANY DISCREPANCIES TOFIRST STEP DESIGN.THIS DRAWING IS COPYRIGHTEDINSTRUMENT OF SERVICE AND ITREMAINS THE PROPERTY OF FIRSTSTEP DESIGN. USE ANDREPRODUCTION OF THISDRAWING IS ALLOWED ONLY WITHTHE WRITTEN CONSENT OF FIRSTSTEP DESIGN.THE DRAWING IS NOT ISSUED FORBUILDING PERMIT UNLESS IT ISSTAMPED AND SIGNED AND THEDATED REVISION FIELD STATES:ISSUED FOR BUILDING PERMIT.NOTE:-DIMENSIONS TO FINISHGYPSUM-ALL INTERIOR DOORSDIMENSIONED TO INTERIORFRAME SIZE-DO NOT SCALE DRAWING.EXISTING TO REMAINHEAT REGISTERHEAT REGISTER INCEILINGLWRHWRHIGH WALL RETURNLOW WALL RETURNNEW CONSTRUCTIONREVISIONSNO.DATEDESCRIPTION12022 /06 / 20ISSUED FOR REVIEW22022 /08 / 02ISSUED FOR REVIEW32022 /10 / 06ISSUED FOR REVIEW42023 /11 / 02ISSUED FOR REVIEW52023 /11 / 16ISSUED FOR REVIEWScale: 3/16" = 1'-0"WALL DETAIL2PR20231414Nov. 21, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalPage 33 of 90
SECOND CEILINGSECOND FLOOR7'-61
4"BASEMENT CEILINGBASEMENT SLAB 265.947'-6"1'-2"7'-6"
7'-61
4"
6'-8"
8'-4"8'-0"20'-434" [6.22]7'-0"TOP OF WINDOWADDITION CEILING8'-0"ADDITION FLOORGARAGE CEILING8'-4"GARAGE SLAB (FRONT) 266.30CONCRETE LANDING 265.85AVERAGE GRADE 266.26TOP OF ROOF6'-318"BUILDING HEIGHT6 1
16"
2'-0 3
16"
7'-01
8"578"2'-0"578"EXTEND EXISTINGROOF LINE, SLOPETO MATCH10116"1273'-6"
GUARD
1'-10"#304 16600 BAYVIEW AVE. NEWMARKET, ON L3X 1Z9A-4.23/16" = 1'-0"SEPTEMBER 2023CM - SS2226PROPOSEDCROSSSECTION91 COUSINS DR.,AURORA, ON.PROJECT ADDRESS:DRAWING TITLE:DRAWN BY:DATE:SCALE:DRAWING NUMBER:PROJECT NUMBER:Scale: 3/16" = 1'-0"PROPOSED CROSS SECTION1LEGENDALL CONSULTANTS ANDCONTRACTORS SHALL CHECK ALLDIMENSIONS ON SITE ANDREPORT ANY DISCREPANCIES TOFIRST STEP DESIGN.THIS DRAWING IS COPYRIGHTEDINSTRUMENT OF SERVICE AND ITREMAINS THE PROPERTY OF FIRSTSTEP DESIGN. USE ANDREPRODUCTION OF THISDRAWING IS ALLOWED ONLY WITHTHE WRITTEN CONSENT OF FIRSTSTEP DESIGN.THE DRAWING IS NOT ISSUED FORBUILDING PERMIT UNLESS IT ISSTAMPED AND SIGNED AND THEDATED REVISION FIELD STATES:ISSUED FOR BUILDING PERMIT.NOTE:-DIMENSIONS TO FINISHGYPSUM-ALL INTERIOR DOORSDIMENSIONED TO INTERIORFRAME SIZE-DO NOT SCALE DRAWING.EXISTING TO REMAINHEAT REGISTERHEAT REGISTER INCEILINGLWRHWRHIGH WALL RETURNLOW WALL RETURNNEW CONSTRUCTIONREVISIONSNO.DATEDESCRIPTION12022 /06 / 20ISSUED FOR REVIEW22022 /08 / 02ISSUED FOR REVIEW32022 /10 / 06ISSUED FOR REVIEW42023 /11 / 02ISSUED FOR REVIEW52023 /11 / 16ISSUED FOR REVIEWPR20231414Nov. 21, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalPage 34 of 90
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 3 -38
_______________________________________________________________________________________
Subject: Minor Variance Application
Jiri Fu
57 Glass Drive
Pat 1 Lot 545, Plan 514
MV-2023-38
Prepared by: Katherine Gatzos, Planner
Department: Planning and Development Services
Date: January 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 new two (2) storey
detached dwelling. The following relief is being requested:
a) Section 24.497.3.2 of the Zoning By-law requires a minimum interior side yard
setback of 3.0 metres beyond the main rear wall of the adjacent dwelling. The
applicant is proposing an interior side yard setback of 1.5 metres beyond the main
rear wall of the adjacent dwelling to the east property line.
b) Section 24.497.3.3 of the Zoning By-law requires a maximum gross floor area of
370.0 square metres. The applicant is proposing a two-storey detached dwelling with
a gross floor area of 400.2 square metres.
Background
Subject Property and Area Context
The subject property, municipally known as 57 Glass Drive, is located on the south side
of Glass drive, just east of Seaton Drive. The subject property is rectangular in shape, with
an approximate area of 660 square metres (7,104 square feet) and a frontage of 20.73
metres (68 feet). The surrounding neighbourhood is generally characterized by one and
two storey dwellings, with instances of infill development.
Page 35 of 90
January 11, 2024 2 of 9 Report No. MV-2023-38
Proposal
The applicant proposes to demolish the existing one (1) storey single detached dwelling
and shed on the property and construct a new two (2) storey single detached dwelling.
The new dwelling is proposed to have a gross floor area (GFA) of 400.2 sq uare metres,
with an interior side yard setback of 1.5 metres beyond the main rear wall of the adjacent
dwelling on the east side, thus necessitating the subject variances.
Official Plan
The subject property is designated “Stable Neighbourhoods” by the Town of Aurora’s
Official Plan. Single detached dwellings are permitted by the designation.
Zoning
The subject property is zoned “Detached Third Density Residential R3-SN (497)” in the
Town of Aurora’s Zoning By-law. Single detached dwellings are permitted under this
zoning category.
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 application form, the applicant is looking “to accommodate growing
family needs and requires additional living space”.
Planning Comments
Planning staff have evaluated Minor Variance Application MV-2023-38 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 Official Plan “Stable Neighbourhoods” 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 aims to promote
a high-quality streetscape and public realm as generally being part of a lower density,
single detached neighbourhood setting.
Page 36 of 90
January 11, 2024 3 of 9 Report No. MV-2023-38
The proposal maintains the lower density, single detached built form for the
neighbourhood, and staff note that the impacts of the subject variances generally only
pertain to the rear portions of the building, with there not being significant impact on the
streetscape. This is based on:
The interior side yard setbacks at the front of the proposed dwelling being fully
compliant with the 1.5 metre setback requirement, with this being the portions of
the building closest to and most visible from the street.
Only the rear, southeasterly corner of the building is subject to the side yard
variance since it is the only portion beyond the main rear wall of the adjacent
property to the east.
Glass Drive itself has a slight meander, such that the siting and configuration of
dwellings is not perfectly uniform across the street, which impacts the applicability
of the zoning provision relative to the main rear wall of other adjacent properties
that are all slightly differing in location.
The additional gross floor area is largely due to the requirement of garage space
to be included in the calculation, for which the garage is elongated at the rear
westerly side to allow for storage of vehicles and supplies outside of view from
the public realm, but in turn necessitates the variance.
All other notable zoning provisions that impact the streetscape such as height,
front yard setback or lot coverage are complied with.
Staff are of the opinion that the requested variances will facilitate the development of a
new two-storey dwelling that is in keeping with the low-density residential form of the
neighbourhood. Provincial Bill 23 has also eliminated the ability for the Town to comment
on or enforce any urban design aspects of a proposal, such as materiality, façade
treatments or architectural styles, but the variances being proposed largely only impact
the rear elements of the property, with there being no major discernable impacts to the
streetscape as a result of the specific request at hand. Overall, staff are ultimately 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 intent of the “Detached Third Density Residential R3-SN (497)” zoning is to ensure
that the streetscape and public realm are maintained with compatible development. The
intent of the side yard setback provision is to ensure appropriate and adequate spacing
for privacy, landscaping, access, and drainage. The Zoning By-law further regulates the
side yard setback beyond the main rear wall of adjacent dwellings to promote an
additional level of openness and reduce any overdevelopment of the site. The intent of
Page 37 of 90
January 11, 2024 4 of 9 Report No. MV-2023-38
regulating Gross Floor Area (GFA) for residential dwellings is to ensure that properties
are not overdeveloped relative to a lot area.
The proposed side yard setback of 1.5 metres is within the range of existing side yard
setbacks along Glass Drive, including the easterly abutting property. The proposed
dwelling at 57 Glass Drive will still provide space of approximately 2.43 metres to the east
abutting dwelling itself, and maintains the required 3.0 setback to the rear wall of the
adjacent property along the west side yard. With ample space separating the buildings,
staff are of the opinion that the requested variance for the east side yard setback does
not result in any conflicts of proportionality, nor will there be any impact to the usability
of the side or access to the rear yard area. Further, only a small corner portion of the
proposed dwelling is located beyond the rear wall of the adjacent dwelling and affected
by the subject variance. Openness and privacy are also still maintained, including through
there being no side yard entrances and the side windows intentionally being positioned
at the portion of the building not requiring the variance. Vegetation is also present to help
provide enhanced screening, and staff are of the opinion that the variance, particularly as
it pertains to the rear subject corner of the property, will not be overly visible from the
street.
Staff are of the opinion that the increase in maximum GFA is also reasonable and
moderate overall. The proposal maintains ample rear yard amenity space, further
supported through the removal of an existing 26.53 sqm shed on the property that is
being offset. The increase in maximum GFA is largely a result of the zoning provision
requiring garage space to be included in the calculation. The proposed dwelling has a
tandem style garage that is accessible at the rear of the property as well to access
storage and maintenance items such as lawn or snow equipment. Although this space is
included in the calculation, it is largely at the rear of the property and helps support the
screening and enclosure of vehicles and equipment from the public realm. Staff also note
that the view from the street and public realm would also remain the same regardless of
the GFA variance, as the height, front yard setback and lot coverage are all in compliance.
The GFA increase is largely only applicable for the rear of the property and required due
to the elongated garage component. Further, despite the increase in GFA, there is still
ample rear amenity space and openness provided on the property such that the overall
intent of the zoning by-law is met, with the proposal not representing the
overdevelopment of the property.
As such, staff are satisfied that the proposed variances meet the intent and purpose of
the Zoning By-law.
Page 38 of 90
January 11, 2024 5 of 9 Report No. MV-2023-38
c) The proposed variance is considered desirable for the appropriate development of the
land
The minor variance has been considered in the context of the site itself and the adjacent
neighbourhood. The requested variances will enable the proposed dwelling to maintain
ample amenity area and backyard green space, while still providing sufficient room for
access, drainage, and maneuverability along the east side yard. The dwelling is
proportionate to the lot size and has been designed in a manner that respects
neighbourhood privacy and spacing. Windows are proposed on the ground floor and
upper storeys of the east wall, however they are oriented towards the middle of the
proposed dwelling and are not in the portion of the building subject to the side yard
setback variance. Further, no side entrances are to be constructed, which will maintain
ample space and separation between properties.
The proposal allows for the appropriate infill development, with the 30.2 sqm increase in
GFA intended to accommodate specific family housing and storage needs. It is the
opinion of staff that this is done so in a manner that respects the existing neighbourhood
and streetscape and does not result in overdevelopment of the site. The proposal results
in the removal of an existing 26.53 sqm shed in the rear yard, which ensures that ample
rear yard amenity space is maintained. Vehicles are presently parked in the designated
driveway area as there is no enclosed garage space. The proposed dwelling includes a
two (2) door garage that has the potential of reducing visible car presence on the subject
property and thereby contributes to enhancing the character of the neighbourhood.
As such, the requested variances are considered desirable for the appropriate
development of the land.
d) The proposed variance is considered minor in nature
In the opinion of Staff, the requested variances are considered to be minor and are not
expected to have any adverse effects on the subject lands, neighbouring properties, or
the character of the existing neighbourhood as a whole.
The area subject to the side yard setback variance only pertains to the corner portion of
the building that extends beyond the rear wall of the adjacent dwellings, which is minimal.
The requested side yard setback variance will have no impact to the streetscape, as it will
be uniform with the interior side yard setback requirements for the portion of the building
before the rear wall of the adjacent dwellings, which is 1.5 metres per the Zoning By-law.
Further, the required 3.0 metre side yard setback is maintained on the west side which
will ensure that adequate access to the side and rear yard areas are maintained.
Page 39 of 90
January 11, 2024 6 of 9 Report No. MV-2023-38
Staff are of the opinion that a 30.2 square metre increase in GFA is numerically minor
given the overall context of the site. The proposal requires the removal of an existing
26.53 square metre rear yard shed, which is comparable to the GFA increase requested
in the subject variance. Further, the real-world implications of the variance will be minor
as well, with the variance largely necessitated due to the garage space factoring into the
GFA calculation.
The proposed dwelling conforms to all other applicable zoning provisions, and staff are
of the opinion that the proposed relief from the side yard setback and GFA provisions will
not result in overdevelopment of the site or any negative impacts. The appropriate
conditions of approval have also been included, such as for appropriate tree protection.
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 with condition.
Operational Services
(Public Works) No objections with condition.
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.
Page 40 of 90
January 11, 2024 7 of 9 Report No. MV-2023-38
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 variance. Staff
recommend approval of the requested variance subject to the conditions outlined in
Appendix ‘A’.
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan
Page 41 of 90
January 11, 2024 8 of 9 Report No. MV-2023-38
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2023-38 be
approved by the Committee of Adjustment:
1. That the variance only applies to the subject property in conformity with the plan
attached as ‘Appendix B’ to this Staff Report, to the satisfaction of the Director of
Planning and Development Services or designate.
2. The owner is required to obtain an approved Road Occupancy Permit from the
Town of Aurora Operations Department regarding the subject works.
3. A Site Services Plan shall be submitted to the satisfaction of the Director of
Planning and Development Services or designate should existing water and sewer
services be removed and replaced.
4. That the owner be required to provide an Evaluation Report prepared by a Certified
Arborist or Professional Registered Forester outlining all aspects of the impacts
that this proposal will have on existing vegetation. The report shall identify and
assess existing trees, identify tree removals, if any, identify tree protection
measures and make recommendations on the mitigation of negative effects to
vegetation, during and post construction periods, as well as measures aimed at
tree health care and protection for trees effected by the project and any remaining
trees in the vicinity of the project that require applicable maintenance.
5. In addition, the report shall include a schedule of monitoring of the ongoing site
work through a series of scheduled site visits by the Arborist / Forester during and
post construction to ensure the vegetation preservation measures remain in
compliance throughout the project. Each site visit is to be documented and any
resulting action items required by the Arborist /Forester shall be implemented and
confirmed on site forthwith by the Arborist /Forester following each visit.
6. The owner may be required to provide vegetation compensation and a replanting
plan in accordance with the Town of Aurora TREE REMOVAL/PRUNING AND
COMPENSATION POLICY to the satisfaction of the Director of Operational
Services as compensation for trees removed to facilitate construction.
Compensation planting shall be completed prior to release of the financial
securities.
7. The owner shall agree to comply with the Aurora Tree Permit By-law # 5850 -16
prior to the removal of any trees on the property.
Page 42 of 90
January 11, 2024 9 of 9 Report No. MV-2023-38
8. Where compensation planting is required, the owner shall agree to provide
financial securities based on the total value of the Tree Compensation evaluation
and all Arboriculture works as defined by the Town and the Owner’s Arborist/
Forester, to the satisfaction of the Manager of Parks Division.
9. Conditions 4 to 8 shall be included as terms and conditions in a Letter of
Undertaking with the Town of Aurora Parks Department to guarantee compliance
with the Conditions of Approval and all related site works.
Page 43 of 90
203.29400.12196.83Page 44 of 90
Page 45 of 90
Page 46 of 90
Page 47 of 90
Page 48 of 90
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. C -202 3 -08
_______________________________________________________________________________________
Subject: Consent Application
Maple Lane Lands & Development
28 Wells Street
PLAN 68 LOT 1
File: C-2023-08
Related Planning Application: MV-2023-40
Prepared by: Antonio Greco, Planner
Department: Planning and Development Services
Date: January 11, 2024
_______________________________________________________________________________________
Application
The proposed consent application is to sever the subject lands as follows (see Appendix
‘B’):
a) Proposed Retained Lands:
Part 1 of the Draft Plan of Severance (northern half)
b) Proposed Severed Lands:
Part 2 of the Draft Plan of Severance (southern half)
Both parcels will equally feature a lot area of 523.3 m2 (5,632 ft2) and a lot frontage of
8.43 m (27.6 ft).
Background
Subject Property and Area Context
The subject property, municipally known as 28 Wells Street, is located on the west side
of Wells Street, south of Wellington Street East. The existing property contains a two-
storey single detached dwelling and rear detached garage. The existing structure was
previously listed and non-designated on the Town’s Heritage Register, but was removed
by Council on June 27, 2023, to facilitate the proposed redevelopment of the site, with
the property no longer having any heritage status.
Page 49 of 90
January 11, 2024 2 of 8 Report No. C-2023-08
Proposal
The applicant is proposing to sever the lands as Part 1 and Part 2 to facilitate the infill
development of a semi-detached dwelling with rear additional residential units. Each Part
will contain one semi-detached unit as well as a rear additional residential unit, for a total
of four units cumulatively.
The severance plan is shown in Appendix ‘B,’ with Part 1 being the Retained Lands at the
north and Part 2 being the Severed Lands at the south.
The details of the proposed consent are as follows:
Part Lot Depth Lot Area Lot Frontage
Retained
Parcel
1 62 metres 523.3 m2
(5,632 ft2)
8.43 m
(27.6 ft)
Severed
Parcel
2 62 metres 523.3 m2
(5,632 ft2)
8.43 m
(27.6 ft)
Existing Lot
(28 Wells
Street)
1 & 2 62 metres 1,046.6 m2
(11,265 ft2)
16.86 m
(55.3 ft)
Related Planning Applications
The applicant has concurrently submitted a minor variance application (MV-2023-40) for
review by the Committee of Adjustment. This minor variance application relates to certain
design elements of the proposal, but also addresses technical matters related to the lot
frontage of the new parcel fabric of the site. The requested variances are considered
minor and appropriate for the development of the lands, as further outlined in the
separate report for MV-2023-40. The proposed applications for consent and minor
variance must be addressed concurrently, and the appropriate condition of approval of
the consent has been added, as relief for reduced lot frontage is necessary to ensure
compliance of the lots that are proposed to be created.
Page 50 of 90
January 11, 2024 3 of 8 Report No. C-2023-08
Bill 23 – the More Homes Built Faster Act
Bill 23 amended the Planning Act to permit additional residential units as-of-right across
the province. The intent of the legislation is to assist the province in meeting planned
minimum housing and density targets. Infill development and additional residential units
are specifically seen as assisting with creating housing opportunities through the gentle
intensification of traditionally lower density residential areas. Landowners are now
permitted as-of-right to add additional residential units on properties containing a single
detached dwelling, semi-detached dwelling, or a townhouse. The provincial additional
residential unit framework under Bill 23 supersedes local official plans and zoni ng
provincewide for the use. The Town is able to regulate siting provisions such as setbacks,
but is strictly prohibited from regulating minimum unit sizes or requiring more than one
parking space on the lot in connection with these units.
Official Plan
The subject property is designated “Stable Neighbourhoods” by the Town of Aurora
Official Plan. Semi-detached dwellings and additional residential units are permitted
under this designation.
Zoning
The Subject lands are zoned Special Mixed Density Residential – R7-SN (497) under
Zoning By-law 6000-17-, as amended. This zoning permits semi-detached dwellings and
additional residential units, and requires new lots for semi-detached dwellings to have a
minimum cumulative area of 650 square metres, which the proposed complies with. As
mentioned previously, a variance for the lot frontage is required concurrently with the
subject consent, as the existing property has a frontage of 16.86 metres, whereas the
Zoning By-law requires 20 metres cumulatively for the semi-detached dwellings.
Preliminary Zoning Review
A Preliminary Zoning Review (PZR) has been completed by the Town of Aurora’s Building
Division. Building Staff has reviewed the proposed consent application and has
determined that minor variances in regards to lot frontage are required to facilitate the
proposed consent.
Planning Comments
Based on a review of Section 51 (24) of the Planning Act criteria, staff have no concerns
with the land severance as proposed. The criteria under Section 51 (24) of the Planning
Act include:
Page 51 of 90
January 11, 2024 4 of 8 Report No. C-2023-08
Matters of Provincial Interest
Conformity with the Official Plan and adjacent plans of subdivision
Suitability of the land for the purpose for which it is to be subdivided
The dimensions and shape of the proposed lots
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 the construction of two semi-detached units and associated additional
residential units. The consent application implements the amendments made through Bill
23 and creates more attainable housing through residential intensification. The increase
in residential units on the property can also be supported given the nearby major transit
station area (MTSA) which provides commuting options to residents. Staff believe that
the consent application demonstrates good planning and strives to provide alternative
solutions to assist in the creation of new, attainable housing opportunities.
Conformity with the Official Plan and Adjacent Plans of Subdivision
The proposed consent application will add new, attainable housing that assists the Town
with implementing provincial and regional growth targets while also diversifying the local
housing stock. The proposal will add gentle intensification and supports complete
community development by providing housing opportunities in close proximity to
commercial and social service amenities, parks, and public transportation. The proposed
consent does not conflict with the existing lot fabric of the adjacent area, and maintains
appropriate access for both Parcels.
Suitability of the land and adequacy of utilities, services, highways and access
The proposed new residential lot is southeast of Yonge Street and Wellington Street East,
which provides for a variety of local amenities within walking distance. In addition, the
Aurora GO station is located east of the subject property, allowing the future residents to
be within walking distance of a major transit station area. Staff believe that the proposed
consent application provides adequate local services and access to transit for the
residential intensification. The Town’s Engineering Staff have also confirmed that
municipal services are available to accommodate the new residential lot.
Page 52 of 90
January 11, 2024 5 of 8 Report No. C-2023-08
Dimension and shape of the proposed lot
Staff are of the opinion that the proposed consent application is generally compatible
with the surrounding area regarding the dimension and shape of both the proposed
severed and retained lot, and will not result in any negative impacts on adjacent properties
or the character of the area. Appropriate access to both parcels is maintained, and the
existing depth of the property ensures suitability of the site for maneuverability. Planning
staff are of the opinion that the dimension and shape of the proposed lots is appropriate,
and in fact desirable as part of the wise use of land.
Additional Comments
The consent application was circulated to Town Departments/Divisions and external
agencies for review and comment. The following comments were provided:
Department or Agency Comments
Building Division
Preliminary Zoning Review completed.
No objection.
Engineering Division No objection.
Operational Services (Parks) No objection.
Operations (Public Works) No objection.
Central York Fire Services No objection.
York Region No objection.
LSRCA No objection.
Alectra No objection.
Public Correspondence
Written submissions were not received at the time of writing of this report. Should written
submissions be received after writing this report, the Secretary-Treasurer will provide the
submission(s) to Committee members at the meeting.
Page 53 of 90
January 11, 2024 6 of 8 Report No. C-2023-08
Conclusion
Staff have reviewed the application with respect to Section 51(24) of the Planning Act,
R.S.O, 1990, c.P.13, as amended, the Provincial Policy Statement, Provincial Plans and the
Town’s Official Plan and are satisfied with the proposed consent application.
Based on the aforementioned, Staff have no objection to approving the Consent
application File. C-2023-08, subject to the conditions attached (Appendix ‘A’).
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Proposed Severance Plan
Appendix ‘C’ – Site Plan and Elevations
Page 54 of 90
January 11, 2024 7 of 8 Report No. C-2023-08
Appendix ‘A’ – Conditions of Approval
Planning and Development Services:
1. That the consent only applies to the subject property in conformity with the plans
attached as Appendix ‘B’ to this report, to the satisfaction of the Director of
Planning and Development Services.
2. That the Owner provide written confirmation of no outstanding payment of
property taxes owing to date for the subject property, to the satisfaction of the
Secretary-Treasurer.
3. Submission to the Secretary-Treasurer of four (4) white prints of a deposited
Reference Plan for review showing the subject lands, which conforms
substantially to the application form and sketch as submitted with this application
(Appendix ‘B’). One copy of the deposited reference plan must be submitted to the
Town prior to the issuance of the Certificate of Official. Please note, if the
transaction in respect of which the consent was given is not carried out within the
two-year period following issuance of the Certificate of Official, the consent
effectively will lapse [Planning Act, R.S.O. 1990, c.P.13, as amended, s. 53 (43)]
4. Submission to the Secretary-Treasurer of the required draft transfers to effect the
severance applied for under Files C-2023-08 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 section 10 of 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-2023-08 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 55 of 90
January 11, 2024 8 of 8 Report No. C-2023-08
7. That the Owner obtain relief from the provisions of the Zoning By-law as set forth
in the concurrent and related minor variance application MV-2023-40.
8. Fulfilment of all of the above conditions shall occur within two (2) years of the date
that notice of the decision was given under Section 50(17) or 50(24) of the
Planning Act. R.S.O. 1990, c.P.13, or the consent will lapse.
Page 56 of 90
Page 57 of 90
PROJECT NO: 307.2328 WELLS ST.AURORA, ONDRAWING LIST:A.000 COVER PAGEA.100 SITE PLAN & STATISTICSA.301 MAIN RESIDENCE - BASEMENT & GROUND FLOOR PLANA.302 MAIN RESIDENCE - 2ND FLOOR & ROOF PLANA.303 ACCESSORY STRUCTURE - GARAGE W/ APARTMENT ABOVEGROUND & SECOND FLOOR PLANSA.304 ACCESSORY STRUCTURE - GARAGE W/ APARTMENT ABOVEROOF PLAN & BUILDING SECTIONA.401 MAIN RESIDENCE EAST & SOUTH ELEVATIONSA.402 MAIN RESIDENCE WEST & NORTH ELEVATIONSA.403 ACCESSORY STRUCTURE - GARAGE W/ APARTMENT ABOVEELEVATIONSPROPOSED CUSTOM HOMESEMI-DETACHED RESIDENCEThis drawing, as an instrument of service, is provided by,and is the property of, Joseph N. Campitelli, Architect Inc.(the "Architect"). The contractor must verify and acceptresponsibility for all dimensions and conditions on siteand must notify the Architect, of any variations from thesupplied information. The Architect is not responsiblefor the accuracy of survey, structural, mechanical,electrical, engineering information, etc., which is shownon this drawing. Refer to the appropriate engineeringdrawings before proceeding with the work. Constructionmust conform to all applicable codes and requirementsof the authorities having jurisdiction. Unless otherwisenoted, no investigation has been undertaken or reportedon by the Architect, in regards to the environmentalcondition of the site to which this drawing relates.This drawing is not to be used for construction purposesuntil countersigned by the Architect.This drawing is not to be scaled. All architectural symbolsindicated on this drawing are graphic representations only.___________________________________COUNTERSIGNEDJoseph N. Campitelli, ArchitectB.ARCH., O.A.A., M.R.A.I.C.___________________________________DATE10 Bur Oak Avenue, Unit 3, Markham, ON L6C 0A2tel: 905-887-8900 fax: 905-887-9400 e-mail: info@jnc-architect.comA R C H I T E C T I N C .J O S E P H N C A M P I T E L L ICLIENTPROJECTCONSULTANTSARCHITECTPROJECT NO.DATE PRINTEDCHECKED BY:DRAWN BY:ASSISTANT DESIGNER:PROJECT ARCHITECT:SCALEJ. CAMPITELLIINFODWG. TITLESHEET NO.LEGALR.DB.SHDESCRIPTIONNOV.15.2023DWG. ISSUES307.23.D28 WELLS ST.AURORA, ONPROPOSED CUSTOM HOMESEMI-DETACHED RESIDENCEMAPLE LANELANDS & DEVELOPMENTISSUED FOR MINOR VARIANCE APPROVAL - NOVEMBER 15, 2023This drawing, as an instrument of service, is provided by,and is the property of, Joseph N. Campitelli, Architect Inc.(the "Architect"). The contractor must verify and acceptresponsibility for all dimensions and conditions on siteand must notify the Architect, of any variations from thesupplied information. The Architect is not responsiblefor the accuracy of survey, structural, mechanical,electrical, engineering information, etc., which is shownon this drawing. Refer to the appropriate engineeringdrawings before proceeding with the work. Constructionmust conform to all applicable codes and requirementsof the authorities having jurisdiction. Unless otherwisenoted, no investigation has been undertaken or reportedon by the Architect, in regards to the environmentalcondition of the site to which this drawing relates.This drawing is not to be used for construction purposesuntil countersigned by the Architect.This drawing is not to be scaled. All architectural symbolsindicated on this drawing are graphic representations only.___________________________________COUNTERSIGNEDJoseph N. Campitelli, ArchitectB.ARCH., O.A.A., M.R.A.I.C.___________________________________DATE10 Bur Oak Avenue, Unit 3, Markham, ON L6C 0A2tel: 905-887-8900 fax: 905-887-9400 e-mail: info@jnc-architect.comA R C H I T E C T I N C .J O S E P H N C A M P I T E L L ICLIENTPROJECTCONSULTANTSARCHITECTPROJECT NO.DATE PRINTEDCHECKED BY:DRAWN BY:ASSISTANT DESIGNER:PROJECT ARCHITECT:SCALEJ. CAMPITELLIINFODWG. TITLESHEET NO.LEGALR.DB.SHDESCRIPTIONNOV.15.2023DWG. ISSUES307.23.D28 WELLS ST.AURORA, ONPROPOSED CUSTOM HOMESEMI-DETACHED RESIDENCEMAPLE LANELANDS & DEVELOPMENTCOVER PAGEA.000N.T.S.PR20231317Nov. 16, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalAMENDEDPage 58 of 90
ACCESSORY BLDG. - UNIT 2 FOOTPRINT: 861sf (15.3%) GFA : 1,483sf (137.8sm)PROP. 2 STOREY RESIDENCE - UNIT 2 MAIN BLDG.COVERAGE: 1,794sf (31.8%) SITE COVERAGE: 47.1% (2,655sf) GFA (RESIDENCE): 2,621sf (243.5sm)PART 1LOT AREA: 5,633sf ( 523.3sm)PART 2LOT AREA: 5,633sf ( 523.3sm)ACCESSORY BLDG. - UNIT 1 FOOTPRINT: 861sf (15.3%) GFA : 1,483sf (137.8sm)DECKWELLS ST.PROP. 2 STOREY RESIDENCE - UNIT 1 MAIN BLDG. COVERAGE: 1,794sf (31.8%) SITE COVERAGE: 47.1% (2,655sf) GFA (RESIDENCE): 2,642sf (245.4sm)No: 24 WELLS ST.1 STOREY RESIDENCENo: 32 WELLS ST.2 STOREY RESIDENCEDECKCOV. PORCH1COV. PORCH11/16"=1'-0"LEGENDSURVEY INFORMATIONThis drawing, as an instrument of service, is provided by,and is the property of, Joseph N. Campitelli, Architect Inc.(the "Architect"). The contractor must verify and acceptresponsibility for all dimensions and conditions on siteand must notify the Architect, of any variations from thesupplied information. The Architect is not responsiblefor the accuracy of survey, structural, mechanical,electrical, engineering information, etc., which is shownon this drawing. Refer to the appropriate engineeringdrawings before proceeding with the work. Constructionmust conform to all applicable codes and requirementsof the authorities having jurisdiction. Unless otherwisenoted, no investigation has been undertaken or reportedon by the Architect, in regards to the environmentalcondition of the site to which this drawing relates.This drawing is not to be used for construction purposesuntil countersigned by the Architect.This drawing is not to be scaled. All architectural symbolsindicated on this drawing are graphic representations only.___________________________________COUNTERSIGNEDJoseph N. Campitelli, ArchitectB.ARCH., O.A.A., M.R.A.I.C.___________________________________DATE10 Bur Oak Avenue, Unit 3, Markham, ON L6C 0A2tel: 905-887-8900 fax: 905-887-9400 e-mail: info@jnc-architect.comA R C H I T E C T I N C .J O S E P H N C A M P I T E L L ICLIENTPROJECTCONSULTANTSARCHITECTPROJECT NO.DATE PRINTEDCHECKED BY:DRAWN BY:ASSISTANT DESIGNER:PROJECT ARCHITECT:SCALEJ. CAMPITELLIINFODWG. TITLESHEET NO.LEGALR.DB.SHDESCRIPTIONNOV.15.2023DWG. ISSUES307.23.D28 WELLS ST.AURORA, ONPROPOSED CUSTOM HOMESEMI-DETACHED RESIDENCEMAPLE LANELANDS & DEVELOPMENTSITE PLANSITE PLANSITE STATISTICSA.100PR20231317Nov. 16, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalAMENDEDPage 59 of 90
GREAT ROOMDINING AREAKITCHENMUDROOMWCSTUDYGREAT ROOMMUDRM.DINING AREAKITCHENFOYERCOVERED DRIVE-THRUWCCOVRD.PORCHFOYERUNIT 2 - PLAN BAREA: 1,099sfUNIT 1 - PLAN AAREA: 1,099sfDRIVEWAYDRIVEWAYCOVRD.PORCHCOVERED DRIVE-THRUDECKDRIVEWAYDRIVEWAYDECK1LEGENDFURNACE RM.UNIT 2 - PLAN BAREA: 1,099sfUNIT 1 - PLAN AAREA: 1,099sfUNFIN. BASEMENTBATH PORCHABV.FURNACE RM.UNFIN. BASEMENTSTORAGEUNFIN.BASEMENTSTORAGEUNFIN.BASEMENT PORCHABV.1MAIN RESIDENCEBASEMENT & GROUND FLOOR PLANSA.301This drawing, as an instrument of service, is provided by,and is the property of, Joseph N. Campitelli, Architect Inc.(the "Architect"). The contractor must verify and acceptresponsibility for all dimensions and conditions on siteand must notify the Architect, of any variations from thesupplied information. The Architect is not responsiblefor the accuracy of survey, structural, mechanical,electrical, engineering information, etc., which is shownon this drawing. Refer to the appropriate engineeringdrawings before proceeding with the work. Constructionmust conform to all applicable codes and requirementsof the authorities having jurisdiction. Unless otherwisenoted, no investigation has been undertaken or reportedon by the Architect, in regards to the environmentalcondition of the site to which this drawing relates.This drawing is not to be used for construction purposesuntil countersigned by the Architect.This drawing is not to be scaled. All architectural symbolsindicated on this drawing are graphic representations only.___________________________________COUNTERSIGNEDJoseph N. Campitelli, ArchitectB.ARCH., O.A.A., M.R.A.I.C.___________________________________DATE10 Bur Oak Avenue, Unit 3, Markham, ON L6C 0A2tel: 905-887-8900 fax: 905-887-9400 e-mail: info@jnc-architect.comA R C H I T E C T I N C .J O S E P H N C A M P I T E L L ICLIENTPROJECTCONSULTANTSARCHITECTPROJECT NO.DATE PRINTEDCHECKED BY:DRAWN BY:ASSISTANT DESIGNER:PROJECT ARCHITECT:SCALEJ. CAMPITELLIINFODWG. TITLESHEET NO.LEGALR.DB.SHDESCRIPTIONNOV.15.2023DWG. ISSUES307.23.D28 WELLS ST.AURORA, ONPROPOSED CUSTOM HOMESEMI-DETACHED RESIDENCEMAPLE LANELANDS & DEVELOPMENTGROUND FLOOR PLANBASEMENT PLAN1/8"=1'-0"PR20231317Nov. 16, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalAMENDEDPage 60 of 90
LEGENDMAIN ROOF1MASTERBEDROOMEN-SUITEW.I.C. BEDROOM 4 BEDROOM 3 BEDROOM 2BATH3LNDRY.BATH 2MASTERBEDROOMEN-SUITEW.I.C. BEDROOM 2 BEDROOM 3 BEDROOM 4BATH 3BATH 2LNDRY.UNIT 2 - PLAN BAREA: 1,522sfUNIT 1 - PLAN AAREA: 1,543sf1This drawing, as an instrument of service, is provided by,and is the property of, Joseph N. Campitelli, Architect Inc.(the "Architect"). The contractor must verify and acceptresponsibility for all dimensions and conditions on siteand must notify the Architect, of any variations from thesupplied information. The Architect is not responsiblefor the accuracy of survey, structural, mechanical,electrical, engineering information, etc., which is shownon this drawing. Refer to the appropriate engineeringdrawings before proceeding with the work. Constructionmust conform to all applicable codes and requirementsof the authorities having jurisdiction. Unless otherwisenoted, no investigation has been undertaken or reportedon by the Architect, in regards to the environmentalcondition of the site to which this drawing relates.This drawing is not to be used for construction purposesuntil countersigned by the Architect.This drawing is not to be scaled. All architectural symbolsindicated on this drawing are graphic representations only.___________________________________COUNTERSIGNEDJoseph N. Campitelli, ArchitectB.ARCH., O.A.A., M.R.A.I.C.___________________________________DATE10 Bur Oak Avenue, Unit 3, Markham, ON L6C 0A2tel: 905-887-8900 fax: 905-887-9400 e-mail: info@jnc-architect.comA R C H I T E C T I N C .J O S E P H N C A M P I T E L L ICLIENTPROJECTCONSULTANTSARCHITECTPROJECT NO.DATE PRINTEDCHECKED BY:DRAWN BY:ASSISTANT DESIGNER:PROJECT ARCHITECT:SCALEJ. CAMPITELLIINFODWG. TITLESHEET NO.LEGALR.DB.SHDESCRIPTIONNOV.15.2023DWG. ISSUES307.23.D28 WELLS ST.AURORA, ONPROPOSED CUSTOM HOMESEMI-DETACHED RESIDENCEMAPLE LANELANDS & DEVELOPMENTMAIN RESIDENCESECOND FLOOR & ROOF PLANSA.302ROOF PLANSECOND FLOOR PLAN1/8"=1'-0"GROUND FLOOR PLANPR20231317Nov. 16, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalAMENDEDPage 61 of 90
BATHBEDROOM 2BEDROOM 1UNIT 1 - IN LAW SUITEAREA: 861sfBEDROOM 2BEDROOM 1AABATHUNIT 2 - IN LAW SUITEAREA: 861sfLNDRYLNDRYKITCHEN / LIVIN AREAKITCHEN / LIVIN AREAUNIT 12 CAR TANDEM GARAGEAREA: 622 sfCARPORTUNIT 22 CAR TANDEM GARAGEAREA: 622sfCARPORTENTRYENTRYDRIVEWAYDRIVEWAYAALEGENDThis drawing, as an instrument of service, is provided by,and is the property of, Joseph N. Campitelli, Architect Inc.(the "Architect"). The contractor must verify and acceptresponsibility for all dimensions and conditions on siteand must notify the Architect, of any variations from thesupplied information. The Architect is not responsiblefor the accuracy of survey, structural, mechanical,electrical, engineering information, etc., which is shownon this drawing. Refer to the appropriate engineeringdrawings before proceeding with the work. Constructionmust conform to all applicable codes and requirementsof the authorities having jurisdiction. Unless otherwisenoted, no investigation has been undertaken or reportedon by the Architect, in regards to the environmentalcondition of the site to which this drawing relates.This drawing is not to be used for construction purposesuntil countersigned by the Architect.This drawing is not to be scaled. All architectural symbolsindicated on this drawing are graphic representations only.___________________________________COUNTERSIGNEDJoseph N. Campitelli, ArchitectB.ARCH., O.A.A., M.R.A.I.C.___________________________________DATE10 Bur Oak Avenue, Unit 3, Markham, ON L6C 0A2tel: 905-887-8900 fax: 905-887-9400 e-mail: info@jnc-architect.comA R C H I T E C T I N C .J O S E P H N C A M P I T E L L ICLIENTPROJECTCONSULTANTSARCHITECTPROJECT NO.DATE PRINTEDCHECKED BY:DRAWN BY:ASSISTANT DESIGNER:PROJECT ARCHITECT:SCALEJ. CAMPITELLIINFODWG. TITLESHEET NO.LEGALR.DB.SHDESCRIPTIONNOV.15.2023DWG. ISSUES307.23.D28 WELLS ST.AURORA, ONPROPOSED CUSTOM HOMESEMI-DETACHED RESIDENCEMAPLE LANELANDS & DEVELOPMENTACCESSORY STRUCTUREGARAGE W/ APARTMENT ABOVEGROUND & SECOND FLOOR PLANSA.303SECOND FLOOR PLANGROUND FLOOR PLAN1/8"=1'-0"PR20231317Nov. 16, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalAMENDEDPage 62 of 90
UNIT 22 CAR TANDEM GARAGELIVING ROOMAALEGENDThis drawing, as an instrument of service, is provided by,and is the property of, Joseph N. Campitelli, Architect Inc.(the "Architect"). The contractor must verify and acceptresponsibility for all dimensions and conditions on siteand must notify the Architect, of any variations from thesupplied information. The Architect is not responsiblefor the accuracy of survey, structural, mechanical,electrical, engineering information, etc., which is shownon this drawing. Refer to the appropriate engineeringdrawings before proceeding with the work. Constructionmust conform to all applicable codes and requirementsof the authorities having jurisdiction. Unless otherwisenoted, no investigation has been undertaken or reportedon by the Architect, in regards to the environmentalcondition of the site to which this drawing relates.This drawing is not to be used for construction purposesuntil countersigned by the Architect.This drawing is not to be scaled. All architectural symbolsindicated on this drawing are graphic representations only.___________________________________COUNTERSIGNEDJoseph N. Campitelli, ArchitectB.ARCH., O.A.A., M.R.A.I.C.___________________________________DATE10 Bur Oak Avenue, Unit 3, Markham, ON L6C 0A2tel: 905-887-8900 fax: 905-887-9400 e-mail: info@jnc-architect.comA R C H I T E C T I N C .J O S E P H N C A M P I T E L L ICLIENTPROJECTCONSULTANTSARCHITECTPROJECT NO.DATE PRINTEDCHECKED BY:DRAWN BY:ASSISTANT DESIGNER:PROJECT ARCHITECT:SCALEJ. CAMPITELLIINFODWG. TITLESHEET NO.LEGALR.DB.SHDESCRIPTIONNOV.15.2023DWG. ISSUES307.23.D28 WELLS ST.AURORA, ONPROPOSED CUSTOM HOMESEMI-DETACHED RESIDENCEMAPLE LANELANDS & DEVELOPMENTA.304ACCESSORY STRUCTUREGARAGE W/ APARTMENT ABOVEROOF PLAN & BLDG. SECTIONROOF PLANBUILDING SECTION A-A1/8"=1'-0"PR20231317Nov. 16, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalAMENDEDPage 63 of 90
UNIT 1UNIT 2This drawing, as an instrument of service, is provided by,and is the property of, Joseph N. Campitelli, Architect Inc.(the "Architect"). The contractor must verify and acceptresponsibility for all dimensions and conditions on siteand must notify the Architect, of any variations from thesupplied information. The Architect is not responsiblefor the accuracy of survey, structural, mechanical,electrical, engineering information, etc., which is shownon this drawing. Refer to the appropriate engineeringdrawings before proceeding with the work. Constructionmust conform to all applicable codes and requirementsof the authorities having jurisdiction. Unless otherwisenoted, no investigation has been undertaken or reportedon by the Architect, in regards to the environmentalcondition of the site to which this drawing relates.This drawing is not to be used for construction purposesuntil countersigned by the Architect.This drawing is not to be scaled. All architectural symbolsindicated on this drawing are graphic representations only.___________________________________COUNTERSIGNEDJoseph N. Campitelli, ArchitectB.ARCH., O.A.A., M.R.A.I.C.___________________________________DATE10 Bur Oak Avenue, Unit 3, Markham, ON L6C 0A2tel: 905-887-8900 fax: 905-887-9400 e-mail: info@jnc-architect.comA R C H I T E C T I N C .J O S E P H N C A M P I T E L L ICLIENTPROJECTCONSULTANTSARCHITECTPROJECT NO.DATE PRINTEDCHECKED BY:DRAWN BY:ASSISTANT DESIGNER:PROJECT ARCHITECT:SCALEJ. CAMPITELLIINFODWG. TITLESHEET NO.LEGALR.DB.SHDESCRIPTIONNOV.15.2023DWG. ISSUES307.23.D28 WELLS ST.AURORA, ONPROPOSED CUSTOM HOMESEMI-DETACHED RESIDENCEMAPLE LANELANDS & DEVELOPMENTEAST ELEVATIONMAIN RESIDENCEEAST & SOUTH ELEVATIONSA.401SOUHT ELEVATION1/8"=1'-0"PR20231317Nov. 16, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalAMENDEDPage 64 of 90
UNIT 1UNIT 2WEST ELEVATIONThis drawing, as an instrument of service, is provided by,and is the property of, Joseph N. Campitelli, Architect Inc.(the "Architect"). The contractor must verify and acceptresponsibility for all dimensions and conditions on siteand must notify the Architect, of any variations from thesupplied information. The Architect is not responsiblefor the accuracy of survey, structural, mechanical,electrical, engineering information, etc., which is shownon this drawing. Refer to the appropriate engineeringdrawings before proceeding with the work. Constructionmust conform to all applicable codes and requirementsof the authorities having jurisdiction. Unless otherwisenoted, no investigation has been undertaken or reportedon by the Architect, in regards to the environmentalcondition of the site to which this drawing relates.This drawing is not to be used for construction purposesuntil countersigned by the Architect.This drawing is not to be scaled. All architectural symbolsindicated on this drawing are graphic representations only.___________________________________COUNTERSIGNEDJoseph N. Campitelli, ArchitectB.ARCH., O.A.A., M.R.A.I.C.___________________________________DATE10 Bur Oak Avenue, Unit 3, Markham, ON L6C 0A2tel: 905-887-8900 fax: 905-887-9400 e-mail: info@jnc-architect.comA R C H I T E C T I N C .J O S E P H N C A M P I T E L L ICLIENTPROJECTCONSULTANTSARCHITECTPROJECT NO.DATE PRINTEDCHECKED BY:DRAWN BY:ASSISTANT DESIGNER:PROJECT ARCHITECT:SCALEJ. CAMPITELLIINFODWG. TITLESHEET NO.LEGALR.DB.SHDESCRIPTIONNOV.15.2023DWG. ISSUES307.23.D28 WELLS ST.AURORA, ONPROPOSED CUSTOM HOMESEMI-DETACHED RESIDENCEMAPLE LANELANDS & DEVELOPMENTNORTH ELEVATIONMAIN RESIDENCEWEST & NORTH ELEVATIONSA.4021/8"=1'-0"PR20231317Nov. 16, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalAMENDEDPage 65 of 90
This drawing, as an instrument of service, is provided by,and is the property of, Joseph N. Campitelli, Architect Inc.(the "Architect"). The contractor must verify and acceptresponsibility for all dimensions and conditions on siteand must notify the Architect, of any variations from thesupplied information. The Architect is not responsiblefor the accuracy of survey, structural, mechanical,electrical, engineering information, etc., which is shownon this drawing. Refer to the appropriate engineeringdrawings before proceeding with the work. Constructionmust conform to all applicable codes and requirementsof the authorities having jurisdiction. Unless otherwisenoted, no investigation has been undertaken or reportedon by the Architect, in regards to the environmentalcondition of the site to which this drawing relates.This drawing is not to be used for construction purposesuntil countersigned by the Architect.This drawing is not to be scaled. All architectural symbolsindicated on this drawing are graphic representations only.___________________________________COUNTERSIGNEDJoseph N. Campitelli, ArchitectB.ARCH., O.A.A., M.R.A.I.C.___________________________________DATE10 Bur Oak Avenue, Unit 3, Markham, ON L6C 0A2tel: 905-887-8900 fax: 905-887-9400 e-mail: info@jnc-architect.comA R C H I T E C T I N C .J O S E P H N C A M P I T E L L ICLIENTPROJECTCONSULTANTSARCHITECTPROJECT NO.DATE PRINTEDCHECKED BY:DRAWN BY:ASSISTANT DESIGNER:PROJECT ARCHITECT:SCALEJ. CAMPITELLIINFODWG. TITLESHEET NO.LEGALR.DB.SHDESCRIPTIONNOV.15.2023DWG. ISSUES307.23.D28 WELLS ST.AURORA, ONPROPOSED CUSTOM HOMESEMI-DETACHED RESIDENCEMAPLE LANELANDS & DEVELOPMENT EAST ELEVATIONSOUTH ELEVATION WEST ELEVATIONNORTH ELEVATIONA.403ACCESSORY STRUCTUREGARAGE W/ APARTMENT ABOVEELEVATIONS1/8"=1'-0"PR20231317Nov. 16, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalAMENDEDPage 66 of 90
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 3 -40
_______________________________________________________________________________________
Subject: Minor Variance Application
Maple Lane Lands and Development
28 Wells Street
PLAN 68 LOT 1
File: MV-2023-40
Related Planning Application: C-2023-08
Prepared by: Antonio Greco, Planner
Department: Planning and Development Services
Date: January 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 semi-detached
dwelling and rear additional residential units on the subject property.
The following relief is specifically being requested:
Part 1 – Retained Lot (northern half):
a) Section 7.2 of the Zoning By-law requires a minimum lot frontage of 20.0 metres
for semi-detached dwellings. The lot frontage is 16.86 metres.
b) Section 24.497.3.2 of the Zoning By-law requires a minimum interior side yard
setback of 1.5 metres. The applicant is proposing a carport, which is 0.3 metres to
the interior side property line.
c) Section 24.497.3.2 of the Zoning By-law requires a minimum interior side yard
setback of 3.0 metres beyond the main rear wall of the adjacent dwelling. The
applicant is proposing a carport, which is 0.3 metres to the interior side property
line.
d) Section 24.497.3.2 of the Zoning By-law requires a minimum interior side yard
setback of 3.0 metres beyond the main rear wall of the adjacent dwelling. The
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January 11, 2024 2 of 13 Report No. MV-2023-40
applicant is proposing a two-storey semi-detached dwelling, which is 1.5 metres to
the interior side property line.
e) Section 24.497.3.3 of the Zoning By-law permits a maximum height of 9.9 metres
to the highest point of the roof. The applicant is proposing a two-storey semi-
detached dwelling with a height of 11.2 metres to the peak of the roof.
f) Section 24.497.8 of the Zoning By-law permits a maximum gross floor area of 40.0
square metres for detached accessory structures. The applicant is proposing an
additional residential unit with a gross floor area of 160.0 square metres.
g) Section 24.497.8 of the Zoning By-law permits a maximum height of 3.5 metres to
the mid-point of the roof for detached accessory structures. The applicant is
proposing an additional residential unit with a height of 6.9 metres to the mid-point
of the roof.
h) Section 24.497.8 of the Zoning By-law permits a maximum height of 4.5 metres to
the peak of the roof for detached accessory structures. The applicant is proposing
an additional residential unit with a height of 8.6 metres to the mid-point of the
roof; and
i) Section 5.6.1(a)(i) of the Zoning By-law permits a maximum driveway width of 3.5
metres. The applicant is proposing a driveway width of 6.8 metres internal on site.
Part 2 - Severed Lot (southern half):
a) Section 7.2 of the Zoning By-law requires a minimum lot frontage of 20.0 metres
for semi-detached dwellings. The lot frontage is 16.86 metres.
b) Section 24.497.3.2 of the Zoning By-law requires a minimum interior side yard
setback of 1.5 metres. The applicant is proposing a carport, which is 0.3 metres to
the interior side property line.
c) Section 24.497.3.3 of the Zoning By-law permits a maximum height of 9.9 metres
to highest point of the roof. The applicant is proposing a two-storey semi-detached
dwelling with a height of 11.2 metres to the peak of the roof.
d) Section 24.497.8 of the Zoning By-law permits a maximum gross floor area of 40.0
square metres for detached accessory structures. The applicant is proposing an
additional residential unit with a gross floor area of 160.0 square metres.
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January 11, 2024 3 of 13 Report No. MV-2023-40
e) Section 24.497.8 of the Zoning By-law permits a maximum height of 3.5 metres to
the mid-point of the roof for detached accessory structures. The applicant is
proposing an additional residential unit with a height of 6.9 metres to the mid-point
of the roof.
f) Section 24.497.8 of the Zoning By-law permits a maximum height of 4.5 metres to
the peak of the roof for detached accessory structures. The applicant is proposing
an additional residential unit with a height of 8.6 metres to the mid-point of the
roof.
g) Section 5.6.1(a)(i) of the Zoning By-law permits a maximum driveway width of 3.5
metres. The applicant is proposing a driveway width of 6.8 metres internal on site.
Background
Subject Property and Area Context
The subject property, municipally known as 28 Wells Street, is located on the west side
of Wells Street, south of Wellington Street East. The existing property contains a two-
storey single detached dwelling and rear detached garage. The existing structure was
previously listed and non-designated on the Town’s Heritage Register, but was removed
by Council on June 27, 2023, to facilitate the proposed redevelopment of the site, with
the property no longer having any heritage status.
Proposal
A consent application (C-2023-08) is being presented concurrently for review by the
Committee of Adjustment, which proposes to sever the existing property and create two
(2) distinct parcels. The applicant is proposing to demolish the existing detached dwelling
and garage on the subject property and facilitate the infill development of the site with a
semi-detached dwelling and rear additional residential units. Each parcel will contain one
semi-detached unit as well as one rear additional residential unit, for a total of four units
cumulatively.
Bill 23 – the Mores Homes Built Faster Act
Bill 23 amended the Planning Act to permit additional residential units as-of-right across
the province. The intent of the legislation is to assist the province in meeting planned
minimum housing and density targets. Infill development and additional residential units
are specifically seen as assisting with creating housing opportunities through the gentle
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January 11, 2024 4 of 13 Report No. MV-2023-40
intensification of traditionally lower density residential areas. Landowners are now
permitted as-of-right to add additional residential units on properties containing a single
detached dwelling, semi-detached dwelling, or a townhouse. The provincial additional
residential unit framework under Bill 23 supersedes local official plans and zoning
provincewide for the use. The Town is able to regulate siting provisions such as setbacks
but is strictly prohibited from regulating minimum unit sizes or requiring more than one
parking space on the lot in connection with these units.
The Town’s Zoning By-law has not yet been updated to account for the province’s new
framework on additional residential units, and as such, some variances are technically
required, such as for the maximum gross floor area, that have now been superseded and
may no longer be applicable at the level of the Ontario Land Tribunal (OLT), who in the
opinion of staff, would look favourably at these types of development proposals.
Official Plan
The subject property is designated “Stable Neighbourhoods” by the Town of Aurora
Official Plan. Semi-detached dwellings and additional residential units are permitted
under this designation.
Zoning
The Subject lands are zoned Special Mixed Density Residential – R7-SN (497) under
Zoning By-law 6000-17-, as amended. This zoning permits semi-detached dwellings and
additional residential units.
Related Planning Applications
There is a concurrent consent application (C-2023-08) on the subject lands, which
proposes to sever and create the additional residential lot. The consent and minor
variance applications are required to be heard concurrently by the Committee of
Adjustment, as the variances at hand are applicable provided the consent is in force, and
the consent application is simultaneously dependent on receiving relief from the required
lot frontage variance in particular. Appropriate conditions of approval are in place to link
both applications.
Preliminary Zoning Review
A Preliminary Zoning Review (PZR) has been completed by the Town of Aurora’s Building
Division. Building Staff have reviewed the proposed minor variance application and have
determined that minor variances are required to facilitate the proposed development.
Applicant’s stated reason(s) for not complying with the Zoning By-law
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January 11, 2024 5 of 13 Report No. MV-2023-40
As stated in the application form, “in effort to increase density and housing units on the
subject property, the proposed residential development requires minor variances. The
gentle intensification is limiting new development to comply with the current zoning by -
law that which will require a comprehensive update to meet the changes to residential
development.”
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2023-40 pursuant to the
prescribed tests as set out in Section 45 (1) of the Planning Act, as follows:
a) The proposed variance meets the general intent of the Official Plan
The intent of the ‘Stable Neighbourhoods’ Official Plan designation is to ensure that
residential neighbourhoods are protected from incompatible forms of development, while
allowing the neighbourhoods to be enhanced over time. The designation permits ground-
oriented residential development, which includes semi-detached dwellings and additional
residential units, and focuses on ensuring new development is designed in an appropriate
and high-quality manner to enhance the streetscape.
Additional Official Plan policies also encourage a greater range and mix of housing,
including through the promotion of gentle intensification. It is a primary objective of the
Town’s Official Plan to encourage a broad range of housing sizes, densities, designs,
tenures, and prices to meet the needs of current and future residents. The Official Plan
specifically encourages innovative approaches to adding density and housing and
encourages units to be at a range of sizes, scales, and opportunities – including family
size and smaller size units.
The underlying priority is for new development and infill housing opportunities to be
introduced in a complementary manner, particularly from an architectural design and
compatibility perspective. Staff are of the opinion that the requested variances will
facilitate greater housing options in the community, while being designed in a manner
that is of high-quality and that will enhance the local streetscape. Streetscape
architectural elements, such as the distinctive gable peaks and the use of board and
batten siding are compatible and complementary with the neighbourhood area. Staff also
note the adjacent property to the south is also a newer infill/alteration development.
Additionally, new policy frameworks around encouraging housing opportunities and
adding as-of-right permissions for additional residential units means the development is
appropriate in terms of addressing near and long-term housing needs within the
community.
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January 11, 2024 6 of 13 Report No. MV-2023-40
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 Special Mixed Density Residential –R7-SN (497), 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:
Minimum Lot Frontages:
The intent of the minimum lot frontage provision is to ensure adequate spacing and
proportionality along the streetscape, and to ensure that individual lots are accessible.
The existing lot frontage of the parcel is 16.86 metres, and it is the opinion of staff that
as an existing condition of the site, the introduction of the semi-detached dwellings being
designed in the high-quality manner that they are, will not overly disrupt the rhythm or
order of the streetscape. Despite the deficiency in lot frontage, the required minimum lot
area is also complied with due to the deeper nature of the existing parcel fabric, and the
front yard setback is also still respected such that consistency from the public realm is
maintained.
The requested reduction in minimum lot frontage will not create any adverse impacts to
the surrounding area and will also continue to allow for appropriate access. The proposed
design of the semi-detached buildings is also generally such that the immediate view
from the street maintains the general form or style of a detached dwelling. Overall, Staff
have no concerns with the requested lot frontage variance.
Minimum Interior Side Yard:
The intent of the minimum interior side yard setback provision is to ensure that there is
adequate separation between neighbouring properties for privacy, drainage and access.
The Zoning By-law further regulates the side yard setback beyond the main rear wall of
adjacent dwellings to promote an additional level of openness and to assist in reducing
the overdevelopment of the site.
The majority of the subject side yard setback variances are applicable on the northern
property boundary, in part due to the somewhat angled siting of the adjacent property,
and in particular due to its reduced front yard and in turn shallower rear wall. The southern
property as an existing newer infill development has a large rear addition such that the
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January 11, 2024 7 of 13 Report No. MV-2023-40
same variances are not necessitated due to that rear wall being substantially further
back.
The side yard setback variances also largely apply to the carpor t/drive-through element
which is not enclosed and contains four structural columns only. Appropriate access is
maintained due to the open-air design of the carport, and the reduced setbacks do not
result in significant massing or privacy concerns as a result of the encroachment being
based on the columns only, not a wall. The second level on the north side requires a
variance, but still maintains an appropriate 1.5 metre setback. This is again due to the
location of the adjacent northern property rear wall, and staff believe the variance is
appropriate being that it is the second level only, and windows are strategically not
located at the rear portion to mitigate privacy concerns. Furthermore, a condition of
approval has been included for the owner to provide a grading and drainage plan to
demonstrate no adverse impacts as a result of the proposed.
It is the opinion of staff that the requested side yard setback variances meet the intent of
the zoning by-law, provided the conditions of approval included.
Maximum Building Height:
Semi-detached Units:
The intent of the building height provision is to ensure that development is designed in a
consistent manner with no singular dwellings negatively impacting or dominating the
streetscape. The subject variance is only required due to the pitch of the gable peaks,
which are considered a desirable architectural element of the proposal.
The proposed development meets the mid-point height requirements of the Zoning By-
law by being 9 metres, but the variance is strictly required to the peak because of the
gable points themselves. Further, when even calculating the height to the main roof ridge,
the height is 10.7 metres.
Staff have reviewed the submitted elevations, and the architectural gable design of the
semi-detached units adds an urban design element that is attractive from a streetscape
perspective. The open gable design, and use of valleys and ridges provides a streetscape
image that minimizes the actual height of the development, and adds architectural
uniqueness, that ultimately is also complementary given that the design reflects typical,
more traditional and classic architectural styling. Staff are of the opinion that the
additional height created by the open gable design provide for an attractive housing
product and positive addition to the neighbourhood.
Additional Residential Units (Accessory Structures):
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January 11, 2024 8 of 13 Report No. MV-2023-40
The Town’s Zoning By-law has not been updated yet to appropriately incorporate
dedicated provisions for additional residential units. As such, the rear additional
residential units are technically classified as accessory structures, with a height limitation
of 6.9 metres to the mid point and 8.6 metres to the peak.
The intent of the building height provision for accessory structures is to ensure that
accessory development does not dominate the primary structure or create an imbalance
on the property. Furthermore, the implementation of the height provisions for accessory
detached structures as found currently in the by-law was intended to accommodate more
traditional accessory structures like sheds, where heights were to be at a minimum and
there was no habitability of the structures.
The proposed rear additional residential units make for the wise use of land and serve to
provide parking for the semi-detached unit with the carport component to serve as
parking for the additional residential unit found above the garage. The Zoning By-law
again does not yet accommodate for this type of innovation in housing and additional
residential units, and does not account for the height requirements that would be required
to ensure the livability and functionality of the additional residential unit space.
The additional residential units at the rear are still subordinate to that of the primary
dwellings and are not anticipated to dominate the property, especially given the
substantial lot depth, and that all other zoning provisions including for lot coverage and
area are complied with. The lot coverage has been confirmed by staff to be 34.8%. Staff
also recognize that the adjacent property at the rear is commercial in nature, with the
adjacent lands including surface parking and paved area, such that the impacts of the
increase in height will be minimal. Further, given that a condition of approval regarding
tree replanting is required, staff can ensure that re-plantings are provided along the rear
property boundary to provide further enhanced screening.
Staff are of the opinion that the architectural design is functional and demonstrates good
urban design through the use of front facing dormers. The roof possesses an
intersecting/overlaid hip design that provides additional symmetry to the proposed semi-
detached units. There are also no adverse impacts as a result of the proposed, with
vehicles also able to be screened from the public realm of Wells Street.
Maximum Gross Floor Area:
The intent of the maximum gross floor area is to ensure that accessory struct ures are
subordinate to the primary residence and do not dominate the entirety of the lot.
As mentioned previously, the current zoning by-law provisions for detached accessory
structures do not incorporate for additional residential units, thus requiring the subject
variance. This provision is intended to regulate the sizing for detached structures that
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January 11, 2024 9 of 13 Report No. MV-2023-40
would be primarily used for storage, like a shed. Staff have reviewed the proposed rear
detached additional residential units and believe that the increase in GFA is suitable for
the lots given their overall size. The additional residential units do not dominate the lot
area, and additionally, there are no direct adverse impacts to the neighboring properties
to the north, south and east given this infill development. The actual garage component
itself is also sized appropriately.
As a result of Bill 23, unit sizes for additional residential units are also no longer able to
be regulated, and in the opinion of staff this zoning provision relative to additional
residential units is superseded by provincial legislation.
Maximum Driveway Width:
The intent of the maximum driveway width is to ensure adequate vehicular parking,
access and manoeuverability on-site. The proposed infill development requires a
maximum driveway width of 6.8 metres, whereas the by-law permits a maximum
driveway width of 3.5 metres. This results in an additional 3.3 metres of additional width
to accommodate the proposed development, however, the additional driveway width is
not at the street frontage but rather internal on site. The Zoning By-law provision is
generally intended to regulate driveway widths at the street to ensure consistency along
the public realm. This is not a concern, as the width subject to the variance is internal on
site and allows for appropriate parking and manoeuverability. The appropriate condition
of approval for a grading and drainage plan has also been included to ensure no
negative impacts.
Overall, Staff are of the opinion that the requested variances meet the intent of the zoning
by-law.
c) The proposed variance is considered desirable for the appropriate development of the
land
As discussed above, staff are satisfied the proposal adequately responds to Official Plan
criteria for new development within the Stable Neighbourhood designation, while also
providing critical new and attainable housing opportunities for the local community. The
architectural design of the proposed units complements the streetscape and enhances
the urban design of the neighbourhood by providing the wise use and management of
land within the urban boundary.
The appropriate conditions of approval have also been developed, including for the need
to obtain a Road Occupancy Permit, provide a Grading and Drainage Plan, and to ensure
any tree removals are evaluated and then offset at a minimum ratio of two new plantings
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January 11, 2024 10 of 13 Report No. MV-2023-40
for every one tree removed. This will also further assist with the landscape screening and
buffering on site.
Primarily though, the need for new, diverse, and attainable housing is paramount and the
ability for the proposed development to add housing stock to the community is of benefit
to current and future generations in addressing housing needs. The gentle intensification
as proposed aligns with the direction of the province under Bill 23. Overall, it is the opinion
of staff that the proposed variances are considered desirable for the appropriate
development of the land.
d) The proposed variance is considered minor in nature
In the opinion of staff, the requested variances are considered to be minor and are not
expected to have any significant adverse effects on the subject lands, neighbouring
properties, or the overall streetscape. The proposal is designed to implement classic
architectural elements and feature high quality materiality. Adjacent and surrounding
properties have also been subject to alteration/redevelopment and other minor variances,
including the property to the south at 32 Wells, which received minor variance approval
in 2017 for increased lot coverage (39.35%) and increased driveway width (6.6 metres),
and in 2018 for a reduced lot frontage (2.5 metres from the front lot line).
The province through Bill 23 has enabled additional residential units as -of-right, and is
encouraging gentle intensification through existing residential neighbourhoods. The
proposal introduces new and attainable housing opportunities in a manner that still
respects the overall neighbourhood character and scale. Overall, it is the opinion of staff
that the proposed variances are minor in nature.
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.
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January 11, 2024 11 of 13 Report No. MV-2023-40
Department or Agency Comments
Operations (Public Works) No objection.
Central York Fire Services No objection.
York Region No objection.
LSRCA No objection.
Alectra No objection.
Public Correspondence
Written submissions were not received at the time of writing of this report. Should
additional written submissions be received after the writing of this report, the Secretary
Treasurer will provide the submission(s) to Committee members at the meeting.
Conclusion
Planning staff have reviewed the application regarding Section 45 (1) of the Planning Act,
R.S.O, 1990, c.P.13, as amended, and believe that the requested variance meets the four
tests of the Planning Act for granting minor variances. Staff recommend approval of the
requested variance subject to the conditions outlined in Appendix ‘A.’
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan and Elevations
Appendix ‘C’ – 3D Modelling
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January 11, 2024 12 of 13 Report No. MV-2023-40
Appendix ‘A’ – Conditions of Approval
Planning and Development Services:
1. That the variance only applies to the subject property in conformity with the plans
attached as ‘Appendix B’ to this Staff Report, to the satisfaction of the Director of
Planning and Development Services or designate.
2. That the Owner obtain the necessary provisional consent approval as set forth in
the concurrent and related consent application C-2023-08, to the satisfaction of
the Director of Planning and Development Services or designate.
Operational Services – Parks Division
3. That the owner shall be required to provide an Evaluation Report prepared by a
Certified Arborist or Professional Registered Forester outlining all aspects of the
impacts that this proposal will have on existing vegetation. The report shall identify
tree removals, if any, identify tree protection measures and make
recommendations on the mitigation of negative effects to vegetation, during and
post construction periods, as well as measures aimed at tree health care and
protection for trees effected by the project and any remaining trees in the vicinity
of the project that require applicable maintenance.
4. In addition, the report shall include a schedule of monitoring of the ongoing site
work through a series of scheduled site visits by the Arborist / Forester during and
post construction to ensure the vegetation preservation measures remain in
compliance throughout the project. Each site visit is to be documented and any
resulting action items required by the Arborist /Forester shall be implemented and
confirmed on site forthwith by the Arborist /Forester following each visit.
5. The owner shall be required to provide vegetation compensation and a replanting
plan in accordance with the Town of Aurora TREE REMOVAL/PRUNING AND
COMPENSATION POLICY to the satisfaction of the Director of Operational
Services as compensation for trees removed to facilitate construction.
Compensation planting shall be completed prior to release of the financial
securities, and shall be done at a minimum ratio of two new trees for every one
removed.
6. The owner shall agree to comply with the Aurora Tree Permit By-law # 5850 -16
prior to the removal of any trees on the property.
Page 78 of 90
January 11, 2024 13 of 13 Report No. MV-2023-40
7. The owner shall agree to provide financial securities based on the total value of
the Tree Compensation evaluation and all Arboriculture works as defined by the
Town and the Owner’s Arborist/ Forester, to the satisfaction of the Manager of
Parks Division.
8. All of the above shall be included as terms and conditions in a Letter of
Undertaking with the Town of Aurora to guarantee compliance with the Conditions
of Approval and all related site works.
Operational Services – Public Works
9. New separate services for both water and sanitary to be installed for these two (2)
new homes.
10. That the Owner obtain a Road Occupancy Permit through Public Works.
Engineering & Capital Delivery Division
11. The owner provide to the Secretary-Treasurer, Committee of Adjustment,
confirmation in writing from the Director of Planning & Development Services or
designate indicating that satisfactory arrangements have been made with respect
to payment of all applicable charges and fees in relation to municipal service
connections as applicable.
12. The owner provide to the Secretary-Treasurer, Committee of Adjustment,
confirmation in writing from the Director of Planning & Development Services or
designate indicating that satisfactory arrangements have been made with respect
to the installation of water meter(s) and municipal service connections to render
the retained and severed lots independently serviced. Any new services required
within the Town’s right-of-way shall be installed by the Town at the owner’s cost.
The owner will verify the existing services location and provide drawings showing
location and elevation of existing and new service connections for review and
approval of Planning & Development Services.
13. That the owner provide a grading and drainage plan prepared by a professional
engineer or qualified engineering professional demonstrating that the existing
drainage pattern shall be maintained and any changes in the grading due the
proposed site works shall not cause any adverse impact on the adjacent properties
and road allowance to the satisfaction of the Director of Planning and
Development Services or designate.
Page 79 of 90
PROJECT NO: 307.2328 WELLS ST.AURORA, ONDRAWING LIST:A.000 COVER PAGEA.100 SITE PLAN & STATISTICSA.301 MAIN RESIDENCE - BASEMENT & GROUND FLOOR PLANA.302 MAIN RESIDENCE - 2ND FLOOR & ROOF PLANA.303 ACCESSORY STRUCTURE - GARAGE W/ APARTMENT ABOVEGROUND & SECOND FLOOR PLANSA.304 ACCESSORY STRUCTURE - GARAGE W/ APARTMENT ABOVEROOF PLAN & BUILDING SECTIONA.401 MAIN RESIDENCE EAST & SOUTH ELEVATIONSA.402 MAIN RESIDENCE WEST & NORTH ELEVATIONSA.403 ACCESSORY STRUCTURE - GARAGE W/ APARTMENT ABOVEELEVATIONSPROPOSED CUSTOM HOMESEMI-DETACHED RESIDENCEThis drawing, as an instrument of service, is provided by,and is the property of, Joseph N. Campitelli, Architect Inc.(the "Architect"). The contractor must verify and acceptresponsibility for all dimensions and conditions on siteand must notify the Architect, of any variations from thesupplied information. The Architect is not responsiblefor the accuracy of survey, structural, mechanical,electrical, engineering information, etc., which is shownon this drawing. Refer to the appropriate engineeringdrawings before proceeding with the work. Constructionmust conform to all applicable codes and requirementsof the authorities having jurisdiction. Unless otherwisenoted, no investigation has been undertaken or reportedon by the Architect, in regards to the environmentalcondition of the site to which this drawing relates.This drawing is not to be used for construction purposesuntil countersigned by the Architect.This drawing is not to be scaled. All architectural symbolsindicated on this drawing are graphic representations only.___________________________________COUNTERSIGNEDJoseph N. Campitelli, ArchitectB.ARCH., O.A.A., M.R.A.I.C.___________________________________DATE10 Bur Oak Avenue, Unit 3, Markham, ON L6C 0A2tel: 905-887-8900 fax: 905-887-9400 e-mail: info@jnc-architect.comA R C H I T E C T I N C .J O S E P H N C A M P I T E L L ICLIENTPROJECTCONSULTANTSARCHITECTPROJECT NO.DATE PRINTEDCHECKED BY:DRAWN BY:ASSISTANT DESIGNER:PROJECT ARCHITECT:SCALEJ. CAMPITELLIINFODWG. TITLESHEET NO.LEGALR.DB.SHDESCRIPTIONNOV.15.2023DWG. ISSUES307.23.D28 WELLS ST.AURORA, ONPROPOSED CUSTOM HOMESEMI-DETACHED RESIDENCEMAPLE LANELANDS & DEVELOPMENTISSUED FOR MINOR VARIANCE APPROVAL - NOVEMBER 15, 2023This drawing, as an instrument of service, is provided by,and is the property of, Joseph N. Campitelli, Architect Inc.(the "Architect"). The contractor must verify and acceptresponsibility for all dimensions and conditions on siteand must notify the Architect, of any variations from thesupplied information. The Architect is not responsiblefor the accuracy of survey, structural, mechanical,electrical, engineering information, etc., which is shownon this drawing. Refer to the appropriate engineeringdrawings before proceeding with the work. Constructionmust conform to all applicable codes and requirementsof the authorities having jurisdiction. Unless otherwisenoted, no investigation has been undertaken or reportedon by the Architect, in regards to the environmentalcondition of the site to which this drawing relates.This drawing is not to be used for construction purposesuntil countersigned by the Architect.This drawing is not to be scaled. All architectural symbolsindicated on this drawing are graphic representations only.___________________________________COUNTERSIGNEDJoseph N. Campitelli, ArchitectB.ARCH., O.A.A., M.R.A.I.C.___________________________________DATE10 Bur Oak Avenue, Unit 3, Markham, ON L6C 0A2tel: 905-887-8900 fax: 905-887-9400 e-mail: info@jnc-architect.comA R C H I T E C T I N C .J O S E P H N C A M P I T E L L ICLIENTPROJECTCONSULTANTSARCHITECTPROJECT NO.DATE PRINTEDCHECKED BY:DRAWN BY:ASSISTANT DESIGNER:PROJECT ARCHITECT:SCALEJ. CAMPITELLIINFODWG. TITLESHEET NO.LEGALR.DB.SHDESCRIPTIONNOV.15.2023DWG. ISSUES307.23.D28 WELLS ST.AURORA, ONPROPOSED CUSTOM HOMESEMI-DETACHED RESIDENCEMAPLE LANELANDS & DEVELOPMENTCOVER PAGEA.000N.T.S.PR20231317Nov. 16, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalAMENDEDPage 80 of 90
ACCESSORY BLDG. - UNIT 2 FOOTPRINT: 861sf (15.3%) GFA : 1,483sf (137.8sm)PROP. 2 STOREY RESIDENCE - UNIT 2 MAIN BLDG.COVERAGE: 1,794sf (31.8%) SITE COVERAGE: 47.1% (2,655sf) GFA (RESIDENCE): 2,621sf (243.5sm)PART 1LOT AREA: 5,633sf ( 523.3sm)PART 2LOT AREA: 5,633sf ( 523.3sm)ACCESSORY BLDG. - UNIT 1 FOOTPRINT: 861sf (15.3%) GFA : 1,483sf (137.8sm)DECKWELLS ST.PROP. 2 STOREY RESIDENCE - UNIT 1 MAIN BLDG. COVERAGE: 1,794sf (31.8%) SITE COVERAGE: 47.1% (2,655sf) GFA (RESIDENCE): 2,642sf (245.4sm)No: 24 WELLS ST.1 STOREY RESIDENCENo: 32 WELLS ST.2 STOREY RESIDENCEDECKCOV. PORCH1COV. PORCH11/16"=1'-0"LEGENDSURVEY INFORMATIONThis drawing, as an instrument of service, is provided by,and is the property of, Joseph N. Campitelli, Architect Inc.(the "Architect"). The contractor must verify and acceptresponsibility for all dimensions and conditions on siteand must notify the Architect, of any variations from thesupplied information. The Architect is not responsiblefor the accuracy of survey, structural, mechanical,electrical, engineering information, etc., which is shownon this drawing. Refer to the appropriate engineeringdrawings before proceeding with the work. Constructionmust conform to all applicable codes and requirementsof the authorities having jurisdiction. Unless otherwisenoted, no investigation has been undertaken or reportedon by the Architect, in regards to the environmentalcondition of the site to which this drawing relates.This drawing is not to be used for construction purposesuntil countersigned by the Architect.This drawing is not to be scaled. All architectural symbolsindicated on this drawing are graphic representations only.___________________________________COUNTERSIGNEDJoseph N. Campitelli, ArchitectB.ARCH., O.A.A., M.R.A.I.C.___________________________________DATE10 Bur Oak Avenue, Unit 3, Markham, ON L6C 0A2tel: 905-887-8900 fax: 905-887-9400 e-mail: info@jnc-architect.comA R C H I T E C T I N C .J O S E P H N C A M P I T E L L ICLIENTPROJECTCONSULTANTSARCHITECTPROJECT NO.DATE PRINTEDCHECKED BY:DRAWN BY:ASSISTANT DESIGNER:PROJECT ARCHITECT:SCALEJ. CAMPITELLIINFODWG. TITLESHEET NO.LEGALR.DB.SHDESCRIPTIONNOV.15.2023DWG. ISSUES307.23.D28 WELLS ST.AURORA, ONPROPOSED CUSTOM HOMESEMI-DETACHED RESIDENCEMAPLE LANELANDS & DEVELOPMENTSITE PLANSITE PLANSITE STATISTICSA.100PR20231317Nov. 16, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalAMENDEDPage 81 of 90
GREAT ROOMDINING AREAKITCHENMUDROOMWCSTUDYGREAT ROOMMUDRM.DINING AREAKITCHENFOYERCOVERED DRIVE-THRUWCCOVRD.PORCHFOYERUNIT 2 - PLAN BAREA: 1,099sfUNIT 1 - PLAN AAREA: 1,099sfDRIVEWAYDRIVEWAYCOVRD.PORCHCOVERED DRIVE-THRUDECKDRIVEWAYDRIVEWAYDECK1LEGENDFURNACE RM.UNIT 2 - PLAN BAREA: 1,099sfUNIT 1 - PLAN AAREA: 1,099sfUNFIN. BASEMENTBATH PORCHABV.FURNACE RM.UNFIN. BASEMENTSTORAGEUNFIN.BASEMENTSTORAGEUNFIN.BASEMENT PORCHABV.1MAIN RESIDENCEBASEMENT & GROUND FLOOR PLANSA.301This drawing, as an instrument of service, is provided by,and is the property of, Joseph N. Campitelli, Architect Inc.(the "Architect"). The contractor must verify and acceptresponsibility for all dimensions and conditions on siteand must notify the Architect, of any variations from thesupplied information. The Architect is not responsiblefor the accuracy of survey, structural, mechanical,electrical, engineering information, etc., which is shownon this drawing. Refer to the appropriate engineeringdrawings before proceeding with the work. Constructionmust conform to all applicable codes and requirementsof the authorities having jurisdiction. Unless otherwisenoted, no investigation has been undertaken or reportedon by the Architect, in regards to the environmentalcondition of the site to which this drawing relates.This drawing is not to be used for construction purposesuntil countersigned by the Architect.This drawing is not to be scaled. All architectural symbolsindicated on this drawing are graphic representations only.___________________________________COUNTERSIGNEDJoseph N. Campitelli, ArchitectB.ARCH., O.A.A., M.R.A.I.C.___________________________________DATE10 Bur Oak Avenue, Unit 3, Markham, ON L6C 0A2tel: 905-887-8900 fax: 905-887-9400 e-mail: info@jnc-architect.comA R C H I T E C T I N C .J O S E P H N C A M P I T E L L ICLIENTPROJECTCONSULTANTSARCHITECTPROJECT NO.DATE PRINTEDCHECKED BY:DRAWN BY:ASSISTANT DESIGNER:PROJECT ARCHITECT:SCALEJ. CAMPITELLIINFODWG. TITLESHEET NO.LEGALR.DB.SHDESCRIPTIONNOV.15.2023DWG. ISSUES307.23.D28 WELLS ST.AURORA, ONPROPOSED CUSTOM HOMESEMI-DETACHED RESIDENCEMAPLE LANELANDS & DEVELOPMENTGROUND FLOOR PLANBASEMENT PLAN1/8"=1'-0"PR20231317Nov. 16, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalAMENDEDPage 82 of 90
LEGENDMAIN ROOF1MASTERBEDROOMEN-SUITEW.I.C. BEDROOM 4 BEDROOM 3 BEDROOM 2BATH3LNDRY.BATH 2MASTERBEDROOMEN-SUITEW.I.C. BEDROOM 2 BEDROOM 3 BEDROOM 4BATH 3BATH 2LNDRY.UNIT 2 - PLAN BAREA: 1,522sfUNIT 1 - PLAN AAREA: 1,543sf1This drawing, as an instrument of service, is provided by,and is the property of, Joseph N. Campitelli, Architect Inc.(the "Architect"). The contractor must verify and acceptresponsibility for all dimensions and conditions on siteand must notify the Architect, of any variations from thesupplied information. The Architect is not responsiblefor the accuracy of survey, structural, mechanical,electrical, engineering information, etc., which is shownon this drawing. Refer to the appropriate engineeringdrawings before proceeding with the work. Constructionmust conform to all applicable codes and requirementsof the authorities having jurisdiction. Unless otherwisenoted, no investigation has been undertaken or reportedon by the Architect, in regards to the environmentalcondition of the site to which this drawing relates.This drawing is not to be used for construction purposesuntil countersigned by the Architect.This drawing is not to be scaled. All architectural symbolsindicated on this drawing are graphic representations only.___________________________________COUNTERSIGNEDJoseph N. Campitelli, ArchitectB.ARCH., O.A.A., M.R.A.I.C.___________________________________DATE10 Bur Oak Avenue, Unit 3, Markham, ON L6C 0A2tel: 905-887-8900 fax: 905-887-9400 e-mail: info@jnc-architect.comA R C H I T E C T I N C .J O S E P H N C A M P I T E L L ICLIENTPROJECTCONSULTANTSARCHITECTPROJECT NO.DATE PRINTEDCHECKED BY:DRAWN BY:ASSISTANT DESIGNER:PROJECT ARCHITECT:SCALEJ. CAMPITELLIINFODWG. TITLESHEET NO.LEGALR.DB.SHDESCRIPTIONNOV.15.2023DWG. ISSUES307.23.D28 WELLS ST.AURORA, ONPROPOSED CUSTOM HOMESEMI-DETACHED RESIDENCEMAPLE LANELANDS & DEVELOPMENTMAIN RESIDENCESECOND FLOOR & ROOF PLANSA.302ROOF PLANSECOND FLOOR PLAN1/8"=1'-0"GROUND FLOOR PLANPR20231317Nov. 16, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalAMENDEDPage 83 of 90
BATHBEDROOM 2BEDROOM 1UNIT 1 - IN LAW SUITEAREA: 861sfBEDROOM 2BEDROOM 1AABATHUNIT 2 - IN LAW SUITEAREA: 861sfLNDRYLNDRYKITCHEN / LIVIN AREAKITCHEN / LIVIN AREAUNIT 12 CAR TANDEM GARAGEAREA: 622 sfCARPORTUNIT 22 CAR TANDEM GARAGEAREA: 622sfCARPORTENTRYENTRYDRIVEWAYDRIVEWAYAALEGENDThis drawing, as an instrument of service, is provided by,and is the property of, Joseph N. Campitelli, Architect Inc.(the "Architect"). The contractor must verify and acceptresponsibility for all dimensions and conditions on siteand must notify the Architect, of any variations from thesupplied information. The Architect is not responsiblefor the accuracy of survey, structural, mechanical,electrical, engineering information, etc., which is shownon this drawing. Refer to the appropriate engineeringdrawings before proceeding with the work. Constructionmust conform to all applicable codes and requirementsof the authorities having jurisdiction. Unless otherwisenoted, no investigation has been undertaken or reportedon by the Architect, in regards to the environmentalcondition of the site to which this drawing relates.This drawing is not to be used for construction purposesuntil countersigned by the Architect.This drawing is not to be scaled. All architectural symbolsindicated on this drawing are graphic representations only.___________________________________COUNTERSIGNEDJoseph N. Campitelli, ArchitectB.ARCH., O.A.A., M.R.A.I.C.___________________________________DATE10 Bur Oak Avenue, Unit 3, Markham, ON L6C 0A2tel: 905-887-8900 fax: 905-887-9400 e-mail: info@jnc-architect.comA R C H I T E C T I N C .J O S E P H N C A M P I T E L L ICLIENTPROJECTCONSULTANTSARCHITECTPROJECT NO.DATE PRINTEDCHECKED BY:DRAWN BY:ASSISTANT DESIGNER:PROJECT ARCHITECT:SCALEJ. CAMPITELLIINFODWG. TITLESHEET NO.LEGALR.DB.SHDESCRIPTIONNOV.15.2023DWG. ISSUES307.23.D28 WELLS ST.AURORA, ONPROPOSED CUSTOM HOMESEMI-DETACHED RESIDENCEMAPLE LANELANDS & DEVELOPMENTACCESSORY STRUCTUREGARAGE W/ APARTMENT ABOVEGROUND & SECOND FLOOR PLANSA.303SECOND FLOOR PLANGROUND FLOOR PLAN1/8"=1'-0"PR20231317Nov. 16, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalAMENDEDPage 84 of 90
UNIT 22 CAR TANDEM GARAGELIVING ROOMAALEGENDThis drawing, as an instrument of service, is provided by,and is the property of, Joseph N. Campitelli, Architect Inc.(the "Architect"). The contractor must verify and acceptresponsibility for all dimensions and conditions on siteand must notify the Architect, of any variations from thesupplied information. The Architect is not responsiblefor the accuracy of survey, structural, mechanical,electrical, engineering information, etc., which is shownon this drawing. Refer to the appropriate engineeringdrawings before proceeding with the work. Constructionmust conform to all applicable codes and requirementsof the authorities having jurisdiction. Unless otherwisenoted, no investigation has been undertaken or reportedon by the Architect, in regards to the environmentalcondition of the site to which this drawing relates.This drawing is not to be used for construction purposesuntil countersigned by the Architect.This drawing is not to be scaled. All architectural symbolsindicated on this drawing are graphic representations only.___________________________________COUNTERSIGNEDJoseph N. Campitelli, ArchitectB.ARCH., O.A.A., M.R.A.I.C.___________________________________DATE10 Bur Oak Avenue, Unit 3, Markham, ON L6C 0A2tel: 905-887-8900 fax: 905-887-9400 e-mail: info@jnc-architect.comA R C H I T E C T I N C .J O S E P H N C A M P I T E L L ICLIENTPROJECTCONSULTANTSARCHITECTPROJECT NO.DATE PRINTEDCHECKED BY:DRAWN BY:ASSISTANT DESIGNER:PROJECT ARCHITECT:SCALEJ. CAMPITELLIINFODWG. TITLESHEET NO.LEGALR.DB.SHDESCRIPTIONNOV.15.2023DWG. ISSUES307.23.D28 WELLS ST.AURORA, ONPROPOSED CUSTOM HOMESEMI-DETACHED RESIDENCEMAPLE LANELANDS & DEVELOPMENTA.304ACCESSORY STRUCTUREGARAGE W/ APARTMENT ABOVEROOF PLAN & BLDG. SECTIONROOF PLANBUILDING SECTION A-A1/8"=1'-0"PR20231317Nov. 16, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalAMENDEDPage 85 of 90
UNIT 1UNIT 2This drawing, as an instrument of service, is provided by,and is the property of, Joseph N. Campitelli, Architect Inc.(the "Architect"). The contractor must verify and acceptresponsibility for all dimensions and conditions on siteand must notify the Architect, of any variations from thesupplied information. The Architect is not responsiblefor the accuracy of survey, structural, mechanical,electrical, engineering information, etc., which is shownon this drawing. Refer to the appropriate engineeringdrawings before proceeding with the work. Constructionmust conform to all applicable codes and requirementsof the authorities having jurisdiction. Unless otherwisenoted, no investigation has been undertaken or reportedon by the Architect, in regards to the environmentalcondition of the site to which this drawing relates.This drawing is not to be used for construction purposesuntil countersigned by the Architect.This drawing is not to be scaled. All architectural symbolsindicated on this drawing are graphic representations only.___________________________________COUNTERSIGNEDJoseph N. Campitelli, ArchitectB.ARCH., O.A.A., M.R.A.I.C.___________________________________DATE10 Bur Oak Avenue, Unit 3, Markham, ON L6C 0A2tel: 905-887-8900 fax: 905-887-9400 e-mail: info@jnc-architect.comA R C H I T E C T I N C .J O S E P H N C A M P I T E L L ICLIENTPROJECTCONSULTANTSARCHITECTPROJECT NO.DATE PRINTEDCHECKED BY:DRAWN BY:ASSISTANT DESIGNER:PROJECT ARCHITECT:SCALEJ. CAMPITELLIINFODWG. TITLESHEET NO.LEGALR.DB.SHDESCRIPTIONNOV.15.2023DWG. ISSUES307.23.D28 WELLS ST.AURORA, ONPROPOSED CUSTOM HOMESEMI-DETACHED RESIDENCEMAPLE LANELANDS & DEVELOPMENTEAST ELEVATIONMAIN RESIDENCEEAST & SOUTH ELEVATIONSA.401SOUHT ELEVATION1/8"=1'-0"PR20231317Nov. 16, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalAMENDEDPage 86 of 90
UNIT 1UNIT 2WEST ELEVATIONThis drawing, as an instrument of service, is provided by,and is the property of, Joseph N. Campitelli, Architect Inc.(the "Architect"). The contractor must verify and acceptresponsibility for all dimensions and conditions on siteand must notify the Architect, of any variations from thesupplied information. The Architect is not responsiblefor the accuracy of survey, structural, mechanical,electrical, engineering information, etc., which is shownon this drawing. Refer to the appropriate engineeringdrawings before proceeding with the work. Constructionmust conform to all applicable codes and requirementsof the authorities having jurisdiction. Unless otherwisenoted, no investigation has been undertaken or reportedon by the Architect, in regards to the environmentalcondition of the site to which this drawing relates.This drawing is not to be used for construction purposesuntil countersigned by the Architect.This drawing is not to be scaled. All architectural symbolsindicated on this drawing are graphic representations only.___________________________________COUNTERSIGNEDJoseph N. Campitelli, ArchitectB.ARCH., O.A.A., M.R.A.I.C.___________________________________DATE10 Bur Oak Avenue, Unit 3, Markham, ON L6C 0A2tel: 905-887-8900 fax: 905-887-9400 e-mail: info@jnc-architect.comA R C H I T E C T I N C .J O S E P H N C A M P I T E L L ICLIENTPROJECTCONSULTANTSARCHITECTPROJECT NO.DATE PRINTEDCHECKED BY:DRAWN BY:ASSISTANT DESIGNER:PROJECT ARCHITECT:SCALEJ. CAMPITELLIINFODWG. TITLESHEET NO.LEGALR.DB.SHDESCRIPTIONNOV.15.2023DWG. ISSUES307.23.D28 WELLS ST.AURORA, ONPROPOSED CUSTOM HOMESEMI-DETACHED RESIDENCEMAPLE LANELANDS & DEVELOPMENTNORTH ELEVATIONMAIN RESIDENCEWEST & NORTH ELEVATIONSA.4021/8"=1'-0"PR20231317Nov. 16, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalAMENDEDPage 87 of 90
This drawing, as an instrument of service, is provided by,and is the property of, Joseph N. Campitelli, Architect Inc.(the "Architect"). The contractor must verify and acceptresponsibility for all dimensions and conditions on siteand must notify the Architect, of any variations from thesupplied information. The Architect is not responsiblefor the accuracy of survey, structural, mechanical,electrical, engineering information, etc., which is shownon this drawing. Refer to the appropriate engineeringdrawings before proceeding with the work. Constructionmust conform to all applicable codes and requirementsof the authorities having jurisdiction. Unless otherwisenoted, no investigation has been undertaken or reportedon by the Architect, in regards to the environmentalcondition of the site to which this drawing relates.This drawing is not to be used for construction purposesuntil countersigned by the Architect.This drawing is not to be scaled. All architectural symbolsindicated on this drawing are graphic representations only.___________________________________COUNTERSIGNEDJoseph N. Campitelli, ArchitectB.ARCH., O.A.A., M.R.A.I.C.___________________________________DATE10 Bur Oak Avenue, Unit 3, Markham, ON L6C 0A2tel: 905-887-8900 fax: 905-887-9400 e-mail: info@jnc-architect.comA R C H I T E C T I N C .J O S E P H N C A M P I T E L L ICLIENTPROJECTCONSULTANTSARCHITECTPROJECT NO.DATE PRINTEDCHECKED BY:DRAWN BY:ASSISTANT DESIGNER:PROJECT ARCHITECT:SCALEJ. CAMPITELLIINFODWG. TITLESHEET NO.LEGALR.DB.SHDESCRIPTIONNOV.15.2023DWG. ISSUES307.23.D28 WELLS ST.AURORA, ONPROPOSED CUSTOM HOMESEMI-DETACHED RESIDENCEMAPLE LANELANDS & DEVELOPMENT EAST ELEVATIONSOUTH ELEVATION WEST ELEVATIONNORTH ELEVATIONA.403ACCESSORY STRUCTUREGARAGE W/ APARTMENT ABOVEELEVATIONS1/8"=1'-0"PR20231317Nov. 16, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Ashley VanderwalAMENDEDPage 88 of 90
307.23.DSHEET NO.DWG. TITLE INFO
J. CAMPITELLIJ.C.R.D.SCALEPROJECT ARCHITECT:ASSISTANT DESIGNER:DRAWN BY:CHECKED BY:DATE PRINTEDPROJECT NO.CONSULTANTS PROJECTCLIENTLEGALARCHITECTDESCRIPTIONDWG. ISSUES
28 WELLS ST.AURORA, ON10 Bur Oak Avenue, Unit 3, Markham, ON L6C 0A2
tel: 905-887-8900 fax: 905-887-9400
e-mail: info@jnc-architect.com
A R C H I T E C T I N C .
J O S E P H N C A M P I T E L L I
APR.11.2023PROPOSED CUSTOMSEMI-DETACHED HOMEMAPLE LANELANDS & DEVELOPMENTNTSMAIN RESIDENCE3D VIEWSA.402MAIN RESIDENCE - SEMI-DETACHED HOME - NORTH WEST VIEW FROM WELLS ST.MAIN RESIDENCE - SEMI-DETACHED HOME - SOUTH WEST VIEW FROM WELLS ST.Page 89 of 90
307.23.DSHEET NO.DWG. TITLE INFO
J. CAMPITELLIJ.C.R.D.SCALEPROJECT ARCHITECT:ASSISTANT DESIGNER:DRAWN BY:CHECKED BY:DATE PRINTEDPROJECT NO.CONSULTANTS PROJECTCLIENTLEGALARCHITECTDESCRIPTIONDWG. ISSUES
28 WELLS ST.AURORA, ON10 Bur Oak Avenue, Unit 3, Markham, ON L6C 0A2
tel: 905-887-8900 fax: 905-887-9400
e-mail: info@jnc-architect.com
A R C H I T E C T I N C .
J O S E P H N C A M P I T E L L I
APR.11.2023PROPOSED CUSTOMSEMI-DETACHED HOMEMAPLE LANELANDS & DEVELOPMENTNTSMAIN RESIDENCE3D VIEWSA.403MAIN RESIDENCE - SEMI-DETACHED HOME - NORTH WEST VIEW FROM WELLS ST.MAIN RESIDENCE - SEMI-DETACHED HOME - SOUTH WEST VIEW FROM WELLS ST.Page 90 of 90