Agenda - Committee of Adjustment - 20241212Town of Aurora
Committee of Adjustment
Meeting Agenda
Date:Thursday, December 12, 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 November 14th, 2024,
Meeting Number 24-11
1
That the Committee of Adjustment Minutes from Meeting Number 24-11
be adopted as printed and circulated.
6.Presentation of Applications
6.1 MV-2024-31 - Duff - 47 Cousins 8
6.2 MV-2024-28 - Risk - 15 Tyler St 20
7.New Business
8.Adjournment
1
Town of Aurora
Committee of Adjustment
Meeting Minutes
Date:
Time:
Location:
Thursday, November 14, 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, Senior Planner
_____________________________________________________________________
1. Call to Order
That the meeting be called to order at 7:01PM.
2. Land Acknowledgement
The Town of Aurora acknowledges that the Anishinaabe (A-nishshaw-na-bee)
lands on which we live, and work are the traditional and treaty territory of the
Chippewas of Georgina Island, as well as many other Nations whose presence
here continues to this day. As the closest First Nation community to Aurora, we
recognize the special relationship the Chippewas have with the lands and waters
of this territory. They are the water protectors and environmental stewards of
these lands, and as a municipality we join them in these responsibilities.
We further acknowledge that Aurora is part of the treaty lands of the
Mississaugas and Chippewas, recognized through Treaty #13 as well as the
Williams Treaties of 1923.
Page 1 of 40
2
A shared understanding of the rich cultural heritage that has existed for
centuries, and how our collective past brought us to where we are today, will help
us walk together into a better future.
3. Approval of the Agenda
Moved by Julian Yang
Seconded by Jane Stevenson
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 October 10, 2024, Meeting
Number 24-10
Moved by Michael Visconti
Seconded by Jane Stevenson
That the Committee of Adjustment Minutes from Meeting Number 24-10
be adopted as printed and circulated.
Carried
6. Presentation of Applications
6.1 C-2024-04, C-2024-05 - Allan- 2 Willow Farm Lane
The applicant is requesting provisional consent to sever the subject lands
to create one new residential lot containing a single detached dwelling
fronting onto Willow Farm Lane. The purposes of the proposed consent
applications are to:
A. Create one (1) new lot fronting onto Willow Farm Lane (severed
lot). The retained lot will front onto St. John’s Sideroad (C-2024-04)
B. Establish a 6.0-metre-wide servicing easement on the severed lot in
favour of the retained lot (C-2024-05)
Page 2 of 40
3
The Chair invited the Applicant or Owner to address the Committee. In
attendance was the agent Joshua Morgan. 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 the purpose of the proposed servicing
easement as well as any foreseeable issues, given that the proposed
footprint of the dwelling is in close proximity of the proposed easement.
The Committee also inquired about the address that the retained parcel
will receive as the new access will be located off of St. John's Sideroad.
Moved by Chris Polsinelli
Seconded by Jane Stevenson
That the Consent Applications C-2024-04 and C-2024-05 be APPROVED.
Carried
6.2 MV-2024-01 - Liu - 2007 Vandorf Sideroad
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 new two (2) storey detached dwelling. The following
relief is being requested:
1. Section 18.1.3 of the Zoning By-law states new single residential
dwellings on existing lots will only be permitted through a minor
variance. The applicant is proposing to construct a new two-storey
detached dwelling; and,
2. Section 14.1.3(i) of the Zoning By-law states no development or
site alteration shall occur on that portion of the lot that contains a
minimum vegetation protection zone. The applicant is proposing to
construct a two-storey detached dwelling; and,
3. Section 4.20 of the Zoning By-law states canopies may project 0.7
metres into any required yard. The applicant is proposing to
construct a two-storey detached dwelling, with canopies projecting
1.5 metres into the required front yard; and,
Page 3 of 40
4
The Chair invited the Applicant or Owner to address the Committee. In
attendance was the agent, Christine Deng. 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 had no comments or concerns with the application.
Moved by Michael Visconti
Seconded by Julian Yang
That the Minor Variance application MV-2024-01 be APPROVED.
Carried
6.3 MV-2024-29 - Birkland- 7 Johnson Rd
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 detached garage. The following relief is being
requested:
1. Section 24.497.8 of the Zoning By-law permits a maximum gross
floor area of 40.0m2 (430.5 ft2). The applicant is proposing a
detached garage with a gross floor area of 45.0 m2 (484.4 ft2).
The Chair invited the Applicant or Owner to address the Comm ittee. In
attendance was the agent David Eqbal. The agent provided a brief
introduction and to their application.
The Chair invited members of the public to provide comments. There were
no public delegates in attendance for this application.
The Committee had no comments or concerns for the application.
Moved by Jane Stevenson
Seconded by Julian Yang
That the Minor Variance application MV-2024-29 be APPROVED
Carried
6.4 MV-2024-30 - Butler - 81 Tyler St
Page 4 of 40
5
The owner 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 (2) storey detached garage and associate private
driveway off George Street. The following relief is being requested:
1. Section 4.1.2 (b) of the Zoning By-law permits a maximum height of
4.5 metres. The applicant is proposing a detached garage with a
height of 6.2 metres.
2. Section 5.6.1 (c) of the Zoning By-law states only one driveway
access point shall be permitted for each residential lot. The
applicant is proposing a second driveway access point on George
Street.
3. Section 5.6.1(a)(ii) of the Zoning By-law permits a maximum
driveway width of 6.0 metres if the lot frontage is greater than or
equal to 9.0 metres and less than 18.0 metres. The applicant is
proposing a driveway width of 7.4 metres.
The Chair invited the Applicant or Owner to address the Committee. In
attendance was the agent Chris Pretotto and owner David Butler. The
agent the owner provided a brief introduction and presentation to their
application.
The Chair invited members of the public to provide comments. There was
one (1) public delegate in attendance for this application - Joanna Stricker.
Joanna expressed her concerns in opposition of the application, citing
issues of density, size, and height.
The Committee had concerns regarding the second driveway on the
property, citing future compliances for a corner lot. Staff responded and
clarified that through the review of the application, there is no concerns.
The committee also inquired about the height of the structure and
servicing on site for the proposed.
Moved by Julian Yang
Seconded by Jane Stevenson
That the Minor Variance application MV-2024-30 be APPROVED
Carried
6.5 MV-2024-21 - Ahmad - 45 Steeplechase Ave
Page 5 of 40
6
The owner/applicant is requesting relief from the requirements of the
Town’s Comprehensive Zoning By-law 6000-17, as amended, to facilitate
the constriction of a two-storey detached dwelling. The following relief is
being requested:
1. Section 7.2 of the Zoning By-law requires a maximum building
height of 10 metres. The applicant is proposing to construct a two-
storey detached dwelling, which is 10.6 metres.
2. Section 14.1.2(ii) of the Zoning By-law states no site alteration shall
occur on that portion of said lot that is within the f eature, without
an amendment to, or relief from the Zoning By-law. The applicant is
proposing to construct a two-storey detached dwelling.
3. Section 14.1.3(i) of the Zoning By-law states no development or
site alteration shall occur on that portion of the lot that contains a
minimum vegetation protection zone, without an amendment to, or
relief from the Zoning By-law. The applicant is proposing to
construct a two-storey detached dwelling.
4. Section 14.1.4(i) of the Zoning By-law states no development or
site alteration shall occur on that portion of the lot that contains a
significant woodland, without amendment to, or relief from the
Zoning By-law. The applicant is proposing to construct a two-storey
detached dwelling.
The Chair invited the Applicant or Owner to address the Committee. In
attendance was the agent Paul Mariani. The agent provided a brief
introduction to their application.
The Chair invited members of the public to provide comments. There were
no public delegates in attendance for this application.
The Committee inquired about why the applicant proceeded without the
proper building permits. The committee also inquired if the decision of the
application would impact the provincial offences matter. Staff clarified
that there would be no impact on the current application.
Moved by Michael Visconti
Seconded by Jane Stevenson
That the Minor Variance application MV-2024-21 be APPROVED.
Page 6 of 40
7
Carried
7. New Business
None.
8. Adjournment
Moved by Julian Yang
That the meeting be adjourned at 8:23PM.
Carried
Page 7 of 40
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 4 -31
_______________________________________________________________________________________
Subject: Minor Variance Application
Lisa Wilson Duff
47 Cousins Drive
PLAN 340 PT LOT 35 & 36
File: MV-2024-31
Prepared by: Felix Chau, Planner
Department: Planning and Development Services
Date: December 12, 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 a rear addition to an
existing detached dwelling. The following relief is being requested:
a) Section 24.497.3.2 of the Zoning By-law requires a minimum rear yard of 25% of the
lot depth, which is 11.43 metres. The applicant is proposing a one -storey addition,
covered porch and deck, which is 9.8 metres to the rear property line.
b) Section 24.497.3.2 of the Zoning By-law requires a minimum interior side yard of 3.0
metres beyond the main rear wall of the adjacent dwelling. The applicant is
proposing a one-storey addition, covered porch and deck which is 1.4 metres to the
interior side property line.
c) Section 24.497.3.2 of the Zoning By-law requires a minimum interior side yard
setback of 1.5 metres. The applicant is proposing a one-addition, covered porch and
deck which is 1.4 metres to the interior side property line.
Page 8 of 40
December 12, 2024 2 of 8 Report No. MV-2024-31
Background
Subject Property and Area Context
The subject lands are municipally known as 47 Cousins Drive and it is located on the
south side of Cousins Drive, east of Yonge Street.
The subject lands have an approximate lot area of 1045.2 square metres (11,250 square
feet) and an approximate lot frontage of 22.9 metres (75 feet). A two-storey detached
dwelling is currently featured on the lands which will remain as part of this proposal.
Proposal
The applicant is proposing to construct a one-storey addition, covered porch, and deck to
the rear of the existing two-storey detached dwelling. The proposed addition is 86.86
square metres (935 square feet) in size and is intended for a secondary dwelling unit. The
proposed covered porch is 10.89 square metres (117.2 square feet), and the proposed
deck is 9.74 square metres (104.8 square feet) and are both accessed from the proposed
addition.
Bill 23 – the Mores Homes Built Faster Act
Bill 23 amended the Planning Act to permit additional residential units as-of-right across
the province. The intent of the legislation is to assist the province in meeting planned
minimum housing and density targets. Additional residential units are specifically seen
as assisting with creating housing opportunities through the gentle intensification of
traditionally lower density residential areas. Landowners are now permitted as-of-right to
add additional residential units on properties containing a single detached dwelling,
semidetached dwelling, or a townhouse. The provincial additional residential unit
framework under Bill 23 supersedes local official plans and zoning province wide for the
use.
Official Plan
The subject property is designated ‘Stable Neighbourhoods’ by the Town of Aurora
Official Plan. This designation permits the development of single detached dwellings
subject to the development policies of the Official Plan.
Page 9 of 40
December 12, 2024 3 of 8 Report No. MV-2024-31
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.
Preliminary Zoning Review
A Preliminary Zoning Review (PZR) has been completed by the Town of Aurora’s Building
Division. The PZR identified the required variances and no other non-compliance was
identified.
Applicant’s stated reason(s) for not complying with the Zoning By-law
As stated on the application form, the applicant is seeking relief from the Zoning By-law
to create enough livable space for a comfortable secondary unit and to create a covered
entrance to the secondary dwelling.
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2024-31 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
high-quality 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. The exterior of the proposed addition maintains the same
architectural material as the existing detached dwelling, as such, it will preserve the look
of a single detached dwelling on the lot. Staff are of the opinion that the requested
Page 10 of 40
December 12, 2024 4 of 8 Report No. MV-2024-31
variances will not have an impact towards the local streetscape as the requested addition
is in the rear of the existing detached dwelling.
Staff are of the opinion that the proposed development meets the applicable policies an
maintains the general intent and purpose of the Official Plan.
b) The proposed variance meets the general intent of the Zoning By-law
Minimum Rear Yard Lot Depth
The intent of the minimum rear yard lot depth provision of the Zoning By-law is to ensure
that there is adequate space for outdoor amenity area, privacy, access and drainage. The
Zoning By-law requires a minimum rear yard of 25% of the lot depth, which is 11.43 metres
(37.5 feet) whereas the requested variance contemplates a minimum rear yard setback
of 9.8 metres (32.2 feet). As such, the proposed addition encroaches into the minimum
required rear yard by 1.63 metres. The proposed addition is 86.86 square metres (935
square feet) in size, representing 8.3% of the total lot area.
Furthermore, the width of the proposed addition which encroaches into the minimum
required rear yard is 6.0 metres (19.6 feet), whereas the existing detached dwelling has
an approximate width of 17.2 metres (57.8 feet). As such, in conjunction with the one-
storey nature of the proposed addition, the requested variance will not result in the
overdevelopment of the site or impose any negative massing impacts towards the
neighbouring properties.
Staff are of the opinion that impacts related to overlook and privacy to the neighbouring
property will be minimal, given there are minimal windows proposed on the westerly wall
of the addition. As such, the proposed addition meets the intent of the rear yard lot depth
provision of the Zoning By-law, as sufficient space for outdoor amenity area, privacy,
access and drainage is maintained.
Minimum Interior Side Yard Setback
There are two provisions within the Zoning By-law pertaining to the minimum interior side
yard setback which require variances to facilitate the proposed addition. The By-law
establishes a minimum interior side yard of 3.0 metres beyond the main rear wall of the
adjacent dwelling and a minimum interior side yard setback of 1.5 metres.
Page 11 of 40
December 12, 2024 5 of 8 Report No. MV-2024-31
The intent of both side yard setback provisions is to ensure appropriate and adequate
spacing for landscaping, access, drainage and to promote a level of openness and privacy
between neighbouring properties and reduce overdevelopment of the site. Although the
proposed addition has a reduced side yard setback of 1.4 metres, the addition itself is
modest in its overall mass as it is a one-storey addition (3.8 metres in height), whereas
the existing dwelling is two-storeys (6.4 metres in height), thus resulting in minimal visual
obstruction and impact. The proposed addition is intended to be used as a secondary
dwelling unit. The requested reduction to the side yard setback will result in minimal
impacts, as it relates to building separation to the adjacent properties. The proposed side
yard reductions still provide for adequate access to the rear yard and does not have an
impact on maneuverability. Engineering staff have also reviewed and have no objections
with the structure in regard to drainage concerns.
c) The proposed variance is considered desirable for the appropriate development of the
land
The minor variance has been considered in the context of the site itself and the adjacent
neighbourhood. The proposed addition has been designed in a manner that respects the
existing neighbourhood and adjacent neighbour. The requested variance will also enable
the existing dwelling to expand their indoor living area while maintaining ample amenity
area and backyard green space. The proposed one storey addition provides sufficient
room for access, drainage, and maneuverability along the westerly side yard. The overall
impact of the design is proportional to the lot size and the addition has been designed in
a manner that respects neighbourhood privacy and spacing.
The proposal allows for the appropriate development of the site to accommodate an
addition for a secondary dwelling unit and is done so in a manner that in the opinion of
staff respects the existing neighbourhood character. The streetscape is unaltered as the
addition is located to the rear of the property, while the character of the neighbourhood
is maintained as the addition will not generate any streetscape concerns relating to its
overall massing and scale.
As such, the requested variance is considered desirable for the appropriate development
of the land.
d) The proposed variance is considered minor in nature
The question of the minor nature of a proposed variance can be related to its scale and
impact on adjacent properties. In the opinion of staff, the requested variances are
considered to be minor and are not expected to have any adverse effects on the subject
lands, neighbouring properties, or the character of the existing mature neighbourhood as
Page 12 of 40
December 12, 2024 6 of 8 Report No. MV-2024-31
a whole. Staff are of the opinion that impacts related to overlook and privacy to the
neighbouring property will be minimal, given there are minimal windows proposed on the
westerly wall of the addition in addition to existing vegetative screening that will remain
on site.
Staff are of the opinion that the requested variance is minor in nature.
Additional Comments
The minor variance application was circulated to Town Department/Divisions and to
external agencies for review and comment. The following comments were provided:
Department or Agency Comments
Building Division Preliminary Zoning Review was completed. No
objections.
Engineering Division No objections.
Operational Services (Parks) No objections.
Operational Services
(Public Works) No objections.
Central York Fire Services No objections.
York Region No objections.
LSRCA No objections.
Public Correspondence
Written submissions were not received at the time of writing of this report. Should written
submissions be received after the writing of this report, the Secretary Treasurer will
provide the submission(s) to Committee members at the meeting.
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 the Planning Act for granting of minor variances. Please
refer to Appendix ‘A’ for recommended conditions of approval for the requested variance.
Page 13 of 40
December 12, 2024 7 of 8 Report No. MV-2024-31
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan
Appendix ‘C’ – Elevations
Page 14 of 40
December 12, 2024 8 of 8 Report No. MV-2024-31
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2024-31 be
approved by the Committee of Adjustment:
1. That the variance only applies to the subject property, in conformity with the
plan(s) attached as ‘Appendix B’ to this Staff Report, to the satisfaction of the
Director of Planning and Development Services or designate.
Page 15 of 40
UP2.1 m7' - 0"6.1 m20' - 0"9.8 m32' - 2 1/4"17.9 m58' - 7 3/4"18.2 m59' - 7"1.4 m4' - 7"22.9 m75' - 0" LOT LINE45.8 m150' - 5" LOT LINE6.0 m19' - 9"COVERED PORCH (117.2sq/ft) 10.89m2ADDITION (935sq/ft) 86.86m2DECK(104.8sq/ft) 9.74m2COVERED WRAP AROUND (548sq/ft) 50.9m2EXISTING RESIDENCE (1300sq/ft) 120.77m212.0 m39' - 6"LOT (11250sq/ft) 1045.15m2DECK -0.9%ADDITION -8.3%COVERED PORCH BACK -1.0%COVERED WRAP AROUND -4.9%EXISTING RESIDENCE -11.6%TOTAL COVERAGE = 26.7%7.0 m23' - 1 1/2"4.6 m14' - 11 1/4"4.8 m15' - 9"11.6 m38' - 0 3/4"2.2 m7' - 3 3/4"15.3 m50' - 4"50.0 m164' - 0"3.5 m11' - 7"N10.3 m+/- 33' - 11 1/4"RESIDENCERESIDENCERESIDENCECOUSINS DRIVE7.6 m+/- 24' - 9 3/4"10.1 m+/- 33' - 2"6.8 m+/- 22' - 2 3/4"1.2 m+/- 3' - 10 1/2"PROJECT #:PLOT DATE:PROJECT ADDRESS:THE UNDERSIGNED HAS REVIEWED & TAKES RESPONSIBILITY FOR THIS DESIGN, & HAS THE QUALIFICATIONS & MEETS THE REQUIREMENTS SET OUT IN THE ONTARIO BUILDING CODE TO DESIGN THE WORK SHOWN ON THE ATTACHED DOCUMENTSQUALIFICATION INFORMATIONREQUIRED UNLESS DESIGN IS EXEMPT UNDER DIV. C -3.2.5.1 OF THE BUILDING CODEDANA EVANS100332NAME BCINREGISTRATION INFORMATIONREQUIRED UNLESS DESIGN IS EXEMPT UNDER DIV. C -3.2.4.1 OF THE BUILDING CODE209 DESIGN101521FIRM NAMEBCIN2 0 9 D E S I G N www.209design.ca1 5 9 0 5 S I D E R D . 1 7 , S U N D E R L A N D O N L 0 C 1 H 06 4 7 - 2 9 7 - 8 3 0 0 D A N A @ 2 0 9 D E S I G N . C A Oct 30 2024A1.01SITE PLAN47 Cousins DriveAurora, ON24-0101 : 200Site Plan1Number Description Date0 Preliminary Review Sept 25 20241 Minor Variance Application Oct 30 2024PR20241187 Oct. 31, 2024
TOWN OF AURORA
PLANNING & DEVELOPMENT SERVICES
BUILDING DIVISION
PERMIT NO.: DATE:
PRELIMINARY ZONING REVIEW
APPROVED BY: Melissa Bozanin
Page 16 of 40
Main Floor
0' -0"
2nd Floor
8' -7 3/8"
Top of Basement
-1' -0"
2nd Ceiling
15' -10"
Garage Ceiling
-1' -0 1/2"Addition Site Plan
-1' -11"6:126:123.8 m12' - 6 3/4"4.5 m14' - 7 1/4"Garage
-10' -0"
Main Floor
0' -0"
2nd Floor
8' -7 3/8"
Top of Basement
-1' -0"
2nd Ceiling
15' -10"
Addition Site Plan
-1' -11"2.67:1212' - 0"9' - 2"12' - 0"7' - 6 3/4"
4' - 7"4' - 7"
EQ EQ EQ EQ4.6 m15' - 2 3/4"PROJECT #:
PLOT DATE:
PROJECT ADDRESS:THE UNDERSIGNED HAS REVIEWED & TAKES RESPONSIBILITY FOR THIS DESIGN, &
HAS THE QUALIFICATIONS & MEETS THE REQUIREMENTS SET OUT IN THE
ONTARIO BUILDING CODE TO DESIGN THE WORK SHOWN ON THE ATTACHED
DOCUMENTS
QUALIFICATION INFORMATION
REQUIRED UNLESS DESIGN IS EXEMPT UNDER DIV. C -3.2.5.1 OF THE BUILDING CODE
DANA EVANS 100332
NAME BCIN
REGISTRATION INFORMATION
REQUIRED UNLESS DESIGN IS EXEMPT UNDER DIV. C -3.2.4.1 OF THE BUILDING CODE
209 DESIGN 101521
FIRM NAME BCIN
2 0 9 D E S I G N www.209design.ca
1 5 9 0 5 S I D E R D . 1 7 , S U N D E R L A N D O N L 0 C 1 H 0
6 4 7 - 2 9 7 - 8 3 0 0 - D A N A @ 2 0 9 D E S I G N . C A
Sept 25 2024
A201
ELEVATIONS
47 Cousins
Aurora, ON
24-010
1/8" = 1'-0"
South Elevation2
1/8" = 1'-0"
North Elevation1
Number Description Date
0 Concepts Aug 5 2024
1 Revision Aug 28 2024
2 Quote pg Sept 16 2024
3 Preliminary Review Sept 25 2024
PR20241187 Oct. 31, 2024
TOWN OF AURORA
PLANNING & DEVELOPMENT SERVICES
BUILDING DIVISION
PERMIT NO.: DATE:
PRELIMINARY ZONING REVIEW
APPROVED BY: Melissa Bozanin
Page 17 of 40
Ext. Grade
-1' -11"
Main Floor
0' -0"
2nd Floor
8' -7 3/8"
Top of Basement
-1' -0"
2nd Ceiling
15' -10"
Garage Ceiling
-1' -0 1/2"Addition Site Plan
-1' -11"
6 :1 2
Ext. Grade
-1' -11"
Main Floor
0' -0"Top of Basement
-1' -0"
2nd Ceiling
15' -10"
Addition Site Plan
-1' -11"7' - 5 1/2"7' - 3 1/8"7' - 3 1/8"7' - 3 1/8"7' - 3 1/8"3:123:123:124:124.5:12PROJECT #:
PLOT DATE:
PROJECT ADDRESS:THE UNDERSIGNED HAS REVIEWED & TAKES RESPONSIBILITY FOR THIS DESIGN, &
HAS THE QUALIFICATIONS & MEETS THE REQUIREMENTS SET OUT IN THE
ONTARIO BUILDING CODE TO DESIGN THE WORK SHOWN ON THE ATTACHED
DOCUMENTS
QUALIFICATION INFORMATION
REQUIRED UNLESS DESIGN IS EXEMPT UNDER DIV. C -3.2.5.1 OF THE BUILDING CODE
DANA EVANS 100332
NAME BCIN
REGISTRATION INFORMATION
REQUIRED UNLESS DESIGN IS EXEMPT UNDER DIV. C -3.2.4.1 OF THE BUILDING CODE
209 DESIGN 101521
FIRM NAME BCIN
2 0 9 D E S I G N www.209design.ca
1 5 9 0 5 S I D E R D . 1 7 , S U N D E R L A N D O N L 0 C 1 H 0
6 4 7 - 2 9 7 - 8 3 0 0 - D A N A @ 2 0 9 D E S I G N . C A
Sept 25 2024
A202
ELEVATIONS
47 Cousins
Aurora, ON
24-010
1/8" = 1'-0"
East Elevation1
1/8" = 1'-0"
West Elevation2
Number Description Date
0 Concepts Aug 5 2024
1 Revision Aug 28 2024
2 Quote pg Sept 16 2024
3 Preliminary Review Sept 25 2024
Page 18 of 40
PROJECT #:
PLOT DATE:
PROJECT ADDRESS:THE UNDERSIGNED HAS REVIEWED & TAKES RESPONSIBILITY FOR THIS DESIGN, &
HAS THE QUALIFICATIONS & MEETS THE REQUIREMENTS SET OUT IN THE
ONTARIO BUILDING CODE TO DESIGN THE WORK SHOWN ON THE ATTACHED
DOCUMENTS
QUALIFICATION INFORMATION
REQUIRED UNLESS DESIGN IS EXEMPT UNDER DIV. C -3.2.5.1 OF THE BUILDING CODE
DANA EVANS 100332
NAME BCIN
REGISTRATION INFORMATION
REQUIRED UNLESS DESIGN IS EXEMPT UNDER DIV. C -3.2.4.1 OF THE BUILDING CODE
209 DESIGN 101521
FIRM NAME BCIN
2 0 9 D E S I G N www.209design.ca
1 5 9 0 5 S I D E R D . 1 7 , S U N D E R L A N D O N L 0 C 1 H 0
6 4 7 - 2 9 7 - 8 3 0 0 - D A N A @ 2 0 9 D E S I G N . C A
Sept 25 2024
A209
RENDERINGS
47 Cousins
Aurora, ON
24-010
3D View 11
3D View 32
3D View 173
Number Description Date
0 Concepts Aug 5 2024
1 Revision Aug 28 2024
2 Quote pg Sept 16 2024
3 Preliminary Review Sept 25 2024
Page 19 of 40
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: December 12, 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 five residential units 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 20 of 40
December 12, 2024 2 of 11 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 an office on the ground floor, with five residential units above.
Application History
The minor variance application was first presented to the Committee of Adjustment
during the meeting on October 10, 2024. The Committee voted to defer the application,
giving the applicant an opportunity to provide further evidence that the proposed
development can meet the daylighting triangle requirements.
The design of the proposed mixed-use building has been updated from its original plan
to include a larger front yard setback of 1.8 meters, compared to the previous 0.14-meter
setback. Additionally, the ground floor office space has been redesigned to feature an
angular wall to improve traffic and pedestrian sightlines at the Tyler Street and
Temperance Street intersection.
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.
Page 21 of 40
December 12, 2024 3 of 11 Report No. MV-2024-28
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:
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
Page 22 of 40
December 12, 2024 4 of 11 Report No. MV-2024-28
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:
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
Page 23 of 40
December 12, 2024 5 of 11 Report No. MV-2024-28
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
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.
Page 24 of 40
December 12, 2024 6 of 11 Report No. MV-2024-28
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.
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
Page 25 of 40
December 12, 2024 7 of 11 Report No. MV-2024-28
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 has also reviewed the updated site plan and are
satisfied with the daylighting triangle being provided at the corner of Tyler and
Temperance Street. The are no comments as it pertains to the proposed development.
Overall, it is the opinion of Staff that the proposed variances are minor in nature.
Additional Comments
The minor variance application was circulated to Town Department/Divisions and to
external agencies for review and comment. The following comments were provided:
Department or Agency Comments
Building Division
Preliminary Zoning Review completed.
No objection.
Engineering Division No objection.
Operational Services (Parks) No objection.
Operations (Public Works) No objection.
Central York Fire Services No objection.
York Region No objection.
LSRCA No objection.
Alectra No objection.
Page 26 of 40
December 12, 2024 8 of 11 Report No. MV-2024-28
Public Correspondence
At the time of writing this report, three 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
Appendix ‘C’ – Floor Plans & Elevations
Page 27 of 40
December 12, 2024 9 of 11 Report No. MV-2024-28
Appendix ‘A’ – Conditions of Approval
Planning and Development Services:
1. That the variance only applies to the subject property in conformity with the plans
attached as ‘Appendix B’ to this Staff Report, to the satisfaction of the Director of
Planning and Development Services or designate.
2. That the owner obtain Site Plan Exemption approval as it relates to the office
component of the development.
3. 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:
4. 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
Page 28 of 40
December 12, 2024 10 of 11 Report No. MV-2024-28
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.
e. A monetary evaluation in accordance with the Town’s Tree Compensation
Policies for all trees designated to be removed.
5. 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.
6. The owner shall agree to comply with the Aurora Tree Permit By-law # 5850 -16
prior to the removal of any trees on the property.
7. 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.
8. 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:
9. That the Owner obtain a Road Occupancy Permit through Public Works.
10. 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.
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.
12. That the Applicant/Owner successfully obtain a permit from the LSRCA prior to
development or site alteration.
Page 29 of 40
December 12, 2024 11 of 11 Report No. MV-2024-28
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 30 of 40
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 31 of 40
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 32 of 40
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 33 of 40
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 34 of 40
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 35 of 40
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 36 of 40
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 37 of 40
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 38 of 40
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 39 of 40
31.76 12.66 1.27BOREHOLE LOCATIONUSFUNDERSIDE FOOTING ELEVATIONTFWFBSFFLGHSW1
0
0
.
0
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 SETBACK4.5.6.7.8.31.76 P15.30
P2P311.042.705.300.263.65
P4P5P6P71.50 6.00 6.00
8.
9
8
25.76 1.480.501.803.03
13.03
7.07
7.46Page 40 of 40