Agenda - Committee of Adjustment - 20230810Town of Aurora
Committee of Adjustment
Meeting Agenda
Date:Thursday, August 10, 2023
Time:7:00 p.m.
Location:Video Conference
Meetings are available to the public via live stream on the Town’s YouTube channel. To participate
electronically, please visit aurora.ca/participation.
Pages
1.Call to Order
2.Land Acknowledgement
3.Approval of the Agenda
That the Agenda as circulated by the Secretary-Treasurer be approved.
4.Declarations of Pecuniary Interest and General Nature Thereof
5.Receipt of the Minutes
5.1 Committee of Adjustment Meeting Minutes of July 13, 2023, Meeting
Number 23-07
That the Committee of Adjustment Minutes from Meeting Number 23-07
be adopted as circulated.
6.Presentation of Applications
6.1 MV-2023-28 - Zakerzadeh - 45 Sandusky Crescent 1
6.2 MV-2023-29 - Plastino - 63 Ames Crescent 11
6.3 MV-2023-30 - Cellucci - 122 Vines Place 21
7.New Business
8.Adjournment
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 3 -28
_______________________________________________________________________________________
Subject: Minor Variance Application
Zakerzadeh
45 Sandusky Cres.
MV-2023-28
Prepared by: Kenny Ng, Planner
Department: Planning and Development Services
Date: August 10, 2023
_______________________________________________________________________________________
Application
The applicant is requesting relief from the requirements of the Town’s Comprehensive
Zoning By-law 6000-17, as amended, to facilitate the construction of a one-storey rear
addition to the existing single detached dwelling on the subject property.
The following relief is being requested:
a) Section 24.497.3.2 of the Zoning By-law requires a minimum rear yard of 7.5 metres
or 25% of the Lot Depth (6 metres as per calculation), whichever is greater. The
applicant is proposing a rear addition, which is 4.96 metres to the rear yard property
line, thereby requiring a variance of 2.54 metres.
Background
Subject Property and Area Context
The subject property, municipally known as 45 Sandusky Crescent, is located on the east
side of Sandusky Crescent, north of Murray Drive, west of Yonge Street, and south of
Brookland Avenue. The subject property is irregular in shape, with a lot area of
approximately 559 sq m (6,017 sq ft) and a frontage of 11.5 m (37.7 ft). There is an
existing two (2) storey dwelling on the subject property, and surrounding residential uses
are generally characterized by two (2) storey dwellings. The property backs onto open
space, with no immediate neighbour at the rear.
Page 1 of 33
August 10, 2023 2 of 7 Report No. MV-2023-28
Proposal
The property owner is seeking to construct a one-storey, 17.12 sq m (184.28 sq ft)
addition to the existing single detached dwelling on the subject property, which requires
relief from the rear yard setback requirements. The addition is generally intended for
storage purposes. The rear of the subject property, including a portion of the existing
single detached dwelling and proposed addition, are located within the Lake Simcoe
Region Conservation Authority (LSRCA) Regulated Area, and the necessary condition of
approval has been included to ensure a Regulation Permit is obtained prior to any
construction.
Official Plan
The subject property is designated “Stable Neighbourhoods” by the Town of Aurora’s
Official Plan. Single detached dwellings are permitted within the “Stable Neighbourhoods”
designation.
Zoning
The subject property is zoned “Detached Third Density Residential R3-SN (497)” in the
Town of Aurora’s Zoning By-law. Single detached dwellings are permitted under this
zoning category, with the (497) exception zone pertaining to the St able Neighbourhood
provisions that apply to the subject property.
Preliminary Zoning Review
A Preliminary Zoning Review (PZR) has been completed by the Town of Aurora’s Building
Division. The PZR identified the required variance, and no other non-compliance was
identified.
Applicant’s stated reason(s) for not complying with the Zoning By-law
As stated and generally summarized from the application form, the applicant is intending
to provide storage and additional space for family needs.
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2023-28 pursuant to the
prescribed tests as set out in Section 45(1) of the Planning Act, as follows:
a) The proposed variance meets the general intent of the Official Plan
Page 2 of 33
August 10, 2023 3 of 7 Report No. MV-2023-28
The intent of the “Stable Neighbourhoods” designation is to ensure that mature
neighbourhoods are protected from incompatible forms of development, while also
permitted to evolve and be enhanced over time. New development shall be sympathetic
to the form and character of existing development with regards to building scale and
urban design.
Planning Staff are of the opinion that the proposed variance is not anticipated to result in
any significant negative impacts on the character and streetscape of the existing
residential neighbourhood, nor result in any incompatibility concerns. The existing two-
storey detached dwelling built form is maintained, while the proposed addition is smaller
in scale and located in the rear yard and screened from public view, thus minimizing any
disruption to the public realm.
The subject property also has ample mature vegetation and landscaping in the front and
side yards, thus creating sufficient buffering for the public realm and any neighbouring
properties. Staff also note the property backs onto an open space corridor at the rear,
with there being no resulting impacts to residential properties at the location of the
requested rear yard setback.
Staff are of the opinion that the proposed 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 rear yard setback requirement is to ensure that adequate separation is
provided between buildings on abutting properties. Furthermore, staff are also mindful of
any potential negative impacts to neighbouring properties from a privacy standpoint in
regards to abutting rear yard amenity space.
Although the addition would be constructed closer to the rear yard property line than what
the by-law allows, the addition is modest in its overall mass and scale thus resulting in
minimal visual obstruction and impact. Staff also note that there is no immediate abutting
properties to the south and east side of the property, as the rear yard of the property is
occupied by a heavily forested area while the south side of the property abuts a
pedestrian walking path. The requested reduction in rear yard setback will result in
minimal impacts and conflicts as it relates to building separation and sufficient rear yard
amenity area also remains.
Further, existing landscaping and a fence erected along the south property line, which is
proposed to remain, mitigates any potential visual impacts to the public realm . The
subject property is part of the Regency Acres Stable Neighbourhood area, but the
proposed addition has no adverse impact on the streetscape or public realm, considering
Page 3 of 33
August 10, 2023 4 of 7 Report No. MV-2023-28
it is located at the rear, heavily screened from public view by landscaping, and all other
zoning provisions included for side yard setback, height and lot coverage, are abided by.
As such, staff are satisfied that the proposed variance meets the intent and purpose of
the Zoning By-law.
c) The proposed variance is considered desirable for the appropriate development of the
land
The requested variance has been considered in the context of the site and the adjacent
neighbourhood.
It is in the opinion of staff that even with a reduced rear yard setback, the building will
continue to be in keeping with other surrounding properties within the residential
neighbourhood. The reduced rear yard setback is required to accommodate the addition
which makes up a small portion of the overall building. Staff do not anticipate that the
variance as requested will result in any negative impacts and that the dwelling will remain
compatible with the surrounding built form. Additionally, ample rear yard amenity space
remains on the subject property, and utilizing the addition for family needs and storage
specifically will also provide better utilization of the property and screening of goods. A
slightly increased lot coverage will not result in overbuilding of the site and incompatibility
due to the extra building area, with all other provisions of the Zoning By-law abided by.
LSRCA staff has also reviewed the application in consideration of the regulated area
located to the rear of the property and has no objections to the proposal subject to
condition of obtaining a permit from the LSRCA. A Regulation Permit to be issued by the
LSRCA will review the proposed to specifically ensure mitigation of any potential hazard
concerns that may exist.
Overall, the requested variance is considered desirable for the appropriate development
of the land.
d) The proposed variance is considered minor in nature
In considering the scale of the addition, there is minimal impact as a result of the
proposed reduced rear yard setback. The streetscape is unaltered as the addition is
located to the rear of the property, while the character of the neighbourhood is
maintained. The addition will not generate any concerns relating to its overall massing
and scale. The existing side yard fence and vegetation will also mitigate the visual
impacts of the addition by effectively screening the space, which is further assisted by
no immediate neighbours residing at the east and southern boundaries.
As such, staff are of the opinion that the requested variance is minor in nature.
Page 4 of 33
August 10, 2023 5 of 7 Report No. MV-2023-28
Additional Comments
The minor variance application was circulated to Town Department/Divisions and to
external agencies for review and comment. The following comments were provided:
Department or Agency Comments
Building Division Preliminary Zoning Review was completed.
No objections.
Engineering Division No objections.
Operational Services (Parks) No objections, refer to conditions in Appendix ‘A’.
Operational Services
(Public Works)
No objections.
Central York Fire Services No objections.
York Region No objections, refer to conditions in Appendix ‘A’.
LSRCA No objections.
Public Correspondence
Written submissions were not received at the time of writing of this report. Should written
submissions be received after the writing of this report, the Secretary Treasurer will
provide the submission(s) to Committee members at the meeting.
Conclusion
Planning staff have reviewed the application with respect to the Section 45(1) of the
Planning Act, R.S.O, 1990, c.P.13, as amended, and are of the opinion that the requested
variance meets the four tests the Planning Act for granting of minor variances. Please
refer to Appendix ‘A’ for recommended conditions of approval for the requested variance.
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan
Page 5 of 33
August 10, 2023 6 of 7 Report No. MV-2023-28
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2023-28 be
approved by the Committee of Adjustment:
1. That the variance only applies to the subject property in conformity with the plan
attached as ‘Appendix B’ to this Staff Report, to the satisfaction of the Director of
Planning and Development Services or designate; and
2. That the owner be required to provide an Evaluation Report prepared by a Certified
Arborist or Professional Registered Forester outlining all aspects of the impacts
that this proposal will have on existing and current remaining vegetation. The
report shall identify tree protection measures and make recommendations on the
mitigation of negative effects to vegetation, during and post construction periods,
as well as measures aimed at tree health care and protection for trees effected by
the project and any remaining trees in the vicinity of the project that require
applicable maintenance; and
3. In addition, the report shall include a schedule of monitoring of the ongoing site
work through a series of scheduled site visits by the Arborist / Forester during and
post construction to ensure the vegetation preservation measures remain in
compliance throughout the project. Each site visit is to be documented and any
resulting action items required by the Arborist /Forester shall be implemented and
confirmed on site forthwith by the Arborist /Forester following each visit; and
4. The owner be required to provide vegetation compensation and a replanting plan
in accordance with the Town of Aurora TREE REMOVAL/PRUNING AND
COMPENSATION POLICY to the satisfaction of the Director of Operational
Services as compensation for trees removed to facilitate construction.
Compensation planting shall be completed prior to release of the financial
securities; and
5. The owner shall agree to comply with the Aurora Tree Permit By-law # 5850 -16
prior to the removal of any trees on the property; and
6. 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; and
Page 6 of 33
August 10, 2023 7 of 7 Report No. MV-2023-28
7. Conditions 2 through 6 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; and
8. That the Owner shall pay the LSRCA Plan Review Fee in accordance with the
approved Fees Policy (Note: payment is currently outstanding for the LSRCA
review of the minor variance application of $536.00 per the LSRCA Fees Policy);
and
9. That the Owner shall obtain a permit from the LSRCA under Ontario Regulation
179/06 prior to the proposed development and site alteration taking place.
Page 7 of 33
15645 BAYVIEW AVE, ON, AURORA,L4G 0S3
Scale
Project number
Date
Drawn by
Checked by
Consultant
Address
Address
Phone
Fax
e-mail
Consultant
Address
Address
Phone
Fax
e-mail
Architect Seal
ASE+J INC ARCHITECT
WWW.ASEJ.CA INFO@ASEJ.CA
2023-06-15 1:48:56 PMA00
COVER PAGE
2023-121
45 Sandusky Crescent
Aurora, ON L4G 3N3
ASPER PAGE
Author
Checker
----------------------------------------------------------------
DRAWING LIST: SURVEY PROVIDED (FOR
REFERENCE ONLY)
A00 COVER PAGE
A01 SITE PLAN
A02 ELEVATIONS
45 SANDUSKY
45 SANDUSKY CRESCENT,
AURORA, ON L4G 3N3
No.Description Date
1 for COA 15-05-2023
2 ISSUE for COA 19-06-2023
ISSUE FOR COA @ 19-06-2023
Page 8 of 33
LOT AREA :
558.979 m2
EXISTING 2
STOREY
84.62 m2
SANDUSKY CRESCENT
NEW
17.12 m2
HARD
SURFACE6.20 m78.67'6.52
m
2.22
m
2.39
m
114.58
'
31.82'
R= 82.25'
1
2
9
.
0
0
'
GREEN
LANDSCAPE
BY LAW REQGREEN
LANDSCAPE
1.60 m
1.39 m
1.22 m 6.60 m7.50 mPROVIDEDPUBLIC ROAD 4.96 m1.50 m
10.19 mexisting setback15645 BAYVIEW AVE, ON, AURORA,L4G 0S3
Scale
Project number
Date
Drawn by
Checked by
Consultant
Address
Address
Phone
Fax
e-mail
Consultant
Address
Address
Phone
Fax
e-mail
Architect Seal
ASE+J INC ARCHITECT
WWW.ASEJ.CA INFO@ASEJ.CA
1 : 100
2023-06-15 1:48:56 PMA01
SITE PLAN
2023-121
45 Sandusky Crescent
Aurora, ON L4G 3N3
ASPER PAGE
Author
Checker
1 : 100
SITE PLAN1
SETBACKS
ZONING: L4G 3N3
RIGHT
REAR
LEFT
FRONT
BUILDING HEIGHT
LOT COVRAGE
LOT AREA
MAIN FL
2ND FL
GFA
# OF PARKING
FRONT LANDSCAPE TOTAL
HARD
SOFT
REQUIRED/PROVIDED
N/A
7.5 m
1.5 m
N/A
N/A
N/A
10 M
N/A
558.979 m2
N/A
N/A
N/A
N/A
N/A
N/A
N/AN/A
35 % 18.2 %
4.96 m
No. Description Date
1 for COA 15-05-2023
2 ISSUE for COA 19-06-2023
1.5 m
Appendix 'B'
Page 9 of 33
T/O Basement FL
0.00 m
T/O Main FL
2.74 m
T/O 2ND FL
5.18 m
ROOF
7.62 m
Chem
10.82 m
5.28 m PL 7.30 mexisting Building Height4.46 mAvrage StorageBuilding HeightT/O Basement FL
0.00 m
T/O Main FL
2.74 m
T/O 2ND FL
5.18 m
ROOF
7.62 m
Chem
10.82 m
PL 1.50 m
15645 BAYVIEW AVE, ON, AURORA,L4G 0S3
Scale
Project number
Date
Drawn by
Checked by
Consultant
Address
Address
Phone
Fax
e-mail
Consultant
Address
Address
Phone
Fax
e-mail
Architect Seal
ASE+J INC ARCHITECT
WWW.ASEJ.CA INFO@ASEJ.CA
1 : 100
2023-06-15 1:48:56 PMA02
ELEVATIONS
2023-121
45 Sandusky Crescent
Aurora, ON L4G 3N3
ASPER PAGE
Author
Checker
No.Description Date
1 for COA 15-05-2023
2 ISSUE for COA 19-06-2023
1 : 100
West (Right Elevation)1
1 : 100
South ( Rear Elevation)2
Page 10 of 33
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 3 -29
_______________________________________________________________________________________
Subject: Minor Variance Application
Plastino
63 Ames Crescent
Plan 65M3945 Lot 28
File: MV-2023-29
Prepared by: Adam Robb, MPL, MCIP, RPP, Senior Planner
Department: Planning and Development Services
Date: August 10, 2023
_______________________________________________________________________________________
Application
The applicant is requesting relief from the requirements of the Town’s Comprehensive
Zoning By-law 6000-17, as amended, to facilitate the construction of a screen-enclosed
patio at the rear of the subject property.
The following relief is being requested:
a) Section 24.310.12 of the Zoning By-law requires a minimum rear yard setback of 6.0
metres. The applicant is proposing 1.5 metres.
Background
Subject Property and Area Context
The subject property, municipally known as 63 Ames Crescent, is located on the east side
of Ames Crescent, southeast of the intersection of River Ridge Boulevard and Conover
Avenue. The parcel is irregular in shape, with an approximate total area of 485 square
metres (5,220 square feet), and currently contains a single-detached dwelling as well as
a pool.
Proposal
The applicant is proposing to construct a screen-enclosed patio at the rear of the subject
property. The structure is proposed to have an area of 41 square metres (450 square feet)
Page 11 of 33
August 10, 2023 2 of 6 Report No. MV-2023-29
and is located over an existing landscaped patio area on the property. The structure is
proposed to be enclosed with screen walls that allow a minimum of 50% airflow to pass
through at all times. The structure will be unheated and unhabitable.
Official Plan
The subject property is designated as “Low-Medium Density Residential” in the Town of
Aurora Official Plan, Bayview Northeast Area 2B Secondary Plan (OPA 30). Single
detached dwellings and patios are permitted under this Official Plan designation.
Zoning
The subject property is zoned “Detached Fourth Density Residential R4 – Exception Zone
(310)” in the Town of Aurora’s Zoning By-law 6000-17, as amended. Single detached
dwellings and patios are permitted under the zoning.
Preliminary Zoning Review
A Preliminary Zoning Review (PZR) has been completed by the Town of Aurora’s Building
Division. The PZR identified the required variance and no other non-compliance was
identified.
Applicant’s stated reason(s) for not complying with the Zoning By-law
As stated on the application form, “The proposed minor variance application is to allow
for the construction of an exterior unheated enclosure with insect screen walls and an
aluminum framed roof on an existing patio at the rear of the house. These screen walls
will maintain a minimum airflow of 50% at all times. It is our opinion that the proposed
enclosed area will remain an exterior space and therefore should be permitted within the
setback”.
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2023-29 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 intent of the Official Plan “Low-Medium Density Residential” designation is to ensure
a predominantly low-density, at-grade building form. Additionally, general policies of the
Town’s Official Plan support provisions for amenity area, recreation, and passive
enjoyment of yard space.
Page 12 of 33
August 10, 2023 3 of 6 Report No. MV-2023-29
Planning staff are of the opinion that the proposed variance maintains the low intensity
residential form of the neighbourhood and will not negatively impact the character of the
area. The proposed screen-enclosed patio is located at the rear of the property and not
visible from the public realm. Further, despite being considered an extension of the
primary dwelling, the patio use in of itself will be accessory in nature and able to facilitate
the recreational use of the back yard area. The screen-enclosed patio will be naturally
subordinate to the main dwelling and not dominate the property or cause issues of
incompatibility.
Overall, 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 zoning of the subject property as “Detached Fourth Density Residential R4 –
Exception Zone (310)” was implemented on a site specific basis as part of the
development of the overall subdivision. The intent of the rear yard setback provision of
the zoning is to ensure that appropriate and adequate spacing is provided for privacy,
landscaping, access and drainage between abutting properties.
Planning staff are of the opinion that despite the screen-enclosed patio extending from
the primary dwelling, it represents an accessory structure and use in terms of general
form and functionality. The patio is to only be enclosed by bug screening, is designed to
permit air flow through it, and is not heated or habitable. By extending from the main
building, the subject variance is required, although if the structure was isolated and
independent of itself, it would be considered a true accessory structure and therefore
instead be permitted to locate up to one metre from the rear lot line based on Section 4.1
of the Town’s Zoning By-law. There are no drainage or access concerns, and privacy is
upheld due to landscaping existing along the shared property boundary. Further, all other
zoning provisions in regard to height, scale, and lot coverage for the structure are abided
by.
The Zoning By-law also specifically permits greater flexibility for accessory structures in
terms of height and lot coverage for properties that are greater than 460 square metres
in size, which the subject property is. Despite the larger lot area, the proposed height of
the enclosed patio is still under 3.5 metres whereas 4.5 metres would be allowable, and
the lot coverage remains under the maximum allowable 45% overall and 15% for the patio
structure itself. Respecting these provisions further ensures no negative impacts will
result, as the size and scale of the proposal remains modest.
Page 13 of 33
August 10, 2023 4 of 6 Report No. MV-2023-29
Overall, staff are of the opinion that the requested variance meets the general intent of
the Zoning By-law.
c) The proposed variance is considered desirable for the appropriate development of the
land
The proposed screen-enclosed patio is to be built on an existing patio area of the property
and is being designed in a manner that supports the amenity use of the back yard area
without any undue negative impacts to the streetscape or adjacent properties. The
proposal will not impact the public realm, is appropriately buffered, and there are no
anticipated privacy, mobility, drainage, or access concerns. The proposal is also
consistent with the surrounding built form, with other properties within the
neighbourhood featuring accessory structures within and even closer to the rear lot line,
due to the setback typically being one metre for accessory structures.
Despite the screen-enclosed patio being connected to the main building, it will remain
unheated, unhabitable, and is designed in a manner that maintains subordinacy of the
structure on the lot.
Overall, staff are of the opinion that the proposed variance is considered desirable for the
appropriate development of the land.
d) The proposed variance is considered minor in nature
The question of minor in nature can be related to a proposal’s scale and impact on
adjacent properties. No adverse impacts are anticipated to result from the proposed and
it is appropriately designed, scaled, and orientated on the lot. The neighbourhood
character, streetscape and public realm will be unimpacted, and there are no resulting
access, drainage, or privacy concerns.
As such, staff are of the opinion that the proposed variance is minor in nature.
Additional Comments
The minor variance application was circulated to Town Department/Divisions and to
external agencies for review and comment. The following comments were provided:
Department or Agency Comments
Building Division
Preliminary Zoning Review completed.
No objections.
Page 14 of 33
August 10, 2023 5 of 6 Report No. MV-2023-29
Department or Agency Comments
Engineering Division No objections.
Operational Services (Parks) No objections.
Operational Services
(Public Works)
No objections.
Central York Fire Services No objections.
York Region No objections.
LSRCA No objections.
Public Correspondence
Written submissions were not received at the time of writing of this report. Should any
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 for a screen-enclosed patio, subject to
the conditions outlined in Appendix ‘A’.
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan
Page 15 of 33
August 10, 2023 6 of 6 Report No. MV-2023-29
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2023-29 be
approved by the Committee of Adjustment:
1. That the variance only applies to the subject property in conformity with the plan
attached as ‘Appendix B’ to this Staff Report for a screen-enclosed patio, to the
satisfaction of the Director of Planning and Development Services or designate.
Page 16 of 33
No. 63LOT 28AMES CRESENTNo. 63LOT 28AMES CRESENT12345MM/DD/YYREMARKSREVISIONS240 INDUSTRIAL PARKWAY SOUTH,UNIT 1, AURORA, ON, L4G 3V6TEL: 905-726-4349DRAWING:PROJECT:PROJECT #.SHEET:ISSUED FOR PRELIMINARY ZONING REVIEW06/16/23209108PLASTINO - RESIDENCE - MODEL 200SP1SITE PLANPage 17 of 33
12345MM/DD/YYREMARKSREVISIONS240 INDUSTRIAL PARKWAY SOUTH,UNIT 1, AURORA, ON, L4G 3V6TEL: 905-726-4349DRAWING:PROJECT:PROJECT #.SHEET:ISSUED FOR PRELIMINARY ZONING REVIEW06/16/23209108PLASTINO - RESIDENCE - MODEL 200A6ELEVATIONPage 18 of 33
12345MM/DD/YYREMARKSREVISIONS240 INDUSTRIAL PARKWAY SOUTH,UNIT 1, AURORA, ON, L4G 3V6TEL: 905-726-4349DRAWING:PROJECT:PROJECT #.SHEET:ISSUED FOR PRELIMINARY ZONING REVIEW06/16/23209108PLASTINO - RESIDENCE - MODEL 200A7ELEVATIONPage 19 of 33
12345MM/DD/YYREMARKSREVISIONS240 INDUSTRIAL PARKWAY SOUTH,UNIT 1, AURORA, ON, L4G 3V6TEL: 905-726-4349DRAWING:PROJECT:PROJECT #.SHEET:ISSUED FOR PRELIMINARY ZONING REVIEW06/16/23209108PLASTINO - RESIDENCE - MODEL 200A8ELEVATIONPage 20 of 33
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 3 -30
_______________________________________________________________________________________
Subject: Minor Variance Application
Cellucci
122 Vines Place
PLAN 65M4292 LOT 30
MV-2023-30
Prepared by: Katherine Gatzos, Planner
Department: Planning and Development Services
Date: August 10, 2023
_______________________________________________________________________________________
Application
The applicant is requesting relief from the requirements of the Town’s Comprehensive
Zoning By-law 6000-17, as amended, to facilitate the construction of a cabana.
The following relief is being requested:
a) Section 24.366.1.2 of the Zoning By-law requires the accessory building setback
from Vandorf Sideroad to be 15m. The applicant is proposing an accessory building
(cabana) which is 9.14m from Vandorf Sideroad.
Background
Subject Property and Area Context
The subject property, municipally known as 122 Vines Place, is located on the south side
of Vines Place, north of Vandorf Sideroad and east of Bayview Avenue. The property is
relatively rectangular in shape with a lot area of approximately 826.3 sq m (8,894 sq ft)
and a frontage of 13.48 m (44.23 ft). There is an existing two (2) storey dwelling on the
subject property. Surrounding residential uses are characterized by larger two (2) storey
dwellings.
Page 21 of 33
August 10, 2023 2 of 7 Report No. MV-2023-30
Proposal
The property owner is seeking to construct a cabana at the rear of the subject property,
as shown in Appendix ‘B’. The proposed cabana has a GFA of 28 sqm (301.5 sq ft), and
is intended to complement a proposed inground pool.
Official Plan
The subject property is designated “Urban Residential” within the Bayview Southeast
Secondary Plan Area (OPA 20). Accessory structures including cabanas, which are
accessory and subsidiary to the residential use, are permitted across the designation.
Zoning
The subject property is zoned “Detached Third Density Residential R3 - Exception Zone
(366)”. The site-specific provisions were implemented as part of the development of the
overall subdivision.
Preliminary Zoning Review
A Preliminary Zoning Review (PZR) has been completed by the Town of Aurora’s Building
Division. The PZR identified the required variance and no other non-compliance was
identified.
Applicant’s stated reason(s) for not complying with the Zoning By-law
As stated on the application form, “unable to reduce size of accessory building due to
storage requirements.”
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2023-30 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 OPA 20 Urban Residential designation promotes a mix of residential densities across
the Secondary Plan Area. Specifically, accessory uses, which are accessory and
subsidiary to the residential use and which are compatible with the amenity of the
residential environment shall be permitted.
Staff note that the subject property contains an existing two storey single detached
dwelling. The proposed cabana assessed through this Minor Var iance is considered an
Page 22 of 33
August 10, 2023 3 of 7 Report No. MV-2023-30
extension to the permitted single detached residential use of the property and is not
anticipated to result in any compatibility concerns.
The purpose of regulating size and location of accessory structures is to ensure they are
subordinate and unobtrusive in relation to the primary permitted use of the subject
property, and to minimize sightline and privacy impacts on adjacent properties. The
proposed cabana is to be located in the rear of the subject property and is not visible from
Vines Place. Further, staff are satisfied that the proposed cabana in adequately set back
from Vandorf Sideroad as to not impact views from the public thoroughfare at the rear of
the property.
Staff are further satisfied that the proposed cabana makes ef fective use of the rear yard
amenity area, which is undergoing renovations to feature an in-ground pool and enhanced
landscaping. The cabana’s open at grade amenity space is further shielded from public
view by the cabana’s solid rear wall and existing fence and trees along the rear lot line.
The structure will appropriately screen pool equipment as well.
Planning Staff note that several other properties within the local neighbourhood contain
rear yard accessory buildings as well as swimming pools. As such, staff consider the
cabana as proposed to be consistent with the context of the local neighbourhood.
As such, staff are of the opinion that the proposed cabana remains naturally and normally
incidental and subordinate to the permitted single detached residential use on the subject
property and maintains the intent of accessory structures within OPA 20.
b) The proposed variance meets the general intent of the Zoning By-law
Vandorf Sideroad is an arterial road that is owned and operated by the Town of Aurora,
with a proposed future right-of-way (ROW) width of 30 m (Section ‘J’ of the Town’s Official
Plan). As per the attached Survey (Appendix ‘C’), the Town has acquired Block 64 for road
widening purposes. The required 15m setback to Vandorf Sideroad is measured from the
proposed future ROW along the northern limit of Block 64, instead of the present limit of
the ROW; therefore resulting in the subject minor variance. Presently, the Town does not
have any plans to widen Vandorf Sideroad.
Exception number 366 provides enhanced setbacks for dwellings and accessory
structures within 35 metres of Vandorf Sideroad. The intent of this provision is to ensure
that buildings are adequately set back from the ROW to minimize negative impacts
associated with Vandorf Sideroad presently, and following the future road widening,
including increased vehicular traffic, light pollution, and noise.
While the proposed cabana is located closer to Vandorf Sideroad than what the By -law
permits, staff are of the opinion that potential impacts associated with any potential
Page 23 of 33
August 10, 2023 4 of 7 Report No. MV-2023-30
future road widening will not adversely affect the owner’s ability to use their outdoor
amenity space, nor will the proposed cabana negatively impact Vandorf Sideroad . The
cabana will be used as an accessory to the applicant’s proposed in-ground swimming
pool and will not be used for human habitation. As such, exposure to potential negative
impacts will be minimal. No additional impacts to the streetscape are anticipated, even
when the road is widened, as the cabana will be fenced and appropriately landscaped.
Sufficient separation to the road also still exists, through buffering indicated as Block 63
on the attached survey. There is an existing wooden fence and trees to provide screening
and thereby mitigating potential visual impacts from the public thoroughfare. The cabana
will still be over 3 metres from the rear property line as well.
Further, as the Town has not indicated any plans to widen Vandorf Sideroad, staff are
satisfied that the proposed cabana is adequately set back from the present limits of the
ROW, and is adequality screened from public view as to not be adversely affected by
traffic, light or noise pollution now or in the future. The provision of the Zoning By-law
exists as a conservative means of ensuring adequate separation to the road, and based
on the analysis and review as outlined above, no negative impacts are anticipated.
Staff further note that all other standards of the By-law will be maintained and are of the
opinion that the requested variance is in keeping with the intent of the Zoning By-law.
c) The proposed variance is considered desirable for the appropriate development of the
land
The proposed cabana is to serve as an accessory to the owner’s proposed in -ground
swimming pool located in the rear of the property, between the existing dwelling and
proposed cabana. Staff note that several other properties within the local neighbourhood
contain rear yard accessory buildings and swimming pools, including the abutting eastern
property. As such, staff consider the cabana as proposed to be consistent with the
surrounding area from a built form and character standpoint. The cabana will provide
appropriate screening of pool equipment and also serve as a screened changing area.
Overall, the cabana enhances the amenity area of the property.
Given the scale, nature and location of the proposed cabana, Staff are of the 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.
Page 24 of 33
August 10, 2023 5 of 7 Report No. MV-2023-30
In the opinion of staff, the requested variance is considered to be minor and is not
expected to have any adverse effects on the subject lands, neighbouring properties, or
the character of the existing neighbourhood as a whole.
As there are no windows proposed along the rear wall of the cabana and it is partially
screened by a wooden fence and foliage along the rear lot line, staff are of the opinion
that potential impacts regarding privacy are mitigated. Although the cabana is located
closer to Vandorf Sideroad than the By-law permits, staff anticipate that impacts related
to the future road widening of Vandorf Sideroad (increased vehicular traffic, light
pollution, and noise) would not affect the owner’s use and enjoyment of their cabana and
backyard amenity space, nor would the cabana encroach in any manner onto the roadway,
as sufficient buffering is present.
Given the location, scale, and design of the proposal, staff are satisfied that the proposed
cabana will not impact the existing uses on site, and all other zoning provisions are
maintained.
As such, Staff are of the opinion that the requested variance is minor in nature.
Additional Comments
The minor variance application was circulated to Town Department/Divisions and to
external agencies for review and comment. The following comments were provided:
Department or Agency Comments
Building Division Preliminary Zoning Review 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.
Page 25 of 33
August 10, 2023 6 of 7 Report No. MV-2023-30
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) if 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’.
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan
Appendix ‘C’ – Survey
Page 26 of 33
August 10, 2023 7 of 7 Report No. MV-2023-30
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2023-30 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. The owner is required to obtain an approved Road Occupancy Permit from the
Town of Aurora Operations Department regarding the subject works.
3. That the Owner shall pay the LSRCA Plan Review Fee in accordance with the
approved Fees Policy (Note: payment is currently outstanding for the LSRCA
review of the minor variance application of $536.00 per the LSRCA Fees Policy)
Page 27 of 33
Pool Equip.ShedCabanaFireplaceMain Level StorageSidewalk Driveway10'X14'PATIOExisting Catch BasinLounge TerraceVeggie Plot122 Vines PlaceExisting TreeTo RemainWalkwayExisting Wooden 1.83m Ht.FenceRESIDENCEP.L.P.L.M260cmN4False Spirea Sobaria sorbifolia "Sem"50cmO6Diablo Ninebark Physocarpus opulifolius "Monlo"P540cmQ2Wine and Roses Weigela Weigela florida " Alexandra"60cmR1Endless Summer Hydrangea Hydrangea microphylla "Bailmer"50cmSIncrediball Hydrangea Hydrangea arborescens "Abetwo"T40cmUBearberry Cotoneaster Cotoneaster Dammeri 'Bearberry'50 cmButterfly BushBuddlei davidiiPERENNIAL COMMON NAMELATIN NAME9Hidcote LavenderHalycon Hosta Hosta "Halycon"V3W3X7Y50cmZ34A1440 cmJane Saucer MagnoliaMagnolia X JaneDECIDUOUS TREES COMMON NAMELATIN NAME3Garnet Red Cutleaf Japanese MapleAcer palmatum dissectum 'Garnet'Pyramidal European HornbeamRoyal Burgundy BarberryBerberis thunbergii gentryGreen Pillar Pin OakQuercus palustris 'Pringreen'Carpinus Betulus FastigiataPLANT LISTKEY NO. EVERGREEN TREE COMMON NAMELATIN NAMESIZEABCDE7Baby Blue Spruce Picea pungeons 'Baby Blue'40cmF650cmG5H7I8440cmDECIDUOUS SHRUB COMMON NAMELATIN NAMEJKLWhite FirAbies concolor250cmSungold Threadleaf CypressChamaecyparis Aurea SungoldBlue Sargent Juniper31EVERGREEN SHRUB COMMON NAMELATIN NAME150cm1Bloodgood Japanese MapleAcer palmatum 'Bloodgood'Dwarf Japanese Garden Juniper100cm50mmJuniperus procumbens 'Nana'60 cmGreen Gem BoxwoodSpartan Juniper Juniperis chinensis 'Spartan'8175cmSiberian Carpet CypressLittle Spire Russian SageKarl Foerster Reed Grass Calamagrostis x acutiflora "Karl Foerster"Perovskia 'Little Spire'Evergold Variegated Japanese SedgeCarex Oshimensis EvergoldLavandula angustifolia "Hidcote"50mm50mm1 g1 g1 g1 g1 g14Climbing Rose 'John Cabot'1Ivory Silk Japanese Tree LilacSyringa reticulata "Ivory Silk"50mm1Weeping Purple BeechFagus Sylvatica Purpurea 'Pendula'50mmBuxus x 'Green Gem'4Spartan Juniper 'Spiral' Juniperis chinensis 'Spartan Spiral'175cm3A2A3A41 gPDXQMCHYNEOA13RA23G14F4K1UG11OY3A317N3IA2G17ZA23UA39QSZBLEGENDRockeryPlant SymbolSG18E2A37CHWF3JT1A28NL1V121WalkwayPeastone Groundcoverdn.dn.dn.dnPrepared for:Prepared by:CELLUCCI Residence122 Vines PlaceAurora,Ont.Dwg. No.Project No.RevisionsT2121Drawing InformationNotesTUMBER & ASSOCIATESPO Box 122 Stn. AOrangeville, ON.L9W 2Z5NORTHApproved By:Date: 1/10/ 2023Checked By: M.K.Drawn By: D.J.M. (CLD)**Scale : 1/8" = 1'-0"***Dwg. Landscape PlanLP.1DateThe CELLUCCI Residence122 Vines PlaceAurora,Ont.Main Level TerraceG6Rosa 'John Cabot'Natural Stone Retaining WallsAnd StairsFlagstone Stepping Stones175cmProposed 9'x9' Hot TubCoping 12" HigherThan ProposedLounge Terrace16'x32' FiberglassPool (Gemini)1111 3 16331313112131311311331Y3A17L73Pool , Planting plan 10/01/23C Microbiata decussata Juniperus chinensis 'Sargentii Glauca'Main LevelKitchen/LoungeFExisting Tree To RemainM1Z9C9dnPool steps, Cabana 04/17/231.68md
n
Storage5'Existing TreeTo Remain1.83m3.66m5.12m5.48mUpper LevelDeckPool,Cabana 05/31/230 1'3'5'10'15'20'SCALE BARClear Stone BoundaryFor Drainage 30cm WideAlong Perimeter1.83m Ht. Self Closing And Self Latching Gate1.83m Ht. Self Closing And Self Latching Gate9.14mVAN
D
O
R
F
S
I
D
E
R
O
A
D
EASE
M
E
N
T279.13Existing GradesProposedGrades3.14m5.18mP.L.P.L.Easement BoundryWalk
w
a
y
277.7
6
277.9
6
276.4
5
277.7
5
278.0
5
278.7
5
278.7
5
279.35
279.6
0
280.65 281.85281.5 281.64281.25
278.7
0
x
x
x
x
x
x
x xx xx
x
279.2
0
281.70
2.0%2.0%2.0%2.0%x
xx278.71x278.29xx278.29x276
.
4
8
x279.13x279.13x260.30x278.
7
0
x277.
9
6
x278.05x278.75x
278.29x277.
7
6
x
279.
6
0
x 281.01x280.59x279.75x281.7
0x
279.
2
0
x
281.64x
277.96277.96Grading Plan 06/05/23Page 28 of 33
8"x8"POST8"x8"POST16'-9"10'-0"16'-9"7'-5"4'-8"2'-10"HPHP8"x14" RIDGE BEAM ABOVE
TIMBER FRAME TRUSS ABOVETIMBER FRAME TRUSS ABOVEHP
HP
3-2x4POST3-2x4POST3-2x4POST3-2x4POST9'-8"5'-712"16'-1"8'-134"8'-134"GAS
FIREPLACE
INSERT
32"x80"2"x8" EXPOSED RAFTER @ 16" O.C.2"x8" EXPOSED RAFTER @ 16" O.C.8"x8"POST8"x8"POST3-2x4POST3-2x4POST4'-6"7'-1"4'-6"POOL
EQUIPMENT
and STORAGE
STORAGE 2x8 RAFTERS @ 24" O.C.2-2x102-2x82-2x102-2x88"x8" POSTABOVE
8"x8" POST
ABOVE4'-8"32"x80"1'-2"3-2x4POST2x10 RIDGE BD
2-2x10
6'-5"A
A3
A3
A
6'-0"2x8 RAFTERS @ 12" O.C.18'-0"
TYP. 6"x6"
BRACE
ABOVE
WALL
ABOVE
HEARTH
10"
2'-0"
8"x12" BEAM
8"x12" BEAM
HPHPHPHP
HP
HPHP2'-212"
B
A4
A4
B
2x6 CLG. JSTS
@ 24" O.C.
4'-3"
NOTE:
PROVIDE A P. ENG. CERTIFIED
SHOP DRAWING FROM THE PILE
ENGINEER PRIOR TO CONSTRUCTION
MAY 31, 2023
The undersigned has reviewed and
taken responsibility for this design and is
registered under OBC Division C, 3.2.4.
The designer is qualified in the appropriate
classes/categories.
Designer: Philip R. Beuglet
BCIN: 22591 Firm BCIN: 31871
Signature:Date:
Philip R. Beuglet Residential Design SHEET TITLEPROJECT DATE REVISION DRAWING NO.
PROJ. NO.
DATE
DRAWN BY
CHECKED
SCALE FLOOR PLAN, FOUNDATION PLANand NOTESCABANA & SHEDCELUCCI RESIDENCE122 VINES PLACEAURORAONTARIO2023-04
MARCH 2023
PRB
1/4" = 1'-0"
A1
SCALE
FOUNDATION PLAN
1/4" = 1'-0"SCALE
MAIN FLOOR PLAN
1/4" = 1'-0"
STRUCTURAL NOTES
Page 29 of 33
8:12
S
L
O
P
E
8:
1
2
S
L
O
P
E
FRONT ELEVATION RIGHT SIDE ELEVATION
REAR ELEVATION
2'-6"8" FROM
WALL
WOOD FIREPLACE
MANTEL
5'-10"HEARTH 1'-0"LEFT SIDE ELEVATION MAY 31, 2023
The undersigned has reviewed and
taken responsibility for this design and is
registered under OBC Division C, 3.2.4.
The designer is qualified in the appropriate
classes/categories.
Designer: Philip R. Beuglet
BCIN: 22591 Firm BCIN: 31871
Signature:Date:
Philip R. Beuglet Residential Design SHEET TITLEPROJECT DATE REVISION DRAWING NO.
PROJ. NO.
DATE
DRAWN BY
CHECKED
SCALE ELEVATIONSCABANA & SHEDCELUCCI RESIDENCE122 VINES PLACEAURORAONTARIO2023-04
MARCH 2023
PRB
3/16" = 1'-0"
A2
Page 30 of 33
9'-0"8"x8" POST8x12 BEAM
8x12 BEAM
8x8 POST
BELOW
8"x1
2"
1'-6"
2x8
E
X
P
O
S
E
D
R
A
F
T
E
R
S
8"x8" POST6"x6" BRACE3"
2'-0"2'-0"6x6 BRACES, TYP.
2-3/8"Ø x 8" LONG
GRK SCREWS PER
CONNECTION, WITH
EMBEDMENT OF 4", TYP.
8"x12" No. 1BEAM
ASPHALT SHINGLES
BUILDING PAPER UNDERLAY
EXPOSED 2x6 D. FIR. T & G WOOD DECKING
8"x14" RIDGE BEAM
12
8
STRUCTURAL TIMBER FRAME NOTES:
1.ALL HEAVY TIMBER TO BE EASTERN WHITE
PINE (NORTHERN SPECIES) GRADE 2 OR BETTER.
2.TIMBER SIZES ARE TRUE DIMENSIONS.
3.PROVIDE A MIN. 112" BEARING FOR TIMBER BEAMS
UNLESS NOTED OTHERWISE.
4.STRUCTURAL SCREWS TO BE 3 8"Øx8" LONG GRK RSS
SCREWS. ALL SCREWS TO BE MIN. 3" EMBEDMENT
INTO BOTH MEMBERS U.N.O. COUNTERSINK & PLUG
SCREWS AS NECESSARY.
TOP VIEW 'A'
USE GRK SCREWS TO FASTEN
2x8 RAFTERS TO RIDGE BEAM
(
D
E
CO
R
A
T
I
V
E
)
2 -3 8"Ø x 8" LONG GRK SCREWS,
NOTCH POST 1.5" AT TOP & BOTTOM 2 -3 8"Ø x 8" LONG GRK
SCREWS, TYPICAL6'-7"16'-9"
8"
x
1
2
"
2x
8
E
X
P
O
S
E
D
R
A
F
T
E
R
S
6"x6" BRACE(DECORATIVE)8"x8" POST1'-6"
TYPICAL HELICAL PILE
AND POST BRACKET
FASTEN 2x8 RAFTERS TO
BEAMS USING 3-4" LONG #12
GRK R4 SCREWS (TOE SCREWED)
MIN.3 8" SADDLE C/W 4 -3 8"Ø x 8"
LONG GRK RSS SCREWS, TYPICAL
8x14 RIDGE BEAM
8x8 POST
BELOW RIDGE8"2-3/8"Ø x 8" LONG
GRK SCREWS PER
CONNECTION, WITH
EMBEDMENT OF 4", TYP.
TOP VIEW 'B' (RIDGE BEAM TO POST)
8x12 SLOPED BEAMS
FASTENED TO RIDGE BEAM,
8x12 CONT. BEAM BELOW
TYP. 2x8 RAFTER
1'-6"2x8 RAFTERS @ 24" MAX.
REFER TO TOP VIEW 'B' DETAIL
6x6 BRACE BELOW,
TYPICAL 12
8
TYP. 2x8 RAFTER
NATURAL STONE PATIO SURFACE
ON COMPACTED SUB-BASE
ALUMINUM EAVESTROUGH1'-6"MAY 31, 2023
The undersigned has reviewed and
taken responsibility for this design and is
registered under OBC Division C, 3.2.4.
The designer is qualified in the appropriate
classes/categories.
Designer: Philip R. Beuglet
BCIN: 22591 Firm BCIN: 31871
Signature:Date:
Philip R. Beuglet Residential Design SHEET TITLEPROJECT DATE REVISION DRAWING NO.
PROJ. NO.
DATE
DRAWN BY
CHECKED
SCALE BUILDING SECTION A-ACABANA & SHEDCELUCCI RESIDENCE122 VINES PLACEAURORAONTARIO2023-04
MARCH 2023
PRB
3/8" = 1'-0"
A3
Page 31 of 33
ASPHALT SHINGLES
BUILDING PAPER UNDERLAY
12" PLYWOOD WITH H-CLIPS
2x8 RAFTERS @ 12" O.C.
CONFIRM CEILING FINISH WITH OWNER
2x6 CEILING JOISTS @ 24" O.C.
2x4 COLLAR TIES @ 24" O.C.
CONTINUOUS
2x4 STRAPPING
2x10 RIDGE BOARD
9'-0"1'-1"1'-6"1'-6"
POOL
EQUIPMENT
and STORAGE
BATH/CHANGE
EXTERIOR WALL:
PRE-FINISHED WOOD OR VINYL SIDING
BUILDING WRAP
7 16" OSB SHEATHING
2x4 STUDS @ 16" O.C.
SOLID BLOCKING @ 4' O.C.
12" GYPSUM BOARD (VERIFY INTERIOR
FINISHES WITH OWNER)
INTERIOR WALLS:
12" GYPSUM BOARD
2x4 STUDS @ 16" O.C.
12" GYPSUM BOARD
(VERIFY INTERIOR FINISHES
WITH OWNER)
MAY 31, 2023
The undersigned has reviewed and
taken responsibility for this design and is
registered under OBC Division C, 3.2.4.
The designer is qualified in the appropriate
classes/categories.
Designer: Philip R. Beuglet
BCIN: 22591 Firm BCIN: 31871
Signature:Date:
Philip R. Beuglet Residential Design SHEET TITLEPROJECT DATE REVISION DRAWING NO.
PROJ. NO.
DATE
DRAWN BY
CHECKED
SCALE BUILDING SECTION B-BCABANA & SHEDCELUCCI RESIDENCE122 VINES PLACEAURORAONTARIO2023-04
MARCH 2023
PRB
3/8" = 1'-0"
A4
Page 32 of 33
Page 33 of 33