Agenda - Committee of Adjustment - 20241114Town of Aurora
Committee of Adjustment
Meeting Agenda
Date:Thursday, November 14, 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 October 10, 2024, Meeting
Number 24-10
1
That the Committee of Adjustment Minutes from Meeting Number 24-10
be adopted as printed and circulated.
6.Presentation of Applications
6.1 C-2024-04 , C-2024-05 - Allan- 2 Willow Farm Lane 8
6.2 MV-2024-01 - Liu - 2007 Vandorf Sideroad 21
6.3 MV-2024-29 - Birkland- 7 Johnson Rd 39
6.4 MV-2024-30 - Butler - 81 Tyler St 52
6.5 MV-2024-21 - Ahmad - 45 Steeplechase Ave 73
7.New Business
8.Adjournment
1
Town of Aurora
Committee of Adjustment
Meeting Minutes
Date:
Time:
Location:
Thursday, October 10, 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 7:02 PM.
2. Land Acknowledgement
The Town of Aurora acknowledges that the Anishinaabe (A-nishshaw-na-bee)
lands on which we live, and work are the traditional and treaty territory of the
Chippewas of Georgina Island, as well as many other Nations whose presence
here continues to this day. As the closest First Nation community to Aurora, we
recognize the special relationship the Chippewas have with the lands and waters
of this territory. They are the water protectors and environmental stewards of
these lands, and as a municipality we join them in these responsibilities.
We further acknowledge that Aurora is part of the treaty lands of the
Mississaugas and Chippewas, recognized through Treaty #13 as well as the
Williams Treaties of 1923.
Page 1 of 93
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 September 12, 2024, Meeting
Number 24-09
Moved by Michael Visconti
Seconded by Jane Stevenson
That the Committee of Adjustment Minutes from Meeting Number 24-09
be adopted as circulated.
Carried
6. Presentation of Applications
6.1 MV-2024-24 - Vata Holding Ltd. - 5 Vata Court
The owner is requesting relief from the requirements of the Town’s
Comprehensive Zoning By-law 6000-17, as amended, to facilitate
overnight accommodation within the “Pet Services” permitted use. The
following relief is being requested:
1. Section 3 of Zoning By-law 6000-17 under the definition of “Pet
Services” does not allow for overnight accommodation for animals.
The applicant is proposing overnight accommodations for animals.
Page 2 of 93
3
The Chair invited the Applicant or Owner to address the Committee. In
attendance was the agent Adrian Cheung and Owner Cindy Huang. 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 the letter of opposition, expressing
concerns for the animals due to noise from the nearby GO Trains. The
committee also inquired about the maximum number of pets allowed for
the overnight boarding at a time.
Moved by Michael Visconti
Seconded by Chris Polsinelli
That the Minor Variance Application MV-2024-24 be APPROVED
Carried
6.2 MV-2024-25 - 2209640 Ontario Ltd. - 95 Dunning Ave
The owner/applicant is requesting relief from the requirements of the
Town’s Comprehensive Zoning By-law No. 6000-17, as amended, to
facilitate the use of a Medical Marihuana Production Facility. Based on the
information provided to the Town, the following relief is being requested:
1. Section 10.1 of the Zoning By-law No. 6000-17 permits a Medical
Marihuana Production Use only in a Business Park (E-BP) zoning
district. The applicant is proposing a Medical Marijuana Production
Use in a General Employment (E2) zoning district.
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 justification to their application.
The Chair invited members of the public to provide comments. There were
two (2) public delegates in attendance for this application - Jean
Robertson and Sandra Humphrey. Jean and Sandra provided the
committee with comments regarding the smell and impacts of the
business.
Page 3 of 93
4
The Committee inquired about stated that they had read the staff reports
and had taken the many letters of opposition and public delegate
responses into consideration and have no further comments.
Moved by Jane Stevenson
Seconded by Michael Visconti
That the Minor Variance Application MV-2024-25 be DENIED.
Carried
6.3 MV-2024-27 -Inamdar - 69 Kennedy St. E
The owner/applicant is requesting relief from the requirements of the
Town’s Comprehensive Zoning By-law 6000-17, as amended, to facilitate
the construction of a two-storey detached dwelling and an accessory
structure (cabana) in the rear yard. The following relief is being requested:
A. Section 24.497.3.3 of the Zoning By-law permits a maximum gross
floor area of 370.0 m2. The applicant is proposing a two-storey
detached dwelling unit with a gross floor area of 452.5 m2.
B. Section 24.497.3.3 of the Zoning By-law requires a maximum
building footprint of 235 m2. The applicant is proposing a two-
storey detached dwelling unit with a footprint of 254 m2.
C. Section 24.497.5 of the Zoning By-law requires and integral garage
to be flush with, or set back from, the main front wall of the
detached dwelling. The applicant is proposing an integral garage
projecting beyond the main front wall of the detached dwelling.
D. Section 24.497.8 of the Zoning By-law requires max gross floor
area of an accessory detached structure to be 40 m2. The applicant
is proposing an accessory structure with 46.1 m2 gross floor area.
E. Section 4.12.2 (b) of the Zoning By-law requires a minimum
distance separation of 1.2 m from the waters edge of the pool to
any buildings and structures. The applicant is proposing an
accessory structure with 0.0 m distance separation.
F. Section 4.12.2 (b) of the Zoning By-law requires a minimum
distance separation of 1.2 m from the waters edge of the pool to
Page 4 of 93
5
any buildings and structures. The applicant is proposing a rear
covered deck with 0.5 m distance separation.
The Chair invited the Applicant or Owner to address the Committee. In
attendance was the agent, Danielle Bilodeau. 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 the rationale behind the requested
variances, specifically for the separation distances between the pool and
the proposed structures.
Moved by Chris Polsinelli
Seconded by Jane Stevenson
That the Minor Variance Application MV-2024-27, "A" be APPROVED
Carried
Moved by Jane Stevenson
Seconded by Chris Polsinelli
That the Minor Variance Application MV-2024-27, "B" be APPROVED
Carried
Moved by Chris Polsinelli
Seconded by Jane Stevenson
That the Minor Variance Application MV-2024-27, "C" be APPROVED
Carried
Moved by Chris Polsinelli
Seconded by Jane Stevenson
That the Minor Variance Application MV-2024-27, "D" be APPROVED
Carried
Page 5 of 93
6
Moved by Michael Visconti
Seconded by David Mhango
That the Minor Variance Application MV-2024-27, "E" be DENIED
Carried
Moved by Michael Visconti
Seconded by Julian Yang
That the Minor Variance Application MV-2024-27, "F" be DENIED
Carried
6.4 MV-2024-28 - Risk - 15 Tyler St
The applicant is requesting relief from the requirements of the Town’s
Comprehensive Zoning By-law 6000-17, as amended, to facilitate the
construction of a five-storey mixed use building with at grade office and
residential above. The vehicular access is off Temperance Street with
parking at rear. The following relief is being requested:
1. 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.
2. 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.
The Chair invited the Applicant or Owner to address the Committee. In
attendance was the Owner Andrew Risk. The owner provided a brief
introduction to their application.
The Chair invited members of the public to provide comments. There was
one (1) public delegate in attendance for this application - Bianca Moretti.
Bianca Moretti provided comments in opposition of application ; mainly
Page 6 of 93
7
commenting on the height of the structure and possible damages to the
foundations and structures of its surrounding buildings.
The Committee asked the owners if a daylighting triangle would need to
be established for the proposal if approved and whether this had been
completed. They also inquired if a site plan approval process would be
required for this type of application should the minor variance be granted.
Additionally, the Committee asked about the intended use of the office
space and raised concerns regarding waste collection and snow storage.
Lastly, they asked the applicant if a traffic study was necessary.
Moved by Julian Yang
Seconded by Jane Stevenson
That the Minor Variance Application MV-2024-28 be DEFFERED.
Carried
7. New Business
None.
8. Adjournment
Moved by Jane Stevenson
That the meeting be adjourned at 9:34PM.
Carried
Page 7 of 93
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. C -202 4 -04 & C -2024 -05
_______________________________________________________________________________________
Subject: Consent Application
Allan
2 Willow Farm Lane
Lot 86, 65M-2685
2 Willow Farm Lane
Files: C-2024-04 & C-2024-05
Related File numbers: ZBA-2019-02, C-2020-02, C-2020-03
Prepared by: Kenny Ng, Planner
Department: Planning and Development Services
Date: November 14, 2024
_______________________________________________________________________________________
Application
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:
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)
Establish a 6.0-metre-wide servicing easement on the severed lot in favour of the
retained lot (C-2024-05)
Background
Subject Property and Area Context
The subject lands are municipally known as 2 Willow Farm Lane, located on the south-
west corner of St. John’s Sideroad West and Willow Farm Lane. The subject lands have
an approximate lot area of 1.0 hectares (2.5 acres), and is a corner lot with approximately
107.8 metres (353.7 feet) of frontage on St. John’s Sideroad and approximately 22 metres
(72.2 ft) of frontage on Willow Farm Lane. The subject lands contain a single detached
Page 8 of 93
November 14, 2024 2 of 9 Report No. C-2024-04 & C-2024-05
dwelling with a driveway access from Willow Farm Lane, a pool, shed and mature
vegetation surrounding the dwelling and generally around the perimeter of the property.
Proposal
The proposed consent applications will:
Sever the subject lands to create 1 new lot with frontage and access from Willow
Farm Lane. The proposed new lot will accommodate a new single detached
dwelling. The retained lot will continue to have frontage and access from St. John’s
Sideroad and contains an existing single detached dwelling (Appendix ‘B’)
Establish a service easement along the south lot line for the proposed severed lot
(Appendix ‘B’). The purpose of this service easement is to facilitate the extension
of municipal water and sanitary service to the existing dwelling on the retained lot.
Proposed Severed Lot
(Part 2 on Severance Plan,
easterly lot fronting onto Willow
Farm Lane)
Proposed Retained Lot
(Part 1 on Severance Plan,
westerly lot fronting onto St.
John’s Sideroad)
Lot Area 0.16 hectares
(0.41 acres)
0.84 hectares
(2.0 acres)
Lot Frontage 22 m
(72 ft)
63.88 m
(209.6 ft)
Related Planning Applications
The applicant applied for two consent applications (C-2020-02 & C-2020-03) in June 2020
to proceed with the lot severance and easement establishment and received provisional
consent by the Committee of Adjustment on July 9, 2020. However, the applicant was not
able to fulfill the conditions of approval within the required one-year time frame and the
conditional approval for the consent applications lapsed accordingly. The applicant has
therefore applied to the Committee of Adjustment again in September 2024 for the same
purpose of establishing the severance and easement on the subject lands.
Bill 23 – the More Homes Built Faster Act
Bill 23 amended the Planning Act to support the province’s goal of adding 1.5 million new
homes in Ontario by 2031. The intent of the legislation is to assist the province in meeting
planned minimum housing and density targets. Infill developments are specifically seen
as assisting with creating housing opportunities through the gentle intensification of
Page 9 of 93
November 14, 2024 3 of 9 Report No. C-2024-04 & C-2024-05
traditionally lower density residential areas. The subject development is an example of
gentle intensification within a low-density residential neighbourhood, which will result in
minimal impact while achieving the goal of providing additional housing opportunities.
Official Plan
The subject lands are designated “Estate Residential” in the Town’s Official Plan. The
“Estate Residential” designation permits for single detached dwellings.
Zoning
The subject lands are zoned “ER (73) Estate Residential Exception Zone” which
represents the zoning of the proposed retained lot, and “R2 (74) Detached Second Density
Residential Exception Zone” which represents the zoning for the proposed severed lot
under the Town of Aurora Zoning By-law 6000-17, as amended. Single detached
dwellings are permitted in both zones, subject to specific development standards.
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 for the proposed
severed or retained parcels.
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
Matters of Provincial Interest
Staff consider the proposed consent applications to create an additional lot to be suitable
and appropriate as it is consistent with matters of provincial interest. In that the
applications facilitate an underutilized lot with residential permissions to provide for
Page 10 of 93
November 14, 2024 4 of 9 Report No. C-2024-04 & C-2024-05
additional infill housing opportunities through gentle intensification inline with provincial
objectives. Furthermore, staff believe that the consent application demonstrates good
planning and strives to provide alternative solutions to assist in the creation of new
housing opportunities.
Conformity with the Official Plan and adjacent plans of subdivision
Staff consider the proposed consent applications to be in conformity with relevant
Official Plan policies and adjacent plans of subdivision. This infill development will assist
in meeting growth targets established in the Town Official Plan within the built boundary,
which is set out to have 4,600 new residential units by 2051. The proposal is considered
to be a form of gentle intensification and thereby supports the target of creating a
complete community by providing additional housing opportunities in areas adjacent to
existing amenities and services. The proposed consent does not conflict with the existing
lot fabric of the adjacent area, and maintains appropriate access for both Parcels. The
proposed severed lot will have consistent lot frontage and fabric comparable to lots along
Willow Farm Lane and surrounding lots in close vicinity. The proposed single detached
dwelling is also able to maintain the surrounding built form and character which is
predominantly low density residential.
Suitability of the land and adequacy of utilities, municipal services, access
The proposed new residential lot is located in close proximity to Yonge Street and
contains access to local amenities and public transportation. Adequate municipal
servicing allocation has been provided through Council’s 2020 approval of the Zoning By-
law Amendment for the proposed severed lot to accommodate a future single-detached
dwelling. Other service-related matters are anticipated to be addressed via the proposed
servicing easement on the proposed severed lot which will be in favour of the retained lot
(C-2024-05). Staff consider the proposed easement to be appropriate to facilitate the
proposed development of the lands and do not anticipate any negative impacts.
The proposed severed lot will have access provided via Willow Farm Lane, while the
proposed retained lot will have access off of St. John’s Sideroad which is a Regional Road
under the jurisdiction of the Region of York. The Region has indicated they have no
concern with the proposed access. Staff notes that there is a 0.3 meter reserve along St.
John’s Sideroad that will need to be lifted through a by-law, to provide access onto St.
John’s Sideroad for the proposed retained lot. The associated by-law will be prepared by
Staff and place on a future council meeting agenda to be voted by Council for decision.
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November 14, 2024 5 of 9 Report No. C-2024-04 & C-2024-05
The dimension and shape of the proposed lots
The dimension and shape of the proposed severed lot is generally compatible with the
surrounding area. The lots immediately south of the proposed severed lot along the east
side of Willow Farm Lane have lot areas of approximately 1,150 m2 to 1,600 m2, which is
comparable with the proposed severed lot area of 1,600 m2. The lot frontages of the
adjacent lots range from approximately 27 m and 29 m, while the proposed severed lot
would have slightly less lot frontage at 22 m. Staff note that the reduced lot frontage
would appear indistinguishable from a streetscape perspective, given the lot frontage is
reduced due to the presence of a sightline triangle at the intersection of St. John’s
Sideroad and Willow Farm Lane. The purpose of the sightline triangle is to ensure that no
structure can be erected within the triangular shaped area to improve traffic safety and
driver visibility. The lot frontage would be approximately 29 m without the presence of
the sightline triangle, which is comparable to adjacent lots to the south and east. The
proposed severed lot is comparable in lot depth with the adjacent lots to the south.
The proposed consent applications will facilitate an additional residential lot which is
consistent with the surrounding lots, result in gentle intensification within a residential
neighbourhood which meets provincial interest, and is adequately serviced by municipal
services. Furthermore, the proposed severed and retained lots are of a size and shape
that is consistent with the existing lot fabric to the east and south of the subject lands. It
has been demonstrated that a new single detached dwelling can be accommodated on
the proposed severed lot, that is consistent with zoning regulations and surrounding
neighbourhood. 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.
Transportation No objections.
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November 14, 2024 6 of 9 Report No. C-2024-04 & C-2024-05
Department or Agency
Comments
Operational Services (Parks) No objections, see conditions in Appendix ‘A’.
Operational Services
(Public Works)
No objections.
Central York Fire Services No objections.
York Region No objections, see conditions in Appendix ‘A’.
LSRCA No objections, see conditions in Appendix ‘A’.
Public Correspondence
Written submissions were not received at the time of writing of this report. Should
additional written submissions be received after the writing of this report, the Secretary
Treasurer will provide the submission(s) to Committee members at the meeting.
Conclusion
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-2024-04 & C-2024-05 subject to the conditions attached (Appendix
‘A’)
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Proposed Severance Plan
Appendix ‘C’ – Region of York letter dated November 4, 2024, from Christine Meehan
Page 13 of 93
November 14, 2024 7 of 9 Report No. C-2024-04 & C-2024-05
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should applications C-2024-04 & C-
2024-05 be approved by the Committee of Adjustment:
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-2024-04 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 enter into a Letter of Undertaking to acknowledge the
understanding that the Owner will be required to pay cash-in-lieu of Parkland,
development charges, municipal service connection fees and any other fees as
required and applicable per the Town’s Fees and Charges By-law to the
satisfaction of the Director of Planning and Development Services.
6. That the Owner acquire the Town’s enactment of a by-law to dedicate a portion of
the 0.3 m reserve along St. John’s Sideroad as public highway to be registered on
title for the purpose of driveway access, to the satisfaction of the Director of
Planning and Development Services.
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November 14, 2024 8 of 9 Report No. C-2024-04 & C-2024-05
Operation Services:
7. That the owner shall be required to provide an Evaluation Report prepared by a
Certified Arborist or Professional Registered Forester outlining all aspects of the
impacts that this proposal will have on existing trees. The report shall include the
following:
a) An assessment of existing trees (5cm trunk diameter and greater) by size,
species and condition including trees on adjacent properties whose
structure or root zone may be impacted by construction.
b) Identification of all tree injuries and tree removals, if any.
c) Identification of all tree protection measures including recommendations
on the mitigation of negative effects to trees during and post construction,
including applicable maintenance requirements.
d) Provision of monitoring of the site work through a series of site visits by the
Arborist/Forester to ensure protection/preservation measures remain in
compliance throughout the duration of the project. Monitoring shall occur
i) at commencement of work to certify all tree protection measures are in
place, ii) during site work to confirm protection measures are in place and
to oversee arboricultural works as required, and iii) post construction
assessment. Each site visit is to be documented and any resulting action
items required by the Arborist /Forester shall be implemented and
confirmed on site forthwith by the Arborist /Forester following each visit.
e) A monetary evaluation in accordance with the Town’s Tree Compensation
Policies for all trees designated to be removed.
8. The Owner shall be required to provide a tree compensation fee and/or 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.
9. 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.
10. 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.
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November 14, 2024 9 of 9 Report No. C-2024-04 & C-2024-05
11. Conditions 7 to 10 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.
Operation Services - Public Works:
12. That the Owner obtain a Road Occupancy Permit through Public Works.
13. That the Owner prepare and submit a site servicing plan showing the proposed
and existing servicing. The external servicing within the drawing shall comply with
the Town’s Design Criteria Manual.
York Region:
14. Submission to the Secretary-Treasurer of written confirmation from the Region of
York that the Owner has satisfied all conditions, as outlined in a letter from
Christine Meehan, dated November 4, 2024, be addressed to the satisfaction of
the Region of York.
Lake Simcoe Region Conservation Authority:
15. That the Applicant/Owner shall pay the LSRCA Plan Review Fee in accordance with
the approved LSRCA Fee Schedule. The applicable fee for Consent (Minor –
planner review only) is $536.
16. 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 16 of 93
PART 1
PART 2
PR20241284 Oct. 24, 2024
TOWN OF AURORA
PLANNING & DEVELOPMENT SERVICES
BUILDING DIVISION
PERMIT NO.: DATE:
PRELIMINARY ZONING REVIEW
APPROVED BY: Melissa Bozanin
Page 17 of 93
The Regional Municipality of York, 17250 Yonge Street, Newmarket, Ontario L3Y 6Z1
Tel: (905) 830-4444, 1-877-464-YORK (1-877-464-9675)
Internet: www.york.ca
Corporate Services
File No.: CONS.24A.0084
Monday, November 4, 2024
Peter Fan
Committee of Adjustment
Town of Aurora
100 John West Way, Box 1000
Aurora, ON L4G 6J1
RE: Consent Application Local file # C-2024-04 (CONS.24.A.0084)
Jeffrey and Karin Allan
2 Willow Farm Lane, Aurora, ON L4G6K1
The Regional Municipality of York (“Region”) has completed its review of the above
noted consent application to create one new residential lot with an easement over the
severed lot. The property is municipally known as 2 Willow Farm Lane and has
frontage on both Willow Lane and St. John’s Sideroad.
York Region Remains a Commenting Agency
Upon York Region becoming an upper-tier municipality without planning responsibilities,
please note that the technical comments and conditions will continue to remain relevant.
All technical matters must be addressed to the satisfaction of York Region.
Moving forward please continue to circulate all applications that we currently receive by
addressing the circulation to developmentservices@york.ca. The Region will continue to
provide technical review and comments and conditions on matters of Regional interest,
such as transportation, wellhead protection and water/wastewater.
The Region has no objection to the consent application subject to the following
conditions being satisfied:
1. Please be advised York Region is protecting a 18 metre right-of-way for this
section of St. John’s Sideroad. As such, York Region requests that all municipal
setbacks be referenced from a point 18 metre(s) from the centreline of
construction of St. John’s Sideroad.
Page 18 of 93
2 Willow Lane
Consent File # CONS.24.A.0084 Page 2 of 3
2. The Owner shall convey the following lands, along the entire frontage of the site
adjacent to St. John’s Sideroad, to The Regional Municipality of York, free of all
costs and encumbrances:
• sufficient property to provide a road widening to establish 18 metres from
the centre line of construction of St. John’s Sideroad;
• sufficient property to provide a 15 metre by 15 metre daylighting triangle at
southwest corner of St. John’s Sideroad and Willow Farm Lane
intersection.
3. The Owner shall provide a solicitor’s certificate of title in a form satisfactory to the
Regional Solicitor, at no cost to the Region, with respect to the conveyance of
these lands to the Region.
4. The Owner will be required to submit a Survey Plan (that shows centerline of
construction).
5. The Owner shall arrange for the preparation, review and deposit on titleof a
reference plan describing the lands to be conveyed to the Region, as described
above, to the satisfaction of the Economic and Development Services Branch
6. The Region requires the Owner submit a Phase One Environmental Site
Assessment (“ESA”) in general accordance with the requirements of the
Environmental Protection Act and O. Reg. 153/04 Records of Site Condition, as
amended (“O. Reg. 153/04”). The Phase One ESA must be for the Owner’s
property that is the subject of the application and include the lands to be
conveyed to the Region (the “Conveyance Lands”). The Phase One ESA cannot
be more than two (2) years old at: (a) the date of submission to the Region; and
(b) the date title to the Conveyance Lands is transferred to the Region. If the
originally submitted Phase One ESA is or would be more than two (2) years old
at the actual date title of the Conveyance Lands is transferred to the Region, the
Phase One ESA will need to be either updated or a new Phase One ESA
submitted by the Owner. Any update or new Phase One ESA must be prepared
to the satisfaction of the Region and in general accordance with the requirements
of O. Reg. 153/04. The Region, at its discretion, may require further study,
investigation, assessment, delineation and preparation of reports to determine
whether any action is required regardless of the findings or conclusions of the
submitted Phase One ESA. The further study, investigation, assessment,
delineation and subsequent reports or documentation must be prepared to the
satisfaction of the Region and in general accordance with the requirements of O.
Reg. 153/04. Reliance on the Phase One ESA and any subsequent reports or
documentation must be provided to the Region in the Region’s standard format
and/or contain terms and conditions satisfactory to the Region.
The Region requires a certified written statement from the Owner that, as of the
date title to the Conveyance Lands is transferred to the Region: (i) there are no
Page 19 of 93
2 Willow Lane
Consent File # CONS.24.A.0084 Page 3 of 3
contaminants of concern, within the meaning of O. Reg. 153/04, which are
present at, in, on, or under the property, or emanating or migrating from the
property to the Conveyance Lands at levels that exceed the MOECC full depth
site condition standards applicable to the property; (ii) no pollutant, waste of any
nature, hazardous substance, toxic substance, dangerous goods, or other
substance or material defined or regulated under applicable environmental laws
is present at, in, on or under the Conveyance Lands; and (iii) there are no
underground or aboveground tanks, related piping, equipment and
appurtenances located at, in, on or under the Conveyance Lands.
7. The Owner shall be responsible for all costs associated with the preparation and
delivery of the following: a draft and deposited 65Rplan, Phase One ESA, any
subsequent environmental work, reports or other documentation, reliance, and
the Owner’s certified written statement.
8. This application is subject to York Region’s development applications processing
fees as identified in By-law No. 2020-04. The review fee for Consent to Sever is
$1,200. The Review and approval of the Environmental Site Assessment Report
fee is $2,000. All payments shall be in the form of a cheque and made payable to
“The Regional Municipality of York” and forwarded to Community Planning +
Development Services. Development application fees are subject to annual
adjustments and increases. Any unpaid fees, regardless of the year the
application is submitted, will be subject to current fee requirements.
9. The Town shall confirm that water and wastewater servicing allocation is
available for the new lot.
10. Prior to final approval, the Economic and Development Services Branch shall
certify that Conditions 1-9 have been met to its satisfaction.
The Region will permit only a single access to St. John’s Sideroad. Prior to
obtaining a Building Permit from the town the Owner will be required to obtain an
Engineering Approval from the Region with regard to construction access, site
grading and accesses.
With respect to the conditions above, we request a copy of the Notice of Decision
when it becomes available.
Should you have any questions regarding the above, please contact Christine
Meehan at Christine.Meehan@york.ca.
Regards,
Page 20 of 93
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 4 -01
_______________________________________________________________________________________
Subject: Minor Variance Application
Ye Liu
2007 Vandorf Sideroad
Part of Lot 5, Concession 3
MV-2024-01
Prepared by: Katherine Gatzos, Planner
Department: Planning and Development Services
Date: November 14, 2024
_______________________________________________________________________________________
Application
The owner/applicant is requesting relief from the requirements of the Town’s
Comprehensive Zoning By-law 6000-17, as amended, to facilitate the construction of a
new two (2) storey detached dwelling. The following relief is being requested:
a) 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.
a. The applicant is proposing to construct a new two-storey detached dwelling;
and,
b) 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.
a. The applicant is proposing to construct a two-storey detached dwelling; and,
c) Section 4.20 of the Zoning By-law states canopies may project 0.7 metres into any
required yard.
a. The applicant is proposing to construct a two-storey detached dwelling, with
canopies projecting 1.5 metres into the required front yard; and,
Page 21 of 93
November 14, 2024 2 of 11 Report No. MV-2024-01
Background
Subject Property and Area Context
The subject property, municipally known as 2007 Vandorf Sideroad, is an established
estate residential lot located just west of Highway 404. The subject property is
approximately 0.59 hectares (1.45 acres), with a frontage along the south side of Vandorf
Sideroad of approximately 58.7 metres. The property has a depth of approximately 100
metres, containing wooded areas, particularly to the west and south boundaries, however
the majority of the property consists of manicured grassy areas. Additional mature trees
are present along the eastern boundary, to provide screening of Highway 404. The subject
property will be serviced by private septic and well facilities.
The overall topography of the site can be classified as gentle to moderate, with site
drainage generally flowing north – south (from front to rear of the property).
An unevaluated wetland to the south partially falls within the subject property towards
the rear lot boundary. No development is proposed within this feature or the associated
protection zone. The White Rose – Preston Lake Wetland Complex, a provincially
significant wetland (PSW), is located approximately 110 metres east of the subject
property and is separated by Highway 404.
Currently, the property contains a single detached dwelling and detached garage with
building footprints of 134.97 sqm (1452 sqft) and 72.56 sqm (781 sqft), respectively. The
existing dwelling and detached garage are proposed to be demolished as part of the
subject redevelopment of the site.
Surrounding Land Uses
The surrounding land uses for the subject property are as follows:
North: Estate residential single detached lots and wooded areas
South: Wooded areas, Westview Golf Club, and Metrolinx GO Train line
East: Highway 404, Town of Aurora and Town of Whitchurch-Stouffville boundary, and
estate residential single detached lots
West: Westview Golf Club and wooded areas.
Proposal
The applicant is proposing to demolish the existing residential dwelling and detached
garage on the property and replace with a new two (2) storey single detached dwelling.
Page 22 of 93
November 14, 2024 3 of 11 Report No. MV-2024-01
The proposed new dwelling has a building footprint of approximately 625 sqm (6727.44
sqft).
Although not included as part of the subject variance, the development will also include
an on-site sewage disposal system consisting of a septic tank and leaching bed in the
rear yard. An existing drilled well will be used for portable water supply for the residence.
Official Plan
The subject property is designated “Countryside Oak Ridges Moraine” 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. These provisions generally require that no development
or site alteration occur on lands within Key Natural Heritage Features, Minimum
Vegetation Protection Zones, Significant Woodland or Landform Conservation Area
(Category 2) without an amendment to, or relief from the Zoning By-law and confirmation
from an accompanying Natural Heritage Evaluation of no negative impacts to ecological
and hydrological features.
Schedule ‘K’ of OPA 48 classifies the subject property as partially within the 30 m
Minimum Vegetation Protection Zone (MVPZ) for significant woodlands. Schedule ‘L’ of
OPA 48 indicates that the subject property is within a Category 2 Landform Conservation
Area.
Zoning
The subject property is 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
uses. New single residential dwellings and related accessory uses on existing lots will
only be permitted through a minor variance.
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.
Page 23 of 93
November 14, 2024 4 of 11 Report No. MV-2024-01
Applicant’s stated reason(s) for not complying with the Zoning By-law
As stated on the application form, “[Reducing the] size of the dwelling can not be achieved
with the current zoning limitations. The owner of this property is a mother or three. Her
eldest daughter, Flavia, is a competitive swimmer with aspirations to excel at the
National/International level. Her son, Aaron, is currently on a pre-competitive swim team,
following Flavia’s lead, and aspiring to join a competitive swim team. The standard
swimming pool allows the kids to have less crowded and additional training time. To
construct the new 2-storey dwelling and the accessory swimming pool will allow the
mother to accompany her kids when training. While the current zoning by-law does not
permitted for new development or site alteration on this property. Also, this lot is quite
deep at the rear yard, so we have to move the proposed dwelling further to the front yard
and trigger the required front and side yard setback.”
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2024-01 pursuant to the
prescribed tests as set out in Section 45(1) of the Planning Act, as follows:
a) The proposed variances meet the general intent of the Official Plan
A Natural Heritage Evaluation (NHE) was prepared in support of the application, which
includes an analysis of existing environmental conditions on the subject property and
adjacent areas. The NHE further provides recommendations and construction mitigation
measures to be implemented, which have been added to the Conditions of Approval
(Appendix ‘A’).
The proposed development minorly encroaches into the MVPZ associated with the
woodland feature north of Vandorf Sideroad. The MVPZ extends south from the feature
through the right-of-way and into the north portion of the subject property. This results in
the MVPZ on the subject property being disconnected from the features north of Vandorf
Sideroad. Further, the portion of the MVPZ on the subject property has been altered and
developed over the years to include a manicured lawn and landscaped areas, a detached
dwelling, and driveway.
The Owner’s Environmental Consultant (SLR Consulting (Canada) Ltd.) indicates that in
total, ten (10) trees are required for removal to accommodate the proposed development,
which includes two (2) dead trees, however these trees were not observed to promote
roosting of endangered or threatened species. A total of eighteen (18) replacement trees
are proposed to be planted on-site, with the remaining twenty-one (21) existing trees
being protected.
Page 24 of 93
November 14, 2024 5 of 11 Report No. MV-2024-01
The Natural Heritage Evaluation also determined that due to the scale and minimal
encroachment of the proposed development, no negative impact is anticipated on local
species within the area. Further, as the MVPZ on the subject property is not connected to
the northern features it does not function as a continuous buffer due to being bisected
by Vandorf Sideroad. Therefore, staff are of the opinion that the development within the
MVPZ will not considerably alter the existing state of the MVPZ, nor negatively impact the
features north of Vandorf Sideroad.
Again, specific conditions of approval have been developed, including the need for an
Evaluation Report / Tree Preservation Plan prepared by a Certified Arborist or
Professional Registered Forester outlining all aspects of the impacts that this proposal
will have on existing and current remaining vegetation, compensation planting per Town
of Aurora’s Tree Removal/Pruning and Compensation Policy, and the installation of tree
protection/silt fencing during construction. Implementation of the recommendations as
conditions of approval will further ensure that the proposed development will not
negatively impact the surrounding natural heritage features.
Staff are of the opinion that the requested variances meet the general intent of the Official
Plan, given that the policies of the Oak Ridges Moraine – Countryside designation are
adhered to, and that no adverse impacts are anticipated to surrounding natural heritage
features. The appropriate Conditions of Approval are also attached hereto as Appendix
‘A’.
b) The proposed variances meet the general intent of the Zoning By-law
Architectural features, including canopies, are limited to project into any yard to ensure
that they are not obtrusive from the streetscape or surrounding properties, and
additionally do not negatively impact access, usability or drainage within any yard.
Zoning provisions governing natural heritage features and Minimum Vegetation
Protection Zones (MVPZ) are established to ensure that development does not negatively
impact surrounding areas and features.
The proposed canopy is an architectural feature that intends to provide overhead
protection when entering/exiting the garage, and it is constructed wholly within the extent
of the impervious driveway. Although the architectural canopy feature on the proposed
dwelling encroaches further into the front yard than what the Zoning By-law permits, staff
are of the opinion that this encroachment will not negatively impact access and usability
of the front yard. Further, staff are of the opinion that the canopy is coordinated with
Page 25 of 93
November 14, 2024 6 of 11 Report No. MV-2024-01
architectural features elsewhere on the dwelling, creating a cohesive built form that will
not negatively alter the streetscape.
The Natural Heritage Evaluation and associated recommendations have demonstrated
that the proposed development will not negatively impact the surrounding natural
heritage features and systems. To ensure no resulting adverse impacts, the
recommendations have also been implemented as Conditions of Approval, attached
hereto as Appendix ‘A’.
The Zoning By-law provisions with respect to the subject variances specifically recognize
that exceptions can be made for established residential lots and additions, provided that
the development would not result in any negative environmental impacts. The proposed
dwelling has been located purposefully on the site to avoid impacts to the natural heritage
features of the area. The submitted NHE and associated conditions of approval further
ensure that any potential impacts are mitigated and avoided.
Additionally, the owner has confirmed that they are not planning to construct the indoor
swimming pool for the purpose of a home occupation (swimming school). The owner has
been advised that a swim school home occupation would be in contravention to the
Town’s Zoning By-law and a separate Minor Variance application would be required to
permit this use.
As such, staff are of the opinion that the requested variances meet the general intent of
the Zoning By-law.
c) The proposed variances are considered desirable for the appropriate development of
the land
The proposed variances are considered desirable for the appropriate development of the
land as they permit the redevelopment of a residential dwelling with no anticipated
negative impacts on local natural heritage features or systems, the public realm, or
streetscape. The proposed development is not located within the LSRCA Regulated Area,
and appropriate conditions have been developed as per the attached Appendix ‘A’. As an
estate lot with a large lot and setbacks, the property is an appropriate location for the new
dwelling, and the redevelopment offers an opportunity for mitigation and enhancement
opportunities to be implemented on the site, including new tree planting. Staff are of the
opinion that the requested variances are considered desirable for the appropriate
development of the property and given the listed conditions under Appendix ‘A’, are
satisfied with approval of the subject application.
Page 26 of 93
November 14, 2024 7 of 11 Report No. MV-2024-01
The dwelling is proposed in an area of the subject lot that is occupied by a manicured
lawn and gardens. This location results in limited tree removal to accommodate the
development, and the opportunity for the installation of enhanced plantings and
compensation elsewhere on the subject property. As such, staff are of the opinion that
the proposed location of the dwelling is appropriate and sited strategically to avoid
negative impacts, given the building constraints present.
Staff are of the opinion that the Natural Heritage Evaluation submitted as part of this
application has demonstrated that the proposed development will not negatively impact
local natural heritage systems or features and has provided satisfactory mitigation
measures to further reduce impacts associated with the construction of the dwelling,
which have been incorporated as Conditions of Approval. Fulfillment of the conditions
will in turn result in enhancements of natural heritage elements on the subject property,
including additional tree canopy area, while also implementing strategies during
construction and in the design of the buildings will be able to ensure no negative adverse
impacts.
As such, staff are of the opinion that the requested variances are considered desirable
for the appropriate development of the property, provided that the Conditions of Approval
attached hereto as Appendix ‘A’ are satisfied.
d) The proposed variances are considered minor in nature
The proposed variances are minor in nature and facilitate the construction of a dwelling
within a relatively manicured landscaped area on the subject property.
The subject property is occupied by areas of woodland along the rear and westerly
property lines, and a noise fence along the east property line which provide for substantial
screening of the proposed dwelling. Staff consider the encroachment of the canopy
feature within the front yard to be minor and will not impede on the function or usability
of the front yard and driveway. Further, the canopy feature is compatible with the other
modern architectural features of the dwelling, without being overtly obtrusive to the
streetscape.
As such, staff are of the opinion that there are no visual and streetscape impacts as a
result of the proposed development, including views from adjacent properties.
Further, the accompanying Natural Heritage Evaluation has demonstrated that there are
no negative impacts to surrounding features as a result of the proposed development
and has outlined mitigation measures to ensure this.
Page 27 of 93
November 14, 2024 8 of 11 Report No. MV-2024-01
Staff are of the opinion that the requested variances are minor in nature and that
construction impacts will be negated through appropriate mitigation measures attached
hereto as Appendix ‘A’ –Conditions of Approval.
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 with conditions.
Operational Services
(Public Works) No objections with conditions.
Central York Fire Services No objections.
York Region No objections.
LSRCA No objections with conditions.
Public Correspondence
Written submissions were not received at the time of writing of this report. Should written
submissions be received after the writing of this report, the Secretary Treasurer will
provide the submission(s) to Committee members at the meeting.
Conclusion
Planning staff have reviewed the application with respect to the Section 45 (1) of the
Planning Act, R.S.O, 1990, c.P.13, as amended, and are of the opinion that the requested
variance meets the four tests of the Planning Act for granting of minor variances. Staff
recommend approval of the requested variance subject to the conditions outlined in
Appendix ‘A’.
Page 28 of 93
November 14, 2024 9 of 11 Report No. MV-2024-01
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan and Elevations
Page 29 of 93
November 14, 2024 10 of 11 Report No. MV-2024-01
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2024-01 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.
2. That the recommendations of the Accompanying Natural Heritage Evaluation
dated September 24, 2024, and prepared by SLR Consulting (Canada) Ltd. (listed
under Section 3.0 of the Evaluation) be satisfied per the discretion of the Director
of Planning and Development Services or their designate.
3. An approved Road Occupancy Permit is required through the Town of Aurora
Public Works department.
4. The Applicant/Owner shall pay the Lake Simcoe Region Conservation Authority
(LSRCA) Plan Review Fee in accordance with the approved LSRCA Fee Schedule.
The applicable fee for Minor Variance (Minor – planner review only) is $536.
5. That the owner shall be required to provide an Evaluation Report prepared by a
Certified Arborist or Professional Registered Forester outlining all aspects of the
impacts that this proposal will have on existing vegetation. The report shall assess
existing trees (5cm trunk diameter and greater), identify tree removals, if any,
identify tree protection measures and make recommendations on the mitigation
of negative effects to vegetation, during and post construction periods. As well,
make recommendations for measures aimed at tree health care and protection for
trees effected by the project and any remaining trees in the vicinity of the project
that require applicable maintenance.
6. In addition, the report shall include a schedule of monitoring of the ongoing site
work through a series of scheduled site visits by the Arborist / Forester during and
post construction to ensure the vegetation preservation measures remain in
compliance throughout the duration of the project. Each site visit is to be
documented and any resulting action items required by the Arborist /Forester shall
be implemented and confirmed on site forthwith by the Arborist /Forester
following each visit.
Page 30 of 93
November 14, 2024 11 of 11 Report No. MV-2024-01
7. The owner shall be required to provide vegetation compensation and a replanting
plan in accordance with the Town of Aurora TREE REMOVAL/PRUNING AND
COMPENSATION POLICY to the satisfaction of the Director of Operational
Services as compensation for trees removed to facilitate construction.
Compensation planting shall be completed prior to release of the financial
securities.
8. 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.
9. Where compensation planting is required, the owner shall agree to provide
financial securities based on the total value of the Tree Compensation evaluation
and all Arboriculture works as defined by the Town and the Owner’s Arborist/
Forester, to the satisfaction of the Manager of Parks Division.
10. 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.
Page 31 of 93
F.F.E.
O.H.W.
WO.
INV.
C.S.P.
(ROAD ALLOWANCE BETWEEN LOT 15 AND 16, CONCESSION 3)(ROAD ALLOWANCE BETWEEN LOT 15 AND 16, CONCESSION 2)PART 1, PLAN 65R-3070PART 2PLAN 65R-3070(KNOWN AS)
CONCESSION 3
PART OF LOT 15 (ROAD ALLOWANCE BETWEEN CONCESSIONS 3 AND 4)PIN 03676-0062
PIN 03642-0002
PIN 03698-0084
PIN 03698-0084PIN 03676-0062
BRIDGE
PART OF LOT 15
CONCESSION 3
PIN 03676-0055(LT)LINE LIMIT BETWEEM TOWN OF WHITCHURCH-STOUFFVILLE AND TOWN OF AURORA303.58303.56304.22304.80305.97304.05305.47305.30304.70304.84304.79306.60306.87307.03306.94306.21305.63305.31304.64304.30304.79304.07303.58303.27302.99303.19303.05302.87303.11303.34303.81303.85303.86303.60303.33302.75302.47302.39302.11302.16302.22302.58302.45302.73302.59302.16302.23302.21302.18301.95302.15302.29302.48302.58302.64303.05303.14302.66302.68302.99302.56302.35302.26302.02301.84305.65306.80302.90302.64302.57302.57302.97303.54302.66302.65308.64308.49308.76309.08309.76309.24309.03309.05309.22310.11309.28309.47309.30309.23308.99309.31309.56309.21309.22302.61303.36303.51303.85304.19305.96305.22304.64307.18305.68305.03306.31306.88307.47308.29307.69306.91307.16306.39305.67306.34305.67305.14304.50304.16306.93307.50307.66307.89308.23308.72309.21308.95308.94309.02308.91309.03308.94308.86308.83308.79308.73308.91D.S.309.14306.71306.73305.71306.01308.81308.15308.95308.32309.21309.64308.78308.74308.70307.24307.30307.24306.52306.21306.57306.48306.73307.21307.48308.22308.10308.57308.23307.91307.34306.82306.02305.31304.96304.47304.84
304.89
304.99305.44305.48306.09 INV.305.77306.69 INV.306.27306.61307.11307.53307.93308.06308.67308.31308.42308.56308.93308.85308.96309.09309.19309.06309.30309.26309.37 SIB
(MTC)
SIB
(NI)
SIB
(804)
SIB
(804)
18.44
(P1&M)(D&SET)
40.23
(P1&M)2.3840.23
(D&SET)
494.53
(CALC'D)
9.47
1.97
(P1&SET)N11°11'35"W18.44(P1&SET)42.21(P1&SET)(D&SET)EDGE OF PAVEMENT
CENTRELINE OF ROAD
CONCRETE CURB
EDGE OF BRIDGE
EDGE OF BRIDGESOUND PROTECTION WALL
C.S.P.∅300mmDITCH
TOP OF BANKTOP OF BANK TOP OF BANK
TOP OF BANK
W.F.0.37
NO.H.W.O.H.W.O.H.W.O.H.W.O.H.W.O.H.W.C.L.F.DRIP LINE MEASURED ON JANUARY 05, 2022W.F.
NORTHEASTERLY ANGLE
LOT 15, CINCESSION 3
GUARD RAIL
GUARD RAIL
SOUND PROTECTION WALLVANDORF SIDEROAD
THE KING'S HIGHWAY 404DON MILLS ROADX X X X X X X
XXXXXXXXXXXN71°22'55"E
58.68
N71°22'55"E 58.68 N11°11'35"W100.58N11°11'35"W100.58N11°11'35"W100.584C.B.
U.P.P.A.
U.P.
WELL
WELL
1.2
Dia.
0.5
Dia.
0.5
Dia.
0.4
Dia.
0.4
Dia.
0.4
Dia.
1.0
Dia.
0.3
Dia.
0.3
Dia.
0.3
Dia.
0.3
Dia.
0.3
Dia.
0.4
Dia.
0.4
Dia.
0.3
Dia.
0.3
Dia.
0.3
Dia.
0.3
Dia.
0.5
Dia.
1.0
Dia.
0.3
Dia.
0.3
Dia.
0.5
Dia.
0.4
Dia.
0.2
Dia.
0.2
Dia.
0.2
Dia.
0.2
Dia.
0.5
Dia.
0.4
Dia.
0.2
Dia.
0.3
Dia.
0.4
Dia.
0.3
Dia.
0.4
Dia.
0.4
Dia.
0.2
Dia.0.4
Dia.
0.4
Dia.
0.4
Dia.
0.4
Dia.
SITE STATISTICS
ZONING BY-LAW # 6000-17
LOT AREA
LOT WIDTH & FRONTAGE
BUILDING FOOTPRINT
GFA
BUILDING HEIGHT
(MAIN DWELLING)
SETBACKS: FRONT
SETBACKS: SIDE (WEST)
SETBACKS: SIDE (EAST)
SETBACKS: REAR YARD
PERMITTED
PROPOSED
PERMITTED
PROPOSED
PERMITTED
PROPOSED
PERMITTED
PROPOSED
PERMITTED
PROPOSED
PERMITTED
PROPOSED
5852.484 SQM
58.68M
NA
677.02 SQM
10M MAX
8.95M
15M MIN
15M
4.5M MIN
22M MIN
56.547M
MAIN BUILDING: 310.182 SQM
4.5M
9M MIN
9M
LOT COVERAGE 10.68%
PERMITTED
PROPOSED
NA
BASEMENT: 258.473 SQM
MAIN DWELLING
FSI
PERMITTED
PROPOSED
NA
0.12
C-ORM
MAX BUILDING LENGTH
PERMITTED
PROPOSED 30.639M
NA
COVERED PORCHES: 13.955 SQM
TOTAL: 625.121 SQM
MAX FINISHED FIRST
FLOOR HEIGHT
PERMITTED
PROPOSED
NA
0.8M
(MAIN BUILDING)
1ST: 255.58 SQM
GARAGE: 54.602 SQM
2ND: 120.568 SQM
1ST: 300.872 SQM
ACCESSORY STRUCTURE
( (INDOOR SWIMMING &
ENCLOSED BREEZEWAY))
PERMITTED
PROPOSED
4.5M MAX
6.2M
BUILDING HEIGHT
(ACCESSORY STRUCTURE)
ACCESSORY STRUCTURE (INDOOR SWIMMING & ENCLOSED BREEZEWAY): 300.872 SQM+307.3+3 0 9 .4 8
3 9 ' - 5 "1 2 0 0 8
(92' - 6")28194(57' - 3")17445(185' - 6")56547(49' - 2 1/2")REQUIRED FRONT YARD SETBACK15000(29' - 6 1/2")REQUIRED SIDE YARD SETBACK
9000
(14' - 9")REQUIRED SIDE YARD SETBACK
4500
(72' - 2")REQUIRED REAR YARD SETBACK220001
3
' -
1
1
/
2
"
4
0
0
0
(77' - 10")
23722
(9' - 3")
2826
(31' - 1")
9480
(45' - 11")PROPOSED EXTERIOR SIDE YARD SETBACK
14000
PROPOSED 2-
STOREY DWELLING
PROPOSED
INDOOR
SWIMMING
POOL
DRIVEWAY
PORCH
DECK
CANOPY
CANOPY
CANOPY
CANOPY
TOP OF BANK
TOP OF BANK (21' - 6")6555(19' - 8")600019' - 8"60003-OUTDOOR
PARKINGS(44' - 3 1/2")13500(4' - 11")1500(4' - 11")1500(19' - 8")
6000
PLANTER
PLANTER
(22' - 6 1/2")
6866
(15' - 9 1/2")PROPOSED SIDE YARD SETBACK
4816
(15' - 2")
4622
(52' - 1")15869(49' - 2 1/2")PROPOSED FRONT YARD SETBACK15000(29' - 9 1/2")
9078
(57' - 10 1/2")
17643
(26' - 9 1/2")
8164
(2' - 0")610(223' - 11 1/2")68262V A N D O R F S I D E R O A D
58.68N71°22'55"E
N71°22'55"E 58.68 N11°11'35"WN11°11'35"WTOP OF BANK
TOP OF BANK
TOP OF BANK
TOP OF BANK
100.58D O N M I L L S R O A D T H E K I N G' S H I G H W A Y 404 100.58+304.84+307.7+306.7+308.64+309.23+308.77+308.9(153' - 9 1/2")
46871
(25' - 7")7800(15' - 7")4755(35' - 7")
10843
EXISTING GARAGE TO
BE REMOVED
EXISTING DWELLING
TO BE REMOVED
WALKOUT
(45' - 11")REQUIRED 14M SETBACK BY MTO
14000
(20' - 0")6096(36' - 0 1/2")
10990
(118' - 2 1/2")
36028
PORCH
(4' - 11")1500P R O J E C T S C A L E D R A W N R E V I E W E D
I S S U E R E C O R D
R E V I S I O N R E C O R D
Note: This drawing is the property of the Architect and may not be reproduced
or
used without the expressed consent of the Architect. The Contractor is
responsible
for checking and verifying all levels and dimensions and shall report all
discrepancies to the Architect and obtain clarification prior to commencing
work.
for
1. ALL DIMENSIONS AND QUANTITIES OF MATERIALS
ARE THE RESPONSIBILITY OF THE CONTRACTOR. AN
ACCEPTABLE LEVEL OF FINISH MUST BE ACHIEVED
AND APPROVED BY OWNER.
2. ALL TRADES TO VERIFY DIMENSIONS AND DATA
HEREIN WITH EXISTING ON SITE.
3. REPORT ALL DISCOVERIES OF ERRORS,
OMISSIONS OR DISCREPANCIES TO THE DESIGNER
OR DESIGN ENGINEER AS APPLICABLE.
4. GENERAL CONTRACTOR TO PROVIDE ALL
BLOCKING REQUIRED IN WALLS TO ACCOMODATE
INSTALLATION OF MILLWORK, ARTWORK, FURNITURE,
WASHROOM ACCESSORIES, AND EQUIPMENT.
5. MOULD RESISTANT GYPSUM BOARD IN LIEU OF
GYPSUM BOARD INDICATED ON WALL SURFACES
WITHIN WASHROOMS & MUDROOMS.
6. TILE BACKER BOARD TO BE USED IN LIEU OF
GYPSUM BOARD INDICATED ON WALL TYPES TO
EXTENT OF WALLS WHERE CERAMIC WALL TILES ARE
INDICATED TO BE INSTALLED.
7. DO NOT SCALE DRAWINGS.
NOTES:
2007 Vandorf Sideroad, Aurora,
ON L4G 7C1
9/5/2024 11:00:01 AMAs indicated
PROPOSED 2-STOREY SINGLE
DWELLING WITH INDOOR
SWIMMING POOL
SITE PLAN
21052 CD MDZ
A1.1
1 : 2501SITE PLAN
No. Description Date
1 ISSUED FOR ZPR 02/25/2022
2 ISSUED FOR COfA 07/10/2024
Page 32 of 93
TOP OF GROUND FLOOR308.56 TOP OF GROUND FLOOR 308.56
TOP OF SECOND FLOOR312.07
SECOND FLOOR CEILING314.81
GROUND FLOOR CEILING311.73
AVERAGE GRADE307.76 AVERAGE GRADE 307.76
TOP OF ROOF318.47
TOP OF BASEMENT305.49
TOP OF LOWER ROOF 315.80
MID OF ROOF316.71
MID OF LOWER ROOF 313.96
TOP OF LOWER ROOF
EAVE 312.12
TOP OF ROOF EAVE314.95
308.75
307.51
(307.3+304.84+307.7+308.77+308.9+306.7+308.64+309.23)/8 = 307.76(29' - 4 1/2")8947(12' - 0")3658(9' - 0")2743(11' - 6")3505(10' - 1")3073(5' - 9 1/2")1759(5' - 9 1/2")1759(20' - 4")6200(6' - 0 1/2")1836(6' - 0 1/2")1836(11' - 8 1/2")3564(2' - 7 1/2")8009:1
2
9:1
2
GARAGE ENTRANCE307.51 GARAGE ENTRANCE 307.51
305.33
9:1
2
(26' - 4 1/2")8036(27' - 8 1/2")8451(35' - 1 1/2")10707TOP OF GROUND FLOOR308.56 TOP OF GROUND FLOOR 308.56
TOP OF SECOND FLOOR 312.07
SECOND FLOOR CEILING 314.81
GROUND FLOOR CEILING 311.73
AVERAGE GRADE307.76 AVERAGE GRADE 307.76
TOP OF ROOF 318.47
(29' - 4 1/2")8947(12' - 0")3658(9' - 0")2743(11' - 6")3505(10' - 1")3073TOP OF BASEMENT 305.49
TOP OF LOWER ROOF315.80
(2' - 7 1/2")800(307.3+304.84+307.7+308.77+308.9+306.7+308.64+309.23)/8 = 307.76(20' - 4")6200MID OF ROOF 316.71
MID OF LOWER ROOF313.96
TOP OF LOWER ROOF
EAVE312.12
(2' - 7 1/2")800(11' - 8 1/2")3564(6' - 0 1/2")1836(6' - 0 1/2")1836(5' - 9 1/2")1759(5' - 9 1/2")1759TOP OF ROOF EAVE 314.95
309.26
307.51
9 :1 2
307.61GARAGE ENTRANCE307.51 GARAGE ENTRANCE 307.51(35' - 1 1/2")10707(27' - 8 1/2")8451308.45
308.09(26' - 4 1/2")80369 :1 2
9 :1 2
P R O J E C T S C A L E D R A W N R E V I E W E D
I S S U E R E C O R D
R E V I S I O N R E C O R D
Note: This drawing is the property of the Architect and may not be reproduced
or
used without the expressed consent of the Architect. The Contractor is
responsible
for checking and verifying all levels and dimensions and shall report all
discrepancies to the Architect and obtain clarification prior to commencing
work.
for
1. ALL DIMENSIONS AND QUANTITIES OF MATERIALS
ARE THE RESPONSIBILITY OF THE CONTRACTOR. AN
ACCEPTABLE LEVEL OF FINISH MUST BE ACHIEVED
AND APPROVED BY OWNER.
2. ALL TRADES TO VERIFY DIMENSIONS AND DATA
HEREIN WITH EXISTING ON SITE.
3. REPORT ALL DISCOVERIES OF ERRORS,
OMISSIONS OR DISCREPANCIES TO THE DESIGNER
OR DESIGN ENGINEER AS APPLICABLE.
4. GENERAL CONTRACTOR TO PROVIDE ALL
BLOCKING REQUIRED IN WALLS TO ACCOMODATE
INSTALLATION OF MILLWORK, ARTWORK, FURNITURE,
WASHROOM ACCESSORIES, AND EQUIPMENT.
5. MOULD RESISTANT GYPSUM BOARD IN LIEU OF
GYPSUM BOARD INDICATED ON WALL SURFACES
WITHIN WASHROOMS & MUDROOMS.
6. TILE BACKER BOARD TO BE USED IN LIEU OF
GYPSUM BOARD INDICATED ON WALL TYPES TO
EXTENT OF WALLS WHERE CERAMIC WALL TILES ARE
INDICATED TO BE INSTALLED.
7. DO NOT SCALE DRAWINGS.
NOTES:
2007 Vandorf Sideroad, Aurora,
ON L4G 7C1
9/5/2024 11:00:07 AM1 : 75
PROPOSED 2-STOREY SINGLE
DWELLING WITH INDOOR
SWIMMING POOL
ELEVATIONS
21052 CD MDZ
A3.1
1 : 752SOUTH ELEVATION
1 : 751NORTH ELEVATION
No. Description Date
1 ISSUED FOR ZPR 02/25/2022
2 ISSUED FOR COfA 07/10/2024
Page 33 of 93
TOP OF GROUND FLOOR308.56 TOP OF GROUND FLOOR 308.56
TOP OF SECOND FLOOR312.07
SECOND FLOOR CEILING314.81
GROUND FLOOR CEILING311.73
AVERAGE GRADE307.76 AVERAGE GRADE 307.76
TOP OF ROOF318.47
TOP OF BASEMENT305.49
TOP OF LOWER ROOF 315.80
MID OF ROOF316.71
MID OF LOWER ROOF 313.96
TOP OF LOWER ROOF
EAVE 312.12
TOP OF ROOF EAVE314.95
(29' - 4 1/2")8947(5' - 9 1/2")1759(5' - 9 1/2")1759(12' - 0")3658(9' - 0")2743(11' - 6")3505(10' - 1")3073(20' - 4")6200(6' - 0 1/2")1836(6' - 0 1/2")1836(11' - 8 1/2")3564(2' - 7 1/2")800(307.3+304.84+307.7+308.77+308.9+306.7+308.64+309.23)/8 = 307.76
307.51
304.92
307.359:129:12GARAGE ENTRANCE307.51 GARAGE ENTRANCE 307.51(35' - 1 1/2")10707(27' - 8 1/2")8451(26' - 4 1/2")80369:12(4' - 11")
1500
(2' - 0")
610
TOP OF GROUND FLOOR308.56 TOP OF GROUND FLOOR 308.56
TOP OF SECOND FLOOR 312.07
SECOND FLOOR CEILING 314.81
GROUND FLOOR CEILING 311.73
AVERAGE GRADE307.76 AVERAGE GRADE 307.76
TOP OF ROOF 318.47
TOP OF BASEMENT 305.49
TOP OF LOWER ROOF315.80
MID OF ROOF 316.71
MID OF LOWER ROOF313.96
TOP OF LOWER ROOF
EAVE312.12
TOP OF ROOF EAVE 314.95(12' - 0")3658(9' - 0")2743(11' - 6")3505(10' - 1")3073(29' - 4 1/2")8947(307.3+304.84+307.7+308.77+308.9+306.7+308.64+309.23)/8 = 307.76(5' - 9 1/2")1759(5' - 9 1/2")1759(20' - 4")6200(6' - 0 1/2")1836(6' - 0 1/2")1836(11' - 8 1/2")3564(2' - 7 1/2")800308.75
309.26
GARAGE ENTRANCE307.51 GARAGE ENTRANCE 307.519:12(26' - 4 1/2")8036(35' - 1 1/2")107079:12(27' - 8 1/2")8451P R O J E C T S C A L E D R A W N R E V I E W E D
I S S U E R E C O R D
R E V I S I O N R E C O R D
Note: This drawing is the property of the Architect and may not be reproduced
or
used without the expressed consent of the Architect. The Contractor is
responsible
for checking and verifying all levels and dimensions and shall report all
discrepancies to the Architect and obtain clarification prior to commencing
work.
for
1. ALL DIMENSIONS AND QUANTITIES OF MATERIALS
ARE THE RESPONSIBILITY OF THE CONTRACTOR. AN
ACCEPTABLE LEVEL OF FINISH MUST BE ACHIEVED
AND APPROVED BY OWNER.
2. ALL TRADES TO VERIFY DIMENSIONS AND DATA
HEREIN WITH EXISTING ON SITE.
3. REPORT ALL DISCOVERIES OF ERRORS,
OMISSIONS OR DISCREPANCIES TO THE DESIGNER
OR DESIGN ENGINEER AS APPLICABLE.
4. GENERAL CONTRACTOR TO PROVIDE ALL
BLOCKING REQUIRED IN WALLS TO ACCOMODATE
INSTALLATION OF MILLWORK, ARTWORK, FURNITURE,
WASHROOM ACCESSORIES, AND EQUIPMENT.
5. MOULD RESISTANT GYPSUM BOARD IN LIEU OF
GYPSUM BOARD INDICATED ON WALL SURFACES
WITHIN WASHROOMS & MUDROOMS.
6. TILE BACKER BOARD TO BE USED IN LIEU OF
GYPSUM BOARD INDICATED ON WALL TYPES TO
EXTENT OF WALLS WHERE CERAMIC WALL TILES ARE
INDICATED TO BE INSTALLED.
7. DO NOT SCALE DRAWINGS.
NOTES:
2007 Vandorf Sideroad, Aurora,
ON L4G 7C1
9/5/2024 11:00:11 AM1 : 75
PROPOSED 2-STOREY SINGLE
DWELLING WITH INDOOR
SWIMMING POOL
ELEVATIONS
21052 CD MDZ
A3.2
1 : 751WEST ELEVATION
1 : 752EAST ELEVATION
No. Description Date
1 ISSUED FOR ZPR 02/25/2022
2 ISSUED FOR COfA 07/10/2024
Page 34 of 93
UP
SWIMMING
POOL ABOVE
UNEXCA.
UNEXCA.
(29' - 7 1/2")
9028
(6' - 8 1/2")
2045
(8' - 0")
2441
(6' - 8 1/2")
2045
(26' - 7 1/2")
8113
(9' - 4")
2851
(31' - 1")
9480
(118' - 1 1/2")
36003
(27' - 4")8336(4' - 0")1219(14' - 1")4297(4' - 0")1219(2' - 7 1/2")798(5' - 0")1525(50' - 11 1/2")
15533
(26' - 8 1/2")
8139
(9' - 4")
2851
(31' - 1")
9480
(118' - 1 1/2")
36003(5' - 0")1525WINE CELLAR
STORAGE
(25' - 0")7621(3' - 11")1200(16' - 7")5061(10' - 0")3048MECH RM.
HOME THEATRE
UNEXCA.
HALLWAY
(13' - 5")4092(10' - 8")3251(21' - 5")
6531 (5' - 2 1/2")1594(6' - 2")1879(28' - 2 1/2")
8604
(21' - 5")
6531
(4' - 3")1297(4' - 6")
1372
(18' - 8")
5684
UNEXCA.(11' - 1")3379(8' - 0 1/2")2445(92' - 6")28194(15' - 10 1/2")
4841
UNEXCA.(5' - 9 1/2")1762(3' - 10")1168(9' - 9")
2975
(5' - 0")1524WD
F.(10' - 6")3202BAR
LIVING
TEA RM
LAUNDRY
BATH RM
305.49
UNEXCA.(52' - 1")15869(7' - 5")
2266
(14' - 9")
4500
(8' - 9 1/2")
2681
(18' - 8 1/2")
5700
(1' - 3")
385
1R DN
(26' - 6 1/2")
8088
(24' - 6")
7470
(4' - 6")
1372
STORAGE
COLD ROOM
UNEXCA.(21' - 1")6429(5' - 0 1/2")1540(8' - 0")2445P R O J E C T S C A L E D R A W N R E V I E W E D
I S S U E R E C O R D
R E V I S I O N R E C O R D
Note: This drawing is the property of the Architect and may not be reproduced
or
used without the expressed consent of the Architect. The Contractor is
responsible
for checking and verifying all levels and dimensions and shall report all
discrepancies to the Architect and obtain clarification prior to commencing
work.
for
1. ALL DIMENSIONS AND QUANTITIES OF MATERIALS
ARE THE RESPONSIBILITY OF THE CONTRACTOR. AN
ACCEPTABLE LEVEL OF FINISH MUST BE ACHIEVED
AND APPROVED BY OWNER.
2. ALL TRADES TO VERIFY DIMENSIONS AND DATA
HEREIN WITH EXISTING ON SITE.
3. REPORT ALL DISCOVERIES OF ERRORS,
OMISSIONS OR DISCREPANCIES TO THE DESIGNER
OR DESIGN ENGINEER AS APPLICABLE.
4. GENERAL CONTRACTOR TO PROVIDE ALL
BLOCKING REQUIRED IN WALLS TO ACCOMODATE
INSTALLATION OF MILLWORK, ARTWORK, FURNITURE,
WASHROOM ACCESSORIES, AND EQUIPMENT.
5. MOULD RESISTANT GYPSUM BOARD IN LIEU OF
GYPSUM BOARD INDICATED ON WALL SURFACES
WITHIN WASHROOMS & MUDROOMS.
6. TILE BACKER BOARD TO BE USED IN LIEU OF
GYPSUM BOARD INDICATED ON WALL TYPES TO
EXTENT OF WALLS WHERE CERAMIC WALL TILES ARE
INDICATED TO BE INSTALLED.
7. DO NOT SCALE DRAWINGS.
NOTES:
2007 Vandorf Sideroad, Aurora,
ON L4G 7C1
9/5/2024 11:00:02 AM1 : 75
PROPOSED 2-STOREY SINGLE
DWELLING WITH INDOOR
SWIMMING POOL
BASEMENT AND FOUNDATION
PLAN
21052 CD MDZ
A2.1
1 : 751BASEMENT AND FOUNDATION PLAN
No. Description Date
1 ISSUED FOR ZPR 02/25/2022
2 ISSUED FOR COfA 07/10/2024
Page 35 of 93
DN UP
4R DN
5R DN5R DN 2R DN
LANDSCAPE
DECK
ISLANDCL.FR.SOFT LANDSCAPE
SOFT
LANDSCAPE
DECK
FIRE PLACE (20' - 0")6096(10' - 8")3253(5' - 0")1524(7' - 0")2135(6' - 0")1829(23' - 4 1/2")7128(4' - 11")1500FOYER
DINING
BOOK SHELF
MASTER BED
(21' - 2 1/2")
6466
(7' - 6")
2286
DRIVEWAY
COVERED PORCH
(52' - 6")15998(10' - 0")3048(8' - 6 1/2")2605(10' - 0")3048(11' - 5 1/2")3495(4' - 11")1500HALLWAY
SWIMMING POOL
SKYLIGHTS ABOVE
SKYLIGHTS ABOVE(17' - 4 1/2")5290(1' - 8")5103-CAR GARAGE
GYM
BATH
BATH
BATH
SAUNA
MECH.(18' - 0")5486(2' - 0")610(8' - 0")2445(4' - 11")1500(9' - 10")3000WALLS ABOVE
(10' - 11")3333(10' - 7 1/2")3244WIC
(10' - 6")3200PWD
(6' - 5")
1951
(3' - 6")
1068(7' - 11 1/2")2432(0' - 6 1/2")165(3' - 11")1200(3' - 6")1066MUD RM.
OVEN
(6' - 1")1855(6' - 5 1/2")1973(8' - 0")2438(32' - 6 1/2")9920(8' - 0")2438(8' - 0")2438(11' - 0")3353(12' - 0")3658(7' - 6")
2286 (0' - 10")254(3' - 0")914(4' - 2 1/2")1277308.56
308.41
307.76
308.41
308.56
WALKOUT
(77' - 5 1/2")
23607
(9' - 8")
2941
(31' - 1")
9480
(7' - 6")
2292
(14' - 9")
4500
(8' - 9 1/2")
2681
(18' - 8 1/2")
5700
(2' - 11")
885
(23' - 6")
7164
(1' - 3")
385
(15' - 9 1/2")
4816
(29' - 9 1/2")
9078
(21' - 3")
6480
(26' - 5")
8049
(77' - 5 1/2")
23607
(9' - 8")
2941
(31' - 1")
9480
(9' - 6 1/2")
2911
(11' - 6")
3505
(4' - 0")
1222
(3' - 7")
1092
(2' - 5 1/2")
750
(4' - 11")1500(4' - 11")1500(52' - 1")15869(92' - 6")28194(27' - 11 1/2")
8516
(21' - 3")
6480
307.51
308.39 (19' - 0 1/2")5800(8' - 0")
2438
(14' - 5")
4394 (5' - 11")1800(4' - 7 1/2")1415307.68
ENSUITE
(4' - 7")
1400
3R DN
LIVING
VESTIBULE
307.25
307.76
308.41
308.56
(19' - 10")
6049
(9' - 7")
2923
(8' - 0 1/2")2445(2' - 2")
662
(16' - 0")
4877
(1' - 5 1/2")
439
(8' - 0")
2438
(2' - 2")
662
(21' - 3")
6480
(1' - 7 1/2")
500
(5' - 0")
1524
(13' - 6")
4116
(5' - 0")
1524
(1' - 7 1/2")
500
(1' - 4 1/2")
413
(6' - 6 1/2")
2000
(1' - 4 1/2")
413
2R DN
1R DN
1R DN
(11' - 10")3605LIBRARY
KITCHEN
FAMILY ROOM
(3' - 0")
914
(3' - 10")
1166
(2' - 6")
762
(11' - 5 1/2")
3491
(2' - 6")
762
(4' - 10")
1471
(3' - 0")
914
(3' - 11")
1200
(13' - 1 1/2")
4000
(4' - 2")
1266
(21' - 2 1/2")
6466
(36' - 0 1/2")
10990
308.56
(24' - 11 1/2")
7602
(42' - 2 1/2")12862308.56
307.61
308.09
308.98
308.41
308.56
1R DN
1R DN
(8' - 0")
2441
(33' - 5")
10183
(4' - 8 1/2")1432(82' - 0 1/2")25000(3' - 11")1200308.56
307.76308.09
(20' - 0")6096ENCLOSED
BREEZEWAY
308.56
308.41
(8' - 0")2438(21' - 2 1/2")
6466
(52' - 7 1/2")
16044
(10' - 0 1/2")
3056
1R DN
1R DN
1R DN1R DN1R DN
COVERED PORCH
P R O J E C T S C A L E D R A W N R E V I E W E D
I S S U E R E C O R D
R E V I S I O N R E C O R D
Note: This drawing is the property of the Architect and may not be reproduced
or
used without the expressed consent of the Architect. The Contractor is
responsible
for checking and verifying all levels and dimensions and shall report all
discrepancies to the Architect and obtain clarification prior to commencing
work.
for
1. ALL DIMENSIONS AND QUANTITIES OF MATERIALS
ARE THE RESPONSIBILITY OF THE CONTRACTOR. AN
ACCEPTABLE LEVEL OF FINISH MUST BE ACHIEVED
AND APPROVED BY OWNER.
2. ALL TRADES TO VERIFY DIMENSIONS AND DATA
HEREIN WITH EXISTING ON SITE.
3. REPORT ALL DISCOVERIES OF ERRORS,
OMISSIONS OR DISCREPANCIES TO THE DESIGNER
OR DESIGN ENGINEER AS APPLICABLE.
4. GENERAL CONTRACTOR TO PROVIDE ALL
BLOCKING REQUIRED IN WALLS TO ACCOMODATE
INSTALLATION OF MILLWORK, ARTWORK, FURNITURE,
WASHROOM ACCESSORIES, AND EQUIPMENT.
5. MOULD RESISTANT GYPSUM BOARD IN LIEU OF
GYPSUM BOARD INDICATED ON WALL SURFACES
WITHIN WASHROOMS & MUDROOMS.
6. TILE BACKER BOARD TO BE USED IN LIEU OF
GYPSUM BOARD INDICATED ON WALL TYPES TO
EXTENT OF WALLS WHERE CERAMIC WALL TILES ARE
INDICATED TO BE INSTALLED.
7. DO NOT SCALE DRAWINGS.
NOTES:
2007 Vandorf Sideroad, Aurora,
ON L4G 7C1
9/5/2024 11:00:03 AM1 : 75
PROPOSED 2-STOREY SINGLE
DWELLING WITH INDOOR
SWIMMING POOL
GROUND FLOOR PLAN
21052 CD MDZ
A2.2
1 : 751GROUND FLOOR PLAN
No. Description Date
1 ISSUED FOR ZPR 02/25/2022
2 ISSUED FOR COfA 07/10/2024
Page 36 of 93
DN
OPEN TO BELOW
OPEN TO BELOW
(13' - 8")4167(10' - 6")3200(19' - 10 1/2")6056TERRACE
SKYLIGHTS
EXTERIOR WALL BELOW
(4' - 11")1500(92' - 6")28194(9' - 3")
2826
(26' - 9 1/2")
8164
(21' - 3")
6480
(29' - 9 1/2")
9078 (4' - 11")1500(44' - 0 1/2")13424(2' - 0")610(29' - 9 1/2")
9078
(21' - 3")
6480
(26' - 9 1/2")
8164
(9' - 3")
2826
(31' - 1")
9480
(21' - 5")
6532
(22' - 6 1/2")
6866
ARCHITECTURAL CANOPY
ARCHITECTURAL CANOPY
(51' - 0 1/2")
15558
(15' - 2")
4622
(15' - 9 1/2")
4816
(3' - 6")1067(3' - 11")1200(3' - 6")1067(8' - 6")
2591
(8' - 6")
2591
(5' - 0")1524(10' - 10")3304(4' - 9 1/2")
1458
(13' - 8")
4167
(4' - 10")
1475
(10' - 11")3334(9' - 1 1/2")
2781
(18' - 10")
5735
(10' - 4 1/2")
3166
(5' - 0")
1524(8' - 6")2591(4' - 11")1494(13' - 9 1/2")4203(6' - 8 1/2")
2047
(11' - 9 1/2")
3590 (7' - 0 1/2")2149(11' - 5")3478(13' - 8 1/2")
4183
ENSUITE ENSUITE
BEDROOM 4
WICWIC
ENSUITE
WIC
BEDROOM 2 BEDROOM 3
ENSUITE
(8' - 6")2588(43' - 7")13281(4' - 11")15009:12(8' - 2 1/2")2508(7' - 0")2134(22' - 4")6807(1' - 11 1/2")600(4' - 0 1/2")1232(3' - 0")
914
(2' - 6")
762
(3' - 0")
914
(6' - 6")
1981
(3' - 0")
914
(8' - 9 1/2")
2678
(3' - 0")
914
311.91
312.07
312.07
311.91
1R DN1R DN
1R DN
BEDROOM 5
ARCHITECTURAL CANOPY
(7' - 11")
2414
(7' - 0")
2134
(16' - 2")
4932
(52' - 8")16054(4' - 0")1219(2' - 0")610(4' - 0")1219(29' - 10")9092TERRACE
(31' - 1")
9480 (97' - 5")29694(40' - 5")12325(39' - 0")11884(13' - 1")3984INACCESSIBLE FLAT
ROOF
9:12
(118' - 2 1/2")
36028
(118' - 2 1/2")
36028
P R O J E C T S C A L E D R A W N R E V I E W E D
I S S U E R E C O R D
R E V I S I O N R E C O R D
Note: This drawing is the property of the Architect and may not be reproduced
or
used without the expressed consent of the Architect. The Contractor is
responsible
for checking and verifying all levels and dimensions and shall report all
discrepancies to the Architect and obtain clarification prior to commencing
work.
for
1. ALL DIMENSIONS AND QUANTITIES OF MATERIALS
ARE THE RESPONSIBILITY OF THE CONTRACTOR. AN
ACCEPTABLE LEVEL OF FINISH MUST BE ACHIEVED
AND APPROVED BY OWNER.
2. ALL TRADES TO VERIFY DIMENSIONS AND DATA
HEREIN WITH EXISTING ON SITE.
3. REPORT ALL DISCOVERIES OF ERRORS,
OMISSIONS OR DISCREPANCIES TO THE DESIGNER
OR DESIGN ENGINEER AS APPLICABLE.
4. GENERAL CONTRACTOR TO PROVIDE ALL
BLOCKING REQUIRED IN WALLS TO ACCOMODATE
INSTALLATION OF MILLWORK, ARTWORK, FURNITURE,
WASHROOM ACCESSORIES, AND EQUIPMENT.
5. MOULD RESISTANT GYPSUM BOARD IN LIEU OF
GYPSUM BOARD INDICATED ON WALL SURFACES
WITHIN WASHROOMS & MUDROOMS.
6. TILE BACKER BOARD TO BE USED IN LIEU OF
GYPSUM BOARD INDICATED ON WALL TYPES TO
EXTENT OF WALLS WHERE CERAMIC WALL TILES ARE
INDICATED TO BE INSTALLED.
7. DO NOT SCALE DRAWINGS.
NOTES:
2007 Vandorf Sideroad, Aurora,
ON L4G 7C1
9/5/2024 11:00:03 AM1 : 75
PROPOSED 2-STOREY SINGLE
DWELLING WITH INDOOR
SWIMMING POOL
SECOND FLOOR PLAN
21052 CD MDZ
A2.3
1 : 751SECOND FLOOR PLAN
No. Description Date
1 ISSUED FOR ZPR 02/25/2022
2 ISSUED FOR COfA 07/10/2024
Page 37 of 93
SKYLIGHTS
EXTERIOR WALL BELOW
SKYLIGHTS
EXTERIOR WALL BELOW
EXTERIOR WALL BELOW2-STOREY
1-STOREY
1-STOREY
DRIVEWAY
MAIN ENTRANCE
SIDE ENTRANCE (4' - 11")1500(92' - 6")28194(31' - 1")
9480
(9' - 3")
2826
(26' - 9 1/2")
8164
(21' - 3")
6480
(29' - 9 1/2")
9078
2ND FLOOR TERRACE
GROUND FLOOR DECK
BASEMENT PATIO
SOFT LANDSCAPE
@ GROUND FLOOR(4' - 11")1500(43' - 7")13281(8' - 6")2588SIDE ENTRANCE
GARAGE ENTRANCE
(48' - 6")147819:12
9:12
9:12
9:12
SOFT LANDSCAPE
SOFT
LANDSCAPE
(2' - 0")610(44' - 0 1/2")13424(4' - 11")1500(50' - 11 1/2")15533(29' - 9 1/2")
9078
(21' - 3")
6480
(26' - 9 1/2")
8164
(9' - 3")
2826
(31' - 1")
9480
2ND FLOOR TERRACE (52' - 8")16054(4' - 0")1219(2' - 0")610(4' - 0")1219(29' - 10")9092(7' - 11")
2414
(7' - 0")
2134
(16' - 2")
4932
9:12
9:12
(118' - 2 1/2")
36028
GROUND FLOOR DECK
1-STOREY
P R O J E C T S C A L E D R A W N R E V I E W E D
I S S U E R E C O R D
R E V I S I O N R E C O R D
Note: This drawing is the property of the Architect and may not be reproduced
or
used without the expressed consent of the Architect. The Contractor is
responsible
for checking and verifying all levels and dimensions and shall report all
discrepancies to the Architect and obtain clarification prior to commencing
work.
for
1. ALL DIMENSIONS AND QUANTITIES OF MATERIALS
ARE THE RESPONSIBILITY OF THE CONTRACTOR. AN
ACCEPTABLE LEVEL OF FINISH MUST BE ACHIEVED
AND APPROVED BY OWNER.
2. ALL TRADES TO VERIFY DIMENSIONS AND DATA
HEREIN WITH EXISTING ON SITE.
3. REPORT ALL DISCOVERIES OF ERRORS,
OMISSIONS OR DISCREPANCIES TO THE DESIGNER
OR DESIGN ENGINEER AS APPLICABLE.
4. GENERAL CONTRACTOR TO PROVIDE ALL
BLOCKING REQUIRED IN WALLS TO ACCOMODATE
INSTALLATION OF MILLWORK, ARTWORK, FURNITURE,
WASHROOM ACCESSORIES, AND EQUIPMENT.
5. MOULD RESISTANT GYPSUM BOARD IN LIEU OF
GYPSUM BOARD INDICATED ON WALL SURFACES
WITHIN WASHROOMS & MUDROOMS.
6. TILE BACKER BOARD TO BE USED IN LIEU OF
GYPSUM BOARD INDICATED ON WALL TYPES TO
EXTENT OF WALLS WHERE CERAMIC WALL TILES ARE
INDICATED TO BE INSTALLED.
7. DO NOT SCALE DRAWINGS.
NOTES:
2007 Vandorf Sideroad, Aurora,
ON L4G 7C1
9/5/2024 11:00:04 AM1 : 75
PROPOSED 2-STOREY SINGLE
DWELLING WITH INDOOR
SWIMMING POOL
ROOF PLAN
21052 CD MDZ
A2.4
1 : 751ROOF PLAN
No. Description Date
1 ISSUED FOR ZPR 02/25/2022
2 ISSUED FOR COfA 07/10/2024
Page 38 of 93
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 4 -29
_______________________________________________________________________________________
Subject: Minor Variance Application
Eric Birkland
7 Johnson Road
PLAN 514 LOT 491
File: MV-2024-29
Prepared by: Felix Chau, Planner
Department: Planning and Development Services
Date: November 14, 2024
_______________________________________________________________________________________
Application
The owner/applicant is requesting relief from the requirements of the Town’s
Comprehensive Zoning By-law 6000-17, as amended, to facilitate the construction of a
detached garage. The following relief is being requested:
a) Section 24.497.8 of the Zoning By-law permits a maximum gross floor area of
40.0 m2 (430.5 ft2). The applicant is proposing a detached garage with a gross floor
area of 45.0 m2 (484.4 ft2).
Background
Subject Property and Area Context
The subject lands are municipally known as 7 Johnson Road and are located at the
southeast corner of Johnson Road and Browning Court.
The subject lands currently feature a one-storey detached dwelling and a carport. The
carport is proposed to be demolished as part of the redevelopment of the lands. The
subject lands have an approximate lot area of 654.8 m2 (7,048.2 ft2) with approximately
14.6 m (48 ft) of frontage along Johnson Road and approximately 39.5 m (129.5 ft) of
frontage along Browning Court. Vehicular access is provided by way of driveway access
along Browning Court.
Page 39 of 93
November 14, 2024 2 of 8 Report No. MV-2024-29
Proposal
The applicant is proposing to demolish the existing carport to construct a detached
garage with a building footprint of 45.0 m2 (484.4 ft2).
Official Plan
The subject property is designated ‘Stable Neighbourhoods’ by the Town of Aurora
Official Plan. The Stable Neighbourhoods designation permits the development of single
detached dwellings subject to the development policies of the Official Plan.
Zoning
The subject lands are zoned R3-SN (497) (Detached Third Density Residential Exception
Zone) by the Town of Aurora Zoning By-law #6000-17, as amended, where Detached
Dwelling and associated accessory buildings are permitted uses.
Preliminary Zoning Review
A Preliminary Zoning Review (PZR) has been completed by the Town of Aurora’s Building
Division. The PZR identified the required variance and no other non-compliance was
identified.
Applicant’s stated reason(s) for not complying with the Zoning By-law
The applicant states in the application form that the By-law maximum of 40.0 m2 for a
detached garage does not permit accommodation of a mid-sized pickup truck and the
possibility of having a small workshop, which is required for a small bungalow.
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2024-29 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 protect from
incompatible forms of development while also allowing neighbourhoods to be enhanced
over time. The variance requested is not anticipated to have any negative impact on the
character of the existing residential neighbourhood. The proposed location of the
detached garage is south of the existing detached dwelling, and it is intended to replace
Page 40 of 93
November 14, 2024 3 of 8 Report No. MV-2024-29
the existing carport. There is minimal to no disrupt ion on the streetscape and the
surrounding context of the neighbourhood is not impacted as a mix of detached garages
and carports are featured in the surrounding lots. While the proposal includes the removal
of one tree, there is sufficient existing vegetation towards the southerly property line
which will visually buffer the proposed detached garage from neighbouring properties
and the streetscape. Furthermore, the Town’s Operational Services (Parks) Division has
provided conditions of approval, included in Appendix A, which ensure that the removal
of any trees are appropriately documented and compensated to mitigate any potential
impacts resulting from the removal.
Furthermore, the Stable Neighbourhoods designation outlines design policies for all new
development that shall respect and reinforce the existing physical character and uses of
the surrounding area. The attention to the building type, heights and scale of nearby
residential properties is essential for all new development. The proposed detached
garage adequately meets the intent of these design policies and allows for a smooth
transition between neighbouring properties.
Staff are of the opinion that the requested variance meets the general intent of the Official
Plan.
b) The proposed variance meets the general intent of the Zoning By-law
The intent of the “Detached Third Density Residential R3-SN (497)” zoning is to ensure
that the streetscape and public realm are maintained with appropriately sized and
oriented buildings. The intent of the maximum gross floor area for accessory detached
structures provision is to ensure that accessory structures remain subordinate to the
main building on the property, and to ensure adequate space for drainage, maintenance,
and outdoor amenities.
Although the proposed detached garage exceeds the maximum gross floor area
requirement by 5 m2, which represents a 10% increase in size, the detached garage
remains modest in its overall mass and continues to meet all other provisions of the
zoning by-law, thus resulting in minimal visual obstruction and impact. The existing
detached dwelling on the lot is 123.3 m2 in size and therefore a 45 m2 detached garage
will appear and function subordinate to the main building on the lot. Furthermore, the
subject property has a lot area of 654.8 m2, thus sufficient space for drainage,
maintenance and outdoor amenity area will remain as the total lot coverage of all
structures on the property would be 25.7%.
Page 41 of 93
November 14, 2024 4 of 8 Report No. MV-2024-29
As such, Staff are of the opinion that the requested variances meet the intent of the
Zoning by-law.
c) The proposed variance is considered desirable for the appropriate development of the
land
The minor variance has been considered in the context of the site itself and the adjacent
neighbourhood. The proposed detached garage has been designed in a manner that
respects the existing neighbourhood and adjacent neighbour. It is proposed to be in a
similar location to the existing carport, and while the existing driveway is proposed to be
widened, it will comply with the Zoning By-law maximum permitted driveway width of 6.0
m. The proposed detached garage maintains a 3.0 m setback to the nearest shared
property line (south) and it will be visually buffered by existing mature vegetation.
The proposal allows for appropriate development of a detached garage to facilitate
vehicular parking within an enclosed building, while also providing additional storage
space for residential functions. It will enhance the residential function for the owner in
transitioning from a carport to a fully enclosed private garage which provides additionally
storage space and safety, in a manner that in keeping with surrounding properties with
similar structures.
It is Staff’s opinion that the requested variance is desirable for the appropriate
development of the land.
d) The proposed variance is considered minor in nature
The question of the minor nature of a proposed variance can be related to its scale and
impact on adjacent properties. In the opinion of staff, the requested variance is
considered to be minor and is not expected to have any adverse effects on the subject
lands, neighbouring properties, or the character of the existing mature neighbourhood as
a whole. Staff consider the proposed detached garage which exceeds the Zoning By-law
maximum by 5 m2 to be minimal.
As previously stated, one tree is proposed to be removed to facilitate driveway access to
the proposed garage. As previously stated, the Parks Division has provided conditions of
approval which mitigates any potential impacts resulting from the loss of the tree. The
proposed addition conforms to all other applicable zoning provisions, and Staff are of the
Page 42 of 93
November 14, 2024 5 of 8 Report No. MV-2024-29
opinion that the proposed relief from the maximum accessory building gross floor area
will not result in overdevelopment of the site or result in any detrimental impacts.
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.
Alectra 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 regarding Section 45 (1) of the Planning Act,
R.S.O, 1990, c.P.13, as amended, and believe that the requested variance meets the four
tests of the Planning Act for granting minor variances. Staff recommend approval of the
requested variance subject to the conditions outlined in Appendix ‘A.’
Page 43 of 93
November 14, 2024 6 of 8 Report No. MV-2024-29
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan
Appendix ‘C’ – Elevations
Page 44 of 93
November 14, 2024 7 of 8 Report No. MV-2024-29
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.
Operational Services – Parks:
2. 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:
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.
Identification of all tree injuries and tree removals, if any.
Identification of all tree protection measures including recommendations on the
mitigation of negative effects to trees during and post construction, including
applicable maintenance requirements.
Provision of monitoring of the site work through a series of site visits by the
Arborist/Forester to ensure protection/preservation measures remain in
compliance throughout the duration of the project. Monitoring shall occur
i) at commencement of work to certify all tree protection measures are in
place,
ii) during site work to confirm protection measures are in place and to
oversee arboricultural works as required, and
iii) post construction assessment. Each site visit is to be documented and
any resulting action items required by the Arborist /Forester shall be
implemented and confirmed on site forthwith by the Arborist /Forester
following each visit.
A monetary evaluation in accordance with the Town’s Tree Compensation
Policies for all trees designated to be removed.
3. 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.
Page 45 of 93
November 14, 2024 8 of 8 Report No. MV-2024-29
4. 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.
5. 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.
6. 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:
7. That the Owner obtain a Road Occupancy Permit through Public Works.
8. That the Owner obtain a Curb Cut Permit through Public Works.
Page 46 of 93
MH
MH
TS
WV
MH
METRIC
DISTANCES AND COORDINATES SHOWN ON THIS PLAN ARE IN METRES AND CAN
BE CONVERTED TO FEET BY DIVIDING BY 0.3048
SCALE 1 : 100
2 m 0 42 86 10 meters
LOT 490
REGISTERED PLAN 514
LOT 492
LOT 489
LOT 493
LOT 4
9
3
LOT 4
9
4
LOT 491
TOWN OF AURORA
LOT 491, REGISTERED PLAN 514
(DEDICATED AS A PUBLIC HIGHWAY BY REGISTERED PLAN 514)(DEDICATED AS A PUBLIC HIGHWAY BY REGISTERED PLAN 514)APPROXIMATE CENTRELINE OF ROADAPPROXIMATE CENTRELINE OF RO
A
D
278.67278.64278.74278.85278.73278.74278.86278.87277.99278.37278.43278.19278.60278.54278.59278.64278.63278.60278.65278.61278.57278.63278.57278.53278.59278.37277.91278.18278.17278.33278.52278.40278.62278.47278.30278.17278.50278.72278.70278.72278.81278.72279.40278.75278.60278.52278.75278.74278.86278.59WATER
BOX
278.48277.32277.33277.39277.38278.34278.42278.52278.61278.73278.51278.41278.45278.43278.40278.40278.81278.81278.57278.61278.62278.57278.55278.59278.58278.54278.50278.53278.50278.50278.44278.52278.50278.27278.15278.08278.41278.25279.02279.29279.38278.70278.77278.80278.73278.87279.55278.73279.35278.76
278.71278.85278.69278.81278.81279.54279.55279.56278.82278.70278.64278.60279.07279.06MH
DRAIN∅0.3
CB
TOP=278.36
CB
TOP=278.17
CB
TOP=278.18
CB
TOP=277.24 277.36277.31277.27277.26277.23277.18277.23277.48277.71277.95277.95278.07278.08278.24278.31278.35278.40278.63278.59278.57278.64278.79278.79278.72FLAGSTONE278.83BRICK RETAINING WALLPLANTERBRICK RETAINING WALLHM
278.61278.52278.33278.12277.78277.42277.30277.31277.37277.40277.41277.47278.57278.44278.25278.15278.03278.47278.80278.81277.52277.45277.42277.38277.36277.33277.35277.61277.86278.05278.01278.11278.19278.37278.43278.50278.51CONCRETE CURBCURB CUTCONCRETE CURB
∅0.2
∅0.4
∅0.3
∅0.3 ∅0.2
∅0.35
∅0.4∅0.4
∅0.2
∅0.2
∅0.2 ∅0.2
∅0.2
GARDEN BUSH
∅0.1∅0.1
∅0.1
2x∅0.4
∅1.2
RAIL FENCE
RAIL FENCERAIL FENCE
GATE
RAIL FENCERAIL FENCE
1.6N,1.2W
RAIL FENCE
1.6N
RAIL FENCE0.3W
RAIL FENCE1.1W
BOARD FENCE0.05W BOARD FENCEBOARD FENCEBOARD FENCE0.25W
278.81DOOR SILLNo. 7
1 STOREY
BRICK DWELLING
(CONCRETE FOUNDATION)279.61DOOR SILLGLASS & METAL
ENCLOSED
PORCH
WOODEN
SHED
CONCRETEPORCH
RAISED DECK
VINYL
GARAGE
5.54(P4&Set)
5.59(P4&Set)
RAISED
WOODEN DECK
8.68
6.31
6.55(P4&Meas)
(PRODUCTION)7.84(P4&Set)(PRODUCTION)8.22(P4)8.25(Meas)(PRODUCTION)6.42(P5&Meas)6.64(P5&Meas)3.06(Meas)3.04(P5)
3.68(P5&Meas)1.80(P3&Set)5.28(P3&Meas)5.91(Meas)5.87(P3)9.40(Mea
s
)
9.
4
3(
P
3
)
1.49
1.47
No. 9
1 STOREY
BRICK DWELLING
No. 1
(BROWNI
N
G
C
O
U
R
T
)
1 STOREY
BRICK DW
E
L
LI
N
G
(CONCR
E
T
E
F
O
U
N
D
A
TI
O
N
)
7.92(P3&S
et
)
(PRODUC
TI
O
N
)
(NOT TO
S
C
A
L
E
)
7.62(P2
&
M
e
a
s)
No. 3
(BROW
NI
N
G
C
O
U
R
T)
1 STOR
E
Y
BRICK
D
W
E
L
LI
N
G
(CONCR
E
T
E
F
O
U
N
D
A
TI
O
N)
7.58(M
e
a
s)
7.
6
2(
P
2)
DECK0.18E
DECK0.16E
P.I.N. 03662-0235(LT)P.I.N. 03662-0232(LT)P.I.N. 03662-0152(LT)P.I.N. 03662-0151(LT)
P.I.N. 03662-0153(LT)
JOHNSON ROAD
BROWNING COURTIB
IB
IB
IB
IB
SIB
(P5)
1
2
IP
(SVN)
IP
(SVN)
(P1,P5&Meas)
(P1,P4&Set)(P4&Meas)N7°15'50"E(P1)(Meas)N84°19'50
"
E
(P1)
(Meas)22.86(P1,P4)(Meas)32.30(P1,P4,P5)(P1&Set)
(P1&Meas)
(P1&Meas)
(P1&Meas)
3.26(P1,P4&Set)3.26(P1,P4&Set)(P1&Meas)(P1,P4&Set)(P1&Meas)
(P1,P4&Meas)
(Meas)
N7°30'50"E(P1)
A=7.08
C=7.07
N12°32'30"W
(P1,P3&Meas)
(P1,P3&Set)
(Meas)
N11°25'50"W(P1)N17°52'10"W
(P1)N17°48'50"W
(Meas)33.20
(P1&Se
t)
(P1&Set)
108°59'00"
35.47(P1,P5&Meas)
N86°21'10"W14.64
N7°04'50"E32.21N84°21'50"E
23.00N22°37'50"E12.93R=4.57A=5.66C=5.31N58°08'20"E
A=20.85C=20.60N7°43'15"E
REGIONAL MUNICIPALITY OF YORK
SURVEYOR'S REAL PROPERTY REPORT - PART 1
22' - 0"22' - 0"
44.97 SQ,M.
(484 SQ.FT.)3.03 mPROPOSED
NEW GARAGE
EXISTING
CARPORT TO BE
DEMOLISHED
EXISTING HOUSE
UNCHANGED
10.68 m
6.00 m34.27 m2.38 mDRIVEWAY6.00 m2.64 m1.00 mTREE TO BE
REMOVED20.80 mJOHNSON ROAD
BROWNING COURTINTERLOCK WALKWAY
NEW ASHPHALT
DRIVEWAY 10.72 m6.44 m5.78 m
6.92 m
5.19 m
6.19 m
PROJECT NO:
DRAWN
BY:CHECKED
BY:CLIENT'S NAME & ADDRESS:SHEET OF
SHEET TITLE
SCALE:
DATE:
1 2
1 2
A
B
PROJECT STATUS:PROJECT ADDRESS:PROJECT NAME:Copyright Pro Vision Architecture Inc., O.A.A Duplication or reproduction by any means without the express written consent of Pro Vision Architecture Inc., OAA is a violation of Federal and international law. The information contained on this document are the intellectual property of Pro Vision Architecture Inc., OAA and all rights thereto are Reserved.COPYRIGHT:
PRO VISION ARCHITECTURE INC.
T:(416)800-6347 F:(416)800-9625
Email: pva@provisionarch.com
14961 Yonge St. Unit B. Aurora, ON L4G 1M5
DETACHED GARAGE ADDITION TO: 2024 PRO VISION ARCHITECTURE INC.
2024 103010/30/2024 9:19:30 AM 1 : 200
SD1SD1
SITE PLAN
24114847 JOHNSON RD.,DE, SC
DE
JUNE 2024 ERIC BIRKLAND 7JOHNSON RD., AURORA ON L4G 2A37 JOHNSON RD. AURORA, ON L4G 2A3MINOR VARIANCE 1 : 2001SITE PLAN
REVISION SCHEDULEREVISION SCHEDULE
No.No. Description Description DateDate ByBy
PR20241009 Oct. 31, 2024
TOWN OF AURORA
PLANNING & DEVELOPMENT SERVICES
BUILDING DIVISION
PERMIT NO.: DATE:
PRELIMINARY ZONING REVIEW
APPROVED BY: Taylor Cole
Page 47 of 93
GARAGE FLOOR0.00
TOP OF W/P2.44
2.38 m EQEQBUILDING HEIGHT3.27 m0' - 6
"
/
1
'
-
0
"
0' - 6" /
1' -
0"4.30 mPROJECT NO:
DRAWN
BY:CHECKED
BY:CLIENT'S NAME & ADDRESS:SHEET OF
SHEET TITLE
SCALE:
DATE:
1 2
1 2
A
B
PROJECT STATUS:PROJECT ADDRESS:PROJECT NAME:Copyright Pro Vision Architecture Inc., O.A.A Duplication or reproduction by any means without the express written consent of Pro Vision Architecture Inc., OAA is a violation of Federal and international law. The information contained on this document are the intellectual property of Pro Vision Architecture Inc., OAA and all rights thereto are Reserved.COPYRIGHT:
PRO VISION ARCHITECTURE INC.
T:(416)800-6347 F:(416)800-9625
Email: pva@provisionarch.com
14961 Yonge St. Unit B. Aurora, ON L4G 1M5
DETACHED GARAGE ADDITION TO: 2024 PRO VISION ARCHITECTURE INC.
2024 103010/30/2024 9:19:33 AM 1 : 50
A1.4A1.4
WEST ELEVATION
24114847 JOHNSON RD.,DE, SC
DE
JUNE 2024 ERIC BIRKLAND 7JOHNSON RD., AURORA ON L4G 2A37 JOHNSON RD. AURORA, ON L4G 2A3MINOR VARIANCE 1 : 501WEST ELEVATION
REVISION SCHEDULEREVISION SCHEDULE
No.No. Description Description DateDate ByBy
Page 48 of 93
GARAGE FLOOR
0.00
TOP OF W/P2.44
0' - 6
"
/
1
'
-
0
"
0' - 6" /
1' -
0"
PROJECT NO:
DRAWN
BY:CHECKED
BY:CLIENT'S NAME & ADDRESS:SHEET OF
SHEET TITLE
SCALE:
DATE:
1 2
1 2
A
B
PROJECT STATUS:PROJECT ADDRESS:PROJECT NAME:Copyright Pro Vision Architecture Inc., O.A.A Duplication or reproduction by any means without the express written consent of Pro Vision Architecture Inc., OAA is a violation of Federal and international law. The information contained on this document are the intellectual property of Pro Vision Architecture Inc., OAA and all rights thereto are Reserved.COPYRIGHT:
PRO VISION ARCHITECTURE INC.
T:(416)800-6347 F:(416)800-9625
Email: pva@provisionarch.com
14961 Yonge St. Unit B. Aurora, ON L4G 1M5
DETACHED GARAGE ADDITION TO: 2024 PRO VISION ARCHITECTURE INC.
2024 103010/30/2024 9:19:35 AM 1 : 50
A1.5A1.5
EAST ELEVATION
24114847 JOHNSON RD.,DE, SC
DE
JUNE 2024 ERIC BIRKLAND 7JOHNSON RD., AURORA ON L4G 2A37 JOHNSON RD. AURORA, ON L4G 2A3MINOR VARIANCE 1 : 501EAST ELEVATION
REVISION SCHEDULEREVISION SCHEDULE
No.No. Description Description DateDate ByBy
Page 49 of 93
GARAGE FLOOR0.00
TOP OF W/P2.44
SILL0' - 0"PROJECT NO:
DRAWN
BY:CHECKED
BY:CLIENT'S NAME & ADDRESS:SHEET OF
SHEET TITLE
SCALE:
DATE:
1 2
1 2
A
B
PROJECT STATUS:PROJECT ADDRESS:PROJECT NAME:Copyright Pro Vision Architecture Inc., O.A.A Duplication or reproduction by any means without the express written consent of Pro Vision Architecture Inc., OAA is a violation of Federal and international law. The information contained on this document are the intellectual property of Pro Vision Architecture Inc., OAA and all rights thereto are Reserved.COPYRIGHT:
PRO VISION ARCHITECTURE INC.
T:(416)800-6347 F:(416)800-9625
Email: pva@provisionarch.com
14961 Yonge St. Unit B. Aurora, ON L4G 1M5
DETACHED GARAGE ADDITION TO: 2024 PRO VISION ARCHITECTURE INC.
2024 103010/30/2024 9:19:37 AM 1 : 50
A1.6A1.6
NORTH ELEVATION
24114847 JOHNSON RD.,DE, SC
DE
JUNE 2024 ERIC BIRKLAND 7JOHNSON RD., AURORA ON L4G 2A37 JOHNSON RD. AURORA, ON L4G 2A3MINOR VARIANCE 1 : 501NORTH ELEVATION
REVISION SCHEDULEREVISION SCHEDULE
No.No. Description Description DateDate ByBy
Page 50 of 93
GARAGE FLOOR0.00
TOP OF W/P2.44
PROJECT NO:
DRAWN
BY:CHECKED
BY:CLIENT'S NAME & ADDRESS:SHEET OF
SHEET TITLE
SCALE:
DATE:
1 2
1 2
A
B
PROJECT STATUS:PROJECT ADDRESS:PROJECT NAME:Copyright Pro Vision Architecture Inc., O.A.A Duplication or reproduction by any means without the express written consent of Pro Vision Architecture Inc., OAA is a violation of Federal and international law. The information contained on this document are the intellectual property of Pro Vision Architecture Inc., OAA and all rights thereto are Reserved.COPYRIGHT:
PRO VISION ARCHITECTURE INC.
T:(416)800-6347 F:(416)800-9625
Email: pva@provisionarch.com
14961 Yonge St. Unit B. Aurora, ON L4G 1M5
DETACHED GARAGE ADDITION TO: 2024 PRO VISION ARCHITECTURE INC.
2024 103010/30/2024 9:19:38 AM 1 : 50
A1.7A1.7
SOUTH ELEVATION
24114847 JOHNSON RD.,DE, SC
DE
JUNE 2024 ERIC BIRKLAND 7JOHNSON RD., AURORA ON L4G 2A37 JOHNSON RD. AURORA, ON L4G 2A3MINOR VARIANCE 1 : 501SOUTH ELEVATION
REVISION SCHEDULEREVISION SCHEDULE
No.No. Description Description DateDate ByBy
Page 51 of 93
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 4 -30
_______________________________________________________________________________________
Subject: Minor Variance Application
David Butler
81 Tyler Street
PLAN 30 LOT 37
File: MV-2024-30
Prepared by: Antonio Greco, Senior Planner
Department: Planning and Development Services
Date: November 14, 2024
_______________________________________________________________________________________
Application
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:
a) 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.
b) 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.
c) 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.
Background
Subject Property and Area Context
The subject property, municipally known as 81 Tyler Street, is located on the west side of
George Street, in the southwest corner of the intersection of George Street and Tyler
Page 52 of 93
November 14, 2024 2 of 10 Report No. MV-2024-30
Street. The subject property has an area of roughly 534.5 m2 (5753.31 sq. ft) and a
frontage of approximately 16.45 m (53.96 ft) on Tyler Street and 40.99 m (134.48 ft) on
George Street. The existing property contains a two-storey single detached dwelling with
driveway access off Tyler Street. An accessory shed is located in the southwest corner
of the property, which will be removed as part of the proposed development.
Proposal
The owner proposes to construct a two (2) storey detached garage in the rear yard of the
subject property. The proposed detached garage will also contain a private driveway
access off George Street.
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, semi-
detached dwelling, or a townhouse. The provincial additional residential unit framework
under Bill 23 supersedes local official plans and zoning province wide for the use.
The proposed two (2) storey detached garage is designed in a manner that can also serve
as an additional residential unit on the second floor, while also providing two (2) parking
spaces on the proposed private driveway. The Town is able to regulate siting provisions
such as setbacks but is strictly prohibited from regulating minimum unit sizes or requiring
more than one parking space on the lot in connection with these units. The Town’s Zoning
By-law has not yet been updated to account for the province’s new framework on
additional residential units, and as such, some variances are technically required.
Official Plan
The subject lands are designated in the Town’s Official Plan as “Stable Neighbourhoods”.
The intent of this designation is to ensure that residential neighbourhoods are protected
from incompatible forms of development, while allowing neighbourhoods to be enhanced
over time. Detached dwellings and additional residential units are permitted under this
designation.
Page 53 of 93
November 14, 2024 3 of 10 Report No. MV-2024-30
Zoning
The subject property is zoned “R3 – Detached Third Density Residential Zone” by Zoning
By-law 6000-17, as amended, which permits single detached dwellings and additional
residential units.
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 existing house has no garage on the property. The
owner would like a 2-vehicle enclosed garage with possibility of a secondary suite above
ground level. This accessory building is proposed to replace an existing accessory
building on the property that is not large enough to serve as a garage. The property faces
two streets. A detached garage with access to George Street makes the most sense as
there is considerable lot depth and the proposed location will fit harmoniously with both
the owners property and adjacent properties.”
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2024-30 pursuant to the
prescribed tests as set out in Section 45 (1) of the Planning Act, as follows:
a) The proposed variance meets the general intent of the Official Plan
The intent of the ‘Stable Neighbourhoods’ Official Plan designation is to ensure that
residential neighbourhoods are protected from incompatible forms of development, while
allowing the neighbourhoods to be enhanced over time. The designation permits ground
oriented residential development, which includes single detached dwellings and
additional residential units, and focuses on ensuring new development is designed in an
appropriate and high-quality manner to enhance the streetscape.
Additional Official Plan policies also encourage a greater range and mix of housing,
including through the promotion of gentle intensification. It is a primary objective of the
Town’s Official Plan to encourage a broad range of housing sizes, densities, designs,
tenures, and prices to meet the needs of current and future residents. The Officia l Plan
specifically encourages innovative approaches to adding density and housing and
Page 54 of 93
November 14, 2024 4 of 10 Report No. MV-2024-30
encourages units to be at a range of sizes, scales, and opportunities. The proposed
detached garage is designed in a specific manner to function as a standard two car
garage for the property owner, while also providing for the potential of an additional
residential unit within the second floor. The subject property currently does not benefit
from having a garage, therefore, through the proposed development, the overall function
of the property will be enhanced and also provide for an additional residential unit.
The underlying priority is for new development to be introduced in a complementary
manner, particularly from an architectural design and compatibility perspective. Staff are
of the opinion that the requested variances will facilitate the construction of a two (2)
storey detached garage that is designed in a manner that is of high-quality and that will
enhance the local streetscape. Streetscape architectural elements, such as the
distinctive limestone and the use of board and batten siding are compatible and
complementary with the neighbourhood area.
Furthermore, staff are of the opinion that the requested variances is compatible with and
generally in keeping with the low-density residential form and character of the
neighbourhood. The proposed development will not result in any significant negative
impact on the character and streetscape of the existing residential neighbourhood.
Existing two-storey dwellings with enclosed and detached garages are already present in
the surrounding neighbourhood.
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 subject property is zoned “Detached Third Density Residential (R3) Zone,” under
Zoning By-law 6000-17, as amended. The intent of the zoning is to ensure that the
streetscape and public realm are maintained with high-quality and compatible forms of
development. A summary of the variances requested and how they meet the general
intent of the Zoning By-law is as follows:
Maximum Building Height:
The intent of the building height provision for accessory structures is to ensure that
accessory development does not dominate the primary structure or create an imbalance
on the property. Furthermore, the implementation of the height provisions for accessory
detached structures as found currently in the by-law was intended to accommodate more
Page 55 of 93
November 14, 2024 5 of 10 Report No. MV-2024-30
traditional accessory structures like sheds and stand-alone garages, where heights were
to be at a minimum and there was no habitability of the structures. As such, detached
garages that also contain additional residential units on the second floor are technically
classified as accessory structures, with a height limitation of 4.5 metres to the peak.
The proposed two (2) storey detached garage enables the wise use of land and serve to
provide indoor parking for the existing single detached dwelling, while also providing
driveway parking to serve the additional residential unit found on the second floor of the
garage. The Zoning By-law again does not yet accommodate for this type of innovation
in housing through the use of additional residential units and does not account for the
height requirements that would be required to ensure the livability and functionality of the
additional residential unit space.
The detached garage in the rear yard will be subordinate to that of the primary dwelling
and are not anticipated to dominate the property, especially given the substantial lot
depth, and that all other zoning provisions including for lot coverage and gross floor area
are complied with. The maximum lot coverage permissible in the Zoning By-law for
accessory structures is 15% and staff has confirmed that the proposed detached garage
is to be 13%. Staff are of the opinion that the requested variance meets the intent of the
Zoning By-law.
Maximum Driveway Width:
The intent of the maximum driveway width is to ensure adequate vehicular parking,
access and manoeuverability on-site. The proposed two (2) storey detached garage
development requires a maximum driveway width of 7.4 metres, whereas the by-law
permits a maximum driveway width of 6.0 metres. This results in an additional 1.4 metres
of additional width to accommodate the proposed detached garage; however, the
additional driveway width is not at the street frontage but rather internal on site.
The Zoning By-law provision is generally intended to regulate driveway widths at the
street to ensure consistency along the public realm. This is not a concern, as the width
subject to the variance is internal on site and allows for appropriate parking and
manoeuverability. The proposed development will require the removal of one tree, which
is situated right in the middle of the driveway. The appropriate conditions of approval
have been implemented by the Parks Department, to ensure any tree removals on site are
evaluated appropriately. Staff are of the opinion that the requested variance meets the
intent of the Zoning By-law.
Maximum Driveway Access Points:
Page 56 of 93
November 14, 2024 6 of 10 Report No. MV-2024-30
The intent of Section 5.6.1 (c) of the Zoning By-law is to limit the maximum number of
driveways to one (1) for lots that have a lot frontage of less than 25 metres. The overall
purpose of this section is to ensure a uniform streetscape that is not predominantly
dominated by private driveways. In the opinion of staff, the proposed driveway location is
adequate in serving the proposed detached garage, while maintaining a uniform
streetscape along George Street. The proposed driveway entrance will generally be in line
with the property directly across located at 67 Geroge Street and continue the uniform
streetscape presence along George Street.
Furthermore, the subject property currently maintains an existing private driveway on the
west side of the single detached dwelling with access off Tyler Street. The existing
driveway cannot serve the proposed detached garage and would require significant
hardscape paving which in the opinion of staff, can alter stormwater management and
drainage on the subject property. Therefore, the proposed additional access driveway off
George Street is appropriate and sufficient to serve the proposed detached garage.
The Town’s Traffic Engineer and Public Works Department have also reviewed the minor
variance application with no objections to the application. Overall, it is the opinion of staff
that the proposed variance is considered desirable for the appropriate development of
the land.
c) The proposed variance is considered desirable for the appropriate development of the
land
As discussed above, staff are satisfied the proposal adequately responds to Official Plan
criteria for new development within the Stable Neighbourhood designation, while also
providing enhanced functionality through the use of a detached garage, which is not
currently present on the subject property. Furthermore, the proposed development will
also provide for the potential of critical new and attainable housing opportunities for the
local community. The architectural design of the proposed detached garage
complements the streetscape and enhances the urban design of the neighbourhood by
providing the wise use and management of land within the urban boundary. The gentle
intensification as proposed aligns with the direction of the province under Bill 23.
Staff are satisfied that the location of the proposed driveway will not impact the adjacent
property and local traffic. The Town’s Traffic Engineering Division have reviewed the
application and have no objection. The proposed second driveway location is at an
adequate distance from the George Street and Tyler Street intersection which is a
designated four-way stop.
Page 57 of 93
November 14, 2024 7 of 10 Report No. MV-2024-30
The appropriate conditions of approval have also been developed, including for the need
to obtain a Road Occupancy Permit, Curb Cut Permit, Site Servicing Plan and to ensure
any tree removals are evaluated.
Overall, it is the opinion of staff that the proposed variances are considered desirable for
the appropriate development of the land.
d) The proposed variance is considered minor in nature
In the opinion of staff, the requested variances are considered to be minor and are not
expected to have any significant adverse effects on the subject property, neighbouring
properties, or the overall streetscape. The proposal is designed to implement a mixture
of modern/classic architectural elements and feature high quality materiality. Adjacent
and surrounding properties have also been subject to alteration/redevelopment to larger
detached homes and associated garages.
Staff are of the opinion that the proposed development will not create any impacts related
to overlook and privacy to the neighbouring property. The proposed detached garage only
provides for two (2) windows along the southern end of the structure, one window on the
first floor, that serves as vehicular parking for the owner and the second window on the
second floor that serves as an additional residential unit.
Mature vegetation is also present along the southern property line of the adjacent
property to the rear, which will assist in providing buffering and screening. One tree is
proposed to be removed as a result of the subject application, but an Evaluation Report
will be required to be prepared to ensure appropriate tree protection including during
construction.
The proposed detached garage and associate private driveway conforms to all other
applicable zoning provisions, and staff are of the opinion that the proposed relief from
the maximum height provision, maximum driveway width and additional driveway will not
result in overdevelopment of the site or any negative impacts.
As such, staff are of the opinion that the requested variance is minor in nature.
Page 58 of 93
November 14, 2024 8 of 10 Report No. MV-2024-30
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, subject to conditions.
Operational Services (Parks) No objections, subject to conditions.
Operational Services
(Public Works) No objections, subject to conditions.
Central York Fire Services No objections.
York Region No objections.
LSRCA No objections.
Alectra No objections
Public Correspondence
Written submissions were not received at the time of writing of this report. Should
additional written submissions be received after the writing of this report, the Secretary
Treasurer will provide the submission(s) to Committee members at the meeting.
Conclusion
Planning staff have reviewed the application regarding Section 45 (1) of the Planning Act,
R.S.O, 1990, c.P.13, as amended, and believe that the requested variance meets the four
tests of the Planning Act for granting minor variances. Staff recommend approval of the
requested variance subject to the conditions outlined in Appendix ‘A.
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan and Elevations
Page 59 of 93
November 14, 2024 9 of 10 Report No. MV-2024-30
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.
Operational Services – Parks Division
2. 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.
e. Monitoring shall occur
i. at commencement of work to certify all tree protection measures are
in place,
ii. during site work to confirm protection measures are in place and to
oversee arboricultural works as required, and
iii. post construction assessment. Each site visit is to be documented
and any resulting action items required by the Arborist /Forester
shall be implemented and confirmed on site forthwith by the Arborist
/Forester following each visit.
iv. A monetary evaluation in accordance with the Town’s Tree
Compensation Policies for all trees designated to be removed.
Page 60 of 93
November 14, 2024 10 of 10 Report No. MV-2024-30
3. 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.
4. 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.
5. 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.
6. 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
7. That the Owner obtain a Road Occupancy Permit through Public Works.
8. That the Owner obtain a Curb Cut Permit through Public Works.
Engineering & Capital Delivery Division
9. That the Owner prepare and submit a site servicing plan showing the proposed
and existing servicing. The external servicing within the drawing shall comply with
the Town’s Design Criteria Manual.
Page 61 of 93
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3'-4"
864
2'-10"13724'-6"381015 EQUAL TREADS12'-6"25410"TYP.3
A502
914
3'-0"
W2
P2
P2
W2
W2
W2
W3
D1
OH1
OH2
D2
W1
ELECTRICAL
PANEL
FURNACE
365812'-0"927
3'-0 1/2"
3188
10'-5 1/2"
W1 : EXTERIOR LIMESTONE WALL
31/2" LIME STONE CLADDING
1" AIRSPACE
1" RIGID INSULATION
AIR BARRIER
1/2" PLYWOOD/OSB
2X6 STUDS 16" O.C.
FILLED WITH BATT INSULATION
1/2" GYPSUM BOARD
EQEQ
3051'-0"5081'-8"457
1'-6"
FL-01266.20
266.14
FLOOR
DRAIN12194'-0"152
6"WATER HEATER8230
27'-0"
1524
ROUGH OPENING
5'-0"
1219
4'-0"
1
3
5
1
A204
6102'-0"W26102'-0"W2
W3
LOCATE ALL DOOR JAMBS 4" FROM CORNER WALL, UNLESS
NOTED OTHERWISE.
UNLESS OTHERWISE INDICATED, DIMENSIONS FOR ALL NEW
PARTITIONS ARE MEASURED TO THE EDGE OF WALL STUDS.
UNLESS OTHERWISE INDICATED, DIMENSIONS FOR ALL EXISTING
PARTITIONS ARE TO THE FINISHED FACE.
GENERAL CONTRACTOR TO BECOME FAMILIAR WITH ALL SITE
CONDITIONS AFFECTING CONSTRUCTION.
PRIOR TO PRICING, ANY ELEMENTS IN CONFLICT WITH THE
WORKING DRAWINGS ARE TO BE VERIFIED WITH THE DESIGNER.
CONTRACTOR TO PROTECT ALL EXISTING FINISHES TO REMAIN
FROM DAMAGE DURING NEW CONSTRUCTION.
COORDINATE ALL DOOR ROUGH OPENINGS WITH DOOR
FRAME SCHEDULE AND REVIEWED SHOP DRAWINGS. REFER TO
DOOR FRAME & HARDWARE SCHEDULES FOR DOOR DETAIL
REFERENCES.
ALL PARTITIONS ARE TO BE CHALKED ON SITE AND APPROVED
BY DESIGN CONSULTANT PRIOR TO CONSTRUCTION.
ALL PARTITIONS ARE TO BE FINISHED DOWN TO FLOOR LINE TO
ENSURE SMOOTH AND EVEN APPLICATION OF WALL BASE.
APPLY CEMENT BOARD WHERE NOTED ON DWGS. AND ON
WALLS ADJACENT TO SINKS IN WASHROOMS.
PROVIDE BLOCKING FOR ANY AND ALL MILLWORK, CEILING
SUSPENDED ITEMS AND WHERE APPARENT LOADING IS PRESENT
AND/OR AS REQUIRED TO COMPLETE THE WORK.
UNLESS OTHERWISE SHOWN, ALL ANGLES ARE 90 DEGREES OR
45 DEGREES TO THE BASE BUILDING GRID.
PROVIDE SOUND INSULATION WITHIN INDUCTION UNITS WHERE
PARTITIONS MEET WINDOW MULLIONS.
ALL NEW DOOR OPENERS SHALL BE LEVER TYPE OPENERS. ALL
NEW DOOR SELF-CLOSERS SHALL BE LOW FORCE AND SLOW
TYPE.
ALL CABINET MILLWORK TO BE SHOP FINISHED. MILLWORK BY
OTHERS.
SUBMIT 3 SETS OF SHOP DRAWINGS SHOWING
CONSTRUCTION/ASSEMBLY DETAILS FOR ALL DOORS AND
FRAMES TO DESIGN CONSULTANT FOR REVIEW PRIOR TO
FABRICATION AND ORDERING OF MATERIALS.
DURING CONSTRUCTION, GENERAL CONTRACTOR MUST
ENSURE ACCESS TO ALL SERVICE DOORS AT ALL TIMES FOR
LANDLORD STAFF. DOORS MAY NOT BE BLOCKED.
PARTITION PLAN GENERAL NOTES
PARTITION PLAN LEGEND
DENOTES ROOM OR AREA NUMBER
DENOTES 'BASE BUILDING'
DENOTES 'CRITICAL CLEAR DIMENSION' REQUIRED
DENOTES 'ABOVE FINISHED FLOOR'
DENOTES 'JOB SITE MEASUREMENT'
DENOTES 'GYPSUM WALLBOARD'
DENOTES 'SIMILAR'
DENOTES 'MINIMUM'
DENOTES 'ALIGN'
DENOTES 'FLUSH'
DENOTES EXISTING PARTITION TO REMAIN
DENOTES NEW PARTITION
DENOTES LOCATION OF BLOCKING IN PARTITION
DENOTES DOOR NUMBER
DENOTES EXISTING DOOR NUMBER
DENOTES WALL/CURTAIN WALL TYPE
DENOTES GLAZING PANEL, FRAME
AND DETAIL NUMBER
XXX
BB
CCD
AFF
JSM
GWB
SIM
MIN
A
F
XXX
EXXX
XX
XX
DRAWING NO.
DRAWN BY APPROVED DATE
SCALE PROJECT NO.
DRAWING TITLE
PROJECT
NORTH
CSPACE
ARCHITECTURE
5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8
T: 647.588.1784 E: info@cspace.ca
IT IS THE RESPONSIBILITY OF THE APPROPRIATE
CONTRACTOR TO CHECK AND VERIFY ALL
DIMENSIONS ON SITE AND REPORT ALL ERRORS
AND OR OMISSIONS TO THE ARCHITECT.
ALL CONTRACTORS MUST COMPLY WITH ALL
PERTINENT CODES AND BY-LAWS.
DO NOT SCALE DRAWINGS.
THIS DRAWING MAY NOT BE USED FOR
CONSTRUCTION UNTIL SIGNED.
COPYRIGHT RESERVED.
As indicated
9/18/2024 12:52:14 PMA101
GROUND FLOOR PLAN
24-1889
ACCESSORY DWELLING
24.09.18SECP
81 TYLER STREET, AURORA
1/2" = 1'-0"
04 GROUND FLOOR PLAN
N
No.Description Date
1 OWNER REVIEW 24.08.26
2 REV. FOR PZR 24.09.18
Page 63 of 93
DN
1
A302
1
A301
1
A201
1
A202
1
A203 731524'-0"LOFT SPACE
9273'-0 1/2"9143'-0"6102'-0"W/D
COATS
WASHROOM
8230
27'-0"731524'-0"28839'-5 1/2"1651
5'-5"
787
2'-7"
610
2'-0"
940
3'-1"
787
2'-7"11183'-8"6992'-3 1/2"11683'-10"1067
3'-6"5081'-8"WARDROBE
FRIDGEDRESSERKITCHEN ISLAND
2540
8'-4"
4661
15'-3 1/2"
1156
3'-9 1/2"9143'-0"2438
8'-0"15435'-0 3/4"8062'-7 3/4"3
A502
508
1'-8"
508
1'-8"
1245
4'-1"
686
2'-3"
597
1'-11 1/2"
889
2'-11"
P1
P2
P2
P2
P2
P2
D3
D5
D4
D6
D7
1651
5'-5"
787
2'-7"
FL-02
W3
W3
W3
W3
EQEQW1
EQEQ
R1
1
3
5
7
9
11
13
15
W2
W2 : EXTERIOR SIDING WALL
METAL SIDING
3/4" STRAPPING
1" RIGID INSULATION
AIR BARRIER
1/2" PLYWOOD/OSB
2X6 STUDS 16" O.C.
FILLED WITH BATT INSULATION
1/2" GYPSUM BOARD
SHOWER
HEAD
-
----
KITCHEN SINK
914
3'-0"
--
-
W2
R1
W2
4
A502
1/2" = 1'-0"
05 SECOND FLOOR PLAN
DRAWING NO.
DRAWN BY APPROVED DATE
SCALE PROJECT NO.
DRAWING TITLE
PROJECT
NORTH
CSPACE
ARCHITECTURE
5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8
T: 647.588.1784 E: info@cspace.ca
IT IS THE RESPONSIBILITY OF THE APPROPRIATE
CONTRACTOR TO CHECK AND VERIFY ALL
DIMENSIONS ON SITE AND REPORT ALL ERRORS
AND OR OMISSIONS TO THE ARCHITECT.
ALL CONTRACTORS MUST COMPLY WITH ALL
PERTINENT CODES AND BY-LAWS.
DO NOT SCALE DRAWINGS.
THIS DRAWING MAY NOT BE USED FOR
CONSTRUCTION UNTIL SIGNED.
COPYRIGHT RESERVED.
1/2" = 1'-0"9/18/2024 12:52:15 PMA102
SECOND FLOOR PLAN
24-1889
ACCESSORY DWELLING
24.09.18SECP
81 TYLER STREET, AURORA
N
No.Description Date
1 OWNER REVIEW 24.08.26
2 REV. FOR PZR 24.09.18
Page 64 of 93
1
A302
1
A301
1
A201
1
A202
1
A2036102'-0"883929'-0"6102'-0"610
2'-0"
610
2'-0"
9754
32'-0"622320'-5"4:124:12
8:128:12
8:128:12
1
A204
LOWER ROOF
DORMER ROOF
LOWER ROOF
DORMER ROOF
LOWER ROOFLOWER ROOF
R1
R1
R1
FACIA, SOFFIT AND GUTTER
COLOR TO MATCH THE
ROOF FINISH
FACIA AND SOFFIT
COLOR TO MATCH THE
ROOF FINISH
FACIA, SOFFIT AND GUTTER
COLOR TO MATCH THE
ROOF FINISH
610
2'-0"
608
1'-11 7/8"6102'-0"6102'-0"4877
16'-0"
4877
16'-0"2299"2299"2299"2299"7092
HP
DRAWING NO.
DRAWN BY APPROVED DATE
SCALE PROJECT NO.
DRAWING TITLE
PROJECT
NORTH
CSPACE
ARCHITECTURE
5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8
T: 647.588.1784 E: info@cspace.ca
IT IS THE RESPONSIBILITY OF THE APPROPRIATE
CONTRACTOR TO CHECK AND VERIFY ALL
DIMENSIONS ON SITE AND REPORT ALL ERRORS
AND OR OMISSIONS TO THE ARCHITECT.
ALL CONTRACTORS MUST COMPLY WITH ALL
PERTINENT CODES AND BY-LAWS.
DO NOT SCALE DRAWINGS.
THIS DRAWING MAY NOT BE USED FOR
CONSTRUCTION UNTIL SIGNED.
COPYRIGHT RESERVED.
1/2" = 1'-0"9/18/2024 12:52:16 PMA104
ROOF PLAN
24-1889
ACCESSORY DWELLING
24.09.18JKCP
81 TYLER STREET, AURORA
N
No.Description Date
1 OWNER REVIEW 24.08.26
2 REV. FOR PZR 24.09.18
1/2" = 1'-0"
06 ROOF PLAN
Page 65 of 93
GROUND FLOOR
266.200m
SECOND FLOOR
269.248m
TOP OF PLATE
271.687m
W2 OH1
R1
R1R1
W2 W2OH26102'-0"24388'-0"24388'-0"16055'-3 1/4"24388'-0"304810'-0"709223'-3 1/4"W2W2 W2
MT-01
MT-01
MT-01
GL-01
GL-01 GL-01PT-01PT-01
ST-01
ST-01
PT-01
PC-01
PC-01
EAST ELEVATION
UNPROTECTED OPENINGS CALCULATION
EXPOSED BUILDING FACE: 41.08 SQM
7.9(L) X 6.8(H): 1.1 : 1
LIMITING DISTANCE: 13.5 M
UNPROTECTED OPENINGS: 19.32 SQM
% OF UNPROTECTED OPENINGS: 47.0%
MAX ALLOWED % OF UNPROTECTED OPENINGS: 100%5310MID POINT OF THE ROOF17'-5"EQEQSD-01
PC-01
MT-01
SD-01
SD-01
7899
25'-11"
MATERIAL LEGEND
GL-01: CLEAR GLAZING
PT-01: PAINTED FINISH - RAL 7024 - GRAPHITE GREY
MT-01: METAL ROOF. VIC WEST PRESTEGE OR APPROVED EQUV. - CHARCOAL - 56072 (26G)
PC-01: PRECAST CONCRETE FINISH
SD-01: LAP SIDING - JAMES HARDIE ARTISAN SIDING OR APPROVED EQIV. - IRON GREY
ST-01: LIMESTONE CLADDING - MANITOBA TYNDALL STONE
18296'-0"1787"28709'-5"1787"GL-01 GL-01
DRAWING NO.
DRAWN BY APPROVED DATE
SCALE PROJECT NO.
DRAWING TITLE
PROJECT
NORTH
CSPACE
ARCHITECTURE
5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8
T: 647.588.1784 E: info@cspace.ca
IT IS THE RESPONSIBILITY OF THE APPROPRIATE
CONTRACTOR TO CHECK AND VERIFY ALL
DIMENSIONS ON SITE AND REPORT ALL ERRORS
AND OR OMISSIONS TO THE ARCHITECT.
ALL CONTRACTORS MUST COMPLY WITH ALL
PERTINENT CODES AND BY-LAWS.
DO NOT SCALE DRAWINGS.
THIS DRAWING MAY NOT BE USED FOR
CONSTRUCTION UNTIL SIGNED.
COPYRIGHT RESERVED.
1 : 20
9/18/2024 12:52:17 PMA201
ELEVATION - FRONT - EAST
24-1889
ACCESSORY DWELLING
24.09.18JKCP
81 TYLER STREET, AURORA
No.Description Date
1 OWNER REVIEW 24.08.26
2 REV. FOR PZR 24.09.18
1 : 20
FRONT ELEVATION - EAST
Page 66 of 93
GROUND FLOOR
266.200m
SECOND FLOOR
269.248m
TOP OF PLATE
271.687m
W1
W1
D1
NORTH ELEVATION
UNPROTECTED OPENINGS CALCULATION
EXPOSED BUILDING FACE: 59.84 SQM
8.8(L) X 6.8(H): 1.3 : 1
LIMITING DISTANCE: 14.1 M
UNPROTECTED OPENINGS: 5.5 SQM
% OF UNPROTECTED OPENINGS: 9.1%
MAX ALLOWED % OF UNPROTECTED OPENINGS: 100%
MATERIAL LEGEND
GL-01: CLEAR GLAZING
PT-01: PAINTED FINISH - RAL 7024 - GRAPHITE GREY
MT-01: METAL ROOF. VIC WEST PRESTEGE OR APPROVED EQUV. - CHARCOAL - 56072 (26G)
PC-01: PRECAST CONCRETE FINISH
SD-01: LAP SIDING - JAMES HARDIE ARTISAN SIDING OR APPROVED EQIV. - IRON GREY
ST-01: LIMESTONE CLADDING - MANITOBA TYNDALL STONE
304810'-0"24388'-0"548618'-0"1787"28709'-5"1787"18296'-0"SD-01
SD-01 SD-01
PC-01
ST-01ST-01
PC-01
?
?
PT-01
PT-01
PT-01
PT-01
PT-01
PT-01
PT-01
PT-01
709123'-3 1/8"5310MID POINT OF THE ROOF17'-5"PT-01
18296'-0"7622'-6"13724'-6"9143'-0"13724'-6"8814
28'-11"
W3
W3
W3
W2
1 : 20
SIDE ELEVATION - PRIM. RES. - NORTH DRAWING NO.
DRAWN BY APPROVED DATE
SCALE PROJECT NO.
DRAWING TITLE
PROJECT
NORTH
CSPACE
ARCHITECTURE
5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8
T: 647.588.1784 E: info@cspace.ca
IT IS THE RESPONSIBILITY OF THE APPROPRIATE
CONTRACTOR TO CHECK AND VERIFY ALL
DIMENSIONS ON SITE AND REPORT ALL ERRORS
AND OR OMISSIONS TO THE ARCHITECT.
ALL CONTRACTORS MUST COMPLY WITH ALL
PERTINENT CODES AND BY-LAWS.
DO NOT SCALE DRAWINGS.
THIS DRAWING MAY NOT BE USED FOR
CONSTRUCTION UNTIL SIGNED.
COPYRIGHT RESERVED.
1 : 20
9/18/2024 12:52:18 PMA202
ELEVATIONS - NORTH SIDE
24-1889
ACCESSORY DWELLING
24.09.18JKCP
81 TYLER STREET, AURORA
No.Description Date
1 OWNER REVIEW 24.08.26
2 REV. FOR PZR 24.09.18
Page 67 of 93
GROUND FLOOR
266.200m
SECOND FLOOR
269.248m
TOP OF PLATE
271.687m
304810'-0"24388'-0"548618'-0"1787"28709'-5"1787"18296'-0"709123'-3 1/8"5310MID POINT OF THE ROOF17'-5"8814
28'-11"
NORTH ELEVATION
UNPROTECTED OPENINGS CALCULATION
EXPOSED BUILDING FACE: 59.84 SQM
8.8(L) X 6.8(H): 1.3 : 1
LIMITING DISTANCE: 1.5 M
UNPROTECTED OPENINGS: 0.0 SQM
% OF UNPROTECTED OPENINGS: 0.0%
MAX ALLOWED % OF UNPROTECTED OPENINGS: 8.0%
MATERIAL LEGEND
GL-01: CLEAR GLAZING
PT-01: PAINTED FINISH - RAL 7024 - GRAPHITE GREY
MT-01: METAL ROOF. VIC WEST PRESTEGE OR APPROVED EQUV. - CHARCOAL - 56072 (26G)
PC-01: PRECAST CONCRETE FINISH
SD-01: LAP SIDING - JAMES HARDIE ARTISAN SIDING OR APPROVED EQIV. - IRON GREY
ST-01: LIMESTONE CLADDING - MANITOBA TYNDALL STONE
PT-01
PT-01
PT-01
PT-01
PC-01
ST-01
PC-01
SD-01
SD-01 SD-01
W3
W2
W3W3
1 : 20
SIDE ELEVATION - EXT. SIDE - SOUTH DRAWING NO.
DRAWN BY APPROVED DATE
SCALE PROJECT NO.
DRAWING TITLE
PROJECT
NORTH
CSPACE
ARCHITECTURE
5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8
T: 647.588.1784 E: info@cspace.ca
IT IS THE RESPONSIBILITY OF THE APPROPRIATE
CONTRACTOR TO CHECK AND VERIFY ALL
DIMENSIONS ON SITE AND REPORT ALL ERRORS
AND OR OMISSIONS TO THE ARCHITECT.
ALL CONTRACTORS MUST COMPLY WITH ALL
PERTINENT CODES AND BY-LAWS.
DO NOT SCALE DRAWINGS.
THIS DRAWING MAY NOT BE USED FOR
CONSTRUCTION UNTIL SIGNED.
COPYRIGHT RESERVED.
1 : 20
9/18/2024 12:52:19 PMA203
ELEVATIONS - SOUTH SIDE
24-1889
ACCESSORY DWELLING
24.09.18JKCP
81 TYLER STREET, AURORA
No.Description Date
1 OWNER REVIEW 24.08.26
2 REV. FOR PZR 24.09.18
Page 68 of 93
GROUND FLOOR
266.200m
SECOND FLOOR
269.248m
TOP OF PLATE
271.687m
24388'-0"304810'-0"548618'-0"709223'-3 1/4"5310MID POINT OF THE ROOF17'-5"EAST ELEVATION
UNPROTECTED OPENINGS CALCULATION
EXPOSED BUILDING FACE: 41.08 SQM
7.9(L) X 6.8(H): 1.1 : 1
LIMITING DISTANCE: 1.5 M
UNPROTECTED OPENINGS: 0.0 SQM
% OF UNPROTECTED OPENINGS: 0.0%
MAX ALLOWED % OF UNPROTECTED OPENINGS: 8%
MATERIAL LEGEND
GL-01: CLEAR GLAZING
PT-01: PAINTED FINISH - RAL 7024 - GRAPHITE GREY
MT-01: METAL ROOF. VIC WEST PRESTEGE OR APPROVED EQUV. - CHARCOAL - 56072 (26G)
PC-01: PRECAST CONCRETE FINISH
SD-01: LAP SIDING - JAMES HARDIE ARTISAN SIDING OR APPROVED EQIV. - IRON GREY
ST-01: LIMESTONE CLADDING - MANITOBA TYNDALL STONE
MT-01
MT-01 MT-01
PT-01
PC-01
ST-01SD-01
PC-01
PT-01
PC-01
ST-01
PC-01
W3
W2
W2
W3
R1
R1R1
610
2'-0"
6680
21'-11"
610
2'-0"
7899
25'-11"1787"28709'-5"1787"1787"28709'-5"1 : 20
REAR ELEVATION - WEST DRAWING NO.
DRAWN BY APPROVED DATE
SCALE PROJECT NO.
DRAWING TITLE
PROJECT
NORTH
CSPACE
ARCHITECTURE
5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8
T: 647.588.1784 E: info@cspace.ca
IT IS THE RESPONSIBILITY OF THE APPROPRIATE
CONTRACTOR TO CHECK AND VERIFY ALL
DIMENSIONS ON SITE AND REPORT ALL ERRORS
AND OR OMISSIONS TO THE ARCHITECT.
ALL CONTRACTORS MUST COMPLY WITH ALL
PERTINENT CODES AND BY-LAWS.
DO NOT SCALE DRAWINGS.
THIS DRAWING MAY NOT BE USED FOR
CONSTRUCTION UNTIL SIGNED.
COPYRIGHT RESERVED.
1 : 20
9/18/2024 12:52:19 PMA204
ELEVATION - REAR - WEST
24-1889
ACCESSORY DWELLING
24.09.18JKCP
81 TYLER STREET, AURORA
No.Description Date
1 OWNER REVIEW 24.08.26
2 REV. FOR PZR 24.09.18
Page 69 of 93
DRAWING NO.
DRAWN BY APPROVED DATE
SCALE PROJECT NO.
DRAWING TITLE
PROJECT
NORTH
CSPACE
ARCHITECTURE
5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8
T: 647.588.1784 E: info@cspace.ca
IT IS THE RESPONSIBILITY OF THE APPROPRIATE
CONTRACTOR TO CHECK AND VERIFY ALL
DIMENSIONS ON SITE AND REPORT ALL ERRORS
AND OR OMISSIONS TO THE ARCHITECT.
ALL CONTRACTORS MUST COMPLY WITH ALL
PERTINENT CODES AND BY-LAWS.
DO NOT SCALE DRAWINGS.
THIS DRAWING MAY NOT BE USED FOR
CONSTRUCTION UNTIL SIGNED.
COPYRIGHT RESERVED.9/18/2024 12:53:05 PMA901
3D RENDERINGS
24-1889
ACCESSORY DWELLING
24.09.18SECCP
81 TYLER STREET, AURORA
No.Description Date
1 OWNER REVIEW 24.08.26
2 REV. FOR PZR 24.09.18
Page 70 of 93
DRAWING NO.
DRAWN BY APPROVED DATE
SCALE PROJECT NO.
DRAWING TITLE
PROJECT
NORTH
CSPACE
ARCHITECTURE
5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8
T: 647.588.1784 E: info@cspace.ca
IT IS THE RESPONSIBILITY OF THE APPROPRIATE
CONTRACTOR TO CHECK AND VERIFY ALL
DIMENSIONS ON SITE AND REPORT ALL ERRORS
AND OR OMISSIONS TO THE ARCHITECT.
ALL CONTRACTORS MUST COMPLY WITH ALL
PERTINENT CODES AND BY-LAWS.
DO NOT SCALE DRAWINGS.
THIS DRAWING MAY NOT BE USED FOR
CONSTRUCTION UNTIL SIGNED.
COPYRIGHT RESERVED.9/18/2024 12:53:06 PMA902
3D RENDERINGS
24-1889
ACCESSORY DWELLING
24.09.18SECCP
81 TYLER STREET, AURORA
No.Description Date
1 OWNER REVIEW 24.08.26
2 REV. FOR PZR 24.09.18
Page 71 of 93
DRAWING NO.
DRAWN BY APPROVED DATE
SCALE PROJECT NO.
DRAWING TITLE
PROJECT
NORTH
CSPACE
ARCHITECTURE
5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8
T: 647.588.1784 E: info@cspace.ca
IT IS THE RESPONSIBILITY OF THE APPROPRIATE
CONTRACTOR TO CHECK AND VERIFY ALL
DIMENSIONS ON SITE AND REPORT ALL ERRORS
AND OR OMISSIONS TO THE ARCHITECT.
ALL CONTRACTORS MUST COMPLY WITH ALL
PERTINENT CODES AND BY-LAWS.
DO NOT SCALE DRAWINGS.
THIS DRAWING MAY NOT BE USED FOR
CONSTRUCTION UNTIL SIGNED.
COPYRIGHT RESERVED.9/18/2024 12:53:07 PMA903
3D RENDERINGS
24-1889
ACCESSORY DWELLING
24.09.18SECCP
81 TYLER STREET, AURORA
No.Description Date
1 OWNER REVIEW 24.08.26
2 REV. FOR PZR 24.09.18
Page 72 of 93
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 4 -21
_______________________________________________________________________________________
Subject: Minor Variance Application
Ahmed
45 Steeplechase Avenue
PLAN M1582 LOT 10
File: MV-2024-21
Prepared by: Katherine Gatzos, Planner
Department: Planning and Development Services
Date: November 14, 2024
_______________________________________________________________________________________
Application
The owner/applicant is requesting relief from the requirements of the Town’s
Comprehensive Zoning By-law 6000-17, as amended, to facilitate the constriction of a
two-storey detached dwelling. The following relief is being requested:
a) Section 7.2 of the Zoning By-law requires a maximum building height of 10 metres.
a. The applicant is proposing to construct a two-storey detached dwelling,
which is 10.6 metres.
b) 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 feature, without an amendment to, or relief from
the Zoning By-law.
a. The applicant is proposing to construct a two-storey detached dwelling.
c) 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.
a. The applicant is proposing to construct a two-storey detached dwelling.
d) 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.
Page 73 of 93
November 14, 2024 2 of 10 Report No. MV-2024-21
a. The applicant is proposing to construct a two-storey detached dwelling.
Background
Subject Property and Area Context
The subject property, municipally known as 45 Steeplechase Avenue, is part of an
established estate residential subdivision generally located northwest of the intersection
of Bloomington Road and Bayview Avenue.
The subject property has an area of approximately 0.86 ha (2.15 ac), and lot frontage on
the north side of Steeplechase Avenue of approximately 121.61 m (399 ft). The subject
property has a depth of over 125 m, and largely consists of woodland, particularly along
the west and east boundaries and the rear lot area.
The subject property presently contains an active construction site for the dwelling
proposed through the subject Minor Variance application, a driveway, a retaining wall, and
mature vegetation. The retaining wall generally surrounds the area of the mature
vegetation on the property, separating it from the landscaped open space area where
development is proposed.
Proposal and Project History
The Applicant is proposing to construct a new two-storey dwelling on the subject property
with a gross floor area (GFA) of 527.69 sqm (5680 sq ft).
In April 2021, Committee of Adjustment approved Minor Variance application MV -2020-
25, which permitted the development of a detached garage, and two building additions to
an existing two-storey single detached dwelling on the subject property.
A Building permit was issued for the subject property with respect to the additions to an
existing structure, plumbing systems and a demolition on October 4, 2022. In the spring
of 2024, structures on the property were demolished and construction of a new dwelling
commenced. A demolition permit was issued on April 19, 2024, however the construction
work for the new dwelling began without proper building permits. On May 6, 2024,
applications were submitted to the Town for the construction that was undertaken.
However, the applications were incomplete, did not comply with the Town’s
Comprehensive Zoning By-law 6000-17, as amended and had a deficiency relating to the
Building Code Act, 1992, S.O. 1992, c. 23 (the “Building Code Act”).
Although some items have been dealt with, the related Building Permit application
remains deficient. Specifically, it was determined that a Minor Variance is required to
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construct on the subject property due to the zoning deficiencies identified earlier in this
report. Given that work commenced before a Building Permit was issued, various
compliance orders were issued by the Town’s Building Department. Due to the identified
non-compliance, Stop Work Orders were issued by the Chief Building Official on May 27,
2024. Various deficiency letters were also issued in May, June and July, outlining the
deficiencies of the building permit application.
As a result of conducting construction without a building permit and in violation of Town
orders, charges have been laid against the property owner and the construction company.
This process is currently ongoing before the Provincial Offences Court, with the next
appearance scheduled for January 20, 2025.
To address the above noted non-compliance, the applicant has submitted the subject
Minor Variance application to address identified zoning deficiencies.
The proposed development is located wholly within the open yard area around the
dwelling and is not within the mature vegetation area of the property which is delineate d
by the existing retaining wall. No mature trees are proposed to be removed.
Neighbouring properties to the west, north and east are heavily screened by landscaping
and swaths of wooded area. Mature trees towards the south boundary along
Steeplechase Avenue ensure there is ample screening of the proposed dwelling from the
streetscape.
Official Plan
The subject property is designated “Estate Residential” by the Yonge Street South
Secondary Plan (OPA 34). The subject property is also designated as “Oak Ridge Moraine
Settlement Area” by Amendment No. 48 to the Town of Aurora Official Plan (OPA 48).
Schedule ‘K’ of OPA 48 identifies the presence of a Key Natural Heritage Feature
(Woodland) and its associated Minimum Vegetation Protection Zone (MVPZ) on the
subject property. Schedule ‘L’ of OPA 48 indicates that the subject property is within a
“Category 2 – Moderately Complex Landform” area.
Permitted uses within an Estate Residential designation shall be limited to one detached
dwelling per lot, accessory structures, and compatible home occupations. Lots within this
designation shall preserve a minimum of 75% of the lot in an open, landscaped or natural
condition.
As per OPA 48 and The Oak Ridges Moraine Conservation Plan (ORMCP) a scoped
Natural Heritage Evaluation is required to support the expansion of the proposed two-
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storey dwelling to demonstrate no adverse affects to the ecological integrity of the Plan
Area.
Zoning
The subject lands are zoned “Estate Residential (ER)” in the Town of Aurora Zoning By-
law 6000-17. The ER zone is characterized by large lots and setbacks to establish an
extremely low-density residential area.
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. The proposed dwelling is fully compliant with all other setback provisions of
the Estate Residential zoning. With the exception of building height, the required
variances are triggered due to the key natural heritage feature that is present on the
property and community area.
Applicant’s stated reason(s) for not complying with the Zoning By-law
As stated on the application form, “can’t comply based on the design of the new
residence, any changes to the property requires minor variance approval”.
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2024-21 pursuant to the
prescribed tests as set out in Section 45(1) of the Planning Act, as follows:
a) The proposed variances meet the general intent of the Official Plan
The intent of the “Estate Residential” designation is to ensure a low-density residential
setting is maintained, and the intent of the “Environmental Protection Area” designation
is to protect local natural heritage features from adverse impact. The proposed
application retains the low density single detached use and has sufficiently demonstrated
that it can occur without resulting in negative impacts to local natural heritage features
or systems. The subject property is also specifically classified as part of the Settlement
Area and is intended to accommodate residential uses including associated accessory
structures.
A Natural Heritage Evaluation (NHE) was prepared by Beacon Environmental in support
of the application, which includes an analysis of existing environmental conditions on the
subject property and adjacent areas. The Evaluation further provides recommendations
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and construction mitigation measures to be implemented, which have been added to the
Conditions of Approval (Appendix ‘A’).
The NHE indicates that impacts associated with the proposed development are primarily
limited to the removal of manicured lawns and landscaped areas and associated
common weedy vegetation, and encroachment into the dripline of the woodland within
the area of the yard and septic bed. Mitigation measures have been added to the
Conditions of Approval to limit potential impacts. With the implementation of the
recommended mitigation measures, the proposed development is not anticipated to have
negative impacts on adjacent natural features.
The proposed construction is compatible with the built form in the existing
neighbourhood, and dense vegetation around the perimeter of the lot provides for
adequate screening.
Overall, staff are of the opinion that the requested variances meet the general intent of
the Official Plan, and again are further satisfied given the fact that no advers e natural
heritage impacts are anticipated as provided through the accompanying Environmental
Impact Study, and that additional conditions of approval have been developed to ensure
no other negative impacts result from the proposal (as per the attached Appendix ‘A’).
b) The proposed variances meet the general intent of the Zoning By-law
The intent of the Estate Residential (ER) zone is to ensure that low density residential
development characterized by large lot areas and setbacks are maintained. Further,
zoning provisions governing natural heritage features and Minimum Vegetation
Protection Zones (MVPZ) are established to ensure that development does not negatively
impact surrounding areas and features. The intent in minimizing dwelling height is to
reduce privacy concerns related to overlook and shadow impacts onto adjacent
properties, and to ensure that dwellings are not overly obtrusive.
The applicant has submitted a NHE as part of the subject application which confirms that
the proposed development will not adversely impact the ecological integrity of the onsite
and adjacent environmental features. The NHE also includes a list of recommended
mitigation measures to further protect the integrity of the feature on the subject property
and the associated MVPZ.
The applicant has submitted an NHE as part of the subject application which confirms
that the proposed development will not adversely affect the ecological integrity of the
ORMCP Plan Area. The NHE also includes a list of recommended mitigation measures to
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further protect the integrity of the feature on the subject lands and its MVPZ. Staff are
satisfied with the findings and recommendations of the NHE.
The NHE indicates that impacts associated with the proposed development are primarily
limited to the removal of manicured lawns and landscaped areas. The submitted NHE
and associated conditions of approval further ensure that any potential impacts are
mitigated and avoided.
The proposal has demonstrated no negative impacts will arise, specifically with
recommendations on mitigation to be implemented as per the submitted Environmental
Impact Study and related conditions of approval. As an estate residential lot with large
setbacks and ample wooded areas along all property lines, Staff are of the opinion that
the proposed 0.6m increase building height will not result in any negative impacts to the
streetscape or neighbouring properties.
Therefore, Staff are of the opinion that the requested variances meet the general intent
of the Zoning By-law.
c) The proposed variances are considered desirable for the appropriate development of
the land
The proposed variances are considered desirable and appropriate development of the
land as they allow for the redevelopment of a two-storey dwelling that is in keeping with
the intent of the Estate Residential (ER) zoning provisions and with no anticipated undue
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’. As an
Estate Residential parcel with a large lot and setbacks, the property is an appropriate
location for the new dwelling.
Staff are of the opinion that the requested variances are considered desirable for the
appropriate development of the property and given the listed conditions under Appendix
‘A’, are satisfied with approval of the subject application.
d) The proposed variances are considered minor in nature
The proposed variances are minor in nature and facilitate the construction of a two-storey
dwelling within a relatively manicured landscaped area on the subject property, while
accommodating the constraints associated with the adjacent woodland and associated
MVPZ. The subject property is occupied by swaths of woodland along all property lines
which provide for substantial screening of the proposed two-storey dwelling. As such,
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staff are of the opinion that there are no visual and streetscape impacts as a result of the
proposed development, including views from adjacent properties.
Further, the accompanying Natural Heritage Evaluation has demonstrated that there are
no negative impacts to surrounding features as a result of the proposed development
and has provided recommendations and mitigation measures to ensure this.
As such, Staff are of the opinion that the requested variances are minor in nature and that
construction impacts will be negated through appropriate mitigation measures attached
hereto as Appendix ‘A’ – Recommended Conditions of Approval.
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 with conditions.
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
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variance meets the four tests of the Planning Act for granting of minor variances . Staff
recommend approval of the requested variance subject to the conditions outlined in
Appendix ‘A’.
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan & Elevations
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Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2024-21 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.
2. An approved Road Occupancy Permit is required through the Town of Aurora
Public Works department.
3. That the recommendations of the Accompanying Natural Heritage Evaluation
dated September 12, 2024, and prepared by Beacon Environmental (listed under
Section 7.2 of the Evaluation) be satisfied per the discretion of the Director of
Planning and Development Services or their designate.
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 rep ort 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.
5. Monitoring shall occur:
a. at commencement of work to certify all tree protection measures are in
place,
b. during site work to confirm protection measures are in place and to oversee
arboricultural works as required, and
c. post construction assessment. Each site visit is to be documented and any
resulting action items required by the Arborist /Forester shall be
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implemented and confirmed on site forthwith by the Arborist /Forester
following each visit.
6. A monetary evaluation in accordance with the Town’s Tree Compensation Policies
for all trees designated to be removed.
7. 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.
8. 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.
9. 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.
10. 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.
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