Agenda - Committee of Adjustment - 20240808Town of Aurora
Committee of Adjustment
Meeting Agenda
Date:Thursday, August 8, 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 July 11, 2024, Meeting
Number 24-07
1
That the Committee of Adjustment Minutes from Meeting Number 24-07
be adopted as printed and circulated.
6.Presentation of Applications
6.1 C-2024-03 - 1623 Wellington St. Dev Ltd. - 63 Sunday Dr 6
6.2 MV-2024-19 - Kwan Yee - 33 Urquhart Crt 16
7.New Business
8.Adjournment
1
Town of Aurora
Committee of Adjustment
Meeting Minutes
Date:
Time:
Location:
Thursday, July 11, 2024
7 p.m.
Video Conference
Committee Members: David Mhango (Chair)
Chris Polsinelli
Jane Stevenson (Vice Chair)
Michael Visconti
Julian Yang
Other Attendees: Peter Fan, Secretary-Treasurer, Committee of Adjustment
Antonio Greco, Planner
_____________________________________________________________________
1. Call to Order
That the meeting be called to order at 7:00 PM.
2. Land Acknowledgement
The Town of Aurora acknowledges that the Anishinaabe (A-nishshaw-na-bee)
lands on which we live, and work are the traditional and treaty territory of the
Chippewas of Georgina Island, as well as many other Nations whose presence
here continues to this day. As the closest First Nation community to Aurora, we
recognize the special relationship the Chippewas have with the lands and waters
of this territory. They are the water protectors and environmental stewards of
these lands, and as a municipality we join them in these responsibilities.
Page 1 of 31
2
We further acknowledge that Aurora is part of the treaty lands of the
Mississaugas and Chippewas, recognized through Treaty #13 as well as the
Williams Treaties of 1923.
A shared understanding of the rich cultural heritage that has existed for
centuries, and how our collective past brought us to where we are today, will help
us walk together into a better future.
3. Approval of the Agenda
Moved by Jane Stevenson
Seconded by 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 June 13, 2024, Meeting
Number 24-06
Moved by Chris Polsinelli
Seconded by Julian Yang
That the Committee of Adjustment Minutes from Meeting Number 24-06
be adopted as circulated.
Carried
6. Presentation of Applications
6.1 MV-2024-16 - York Region District School Board - 155 Wellington St W
The applicant is requesting relief from the requirements of the Town’s
Comprehensive Zoning By-law 6000-17, as amended, to create a third
driveway on Murray Drive to accommodate 50 new parking spaces and 2
barrier-free spaces at the Aurora High School.
The following relief is being requested:
Page 2 of 31
3
1. Section 5.5.4 (d) of the Zoning By-law 6000-17 states that
driveways shall not exceed two (2) in number. The applicant is
proposing three (3) driveways.
The Chair invited the Applicant or Owner to address the Committee. In
attendance was the agent David Igelman. The agent provided a brief
introduction and presentation to their application.
The Chair invited members of the public to provide comments. There were
no public delegates in attendance for this application.
The Committee inquired about whether the parking and the driveway be
remaining after the construction is completed across the street. The
committee also inquired about the scope of the traffic study.
Moved by Jane Stevenson
Seconded by Chris Polsinelli
That the application for Minor Variance MV-2024-16 be APPROVED.
Carried
6.2 C-2024-02 - Cornerstone Growth Investment Corp. - 31 Kennedy St. W
Planning Staff are requesting a deferral of the above noting consent
application for 31 Kennedy Street West (C-2024-02).
Additional time is required for the applicant to provide additional drawings
and allow Staff to review the proposed development plans. While the
applicant does not intend to immediately develop the severed lot, Staff
require additional information to understand the potential impacts of a
new detached dwelling and the placement of the additional driveway as it
relates to the grading, existing vegetation and the adjacent utilities (ie. fire
hydrant and utility box).
Staff recognize the importance of making informed decisions and believe
the requested deferral will enable a more accurate and aligned
interpretation of applicable Official Plan policies and Zoning By-law
provisions.
As a result, Staff are requesting the subject application be deferred for
consideration until more a more comprehensive development plan can be
provided. Similarly, Staff are requesting a deferral of the related minor
Page 3 of 31
4
variance applications (MV-2024-17 & MV-2024-18) submitted to facilitate
the subject consent application.
Moved by Michael Visconti
Seconded by Julian Yang
That the Consent Application C-2024-02 be DEFERRED.
Carried
6.3 MV-2024-17, MV-2024-18 - Cornerstone Growth Investment Corp. - 31
Kennedy St. W
Planning Staff are requesting a deferral of the above noting minor
variance applications for 31 Kennedy Street West (MV-2024-17 & MV-
2024-18). Similarly, Staff are requesting a deferral of the related consent
application (C-2024-02).
Additional time is required for the applicant to provide additional drawings
and allow Staff to review the proposed development plans. While the
applicant does not intend to immediately develop the severed lot, Staff
require additional information to understand the potential impacts of a
new detached dwelling and the placement of the additional driveway as it
relates to the grading, existing vegetation and the adjacent utilities (ie. fire
hydrant and utility box).
Staff recognize the importance of making informed decisions and believe
the requested deferral will enable a more accurate and aligned
interpretation of applicable Official Plan policies and Zoning By-law
provisions.
As a result, Staff are requesting the subject application be deferred for
consideration until more a more comprehensive development plan can be
provided.
Moved by Julian Yang
Seconded by Michael Visconti
That the Minor Variance Application MV-2024-17 be DEFERRED.
Carried
Page 4 of 31
5
Moved by Julian Yang
Seconded by Chris Polsinelli
That the Minor Variance Application MV-2024-18 be DEFERRED.
Carried
7. New Business
None.
8. Adjournment
Moved by Michael Visconti
That the meeting be adjourned at 7:37 PM.
Carried
Page 5 of 31
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. C -202 4 -03
_______________________________________________________________________________________
Subject: Consent Application
1623 Wellington Street Developments Limited
63 Sunday Drive
WHITCHURCH CON 3 PT LOT 20; RP 65R39324 PARTS 1 TO 4, 6
AND 7
File: C-2024-03
Prepared by: Felix Chau, Planner
Department: Planning and Development Services
Date: August 8, 2024
_______________________________________________________________________________________
Application
The purpose of the proposed consent application is to sever the subject lands with
frontages along a private laneway (Sunday Drive) as follows (see Appendix ‘B’):
a) Proposed Severed Lands:
Part 1 of the Draft Plan of Severance
Lot area of 0.607 hectares (1.5 acres)
b) Proposed Retained Lands:
Part 2 of Draft Plan of Severance
Lot area of 1.89 hectares (4.68 acres)
Background
Subject Property and Area Context
The subject property, municipally known as 63 Sunday Drive, is located south of
Wellington Street East and west of Highway 404 (see Appendix ‘C’). The subject property
has an area of approximately 2.5 hectares (6.18 acres). The subject property is currently
vacant.
Page 6 of 31
August 8, 2024 2 of 8 Report No. C-2024-03
Surrounding land uses include a car dealership to the north; a self storage facility and
future office development to the west; various employment uses fronting Don Hillock
Drive to the south; and a GO Transit carpool lot and Highway 404 to the east.
Proposal
The applicant is proposing to sever a 0.607 hectare (1.5 acre) parcel of land on the
western portion of the subject property to create a new employment lot. The severed and
retained parcels are shown on the proposed severance plan attached as Appendix ‘B’.
There is no proposed construction currently associated with this application. A Site Plan
Application will be required prior to any development on either the severed or retained
lots.
Official Plan
The subject property is designated ‘Business Park’ by the Town of Aurora Official Plan.
More specifically, the property subject to the Bayview Northeast Area 2B Secondary Plan
(OPA 30). The intent of the Business Park designation is to accommodate a broad range
of high-quality employment opportunities as well as a variety of supporting service
commercial uses and retail uses. This designation permits the creation of lots that are
able to provide opportunities for employment uses.
Zoning
The subject lands are zoned “E-BP (531) Business Park Exception Zone” under Zoning By-
law 6000-17, as amended.
The “E-BP (531)” Exception Zone provides that notwithstanding any existing or future
conveyance, consent, severance, partition or division of the Business Park block east of
Goulding Street (along Sunday Drive), the provisions of the E-BP (531) Exception Zone,
including minimum lot area and frontage requirements, shall apply to the entire block, as
if no conveyance, consent, severance, partition, or division occurred.
Preliminary Zoning Review
A Preliminary Zoning Review (PZR) was undertaken by the Building Services Division prior
to submission of the subject application. The PZR confirmed that the proposed
application will not result in any non-compliance with the Zoning By-law.
Page 7 of 31
August 8, 2024 3 of 8 Report No. C-2024-03
Planning Comments
When considering an application for consent to sever lands, regard shall be had to the
criteria of Section 51 (24) of the Planning Act. This includes, amongst other things:
Matters of Provincial Interest
Conformity with the Official Plan and adjacent plans of subdivision
Suitability of the land for the purpose in which it is to be subdivided
The dimension and shape of the proposed lots
Adequacy of utilities and municipal services
Number and adequacy of highways
Based on a review of the Planning Act criteria, staff have no concerns with the proposed
consent application, and it is the opinion of staff that the proposed consent represents
good planning that will be able to support employment opportunities and economic
development within the Town. The following supporting rationale is provided:
Matters of Provincial Interest
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial
interest related to land use planning and development. Matters of provincial interest
include the adequate provision of employment opportunities, the protection of the
economic well-being of the Province and its municipalities, and ensuring the appropriate
location of growth and development in an orderly manner. The proposed consent
application facilitates the development of key employment lands in Town, that are
located within a designated employment area and able to capitalize on proximity to
Highway 404. The development of the site will enhance the employment function of the
area and will occur in a logical and orderly manner as part of an established business
park. The lands are currently vacant and underutilized, and their development will provide
positive contributions to the Town economically. Staff are satisfied that the proposed
consent application is consistent with the PPS and supports matters of provincial
interest.
Conformity with the Official Plan and adjacent plans of subdivision
As previously described, the subject lands are designated as part of the Town’s “Business
Park” area adjacent to Highway 404. The lands are planned to serve the employment
function of the area and provide economic development opportunities for the Town.
Similar employment uses along Sunday Drive have received consent approvals as part of
Page 8 of 31
August 8, 2024 4 of 8 Report No. C-2024-03
the logical development of the area, most notably the abutting property to the west, 35
Sunday Drive (refer to Appendix ‘C’), which was submitted by the same applicant and was
approved by the Committee of Adjustment on June 9, 2022 (file number C-2022-05). The
proposed consent ensures an additional parcel is available to accommodate employment
uses.
The applicant has informed Staff that the creation of the new lot is intended to facilitate
the development of a four-storey office building. Existing lots within the Bayview
Northeast Business Park Area are generally 0.8 hectares in size or greater. The applicant
has provided Staff with preliminary plans which demonstrates that the proposed 0.607
hectare severed lot can accommodate an appropriately sized office building can
adequately function on the site while meeting all minimum setback and parking
requirements. Furthermore, the proposed severed parcel has a lot frontage of
approximately 84.7 metres along Sunday Drive which is relatively consistent with
adjacent lots in the Business Park Area, mitigating visual concerns from a streetscape
perspective. While Sunday Drive is a private road, Section 4.5 – Lot Frontage on Road or
Street of the By-law #6000-17 permits buildings or structures to be erected on lots which
front upon a public or private street, or has legal access to a public street. As previously
mentioned, a Site Plan Application will be required prior to any construction the severed
and retained lots. Further detailed design review will be undertaken, and cash-in-lieu of
Parkland Dedication will be requested at such time.
The consent application and related development of the lands will also help contribute to
the Town and Region’s employment targets in line with Official Plan policies, while
maximizing the prestige image of the Town and business park area from Highway 404.
Suitability of the Land and Adequacy of Utilities, Services, Highways and Access
Town staff have confirmed that municipal services are available to accommodate the
proposed consent application. The lands are also suitable from a land use designation
and compatibility perspective, as they are part of an approved and established business
park location. A private local road (Sunday Drive) provides appropriate access to the site,
with there also being appropriate nearby connection to Highway 404 to help support the
employment function of the lands. Overall, staff are of the opinion that the lands are
suitable for the purpose in which it is to be severed and that appropriate services and
access are available to support the efficient and optimal function of the lands and
intended uses.
Dimension and Shape of the Proposed Lot
Page 9 of 31
August 8, 2024 5 of 8 Report No. C-2024-03
The proposed severed and retained lots are shaped in a manner that will be able to
facilitate future employment land uses in an appropriate and desirable way. The consent
allows for the efficient and optimal use of the land in terms of generating employment
opportunities and contributing to the economic development of the Town. As confirmed
through the PZR, the proposed severed and retained lands meet the zoning provisions
and no relief to the minimum lot area or lot frontage are required. Planning staff are of
the opinion that the dimension and shape of the proposed lots is appropriate, and in fact
desirable as part of the wise use of land.
Additional Comments
The consent application was circulated to Town Departments/Divisions and 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.
Operations (Public Works) No objections.
Central York Fire Services No objections.
York Region No objections.
LSRCA No objections.
Public Correspondence
Written submissions were not received at the time of writing of this report. Should written
submissions be received after the writing of this report, the Secretary Treasurer will
provide the submission(s) to Committee members at the meeting.
Page 10 of 31
August 8, 2024 6 of 8 Report No. C-2024-03
Conclusion
Staff have reviewed the application with respect to the Section 51(24) of the Planning Act,
R.S.O, 1990, c.P.13, as amended, the Provincial Policy Statement, Provincial Plans and the
Town’s Official Plan and are satisfied with the proposed consent application.
Based on the aforementioned, Staff have no objection to the approval of Consent
application File No. C-2024-03 subject to the conditions attached (Appendix ‘A’).
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Proposed Severance Plan
Appendix ‘C’ – Location Map
Page 11 of 31
August 8, 2024 7 of 8 Report No. C-2024-03
Appendix ‘A’ – Recommended Conditions of Approval
Planning and Development Services:
1. That the consent only applies to the subject property in conformity with the plans
attached as Appendix ‘B’ to this report, to the satisfaction of the Director of
Planning and Development Services.
2. That the Owner provide written confirmation of no outstanding payment of
property taxes owing to date for the subject property, to the satisfaction of the
Secretary-Treasurer.
3. Submission to the Secretary-Treasurer of four (4) white prints of a deposited
Reference Plan for review showing the subject lands, which conforms
substantially to the application form and sketch as submitted with this application
(Appendix ‘B’). One copy of the deposited reference plan must be submitted to the
Town prior to the issuance of the Certificate of Official. Please note, if the
transaction in respect of which the consent was given is not carried out within the
two-year period following issuance of the Certificate of Official, the consent
effectively will lapse [Planning Act, R.S.O. 1990, c.P.13, as amended, s. 53 (43)].
4. Submission to the Secretary-Treasurer of the required draft transfers to effect the
severance applied for under Files C-2024-03 in duplicate, conveying the subject
lands, and issuance by the Secretary Treasurer of the certificate required under
subsection 53(42) of the Planning Act. Subsection 50 (3 or 5) of the Planning Act,
R.S.O 1990, as amended, applies to any subsequent conveyance of or transaction
involving the parcel of land that is the subject of this consent.
5. That the Owner pay the Legal Services Fees ($238.00) regarding the Town’s cost
to obtain a Parcel Abstract/PIN as per the Application, and written confirmation be
provided to the satisfaction of the Secretary-Treasurer. The cheque is payable to
“The Corporation of the Town of Aurora” quoting file number C-2024-03 and
delivered to the attention of Legal Services, 100 John West Way, Box 1000, Aurora,
ON L4G 6J1.
6. Submission to the Secretary-Treasurer a Letter of Undertaking confirming that
vehicular access will be facilitated and maintained to the retained and severed lots
from the private condominium road (Sunday Drive).
Page 12 of 31
August 8, 2024 8 of 8 Report No. C-2024-03
7. Fulfilment of all of the above conditions shall occur within two (2) years of the date
that notice of the decision was given under Section 50(17) or 50(24) of the
Planning Act. R.S.O. 1990, c.P.13, or the consent will lapse.
Page 13 of 31
LANDS TO BE
SEVERED
Part 1
1.5 Acre Parcel
LANDS TO BE
RETAINED
Part 2
4.68 Acre
Parcel
Retained
Page 14 of 31
First Commerce DriveExit45
Rockhopper Way
Sunday Drive
Wellington S t r e e t E a s tWellington Street East
Goulding AvenueHighway 404Don Hillock Drive
Exit 45
190
15
126 224
250
157
158
87
56
35
63
284
Document Path: J:\data\data\Committee of Adjustment Maps\D10 Consents\2024 Consents\Consents_2024.aprx
Map created for the Town of Aurora Planning and Development Services Department, 2024-07-15. Base data provided by York Region & the Town of Aurora.
¯0 30 60
Metres
SUBJECT LANDS
LOCATION MAP
63 SUNDAY DRIVE
FILE: C-2024-03
TOWN OF AURORA
COMMITTEE OF ADJUSTMENT
St John's Sdrd
Wellington St E
Vandorf Sdrd
Henderson
Drive
Wellington St W
UV404
UV404Leslie StYonge StBathurst StBayview AveBloomington Rd
Page 15 of 31
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 4 -19
_______________________________________________________________________________________
Subject: Minor Variance Application
Kwan Yee
33 Urquhart Crt.
PLAN 65M2725 PT LOTS 8 & 10
MV-2024-19
Prepared by: Katherine Gatzos, Planner
Department: Planning and Development Services
Date: August 8, 2024
_______________________________________________________________________________________
Application
The applicant is requesting relief from the requirements of the Town’s Comprehensive
Zoning By-law 6000-17, as amended, to facilitate the construction of a one storey addition,
a front porch, and an open-sided roof porch. The following relief is being requested:
a) Section 18.1.2(i) states uncovered decks and minor additions including open-sided
roof porches and balconies may be permitted on legally existing residential lots
provided that do not exceed 50.0 square metres on the ground floor and are
located outside the key natural features and hydrologically sensitive features.
The applicant is proposing to construct a 65.43 square metre first storey
addition, 44.78 square metre open-sided roof porch, and 21.77 square metre
front porch; therefore a total of 131.98 square metres.
Background
Subject Property and Area Context
The subject property, municipally known as 33 Urquhart Court, is an established estate
residential lot, located just east of Bayview Avenue. The subject site is approximately 1.62
hectares (2.62 acres), with a frontage along Urquhart Court of approximately 16 metres.
The property has a depth of approximately 188.5 metres and consists of manicured grass
areas and landscaped gardens. Wooded areas are located along the boundaries within
Page 16 of 31
August 8, 2024 2 of 8 Report No. MV-2024-19
the rear yard. Currently, the property contains a single detached estate residential
dwelling and inground pool.
Surrounding Land Uses
The surrounding land uses for the subject property are as follows:
North: Estate residential single detached lots and wooded areas
South: Estate residential lots, Town of Aurora and Town of Richmond Hill boundary,
Bloomington Road, Bloomington Downs Gold Course
East: Estate residential single detached lots
West: Estate residential single detached lots and Bayview Avenue
Proposal
The applicant is proposing to construct a 65.43 sqm first storey addition to the front of
the existing dwelling, a 21.77 sqm front porch, and a 44.78 sqm open-sided roof porch in
the rear yard, for a total of 131.98 sqm.
Official Plan
The subject lands are designated “Oak Ridges Moraine Countryside Area” in the Town of
Aurora Official Plan (OPA 48).
The purpose of OPA 48 is to bring the Town of Aurora Official Plan into conformity with
the Oak Ridges Moraine Conservation Plan (ORMCP) as required by the Oak Ridges
Moraine Conservation Act. 2001. OPA 48 states that if a residential lot was established
prior to November 15, 2001, impacts to the ecological integrity of the area are deemed to
have been fully assessed through the background studies, analysis, and review process
which occurred through the respective subdivision approval, consent approval or other
lawful lot creation process. Therefore, residential dwellings and associated accessory
uses on these existing residential lots are permitted within the Oak Ridges Moraine
Countryside Area, provided that they are not located within a key natural heritage feature
or a hydrologically sensitive feature.
Zoning
The subject lands are zoned “Countryside – Oak Ridges Moraine (C-ORM)” in the Town
of Aurora Zoning By-law 6000-17. The C-ORM zone limits development on the Oak Ridges
Moraine to conservation, agriculture, golf courses, infrastructure and natural heritage
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August 8, 2024 3 of 8 Report No. MV-2024-19
uses. However, uncovered decks and minor additions to existing dwellings are permitted
on legally existing residential lots with existing dwellings.
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
The following reason was provided by the applicant:
“The proposed enhancements to the residence, including the expansive double -height
entrance foyer, a new grand piano area, a library, and an extended rear covered deck with
a barbecue area, are designed with a keen focus on both aesthetics and functionality.
These additions will significantly elevate the visual appeal and usability of the home,
seamlessly integrating indoor comfort with outdoor accessibility. However, these
developments result in an increased floor area that surpasses the 50 square meter limit
imposed under the C-ORM designation, necessitating a minor variance. On our variance
application, we will stress that the aesthetic enhancements, such as the striking entrance
and meticulously planned library and piano area, are thoughtfully designed to enhance
the property's visual impact and functional flow. Similarly, the functional upgrade
provided by the covered deck offers a practical solution for all-weather outdoor
enjoyment, closely tied to the kitchen's layout for optimal utility. We will argue that these
improvements are essential for achieving a harmonious balance between the
homeowner's lifestyle demands and the architectural integrity of the neighborhood,
ensuring that the additions are not only desirable but also respectful of community
standards and local by-laws”
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2024-19 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 “Oak Ridges Moraine Countryside Area” in the Town of
Aurora Official Plan (OPA 48). The Oak Ridges Moraine Countryside Area provides
limitations on development for the purpose of maintaining the historical agricultural and
rural land uses present in the area, and to ensure that the ecological integrity of natural
heritage and hydrologically sensitive features is maintained. OPA 48 indicates that
Page 18 of 31
August 8, 2024 4 of 8 Report No. MV-2024-19
existing residential lots established prior to November 15, 2001, can accommodate
residential dwellings and accessory uses, provided they are not located within a key
natural heritage feature or a hydrologically sensitive feature.
The subject property was established through a 1998 Plan of Subdivision and as such is
classified as an existing lot pursuant to applicable OPA 48 policies. The existing
residential dwelling and proposed variances are not located within any key natural
heritage features or hydrologically sensitive features, nor their required protection zones.
As such, staff are of the opinion that the requested variance is in keeping with the general
intent of the Official Plan.
b) The proposed variance meets the general intent of the Zoning By-law
The overall intent of the Countryside – Oak Ridges Moraine (C-ORM) designation is to
recognize existing residential uses while ensuring that further development is limited as
to not result in adverse negative impacts to the ecological integrity of the Oak Ridges
Moraine. The Countryside – Oak Ridges Moraine (C-ORM) provisions also prohibit
development within key natural heritage and hydrologically sensitive features.
This designation recognizes that minor alterations to existing residential lots may be
needed to support specific family housing needs, however, must be done so in a manner
that respects the surrounding natural heritage systems.
The purpose of limiting ground floor area of uncovered decks and minor additions to
existing dwellings is to reduce the amount of on-site imperviousness to ensure existing
infiltration and drainage patterns are maintained in order to support the hydrological
function of the Oak Ridges Moraine.
The proposed 44.78 sqm open sided roof porch is to be constructed on elevated footings
atop existing pervious grass and paver stones, which would remain to facilitate infiltration
of the runoff associated with the open sided roof porch. Additionally, the proposed 65.43
square metre first storey addition and 21.77 sqm front porch are to be constructed on
existing hardscaped gardens and an impervious driveway, which presently do not provide
for sufficient infiltration opportunities. As such, staff are of the opinion that the proposed
increase in ground coverage would not result in significant changes to existing onsite
infiltration.
As the proposed development conforms to all other zoning provisions governing
setbacks, lot coverage, gross floor area, and building height, staff are of the opinion that
the proposed variance will not result in overdevelopment of the site. Further, there will be
Page 19 of 31
August 8, 2024 5 of 8 Report No. MV-2024-19
no encroachment into key natural heritage and hydrologically sensitive features or their
associated protection zones.
As such, staff are satisfied that the proposed variance will not result in overdevelopment
of the site, nor will it negatively impact on-site infiltration and therefore maintains the
intent and purpose of the Zoning By-law.
c) The proposed variance is considered desirable for the appropriate development of the
land
The proposed variance is considered desirable for the appropriate development of the
land and permits the construction of an uncovered deck and addition to an existing
residential dwelling with no anticipated adverse impacts on local natural heritage
features or systems, nor any negative impacts to the public realm or streetscape. The
property is not part of the LSRCA Regulated Area, and appropriate conditions have been
developed as per the attached Appendix ‘A’.
The proposed development will not result in any tree removals onsite and is wholly
contained within areas comprised of manicured lawns, hardscaped gardens and paver
stones, and an impervious driveway thus ensuring that site disturbance is minimal.
The proposed addition and front porch have been designed in a manner that respects the
surrounding estate residential neighbourhood character relating to building scale,
massing, orientation and materiality.
The proposal allows for the extension of the existing residential use to accommodate
specific family housing needs and further enjoyment of the rear yard amenity space and
is done so in a manner that in the opinion of staff respects the existing neighbourhood
character and surrounding natural heritage and hydrologically sensitive features of the
Oak Ridges Moraine. Further, Town of Aurora Parks Division has identified no concerns
with the subject variance, as the proposed development is not constructed near or within
significant vegetative communities.
As such, staff are of the opinion that the requested variance is considered desirable and
appropriate development of the property, provided that the Conditions of Approval
attached hereto as Appendix ‘A’ are satisfied.
d) The proposed variance is considered minor in nature
The question of the minor nature of a proposed variance can be related to its scale and
impact on adjacent properties, not necessarily its numerical value. In the opinion of staff,
the requested variance is considered to be minor and is not expected to have any adverse
Page 20 of 31
August 8, 2024 6 of 8 Report No. MV-2024-19
effects on the subject lands, neighbouring properties, or the character of the existing
neighbourhood as a whole.
The maximum zoning standard of 50 sqm ground floor coverage represents 0.31% of the
total site lot coverage. The requested variance would account for an additional 0.51%
above the permissible standard, resulting in a total 0.82% total coverage. As such, Staff
are of the opinion that impacts from a 0.82% increase in total lot coverage to be
numerically minor given the context of the site. As such, staff do not anticipate that this
minor increase in ground floor area will result in any adverse impacts to on-site infiltration,
ensuring that existing conditions will be maintained.
As such, staff are of the opinion that the requested variance is minor in nature.
Additional Comments
The minor variance application was circulated to Town Department/Divisions and to
external agencies for review and comment. The following comments were provided:
Department or Agency Comments
Building Division Preliminary Zoning Review completed.
No objections.
Engineering Division No objections.
Operational Services (Parks) No objections.
Operational Services
(Public Works) No objections with conditions.
Central York Fire Services No objections.
York Region No objections.
LSRCA No objections.
Public Correspondence
Written submissions were not received at the time of writing of this report. Should written
submissions be received after the writing of this report, the Secretary Treasurer will
provide the submission(s) to Committee members at the meeting.
Page 21 of 31
August 8, 2024 7 of 8 Report No. MV-2024-19
Conclusion
Planning staff have reviewed the application with respect to the Section 45 (1) of the
Planning Act, R.S.O, 1990, c.P.13, as amended, and are of the opinion that the requested
variance meets the four tests of the Planning Act for granting of minor variance s. Staff
recommend approval of the requested variance subject to the conditions outlined in
Appendix ‘A’.
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan
Page 22 of 31
August 8, 2024 8 of 8 Report No. MV-2024-19
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2024-19 be
approved by the Committee of Adjustment:
1. That the variance only applies to the subject property in conformity with the plan
attached as ‘Appendix B’ to this Staff Report, to the satisfaction of the Director of
Planning and Development Services or designate.
2. A Road Occupancy Permit must be obtained through Public Works.
Page 23 of 31
SUBJECT SITE: 33 URQUHART CT.NEX. COVERED PORCH33 URQUHART CT.EX. GARAGEN85° 06' 00"E76.95N80° 20' 00"E113.02R=25.00A=16.00C=15.73N48° 29' 10"ER=25.00A=18.10C=17.17N9° 24' 45"EN58° 46' 00"E188.48N06° 58' 40"W100.83 15.51 m
14.37 m
87.89 m 52.03 m 7 .5 4 m
1 1 .5 7 m 29 URQUHART CT.URQUHART CT.BAYVIEW AVE.EX. POOLEX. DECKSITE DIAGRAM FOR REFERENCE ONLYEX. DRIVEWAYEX. DRIVEWAYEX. ISLANDEX. GARAGENNEW FRONT PORCH+ 313.05+ 313.05+ 313.05+ 313.05+ 313.12313.13 +313.13 ++ 313.2+ 313.15+ 313.15+ 311.75310.92 +310.80 +311. 06 +312. 42 +312.79 +312.91 +=(313.05 + 313.05 + 313.05 + 313.05 + 313.12 + 313.13 + 313.13 + 313.20 + 313.15 + 313.15 + 313.15 + 313.15 + 311.75 + 310.92 + 310.80 + 311.06 + 312.42 + 312.79 + 312.91) /19= 312.63AVERAGE GRADEEX. SEPTIC TANKEX. BALANCING TANKEX. PUMPEX. PUMPNEW ONE-SIDED ROOF PORCHNEW ADDITIONMAX. 15% OF LOT AREA(1592.58 m2)AREA OF IMPERVIOUS SURFACEPERMITTED11.53% OF LOT AREA(1224.15 m2)EXISTING12.45% OF LOT AREA(1322.14 m2)PROPOSEDLEGENDS:PROPOSED IMPERVIOUS AREAPROPOSED CONSTRUCTION AREAkentai@taiarchitect.comProject NumberDateDrawn byScaleCopyright Tai Architect Inc. Duplication or reproduction by any means without the express written consent of Tai Architect Inc. is a violation of Federal and International Law. The Information contained on this document are the intellectual property of Tai Architect Inc. and all rights thereto are reserved. CONTRACTOR SHALL CHECK DIMENSIONSDRAWING NAMESHEET NUMBERPROPOSED ADDTION:As indicated2024-07-17 4:28:46 PMC:\Users\wing\OneDrive\2024\24009 - 33 Urquhart Crt Aurora\00 Revit & AutoCAD\24009 - 33 Urquhart - MV.rvtSD1PRELIMINARYDESIGNWF2024-02-072400933 URQUHART CT33 URQUHART CT., AURORA, ONTARIOSITE DIAGRAMN.T.S1KEY PLAN1=3002SITE PLANNo. Description Date By33D VIEW4PROPOSED 3D VIEW 2PR20240362Jul. 22, 2024TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Taylor ColePage 24 of 31
44.78 m²OPEN-SIDED ROOFPORCH AREA65.43 m²FIRST STOREYADDITION AREA21.77 m²FRONT PORCH AREAkentai@taiarchitect.comProject NumberDateDrawn byScaleCopyright Tai Architect Inc. Duplication or reproduction by any means without the express written consent of Tai Architect Inc. is a violation of Federal and International Law. The Information contained on this document are the intellectual property of Tai Architect Inc. and all rights thereto are reserved. CONTRACTOR SHALL CHECK DIMENSIONSDRAWING NAMESHEET NUMBERPROPOSED ADDTION:1/8" = 1'-0"2024-07-17 4:28:47 PMC:\Users\wing\OneDrive\2024\24009 - 33 Urquhart Crt Aurora\00 Revit & AutoCAD\24009 - 33 Urquhart - MV.rvtSD2PRELIMINARYDESIGNWF2024-02-072400933 URQUHART CT33 URQUHART CT., AURORA, ONTARIOPROPOSEDAREADIAGRAMSNo. Description Date By1/8" = 1'-0"1PROPOSED 1ST FLOOR AREA PLANPROPOSED AREANAME AREAFIRST STOREY ADDITION AREA 65.43 m²FRONT PORCH AREA 21.77 m²OPEN-SIDED ROOF PORCH AREA 44.78 m²TOTAL 131.98 m²Page 25 of 31
UPDNDNDNUPUPDNDNDNDNEX. ENSUITEEX. MASTER BEDROOMEX. WALK-IN CLOSETEX. LIVING ROOMCOVERED PORCHEX. DINING ROOMEX. BUTLER PANTRYEX. BREAKFAST NOOKEX. FAMILY ROOMEX. KITCHENEX. PANTRYEX. PWD. ROOMEX. LAUNDRY ROOMEX. CLOSETEX. GARAGEEX. MUD HALLNNEW STUDYNEW FOYERNEW 42" HIGH GUARDNEW PORCHNEW STAIRS & PORCHCOLUMN w/ EX. IN-FLOOR HEATING PIPES7' - 6"11' - 10"13' - 0 1/2"11' - 10"13' - 9 1/4"15' - 1 1/2"16' - 7 1/2"9' - 0"9' - 11"9' - 11"9' - 11"17' - 10"5' - 8"8' - 0"8' - 0"28' - 8"7' - 1"43' - 8"3' - 10"2' - 8 1/2"EX. PORCHEX. ENSUITEEX. BEDROOMEX. W.I.CEX. LIVING ROOMEX. COVERED DECKEX. DINING ROOMEX. BUTLER PANTRYEX. BREAKFAST NOOKEX. FAMILY ROOMEX. KITCHENEX. PANTRYEX. PWD. RM.EX. LAUNDRY ROOMEX. CLOSETEX. GARAGEEX. MUD HALLEX. FOYERNEX. DECKkentai@taiarchitect.comProject NumberDateDrawn byScaleCopyright Tai Architect Inc. Duplication or reproduction by any means without the express written consent of Tai Architect Inc. is a violation of Federal and International Law. The Information contained on this document are the intellectual property of Tai Architect Inc. and all rights thereto are reserved. CONTRACTOR SHALL CHECK DIMENSIONSDRAWING NAMESHEET NUMBERPROPOSED ADDTION:1/8" = 1'-0"2024-07-17 4:28:48 PMC:\Users\wing\OneDrive\2024\24009 - 33 Urquhart Crt Aurora\00 Revit & AutoCAD\24009 - 33 Urquhart - MV.rvtA1.1PRELIMINARYDESIGNWF2024-02-072400933 URQUHART CT33 URQUHART CT., AURORA, ONTARIO1ST FLOORPLANNo. Description Date By1/8" = 1'-0"2PROPOSED 1ST FLOOR PLAN1/8" = 1'-0"1EXISTING 1ST FLOOR PLANPage 26 of 31
DNN6:126:126:125:125:125:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:12NEW 60" x 84" SKYLIGHT6:126:126:126:126:126:126:122:128:128:126:126:12N6:126:126:125:125:125:125:125:125:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:126:12kentai@taiarchitect.comProject NumberDateDrawn byScaleCopyright Tai Architect Inc. Duplication or reproduction by any means without the express written consent of Tai Architect Inc. is a violation of Federal and International Law. The Information contained on this document are the intellectual property of Tai Architect Inc. and all rights thereto are reserved. CONTRACTOR SHALL CHECK DIMENSIONSDRAWING NAMESHEET NUMBERPROPOSED ADDTION:1/8" = 1'-0"2024-07-17 4:28:48 PMC:\Users\wing\OneDrive\2024\24009 - 33 Urquhart Crt Aurora\00 Revit & AutoCAD\24009 - 33 Urquhart - MV.rvtA1.2PRELIMINARYDESIGNWF2024-02-072400933 URQUHART CT33 URQUHART CT., AURORA, ONTARIOROOF FLOORPLANNo. Description Date By1/8" = 1'-0"1PROPOSED ROOF FLOOR PLAN1/8" = 1'-0"2EXISTING ROOF FLOOR PLANPage 27 of 31
1ST FLOOR0' -0"2ND FLOOR10' -6"BASEMENT FLOOR-10' -6"EX. U/S OF TRUSS18' -6"10.00 mAVERAGE GRADE (+312.63)612612NEW U/S OFTRUSS20' -6"1ST FLOOR0' -0"2ND FLOOR10' -6"BASEMENT FLOOR-10' -6"EX. U/S OF TRUSS18' -6"61261261210.00 mAVERAGE GRADE (+312.63)NEW U/S OFTRUSS20' -6"1ST FLOOR0' -0"2ND FLOOR10' -6"BASEMENT FLOOR-10' -6"EX. U/S OF TRUSS18' -6"NEW U/S OFTRUSS20' -6"1ST FLOOR0' -0"2ND FLOOR10' -6"BASEMENT FLOOR-10' -6"EX. U/S OF TRUSS18' -6"NEW U/S OFTRUSS20' -6"1ST FLOOR0' -0"2ND FLOOR10' -6"BASEMENT FLOOR-10' -6"EX. U/S OF TRUSS18' -6"NEW U/S OFTRUSS20' -6"kentai@taiarchitect.comProject NumberDateDrawn byScaleCopyright Tai Architect Inc. Duplication or reproduction by any means without the express written consent of Tai Architect Inc. is a violation of Federal and International Law. The Information contained on this document are the intellectual property of Tai Architect Inc. and all rights thereto are reserved. CONTRACTOR SHALL CHECK DIMENSIONSDRAWING NAMESHEET NUMBERPROPOSED ADDTION:1/8" = 1'-0"2024-07-17 4:28:56 PMC:\Users\wing\OneDrive\2024\24009 - 33 Urquhart Crt Aurora\00 Revit & AutoCAD\24009 - 33 Urquhart - MV.rvtA2.1PRELIMINARYDESIGNWF2024-02-072400933 URQUHART CT33 URQUHART CT., AURORA, ONTARIOELEVATIONSNo. Description Date By1/8" = 1'-0"4PROPOSED WEST ELEVATION1/8" = 1'-0"1PROPOSED EAST ELEVATION (FRONT)1/8" = 1'-0"2PROPOSED PART EAST ELEVATION1/8" = 1'-0"3EXISTING WEST ELEVATION1/8" = 1'-0"5EXISTING EAST ELEVATIONPage 28 of 31
1ST FLOOR0' -0"2ND FLOOR10' -6"EX. U/S OF TRUSS18' -6"NEW U/S OFTRUSS20' -6"1ST FLOOR0' -0"2ND FLOOR10' -6"BASEMENT FLOOR-10' -6"EX. U/S OF TRUSS18' -6"612612612612NEW U/S OFTRUSS20' -6"212kentai@taiarchitect.comProject NumberDateDrawn byScaleCopyright Tai Architect Inc. Duplication or reproduction by any means without the express written consent of Tai Architect Inc. is a violation of Federal and International Law. The Information contained on this document are the intellectual property of Tai Architect Inc. and all rights thereto are reserved. CONTRACTOR SHALL CHECK DIMENSIONSDRAWING NAMESHEET NUMBERPROPOSED ADDTION:1/8" = 1'-0"2024-07-17 4:29:00 PMC:\Users\wing\OneDrive\2024\24009 - 33 Urquhart Crt Aurora\00 Revit & AutoCAD\24009 - 33 Urquhart - MV.rvtA2.2PRELIMINARYDESIGNWF2024-02-072400933 URQUHART CT33 URQUHART CT., AURORA, ONTARIOELEVATIONSNo. Description Date By1/8" = 1'-0"3EXISTING NORTH ELEVATION1/8" = 1'-0"1PROPOSED NORTH ELEVATIONPage 29 of 31
1ST FLOOR0' -0"2ND FLOOR10' -6"BASEMENT FLOOR-10' -6"EX. U/S OF TRUSS18' -6"NEW U/S OFTRUSS20' -6"1ST FLOOR0' -0"2ND FLOOR10' -6"BASEMENT FLOOR-10' -6"EX. U/S OF TRUSS18' -6"612612612612612NEW U/S OFTRUSS20' -6"2126121ST FLOOR0' -0"2ND FLOOR10' -6"BASEMENT FLOOR-10' -6"EX. U/S OF TRUSS18' -6"NEW U/S OFTRUSS20' -6"kentai@taiarchitect.comProject NumberDateDrawn byScaleCopyright Tai Architect Inc. Duplication or reproduction by any means without the express written consent of Tai Architect Inc. is a violation of Federal and International Law. The Information contained on this document are the intellectual property of Tai Architect Inc. and all rights thereto are reserved. CONTRACTOR SHALL CHECK DIMENSIONSDRAWING NAMESHEET NUMBERPROPOSED ADDTION:1/8" = 1'-0"2024-07-17 4:29:05 PMC:\Users\wing\OneDrive\2024\24009 - 33 Urquhart Crt Aurora\00 Revit & AutoCAD\24009 - 33 Urquhart - MV.rvtA2.3PRELIMINARYDESIGNWF2024-02-072400933 URQUHART CT33 URQUHART CT., AURORA, ONTARIOELEVATIONSNo. Description Date By1/8" = 1'-0"1EXISTING SOUTH ELEVATION1/8" = 1'-0"2PROPOSED SOUTH ELEVATION1/8" = 1'-0"3PROPOSED PART SOUTH ELEVATIONPage 30 of 31
kentai@taiarchitect.comProject NumberDateDrawn byScaleCopyright Tai Architect Inc. Duplication or reproduction by any means without the express written consent of Tai Architect Inc. is a violation of Federal and International Law. The Information contained on this document are the intellectual property of Tai Architect Inc. and all rights thereto are reserved. CONTRACTOR SHALL CHECK DIMENSIONSDRAWING NAMESHEET NUMBERPROPOSED ADDTION:2024-07-17 4:29:13 PMC:\Users\wing\OneDrive\2024\24009 - 33 Urquhart Crt Aurora\00 Revit & AutoCAD\24009 - 33 Urquhart - MV.rvtA2.4PRELIMINARYDESIGNWF2024-02-072400933 URQUHART CT33 URQUHART CT., AURORA, ONTARIO3D VIEWSNo. Description Date By2PROPOSED 3D VIEW1EXISTING 3D VIEWPage 31 of 31