Agenda - Committee of Adjustment - 20241010Town of Aurora
Committee of Adjustment
Meeting Agenda
Date:Thursday, October 10, 2024
Time:7 p.m.
Location:Video Conference
Meetings are available to the public via live stream on the Town’s YouTube channel. To participate
electronically, please visit aurora.ca/participation.
Pages
1.Call to Order
2.Land Acknowledgement
3.Approval of the Agenda
That the Agenda as circulated by the Secretary-Treasurer be approved.
4.Declarations of Pecuniary Interest and General Nature Thereof
5.Receipt of the Minutes
5.1 Committee of Adjustment Meeting Minutes of September 12, 2024,
Meeting Number 24-09
1
That the Committee of Adjustment Minutes from Meeting Number 24-09
be adopted as circulated.
6.Presentation of Applications
6.1 MV-2024-24 - Vata Holding Ltd. - 5 Vata Court 8
6.2 MV-2024-25 - 2209640 Ontario Ltd. - 95 Dunning Ave 16
6.3 MV-2024-27 -Inamdar - 69 Kennedy St. E 32
6.4 MV-2024-28 - Risk - 15 Tyler St 43
7.New Business
8.Adjournment
1
Town of Aurora
Committee of Adjustment
Meeting Minutes
Date:
Time:
Location:
Thursday, September 12, 2024
7 p.m.
Video Conference
Committee Members: David Mhango (Chair)
Chris Polsinelli
Michael Visconti
Julian Yang
Members Absent: Jane Stevenson (Vice Chair)
Other Attendees: Peter Fan, Secretary-Treasurer, Committee of Adjustment
Antonio Greco, Senior Planner
_____________________________________________________________________
1. Call to Order
That the meeting be called to order at 7:04 PM.
2. Land Acknowledgement
The Town of Aurora acknowledges that the Anishinaabe (A-nishshaw-na-bee)
lands on which we live, and work are the traditional and treaty territory of the
Chippewas of Georgina Island, as well as many other Nations whose presence
here continues to this day. As the closest First Nation community to Aurora, we
recognize the special relationship the Chippewas have with the lands and waters
of this territory. They are the water protectors and environmental stewards of
these lands, and as a municipality we join them in these responsibilities.
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2
We further acknowledge that Aurora is part of the treaty lands of the
Mississaugas and Chippewas, recognized through Treaty #13 as well as the
Williams Treaties of 1923.
A shared understanding of the rich cultural heritage that has existed for
centuries, and how our collective past brought us to where we are today, will help
us walk together into a better future.
3. Approval of the Agenda
Moved by Julian Yang
Seconded by Michael Visconti
That the Agenda as circulated by the Secretary-Treasurer be approved.
Carried
4. Declarations of Pecuniary Interest and General Nature Thereof
None.
5. Receipt of the Minutes
5.1 Committee of Adjustment Meeting Minutes of August 8, 2024, Meeting
Number 24-08
Moved by Michael Visconti
Seconded by Julian Yang
That the Committee of Adjustment Minutes from Meeting Number 24-08
be adopted as printed and circulated.
Carried
6. Presentation of Applications
6.1 MV-2024-01 - Liu - 2007 Vandorf Sideroad
Planning Staff are requesting a deferral of the above noted minor variance
application for 2007 Vandorf Sideroad (MV-2024-01).
Additional time is needed for the Ontario Ministry of Transportation (MTO)
to review the subject application. The MTO has identified that a portion of
the proposed development is within the required setback from the MTO
Page 2 of 62
3
property line and requires that the proposal be revised to ensure that no
development is within the setback.
Moved by Julian Yang
Seconded by Chris Polsinelli
That the Minor Variance Application MV-2024-01 be DEFERRED
Carried
6.2 MV-2024-20 - Irvine - 313 Ridge Rd
The applicant is requesting relief from the requirements of the Town’s
Comprehensive Zoning By-law 6000-17, as amended, to facilitate the
construction of a one-storey addition to the easterly side of the existing
dwelling, a front covered porch, an expansion to the existing outdoor rear
deck and a one storey workshop/garage addition to the westerly side of
the existing dwelling. The following relief is being requested:
1) Section 14.1 of the Zoning By-law states no person shall use the land,
including expanding, enlarging or otherwise altering an existing use,
building or structure, for any use other than a use legally existing as of
November 15, 2001, without amendment to, or relief from the Zoning
By-law.
a) The applicant is proposing to construct a one-storey addition,
covered porch and deck that did not exist prior to November 15,
2001, thereby requiring a minor variance.
2) Section 14.1.b(i) of the Zoning By-law requires a minimum exterior side
yard of 15.0 metres.
a) The applicant is proposing a one-storey addition and deck, which is
12.6 metres to the exterior side property line, thereby requiring a
variance of 2.4 metres.
3) Section 14.1.b(i) of the Zoning By-law requires a minimum front yard of
15.0 metres.
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4
a) The applicant is proposing a one-storey garage addition, which is
13.8 metres to the front property line, thereby requiring a variance
of 1.2 metres.
The Chair invited the Applicant or Owner to address the Committee. In
attendance was the agent Kristen Aleong and Katie Rose. The agent
provided a brief introduction and presentation to their application.
The Chair invited members of the public to provide comments. There were
no public delegates in attendance for this application.
The Committee requested clarification on whether the agent or applicant
agrees with the conditions outlined in the staff report. Additionally, the
Committee inquired if the proposed addition would necessitate the
installation of a new septic system.
Moved by Michael Visconti
Seconded by Julian Yang
That the Minor Variance application MV-2024-20 be APPROVED
Carried
6.3 MV-2023-44 - The Biglieri Group - 100 Goulding Avenue
The applicant is requesting relief from the requirements of the Town’s
Comprehensive Zoning By-law 6000-17, as amended, to facilitate the
development of a 3-storey industrial/office building with accessory
restaurant use. The proposed site plan is attached as Appendix ‘B’ to this
report for reference.
The following relief is being requested:
1. Section 10.2 of the Zoning By-law 6000-17 states that the
maximum building height be 13.5 metres. The applicant is
proposing 17.3 metres, thereby requiring a variance of 3.8 metres.
2. Section 24.338.2.1 of the Zoning By-law 6000-17 states that the
maximum Floor Area Ratio for Office Use to be 17%. The applicant
is proposing 35%, thereby requiring a variance of 18%.
The Chair invited the Applicant or Owner to address the Committee. In
attendance was the agent Shilpi Saraf-Uiterlinden. The agent provided a
brief introduction and presentation to their application.
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5
The Chair invited members of the public to provide comments. There were
no public delegates in attendance for this application.
The Committee asked Town staff to explain the rationale behind the 17%
Floor Area Ratio specified in the Zoning By-law. They also inquired about
the number of parking spaces provided both above and below ground, as
well as the type of restaurant planned for the proposed space.
Moved by Chris Polsinelli
Seconded by Julian Yang
That the Minor Variance Application MV-2023-44 be APPROVED
Carried
6.4 C-2024-02 - Cornerstone Growth Investment Corp. - 31 Kennedy St. W
The purpose of the proposed consent application is to sever the subject
lands with frontages along Kennedy Street West as follows (see Appendix
‘B’):
1) Proposed Severed Lands:
a) Part 1 of the Draft Plan of Severance (western portion)
b) A lot area of 432.7 m2 (4650 ft2) and a lot frontage of 15.26 m
(50.1 ft)
2) Proposed Retained Lands:
a) Part 2 of the Draft Plan of Severance (eastern portion)
b) A lot area of 446.7 m2 (4808.2 ft2) and a lot frontage of 15.25 m
The Chair invited the Applicant or Owner to address the Committee. In
attendance was the owner Meaghan Li. The owner provided a brief
introduction and presentation to their application.
The Chair invited members of the public to share their comments. One
public delegate, David Fletcher, was present for this application. David
spoke in opposition to the proposal, citing concerns about the
neighborhood's overall appearance, as well as its historic and heritage
elements.
The Committee asked staff how stormwater and runoff would be
managed if the application were approved. They also noted that, under Bill
Page 5 of 62
6
23, the applicant could potentially proceed with their proposed
development without the need for consent. The Committee sought
clarification on why the applicant is currently seeking a severance. The
Committee also inquired about the laneway, specifically whether the
proposed development would affect access and municipal services. They
also inquired to the applicant in whether she would consider the plans
provided by one of the letters of opposition for a development of 16
Townhouses.
Moved by Chris Polsinelli
Seconded by Michael Visconti
That the Consent Application C-2024-02 be APPROVED
Carried
6.5 MV-2024-17, MV-2024-18 - Cornerstone Growth Investment Corp - 31
Kennedy St. W
The applicant is requesting relief from the requirements of the Town’s
Comprehensive Zoning By-law 6000-17, as amended, to facilitate the
creation of one (1) new residential lot through Consent Application C-
2024-02. The following relief is being requested:
1) MV-2024-17 – Part 1 – Proposed Severed Lot (western portion):
a) Section 7.2 of the Zoning By-law requires a minimum lot area of
460.0 m2. The applicant is proposing a lot area of 432.7 m2.
2) MV-2024-18 – Part 2 – Proposed Retained Lot (eastern portion):
a) Section 7.2 of the Zoning By-law requires a minimum lot area of
460.0 m2. The applicant is proposing a lot area of 446.7 m2.
b) Section 24.497.3.2 of the Zoning By-law requires a minimum
interior side yard of 1.5 m. The existing one-storey detached
dwelling is 1.2 m to the proposed interior side property line.
The Chair invited members of the public to share their comments. One
public delegate, David Fletcher, was present for this application. David
spoke in opposition to the proposal, citing concerns about the
neighborhood's overall appearance, as well as its historic and heritage
elements.
Page 6 of 62
7
The Committee asked staff how stormwater and runoff would be
managed if the application were approved. They also noted that, under Bill
23, the applicant could potentially proceed with their proposed
development without the need for consent. The Committee sought
clarification on why the applicant is currently seeking a severance. The
Committee also inquired about the laneway, specifically whether the
proposed development would affect access and municipal services. They
also inquired to the applicant in whether she would consider the plans
provided by one of the letters of opposition for a development of 16
Townhouses.
Moved by Chris Polsinelli
Seconded by Michael Visconti
That the Minor Variance Application MV-2024-17 be APPROVED
Carried
Moved by Michael Visconti
Seconded by Chris Polsinelli
That the Minor Variance Application MV-2024-18 be APPROVED
Carried
7. New Business
None.
8. Adjournment
Moved by Julian Yang
That the meeting be adjourned at 9:14PM.
Carried
Page 7 of 62
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 4 -24
_______________________________________________________________________________________
Subject: Minor Variance Application
Vata Holding Limited
5 Vata Court
PLAN 10328 LOT 31
File: MV-2024-24
Prepared by: Felix Chau, Planner
Department: Planning and Development Services
Date: October 10, 2024
_______________________________________________________________________________________
Application
The owner is requesting relief from the requirements of the Town’s Comprehensive
Zoning By-law 6000-17, as amended, to facilitate overnight accommodation within the
“Pet Services” permitted use. The following relief is being requested:
a) Section 3 of Zoning By-law 6000-17 under the definition of “Pet Services” does not
allow for overnight accommodation for animals. The applicant is proposing
overnight accommodations for animals.
Background
Subject Property and Area Context
The subject property is located east of Edward Street and south of Engelhard Drive, on
the east end of the Vata Court cul-de-sac. The subject property has an area of
approximately 4,046.9 m2 (43,560 ft2) and a frontage of roughly 24 m (79 ft) on Vata
Court. The subject property contains an industrial building.
Proposal
The applicant is requesting a minor variance application to permit overnight
accommodation within the “Pet Services” permitted use, specifically for unit nine (9) of
the industrial building. The existing tenant, “C & D Pet Hotel Inc.”, currently provides
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October 10, 2024 2 of 6 Report No. MV-2024-24
services including pet grooming and daycare and is looking to add overnight pet boarding
services to their operation. No physical exterior changes to the existing industrial building
or subject property are proposed in this application.
Official Plan
The subject property is designated “General Industrial” by the Town of Aurora Official
Plan. This designation is intended to ensure long-term protection and continued evolution
of existing industrial areas in the Town. A broad range of employment opportunities as
well as ancillary service and small-scale retail uses are permissible.
Zoning
The subject property is zoned “E2 – General Employment Zone” under Zoning By-law
6000-17, as amended. This zoning permits pet services and various employment-related
uses.
Preliminary Zoning Review
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, the applicant is looking to add overnight pet boarding
services to their existing business. The applicant indicates that without overnight pet
boarding services, the business has suffered substantial losses since leasing the unit in
October 2022, as the original business plan and proforma included revenues from
overnight pet boarding.
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2024-24 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 “General Industrial” by the Town of Aurora Official
Plan. This designation is intended to ensure the long-term protection and continued
evolution of existing, older industrial areas. Within this designation, a broad range of
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October 10, 2024 3 of 6 Report No. MV-2024-24
employment opportunities as well as ancillary service and small-scale retail uses are
permissible.
The proposed variance which requests to add overnight accommodations to a “Pet
Services” use conforms to the Official Plan and provides for a service commercial use
that is permitted under the General Industrial designation. Additionally, the proposed
variance will contribute to the Town’s economic growth and generate local job
opportunities. Planning staff are of the opinion that the requested minor variance
maintains the general intent and purpose of the Official Plan.
b) The proposed variance meets the general intent of the Zoning By-law
The subject lands are zoned “E2 – General Employment” by Zoning By-law 6000-17, as
amended, which permits a wide variety of uses such as pet services, industrial uses,
offices, food processing establishments, fitness centres, and repair shops. The “Pet
Services” use, as defined by Zoning By-law 6000-17, means premises used for the
aesthetic care, animal daycare or training facility of animals or birds intended for the
use as domestic household pets and shall be placed within a wholly enclosed building.
Animal daycare will not include overnight accommodation.
As previously mentioned, the existing tenant, “C & D Pet Hotel Inc.”, currently provides
services including dog grooming and daycare in Unit 9 of the industrial building. The
tenant is proposing to add overnight boarding services to their business operation.
Currently, there is a total of 12 partition for dogs which will remain at the business.
Furthermore, the maximum number of dogs that can be accommodated overnight is
12. There are no physical exterior changes to the existing industrial building or subject
property. The proposed overnight accommodation use will be accessory to the existing
primary Pet Services use. The proposed use relates to caring for domestic animals,
which is consistent with other uses currently permitted in the General Employment (E2)
Zone.
A variance to permit overnight accommodation at the subject property is in keeping
within the range of permitted uses in the E2 Zone, and it is an essential element of
subject business which has been foregone due the zoning requirements. Staff are of
the opinion that the subject variance maintains the general intent and purpose of the
Zoning By-law.
c) The proposed variance is considered desirable for the appropriate development of the
land
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October 10, 2024 4 of 6 Report No. MV-2024-24
The subject property is located in an industrial area within the Town that predominantly
contains employment, industrial, and manufacturing uses. The industrial building
currently contains four (4) tenants: a dance studio, a meat packing facility, a sign
manufacture, and the subject pet services shop. No other business within the building
operates overnight. Furthermore, the subject business is located within an end unit of
the industrial building, which mitigates potential noise impacts.
The proposed variance also demonstrates the vision and fundamental principles
outlined in the Official Plan through the “Advancing the Economy” principle. This
speaks to encouraging a competitive business environment and ultimately advancing
and sustaining Aurora’s long-term economic prosperity. The business currently
employs three employees and with the addition of the overnight accommodation
function, the applicant has indicated that an additional one to two night shift staff will
be hired. The proposed minor variance application allows for the enhancement of a
local business and the ability to live, work, and play within the Town of Aurora. Staff
believe that the variance is considered desirable for the appropriate development of
the land.
d) The proposed variance is considered minor in nature
The request to permit overnight accommodation for the “Pet Services” permitted use
is minor in nature and will not negatively impact the industrial building or su rrounding
area. The subject variance to permit overnight accommodation use inside the
premises is considered to maintain the integrity of the Official Plan and Zoning Bylaw.
It is not considered to impact the surrounding neighbourhood. Furthermore, no
physical changes to the building or parking are proposed or required.
Given the types of uses immediately surrounding the proposed location of the
business, their hours of operation, and the fact that no forms of residential
development exist within a 200 m radius of the subject property, the proposed use of
the subject property will not detract from the overall site and surrounding area’s
employment/industrial character. Overall, staff considers the proposed variances
minor in nature
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October 10, 2024 5 of 6 Report No. MV-2024-24
Additional Comments
The minor variance application was circulated to Town Department/Divisions and to
external agencies for review and comment. The following comments were provided:
Department or Agency Comments
Building Division Preliminary Zoning Review completed.
No objection.
Engineering Division No objection.
Operational Services (Parks) No objection.
Operations (Public Works) No objection.
Central York Fire Services No objection.
York Region No objection.
LSRCA No objection.
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 Section 45 (1) of the
Planning Act, R.S.O., 1990, c.P.13, as amended, and believe that the requested variance
meets the four tests of the Planning Act for granting minor variances. Staff recommend
approval of the requested variance subject to the condition outlined in Appendix ‘A’.
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan
Appendix ‘C’ – Floor Plan
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October 10, 2024 6 of 6 Report No. MV-2024-24
Appendix ‘A’ – Conditions of Approval
Planning and Development Services:
1. That the variance only applies to the subject property in conformity with the plans
attached as ‘Appendix B’ to this Staff Report, to the satisfaction of the Director of
Planning and Development Services or designate.
Page 13 of 62
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Page 15 of 62
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 4 -25
_______________________________________________________________________________________
Subject: Minor Variance Application
95 Dunning Avenue
Design Plan Services Inc. (c/o David Ingelman)
CON 1 PT LOT 77 PLAN 488 PT BLK A & B PLAN 10328 LOT 36 RP
65R7942 PARTS 3 5 AND 6 RP 65R17425 PART 1 RP 65R1318 PT
PART 1
File: MV-2024-25
Prepared by: Katherine Gatzos, Planner
Department: Planning and Development Services
Date: October 10, 2024
_______________________________________________________________________________________
Application
The owner/applicant is requesting relief from the requirements of the Town’s
Comprehensive Zoning By-law No. 6000-17, as amended, to facilitate the use of a Medical
Marihuana Production Facility. Based on the information provided to the Town, the
following relief is being requested:
a) Section 10.1 of the Zoning By-law No. 6000-17 permits a Medical Marihuana
Production Use only in a Business Park (E-BP) zoning district.
The applicant is proposing a Medical Marijuana Production Use in a General
Employment (E2) zoning district.
Background
Subject Property and Area Context
The subject property, municipally known as 95 Dunning Avenue, is located on the east
side of Edward Street, north of Engelhard Drive, and abuts the Metrolinx rail corridor to
the east. The subject property has a total area of approximately 2.68 hectares (6.63
acres) and has frontage on three (3) streets, Dunning Avenue, Edward Street, and
Engelhard Drive.
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October 10, 2024 2 of 7 Report No. MV-2024-25
The subject property presently contains an existing industrial building, with a total gross
floor area of 16940 sqm. Only the north unit of the building (6211 sqm) is proposed to be
used as a Medical Marihuana Production Facility. The south portion of the building is
occupied by a different tenant and is an automotive parts storage facility.
North: Dunning Avenue, Industrial uses, Sheppard’s Bush Soccer Field
South: Engelhard Drive, The Lighthouse Learning and Development Centre, Industrial uses
East: Metrolinx GO Transit Corridor, Kids Supergym Gymnastics Studio, EarlyON Child &
Family Centres Aurora, Wood Wellness Centre, Industrial uses
West: Edward Street, Residential uses, Jack Wood Park, The Gathering Place Church, Dr.
G. W. Williams Secondary School, Industrial uses
Proposal
The applicant is requesting the subject variance to facilitate a “Medical Marihuana
Production Facility” use on the subject property, zoned General Employment (E2). As
indicated above, only the north unit of the existing building is proposed to be used as a
Medical Marihuana Production Facility. The applicant has indicated that the north portion
of the existing building has been used as a Medical Marihuana Production Facility for four
(4) years.
The applicant stated that the proposed Medical Marihuana Production Facility will not
include the export or sale of the medical Marihuana produced onsite, and that medical
Marihuana produced onsite would be used for personal, medicinal use.
Project History
In July 2020, the Town of Aurora received a complaint regarding the illegal operation of a
Medical Marihuana Production Facility at 95 Dunning Avenue.
In October 2022, the Building Division laid charges for the non-permitted use of the
subject property as a Medical Marihuana Production Facility. Since 2022, there have been
numerous court appearances, with each appearance being adjourned to provide the
owner the opportunity to file a planning application to legalize the use. At a recent court
appearance on July 18, 2024, the Town requested that the matter be set for trial as the
Town had not yet received any planning applications for the subject property and the
illegal use continued. Instead, the court scheduled a judicial pre-trial hearing for
September 6, 2024. Unfortunately, the court was delayed with other matters on
September 6 and therefore, could not proceed with the hearing. The Town continued to
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October 10, 2024 3 of 7 Report No. MV-2024-25
request a trial date. In response, the courts adjourned the Judicial Pre-trial hearing to
October 22, 2024, and set a trial date for November 17, 2024.
In the meantime, a Pre-Consultation meeting was held for the subject proposal on
February 22, 2024. At this time, Town Planning Staff indicated they would not support the
introduction of a Medical Marihuana Production Facility on the subject property, and
encouraged the applicant to explore alternative locations that would support th is use.
However, the applicant maintained their intent to pursue recognition of the use on the
subject property. In response, Town Planning Staff indicated to the applicant that due to
the nature of the proposed use, a Major Zoning By-law Amendment and Site Plan
Amendment would be the most applicable applications to address this and maintained
that the Town would not be supportive of introducing a Medical Marihuana Production
Facility on the subject property.
Against Staff’s opinion, the applicant has decided to move forward with their request to
permit the Medical Marihuana Production Facility use on the subject property and has
chosen to address this non-compliance with a Minor Variance application.
Official Plan
The subject property is designated “General Industrial” in the Town of Aurora Official Plan
(2024). The General Industrial designation applies to existing, older, industrial areas in
the Town, including areas along Industrial Parkway North and South. This designation
includes industrial and manufacturing uses, warehouse facilities and distribution centres,
and the storage of goods and materials as permitted uses, subject to additional
provisions.
Zoning
The subject property is zoned “General Employment” (E2) in the Town of Aurora Zoning
By-law 6000-17, as amended. Marihuana Production Facilities are not permitted in the E2
zone.
Preliminary Zoning Review
A Preliminary Zoning Review (PZR) has been completed by the Town of Aurora’s Building
Division. The PZR identified the required 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, “The proposal is to legalize the medical Marihuana
production use, for the personal use of the medical Marihuana license holders, within the
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October 10, 2024 4 of 7 Report No. MV-2024-25
north portion of the existing building. The proposed use is not permitted within the
existing “General Employment” zone and thus requires relief from the By-law.
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2024-25 pursuant to the
prescribed tests as set out in Section 45(1) of the Planning Act, R.S.O, 1990, c.P.13, as
amended (the “Planning Act”) as follows:
a) The proposed variance does not meet the general intent of the Official Plan
The General Industrial designation applies to historical industrial areas surrounding
Industrial Parkway North and South which exist in close proximity to residential uses west
of Edward Street. The intent of the General Industrial designation of the Town’s Official
Plan is to permit a variety of industrial uses including manufacturing and warehousing,
however, this must be done so in a manner that does not negatively impact surrounding
land uses.
The proposed Medical Marihuana Production Facility is clas sified as a manufacturing
facility and as such can be considered a permitted use within the General Industrial
designation. Although a permitted use within the General Industrial designation, Section
10.7.3(e) of the Official Plan states “Permitted uses sh all not emit noticeable or noxious
… air emissions which negatively impact adjacent land uses”.
Staff have concerns regarding the potential cannabis odor emitting from the facility,
which would negatively impact surrounding sensitive land uses, including established
residential areas, community spaces including Jack Wood Park and the Gathering Place,
and Dr. G. W. Williams Secondary School, just west of Edward Street (a local road).
The surrounding local area also includes businesses providing services to children and
vulnerable persons which may be negatively impacted due to exposure to cannabis odor,
including the Lighthouse Learning and Development Centre, Out of the Wood Wellness
Centre, EarlyON Child & Family Centres Aurora and Kids Supergym Gymnastics Studio.
Staff are of the opinion that the Medical Marihuana Production Facility has the pote ntial
to emit odors and emissions that negatively impact adjacent land uses, and is therefore
considered incompatible with surrounding uses, particularly sensitive land uses including
residential zones, places of worship, childcare facilities and schools, and other
community gathering spaces.
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October 10, 2024 5 of 7 Report No. MV-2024-25
As such, staff are of the opinion that the proposed variance does not meet the general
intent of the Official Plan.
b) The proposed variance does not meet the general intent of the Zoning By-law
The subject property is zoned “General Employment” (E2) by the Town of Aurora Zoning
By-law No. 6000-17, as amended. Section 10.1 of the Zoning By-law does not permit the
“Medical Marihuana Production Facility” use in the General Employment Zone.
On May 27, 2014, Town of Aurora Council passed Interim Control By-law (ICBL) No. 5626-
14, to prohibit the use of the Town’s Employment Lands for Medical Marihuana
Production. On May 26, 2015, following consultation with other municipalities and
industry representatives, Council enacted By-law No. 5732-15, which amends the Zoning
By-law, to restrict the use of Medical Marihuana Production to lands zoned Business Park
(E-BP). The intent of By-law No. 5732-15 is to balance the economic interests associated
with cannabis businesses, with the well-being of Town residents. Lands zoned Business
Park are typically located along the Highway 404 corridor, where there are few residential
zones present, and therefore less opportunity for negative impacts related to noise and
air emissions.
The intent in regulating the location of Medical Marijuana Production Facilities is to limit
exposure and impacts typically attributed to noxious, nuisance, and noticeable odors
and/or emissions from said facilities on the surrounding area, particularly properties that
consist of sensitive land uses.
As indicated previously, the subject property is surrounded by residential areas,
community spaces, and schools. Therefore, staff consider permitting a Medical
Marijuana Production Facility on the subject property to be inappropriate due to the
surrounding neighbourhood context, and incompatible with the intent of the Zoning By-
law regulations.
Through the implementation of By-law Nos. 5626-14 and 5732-15, the Town has
reinforced its stance on this matter, ensuring that Medical Marihuana Production
Facilities are not to be permitted within the General Employment zone. As such, staff are
of the opinion that permitting a Medical Marihuana Production Facility on the subject
property would be in violation of the Town’s Zoning By-law, including By-law Nos 5626-14
and 5732-15.
Page 20 of 62
October 10, 2024 6 of 7 Report No. MV-2024-25
Therefore, staff are of the opinion that the proposed variance does not meet the intent of
the Zoning By-law.
c) The proposed variance is not considered desirable for the appropriate development of
the land
The Town’s intent in regulating the location of Medical Marihuana Production Facilities is
to ensure that surrounding sensitive land uses are not adversely impacted by potential
noxious, nuisance and noticeable noise and emissions originating from said facilities. As
discussed, the Town’s Zoning By-law indicates that Medical Marihuana Production
Facilities are only permitted in lands zoned Business Park (E-BP), which are typically
located along the Highway 404 corridor and not intended to be within proximity to
residential uses, thereby reducing negative impacts in the surrounding area. The subject
property, zoned General Employment (E2), explicitly prohibits the use of Medical
Marihuana Production Facilities.
As indicated though pre-consultation comments provided to the applicant, and discussed
earlier herein, the Town considers the proposed use incompatible with the surrounding
neighbourhood context, particularly as it relates to its proximity to residential areas,
schools, places of worship, and recreational and community spaces. Staff believe it is
paramount to ensure that the wellbeing and safety of residents, students, and those
enjoying businesses and community spaces is maintained and protected. Therefore, staff
cannot support the introduction of a Medical Marijuana Production Facility on the subject
property, in such close vicinity to these sensitive uses.
As such, staff are of the opinion that the requested variance is not considered desirable
for the appropriate development of the land.
d) The proposed variance is not 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 has the
potential of causing noticeable nuisance odors for the surrounding sensitive land uses
and existing neighbourhood as a whole.
As indicated during the pre-consultation process, the Town identified that a Major Zoning
By-law Amendment would be required to address the subject non-compliance and
advised the applicant as such. It is the opinion of staff that permitting the subject variance
would be in violation of the by-laws in place to ensure the safe regulation of Marihuana
Production Facilities within the Town.
Page 21 of 62
October 10, 2024 7 of 7 Report No. MV-2024-25
Staff are of the opinion that permitting a Marihuana Production Facility on the subject
property would be incompatible with the nature of the surrounding uses, particularly
sensitive land uses, including residential zones, places of worship, childcare facilities and
schools, and other recreational and community gathering spaces.
As such, staff are of the opinion that the requested variance is not minor in nature.
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 Section 45(1) of the Planning
Act, and are of the opinion that the requested variance does not meet the requirements
of Section 45(1) of the Planning Act for granting of minor variances. Staff recommend
denial of the requested variance.
The onus is ultimately on the applicant to demonstrate why they should be granted relief
from the requirements of the Zoning By-law and how they satisfy the four tests.
Attachments
Appendix ‘A’ – Site Plan and Elevations
Page 22 of 62
SCALE (@ A1)
CHECKED BY
TITLE
PROJECT NUMBER
CLIENT
PROJECT
DRAWING NUMBER REV
DRAWN BY DATE
ASE + J INC ARCHITECT
WWW.ASEJ.CA
INFO@ASEJ.CA
TELL: 647-937-5225
ISSUED FOR PLANNING
AND ZONING STUDY &
DOES NOT HAVE ANY
VALUE FOR BUILDING
PERMIT AND
CONSTRUCTION
DIMENSIONS ARE NEARLY
ACCURATE AND WILL
NEED TO BE ACCURATE
VERIFIED DURING
BUILDING PERMIT &
CONSTRUCTION
APPLICATION
2024-05-12 12:46:00 AMCover Page
Project Number
Medical Marijuana
Grow Room
95 Dunning Ave
Checker
A000
Author 05/05/24
Medical Marijuana
Grow Facilities
95 Dunning AveAurora, ON L4G 0R2
Adjacent Property Zonings
ISSUED FOR PLANNING AND
ZONING STUDY -DOES NOT HAVE
ANY VALUE FOR BUILDING PERMIT
AND CONSTRUCTION
Rev Description Date
Page 23 of 62
F.R.
F.R.
F.R.
F.R.F.R.1 STY.BRICK DWELLINGNo. 95BLOCK ADOOR SILL=267.89REGISTERED PLAN 488
BLOCK 'A'
LOT
2
1LOT 36DRIVEWAY
GRAVEL
PADCONCRETEBOXHYDROANCHORTOP OF DITCH
TOP OF DITCH
CANADIAN NATIONAL
R
A
I
L
W
A
Y
DRIVEWAYGRAVELDRIVEWAY AREAASPHALTCONCRETE RETAINING WA
L
L
CURBUTILITYPOLEUTILITYPOLEUTILITYPOLEISLANDPOLEUTILITYPOLEUTILITYPOLEUTILITYPOLEUTILITYPOLEUTILITYPOLEUTILITYPOLEUTILITYPOLEUTILITYPOLEPADCONCRETEPADCONCRETECURBCURB
CURBSTUMP D=0.30ANCHORCRW
STEPDRIVEWAY AREAASPHALTFIRE HYDRANTFIRE HYDRANTUTILITYPOLECRW DRIVEWAY AREAASPHALTSTUMP D=0.30CONCRETE RETAINING WALL
CONCRETE RETAINING WALL
DRIVEWAY AREAASPHALTDRIVEWAY AREAASPHALTCONCRETE DRIVEWAY AREAANCHORANCHORPIPECONCRETE DRIVEWAY AREA CENTER LINE OF ROADCENTER LI
N
E
O
F
R
O
A
DCENTER LINE OF ROADEDGE OF ASPHALTEDGE OF ASPHALTIB(1017)(1017)SIB(L&P)SIB(1017)IB(1017)IB(1017)IB(1017)SIB(1017)SIB(1727)SIB(L&P)SIB(L&P)SIB(BENT)SIB (L&P)GASMETER(1017)SIB(1017)IB(1017)IB(1017)IBUTILITYPOLE
GASMETERDRIVEWAY
A
R
E
A
ASPHALT CONCRETE RETAINING WALLCONCRETE RETAINING WALLCURBLIGHTPOLEUTILITYPOLEANCHORLIGHTPOLELIGHTPOLELIGHTPOLELIGHTPOLECURBVALVEWATERANCHORUTILITYPOLEGASVALVECONCRETE DRIVEWAY
CURB GUYCENTER OF DITC
H
DRIVEWAY
GRAVEL
ANTENNADRAINAGE
SIGNSIGNANCHORHYDRO
BOX
GENERATOR
BOXWIRE
USED BASEIBIBIBIB(OU)SIB(1017)IB(1017)SIB(1017)SIB(1017)IB(1017)SIB(1017)SIB(1017)SIB(1017)SIB(1017)IB(1017)IB(1017)CC(1017)IB(1017)IB(1017)IB(1017)IB(1017)PK(1017)PK(1017)PKE D W
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T E N G E L H A R D D R I V ED U N N I N G A V E N U EP.I.N. 036
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(
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)INST 284277P.I.N. 0 3645-0062 (LT)P.I.N. 0 3645-0064 (LT)DEDICATED BY REGISTERED PLAN 487 20.10 WIDELOT 152 REGISTERED PLA
N
2
4
6
INST 31608B (1STLY)INST 31608 B (2NDLY)INST 31608B (3RDLY)PART 5PLAN 64R-40202
PART 6PLAN 64R-7942
PART 3
PART 2
PLAN 64R
-
7
9
4
2 PART 1 PLAN 65R-1318PART 2 PLAN 65R-2381 (BY LAW 2462-81)DEDICATED BY REGISTERED PLAN 488
PLAN 64R-7942 INST 182743REGISTERE'S COMPILED PLAN 10328INST 30
7
2
3
1(BY LA
W
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INST 61
5
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APART 6PLAN 64R-40202PART 1
PART 4SUBJECTED TO EASEMEN
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P.I.N. 03645-00162 (LT)
PLAN 65R-40202
PLAN 64R-40202PLAN 64R-40202PART 3PART 2LIMIT BETWEEN REGISTERED COMPILED PLAN 10328 AND R.P NO. 488PART 1 PLAN 65R-17425PART 5PLAN 64R-7942P.I.N. 0 3645-0004 (LT)PART 1, PLAN 65 R-17550P.I.N 03645-0076(LT)SUBJECTED TO INST R 239295PART 2PLAN 64R-40202PART 1, PLAN 65 R-40684PLAN 65R -40684PART 3PLAN 65R -40684PART 3PLAN 65R-40684SUBJECT TO A EASEMENT AS IN INST. R697446
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SUBJECT TO A EASEMENT AS IN INST. R695792
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SUBJECT TO A EASEMENT AS IN INS
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SUBJECT TO A EASEMENT AS IN INS
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SUBJECT TO A EASEMENT AS IN INST. YR3521059SUBJECT TO A EASEMENT AS IN INST. YR3521059SUBJECT TO A EXCLUSIVE TEMPORARY EASEMENT IN GROSS AS IN INST. YR3521059MAN HOLECHAIN LINK FENCE
CBCBCBCBCBCBCBCBCBCBCBCBCBCBMAN HOLEMAN HOLEMAN HOLEMAN HOLEMAN HOLEMAN HOLEMAN HOLEMAN HOLEMAN HOLEMAN HOLEMAN HOLEMAN HOLEMAN HOLEMAN HOLEMAN HOLEV10 27005500 SEE PLAN15001800
629LS
FH FIRE HYDRANT (REFER TO CIVIL DRAWINGS)
LIGHT POLE (REFER TO ELECTRICAL
DRAWINGS)-TO BE PROVIDED
STOP SIGN (REFER TO PAVEMENT MARKING
AND SIGNAGE PLAN)
TACTILE INDICATOR
BARRIER FREE PARKING
(3.4M x 5.5M UNDERGROUND)
VISITOR PARKING
(2.7M x 5.5M UNDERGROUND)
BICYCLE PARKING-SITE LEVEL
TEXTURED CROSSWALK (REFER TO
PAVEMENT MARKING AND SIGNAGE PLAN)
LEGEND
DC
DEPRESSED CURB
GAS METER
HYDRO METER
G
H
S.S.
B.F.
F.R.
BARRIER FREE PARKING SIGN (REFER TO
PAVEMENT MARKING AND SIGNAGE PLAN)
FIRE ROUTE SIGN (REFER TO PAVEMENT
MARKING AND SIGNAGE PLAN)
NFHB
NON FREEZABLE HOSE BIB-U/G
TH-2 UNIT NUMBER
EVCS ELECTRIC VEHICLE CHARGING STATION-U/G
VISITOR PARKING (SITE LEVEL)
(2.7M x 6.7M PARALLEL PARKING SPACE)
CAST IRON GATE WITH DOOR
SIAMESE CONNECTION
(REFER TO MECHANICAL/CIVIL DRAWINGS)
ENTRANCES/EXIT
ENTRY DOOR
OVERHEAD DOOR ENTRYWAL L MOUNTED
BICYCLE PARKING-UG WALL MOUNTED
863 600 Maximum Fine
$5000
For Enforcement call:
(905)-458-3424
Maximum Fine
$5000
For Enforcement call:
(905)-458-3424
VAN ACCESSIBLE
VAN ACCESSIBLE
MOUNTING
SIGNAGE FACE
REQUIREMENTS
DISABLED PARKING PERMIT SIGN
NEAR A BUILDING FRONT
TYPICAL MARKINGS ILLUSTRATED FOR STALL & SIDEWALK
TYPICAL SUPPORT AND BASE
FIRE ROUTE SIGN DETAIL
FIRE ROUTE SIGNAGE AND INSTALLATION SPECIFICATIONS
SIGN REQUIREMENTS
INSTALLATION REQUIREMENTS
30.00 cm
2.54 cm
45.00cm
SIGNS SHALL COMPLY WITH THE ATTACHED FIGURE 5
1.ALL SIGN SHALL HAVE APPROPRIATE RADIUS. CORNER AS PER DIAGRAM OR 4
2.CM. RADIUS. ALL SHARP EDGES REMOVED SIGN BLANKS SHALL COMPLETED SIGNS SHALL
HAVE 11MM. X 18MM. SLOTTED HOLES TO
3.ACCEPT METRIC OR IMPERIAL MOUNTING WITH HOLES 3CM-12CM FROM OUTER EDGE OR AS
PER DIAGRAM. CENTRE OF MOUNTING SLOTS SHALL BE EQUAL TO MULTIPLE OF 5.08CM (2
INCHES) CENTRALLY LOCATED ON BLANK. ON STEEL BLANKS, FABRICATIONS SHALL BE
FABRICATED BEFORE GALVANIZING AS TO PREVENT CORROSION. ON ALUMINUM BLANKS,
FABRICATING SHALL BE PERFORMED PRIOR TO PAINTING AND BAKING. FINISHED SIGNS AND
SYMBOLS SHALL BE APPLIED TO 1.63MM UTILITY GRADE
4.ALUMINUM WITH BRIGHT WHITE MILL BAKED FINISH ON BOTH SIDES. ALL INKS SHALL BE
FACES TO CONFORM TO REG. 486 OF THE HIGHWAY TRAFFIC ACT.
5.ALL LETTERING TO MEET M.T.O. STANDARDS
6.ALL COLOURS TO MEET M.T.O. STANDARDS
1.SHALL BE POSTED ON BOTH SIDES OF THE FIRE ROUTE FACING THE FLOW OF
TRAFFIC AT A 45 DEGREE ANGLE, 2.13M (7FT) ABOVE GROUND LEVEL AND AT
DISTANCES SO THEY CAN BE CLEARLY SEEN BY THE MOTORIST AND NOT MORE THAN
22.86M (75FT)APART.
2.MAY BE MOUNTED FLUSH ON THE BUILDING FACE ALONG THE FIRE ROUTE, 2.13M
(7FT) ABOVE GROUND LEVEL AND AT DISTANCES SO THEY CAN BE CLEARLY SEEN BY
THE MOTORIST AND NOT MORE THAN 15.24M (50FT) APART.
3.
IF A FIRE ROUTE EXCEEDS 6M (19.6FT) IN WIDTH OR IN APPROVED CIRCUMSTANCES,
POSTING OF SIGNAGE ON ONE SIDE OF THE ROUTE IS PERMISSIBLE.
4.SIGNS SHALL INDICATE WHERE THE FIRE ROUTE STARTS AND ENDS. IN SOME
SITUATIONS WHERE BOTH NO STOPPING/NO PARKING SIGNS ARE REQUIRED, TWO SIGNS
MAY BE REQUIRED ON THE SAME POST.
2014-0014
FIRE ACCESS
ROUTE
2014-0014
FIRE ACCESS
ROUTE
CIRCLE TO BE RED IN COLOUR ON A WHITE
BACKGROUND WITH BLACK LETTERING
30.00 cm
45.00 cm
2.54 cm
2.54 cm
2.54 cm
NUTS WITH FLAT WASHERS ON BOTH SIDES.
ANCHORS WITH TWO GALVANIZED 12mm HEX HEAD BOLTS AND
THE SIGN FACE MUST BE SECURED TO A POST OR WALL
SPECIFICATION
SIGN BLANK WITH TOP AND BOTTOM MOUNT HOLES. TO MTO
0.064 INCH GAUGE ALUMINUM OR 15 GAUGE GALVANIZE STEEL
THE HEAD OR TOP END OF EACH SPACE.
NOT MORE THAN 2.0m FROM THE FACE OF THE CURB OR AT
THE REQUIRED SIGN MUST BE MOUNTED AT LEAST 0.6m AND
APPLICABLE. SUCH AS OPEN ROW IN PARKING LOT.
ALL HANDICAPPED PARKING STALLS SHALL BE DESIGNATED BY
ONE SIGN PER SPACE, BACK TO BACK MOUNTED WHERE
WHERE AN UNOBSTRUCTED BUILDING FACE IS LOCATED NOT MORE
SIGNS MUST NOT OBSTRUCT THE SIDEWALK.
THAN 2.50m FROM THE FACE OF THE CURB AT THE HANDICAPPED
SPACE. THE SIGNS MAY BE MOUNTED ON THE BUILDING FACE.
THAN 2% ACROSS THE STALL WIDTH.
* SURFACE SLOPE LESS THAN 5% LONGITUDINALLY AND LESSOR AS PER CITY REQUIREMENTOR AS PER CITY REQUIREMENT
34006000STRIPE
AMBER PAINT
100 WIDE OR
SIDEWALK
Rb-93 SIGN
CONDENSED.
BORDER.
SPACE LOCATIONS.
DISABLED PARKING
ASSOCIATED WITH
AND CURB CUT,
BUILDING FACES
WHEELCHAIR RAMP
30mm BLACK LEGEND
HELVETICA BOLD
BACKGROUND AND
OUTLINE.
125mm BLUE SQUARE
REFLECTIVE
WHITE REFLECTIVE
SYMBOL AND
ENGINEERING GRADE
SCOTCHLITE FILM.
WHITE REFLECTIVE
BACKGROUND E.G.
STROKE.
15 RED REFLECTIVE
(150mm O.D.)
BACKGROUND
CIRCULAR
20 RED REFLECTIVE
AND BLACK BORDER
BLACK LETTER `P'
75 mm HEIGHT
(300X450)
SINGLE FACE
Rb-93 SIGN
3003001700 MINIMUM -2000 MAXIMUM450O N L Y
B Y P E R M I T
TIMREPYB
YLNO
G
35
10
25
30
15
M DTOS 3IN-9COERb
SUPPORT)
FOOTING (OR EQUIVALENT FIRM
PLACE IN 300mm DIA. CONCRETE
PIPE. POST TO BE CAST IN
GALVANIZED STANDARD STEEL
SIGN POLE OR 75mm DIA.
TREATED WOOD. U-CHANNEL
100mm X 100mm PRESSURE
AROUND FOOTING
EXPANSION JOINT
BLACK LETTERING
WHITE REFLECTIVE
BACKGROUND AND
1500
PARKING SPACE PAINTED
WITH A NON-SLIP PAINT IN
BRIGHT BLUE, OVERLAID
WITH THE INTERNATIONAL
SYMBOL OF ACCESS FOR
THE DISABLED WHICH IS:
-AT LEAST 1000mm LONG
-LOCATED IN THE CENTRE
OF THE SPACE
-PAINTED WHITE OR
YELLOW
150u
340150550
260150550
270550
TYPE "A" PARKING SPACE MIN
TYPE "B" PARKING SPACE MIN
TYPICAL PARKING SPACE MIN
LOT AREA GROSS
BUILDING AREA (Total)
BUILDING AREA (Scope of job)
BUILDING COVRAGE (Total)
BUILDING COVRAGE (Scoep of job)
VEHICLE PARKING
TOTAL PROJECT PARKING
TOTAL GARBAGE LOADING
3.6W x 9L x 4.2H (CLEAR)
BICYCLE PARKINING
LONG TERM LOCKERS
1500W x 900L (MIN)
BUILDING HEIGHT
(EXCLUDES MECH .PH)
MIN. SETBACKS
NORTH
WEST
SOUTH (FRONT)
EAST
18.630 m
26845.311 SQM
5002.012 SQM = 18.64 %
69 (UNDERGROUND)
1.712 m
5.080 m
10.140 m
3.144 m
63.10 %
23.13 %
16940.607 SQM
6210.875 SQM
-
-
4902.692 SQM = 18.26 %
N/A
3.000 m
5.500 m
5.500 m
5.500 m
LANDSCAPE AREA
HARD SURFACE
SOFT SURFACE
GREEN ROOF
TOTAL LANDSCAPE 9904.704 SQM = 36.90% (SOFT AND HARD)
AMENITY SPACES REQUIERD PROVIDED
TOTAL AMENITY
REQUIERD PROVIDED
BARRIER FREE PARKING 1 TYPE "A" SPACE
1 TYPE "B" SPACE
1 TYPE "A" SPACE
1 TYPE "B" SPACE
REQUIERD PROVIDED
TOTAL BICYCLES
1 P/U REQUIERD=68
REQUIERD PROVIDED
REQUIERD PROVIDED
OBC REFERENCEITEMONTARIO BUILDING CODE DATA MATRIX, PART 11
1.BUILDING AREA (sq.m.):
2.NUMBER OF STOREYS:
4.
5.BUILDING CLASSIFICATION:
11.SPRINKLER SYSTEM PROPOSED:
12.STANDPIPE REQUIRED:
13.FIRE ALARM REQUIRED:
16.PERMITTED CONSTRUCTION:
17.MEZZANINE(s) AREA (sq.m.):
18.OCCUPANT LOAD BASED ON:
19.BARRIER FREE DESIGN:
20.HAZARDOUS SUBSTANCES:
21.REQUIRED FIRE RESISTANCE RATING (FRR):
22.OTHER, DESCRIBE:
NEW:
TOTAL:
GROSS AREA (sq.m.):
ABOVE GRADE:
BELOW GRADE:
3.HEIGHT OF BUILDING (m):___
1.1.3.2
3.2.1.1
1.1.3.2
___
___TOTAL:
___
___
___
___
1.1.3.2
3.2.1.1
NUMBER OF STREETS / ACCESS ROUTES:___3.2.2.10
3.2.5.5
GROUP __, DIVISION __, UP TO ___ STOREYS ________
ENTIRE BUILDING
BASEMENT ONLY
IN LIEU OF ROOF RATING
NOT REQUIRED 3.2.1.5
3.2.2.17
YES
NO 3.2.9
YES
NO 3.2.4
14.WATER SERVICE / SUPPLY
IS ADEQUATE:
YES
NO 3.2.5.7
15.HIGH BUILDING YES
NO 3.2.6
COMBUSTIBLE
NON-COMBUSTIBLE
ACTUAL CONSTRUCTION:COMBUSTIBLE
NON-COMBUSTIBLE ________
___________
BASEMENT:
1st. FLOOR:
sq.m. / PERSON BUILDING DESIGN
___LOAD:___PERSONS
___LOAD:___PERSONS
MEZZANINE:
2nd FLOOR:
___LOAD:___PERSONS
___LOAD:___PERSONS
________
3.1.16
________
YES
NO, EXPLANATION:___3.8
YES
NO
3.3.1.2.(1)
3.3.1.19.(1)
________
HORIZONTAL ASSEMBLIES
FRR (HR's)
LISTED DESIGN No. or
DESCRIPTION (SB-2)
FLOORS:
ROOF:
MEZZ.:
___
___
___
HOURS
HOURS
HOURS
___
___
___
SUPPORTING
MEMBERS
FRR (HR's)
LISTED DESIGN No. or
DESCRIPTION (SB-2)
FLOORS:
ROOF:
MEZZ.:
___
___
___
HOURS
HOURS
HOURS
___
___
___
___
DESCRIBE EXISTING USE:
CONSTRUCTION INDEX:
HAZARD INDEX:
NOT APPLICABLE (NO CHANGE OF MAJOR OCCUPANCY)
11.2.1
T 11.2.1.1A
T 11.2.1.1B to N
___
___
___
6.ALTERATION TO EXISTING BUILDING IS:BASIC RENOVATION
EXTENSIVE RENOVATION
11.3.3.1
11.3.3.2
7.REDUCTION IN PERFORMANCE LEVEL:STRUCTURAL:
BY INCREASE IN OCCUPANT LOAD:
11.4.2.1
11.4.2.2
BY CHANGE IN MAJOR OCCUPANCY:
PLUMBING:
SEWAGE-SYSTEM:
11.4.2.3
11.4.2.4
11.4.2.5
YES
YES
YES
YES
YES
NO
NO
NO
NO
NO
8.COMPENSATING CONSTRUCTION:STRUCTURAL:11.4.3.2NO
YES, EXPLANATION:
INCREASE IN
OCCUPANT LOAD:
11.4.3.3NO
YES, EXPLANATION:
CHANGE IN
MAJOR OCCUPANCY:
11.4.3.4NO
YES, EXPLANATION:
PLUMBING:11.4.3.5NO
YES, EXPLANATION:
SEWAGE-SYSTEM:11.4.3.6NO
YES, EXPLANATION:
___
___
___
___
___
9.COMPLIANCE ALTERNATIVES
PROPOSED:
YES (GIVE NUMBER(S)):
NO 11.5.1___
10.ALTERNATE MEASURES
PROPOSED:
YES, EXPLANATION:
NO 11.5.2___
EXISTING:
NEW:
EXISTING:___
___
T.B.D
SCOPE OF JOB OUT OF SCOPE
2490.920m2
73.399m2
240.762m2
272.421m2
639.261m2
1285.249m2
3464.624m21200.541m2
237.527m2
6210.875m2 10729.732m2
SCALE (@ A1)
CHECKED BY
TITLE
PROJECT NUMBER
CLIENT
PROJECT
DRAWING NUMBER REV
DRAWN BY DATE
ASE + J INC ARCHITECT
WWW.ASEJ.CA
INFO@ASEJ.CA
TELL: 647-937-5225
ISSUED FOR PLANNING
AND ZONING STUDY &
DOES NOT HAVE ANY
VALUE FOR BUILDING
PERMIT AND
CONSTRUCTION
DIMENSIONS ARE NEARLY
ACCURATE AND WILL
NEED TO BE ACCURATE
VERIFIED DURING
BUILDING PERMIT &
CONSTRUCTION
APPLICATION
As indicated
2024-05-12 12:46:02 AMZoning and DataMatrix
Project Number
Medical Marijuana
Grow Room
95 Dunning Ave
Checker
A001
Author 05/05/24
PARKING DIAGRAMS
ZONING INFORMATION TABLEONTARIO BUILDING MATRIX
LEGEND
HARD & SOFT LANDSCAPE DIAGRAM
Rev Description Date
Page 24 of 62
CBCBCBCBCBCBCBCBCBCBCBCBCBCBMAN HOLEMAN HOLEMAN HOLEMAN HOLEMAN HOLEMAN HOLEMAN HOLEMAN HOLEMAN HOLEMAN HOLEMAN HOLEMAN HOLEMAN HOLEMAN HOLEMAN HOLEBLOCK 'A'
LOT
2
1LOT 36REGISTERED PLAN
4
8
8
1 STY.BRICK DWELLINGNo. 95BLOCK ADOOR SILL=267.89REGIONAL MUNICIPALITY OF YORKPART OF BLOCK AREGISTERED PLAN 488CITY OF AURORAMETRICELEVATION NOTEBEARING NOTELEGENDP.I.N. 03
6
4
5
-
0
1
6
2
(
L
T
)INST 284277P.I.N. 03645-0062 (LT)P.I.N. 03645-0064 (LT)DEDICATED BY REGISTERED PLAN 487 20.10 WIDELOT 152 REGISTERED P
L
A
N
2
4
6
INST 31608B (1STLY)INST 31608B (2NDLY)INST 31608B (3RDLY)PART 5
PLAN 64R-40202
PART 6
PLAN 64R-7942
PART 3
PART
2
PLAN 6
4
R
-
7
9
4
2 PART 1 PLAN 65R-1318PART 2 PLAN 65R-2381 (BY LAW 2462-81)DEDICATED BY REGISTERED PLAN
4
8
8
PLAN 64R-7942 INST 182743REGISTERE'S COMPILED PLAN 10328INST 3
0
7
2
3
1(BY LA
W
2
5
5
2
-
8
2
)
INST 6
1
5
8
6
APART 6PLAN 64R-40202PART 1
PART 4SUBJECTED TO EASEM
E
N
T
A
S
I
N
I
N
S
T
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Y
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9
6
2
1
1
P.I.N. 03645-00162 (LT)
PLAN 65R-40202
PLAN 64R-40202PLAN 64R-40202PART 3PART 2LIMIT BETWEEN REGISTERED COMPILED PLAN 10328 AND R.P NO. 488PART 1 PLAN 65R-17425PART 5PLAN 64R-7942P.I.N. 03645-0004 (LT)PART 1, PLAN 65R-17550P.I.N 03645-0076(LT)SUBJECTED TO INST R239295PART 2PLAN 64R-40202PART 1, PLAN 65R-40684PLAN 65R-40684PART 3PLAN 65R-40684PART 3PLAN 65R-40684SUBJECT TO A EASEMENT AS IN IN
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SUBJECT TO A EASEMENT
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SUBJECT TO A EASEMENT
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SUBJECT TO A EASEMENT AS IN INST. YR3521059SUBJECT TO A EASEMENT AS IN INST. YR3521059SUBJECT TO A EXCLUSIVE TEMPORARY EASEMENT IN GROSS AS IN INST. YR3521059E D W
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T E N G E L H A R D D R I V ED U N N I N G A V E N U EDRIVEWAY
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CURBUTILITYPOLEUTILITYPOLEUTILITYPOLEISLANDPOLEUTILITYPOLEUTILITYPOLEUTILITYPOLEUTILITYPOLEUTILITYPOLEUTILITYPOLEUTILITYPOLEUTILITYPOLEPADCONCRETEPADCONCRETECURBCURB
CURBSTUMP D=0.30ANCHORCRW
STEPDRIVEWAY AREAASPHALTFIRE HYDRANTFIRE HYDRANTUTILITYPOLECRW DRIVEWAY AREAASPHALTSTUMP D=0.30CONCRETE RETAINING WALL
CONCRETE RETAINING WALL
DRIVEWAY AREAASPHALTDRIVEWAY AREAASPHALTCONCRETE DRIVEWAY AREAANCHORANCHORPIPECONCRETE DRIVEWAY AREA CENTER LINE OF ROADCENTER
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DCENTER LINE OF ROADEDGE OF ASPHALTEDGE OF ASPHALTIB(1017)(1017)SIB(L&P)SIB(1017)IB(1017)IB(1017)IB(1017)SIB(1017)SIB(1727)SIB(L&P)SIB(L&P)SIB(BENT)SIB (L&P)GASMETER(1017)SIB(1017)IB(1017)IB(1017)IBUTILITY
POLE
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ASPHAL
T CONCRETE RETAINING WALLCONCRETE RETAINING WALLCURBLIGHTPOLEUTILITYPOLEANCHORLIGHTPOLELIGHTPOLELIGHTPOLELIGHTPOLECURBVALVEWATERANCHORUTILITYPOLEGASVALVECONCRETE DRIVEWAY
CURB GUYCENTER OF
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ANTENNADRAINAGE
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USED BASEIBIBIBIB(OU)SIB(1017)IB(1017)SIB(1017)SIB(1017)IB(1017)SIB(1017)SIB(1017)SIB(1017)SIB(1017)IB(1017)IB(1017)CC(1017)IB(1017)IB(1017)IB(1017)IB(1017)PK(1017)PK(1017)PKMAN HOLEJOB No. : XX-XXXXCHK BY: ESDWN BY: AMDISTANCES SHOWN ON THIS PLAN ARE IN METERSAND CAN BE CONVERTED TO FEET BY DIVIDING BY 0.3048BEARINGS ARE ASTRONOMIC AND ARE REFERRED TO THE EASTERLY LIMITOF BLOCK 'A' AS SHOWN ON PLAN 65R-17425 HAVING A BEARINGOF N12°36'00"W.PDENOTESREGISTERED PLAN 488P1DENOTESPLAN 65R-40684D1DENOTESINSTRUMENT No. XXXXXXXXDENOTESSURVEY MONUMENT FOUNDDENOTESSURVEY MONUMENT PLANTEDIBDENOTESIRON BARSIBDENOTESSTANDARD IRON BARPKDENOTESSURVEYORS NAIL SET IN WASHEROUDENOTESORIGIN UNKNOWNMHDENOTESMANHOLEBCDENOTESBEGINNING OF CURVEBOCEDENOTESBOTTOM OF CURB ELEVATIONOHDENOTESOVERHEAD UTILITY CABLESDTDENOTESDECIDUOUS TREECTDENOTESCONIFEROUS TREELSDENOTESLIGHT STANDARDGFEDENOTESGARAGE FLOOR ELEVATIONINVDENOTESINVERT ELEVATIONHYDDENOTESFIRE HYDRANTCONCRETE RETAINING WALLDENOTESCRWRETAINING WALLDENOTESRWSTONE RETAINING WALLDENOTESSRWWOOD RETAINING WALLDENOTESWRWTOP OF WALL ELEVATIONDENOTESTOWCHAIN LINK FENCEDENOTESCLFBOARD FENCEDENOTESBFFINISHED FLOOR ELEVATIONDENOTESFFECCDENOTESCUT CROSSMETAL FENCEDENOTESMFTOP OF CONCRETE CURB ELEVATIONDENOTESTOCTCDENOTESTANGENT OF CURVEPRCDENOTESPOINT OF REVERSE CURVEECDENOTESEND OF CURVECHAIN LINK FENCEL&PDENOTESLloyd & Purcell Ltd. O.L.S1727DENOTESE.R.GARDEN Ltd. O.L.SELEVATIONS ARE GEODETIC AND ARE DERIVED FROM GPS OBSERVATIONSUSING SOKKIA TOPNET REAL TIME NETWORK (RTN) AND ARE BASEDON NRCAN HTv2.0 GEOID SEPARATION MODEL.1017DENOTESCALLON DIETZ INC. O.L.SP1DENOTESPLAN 65R-40202P1DENOTESPLAN 65R-7942P1DENOTESPLAN 65R-17425P1DENOTESPLAN XX-XXXXX269.82269.41269.50269.96270.83272.04272.10272.13271.94272.26
272.06272.44272.71272.87272.83272.63272.18271.87272.17271.77270.71270.11270.69269.82270.10269.52
269.48270.66270.25
269.21269.57269.55268.68
269.39
269.86270.03270.07269.86269.85269.93269.72270.06269.91270.32270.43270.58270.21270.23270.49270.33270.09269.80270.01269.76269.46269.71269.79269.67269.56269.48266.92266.99266.88266.86265.66266.20266.39265.75265.79267.66268.60268.68268.67268.31268.04
267.90267.73267.64267.50267.28
267.19267.17265.68 265.66265.88266.39266.90266.76266.81266.41265.94
266.18266.52265.50269.13267.77265.80265.27266.90266.94266.55
266.60 266.94266.82268.16268.88268.38271.14271.23270.91270.12270.81 269.49270.97269.43268.18267.44267.33267.26267.09266.97
266.90270.48 270.65
270.80270.75271.37267.69
267.71
267.73
267.82
267.85 267.84267.21267.47267.72269.71269.18268.35
267.66
268.07 269.36270.05270.72
269.74269.71269.78271.50270.78271.69270.85
271.81269.85270.40269.17269.27266.96268.47268.45265.67265.27265.15264.95265.30266.78 266.78267.43270.01270.63270.33268.25267.69268.19268.48267.18
267.13265.66266.04266.00265.24266.91266.93268.11272.00271.19270.76270.62270.52270.00269.41268.62268.08266.80267.02267.55265.42265.93266.01266.19264.57264.28265.30265.07265.29266.15267.40268.71269.15272.15272.13272.16272.13271.86272.00272.01
269.72267.17267.18267.18267.87267.86268.50
268.49268.49269.99270.18270.18271.17269.55269.26269.76270.06269.09268.53268.06267.76268.14268.56269.15267.54267.56
267.64267.82267.87267.82267.80267.76267.67267.60267.85267.87267.77269.25268.80267.72267.52269.12269.25268.73270.26268.11268.12268.08269.91269.91269.89269.89269.90269.88272.36272.36271.39270.81270.71270.64270.62270.64270.52270.35270.21269.88269.69269.52269.23269.68269.68269.62269.60269.56269.60269.67269.75269.36269.40269.43269.45269.72269.71269.73269.74
269.75269.76269.77269.00269.05268.28268.27268.61266.93266.99
267.39267.87268.10268.21268.31268.21268.40269.19266.60266.75266.86266.25266.25265.95265.58265.52265.54265.54265.62269.59
269.34269.20269.31269.45269.54269.35269.44269.42269.58269.98269.41269.76269.69269.60269.60269.71269.64269.80270.61270.61270.13269.58269.70270.29270.53269.87269.59 269.81270.18270.24270.36271.30272.37272.24271.65271.10270.76270.64269.44269.41268.99268.70268.51267.88267.88267.77266.99266.95266.90266.92266.29266.31269.43269.51269.66269.64269.65269.68269.81269.68269.32268.32268.34267.95267.98267.55
267.66
267.13
267.03267.29266.85267.01
266.85
266.56266.42
266.33266.23265.89266.23266.33
266.33265.81266.69265.82266.64266.67266.89267.05266.97267.68
268.19 268.66269.25268.73 268.52 268.27 267.95268.05267.93267.82267.75268.33
269.06268.48267.73266.85265.70265.44265.34264.94265.01265.07265.12265.47265.80265.83265.74265.47265.51265.33265.39265.56265.73265.83
265.98266.11265.51265.77265.97266.07266.21266.49266.74267.02
267.44267.46268.06268.56269.31269.51270.06 270.38270.50270.49270.69271.26272.64269.67269.48269.33269.33269.43269.59266.02265.95265.94265.93265.91265.78265.70265.79265.66265.54265.46265.63265.54265.52265.53265.40
265.13
265.14265.26265.64265.98267.09267.14269.91268.01267.59267.80267.53268.55269.82267.14267.15271.60272.23269.76272.72266.03266.16269.31268.80267.62266.15266.05267.62269.01271.08268.93271.59269.06268.79272.48SCALE (@ A1)
CHECKED BY
TITLE
PROJECT NUMBER
CLIENT
PROJECT
DRAWING NUMBER REV
DRAWN BY DATE
ASE + J INC ARCHITECT
WWW.ASEJ.CA
INFO@ASEJ.CA
TELL: 647-937-5225
ISSUED FOR PLANNING
AND ZONING STUDY &
DOES NOT HAVE ANY
VALUE FOR BUILDING
PERMIT AND
CONSTRUCTION
DIMENSIONS ARE NEARLY
ACCURATE AND WILL
NEED TO BE ACCURATE
VERIFIED DURING
BUILDING PERMIT &
CONSTRUCTION
APPLICATION
1 : 500
2024-05-12 12:46:02 AMProperty Survey
Project Number
Medical Marijuana
Grow Room
95 Dunning Ave
Checker
A002
Author 05/11/24
1 : 500
Property Survey1
ISSUED FOR ZONING & PLANNING STUDY
ASE+J INC.ARCHITECT IS NOT RESPONSIBLE FOR ANY
DISCREPANCY IN THE PROPERTY SURVEY. ANY PARTIES INCLUDING
OWNERS, CLIENTS, CONSULTANTS, PLANNERS, OR CONTRACTORS
ARE RESPONSIBLE FOR VERIFYING & CHECKING THE ACCURACY OF
THE SURVEY DURING BUILDING PERMIT AND CONSTRUCTION
Rev Description Date
Page 25 of 62
1200 MIN.400
VARIES
000.0 SLOPE
FINISHED FLOOR
10
REINFORCED CONCRETE
SLAB ON GRADE
(SEE STRUCTURAL DWGS.)
CONC. SLAB (SEE STRUCT.
DWGS.)
75mm RIGID INSULATION
EXTEND 900mm VERT. &
HORIZ. BELOW FINISHED
GRADE (R=15 TYP.)
CONC. FOOTIG.
(SEE STRUCTURAL DWGS.)
CONT. MOISTURE BARRIER
UNDER SLAB.
CONC. FOUND. WALL
(SEE STRUCTURAL DWGS.)
300mm OF 19mm
GRANULAR GRAVEL
COMPACTED TO
100% SPMDD
SLOPE 1
:
7
.
5
MAX.
15050
505045025 MAX.150300100100
COMPACTED
GRAN.FILL
ASPHALT
SURFACE
POURED
CONC. CURB
PARTING
STRIP
NEW SIDEWALK -
POURED CONCRETE
CONCRETE OR BRICK
PAVERS (SEE SITE
PLAN)
COMPACTED
GRANULAR
FILL
13MM DIA. DOWELS 450MM LONG
ACROSS 13MM EXPANSION
JOINTS @ 5 500MM O.C. ONE END
OF DOWEL SHALL BE LUBRICATED
WITH A RELEASING AGENT.
100100 505030015015050
450POURED
CONCRETE
CURB
ASPHALT
SURFACE
COMPACTED
GRANULAR
FILL
FINISH CURB
ELEVATION (SEE
LANDSCAPE PLAN)
PARTING STRIP
NEW SIDEWALK -UNIT
PAVERS CONCRETE OR
BRICK PAVERS (SEE
LANDSCAPE PLAN)
COMPACTED
GRANULAR
FILL
13MM ∅DOWELS 450MM LONG
ACROSS 13MM EXPANSION
JOINTS @ 5485MM O.C. ONE END
OF DOWEL SHALL BE LUBRICATED
WITH A RELEASING AGENT.1503005050450100100
1505050
FINISH CURB
ELEVATION ( SEE
GRADING PLAN )
PLANT MATERIALS ( SEE
LANDSCAPE DRAWINGS )
13MM DIA. DOWELS 450MM LONG
ACROSS 13MM EXPANSION
JOINTS @ 5 500 MM O.C. ONE END
OF DOWEL SHALL BE LUBRICATED
WITH A RELEASING AGENT.
POURED
CONCRETE
CURB
COMPACTED GRANULAR FILL
ASPHALT SURFACE
10001200500
ROUND TOP FOOTING
200MM CONCRETE
SLAB ON GRANULAR
FILL
PAINTED 200MM
DIA. STEEL PIPE
CONC. FILLED
ROUNDED
TOP
POURED
CONC.
FOOTING
01
01
02
02
03
03
04
04
05
05
06
06
07
07
09
09
10
10
11
11
12
12
13
13
14
14
B B
C C
D D
E E
F F
G G
H
H
I I
K K
L
L
M M
N N
A A
J J
579 1071 986 2710 1575 1063 2708 3120 300 2340 2800
48228811009636314741152125636112436708620579 1071 986 2710 1575 1063 2708 3120 300 2340 2800 2223
48228811009636314741152125636112436708620NSITE PLAN
SCALE 1:500
08
08
SCOPE OF JOB
OUT OF SCOPE 34115432330562936403
340
2789204246843214044038
5553
4980
1000260
SCALE (@ A1)
CHECKED BY
TITLE
PROJECT NUMBER
CLIENT
PROJECT
DRAWING NUMBER REV
DRAWN BY DATE
ASE + J INC ARCHITECT
WWW.ASEJ.CA
INFO@ASEJ.CA
TELL: 647-937-5225
ISSUED FOR PLANNING
AND ZONING STUDY &
DOES NOT HAVE ANY
VALUE FOR BUILDING
PERMIT AND
CONSTRUCTION
DIMENSIONS ARE NEARLY
ACCURATE AND WILL
NEED TO BE ACCURATE
VERIFIED DURING
BUILDING PERMIT &
CONSTRUCTION
APPLICATION
As indicated
2024-05-12 12:46:04 AMSite Plan
Project Number
Medical Marijuana
Grow Room
95 Dunning Ave
Checker
A003
Author 05/05/24
Typical steel bollard
N.T.S
Typical, Con
N.T.S
Section Con Curb
N.T.S
Depressed Pad
N.T.S
Concrete Pad
N.T.S
Dimensions are to be verified by contractors during the permit process this dimension has been prepared for zoning and
site planning review
Rev Description Date
Page 26 of 62
UP
UP
DN
DN
01
01
02
02
03
03
04
04
05
05
06
06
07
07
B B
C C
D D
E E
F F
G G
H H
I I
K K
L L
A A
J J
Medical
Marijuana
Grow
Room
Medical
Marijuana
Grow
Room
Medical
Marijuana
Grow
Room
Medical
Marijuana
Grow
Room
Medical
Marijuana
Grow
Room
Medical
Marijuana
Grow
Room
Medical
Marijuana
Grow
Room
Medical
Marijuana
Grow
Room
Medical
Marijuana
Grow
Room
Medical
Marijuana
Grow
Room
Medical
Marijuana
Grow
Room
Medical
Marijuana
Grow
Room
Medical
Marijuana
Grow
Room
Medical
Marijuana
Grow
Room
Medical
Marijuana
Grow
Room
Medical
Marijuana
Grow
Room
579 1071 986 2710 1575 1063 1050
775482288110096363147411521256361Open Area
Corridor
121450110250105550106050210501575
50 936 50 980 50 820 50 2335 50 1013 50 992
1211501102501055509135035711385027550702504 50 1059 50 382 50 550 50 1600 50 1170 50
225
50 1006 50 1013 50
225
50 542 50
114
1479501576501544501320501200508885027050110250105550913501050505013205015445018263062702304742
A004
Sim
08
08
1220
600
1700
1575 50 2336 50 1260
STG-ROOMSTG-ROOMSTG-
ROOM
RoomRoom
Open Seating Area For Lunch
Open Medical Marijuana Grow area
Open Medical Marijuana Grow area
Open Medical
Marijuana
Grow area
Open Medical
Marijuana
Grow area
EMPTY
SPACE
EMPTY
SPACE
EMPTY
SPACE
EMPTY
SPACE
EMPTY
SPACE
Electrical panel area
Electrical panel area
Packing
Room
GAS Out of Scope N07
07
H H
I I
K K
L L
J J
Men
Restroom
Women
Restroom
Room
6355071650473504845011050
Room
08
08
SCALE (@ A1)
CHECKED BY
TITLE
PROJECT NUMBER
CLIENT
PROJECT
DRAWING NUMBER REV
DRAWN BY DATE
ASE + J INC ARCHITECT
WWW.ASEJ.CA
INFO@ASEJ.CA
TELL: 647-937-5225
ISSUED FOR PLANNING
AND ZONING STUDY &
DOES NOT HAVE ANY
VALUE FOR BUILDING
PERMIT AND
CONSTRUCTION
DIMENSIONS ARE NEARLY
ACCURATE AND WILL
NEED TO BE ACCURATE
VERIFIED DURING
BUILDING PERMIT &
CONSTRUCTION
APPLICATION
As indicated
2024-05-12 12:46:04 AMGround Floor
Project Number
Medical Marijuana
Grow Room
95 Dunning Ave
Checker
A004
Author 05/05/24
1 : 250
Ground Floor Plan -Callout 11
Dimensions are to be verified by contractors during the permit process this dimension has been prepared for zoning and
site planning review
1 : 251
Level 02-Mez2
Rev Description Date
Page 27 of 62
UP
UP
01
01
02
02
03
03
04
04
05
05
06
06
07
07
B B
C C
D D
E E
F F
G G
H H
I I
K K
L L
A A
J J
579 1071 986 2710 1575 1063
775482288110096363147411521256361712 50 1154 880
1613 50 382 50 4751 50 1288 592 50114
730 883 50 278 50 570 50
91350105550110250270508875030950668468790 560 270Demolition walls
Demolition walls
08
089135015761007965089100117261644420950128942621739611306503635 Out of Scope NSCALE (@ A1)
CHECKED BY
TITLE
PROJECT NUMBER
CLIENT
PROJECT
DRAWING NUMBER REV
DRAWN BY DATE
ASE + J INC ARCHITECT
WWW.ASEJ.CA
INFO@ASEJ.CA
TELL: 647-937-5225
ISSUED FOR PLANNING
AND ZONING STUDY &
DOES NOT HAVE ANY
VALUE FOR BUILDING
PERMIT AND
CONSTRUCTION
DIMENSIONS ARE NEARLY
ACCURATE AND WILL
NEED TO BE ACCURATE
VERIFIED DURING
BUILDING PERMIT &
CONSTRUCTION
APPLICATION
1 : 250
2024-05-12 12:46:04 AMExisting Plan
Project Number
Medical Marijuana
Grow Room
95 Dunning Ave
Checker
A005
Author 05/05/24
1 : 250
Existing Ground FLoor1
Dimensions are to be verified by contractors during the permit process this dimension has been prepared for zoning and
site planning review
EXISTING WALLS TO BE VERIFIED BY CONTRACTOR-THIS SET HAS BEEN ISSUED FOR ZONING AND SITE PLANNING NOT
FOR PERMIT AND CONSTRUCTION
Rev Description Date
Page 28 of 62
UP
UP
01
01
02
02
03
03
04
04
05
05
06
06
07
07
09
09
10
10
11
11
12
12
13
13
14
14
B B
C C
D D
E E
F F
G G
H H
I I
K K
L L
M M
N N
579 1071 986 2710 1575 1063 2708 3120 300 2340 2800
7754822881100963631474115212563611243670939511007205013205015445016262003062702301159
382 600 1700 3202251320 210504
Out of Scope
A A
1220 3571055J J
820980936
1013
106010551102320154410509131613 13201006
Open Area
Corridor
1
A004
120286.100 m²
Medical
Marijuana
Grow
Room
102.900
m²
Medical
Marijuana
Grow
Room
98.314 m²
Medical
Marijuana
Grow
Room
147.698
m²
Medical
Marijuana
Grow
Room
74.354 m²
Medical
Marijuana
Grow
Room
207.900
m²
Medical
Marijuana
Grow
Room
189.029
m²
Medical
Marijuana
Grow
Room
107.343
m²
Medical
Marijuana
Grow
Room
106.837
m²
Medical
Marijuana
Grow
Room
111.594
m²
Medical
Marijuana
Grow
Room
110.894
m²
Medical
Marijuana
Grow
Room
128.931
m²
Medical
Marijuana
Grow
Room
176.315
m²
Medical
Marijuana
Grow
Room
60.608 m²
Medical
Marijuana
Grow
Room
88.356 m²
Medical
Marijuana
Grow
Room
191.421
m²
Medical
Marijuana
Grow
Room
Scope of Job
08
08
166.335
m²
Room
109.747
m²
Room
Open Medical Marijuana Grow area
Open Medical Marijuana Grow area
Open Medical Marijuana
Grow area
Open Medical Marijuana
Grow area
EMPTY
SPACE
EMPTY SPACE EMPTY
SPACE
EMPTY SPACE EMPTY SPACE
Electrical panel area
Electrical panel area
Packing Room
GAS
Open Seating Area
For Lunch NSCALE (@ A1)
CHECKED BY
TITLE
PROJECT NUMBER
CLIENT
PROJECT
DRAWING NUMBER REV
DRAWN BY DATE
ASE + J INC ARCHITECT
WWW.ASEJ.CA
INFO@ASEJ.CA
TELL: 647-937-5225
ISSUED FOR PLANNING
AND ZONING STUDY &
DOES NOT HAVE ANY
VALUE FOR BUILDING
PERMIT AND
CONSTRUCTION
DIMENSIONS ARE NEARLY
ACCURATE AND WILL
NEED TO BE ACCURATE
VERIFIED DURING
BUILDING PERMIT &
CONSTRUCTION
APPLICATION
1 : 500
2024-05-12 12:46:05 AMProposal Plan -Ground
Floor Plan
Project Number
Medical Marijuana
Grow Room
95 Dunning Ave
E.J
A006
E.O 05/05/24
1 : 500
Ground Floor Plan1
Dimensions are to be verified by contractors during the permit process this dimension has been prepared for zoning and
site planning review
PROPOSAL WALLS ARE APPROXIMATE AND NEED TO BE VERIFIED BY THE CONTRACTOR -THIS SET HAS BEEN ISSUED
FOR ZONING AND SITE PLANNING NOT FOR PERMIT AND CONSTRUCTION
Rev Description Date
Page 29 of 62
M.E
M.EM.E
M.E
M.EM.E
M.EM.EM.EM.EM.EM.E
M.EM.E
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M.EM.EM.EM.E
M.E M.E M.E
M.E M.E
M.EM.E01
01
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08
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579 1071 986 2710 1575 1063 2708 3120 300 2340 2800
48228811009636314741152125636112436708620290
150
320
10
150
490
490
490
950
579 1071 986 2710 1575 1063 2708 3120 300 2340 2800
48228811009636314741152125636112436708620NSCALE (@ A1)
CHECKED BY
TITLE
PROJECT NUMBER
CLIENT
PROJECT
DRAWING NUMBER REV
DRAWN BY DATE
ASE + J INC ARCHITECT
WWW.ASEJ.CA
INFO@ASEJ.CA
TELL: 647-937-5225
ISSUED FOR PLANNING
AND ZONING STUDY &
DOES NOT HAVE ANY
VALUE FOR BUILDING
PERMIT AND
CONSTRUCTION
DIMENSIONS ARE NEARLY
ACCURATE AND WILL
NEED TO BE ACCURATE
VERIFIED DURING
BUILDING PERMIT &
CONSTRUCTION
APPLICATION
1 : 500
2024-05-12 12:46:05 AMRoof Plan
Project Number
Medical Marijuana
Grow Room
95 Dunning Ave
Checker
A007
Author 05/05/24
1 : 500
Roof Plan1
Rev Description Date
Page 30 of 62
Ground Floor Plan
0
Level 01
350
Level 02-Mez
500
Level 03
670
Level 04
840
Level 05
1300
BCDEFGHIKLMN AJ
460170170150350Ground Floor Plan
0
Level 01
350
Level 02-Mez
500
Level 03
670
Level 04
840
Level 05
1300
010203040506070910111213
35015017017046008
Ground Floor Plan
0
Level 01
350
Level 02-Mez
500
Level 03
670
Level 04
840
Level 05
1300
01 02 03 04 05 06 07 09 10 11 12 13
460170170150350STANDING SEAM CLADDING WHITE BRICK
MASONRY
BRICK WALL
STUCCO CLADDING
CONCRETE RETAIN
WALL
M. CONCRETE BLOCK
BRICK WALL BRICK WALL BRICK WALL
08
Ground Floor Plan
0
Level 01
350
Level 02-Mez
500
Level 03
670
Level 04
840
Level 05
1300
B C D E F G H I K L M NAJ
365150170170460SCALE (@ A1)
CHECKED BY
TITLE
PROJECT NUMBER
CLIENT
PROJECT
DRAWING NUMBER REV
DRAWN BY DATE
ASE + J INC ARCHITECT
WWW.ASEJ.CA
INFO@ASEJ.CA
TELL: 647-937-5225
ISSUED FOR PLANNING
AND ZONING STUDY &
DOES NOT HAVE ANY
VALUE FOR BUILDING
PERMIT AND
CONSTRUCTION
DIMENSIONS ARE NEARLY
ACCURATE AND WILL
NEED TO BE ACCURATE
VERIFIED DURING
BUILDING PERMIT &
CONSTRUCTION
APPLICATION
1 : 350
2024-05-12 12:46:08 AMElevations
Project Number
Medical Marijuana
Grow Room
95 Dunning Ave
Checker
A008
Author 05/05/24
1 : 350
South Elevation1
1 : 350
East Elevation2
1 : 350
West Elevation3
1 : 350
North Elevation4
ELECTRICAL POWER
TRANSFER EQUIPMENTS
BRICK WALL
M. CONCRETE BLOCK
CONCRETE RETAIN
WALL
LOADING
SPACE
3.6M x 9M
LOADING
SPACE
3.6M x 9M
STANDING SEAM CLADDING
BRICK WALL
STUCCO CLADDING
BRICK WALL
BRICK WALL
BRICK WALL
CONCRETE RETAIN WALL
WHITE BRICK MASONRY
M. CONCRETE BLOCK
BRICK WALL
M. CONCRETE BLOCK
SIAMESE
CONNECTION
Rev Description Date
Page 31 of 62
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 4 -27
_______________________________________________________________________________________
Subject: Minor Variance Application
Ashish Inamdar
69 Kennedy Street E
PLAN 332 LOT 15
File: MV-2024-27
Prepared by: Felix Chau, Planner
Department: Planning and Development Services
Date: October 10, 2024
_______________________________________________________________________________________
Application
The owner/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
two-storey detached dwelling and an accessory structure (cabana) in the rear yard. The
following relief is being requested:
a) Section 24.497.3.3 of the Zoning By-law permits a maximum gross floor area of
370.0 m2. The applicant is proposing a two-storey detached dwelling unit with a
gross floor area of 452.5 m2.
b) Section 24.497.3.3 of the Zoning By-law requires a maximum building footprint of
235 m2. The applicant is proposing a two-storey detached dwelling unit with a
footprint of 254 m2.
c) Section 24.497.5 of the Zoning By-law requires and integral garage to be flush with,
or set back from, the main front wall of the detached dwelling. The applicant is
proposing an integral garage projecting beyond the main front wall of the detached
dwelling.
d) Section 24.497.8 of the Zoning By-law requires max gross floor area of an
accessory detached structure to be 40 m2. The applicant is proposing an accessory
structure with 46.1 m2 gross floor area.
Page 32 of 62
October 10, 2024 2 of 10 Report No. MV-2024-27
e) Section 4.12.2 (b) of the Zoning By-law requires a minimum distance separation of
1.2 m from the waters edge of the pool to any buildings and structures. The
applicant is proposing an accessory structure with 0.0 m distance separation.
f) Section 4.12.2 (b) of the Zoning By-law requires a minimum distance separation of
1.2 m from the waters edge of the pool to any buildings and structures. The
applicant is proposing a rear covered deck with 0.5 m distance separation.
Background
Subject Property and Area Context
The subject lands are municipally known as 69 Kennedy Street East and it is located on
the south side of Kennedy Street East, east of Wells Street.
The subject lands currently feature a one-storey detached dwelling which is proposed to
be demolished as part of the redevelopment of the lands. The subject lands have an
approximate lot area of 1,062.8 m2 (11,440 ft2) and an approximate lot frontage of 15.8 m2
(52 ft2). Mature trees and vegetation exist in the front and the rear of the subject lot.
Proposal
The applicant is proposing to demolish the existing one-storey detached dwelling and
construct a two-storey detached dwelling with a building footprint of 254 m2 (2,734 ft2).
The applicant also proposes to construct a private swimming pool and an accessory
structure (cabana) in the rear yard.
Official Plan
The subject property is designated ‘Stable Neighbourhoods’ by the Town of Aurora
Official Plan. The Stable Neighbourhoods designation permits the development of single
detached dwellings subject to the development policies of the Official Plan.
Zoning
The subject lands are zoned R3-SN (497) (Detached Third Density Residential Exception
Zone) by the Town of Aurora Zoning By-law #6000-17, as amended, where Detached
Dwelling is listed as a permitted use.
Page 33 of 62
October 10, 2024 3 of 10 Report No. MV-2024-27
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
The applicant has indicated that the dwelling footprint was determined based on project
requirements provided by the client, which maintains a reduced footprint when comparing
to the adjacent neighbour on the east. The applicant submits that the proposal has been
designed in a manner that is intended to maintain the character of the landscape whil e
also mitigating potential impacts to the streetscape by maintaining the required setbacks
and height restrictions.
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2024-27 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 lands are designated ‘Stable Neighbourhoods’ under the Town of Aurora’s
Official Plan. The intent of the ‘Stable Neighbourhoods’ designation is to ensure that all
new development will be protected from incompatible forms of development. The
designation permits ground-oriented residential development, which includes detached
dwellings, and focuses on ensuring new development is designed in an appropriate and
highquality manner to enhance the streetscape.
The underlying priority is for new development and infill housing opportunities to be
introduced in a complementary manner, particularly from an architectural design and
compatibility perspective. To assist infill developments to be compatible with the exiting
neighbourhood, a Stable Neighbourhood Design Guidelines was developed. The
proposed dwelling has been reviewed with guidance from the Stable Neighbourhoods
Design Guidelines. Staff are of the opinion that the requested variances will enhance the
local streetscape by providing transition in design, size and massing from an adjacent
two-storey detached dwelling to the east, and existing one-storey detached dwellings
towards the west along Kennedy Street East.
Page 34 of 62
October 10, 2024 4 of 10 Report No. MV-2024-27
Staff are of the opinion that the proposed development will enhance the attractivene ss
of the streetscape and therefore meets the applicable policies and maintains the general
intent and purpose of the Official Plan.
b) The proposed variance meets the general intent of the Zoning By-law
Maximum Gross Floor Area and Maximum Building Footprint
The intent of regulating Gross Floor Area (GFA) and Maximum Building Footprint for
residential dwellings is to ensure that properties are not overdeveloped relative to their
lot area. As previously mentioned, the subject lot area is approximately 1,062.8 m2, which
significantly exceeds the required lot area minimum of 460 m2 the R3-SN (497) zone. The
applicant is proposing a total GFA of 452.5 m2 whereas a maximum of 370 m2 is
permitted and a building footprint of 254 m2 whereas a maximum of 235 m2 is permitted.
While the proposed detached dwelling exceeds the maximum GFA and building footprint
provisions, all provisions pertaining to setbacks are maintained.
The exceedance of the maximum GFA and Building Footprint provisions is a function of
the proposed depth of the dwelling, and as such, there will be minimal impact towards
the streetscape of Kennedy Street E. Ample space for outdoor amenity area is maintained
at the rear of the property and sufficient space for pedestrian access and drainage is
maintained from all property lines. Furthermore, the neighbouring detached dwelling
immediately to the east (73 Kennedy Street E) is both larger and deeper than the proposed
dwelling at hand. The subject variances will facilitate a detached dwelling that will provide
a gradual decrease in size to transition from the neighbouring dwelling to longer-standing
single storey dwellings along Kennedy Street E.
Integral Garage to be Flush with, or Set Back from, the Main Front Wall
The intent of requiring the integral garage to be flush with or set back from the main front
wall of a dwelling is to maintain consistent streetscape by ensuring that the main wall of
the dwelling is not overwhelmingly dominated by garage doors. While the integral garage
projects approximately 1.2 m out of the main front wall of the dwelling, it is in line with
the proposed front porch. Furthermore, a consistent roofline is proposed from the garage
which extends and covers the front porch. This architectural feature minimizes the
garage projection from the streetscape and presents more flush appearance along the
front of the dwelling. It is Staff’s opinion that the requested variance to facilitate a
projection of the integral garage from the main wall of the proposed detached dwelling
maintains the intent of the Zoning By-law.
Page 35 of 62
October 10, 2024 5 of 10 Report No. MV-2024-27
Accessory Detached Structure Gross Floor Area
The intent of regulating the GFA of detached structures is to ensure that accessory
structures truly appear and function secondary to the main str ucture, and to ensure that
sufficient space is maintained on the property for drainage, access, and amenity area.
The proposed accessory structure is to be utilized as a pool house/cabana which will
complement the proposed in-ground pool in the rear yard. The proposed structure is one-
storey and has a proposed GFA of 46.1 m2 whereas the By-law establishes a maximum
GFA of 40 m2. The proposed structure will contain a changeroom, storage area, and a
sauna. The accessory structure eave overhang is the attributing factor to the increase of
the GFA. Given the previously referenced large nature of this lot, an increase of 6.1 m2 is
minimal and maintains the intent of the zoning provision.
Minimum Distance Separation from Pool to Buildings and Structures
The applicant is requesting variances from the By-law to reduce the minimum distance
separation from the proposed pool to the proposed accessory structure of 0.0 m and to
the rear covered deck of 0.5 m whereas a minimum separation of 1.2 m is required. With
respect to the 0.0 m separation from the accessory structure, this separation is
calculated to the proposed overhang of the structure. The accessory structure is
designed to have an extended overhang to serve as a covered patio area next to the
proposed pool. The pool maintains an approximately 2.0 m setback from the closest wall
of the accessory structure.
Similarly, the 0.5 m separation from the pool to the rear covered deck is a function of an
overhanging architectural feature projecting from the dwelling. An approximate 2.0 m
separation from pool to the nearest wall of the dwelling is maintained. The intent of the
structure is to ensure the structural integrity and pedestrian safety adjacent to swimming
pools, and this intent is maintained, based on the 2.0 m setback from the pool to the
nearest wall of the proposed accessory structure and the nearest wall of the proposed
dwelling respectively.
Based on the above, it is Staff’s opinion that the reduction of the pool setback from the
proposed accessory structure of 0.0 m and to the proposed dwelling of 0.5 m maintains
the intent of the Zoning By-law, as the setbacks are calculated to the closest overhanging
features of buildings. The pool maintains setbacks of greater than 2.0 m from the closest
wall of both buildings.
Page 36 of 62
October 10, 2024 6 of 10 Report No. MV-2024-27
c) The proposed variance is considered desirable for the appropriate development of the
land
The minor variances have been considered in the context of the site itself and the
adjacent neighbourhoods. The requested variances will enable the proposed dwelling to
maintain ample amenity area while providing sufficient room for access and drainage.
The dwelling is proportionate to the lot size and has been designed in a manner that
respects privacy and spacing between buildings. The proposal allows for appropriate infill
development while accommodating 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 the overdevelopment of the lands. Furthermore,
the proposed detached dwelling and accessory features serves as a transition in size and
architectural design from newer detached dwellings to older existing detached dwellings
along Kennedy Street E. As such, it is the opinion of Staff that 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 the Staff, the requested variances are considered to be minor and are
not expected to have any adverse impacts on the subject lands, neighbouring properties,
or the character of the existing neighbourhood as a whole. The proposed development
allows the property owner to maximize the large nature of the subject lot , while serving
as a gradual transition in size and massing from the neighbouring two-storey dwelling to
the east from the older one-storey dwellings west of the subject property.
Staff are of the opinion that the increase in GFA and building footprint are numerically
minor given the overall context and size of the site. This is reinforced by the fact that no
setback variances to property lines have been requested as part of this proposal.
Page 37 of 62
October 10, 2024 7 of 10 Report No. MV-2024-27
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.
Conclusion
Planning staff have reviewed the application with respect to the Section 45(1) of the
Planning Act, R.S.O., 1990, c.P.13, as amended, and are of the opinion that the requested
variances meet the four tests of the Planning Act for granting of minor variances. Staff
recommend approval of the requested variance subject to the conditions outlined in
Appendix ‘A’.
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Page 38 of 62
October 10, 2024 8 of 10 Report No. MV-2024-27
Appendix ‘B’ – Site Plan
Page 39 of 62
October 10, 2024 9 of 10 Report No. MV-2024-27
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should MV-2024-27 be approved by
the Committee of Adjustment:
Planning and Development Services:
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. Prior to final approval of the minor variance, the Owner shall obtain a pre-
construction inspection of the existing retaining wall by a qualified professional
and provide a security deposit, as determined by the Town, to ensure a post-
construction inspection is conducted. The security will be released only after the
Town accepts the post-construction inspection report confirming the integrity of
the retaining wall.
Operational Services:
3. That the owner shall be required to provide an Evaluation Report prepared by a
Certified Arborist or Professional Registered Forester outlining all aspects of the
impacts that this proposal will have on existing trees. The report shall include the
following:
a. An assessment of existing trees (5cm trunk diameter and greater) by size,
species and condition including trees on adjacent properties whose
structure or root zone may be impacted by construction.
b. Identification of all tree injuries and tree removals, if any.
c. Identification of all tree protection measures including recommendations
on the mitigation of negative effects to trees during and post construction,
including applicable maintenance requirements.
d. Provision of monitoring of the site work through a series of site visits by the
Arborist/Forester to ensure protection/preservation measures remain in
compliance throughout the duration of the project. Monitoring shall occur
i) at commencement of work to certify all tree protection measures are in
place, ii) during site work to confirm protection measures are in place and
to oversee arboricultural works as required, and iii) post construction
assessment. Each site visit is to be documented and any resulting action
items required by the Arborist /Forester shall be implemented and
confirmed on site forthwith by the Arborist /Forester following each visit.
Page 40 of 62
October 10, 2024 10 of 10 Report No. MV-2024-27
e. A monetary evaluation in accordance with the Town’s Tree Compensation
Policies for all trees designated to be removed.
4. The Owner shall be required to provide a tree compensation and a replanting plan
in accordance with the Town of Aurora Tree Compensation Policies to the
satisfaction of the Director of Operational Services as compensation for trees
removed to facilitate construction. Compensation planting shall be completed
prior to release of the financial securities.
5. The owner shall agree to comply with the Aurora Tree Permit By-law # 5850 -16
prior to the removal of any trees on the property.
6. The owner shall be required to provide financial securities based on the total value
of the Tree Compensation evaluation and all Arboriculture works as defined by the
Town and the Owner’s Arborist/ Forester, to the satisfaction of the Director of
Operational Services.
7. All the above shall be included as terms and conditions in a Letter of Undertaking
with the Town of Aurora to guarantee compliance with the Conditions of Approval
and all related site works.
Engineering & Capital Delivery Division
8. All roof drains are required to discharge onto splash pads on grassed areas.
Residential roof leaders/downspouts shall not be connected to any sewers/drains.
Given a flat roof is proposed for the house, drawings showing the roof
leaders/downspouts locations demonstrating fulfilment of the above noted
criteria is submitted to the satisfaction of the Director of Planning and
Development Services or designate.
Page 41 of 62
1.STEEL POSTS WHICH SUPPORT THE SILT FENCESHALL BE INSTALLED ON A SLIGHT ANGLETOWARD THE ANTICIPATED RUNOFF SOURCE.2.THE TOE OF THE SILT FENCE SHALL BETRENCHED IN WITH A SPADE OR MECHANICALTRENCHER, SO THAT THE DOWN SLOPE FACEOF THE TRENCH IS FLAT AND PERPENDICULARTO THE LINE OF FLOW.3.THE TRENCH SHOULD BE A MINIMUM OF SIXINCHES DEEP AND SIX INCHES WIDE TOALLOW FOR THE SILT FENCE TO BE LAID IN THEGROUND AND BACKFILLED.4.SILT FENCE SHOULD BE SECURELY FASTENEDTO EACH SUPPORT POST.5.INSPECTION SHALL BE FREQUENT AND REPAIROR REPLACEMENT SHALL BE MADE PROMPTLYAS NEEDED.6.SILT FENCE SHALL BE REMOVED WHEN IT HASSERVED ITS USEFULNESS, SO AS NOT TOBLOCK OR IMPEDE STORM FLOW ORDRAINAGE.7.SEDIMENT TRAPPED BY THIS PRACTICE SHALLBE DISPOSED OF IN AN APPROVED SITE IN AMANNER THAT WILL NOT CONTRIBUTE TOADDITIONAL SILTATION.8.ACCUMULATED SILT SHALL BE REMOVEDWHEN IT REACHES A DEPTH OF SIX INCHESAND DISPOSED OF IN AN APPROVED SPOILSITE OR AS IN NO. 7 ABOVE.9.FILTER FABRIC IS TO BE VERIFIED BY THEMUNICIPALITY PRIOR TO INSTALL.10.CONTRACTOR TO REMOVE SILT FENCE UPONCOMPLETION OF PROJECT. DAMAGED AREAS TO BE REPAIRED INCLUDING RE-GRADING ANDRE-GRASSING AS NECESSARY.11.ALL EROSION CONTROL DEVICES ANDREQUIREMENTS SHALL BE IN ACCORDANCEWITH THE PROVISIONS OF THE MUNICIPALITYAND SHALL SUPERCEDE THE DETAILS HEREWITHIN IF THERE ARE ANY DISCREPANCIES.12.UNLESS APPROVED BY OWNER, EROSIONCONTROL FENCING SHALL BE USED IN AREASWITH NO TREES ONLY.STEEL 'T' BAR POSTFILTER FABRICCOMPACTED NATIVE SOILBACKFILLFASTEN FABRIC WITH WIRE TIESMIN. SETBACK FROMPROPERTY LINE6"6"STEEL 'T' BAR POSTS [2" X 2" X 36"] SPACED@ 8'-0" O.C.6" WIRE FENCINGATTACHED TO POSTSWOVEN GEOTEXTILE LANDSCAPE CLOTHFOLDED OVER AND WIRE LOOPED TO FENCE8'-0" O.C.2'-0"XIB(OU)XOH
OHIB(1345)CC(WIT)(1345)IB(OU)IB(OU)IB(OU)IB(OU)IB(OU)XXBF
CLFPWF DBFDBF
CLF
CLF CLFGATE OHOHOHOH1.656.951.501.503.191.631.2236.49
1.191.205.55
2.502 STOREY SINGLE FAMILYDWELLINGPROPOSEDASPHALT DRIVEWAYPROPOSED POOLPROPOSEDCABANA3.066.9523.57 2.005.995.724'-0"
FROM
DECK
6'-6"DECK ABOVEC:\Users\jsher\Downloads\JUST[IN] _Logo_Full.png[ SP ]JUSTIN SHERRY DESIGN STUDIO17 POYNTZ STREET, BARRIE, ONTARIOL4M 3N6INFO@JUSTINSHERRY.CA [705] 300 2341WT[ ][ ]GENERAL NOTES[1]DRAWINGS ARE TO BE READ NOT SCALED.[2]DO NOT BEGIN CONSTRUCTIONUNTIL DESIGNER OR PROJECTMANAGER HAS BEEN NOTIFIED.[3]UPON COMPLETION OF ANY STAGEOF CONSTRUCTION, THE DESIGNEROR PROJECT MANAGER SHALL BENOTIFIED TO ENSURE PROPERINSPECTION.[4]ALL DESIGN AND CONSTRUCTIONDOCUMENTATION ARE FINAL UNLESSREVISED BY THE DESIGNER.[5] IF ANY DISCREPANCIES AREDISCOVERED HERE WITHIN, THEDESIGNER SHALL BE NOTIFIED.[6]THE DRAWINGS AND DOCUMENTSPROVIDED HERE WITHIN ARE THEEXCLUSIVE PROPERTY OF JUSTINSHERRY DESIGN STUDIO.REPRODUCTION OF THE DOCUMENTSPROVIDED IS PROHIBITED WITHOUTTHE CONSENT OF THE DESIGNER.ENGINEER'S SEALN.T.S.[ SCALE ][ CHECKED BY ][ DRAWN BY ][ PAGE NO. ]SITE PLAN[PROJECT NO.][ SITE PLAN ] [ TRUE NORTH ] [ PROJECT NORTH ]REVISIONSMM.DD.YYYY[ 1 ] -ISSUE DATE08.06.2024[ 1 ] ISSUED FOR REVIEW69 KENNEDY STREET EASTAURORA, ONTARIOJUSTIN SHERRYJUSTIN SHERRY2024-035C:\Users\jsher\Downloads\Justin Sherry Signature.jpgQUALIFICATION INFORMATIONTHE UNDERSIGNED HAS REVIEWED ANDTAKES RESPONSIBILITY FOR THIS DESIGN,AS WELL AS HAVING THE QUALIFICATIONAND REQUIREMENTS MANDATED BY THEONTARIO BUILDING CODE TO BE ADESIGNER.[ B.C.I.N. ][ SIGNATURE ]43529JUSTIN SHERRYREGISTRATION INFORMATIONREQUIRED UNLESS THE DESIGN IS EXEMPTUNDER DIVISION -3.2.4. OF THE ONTARIOBUILDING CODE[ B.C.I.N. ][ FIRM NAME ]124208JUSTIN SHERRY DESIGN STUDIOSCALE: 1/16" = 1'-0"[ SILT FENCING DETAIL ][ ZONING LEGEND ]ADDRESS:69 KENNEDY ROADZONING:R3-SN (497)STANDARDSPERMITTEDPROVIDEDLOT AREA [ MIN. ]LOT FRONTAGE [ MIN. ]FRONT YARD SETBACK [ MIN. ]SIDE YARD SETBACK [ MIN. ]SIDE YARD SETBACK ONE SIDE [ MIN. ]EXTERIOR SIDE YARD SETBACK [ MIN. ]REAR YARD SETBACK [ MIN. ]LOT COVERAGE [ MAX. ]BUILDING HEIGHT [ MAX. ]460.00 M21061.41 SQ. M.15.00 M15.85 M.1.50 M/3.00 M1.50 M. / 3.06 M.1.50 M.1.63 M.25.00%36.49 M. (54.43%)9.00 M.8.70 M.[ DWELLING REQUIREMENTS ]ADDITIONAL REQUIREMENTS [ IF ANY ]:[ SITE PLAN NOTES ]1.NO DRAINAGE ONTO ADJACENTPROPERTIES.2.ENCHROCHMENTS: NO ENCROACHMENTS PERMITTEDONTO ADJACENT PROPERTIESABOVE OF BELOW GRADEINCLUDING EAVES, OVERHANGSAND FOOTINGS.3.SURFACE DRAINAGE SHALL NOT BEDISCHARGED DIRECTLY ORINDIRECTLY ONTO A SIDEWALKDRIVEWAY, STAIRWAY OR ANADJOINING PROPERTY.4.NO WORK TO ENCROACH ONTOADJOINING PROPERTIES6.00 M6.95 M.N.A.35.00% OR 235.00 SQ. M.BUILDING: 254.31 M26.00 MGROSS FLOOR AREA MAX. INCL. OF GARAGE370.00 SQ. M.GROUND: 178.11 SQ. M.GARAGE: 67.39 SQ. M.SECOND: 200.75 SQ. M.TOTAL: 446.25 SQ. M.CABANA: 31.74 M2286.05 M2 (26.95%)PR20241058Sept. 17, 2024TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Taylor ColePage 42 of 62
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 4 -28
_______________________________________________________________________________________
Subject: Minor Variance Application
Andrew Risk
15 Tyler Street
PLAN 9 PT LOTS 7 AND 8 AND RP 65R25427 PART 1
File: MV-2024-28
Prepared by: Antonio Greco, Senior Planner
Department: Planning and Development Services
Date: October 10, 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 five-storey mixed
use building with at grade office and residential above. The vehicular access is off
Temperance Street with parking at rear. The following relief is being requested:
a) Section 8.2 of Zoning By-law 6000-17 permits a maximum height of 10 meters. The
applicant is proposing a five-storey residential building containing a maximum
height of 20 metres.
b) Section 5.4 of Zoning By-law 6000-17 requires parking for offices at a rate of 3.5
spaces per 100 square meters of Gross Floor Area and 1.5 spaces per dwelling
unit, with a minimum 20% of spaces provided to be set aside for visitor parking.
Therefore 10 parking spaces inclusive of a barrier free parking space is required.
The applicant is proposing a total of seven (7) parking spaces inclusive of the
barrier free space.
Background
Subject Property and Area Context
The subject property is located at the southeast corner of Temperance Street and Tyler
Street, approximately 87 m (285 ft) west of Yonge Street. The subject property has an
Page 43 of 62
October 10, 2024 2 of 10 Report No. MV-2024-28
area of roughly 399.22 m2 (4297.16 ft2) and a frontage of approximately 12.66 m (41.53
ft) on Tyler Street and 31.76 m (104.19 ft) on Temperance Street. The subject property
contains a one-storey detached dwelling, which is currently listed on the Town of Aurora
Register of Properties of Cultural Heritage Value or Interest.
Proposal
The applicant is proposing to demolish the existing one-storey detached dwelling on the
subject property and facilitate the construction of a five-storey mixed use building,
containing office on the ground floor with residential rental units above.
Official Plan
The subject property is designated within the “Aurora Promenade and MTSA Mixed Use”
on Schedule ‘B’ – Land Use Plan by the Town of Aurora Official Plan and specifically
designated as “Downtown” within Schedule ‘D1’ - The Aurora Promenade and Major
Transit Station Area Secondary Plan Area. This designation is intended to accommodate
a mixture of uses such as dwelling units located on the second storey, and/or above all
building types and commercial/institutional uses.
Zoning
The Subject property is zoned “PD1 – Promenade Downtown” under Zoning By-law 6000-
17, as amended. This zoning permits for a wide range of uses, including dwelling units
above the first storey and a variety of commercial, retail and institutional uses.
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 in the application form, “the applicant seeks to provide rental units with the
increased maximum height of the proposed building.”
Planning Comments
Planning staff have evaluated Minor Variance Application MV-2024-28 pursuant to the
prescribed tests as set out in Section 45 (1) of the Planning Act, as follows:
Page 44 of 62
October 10, 2024 3 of 10 Report No. MV-2024-28
a) The proposed variance meets the general intent of the Official Plan
The subject property is designated “Downtown” by the Town of Aurora Official Plan. This
designation is intended to guide development, while protecting and reinforcing a
heritage ‘main street’ character and identity. The careful regulation of land uses and
control over the scale and placement of infill structures is required to enhance the
pedestrian experience, while still allowing for and promoting increased density in
keeping with the character and scale of the Downtown. A mixture of uses is encouraged
not just within this designation in general, but also on individual development sites, and
within individual buildings. As mentioned previously, the existing one-storey dwelling is
currently a listed property on the Heritage Registry. As part of the application circulation,
a preliminary review was conducted on the building’s cultural heritage significance,
which demonstrated a minimal value. That said, a condition of approval has been
developed that requires the owner/applicant to obtain the necessary clearance from
Town of Aurora Council to remove (delist) the property from the Town's Heritage
Registry. Consultation will also be required to occur with the Town's Heritage Advisory
Committee (HAC), with the submission of a Cultural Heritage Evaluation Report
demonstrating support.
Furthermore, properties within the Aurora Promenade and Major Transit Station Area
contain specific minimum and maximum building heights. The subject property permits
a maximum of five (5) storeys as per Schedule D-2 of the Official Plan. The proposed
construction of a five-storey mixed use building and rear yard parking lot complies with
the permitted uses, development policies and the building height provisions of the
Official Plan. Development within the Aurora Promenade is to accommodate a broad
range of choices for travel. Yonge Street and Wellington Street will accommodate
transit, cyclists, pedestrians, as well as cars through a complete streets approach.
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 property is zoned “Promenade Downtown (PD1)” under Zoning By-law 6000-
17, as amended. The intent of this zoning is to provide a wide variety of residential,
commercial and institutional uses, while focusing on growth and intensified
development, accommodating the highest densities within Aurora. A summary of the
variances requested and how they meet the general intent of the zoning is as follows:
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October 10, 2024 4 of 10 Report No. MV-2024-28
Maximum Building Height:
The intent of the building height provision is to ensure that development is designed in
a consistent manner with no singular buildings negatively impacting or dominating the
downtown streetscape. The uniform pattern along the Aurora Promenade is to provide
an attractive streetscape while maximizing the potential of individual residential lots.
The Official Plan and Zoning By-law function concurrently to ensure the appropriate
development of specific areas and individual lots in Town. As mentioned earlier in this
report, the proposed building height is in line with the provisions of the Official Plan and
the “Downtown” designation, which allows for a minimum of two (2) storeys and a
maximum of five (5) storeys. The Town has commenced the comprehensive review of
the Zoning By-law, which will review and update areas in Town that don’t align amongst
both policy documents. The Aurora Promenade and Major Transit Station Area is an
identified area that requires review of the baseline maximum height provisions.
Furthermore, the proposed minor variance to increase the maximum height is required,
as the Town’s Comprehensive Zoning By-law 6000-17 currently reflects a base line
maximum of 10 metres and has not been updated to align its current standards to what
is currently permitted from an Official Plan standpoint. Section 8.2 of the Zoning By-law
provides a breakdown of the maximum heights within the Promenade Zones. There is
an exception in the PD1 Zone that permits for a maximum height of 18.5 metres,
provided the 4th and 5th storeys are setback a minimum of 3 m from the main and
exterior side walls of the 3rd storey. When taking this into consideration, the increase
from 18.5 metres to 20 metres is minor and meets the intent of the Zoning By-law.
In addition, when evaluating the maximum height for apartment buildings, there is
always a height range between 3.0 metres to 4.0 metres per storey. This range is
dependent of whether there are residential or retail units of the ground floor, which can
provide a range of ceiling heights between 8 feet to 10 feet and whether residential units
above the ground floor are providing lofts. Given this 3.0 metres to 4.0 metres per storey
range, a five-storey building can be anywhere from 15 metres to 20 metres. Even at its
absolute lowest, a minor variance application would have been required. Provided all
this information, Staff are of the opinion that the proposed maximum height continues
to meet the general intent of the Zoning By-law and provides an attractive rental housing
product to the neighbourhood.
Minimum Parking:
The intent of the minimum parking space requirement is to ensure that sufficient
parking spaces are provided to meet the needs of the proposed residential building, and
that vehicle spillover will not occur for overcrowding of the subject site. The proposed
Page 46 of 62
October 10, 2024 5 of 10 Report No. MV-2024-28
development requires a total of ten (10) parking spaces, which accounts for the office
use, residential use, visitor parking and barrier free parking. That said, the applicant is
proposing a total of seven (7) parking spaces , which in the opinion of Staff is sufficient
for the proposed development. The current parking supply will provide for at least one
space per residential unit, which is now the standard for any residential development
within a downtown core.
The proposed office on the ground floor is to function as a live-work unit, only open to
the private residents of the building, therefore, not creating any additional public traffic
onsite. When taking that into consideration that there are areas currently within the
Aurora Promenade that requires only one space per unit, inclusive of visitor parking
spaces, the proposed seven (7) parking spaces is sufficient to accommodate the
residential development. Residential projects within a downtown core are focused on
transit-orientated development and to prioritize intensification within the Secondary
Plan area as the Town’s primary location for growth and density, reinforcing the
importance of the Aurora GO Station as a Major Transit Station area.
Furthermore, when the applicant originally presented the minor variance application, a
variance pertaining to the minimum distance separation for the barrier free parking
space was also required. However, after further consultation with Staff and design
changes to the building, the applicant was able to accommodate the barrier free parking
space and its appropriate standard to eliminate the need for the additional variance.
Given this change, the minor variance application only requires two variances versus the
original three. The proposed seven (7) parking spaces meets the general intent of the
Zoning By-law and is sufficient for the future development of the subject property.
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 the newly
adopted Town of Aurora Official Plan 2024, and the criteria for new development within
the Aurora Promenade and Major Transit Station Area. The proposed development will
also provide critical new and attainable housing opportunities for the local community.
The proposed infill residential development enhances the urban design of the
neighbourhood by providing the wise use and management of land within the Aurora
Promenade. In addition, the proposed development will promote a truly mixed
residential community that houses people of different ages, backgrounds, lifestyles and
economic status. The Promenade is envisioned to function as a vibrant, mixed-use,
pedestrian oriented community with a range and mix of housing options and densities
and access to higher order transit.
Page 47 of 62
October 10, 2024 6 of 10 Report No. MV-2024-28
Primarily though, the need for new, diverse, and attainable housing is paramount and
the ability for the proposed development to add rental housing units to the Aurora
Promenade is of benefit to current and future generations in addressing various housing
needs. The proposed intensification of an underutilized lot aligns with the direction of
the Province under Bill 23. The increase in building height and reduced parking
standards will not negatively impact the surrounding area but enhance the overall
function of the subject property and align with the vision of development with the Aurora
Promenade.
Lake Simcoe Region Conservation Authority has reviewed the application and confirmed
that based on the information submitted as part of this minor variance application, the
proposal is located outside of the flood hazard and is therefore consistent with 3.1 of
the Provincial Policy Statement (PPS). The appropriate condition s of approval have
been implemented, requiring the applicant to obtain a permit from the LSRCA prior to
development or site alteration.
Overall, it is the opinion of Staff that the proposed variances are considered desirable
for the appropriate development of the land.
d) The proposed variance is considered minor in nature
In the opinion of staff, the requested variances are considered to be minor in nature and
are not expected to have any significant adverse effects on the subject property,
neighbouring properties, or the overall streetscape. The proposed development is
designed to implement the building height policies of Official Plan and the Aurora
Promenade and Major Transit Station Secondary Plan Area. The proposed increase in
maximum height from a numerical value is double but does not accurately depict what
can be done on the property as of right. Furthermore, the reduction in parking can
adequately serve the proposed residential development without negatively impacting
surrounding properties.
The proposal introduces new and attainable rental housing opportunities in a manner that
still respects the overall neighbourhood character and scale. The appropriate conditions
of approval have also been developed, including for the need to obtain a Road Occupancy
Permit, and to ensure any tree removals are evaluated through an evaluation report
completed by a certified professional. The Town’s Engineering Department have also
reviewed the proposed minor variance application and have no comments as it pertains
to the proposed development.
Overall, it is the opinion of Staff that the proposed variances are minor in nature.
Page 48 of 62
October 10, 2024 7 of 10 Report No. MV-2024-28
Additional Comments
The minor variance application was circulated to Town Department/Divisions and to
external agencies for review and comment. The following comments were provided:
Department or Agency Comments
Building Division
Preliminary Zoning Review completed.
No objection.
Engineering Division No objection.
Operational Services (Parks) No objection.
Operations (Public Works) No objection.
Central York Fire Services No objection.
York Region No objection.
LSRCA No objection.
Alectra No objection.
Public Correspondence
At the time of writing this report, two written submissions in opposition were received. If
additional written submissions are received after the writing of this report, the Secretary-
Treasurer will provide the submission(s) to Committee members at the meeting.
Conclusion
Planning staff have reviewed the application regarding Section 45 (1) of the Planning
Act, R.S.O, 1990, c.P.13, as amended, and believe that the requested variance meets the
four tests of the Planning Act for granting minor variances. Staff recommend approval
of the requested variance subject to the condition outlined in Appendix ‘A.
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan & Elevations
Page 49 of 62
October 10, 2024 8 of 10 Report No. MV-2024-28
Appendix ‘C’ – Floor Plans & Elevations
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 obtains necessary clearance from Town of Aurora Council to
remove (delist) the property from the Town's Heritage Register. Consultation will
also be required to occur with the Town's Heritage Advisory Committee (HAC), and
the submission of a Cultural Heritage Evaluation Report will be required
demonstrating support.
Operational Services – Parks Division:
3. That the owner shall be required to provide an Evaluation Report prepared by a
Certified Arborist or Professional Registered Forester outlining all aspects of the
impacts that this proposal will have on existing trees. The report shall include the
following:
a. An assessment of existing trees (5cm trunk diameter and greater) by size,
species and condition including trees on adjacent properties whose
structure or root zone may be impacted by construction.
b. Identification of all tree injuries and tree removals, if any.
c. Identification of all tree protection measures including recommendations
on the mitigation of negative effects to trees during and post construction,
including applicable maintenance requirements.
d. Provision of monitoring of the site work through a series of site visits by the
Arborist/Forester to ensure protection/preservation measures remain in
compliance throughout the duration of the project. Monitoring shall occur
i) at commencement of work to certify all tree protection measures are in
place, ii) during site work to confirm protection measures are in place and
to oversee arboriculture works as required, and iii) post construction
assessment. Each site visit is to be documented, and any resulting action
Page 50 of 62
October 10, 2024 9 of 10 Report No. MV-2024-28
items required by the Arborist /Forester shall be implemented and
confirmed on site forthwith by the Arborist /Forester following each visit.
e. A monetary evaluation in accordance with the Town’s Tree Compensation
Policies for all trees designated to be removed.
4. The Owner shall be required to provide a tree compensation and a replanting plan
in accordance with the Town of Aurora Tree Compensation Policies to the
satisfaction of the Director of Operational Services as compensation for trees
removed to facilitate construction. Compensation planting shall be completed
prior to release of the financial securities.
5. The owner shall agree to comply with the Aurora Tree Permit By-law # 5850 -16
prior to the removal of any trees on the property.
6. The owner shall be required to provide financial securities based on the total value
of the Tree Compensation evaluation and all Arboriculture works as defined by the
Town and the Owner’s Arborist/ Forester, to the satisfaction of the Director of
Operational Services.
7. All the above shall be included as terms and conditions in a Letter of Undertaking
with the Town of Aurora to guarantee compliance with the Conditions of Approval
and all related site works.
Operational Services – Public Works:
8. That the Owner obtain a Road Occupancy Permit through Public Works.
9. That the Owner be required to CCTV the existing sanitary to see if it can be used
for this proposed development. The developer will also be required to confirm the
size of the water service.
Engineering and Capital Delivery – Engineering Department:
10. Prior to final approval of the minor variance, the owner shall obtain final approval
for a daylight triangle at the intersection of Temperance Street and Tyler Street
and driveway to the satisfaction of the Town’s planning and development services
Lake Simcoe Region Conservation Authority:
11. That the Applicant/Owner shall pay the LSRCA Plan Review Fee in accordance with
the approved LSRCA Fee Schedule. The applicable fee for Minor Variance (Minor
– planner review only) is $536.00.
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October 10, 2024 10 of 10 Report No. MV-2024-28
12. That the Applicant/Owner successfully obtain a permit from the LSRCA prior to
development or site alteration.
York Region:
13. A Section 59 applies at the minor variance stage and needs to be completed prior
to approval. Please have the applicant submit Section 59 - Planning Application
Form.
14. Prior to final approval of the application, the Town of Aurora shall confirm that
adequate water supply and sewage capacity has been allocated for the proposed
dwellings.
Page 52 of 62
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0100.00HWENGINEERED FILL LOTDOWNSPOUT LOCATIONTELECOM. JUNCTION BOXFINISHED FLOOR ELEVATIONTOP OF FOUNDATION WALLFIN. BASEMENT FLOOR SLABGAS METERPROPOSED BERMSWALE DIRECTIONHYDRO METERSANITARY MANHOLEVALVE AND CHAMBERAIR-CONDITIONING UNIT PROPOSED SWALE GRADEEXISTING GRADEPROPOSED GRADESTORM MANHOLESTREET LIGHTCABLE TV PEDESTALCOMMUNITY MAILBOXENTRANCE DOOR LOCATIONGARAGE DOOR LOCATIONBELL PEDESTALHYDRANTTRANSFORMERSTORM CONNECTIONHYDRO CONNECTIONDOUBLE CATCH BASINWATER CONNECTIONSANITARY CONNECTIONCATCH BASINMAILLEGENDBH 1AA'SLOPE SECTIONRRECYCLING BINGGARBAGE BINDISTANCES SHOWN ON THIS PLAN AREIN METRES AND CAN BE CONVERTEDTO FEET BY DIVIDING BY 0.3048.METRICSITE STATS(m)EASTWEST20SPATIAL SEPARATION-CONSTRUCTION OF EXTERIOR WALLSWALLAREAOF EBFL.D.L/HORH/LPERMITTEDMAX.% OFOPENINGSPROPOSED% OFOPENINGSFRR(HOURS)LISTED DESIGNOR DESCRIPTIONCOMB.CONSTCOMB.CONSTR./NON-COMB.CLADDINGONTARIO BUILDING CODE DATA MATRIXITEMOBC REFERENCE PART 3PART 9 PART 11 NEW ADDITION ALTERATION CHANGE OF USEPROJECT DESCRIPTION:12345678910111213141516171819MAJOR OCCUPANCY(S)BUILDING AREA (m )GROSS AREA (m )NUMBER OF STOREYS ABOVE GRADE___ BELOW GRADE___HEIGHT OF BUILDING (m)NUMBER OF STREETS/ACCESS ROUTESBUILDING CLASSIFICATIONSPRINKLER SYSTEM PROPOSED ENTIRE BUILDING BASEMENT ONLY IN LIEU OF ROOF RATING NOT REQUIRED NO YESSTANDPIPE REQUIREDFIRE ALARM REQUIREDWATER SERVICE/ SUPPLY IS ADEQUATEHIGH BUILDINGPERMITTED CONSTRUCTIONACTUAL CONSTRUCTION COMBUSTIBLE COMBUSTIBLE NON-COMBUSTIBLE NON-COMBUSTIBLEBOTHBOTHMEZZANINE(S) AREA m DESIGN OF BUILDING m /PERSONOCCUPANT LOAD BASED ONBASEMENT:1st FLOOR2nd/3rd FLOOR4th FLOOROCCUPANCY________ LOAD________ PERSONSOCCUPANCY________ LOAD________ PERSONSOCCUPANCY________ LOAD________ PERSONSOCCUPANCY________ LOAD________ PERSONS YES YES NO NOLISTED DESIGN NO. ORDESCRIPTION (SG-2)HORIZONTAL ASSEMBLIESFRR (HOURS)REQUIRED FIRERESISTANCERATING (FRR)FLOORS ______HOURSROOFS ______HOURSMEZZANINE______HOURSFRR OF SUPPORTING MEMBERSBARRIER-FREE DESIGNHAZARDOUS SUBSTANCESFLOORS ______HOURSROOFS ______HOURSMEZZANINE______HOURS YES YES YES NO NO NOCOMPLIANCE PACKAGE "A1"The Architectural Technologist is not responsible for the accuracy of survey, structural,mechanical, electrical, etc. engineering information shown on the drawing. Refer to theappropriate engineering drawings before proceeding with work.Contractor shall check all dimensions on the work and report any discrepancy to theArchitectural Technologist before proceeding. Construction must conform to all applicableCodes and Requirement of Authorities having Jurisdiction.All drawings, specifications and related documents are the copyright property of Peter DelGrosso O/A 2493572 Ontario Inc. and must bereturned upon request. Reproduction of drawings, specificationsand related documents in part or whole is forbidden withoutthe permission of Peter Del Grosso.This drawing is not to be scaled.This drawing is not to be used for construction unless signed bythe Architectural Technologist.DRAWING TITLE:The undersigned has reviewed and takes responsibility for thisdesign, and has the qualifications and meets the requirements setout in the Ontario Building Code to design the work shown on theattached documentsQUALIFICATION INFORMATIONRequired unless design is exempt underDivision C, Subsection 3.2.5 of The Building CodePETER DEL GROSSO 20567REGISTRATION INFORMATIONRequired unless design is exempt underDivision C, Subsection 3.2.4 of The Building CodePETER DEL GROSSO 27288PROJECT No.:NO: DATE:REVISION:PROJECT:4370 Steeles Avenue West,Suite 203Woodbridge, Ontario L4L 4Y4T: 416 453 9985e-mail: peterd@pdeldesign.cawww.pdeldesign.caP DEL DESIGNSITE PLANSP-01PROPOSED 4 STOREY BUILDING15 TYLER STREETAURORA, ONTARIOJULY 24/241:200PDG00-001.DEC. 9/23ISSUED FOR REVIEW2.SEPT. 16/24REV. BARRIER-FREE PARKING3.OCT. 1/24REDUCED FRONT YOARD SETBACK4.5.6.7.8.P2P311.046.60
2.703.655.300.263.65
P4P5P6P70.141.50
Page 53 of 62
COMPLIANCE PACKAGE "A1"The Architectural Technologist is not responsible for the accuracy of survey,structural, mechanical, electrical, etc. engineering information shown on thedrawing. Refer to the appropriate engineering drawings before proceedingwith work.Contractor shall check all dimensions on the work and report anydiscrepancy to the Architectural Technologist before proceeding.Construction must conform to all applicable Codes and Requirement ofAuthorities having Jurisdiction.All drawings, specifications and related documents are the copyrightproperty of Peter Del Grosso O/A 2493572 Ontario Inc. and must bereturned upon request. Reproduction of drawings, specificationsand related documents in part or whole is forbidden withoutthe permission of Peter Del Grosso.This drawing is not to be scaled.This drawing is not to be used for construction unless signed bythe Architectural Technologist.DRAWING TITLE:The undersigned has reviewed and takes responsibility for thisdesign, and has the qualifications and meets the requirements setout in the Ontario Building Code to design the work shown on theattached documentsQUALIFICATION INFORMATIONRequired unless design is exempt underDivision C, Subsection 3.2.5 of The Building CodePETER DEL GROSSO 20567REGISTRATION INFORMATIONRequired unless design is exempt underDivision C, Subsection 3.2.4 of The Building CodePETER DEL GROSSO 27288PROJECT No.:NO: DATE:REVISION:PROJECT:4370 Steeles Avenue West,Suite 203Woodbridge, Ontario L4L 4Y4T: 416 453 9985e-mail: peterd@pdeldesign.cawww.pdeldesign.caP DEL DESIGNEXISTING GROUND FLOOR PLANA-01PROPOSED 5 STOREY BUILDING15 TYLER STREETAURORA, ONTARIOJULY 26/243/16"=1'-0"PDG00-001.AUG. 26/24ISSUED FOR REVIEW2.OCT. 1/24REV. TILE BLOCK TO 5 STOREY BUILDING3.4.5.6.7.8.JULY 27, 2024Page 54 of 62
COMPLIANCE PACKAGE "A1"The Architectural Technologist is not responsible for the accuracy of survey,structural, mechanical, electrical, etc. engineering information shown on thedrawing. Refer to the appropriate engineering drawings before proceedingwith work.Contractor shall check all dimensions on the work and report anydiscrepancy to the Architectural Technologist before proceeding.Construction must conform to all applicable Codes and Requirement ofAuthorities having Jurisdiction.All drawings, specifications and related documents are the copyrightproperty of Peter Del Grosso O/A 2493572 Ontario Inc. and must bereturned upon request. Reproduction of drawings, specificationsand related documents in part or whole is forbidden withoutthe permission of Peter Del Grosso.This drawing is not to be scaled.This drawing is not to be used for construction unless signed bythe Architectural Technologist.DRAWING TITLE:The undersigned has reviewed and takes responsibility for thisdesign, and has the qualifications and meets the requirements setout in the Ontario Building Code to design the work shown on theattached documentsQUALIFICATION INFORMATIONRequired unless design is exempt underDivision C, Subsection 3.2.5 of The Building CodePETER DEL GROSSO 20567REGISTRATION INFORMATIONRequired unless design is exempt underDivision C, Subsection 3.2.4 of The Building CodePETER DEL GROSSO 27288PROJECT No.:NO: DATE:REVISION:PROJECT:4370 Steeles Avenue West,Suite 203Woodbridge, Ontario L4L 4Y4T: 416 453 9985e-mail: peterd@pdeldesign.cawww.pdeldesign.caP DEL DESIGNPROPOSED SECOND/THIRD FLOORA-02PROPOSED 5 STOREY BUILDING15 TYLER STREETAURORA, ONTARIOJULY 26/243/16"=1'-0"PDG00-001.AUG. 26/24ISSUED FOR REVIEW2.OCT. 1/24REV. TILE BLOCK TO 5 STOREY BUILDING3.4.5.6.7.8.BRASSFAUCETMARGAUXK-16232-4
BRASSFAUCETMARGAUXK-16232-4
BRASSFAUCETMARGAUXK-16232-4
BRASSFAUCETMARGAUXK-16232-4
JULY 27, 2024Page 55 of 62
COMPLIANCE PACKAGE "A1"The Architectural Technologist is not responsible for the accuracy of survey,structural, mechanical, electrical, etc. engineering information shown on thedrawing. Refer to the appropriate engineering drawings before proceedingwith work.Contractor shall check all dimensions on the work and report anydiscrepancy to the Architectural Technologist before proceeding.Construction must conform to all applicable Codes and Requirement ofAuthorities having Jurisdiction.All drawings, specifications and related documents are the copyrightproperty of Peter Del Grosso O/A 2493572 Ontario Inc. and must bereturned upon request. Reproduction of drawings, specificationsand related documents in part or whole is forbidden withoutthe permission of Peter Del Grosso.This drawing is not to be scaled.This drawing is not to be used for construction unless signed bythe Architectural Technologist.DRAWING TITLE:The undersigned has reviewed and takes responsibility for thisdesign, and has the qualifications and meets the requirements setout in the Ontario Building Code to design the work shown on theattached documentsQUALIFICATION INFORMATIONRequired unless design is exempt underDivision C, Subsection 3.2.5 of The Building CodePETER DEL GROSSO 20567REGISTRATION INFORMATIONRequired unless design is exempt underDivision C, Subsection 3.2.4 of The Building CodePETER DEL GROSSO 27288PROJECT No.:NO: DATE:REVISION:PROJECT:4370 Steeles Avenue West,Suite 203Woodbridge, Ontario L4L 4Y4T: 416 453 9985e-mail: peterd@pdeldesign.cawww.pdeldesign.caP DEL DESIGNPROPOSED FORTH GROUND FLOORA-03PROPOSED 5 STOREY BUILDING15 TYLER STREETAURORA, ONTARIOJULY 26/243/16"=1'-0"PDG00-001.AUG. 26/24ISSUED FOR REVIEW2.OCT. 1/24REV. TILE BLOCK TO 5 STOREY BUILDING3.4.5.6.7.8.BRASSFAUCETMARGAUXK-16232-4 GASFIREPLACE JULY 27, 2024Page 56 of 62
COMPLIANCE PACKAGE "A1"The Architectural Technologist is not responsible for the accuracy of survey,structural, mechanical, electrical, etc. engineering information shown on thedrawing. Refer to the appropriate engineering drawings before proceedingwith work.Contractor shall check all dimensions on the work and report anydiscrepancy to the Architectural Technologist before proceeding.Construction must conform to all applicable Codes and Requirement ofAuthorities having Jurisdiction.All drawings, specifications and related documents are the copyrightproperty of Peter Del Grosso O/A 2493572 Ontario Inc. and must bereturned upon request. Reproduction of drawings, specificationsand related documents in part or whole is forbidden withoutthe permission of Peter Del Grosso.This drawing is not to be scaled.This drawing is not to be used for construction unless signed bythe Architectural Technologist.DRAWING TITLE:The undersigned has reviewed and takes responsibility for thisdesign, and has the qualifications and meets the requirements setout in the Ontario Building Code to design the work shown on theattached documentsQUALIFICATION INFORMATIONRequired unless design is exempt underDivision C, Subsection 3.2.5 of The Building CodePETER DEL GROSSO 20567REGISTRATION INFORMATIONRequired unless design is exempt underDivision C, Subsection 3.2.4 of The Building CodePETER DEL GROSSO 27288PROJECT No.:NO: DATE:REVISION:PROJECT:4370 Steeles Avenue West,Suite 203Woodbridge, Ontario L4L 4Y4T: 416 453 9985e-mail: peterd@pdeldesign.cawww.pdeldesign.caP DEL DESIGNPROPOSED MEZZANINE FLOORA-04PROPOSED 5 STOREY BUILDING15 TYLER STREETAURORA, ONTARIOJULY 26/243/16"=1'-0"PDG00-001.AUG. 26/24ISSUED FOR REVIEW2.OCT. 1/24REV. TILE BLOCK TO 5 STOREY BUILDING3.4.5.6.7.8.BRASSFAUCETMARGAUXK-16232-4 BRASSFAUCETMARGAUXK-16232-4
JULY 27, 2024Page 57 of 62
COMPLIANCE PACKAGE "A1"The Architectural Technologist is not responsible for the accuracy of survey,structural, mechanical, electrical, etc. engineering information shown on thedrawing. Refer to the appropriate engineering drawings before proceedingwith work.Contractor shall check all dimensions on the work and report anydiscrepancy to the Architectural Technologist before proceeding.Construction must conform to all applicable Codes and Requirement ofAuthorities having Jurisdiction.All drawings, specifications and related documents are the copyrightproperty of Peter Del Grosso O/A 2493572 Ontario Inc. and must bereturned upon request. Reproduction of drawings, specificationsand related documents in part or whole is forbidden withoutthe permission of Peter Del Grosso.This drawing is not to be scaled.This drawing is not to be used for construction unless signed bythe Architectural Technologist.DRAWING TITLE:The undersigned has reviewed and takes responsibility for thisdesign, and has the qualifications and meets the requirements setout in the Ontario Building Code to design the work shown on theattached documentsQUALIFICATION INFORMATIONRequired unless design is exempt underDivision C, Subsection 3.2.5 of The Building CodePETER DEL GROSSO 20567REGISTRATION INFORMATIONRequired unless design is exempt underDivision C, Subsection 3.2.4 of The Building CodePETER DEL GROSSO 27288PROJECT No.:NO: DATE:REVISION:PROJECT:4370 Steeles Avenue West,Suite 203Woodbridge, Ontario L4L 4Y4T: 416 453 9985e-mail: peterd@pdeldesign.cawww.pdeldesign.caP DEL DESIGNPROPOSED ROOF TOP PATIOA-05PROPOSED 5 STOREY BUILDING15 TYLER STREETAURORA, ONTARIOJULY 26/243/16"=1'-0"PDG00-001.AUG. 26/24ISSUED FOR REVIEW2.OCT. 1/24REV. TILE BLOCK TO 5 STOREY BUILDING3.4.5.6.7.8.JULY 27, 2024Page 58 of 62
COMPLIANCE PACKAGE "A1"The Architectural Technologist is not responsible for the accuracy of survey,structural, mechanical, electrical, etc. engineering information shown on thedrawing. Refer to the appropriate engineering drawings before proceedingwith work.Contractor shall check all dimensions on the work and report anydiscrepancy to the Architectural Technologist before proceeding.Construction must conform to all applicable Codes and Requirement ofAuthorities having Jurisdiction.All drawings, specifications and related documents are the copyrightproperty of Peter Del Grosso O/A 2493572 Ontario Inc. and must bereturned upon request. Reproduction of drawings, specificationsand related documents in part or whole is forbidden withoutthe permission of Peter Del Grosso.This drawing is not to be scaled.This drawing is not to be used for construction unless signed bythe Architectural Technologist.DRAWING TITLE:The undersigned has reviewed and takes responsibility for thisdesign, and has the qualifications and meets the requirements setout in the Ontario Building Code to design the work shown on theattached documentsQUALIFICATION INFORMATIONRequired unless design is exempt underDivision C, Subsection 3.2.5 of The Building CodePETER DEL GROSSO 20567REGISTRATION INFORMATIONRequired unless design is exempt underDivision C, Subsection 3.2.4 of The Building CodePETER DEL GROSSO 27288PROJECT No.:NO: DATE:REVISION:PROJECT:4370 Steeles Avenue West,Suite 203Woodbridge, Ontario L4L 4Y4T: 416 453 9985e-mail: peterd@pdeldesign.cawww.pdeldesign.caP DEL DESIGNNORTH (FRONT) ELEVATIONA-06PROPOSED 5 STOREY BUILDING15 TYLER STREETAURORA, ONTARIOJULY 26/243/16"=1'-0"PDG00-001.AUG. 26/24ISSUED FOR REVIEW2.OCT. 1/24REV. TILE BLOCK TO 5 STOREY BUILDING3.4.5.6.7.8.JULY 27, 2024Page 59 of 62
COMPLIANCE PACKAGE "A1"The Architectural Technologist is not responsible for the accuracy of survey,structural, mechanical, electrical, etc. engineering information shown on thedrawing. Refer to the appropriate engineering drawings before proceedingwith work.Contractor shall check all dimensions on the work and report anydiscrepancy to the Architectural Technologist before proceeding.Construction must conform to all applicable Codes and Requirement ofAuthorities having Jurisdiction.All drawings, specifications and related documents are the copyrightproperty of Peter Del Grosso O/A 2493572 Ontario Inc. and must bereturned upon request. Reproduction of drawings, specificationsand related documents in part or whole is forbidden withoutthe permission of Peter Del Grosso.This drawing is not to be scaled.This drawing is not to be used for construction unless signed bythe Architectural Technologist.DRAWING TITLE:The undersigned has reviewed and takes responsibility for thisdesign, and has the qualifications and meets the requirements setout in the Ontario Building Code to design the work shown on theattached documentsQUALIFICATION INFORMATIONRequired unless design is exempt underDivision C, Subsection 3.2.5 of The Building CodePETER DEL GROSSO 20567REGISTRATION INFORMATIONRequired unless design is exempt underDivision C, Subsection 3.2.4 of The Building CodePETER DEL GROSSO 27288PROJECT No.:NO: DATE:REVISION:PROJECT:4370 Steeles Avenue West,Suite 203Woodbridge, Ontario L4L 4Y4T: 416 453 9985e-mail: peterd@pdeldesign.cawww.pdeldesign.caP DEL DESIGNWEST (SIDE) ELEVATIONA-07PROPOSED 5 STOREY BUILDING15 TYLER STREETAURORA, ONTARIOJULY 26/243/16"=1'-0"PDG00-001.AUG. 26/24ISSUED FOR REVIEW2.OCT. 1/24REV. TILE BLOCK TO 5 STOREY BUILDING3.4.5.6.7.8.JULY 27, 2024Page 60 of 62
COMPLIANCE PACKAGE "A1"The Architectural Technologist is not responsible for the accuracy of survey,structural, mechanical, electrical, etc. engineering information shown on thedrawing. Refer to the appropriate engineering drawings before proceedingwith work.Contractor shall check all dimensions on the work and report anydiscrepancy to the Architectural Technologist before proceeding.Construction must conform to all applicable Codes and Requirement ofAuthorities having Jurisdiction.All drawings, specifications and related documents are the copyrightproperty of Peter Del Grosso O/A 2493572 Ontario Inc. and must bereturned upon request. Reproduction of drawings, specificationsand related documents in part or whole is forbidden withoutthe permission of Peter Del Grosso.This drawing is not to be scaled.This drawing is not to be used for construction unless signed bythe Architectural Technologist.DRAWING TITLE:The undersigned has reviewed and takes responsibility for thisdesign, and has the qualifications and meets the requirements setout in the Ontario Building Code to design the work shown on theattached documentsQUALIFICATION INFORMATIONRequired unless design is exempt underDivision C, Subsection 3.2.5 of The Building CodePETER DEL GROSSO 20567REGISTRATION INFORMATIONRequired unless design is exempt underDivision C, Subsection 3.2.4 of The Building CodePETER DEL GROSSO 27288PROJECT No.:NO: DATE:REVISION:PROJECT:4370 Steeles Avenue West,Suite 203Woodbridge, Ontario L4L 4Y4T: 416 453 9985e-mail: peterd@pdeldesign.cawww.pdeldesign.caP DEL DESIGNEAST (SIDE) ELEVATIONA-08PROPOSED 5 STOREY BUILDING15 TYLER STREETAURORA, ONTARIOJULY 26/243/16"=1'-0"PDG00-001.AUG. 26/24ISSUED FOR REVIEW2.OCT. 1/24REV. TILE BLOCK TO 5 STOREY BUILDING3.4.5.6.7.8.JULY 27, 2024Page 61 of 62
COMPLIANCE PACKAGE "A1"The Architectural Technologist is not responsible for the accuracy of survey,structural, mechanical, electrical, etc. engineering information shown on thedrawing. Refer to the appropriate engineering drawings before proceedingwith work.Contractor shall check all dimensions on the work and report anydiscrepancy to the Architectural Technologist before proceeding.Construction must conform to all applicable Codes and Requirement ofAuthorities having Jurisdiction.All drawings, specifications and related documents are the copyrightproperty of Peter Del Grosso O/A 2493572 Ontario Inc. and must bereturned upon request. Reproduction of drawings, specificationsand related documents in part or whole is forbidden withoutthe permission of Peter Del Grosso.This drawing is not to be scaled.This drawing is not to be used for construction unless signed bythe Architectural Technologist.DRAWING TITLE:The undersigned has reviewed and takes responsibility for thisdesign, and has the qualifications and meets the requirements setout in the Ontario Building Code to design the work shown on theattached documentsQUALIFICATION INFORMATIONRequired unless design is exempt underDivision C, Subsection 3.2.5 of The Building CodePETER DEL GROSSO 20567REGISTRATION INFORMATIONRequired unless design is exempt underDivision C, Subsection 3.2.4 of The Building CodePETER DEL GROSSO 27288PROJECT No.:NO: DATE:REVISION:PROJECT:4370 Steeles Avenue West,Suite 203Woodbridge, Ontario L4L 4Y4T: 416 453 9985e-mail: peterd@pdeldesign.cawww.pdeldesign.caP DEL DESIGNSOUTH (REAR) ELEVATIONA-09PROPOSED 5 STOREY BUILDING15 TYLER STREETAURORA, ONTARIOJULY 26/243/16"=1'-0"PDG00-001.AUG. 26/24ISSUED FOR REVIEW2.OCT. 1/24REV. TILE BLOCK TO 5 STOREY BUILDING3.4.5.6.7.8.JULY 27, 2024Page 62 of 62