Agenda - Committee of Adjustment - 20230309Town of Aurora
Committee of Adjustment
Meeting Agenda
Date:Thursday, March 9, 2023
Time:7:00 p.m.
Location:Video Conference
Due to the COVID-19 pandemic, meetings will be available to the public via live stream only 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 February 9, 2023, Meeting
Number 23-02
That the Committee of Adjustment Minutes from Meeting Number 23-02
be adopted as circulated.
6.Presentation of Applications
6.1 MV-2022-40 - Hilsenteger - 3 Jarvis Avenue 1
6.2 MV-2023-06 - Lam -120 Championship circle 29
6.3 MV-2023-08 - 1623 Wellington St. Developments - 1623 Wellington St E 45
6.4 MV-2022-48 - Yu - 15032 Yonge Street 58
6.5 MV-2022-50 - Davidson - 24 Hunters Glen Rd 70
6.6 MV-2023-05 - Akkermans -156 Wells Street 93
6.7 MV-2023-03 - Haven Developments (2352107 Ontario Inc.) - 1588 St.
John's (blk 3-4)
111
6.8 MV-2022-45 - Haven Developments (2352107 Ontario Inc.) - 1588 St
John's (blk 5&6)
123
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 -2022 -40
_______________________________________________________________________________________
Subject: Minor Variance Application
Hilsenteger
3 Jarvis Avenue
PLAN 65M2122 LOT 31
File: MV-2022-40
Prepared by: Kenny Ng, Planner
Department: Planning and Development Services
Date: March 9, 2023
_______________________________________________________________________________________
Application
The applicant is requesting relief from the Town’s Comprehensive Zoning By-law 6000-
17, as amended, to facilitate the installation of two Molok garbage and recycling
enclosures in the front yard of the property. The Molok enclosures are intended to be
screened and would offer the property owner larger capacity garbage and recycling
storage with disposal services provided by a private company.
A conceptual site plan, details and rendering of the Molok enclosures are attached as
Appendix ‘B’ to this report, and an independent temperature and odour test report for the
Molok system is attached as Appendix ‘C’.
Proposed Variance
The following relief is being requested:
a) Section 4.20 of the Zoning Bylaw does not list garbage enclosures as a permitted
encroachment in the front yard. The applicant is proposing a garbage enclosure in
the front yard and seeks a variance to recognize it as a permitted encroachment.
Page 1 of 135
March 9, 2023 2 of 10 Report No. MV-2022-40
Background
Application History
The applicant originally applied for the subject variance on October 21, 2022 and
tentatively scheduled for the December 2022 Committee of Adjustment meeting. The
applicant requested a deferral of the subject application to address Staff comments.
The Applicant resubmitted in January 2023 and was heard by the Committee at the
February meeting. At that meeting, the Committee of Adjustment deferred the subject
application to provide additional information.
Subject Property and Area Context
The subject lands are municipally known as 3 Jarvis Avenue and are located south of
Vandorf Sideroad on the east side of Jarvis Avenue. The subject lands have an
approximate lot area of 0.71 hectares (1.76 acres), and an approximate lot frontage of
71.1 m (233.27 ft). The subject lands currently contain a two-storey single-detached
dwelling with an approximate gross area of 797.58 square metres (8,582 square feet).
The subject property is part of a larger estate neighbourhood and also features rows of
mature trees that are present on the property lines.
Surrounding Land Uses
The subject lands are situated within an established estate residential neighbourhood
and are surrounded by estate residential single detached dwellings in a low density
setting.
Official Plan
The property is designated as “Estate Residential” in the Town of Aurora Official Plan.
Single detached dwellings are permitted by the Official Plan, with the Estate Residential
designation being an area accommodating low density residential uses.
Zoning
The subject property is zoned “Estate Residential (ER)” by Zoning By-law 6000-17, as
amended, which permits single detached dwellings. The Estate Residential Zone requires
the greatest lot frontage and setbacks within any residential zone to accommodate the
low density character.
Page 2 of 135
March 9, 2023 3 of 10 Report No. MV-2022-40
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 property owners would like larger capacity
garbage storage and disposal service to be provided by a private company without
company vehicles entering property grounds. This calls for concealed ‘Molok’ storage
units to be located in the front yard relative to the primary house location.”
The applicant also provided further reasoning of using Moloks rather than municipal
waste collection service in a separate response to staff:
“The property owners like the Molok system because they can keep garbage/recycling
items underground and it is more sanitary and a better use of space that way. The
primary main garage has been repurposed into a gym, and they have a car charger in the
smaller garage. They are a large family of 7 and very often have grandparents and other
family members visiting, so they do produce more garbage than a small household.
They feel it’s a more sensible solution to keep it away from the garage and in an
enclosed underground can.”
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2022-40 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 general intent of the Estate Residential designation is to accommodate low intensity
residential uses with dwellings separated from one another in a low density setting. New
development shall reflect the established heights, massing and landscape quality found
in the area and shall be integrated in a sensitive manner within the natural environment
and alongside the established residential fabric.
The neighbourhood is characterized by large single-detached dwellings situated on
sizable lots with ample lot frontage, and mature vegetation is present in the interior of the
site and along the lot lines of the property. The proposed Moloks will be located in the
front yard buffered by existing mature trees, and are also now proposed to be completely
screened by a fence enclosure – see Appendix ‘B’. There is also a proposed landscape
buffer consisting of tall shrubs/hedges with layered landscaping to be provided which
Page 3 of 135
March 9, 2023 4 of 10 Report No. MV-2022-40
offers screening from public view. It is also noted by the applicant that the height of the
enclosures can be installed to be less than 1.0 metres above grade, which can help
minimize its exposure and overall visibility. Staff also note that there are no sidewalks on
Jarvis Avenue, with proximity or direct exposure to the garbage enclosures not
anticipated for pedestrians. The installation of the Moloks do not change the planning
use of the property and are acceptable within the low density setting.
It is Planning Staff’s opinion that the proposed variance will not result in negative impact
on the character and streetscape of the existing estate residential neighbourhood, and as
such, 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 general intent of regulating the front yard encroachment is to ensure that there is no
negative impact to the character of an area or streetscape.
Although the installation of a garbage enclosure is not permitted as a front yard
encroachment in the Zoning By-law, there are other listed/permitted encroachments
including flagpoles, clothes lines, and even retaining walls. The intent of the Zoning By-
law provision is again focused on maintaining a high quality public realm, and although it
does not list every instance or item of potential encroachment, so long as there are no
negative visual, noise, or odour impacts, the intent of the Zoning By-law is met.
The Moloks are modest in their overall massing, scale and height thus resulting in
minimal visual obstruction and impact. The proposed Moloks are not intended for large
scale commercial/industrial uses and therefore the footprint is significantly reduced from
a standard industrial/commercial sized Molok. The requested variance will result in
minimal visual impacts as there is ample building separation and front yard area. The
Moloks will be buffered by existing trees, fencing, and planned landscaping and there is
ample distance (more than 12 metres) from the Moloks to the south property line, as well
as sufficient separation to the west (over 20 metres to the property line across the road).
Existing mature trees are also present on site to provide further screening, with a fencing
enclosure also provided as well as hedging.
The applicant has also submitted an independent study of the Molok in-ground waste and
organics storage system (attached as Appendix ‘C’) conducted by the Earth Rangers
Centre for Sustainable Technology (ERC), to evaluate its ability to buffer changes in
outdoor temperature and control odours. The study was conducted over two years, and
findings of the study conclude that temperatures are kept low within the Molok system,
and that the low temperature results in minimal to no odour.
Page 4 of 135
March 9, 2023 5 of 10 Report No. MV-2022-40
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 requested minor variance to accommodate the installation of two Moloks has been
considered in the context of the site and the adjacent neighbourhood.
It is in the opinion of staff that even with the addition of the two Moloks in the front yard,
the property will continue to be in keeping with the other surrounding estate properties of
the neighbourhood area. The proposed Moloks are of moderate size and height and are
strategically located to reduce visual obstruction and impact to the public realm. Staff do
not anticipate that the variance as requested will result in significant negative impacts
and that the appearance of the property will remain compatible with the surrounding
neighbourhood.
Commercial activities are not planned on the property, and as such, the Moloks are not
intended to assist any commercial/business purpose. The Moloks are significantly
reduced in its overall footprint and size as compared to Moloks intended for
commercial/multi-unit residential use. Any unpermitted commercial use would be strictly
enforced.
The collection will be completed through a private company service. As noted by the
applicant, Molok garbage is planned to be collected biweekly, and the collection times
will be during regular business hours between 7 a.m. and 6 p.m. As confirmed by Town
Public Works staff, the Molok garbage truck would result in similar noise level as a regular
GFL garbage truck, while the length of time for a Molok garbage collection would be
slightly longer than municipal garbage collection process, requiring approximately 2 ½
minutes to pickup and reinstall the waste container. The garbage collection truck will park
on the driveway’s entrance portion in front of the proposed gate and is not anticipated to
disrupt the public realm or local traffic during the collection process. In conclusion, the
collection process is very similar to municipal curbside garbage pickup with comparable
noise level and would only require slightly longer pickup duration.
As noted in a third party study of Molok system submitted as part of the application
(attached as Appendix ‘C’), Molok units can control temperature by allowing a cool
climate within its system, thus able to keep waste and organics at lower temperatures to
slow decomposition and reduce odours emanating from within the containers. No odour
impacts are anticipated.
Staff are of the opinion that the requested variance is considered desirable for the
appropriate development of the property.
Page 5 of 135
March 9, 2023 6 of 10 Report No. MV-2022-40
d) The proposed variance is considered minor in nature
In considering the scale and size of the proposed Moloks there is minimal impact
resulting from their installation in the front yard. The streetscape will largely remain
unaltered as the Moloks will be positioned behind existing mature trees and enclosed
entirely by decorative fencing. Additionally, landscaping (perennials/shrubs measured
1.2 metres or higher) will also be planted around the Moloks. These measures will help
mitigate the visual impacts of the Moloks by effectively screening the proposed
structures for the abutting properties and from public view. Furthermore, abundant front
yard space lessens the visual impedance of the proposal. The character of the
neighbourhood is maintained and there will also be no anticipated odour impacts. The
operation of garbage pickup is similar to regular municipal pickup process and the usage
of Moloks is not anticipated to result in any public nuisances or inconveniences.
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 on
December 7, 2022 to confirm the variance required
for the proposed development.
Engineering Division
Comments provided stating no comments/concerns
with proposed application (dated December 20,
2022).
Operational Services (Parks)
Comments provided stating no comments/concerns
with proposed application (dated November 28,
2022).
Operational Services
(Public Works)
No comments received at the time of writing this
report.
Central York Fire Services
No comments received at the time of writing this
report.
Page 6 of 135
March 9, 2023 7 of 10 Report No. MV-2022-40
Department or Agency
Comments
York Region
Comments provided stating no comments/concerns
with proposed application (dated December 13,
2022).
LSRCA
Comments provided stating no comments/concerns
with proposed application (dated December 13,
2022).
Alectra
Comments provided stating no objections to its
approval, subject to comments in letter (dated
December 14, 2022)
Public Correspondence
Three (3) written submissions were received at the time of writing of this report. The
written submissions express similar concerns to one another and are summarized below
including staff’s responses to the comments:
Concern with the
appropriateness of Moloks
that are commercial/industrial
in nature in an estate
residential neighbourhood
The proposed Moloks are designed to be much
smaller scale than Moloks intended for commercial
or industrial uses, to accommodate for the residential
use purpose. The height of the Moloks are
comparable to a regular large sized garbage bin,
which ranges from 1 - 1.15 metres, while the diameter
of 1.3 metres only slightly exceeds most
conventional garbage bin sizes which have a
diagonal range from 1 – 1.15 metres. The Moloks will
be a shorter, and only slightly wider version of a
regular large size garbage container. The exterior of
the Moloks will be wood panel with metal rim and
matte black plastic lid. The design can help mitigate
its physical presence and the wood panel exterior can
help to imitate the surrounding landscaped
environment.
In short, the Moloks are partially screened and
strategically placed to be out of public view. Its
overall mass, bulk and height is not too egregious
that it would result in incompatibility with the general
neighbourhood at-large.
Despite being an alternative form of garbage storage
and collection, the pickup method is similar to that of
Page 7 of 135
March 9, 2023 8 of 10 Report No. MV-2022-40
curbside garbage pickup. The resulting noise level
and duration of pickup is not anticipated to be
deemed as a public nuisance.
Based on a third party study of Moloks performance
(attached as Appendix ‘C’), the Moloks are found to
be able to effectively control temperature within the
containers, thereby eliminating the emission of
unpleasant odour or result in waste leakage.
Concern with the location and
lack of buffering/screening
The proposed location is partially screened by
existing mature trees adjacent to the driveway
entrance. Additional landscaping measures and
fencing are also now proposed to provide added
screening to the Moloks from public view. There is
also abundant separation distance from the Moloks
to any adjoining lands preventing it from direct
exposure to neighbouring residents.
The garbage pickup truck will be parking on the
driveway during collection process, which minimizes
any disruption to the public realm and adjoining
property owners.
To account for this concern, staff have also
recommended a condition of approval being to
ensure landscape screening as shown in Appendix
‘B’ is provided to buffer the Moloks.
Concern with overall
aesthetics and appeal of the
property
The Moloks are limited in size and height, and are
also now further screened to prevent them from
being physically imposing to the public realm.
As mentioned, a condition to require the
landscaping and screening is also included.
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 the granting of minor variances.
Staff recommend approval of the requested variances subject to the conditions outlined
in Appendix ‘A’.
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Page 8 of 135
March 9, 2023 9 of 10 Report No. MV-2022-40
Appendix ‘B’ – Site Plan
Appendix ‘C’ – Molok temperature and odour study
Page 9 of 135
March 9, 2023 10 of 10 Report No. MV-2022-40
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2022-40 be
approved by the Committee of Adjustment:
1. That the variance only applies to the subject property, in substantial 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; and,
2. That the Owner shall provide and maintain appropriate screening to screen the
proposed Moloks, which includes, but not limited to: a landscaped buffer strip
containing shrubs, hedges, plantings or other ground cover, fencing enclosure,
and any other additional screening measures, as shown in Appendix ‘B’ and to
the satisfaction of the Director of Planning and Development Services or
designate.
Page 10 of 135
SITE INFORMATIONZONING TABLE:ZONE: ER ( ESTATE RESIDENTIAL)STANDARDREQUIREDREMARKSLOT AREA (MIN.)LOT FRONTAGE (MIN.)FRONT YARD (MIN.)-WESTREAR YARD (MIN.) -EASTINTERIOR SIDE (NORTH)YARD (MIN.)INTERIOR SIDE (SOUTH)YARD (MIN.)ACCESSORY BUILDING CALCULATION:ACCESSORY/ OTHER BUILT AREAPROPOSEDNEW ACCESSORY BUILDING (CABANA)LOT COVERAGE:FLOORALLOWEDTOTAL PROPOSED FOOTPRINT(W/ATTACHED GARAGE AND CABANA)PROPOSED8000 m²45 m15 m22 m4.5 m9.0 mALLOWED-NO CHANGENO CHANGENO CHANGENO CHANGENO CHANGE13.37%NO CHANGEBUILDING HEIGHT (MAX.)10 m1065.49 m²(11464.67 ft²)15.00%TOTAL PROPOSED FOOTPRINT(W/ GARAGE AND CABANA) IN %EXISTINGEXISTINGEXISTING7103.27 m²71.1 m45.41 m31 m9.7 m6.31-11.22%8.53 mNO CHANGE102 m²(1098 ft²)ADDITIONCOMPLIES797.58 m²(8582 ft²)950.03 m²(10222.32 ft²)COUNTY OF YORKLOT-31OF REGISTERED PLANPLAN #65 M- 2122IN THETOWN OF AURORAACCESSORY/ OTHER BUILT AREACOVERAGE AREA152.45 m²(1640 ft²)(2.14 %)--COMPLIESMIN. REAR YARD SETBACK FORACCESSORY BUILDING (ER ZONE)COMPLIES-4.5 m(14'-9" )8.62 m(28'-3.5" )MAX. HEIGHT OF ACCESSORY/OTHER BUILT COVERAGE AREACOMPLIES4.5 m(14'-9" )4.33 m(14'-2.75" )-COMPLIESNEW ACCESSORY BUILDING (UTILITY SHED)--17.93 m²(193 ft²)ADDITIONNEW ACCESSORY BUILDING (STANDS)--31.31 m²(337 ft²)ADDITIONMAIN BUILDING CALCULATION:GENERAL NOTES & SYMBOLS LEGENDPROPERTY LINEPROPOSED BUILDING OUTLINEEXISTING BUILDING OUTLINEPROPOSED PAVED DRIVEWAYMAN DOOROVERHEAD GARAGE DOOR2%DIRECTION AND SLOPE OFDRAINAGELANDSCAPE LIGHTING SYMBOLS LEGENDGROUND LIGHTSIN-LITE, FUSHION 22 RVS OR EQUIV.TRIM FINISH: TBD.BOLLARDSIN-LITE OR EQUIV. ACE HIGH DARK 3"X4"COLOR: TBD. EAN 8717051004247WALL LIGHTSIN-LITE. ACE DOWN OR EQUIV.3.94" H X 3.74" LX 2.52 W. COLOR: TBD.HIDDEN STAIR LIGHTSIN-LITE OR EQUIV. EVO HYDE 550COLOR: BLACK. 21" L OR AS REQ'D.OUTDOOR SPOT LIGHTING/ UP LIGHTINGIN-LITE. BIG SCOOP NARROW OR EQUIV.COLOR: BLACK. 2.99"H X 2.6"DIAFLOOD LIGHTSHUBBELL OUTDOOR LIGHTINGRATIO FAMILY. COLOR: BLACKOUTDOOR POST LIGHTBRAND AND FINISHBY INT. DESIGNERDECORATIVE FAIRY LIGHTSIN-LITE. ACE DOWN OR EQUIV.3.94" H X 3.74" LX 2.52 W. COLOR: TBD.*HARDSCAPE MATERIALS KEYBRICK POSTS TO MATCHBRICK DETAILS1POURED CONCRETE SLAB,FINISH: TBD BY OWNER2345POOL STONE EDGING6FINISH: TBD.NOTE: FOR SOFT LANDSCAPPING,REFER TO DWG. BY ADG LANDSCAPPING.6" TURF REVEAL TO DRAIN72'-6" WIDE POURED CONCRETE COPING,FINISH: TBD BY OWNERRESERVEDRESERVED11'-2"
8"
45'-0"
[13716]20'-0"[6096]10'-8"[3251]12'-0"[3663]40'-6"
[12345]
5'-0"
[1524]49'-3"
[15021]
20'-5"
[6222]
±14'-2"
[4318]60'-0"[18287]NEW DOOR& PATH TOSPORTS COURT±12'-6"
[3810]EXTERIORSHOWER150'-6"[45863]33'-9"
[10287]
44'-11"
[13685]
20'-9"
[6319]
30'-2"
[9202]151'-7"[46206]100'-5"
[30606
]
98'-6"
[30016
]
89'-1"
[27159
]
81'-4"
[24800
]EXISTING TWO (02) STORIEDBRICK RESIDENTIALBUILDINGPROPOSEDCABANA(ACCESSORY BLDG.)102 m² (1098 ft²)PROPOSEDPOOLSPORTS COURTEXISTINGDRIVEWAYJARVIS AVENUE71.196
106.511124.62551.981101'-9"[31004]1.22m (HEIGHT)CHAIN-LINK FENCETO REMAIN1.22m (HEIGHT)CHAIN-LINK FENCE1.22m (HEIGHT)CHAIN-LINK FENCE FRENCH DRAIN
2%FRENCH DRAIN2-4%2-4%
2%
50'-8"
[15444]ALL DOORS LEADING INTO THE POOLAREA FROM THE HOUSE OR GARAGESHALL HAVE A LATCHING DEVICELOCATED MIN. 1.5M FROM THE BOTTOMOF INSIDE DOOR, TYP.1.22 m HIGH SELF-CLOSINGSELF-LATCHING GATE24'-5"
[7443]37'-5"[11395]26'-1"
[7950]28'-3"[8622]ALL DOORS LEADING INTO THEPOOL AREA FROM CABANASHALL BE EQUIPPED WITH A DEADBOLT AND A CHAIN LATCHLOCATED MIN. 1.5M FROM THEBOTTOM OF INSIDE DOOR, TYP.26'-6"
[8074]DO NOT RAISE GRADEWITHIN 0.45m OF PROPERTYLINE, TYP. REFER TOLANDSCAPE DWG. FORGRADING AND DETAILS.1'-6"
[450]2%CONSTRUCTION VEHICLEACCESSVIA EXISTING DRIVEWAY11'-8"
[3556]16'-6"[5029]24'-7"[7492]4'-0"[1220]2'-1"[626]24'-7"[7506]5'-6"
[1679]20'-0"[6094]45'-5"[13846]SOD11'-3"[3435]PROPOSED UTILITY SHED,REFER TO SHEET-A501a,A501b & A501cPROPOSEDSTANDSAREA : 337 ft² (31.31 m²)ACCESSACCESSGATEMETAL NET SPORTSCOURT ENCLOSURE W/ACCESS GATEWADINGAREA8'-0"[2438]36'-9"[11210]7'-6"
[2287]FENCE ENCLOSURE W/ACCESS GATE, COLOR TOMATCH ADJACENT BLDG.116'-4"[35453]29'-1"[8858]19'-10"[6050]20'-9"
[6316]5"[126]24'-9"
[7532]64'-4"[19602]6'-4"
[1921](8'-0" X 9'-0")31'-10"
[9708]OPT.11111122233322222666622FD.FD.2'-7"[800]ZAMBONIPORCHPORCH
40'-0"
[12181]
41'-1"
[12520]
±26'-1"
[7950]±37'-4"[11370]±42'-5"
[12919]±17'-4"[5283]±9'-10"
[2997]±24'-6"[7468]±7'-5"[2261]±7'-11"[2413]3'-7"[1087]18'-11"
[5776]
20'-1"
[6116]
5'-0"
[1524]
6'-0"
[1829]
21'-9"[6620]20'-0"[6097], TYP.9'-0"[2743]6'-0"[1829]38'-0"[11582]74'-8"[22769]45'-4"
[13817]
23'-11"
[7299]9'-0"[2743]8'-4"[2540]6'-0"[1829]25'-6"
[7766]1'-8"[505]35'-8"[10865]1.22 m HIGHSELF-CLOSINGSELF-LATCHING GATE8'-0"[2433]77'-9"[23709]8'-0"[2444]13'-10"[4209]19'-6"
[5938]
6'-0"
[1833]
67'-0"
[20424]
16'-0"
[4877]
61'-3"
[18673]
8'-0"
[2438]26'-6"
[8085]
±29'-4"
[8951]±38'-2"[11627]8'-0"[2439]±13'-4"[4064]14'-9"[4486]21'-6"[6566]8'-3"
[2526]
50'-1"
[15253]
9'-6"
[2896]
16'-7"
[5054]39'-6"[12049]DRAIN @ SLAB EDGE
BBQ.
AREA8'-0"[2438]1.22m (HEIGHT)CHAIN-LINK FENCE1.22 m HIGH SELF-CLOSINGSELF-LATCHING GATE4'-8"
[1432]
4'-9"
[1451]
16'-7"
[5067]12'-0"[3658], TYP.8'-6"[2591], TYP.
8'-0"
[2438]10'-6"
[3192]
6'-0"
[1829]
13'-5"
[4090]SLIDING WHITE FENCEEQ.EQ.℄±10'-9"[3283]EQ.EQ.14'-4"
[4364]5'-0"[1523]5'-0"[1523]CONC.PADCONC.PAD42'-11"
[13077
]HOSE BIBBHEATED CONCRETE STEPS w/ FLAGSTONEw/ PAINTED GALV. RAILINGS& 6" REVEALS6" REVEAL BETWEEN STAIRS& ARMOURSTONE RETAINING WALL6" REVEAL BETWEEN STAIRS& ARMOURSTONE RETAINING WALL7777779'-0"
[2743]8'-0"[2438]1'-11"[594]HEATED CONCRETE STEPS w/ FLAGSTONEw/ PAINTED GALV. RAILINGS& 6" REVEALS6" REVEAL BETWEEN STAIRS& ARMOURSTONE RETAINING WALLHEATED CONCRETE WALKWAY4'-0"
[1216]
36'-7"
[11160]
11'-8"
[3553]
11'-3"
[3418]
6'-0"
[1829]
16'-9"
[5112], TYP.
6'-0"
[1829]20'-0"[6106], TYP.6'-0"
[1833]
6'-0"
[1829]
6'-0"
[1834]℄EQ.EQ.20'-0"[6096], TYP.20'-0"[6096], TYP.72215'-2"[4618], TYP.EQ.EQ.℄ ℄NO SOLDIER COURSE PASTOF THIS GATE, TYP.NO SOLDIER COURSE PASTOF THIS GATE, TYP.LINE OF EMBEDDED HEATING CABLE
LINE OF EMBEDDED HEATING CABLE
1A1031A1031A501STORE12'-0"
[3658]
EQ.EQ.8'-0"[2437]EQ.
EQ.EQ.1A5044'-2"[1260]±5'-6"[1676]±6'-10"[2083]TRANSFORMER PAD, REFER TOMANUFACTURER FOR DETAILSAND PAD EXACT SIZING. REFER TOALECTRA CONSTRUCTIONSTANDARDS FOR CLEARANCES6" (150mm) RAISED CONCRETE PADMOLOK GARBAGE AND RECYCLE BIN.1.0m OR LESS ABOVE FINISHED GRADEMODEL: M-3000, 4.0 yd³ (EACH)SEE SHEET A105 FOR DETAILS.NEW DECORATIVE FENCE ENCLOSUREWITH DOUBLE MAN GATE.EXISTING SEPTIC BEDTO BE REPLACEDEXISTING SEPTIC BEDSAND MANTLE333333333222224'-0"[1212]8'-5"[2553]22'-7"[6883]8'-4"[2540]℄℄℄℄14'-9"
[4505]2'-0"[613]15'-7"
[4761]4'-0"[1219]23'-8"[7203]25'-3"[7699]11'-7"
[3521]
4'-0"
[1219]21014'-8"[1432]4'-0"[1219]15'-0"[4577]11'-7"[3518]2'-4"[711]245'-0"[13717]17'-3"[5263]HEAVY DUTY CONCRETEPAVING. SEE DETAIL 3/A101.DRAIN @ SLAB EDGEDRAIN @ SLAB EDGE DRAIN @ SLAB EDGE DRAIN @ SLAB EDGE
DRAIN @ SLAB EDGEWALKWAY3'-1"
[933]TRENCHDRAINTRENCHDRAIN40'-6"[12344]
77'-0"
[23459
]
130'-1"[39651]EXISTING LANDSCAPE BERMAND TREES TO REMAINHICKS YEW, TAXUS MEDIAHICKSII, OR SIMILAR DENSEEVERGREEN SHRUB ROW.TO BE MAINTAINED AT MIN.1.2m ABOVE GRADE TOCONCEAL MOLOKS FROMSTREET.334'-4"[10455]25'-1"[7647]R55'-10"[R17014]41'-8"[12709]51'-4"[15646]33EXISTING DRIVEWAY58'-0"[17678]42'-1"[12838]29'-11"[9124]24'-6"[7466]127'-8"[38913]EXISTING LANDSCAPINGAND TREES TO REMAIN1'-3"[381]1'-3"[381]GROUND LIGHT IN CONCRETECOPINGCONCRETE COPINGEDGE OF CONCRETE DRIVEWAY2'-6"[762]6" GRANULAR A COMPACTED TO100% SPMDD14" GRANULAR B COMPACTED TO100% SPMDDFILTER CLOTH 360R TERRAFIXOR EQUALCOMPACTED SUBGRADE3-1/2" RIGID INSULATION w/ HEATINGPIPE8" 32MPA POURED CONCRETEDRIVEWAY BANDING w/ 10M BARS@15" O.C. B.W.AS NOTED19.125MAHCCP20.07.14A101SITE PLANNO.DATE REVISIONIT IS THE RESPONSIBILITY OF THE APPROPRIATECONTRACTOR TO CHECK AND VERIFY ALLDIMENSIONS ON SITE AND REPORT ALL ERRORSAND OR OMISSIONS TO THE ARCHITECT.ALL CONTRACTORS MUST COMPLY WITH ALLPERTINENT CODES AND BY-LAWS.DO NOT SCALE DRAWINGS.THIS DRAWING MAY NOT BE USED FORCONSTRUCTION UNTIL SIGNED.COPYRIGHT RESERVED.FOR REVIEW20.09.181.CABANA3 JARVIS AVENUEAURORA, ONTARIOSITE PLAN1A101SCALE 1/16" = 1'-0"NFOR REVIEW20.09.292.FOR REVIEW20.10.013.FOR REVIEW20.10.064.FOR PERMIT20.10.075.ROAD OCCUPANCY PERMIT20.10.296.FOR REVIEW20.11.097.ISSUED FOR CONSTRUCTION20.11.108.FOR REVIEW20.11.259.REVISED FOR CONSTRUCTION20.12.011021.01.2211FOR REVIEW21.01.2912FOR REVIEW21.02.0413FOR REVIEW21.02.1114FOR REVIEW21.03.2315FOR REVIEW21.05.0716FOR REVIEWCSPACEARCHITECTURE5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8T: 647.588.1784 E: info@cspace.ca21.07.1617FOR REVIEW21.08.0618FOR REVIEW21.09.2119FOR REVIEW21.09.2820FOR PERMIT21.10.1821FOR REVIEW21.11.0922REV. FOR PERMIT22.03.0223FOR REVIEW22.04.0724FOR REVIEW22.05.1125FOR REVIEW22.05.2426FOR REVIEW22.05.2527FOR REVIEWTYPICAL GROUND LIGHTING DETAIL2A101SCALE 1/2" = 1'-0"HEAVY DUTY CONCRETE PAVING3A101SCALE 1/2" = 1'-0"22.09.0828FOR MINOR VARIANCE22.10.2529FOR REVIEW22.12.0230FOR MINOR VARIANCE23.01.0331FOR MINOR VARIANCENOTEPROPERTY INFORMATION OBTAINED FROM PLAN OFSURVEY BY RS SURVEYING LIMITED, DATED JANUARY19, 2023.23.02.0132FOR MINOR VARIANCEAppendix ‘B’ Page 11 of 135
℄℄℄℄℄℄6'-0"[1829]8'-0"[2438]8'-412"
[2553]
22'-7"
[6883]
8'-4"
[2540]
5'-714"
[1708]4'-812"[1432]4'-0"[1219]15'-014"[4577]11'-612"[3518]2'-4"[711]17'-314"[5263]40'-6"
[12344]
JARVIS AVENUECONSTRUCTION VEHICLEACCESSVIA EXISTING DRIVEWAYPOURED CONCRETE PADMIN.8" FROM EDGE OFOPENING TO SLAB EDGE, TYP.MOLOK GARBAGE AND RECYCLE BIN.1.0m OR LESS ABOVE FINISHED GRADEMODEL: M-3000, 4.0 YD³ (EACH)SEE SHEET A105 FOR DETAILS.NEW DECORATIVE FENCE ENCLOSUREWITH DOUBLE MAN GATE.HEAVY DUTY CONCRETEPAVING. SEE DETAIL 3/A101.POURED CONCRETE PAD3'-214"
[970]3'-134"[957]5'-314"[1607]3'-112"[955]2'-93 4"
[855]
2'-912"
[853]
Ø4
'
-
3
1
4"[Ø
1
3
0
0
]6" DRAINAGE GAP W/TURF/GRASS3/4" CONTROL JOINT2A1046"
[150]EXISTING LANDSCAPE BERM AND TREESTO REMAINHICKS YEW, TAXUS MEDIAHICKSII, OR SIMILAR DENSEEVERGREEN SHRUB ROW.TO BE MAINTAINED AT MIN.1.2M ABOVE GRADE TOCONCEAL MOLOKS FROMSTREET.EXISTING DRIVEWAYEXISTING DRIVEWAY29'-1114"[9124]24'-6"[7466]EXISTINGLANDSCAPEBERMEXISTINGLANDSCAPEBERM6"-8" GRANULAR A COMPACTEDTO 100% SPMDD6" 32MPA POURED CONCRETE PADw/ 10M BARS @15" O.C. B.W.FILTER CLOTH 360R TERRAFIX OREQUALCOMPACTED SUBGRADE6"[152]6" DRAINAGE GAP w/ TURF/GRASS3-1/2" RIGID INSULATION w/ HEATINGPIPE6" 32MPA POURED CONCRETEDRIVEWAY BANDING w/ 10M BARS@15" O.C. B.W.AS NOTED19.125MAHCCP20.07.14A104PARTIAL SITE PLANNO.DATEREVISIONIT IS THE RESPONSIBILITY OF THE APPROPRIATECONTRACTOR TO CHECK AND VERIFY ALLDIMENSIONS ON SITE AND REPORT ALL ERRORSAND OR OMISSIONS TO THE ARCHITECT.ALL CONTRACTORS MUST COMPLY WITH ALLPERTINENT CODES AND BY-LAWS.DO NOT SCALE DRAWINGS.THIS DRAWING MAY NOT BE USED FORCONSTRUCTION UNTIL SIGNED.COPYRIGHT RESERVED.FOR REVIEW20.09.181.CABANA3 JARVIS AVENUEAURORA, ONTARIOPARTIAL SITE PLAN1A104SCALE 3/16" = 1'-0"NFOR REVIEW20.09.292.FOR REVIEW20.10.013.FOR REVIEW20.10.064.FOR PERMIT20.10.075.ROAD OCCUPANCY PERMIT20.10.296.FOR REVIEW20.11.097.ISSUED FOR CONSTRUCTION20.11.108.FOR REVIEW20.11.259.REVISED FOR CONSTRUCTION20.12.011022.05.2527FOR REVIEW21.01.2211FOR REVIEW21.01.2912FOR REVIEW21.02.0413FOR REVIEW21.02.1114FOR REVIEW21.03.2315FOR REVIEW21.05.0716FOR REVIEWCSPACEARCHITECTURE5B-8841 GEORGE BOLTON PKWY, BOLTON, ON L7E 2X8T: 647.588.1784 E: info@cspace.ca21.07.1617FOR REVIEW21.08.0618FOR REVIEW21.09.2119FOR REVIEW21.09.2820FOR PERMIT21.10.1821FOR REVIEW21.11.0922REV. FOR PERMIT22.03.0223FOR REVIEW22.04.0724FOR REVIEW22.05.1125FOR REVIEW22.05.2426FOR REVIEW22.09.0828FOR MINOR VARIANCECURB/SLAB EDGE DETAIL2A104SCALE 3/4" = 1'-0"22.10.2529FOR REVIEW22.12.0230FOR MINOR VARIANCEHICKS YEW - DENSE EVERGREEN SHRUB ROW3A104SCALE NTS23.01.0331FOR MINOR VARIANCE23.02.0132FOR MINOR VARIANCEPage 12 of 135
Signage / Use: Garbage Recyclables Paper GlassM-3000Capacity: 3,000 L / 4.0 yd3 Quick SystemLid Type: Standard lid: Bear lid Hinged lidUser Opening: Full open Cardboard TACtile Public TACtile Secure Locking LatchUser Lid Colour: Black Blue Brown GreenLifting Bags and Containers Standard lifting bag Hard-sided lifting container Semi-hard lifting bagFraming: Eon®plastic framing cedar mahogany blue black grey green Aluminum framing silver black1.3 m / 4’-3"<1.0 m / 3’-3"
1.7 m / 5’-7"
0.9 m / 2’-11"
2.7 m / 8’-10"C:\Users\adamo\Cspace Architecture Dropbox\Cspace - PROJECTS\19.125_HAW_3Jarvis\2.0_ARCH\2.3_DRAWINGS\current\Molok\PDF Images\M-300016b472bd.pngALTERNATIVEMOLOK GARBAGE AND RECYCLING BINS,MODEL M-1300, 1.7 YD³ (EACH)CSPACEARCHITECTURE5B-8841 GEORGE BOLTON PKWYBOLTON, ONT. L7E 2X8647.588.1784info@cspace.caAS NOTED19.125MAHCCP20.11.25A105MOLOK BIN DETAILSNO.DATEREVISIONIT IS THE RESPONSIBILITY OF THE APPROPRIATECONTRACTOR TO CHECK AND VERIFY ALLDIMENSIONS ON SITE AND REPORT ALL ERRORSAND OR OMISSIONS TO THE ARCHITECT.ALL CONTRACTORS MUST COMPLY WITH ALLPERTINENT CODES AND BY-LAWS.DO NOT SCALE DRAWINGS.THIS DRAWING MAY NOT BE USED FORCONSTRUCTION UNTIL SIGNED.COPYRIGHT RESERVED.3 JARVIS AVENUEAURORA, ONTARIOMOLOK DETAILS1A105SCALE N/AFOR REVIEW22.03.021.22.09.0828FOR MINOR VARIANCE22.10.2529FOR REVIEW22.12.0230FOR MINOR VARIANCE23.01.0331FOR MINOR VARIANCE23.02.0132FOR MINOR VARIANCEPage 13 of 135
3 JARVIS AVE
AURORA, ON | 19.125 | 01.02.2023
Page 14 of 135
3 JARVIS AVE
AURORA, ON | 19.125 | 01.02.2023
Page 15 of 135
3 JARVIS AVE
AURORA, ON | 19.125 | 01.02.2023
Page 16 of 135
3 JARVIS AVE
AURORA, ON | 19.125 | 01.02.2023
Page 17 of 135
3 JARVIS AVE
AURORA, ON | 19.125 | 01.02.2023
Page 18 of 135
Molok - Independent
Temperature &
Odour Test Report
Nov 2017
9520 Pine Valley Drive, Woodbridge ON L4L 1A6
Phone: 905-417-3447 Fax: 905-417-8734
Corporate: www.earthrangers.org
Kids: www.earthrangers.com
EXECUTIVE SUMMARY
The Earth Rangers Centre for Sustainable Technology (ERC) was retained to complete an
independent study of the Molok in-ground waste and organics storage system for its ability to
buffer changes in outdoor temperature and thus reduce odours.
The following two (2) findings are discussed in more detail in the report below and represent a
testing over one (1) year of measurements.
FINDING 1: Temperatures measured from 50” from the top to the bottom of both the waste and
organics Moloks at all times were lower than the average temperature of our temperature
controlled waste room. From the top to 25” below the top, temperatures were on average lower
than that of our conditioned waste room 78.7% of the time.
FINDING 2: At no time did odours, measured by our calibrated odour meter, directly outside the
Molok exceed that of our temperature controlled waste room
Overall, our findings indicate that the Molok outperformed our temperature controlled waste
room in slowing decomposition by keeping waste and organics at lower temperatures and
reducing odours emanating from Moloks.
METHODOLOGY
Temperature probes were installed in the interior bag of the Molok waste organics container and
on the interior tube of the Molok organics container. In total, four (4) temperature probes were
installed on each Molok container at the following levels:
Top of Bin
25” from Top of Bin
50” from Top of Bin
Bottom of Bin
The temperature data logger on both Molok containers was set to measure temperatures every
hour. This log was downloaded every 2 weeks and the data collected for one (1) years.
Odours were measured using the following equipment:
Levitt Safety IAQ monitor set to measure CO2, SO2, NO, O2, and ambient temperature
KanoMax Handheld Odor Meter OMX-ADM, which measure hydrogen sulfide, methyl
mercaptan, ammonia and other odour causing substances.
Odours and temperatures were measured bi-weekly (every 2 weeks) for a period of one (1) year.
Odours were measured at the Molok area and also in our waste room for comparison purposes.
Appendix 'C'Page 19 of 135
Molok - Independent
Temperature &
Odour Test Report
Nov 2017
9520 Pine Valley Drive, Woodbridge ON L4L 1A6
Phone: 905-417-3447 Fax: 905-417-8734
Corporate: www.earthrangers.org
Kids: www.earthrangers.com
SUMMARY OF FINDINGS
Based on the results of our one (1) year study on temperatures and odours emanating from the
Waste and Organics Molok containers, we measured the temperatures at intervals of one (1) hour
for at four (4) different depths for each Molok container. The below colour coded chart represents
the average temperatures for each month found at the different depths of measurement. Note that
the average summer temperature of the ERC conditioned waste room was 22.0 °C.
TOP OF BIN 25" from TOP 50" from TOP BOTTOM TOP OF BIN 25" from TOP 50" from TOP BOTTOM
Jan 0.9 0.7 0.9 3.2 0.4 0.2 1.3 2.4
Feb -0.6 -0.3 0.1 2.2 1.7 1.5 0.7 1.5
Mar 0.2 -0.3 0.2 1.6 2.1 1.8 1.2 2.0
Apr 9.0 7.3 6.4 5.4 11.9 12.9 7.8 7.1
May 12.2 11.6 10.8 9.1 14.8 14.4 13.4 11.0
Jun 20.4 18.4 16.8 13.8 22.3 20.9 21.5 17.9
Jul 22.4 21.3 20.2 17.4 24.6 24.0 21.4 19.5
Aug 21.9 20.9 19.9 18.5 23.6 23.0 19.6 19.7
Sep 20.7 19.3 18.0 18.0 22.6 21.7 19.0 18.8
Oct 16.2 15.5 15.4 16.5 17.2 16.7 16.4 16.1
Nov 9.3 9.3 9.3 11.0
Dec 0.6 0.6 1.1 2.9 1.2 1.3 3.2 5.0
Fall 11.1 10.5 10.6 11.7 11.9 11.6 11.6 12.4
Winter -0.3 -0.3 0.2 2.1 1.0 0.8 1.1 2.1
Spring 11.8 10.4 9.4 7.9 14.3 14.2 12.0 10.2
Summer 21.6 20.4 19.2 17.6 23.4 22.7 20.1 19.3
Waste Molok Container Organics Molok Container
Avg. Temp. (°C)
Malfunction in Data Logger
Areas shaded in blue represent Molok temperatures that are lower than the average summer ERC
conditioned waste room temperature and areas shaded in red represent temperatures that are
above. From this we can see that the top 25” of the Organics Molok container, on average, in the
months of July and August, may cause temperatures to be slightly higher. However, the bottom
of the Organics Molok container to 50” from the top are significantly cooler.
We hypothesize that the Organics Molok container has warmer temperatures than the waste
container due to 3 possible differences:
1) As organics decompose, they release heat;
2) The organics Molok container is made of a rigid plastic that insulates better than the
waste Molok container bag; and
3) The larger diameter of the waste Molok container and shape of the bag (i.e. tied at the
bottom) allow for better natural convection than the relatively slimmer profile and rigid
cylindrical shape of the organics Molok container
The Kanomax odour monitor was provided the most accurate readings of odours and measured
odours on a scale from 0 to 999 with 0 being no detectable presence of any odour causing
Page 20 of 135
Molok - Independent
Temperature &
Odour Test Report
Nov 2017
9520 Pine Valley Drive, Woodbridge ON L4L 1A6
Phone: 905-417-3447 Fax: 905-417-8734
Corporate: www.earthrangers.org
Kids: www.earthrangers.com
molecules. Odours were detected in the waste room throughout the year while odours were only
detected from Molok in May, directly following a recent Molok pick-up.
Page 21 of 135
Molok - Independent
Temperature &
Odour Test Report
Nov 2017
9520 Pine Valley Drive, Woodbridge ON L4L 1A6
Phone: 905-417-3447 Fax: 905-417-8734
Corporate: www.earthrangers.org
Kids: www.earthrangers.com
OTHER FINDINGS
A chart of the standard deviation for temperature is expressed as the average of the deviations per month
away from the mean temperature is below. A trend is that the further from the top of the Molok container
reduces the standard deviation of the temperatures – meaning that there is less variance and overall
swing in temperatures towards the bottom of the Molok container.
TOP OF BIN 25" from TOP 50" from TOP BOTTOM TOP OF BIN 25" from TOP 50" from TOP BOTTOM
Jan 2.3 2.0 1.6 1.2 3.3 2.8 1.7 1.6
Feb 2.8 2.1 1.8 1.2 5.5 4.7 1.7 1.4
Mar 5.0 3.7 2.2 1.3 6.3 5.1 2.3 1.8
Apr 5.5 3.5 3.0 1.6 7.5 7.8 2.8 2.1
May 5.7 4.6 4.0 1.6 7.3 6.6 1.8 1.6
Jun 5.9 3.7 2.3 1.8 7.6 7.4 3.5 2.1
Jul 4.9 3.2 2.3 0.9 7.1 6.4 2.0 0.7
Aug 5.5 3.5 2.2 1.0 7.2 6.7 1.1 1.1
Sep 7.8 5.0 3.3 1.2 8.5 7.5 1.2 1.0
Oct 5.7 4.1 2.6 2.6 6.3 5.6 1.4 1.8
Nov 2.2 1.8 1.0 0.8
Dec 2.9 2.8 2.5 2.2 3.1 2.9 2.0 2.2
Fall 10.2 9.1 8.2 7.4 10.9 10.3 6.9 6.0
Winter 3.6 2.8 1.8 1.4 4.8 3.9 1.8 1.7
Spring 8.1 6.7 5.8 4.0 9.2 8.7 6.8 5.2
Summer 5.9 3.8 2.7 1.3 7.4 6.8 1.9 1.0
Waste Organics
Malfunction in Data Logger
Std. Dev. (°C)
This is further illustrated in the below charts that plot the hour by hour temperature for the waste and
organics Molok containers for all four (4) temperature probes.
Page 22 of 135
Molok - Independent
Temperature &
Odour Test Report
Nov 2017
9520 Pine Valley Drive, Woodbridge ON L4L 1A6
Phone: 905-417-3447 Fax: 905-417-8734
Corporate: www.earthrangers.org
Kids: www.earthrangers.com
Page 23 of 135
Molok - Independent
Temperature &
Odour Test Report
Nov 2017
9520 Pine Valley Drive, Woodbridge ON L4L 1A6
Phone: 905-417-3447 Fax: 905-417-8734
Corporate: www.earthrangers.org
Kids: www.earthrangers.com
Page 24 of 135
Molok - Independent
Temperature &
Odour Test Report
Nov 2017
9520 Pine Valley Drive, Woodbridge ON L4L 1A6
Phone: 905-417-3447 Fax: 905-417-8734
Corporate: www.earthrangers.org
Kids: www.earthrangers.com
Page 25 of 135
Molok - Independent
Temperature &
Odour Test Report
Nov 2017
9520 Pine Valley Drive, Woodbridge ON L4L 1A6
Phone: 905-417-3447 Fax: 905-417-8734
Corporate: www.earthrangers.org
Kids: www.earthrangers.com
Page 26 of 135
Molok - Independent
Temperature &
Odour Test Report
Nov 2017
9520 Pine Valley Drive, Woodbridge ON L4L 1A6
Phone: 905-417-3447 Fax: 905-417-8734
Corporate: www.earthrangers.org
Kids: www.earthrangers.com
CONTACT
This study was supervised by Gavin Yeung; contact provided below. All measurements and
analysis were completed at the Earth Rangers Centre for Sustainable Technology lo cated at 9520
Pine Valley Dr., Woodbridge, ON.
Please contact the undersigned should you have any additional questions or inquiries regarding
this report.
Gavin Yeung, H.Bsc., MBA, LEED®AP, CPMP, BCxP
Manager, Earth Rangers Centre For Sustainable Technology
eMail: gyeung@earthrangers.com
Office: 905.417.3447 x 2228
Mobile: 416.859.4994
9520 Pine Valley Drive | Woodbridge, ON L4H 2Z6
Page 27 of 135
This study also encompassed a comparison of temperatures and odours
from our temperature controlled waste room. ERC completed this study
over a period of two (2) years. With the only differences being:
• in the second year of the study the measurement frequency for
odours was greater than in the first year; and
• in the second year of the study we measured the energy
consumption of our temperature controlled waste room in order to
estimate the energy cost of operating our waste room
The following two (3) findings are discussed in more detail in the report
below and represent a testing over two (2) year of measurements.
FINDING 1: Temperatures measured from 50” from the top to the
bottom of both the waste and organics Molok containers at all times
were lower than the average temperature of our temperature controlled
waste room. From the top to 25” below the top, temperatures were on
average lower than that of our conditioned waste room 78.7% of the
time.
FINDING 2: At no time did odours, measured by our calibrated
odour meter, directly outside the Molok container exceed that of our
temperature controlled waste room
Overall, our findings indicate that the Molok container outperformed
our temperature controlled waste room in slowing decomposition by
keeping waste and organics at lower temperatures and reducing odours
emanating from Molok containers.
FINDING 3: Based on data collected from building submeters. The
total energy consumption to condition our waste room was 2,940 kWh
which equates to a cost to condition our waste room of approximately
$323.42. The Molok containers did not cost any energy to condition or
maintain in 2018. Therefore, the net savings if we were to only use the
Moloks for waste, recycling and organics would be $323.42 per year.
METHODOLOGY
Temperature probes were installed in the interior bag of the Molok
waste organics container and on the interior tube of the Molok organics
container. In total, four (4) temperature probes were installed on each
Molok container at the following levels:
Top of Bin, 25” from Top of Bin, 50” from Top of Bin, Bottom of Bin
The temperature data logger on both Molok containers was set to
measure temperatures every hour. This log was downloaded every 2
weeks and the data collected for one (1) years.
Odours and temperatures were measured bi-weekly (every 2 weeks) for
a period of one (1) year. Odours were measured at the Molok area and
also in our waste room for comparison purposes.
SUMMARY OF FINDINGS
Based on the results of our two (2) year study on temperatures and
odours emanating from the Waste and Organics Molok containers,
we measured the temperatures at intervals of one (1) hour for at four
(4) different depths for each Molok container. The below graph shows
the temperatures from the waste and organics Molok containers vs the
temperatures from our conditioned waste room. Please note that the
temperatures were much more constant 50” from the top of the bin to
the bottom of the bin for both the waste and organics Molok containers.
The Earth Rangers Centre for Sustainable Technology (ERC) was retained to complete
an independent study of the Molok in-ground waste and organics storage system for its
ability to buffer changes in outdoor temperature and thus reduce odours.
EXECUTIVE SUMMARY - INDEPENDENT STUDY
9520 Pine Valley Drive, Woodbridge ON L4L 1A6
Phone: 905-417-3447 Fax: 905-417-8734
Corporate: www.earthrangers.org
Kids: www.earthrangers.com
April 2019
Page 28 of 135
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 3 -06
_______________________________________________________________________________________
Subject: Lam
120 Championship Circle Place
Lot 28, Registered Plan 65M-3931
File: MV-2023-06
Prepared by: Mark Chuang, Planner
Department: Planning and Development Services
Date: March 9, 2023
_______________________________________________________________________________________
Application
The applicant is requesting relief from the requirements of the Town’s Comprehensive
Zoning By-law 6000-17, as amended, to facilitate a glass sunroom addition to an existing
two-storey detached dwelling. The proposed addition has a height of 4.2 metres (13 feet
9 inches), and a gross floor area of 39.97 square metres (430 square feet). The sunroom
addition is located at the rear portion of the property. A site plan for the proposal is
included as Appendix ‘B’ to this report.
PROPOSED VARIANCE
The following relief is being requested:
a) Section 24.276.2.2 of the Zoning By-law requires a minimum rear yard setback of
7.5 metres. The applicant is proposing a sunroom addition, which is 4.87 metres
to the rear property line, thereby requiring a variance of 2.63 metres.
b) Section 7.2 of the Zoning By-law permits a maximum lot coverage of 35.0%. The
applicant is proposing an addition to the existing dwelling resulting in a lot
coverage of 37.9%, thereby requiring a variance of 2.9%.
Background
Subject Property and Area Context
The subject property, municipally known as 120 Championship Circle Place, is located on
the north side of Championship Circle Place. The property currently contains a two-storey
Page 29 of 135
March 9, 2023 2 of 8 Report No. MV-2023-06
detached dwelling with a lot area of around 756m2 (8,138 ft2) and an approximate lot
frontage of 20.69 metres (67 feet 11 inches). The surrounding neighbourhood is
residential and generally characterized by two-storey dwellings with sizable backyards.
Surrounding Land Uses
The surrounding land uses for the subject property are as follows:
North: Residential single detached dwellings
South: Residential single detached dwellings, Elderberry Trail
East: Residential single detached dwellings, Yonge Street
West: Residential single detached dwellings
Proposal
The owner is proposing a glass sunroom addition at the rear of the existing two-storey
detached dwelling. The proposed sunroom addition has a height of 4.2 metres (13 feet 9
inches), and a gross floor area of 39.97 square metres (430 square feet).
Official Plan
The subject property is designated “Cluster Residential” in the Town of Aurora’s Official
Plan, under Secondary Plan OPA 34. Permitted uses in a Cluster Residential designation
include single detached dwellings, semi-detached dwellings, linked housing, and
townhouses, as accommodating a predominantly ground-related residential setting. Lots
within the Cluster Residential designation are intended to preserve a minimum of 40% of
the lot area in an open, landscaped condition.
Zoning
The property is zoned R2 (276) “Detached Second Density Residential 276 Ex ception
Zone”, which permits detached dwellings.
The Exception Zoning was approved by Council to facilitate the development of the
overall subdivision area. The parent R2 zone generally requires larger lot areas and
setbacks than the site specific 276 exception zone, with the site specific exception zoning
being able to facilitate a generally denser built form in line with the Cluster Residential
Official Plan designation. The R2 zoning is generally considered only slightly more dense
Page 30 of 135
March 9, 2023 3 of 8 Report No. MV-2023-06
than the Estate Residential and R1 zone categories, and is still largely representative of a
low-density, ground oriented neighbourhood setting.
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, “Due to the size and orientation of the proposed sun
room, lot coverage and rear yard setback will not comply.”
Planning Comments
Planning Staff have evaluated Minor Variance Application MV- 2023-06 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 “Cluster Residential” Official Plan designation is to accommodate
ground-orientated housing in a manner that is still sympathetic to landscaping and open
space area. The approval of the original plan of subdivision for the community accounted
for the principles of the Cluster Residential designation by reserving areas of open space
and natural features as part of the larger subdivision area. Individual lots within the
Cluster Residential designation are also required to preserve a minimum of 40% of the lot
area in an open, landscaped or natural condition.
The requested variances align with the intent of the Official Plan and Cluster Residential
designation by still respecting the natural, landscaped, and open space area of the lot.
The proposed lot coverage of 37.9% is well within the Official Plan requirement, with
landscaped area, sodding and open space being preserved in all yards. Additionally, the
proposed sunroom will be screened by landscaping that currently exists along the eastern
and rear property boundaries. As a rear addition, views from the public realm will not be
impacted.
Staff are of the opinion that the general intent of the Official Plan is maintained.
b) The proposed variances meet the general intent of the Zoning By-law
The intent of the minimum rear yard setback is to ensure that adequate setbacks on a lot
are provided for privacy, landscaping, access, and drainage. The requested variance in
rear yard setback is largely a result of the angled property boundary at the northern rear
Page 31 of 135
March 9, 2023 4 of 8 Report No. MV-2023-06
extent of the lot. The proposed variance allows the applicant to keep uniform alignment
of the proposed deck and sunroom, which represents the appropriate lotting of the site.
There are also no anticipated drainage concerns from the proposal, however the
appropriate conditions have been included under Appendix 'A' to ensure such. Screening
of the sunroom will also be maintained by existing hedges and trees . Staff included a
condition of approval to ensure that proper mitigations are in place to ensure the
protection of the adjacent neighbouring vegetation during the construction of the
proposed sunroom.
The intent of the lot coverage provision is to ensure buildings do not dominate the
landscape, and maintaining appropriate green space for drainage purposes. The
requested variance in lot coverage represents a minor increase and is not considered
excessive. The property still contains significant green space and open area and there
are no anticipated impacts to the public realm, as this is a rear addition that does not
impact the overall scale of the dwelling. As discussed above, Engineering staff has no
concerns from a drainage perspective.
Staff are of the opinion that the requested variances are in keeping with the intent of the
Zoning By-law.
c) The proposed variances are considered desirable for the appropriate development of
the land
Staff are of the opinion that the proposed addition will not negatively impact the existing
neighbourhood character. Side yard setbacks are still maintained and respected by the
proposal, and ample green space and landscaping is provided on the lot and across
property boundaries such that privacy concerns are alleviated. The proposal allows for
the uniform and consistent alignment of the deck and the sunroom, which represents the
appropriate and desirable lotting of the site. Sightlines from the rear yards of other
properties will also be protected by landscaping, and the sunroom ultimately shelters a
hot tub, which will assist in noise dampening.
Staff are of the opinion that the requested variances is desirable for the appropriate
development of the land.
d) The proposed variance is considered minor in nature
The proposed variances are not anticipated to result in negative impacts to the
neighbourhood or abutting properties. The side yard setbacks are still respected by the
proposal, with the encroachment in the rear yard largely being due to the angled property
boundary. Adequate separation is still provided to neighbouring properties such that no
negative impacts are anticipated. The lot coverage of the site is also such that it does not
represent the excessive overdevelopment of the property or loss of green space.
Page 32 of 135
March 9, 2023 5 of 8 Report No. MV-2023-06
Circulated agencies have indicated no objections with the proposal, with the appropriate
conditions of approval specifically to ensure adequate drainage and protections of trees
included as per the attached Appendix ‘A’.
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
Accessibility No objections.
Building Division Preliminary Zoning Review was completed on
February 17 2023.
Engineering Division
No objections, with appropriate conditions included
in Appendix ‘A’.
Operational Services (Parks)
There is a hedge situated on the property
boundary/adjacent that may be impacted by
excavation or disturbance due to construction. See
appropriate conditions included in Appendix A.
Operational Services
(Public Works)
No objections.
Transportation No objections.
Central York Fire Services No objections.
LSRCA No objections.
York Region 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.
Page 33 of 135
March 9, 2023 6 of 8 Report No. MV-2023-06
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 and Elevations
Page 34 of 135
March 9, 2023 7 of 8 Report No. MV-2023-06
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2022-49 be
approved by the Committee of Adjustment:
1. That the variance only applies to the subject property, in substantial 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 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 and current remaining vegetation.
The report shall include recommendations and an action plan 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.
3. In addition the report shall include a schedule of monitoring 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 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.
4. The owner may 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.
5. The owner shall agree to comply with the Aurora Tree Permit By-law # 5850 -16
prior to the removal of any trees on the property.
6. The owner shall 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 Owners Arborist/ Forester. To the satisfaction of the Director of
Parks and Recreation.
Page 35 of 135
March 9, 2023 8 of 8 Report No. MV-2023-06
7. All of 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.
8. That the applicant be aware and abide by the restrictive covenant regarding the
infiltration structure.
9. That the infiltration structure be enlarged, if required by the restrictive covenant
or as determined by the Town to compensate for the additional imp ervious area
being proposed within the lot.
Page 36 of 135
Page 37 of 135
Page 38 of 135
Page 39 of 135
Page 40 of 135
Page 41 of 135
Page 42 of 135
Page 43 of 135
Page 44 of 135
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 3 -08
_______________________________________________________________________________________
Subject: Howland Green Wellington East Ltd.
1623 Wellington Street East
PART LOT CONCESSION 3 WHITCHURCH, PARTS 1,2,3,4,6 AND 7
65R3924
File: MV-2023-08
Related Planning Application(s): SP-2022-14
Prepared by: Kenny Ng, Planner
Department: Planning and Development Services
Date: March 9, 2023
_______________________________________________________________________________________
Application
The Owner is requesting relief from the requirements of the Town’s Comprehensive
Zoning By-law 6000-17, as amended, to increase the maximum height and allow clinic as
a permitted use for the proposed 4-storey office/commercial building. A conceptual site
plan and elevations are attached as Appendix ‘B’ to this report.
PROPOSED VARIANCE
The following relief is being requested:
a) Section 10.2 of Zoning Bylaw 6000-17 limits the maximum height of the building
to 13.5 meters. The applicant is proposing an office and commercial building with
a height of 16.0 meters, thereby requiring a variance of 2.5 metres.
b) Section 10.1 and Section 24.531.1 of Zoning Bylaw 6000-17 does not allow a
clinic as a permitted use. The applicant is proposing to add clinic as a permitted
use for the property.
Page 45 of 135
March 9, 2023 2 of 7 Report No. MV-2023-08
Background
Subject Property and Area Context
The subject property, municipally known as 1623 Wellington Street East, is located on the
south side of Wellington Street East and west of Highway 404. The subject property has
an area of approximately 0.89 hectares (2.2 acres) and a lot frontage of approximately
647.15 metres (399 feet). The subject lands have previously been subject to planning
approvals to permit the creation of a master planned, mixed-use development within the
Business Park area south of Wellington Street East.
North: Vacant Business Park lands, Wellington Street East, SmartCentres Aurora north
commercial plaza
South: Existing employment uses
East: Employment/Business Park uses, Highway 404
West: Business Park Uses, Goulding Avenue, Winners/Homesense/Farm boy
Related Planning Application
Related to the subject application, a site plan control application was also submitted to
the Town in December 2022 and deemed complete as file SP-2022-14. The proposed
development consists of a four-storey office/commercial building with two levels of
underground parking. The proposed development is intended to be highly sustainable
with the proposed building aiming to achieve beyond net-zero carbon emissions.
The subject application is still currently under technical review, with the subject variance
required to facilitate the development of the proposal.
Official Plan
The subject property is designated ‘Business Park’ by the Bayview Northeast Area 2B
Secondary Plan (OPA 30). The intent of the Business Park designation is to provide
opportunities for a mix of prestige employment uses and a variety of supporting
commercial and community facilities generally geared to satisfying the needs of
residents, businesses and employees in the Town of Aurora and the Region at large.
Business/professional office uses are permitted, while limited retail and service
commercial uses are permitted subject to provisions.
Page 46 of 135
March 9, 2023 3 of 7 Report No. MV-2023-08
Zoning
The subject lands are zoned “E-BP (531) Business Park Exception Zone” under the Town
of Aurora Zoning By-law 6000-17, as amended. Similarly, this zoning is intended to
accommodate the business and supporting commercial function of the area.
Preliminary Zoning Review
A Preliminary Zoning Review (PZR) has been completed by the Town of Aurora’s
Building Division. The PZR identified the subject variances and no other non-compliance
was identified.
Applicant’s stated reason(s) for not complying with the Zoning By-law
Applicant submitted a cover letter to address reasons for non-compliance, and is
attached to this report as Appendix ‘C’.
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2023-08 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
Business Park policies stipulate that buildings shall generally be low to mid-rise in form
and shall generally not exceed four storeys in height. At certain key intersection locations
on Wellington Street, building heights may increase provided such an increase is
considered appropriate as articulated in the Urban Design Guidelines and does not
exceed seven storeys in height. In considering the height variance, it is noted that the
proposed office/commercial building would only require the variance in the northerly
portion of the building, which is proposed at four storeys. The southerly portion is
proposed to be three storeys in height, and is well within the maximum height
requirement. The height difference of the building also provides an appealing transition
and structural articulation that further increases its aesthetic value. It is staff’s opinion
that the proposed building is able to maintain the objective of the ‘Business Park’
designation with a built form that is appropriate considering the surrounding context and
will also help contribute to local job creation and employment growth within the Town.
As per Official Plan policy, limited retail sales and service commercial uses may be
permitted as part of an office building subject to conditions: the retail sales or service
commercial use shall be designed as an integral part of and located internal to the office
building; primary access shall be provided from the interior lobby of the building. The
Page 47 of 135
March 9, 2023 4 of 7 Report No. MV-2023-08
proposed Clinic use is proposed to occupy an internal unit, and would be designed to
have access from the interior lobby and form an essential part of the proposed building,
thus able to meet with Official Plan policy requirement. Further, the clinic use would
supplement the other proposed uses, and would allow the daily needs of employees in
the area to be satisfied.
The proposed variances will facilitate the development of an appropriately scaled, mixed-
use building and provide employment opportunities on designated employment lands. As
such, staff are of the opinion that the requested variances meet the general intent of the
Official Plan.
b) The proposed variances meet the general intent of the Zoning By-law
The intent of the maximum height restriction is to restrict overbuilding and incompatibility
to assist in achieving a uniform, aesthetically pleasing streetscape. The requested height
relief is not significant and is only applicable on the north side of the proposed building.
The built form remains at 4-storey and the slight increase in height is not expected to
result in incompatible built form or character with existing or future surrounding
buildings. The character of the surrounding business park environment is maintained with
minimal visual impacts to adjacent properties as sufficient setbacks remain.
The proposed addition of ‘Clinic’ as a permitted use will serve to supplement the office
use of the building and the overall business park. With access provided internally, the use
is not anticipated to create any conflict with the business/professional office main use.
To address any traffic related concerns, the applicant also submitted an updated traffic
brief prepared by T. Y. Lin International Canada Inc., dated March 1, 2023, which
concluded that the overall trips generated by the added new use would be
inconsequential, and the overall impact of the increase in site traffic to intersection and
MTO ramp operations is expected to be minimal. As determined by Town transportation
staff, the traffic brief provides sufficient evidence that the added clinic use is not
anticipated to result in significant transportation related impacts on the development, nor
there any negative impacts to the surrounding areas.
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 development aligns with the principles as set out in the Town’s Bayview
Northeast Area 2B Secondary Plan in that it provides for professional office use and
supporting commercial uses to generate employment opportunities for local residents.
Page 48 of 135
March 9, 2023 5 of 7 Report No. MV-2023-08
The built form of the proposed office building is compatible with the surrounding
development context and it meets with all other requirements of the site-specific zoning
except the height. Further, the increase in height will not negatively impact the
appearance of the building or the surrounding area, and the use helps in generating local
economic development and employment opportunities.
The added ‘Clinic’ use would support the main building’s office function, as well as the
other surrounding employment uses, and provided value added benefits to the
community.
Staff are of the opinion that the requested variances are considered desirable for the
appropriate development of the property.
d) The proposed variances are considered minor in nature
In evaluating the impact and scale of the requested variances, they are considered to be
minor in the overall context for the subject development and existing and future
surrounding businesses. The increase in height will crate negligible visual impact or other
related design/massing concerns, while the added clinic use is not expected to generate
any traffic related or land use incompatibility concerns . The functionality of the site will
not be negatively affected by the proposed variances, while the proposed uses will help
to further generate new local employment opportunities to benefit the economy.
Staff are of the opinion that the requested variances are minor in nature.
Additional Comments
The minor variance application was circulated to Town Department/Divisions and to
external agencies for review and comment. The following comments were provided:
Department or Agency
Comments
Building Division
Preliminary Zoning Review was completed on
February 22, 2023 to confirm the variances required
for the proposed development.
Engineering Division
(Traffic/Transportation)
Comments provided stating no concerns with
proposed variance application (dated March 2, 2023)
Operational Services (Parks)
Comments provided stating no comments/concerns
with proposed application (dated February 13, 2023)
Page 49 of 135
March 9, 2023 6 of 7 Report No. MV-2023-08
Department or Agency
Comments
Operational Services
(Public Works)
No comments received at the time of writing this
report.
Central York Fire Services
Comments provided stating no comments/concerns
with proposed application (dated February 9, 2023)
York Region
Comments provided stating no comments/concerns
with proposed application (dated February 17, 2023)
LSRCA
No comments received at the time of writing this
report.
Alectra
No concerns with the proposed minor variance
(dated February 9, 2023)
Accessibility
No concerns with the proposed minor variance
(dated February 27, 2023)
Public Correspondence
Written submissions were not received at the time of writing of this report. Should written
submissions be received after the writing of this report, the Secretary Treasurer will
provide the submission(s) to Committee members at the meeting.
Conclusion
Planning staff have reviewed the application with respect to Section 45(1) of the Planning
Act, R.S.O, 1990, c.P.13, as amended, and are of the opinion that the requested variance
meets the four tests of the Planning Act for the granting of minor variances. Staff
recommend approval of the requested variances subject to the conditions outlined in
Appendix ‘A’.
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan
Appendix 'C' – Cover Letter
Page 50 of 135
March 9, 2023 7 of 7 Report No. MV-2023-08
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2023-08 be
approved by the Committee of Adjustment:
1. That the variance only applies to the subject property, in substantial conformity
with the plan(s) attached as ‘Appendix B’ to this Staff Report, to the satisfaction of
the Director of Planning and Development Services or designate.
Page 51 of 135
N 71° 3
0'
0
0
"
E
1
0
0
.
5
5
8
N 71°
2
4'
3
5
"
E
1
2
7
.
4
0
0N 18° 35' 40" W 68.256
8.080
R O A D A
R O A D BR O
A
D
C
114.867
12.533N 18° 30' 00" W
21.052
71.960PROPOSED 4-STOREY OFFICE BUILDING
FIN. GND. FL. ELEV. +301.00
GFA = 7,965.98 SM 3 STOREYS
4 STOREYS
101.490
8.87022.19013.320ANNUNCIATOR PANEL
LOCATION IN VESTIBULE
KEY BOX
86 PARKING SPACES + 8 ACCESSIBLE SPACES
PICK-UP
PAD
LOADING2.5005.3007.0003.00010.900
3.000
6.000
11.250
3.000
7.000
2.5005.3007.0005.3008.140
3.000 3.0006.00010.9604.000
OUTLINE OF ROOF
SOLAR PANEL ARRAY
8 CARS 13 CARS
18 CARS
7 CARS
8 CARS15 CARS
3 CARS
14 CARS
7.500 3.0007.0005.300
LANDSCAPED
AREA
C/L OF FIRE ROUTE
C/L OF FIRE ROUTE
LIMIT OF BELOW-GRADE PARKING GARAGE
LINE OF ENTRANCE CANOPY
2.62522.630 (TO ADJ. BUI
L
DI
N
G
)
+ 300.80
+ 300.75
+ 301.10
+ 300.90
+ 301.00
+ 300.75
+ 301.00 + 301.00+ 301.00
+ 300.84
+ 300.10
+ 300.68
+ 300.48
+ 300.37
300.05 +
+ 300.15
+ 300.80
300.00 +
+ 300.06
+ 300.55
+ 301.25
+ 300.66
1-STOREY RAMP
ENCLOSURE
3.0007.500
300.40 +
300.40 +
LOADING
1-STOREY
GARBAGE
ENCLOSURE
+ 300.752.625+ 301.02
+ 300.87
+ 300.81
+ 300.81
+ 300.54
+ 300.33
300.94 +
300.94 +
300.50+
+ 300.65
+ 301.00
+ 300.63
300.65 +
+ 300.80
+ 300.50
300.40 +
300.80 +
+ 300.90
+ 300.70
+ 300.55
+ 300.25
+ 300.25
+ 300.75
+ 300.60
300.55 +
+ 300.90
+ 300.75
+ 300.50
+ 300.75
+ 300.70
PAD-MOUNTED
TRANSFORMER
BOLLARDS (4)
EXISTING
FIRE HYDRANT
R=12.0
3.000
3.0003.500R=12.0
3.000
R=12.0
R=9.0
R=15.0
R=9.0
R=15.0
R=5.0
R=5.0
ATTENTION
INDICATOR
CURB
RAMP
ATTENTION
INDICATOR
CURB
RAMP
ATTENTION
INDICATOR CURB
RAMP
ATTENTION
INDICATOR
CURB
RAMP
ATTENTION
INDICATOR
CURB
RAMP
ATTENTION
INDICATOR
CURB
RAMP
CONCRETE SIDEWALK CONCRETE SIDEWALK
2.0 M WIDE CONCRETE
SIDEWALK
+ 300.85
CONCRETE SIDEWALK CONCRETE SIDEWALK
PRINCIPAL
ENTRANCE
2.700 13 SPACES @ 2.7 = 35.100
1.500
3.650
3.255
2.7008 SPACES @ 2.7 = 21.600
1.500
3.650
2.500
18 SPACES @
2.
7
M
=
4
8.
6
0
0 7 SPACES
@
2
.7
M
=
18
.9007.0002.700
1.500
3.650 8 SPACES @ 2.7 = 21.6002.70015 SPACES @ 2.7 = 40.500 3.650
1.500
3.255
7.20014 SPACES @ 2.7 = 37.800
3 SPACES @ 2.7 = 8.100
17.500
7.000
5.750
15.830
1.500
9.000
9.000
3.270R=5.0
R=5.0
R=5.0 GRATING OVER
AIR INTAKE SHAFT
GRATING OVER
AIR EXHAUST SHAFT
LANDSCAPED
AREA
LANDSCAPED
AREA
FR FR
FR
FR
FR
FRFR
FR FR
FR
FR
FR
+ 300.14
+ 300.36
+ 300.44
4.135
SITE STATISTICS:
ZONING:
LOT FRONTAGE:
SITE AREA:
BUILDING SETBACKS:
FRONT:
SIDES:
REAR:
BUILDING COVERAGE:
BUILDING HEIGHT:
NO. OF STOREYS:
GROSS FLOOR AREA:
GROUND FLOOR:
SECOND FLOOR:
THIRD FLOOR:
FOURTH FLOOR:
TOTAL GROSS FLOOR AREA:
FLOOR AREA RATIO:
E-BP(531)
121.61 M
8,862 M2 (0.89 HA)
10.900 M
8.140 M / 11.250 M
10.960 M / 3.000 M
2,384 M2 (27%)
15.60 M
4 STOREYS
2,325.29 M2
2,180.22 M2
2,180.22 M2
1,280.25 M2
7,965.98 M2
0.90
FLOOR AREA SUMMARY:
BASEMENT 2 LEVEL (3,485.90 M2):
PARKING AREA:
STORAGE AREA:
BASEMENT 1 LEVEL (3,724.23 M2):
PARKING AREA:
BICYCLE STORAGE:
STORAGE AREA:
GROUND FLOOR (2,325.29 M2):
OFFICE:
PARKING GARAGE:
GARBAGE/RECYCLING:
SECOND FLOOR (2,180.22 M2):
OFFICE:
THIRD FLOOR (2,180.22 M2):
OFFICE:
FOURTH FLOOR (1,280.25 M2):
OFFICE:
TOTAL NO. OF OFFICE SUITES:
SIZES OF OFFICE SUITES:
3,155.75 M2
330.15 M2
3,266.73 M2
74.48 M2
383.02 M2
2,153.79 M2
131.25 M2
40.25 M2
2,180.22 M2
2,180.22 M2
1,280.25 M2
59 SUITES
80.27 M2 TO 204.59 M2
LANDSCAPE STRIPS:
FRONT:
SIDES:
REAR:
TOTAL LANDSCAPE AREA:
PARKING REQUIRED:
7,965.98 M2 @ 3.5 PER 100 M2
PLUS 8 DISABLED SPACES
PARKING PROVIDED:
SURFACE:
PARKING SPACES:
DISABLED SPACES:
BASEMENT 1:
PARKING SPACES:
DISABLED SPACES:
BASEMENT 2:
PARKING SPACES:
DISABLED SPACES:
TOTAL PARKING PROVIDED:
LOADING SPACES:
3.000 M
3.000 M / 4.135 M
3.000 M
2,742 M2 (30.94 %)
279 SPACES
287 SPACES TOTAL
86 SPACES
8 SPACES
85 SPACES
2 SPACES
83 SPACES
2 SPACES
266 SPACES TOTAL
2 SPACES18.245NORTH L
IM
IT
ING
D
ISTANCE
11.860
WEST LIMITIN
G
DI
S
T
A
N
C
E
EAST LIMITIN
G
DI
S
T
A
N
C
E
SOUTH L
IM
IT
ING
D
ISTANCE
43.4 M
6 BICYCLES
PARKING
8 BICYCLES
PARKING
300.80+
+ 300.47
+ 300.49
300.80 +
+ 300.46
300.55 +
300.55 +
+ 301.00
+ 300.45
+ 301.00
+ 300.42
'A''B''A' 'B'
'A' 'B''A''B'
5.300
TYPICAL PARKING SPACE
2.7 M X 5.3 M
TYPICAL PARKING SPACE
2.7 M X 5.3 M
EV EV EVEVEVEV
EV EV EV EVEVEV
ST
DP DP DPDP
LINE OF ENTRANCE CANOPY SIAMESE
CONNECTION
DP DPDPDP
LZ
LZ
OUTLINE OF BELOW-GRADE
INFILTRATION CHAMBER
OUTLINE OF BELOW-
GRADE CISTERNS
LEGEND:
FR
LZ
'NO PARKING - FIRE ROUTE' SIGN
'NO PARKING - LOADING ZONE' SIGN
DP DISABLED 'BY PERMIT ONLY' SIGN
ST 'STOP' SIGN
EV ELECTRIC VEHICLE CHARGING STATION
ONTARIO BUILDING CODE DATA
PROJECT:
LOCATION:
HOWLAND GREEN WELLINGTON EAST
1623 WELLINGTON STREET (SMART CETNRE)
AURORA, ONTARIO
PROJECT DESCRIPTION:1
NEW OFFICE BUILDING
DIV. B PART 3
MAJOR OCCUPANCY:2
BUSINESS & PERSONAL SERVICES - GROUP D
B 3.1.2.1(1)
BUILDING AREA:3
EXISTING (0.0) + NEW (2,260.20) = TOTAL 2,260.20 SQ.M.
A 1.4.1.2
GROSS AREA:4
EXISTING (0.0) + NEW (7,965.98) = TOTAL 7,965.98 SQ.M.
A 1.4.1.2
NUMBER OF STOREYS:5
ABOVE GRADE = 4 STOREYS, BELOW GRADE = 2 STOREYS
B 3.2.1.1 & A 1.4.1.2
NUMBER OF STREETS / FIRE FIGHTER ACCESS:6
FACING 1 STREET
B 3.2.2.10 & B 3.2.5
BUILDING CLASSIFICATION:7
3.2.2.52, GROUP D, UP TO 4 STOREYS, SPRINKLERED
B 3.2.2.20 - B 3.2.2.83
SPRINKLER SYSTEM PROPOSED:8
FULLY SPRINKLERED
B 3.2.2.43 & B 3.2.1.5
STANDPIPE REQUIRED:9
YES
B 3.2.9
FIRE ALARM REQUIRED:10
YES
B 3.2.4
WATER SERVICE / SUPPLY IS ADEQUATE:11
YES
B 3.2.5.7
HIGH BUILDING:12
NO
B 3.2.6
BUILDING HEIGHT = 15.60 M (4 STOREYS)
REQUIRED FIRE-RESISTANCE RATINGS:18
GROUND FLOOR ASSEMBLY FRR = 1.5 HR. (3.3.5.6)
B 3.2.2.43 & B 3.2.1.4
FLOOR ASSEMBLIES FRR = 1 HR.
ROOF ASSEMBLIES FRR = 0 HR.
MEZZANINE ASSEMBLIES FRR = 1 HR.
GROUND FLOOR SUPPORTING MEMBERS FRR = 1.5 HR.
ROOF SUPPORTING MEMBERS FRR = 0 HR.
MEZZANINE SUPPORTING MEMBERS FRR = 1 HR.
BARRIER FREE DESIGN:16
YES
B 3.8
HAZARDOUS SUBSTANCES:17
NO
B 3.3.1.2 & B 3.3.1.19
PERMITTED CONSTRUCTION:13
COMBUSTIBLE OR NON-COMBUSTIBLE
B 3.2.2.20 - B 3.2.2.83
ACTUAL CONSTRUCTION:
NON-COMBUSTIBLE (MINOR COMB. COMPONENTS)
MEZZANINE AREA(S):14
TOTAL = 0 SQ.M.
B 3.2.1.1(3) - B 3.2.1.1(8)
OCCUPANT LOAD:15
BASEMENT 2 (F3): 3,518 M2 / 46 = 77 PERSONS
B 3.1.17
GROUND FLOOR (D): 2,038 M2 / 9.3 = 220 PERSONS
SECOND FLOOR (D): 2,053 M2 / 9.3 = 221 PERSONS
THIRD FLOOR (D): 2,053 M2 / 9.3 = 221 PERSONS
TOTAL = 949 PERSONS
BASEMENT 1 (F3): 3,704 M2 / 46 = 81 PERSONS
FLOOR SUPPORTING MEMBERS FRR = 1 HR.
SPATIAL SEPARATION / EXTERIOR WALL CONSTRUCTION:19
NORTH ELEVATION: (REFER TO DRAWING A201)
LIMITING DISTANCE = 18.245 M.
O.B.C. TABLE 3.2.3.1.D
PERMITTED MAX. % OPENINGS = 100%
PROPOSED % OPENINGS = N/A
FIRE RESISTANCE RATING = 0 HR.
CONSTRUCTION: COMBUSTIBLE OR NON-COMBUSTIBLE
AREA OF EBF = 1603.50 SQ.M.
B 3.2.3.
CLADDING: COMBUSTIBLE OR NON-COMBUSTIBLE
SOUTH ELEVATION: (REFER TO DRAWING A201)
LIMITING DISTANCE = 10.960 M.
O.B.C. TABLE 3.2.3.1.D
PERMITTED MAX. % OPENINGS = 100%
PROPOSED % OPENINGS = N/A
FIRE RESISTANCE RATING = 0 HR.
CONSTRUCTION: COMBUSTIBLE OR NON-COMBUSTIBLE
AREA OF EBF = 1603.50 SQ.M.
CLADDING: COMBUSTIBLE OR NON-COMBUSTIBLE
EAST ELEVATION: (REFER TO DRAWING A202)
LIMITING DISTANCE = 11.250 M.
O.B.C. TABLE 3.2.3.1.D
PERMITTED MAX. % OPENINGS = 100%
PROPOSED % OPENINGS = N/A
FIRE RESISTANCE RATING = 0 HRS.
CONSTRUCTION: COMBUSTIBLE OR NON-COMBUSTIBLE
AREA OF EBF = 328.30 SQ.M.
CLADDING: COMBUSTIBLE OR NON-COMBUSTIBLE
WEST ELEVATION: (REFER TO DRAWING A202)
LIMITING DISTANCE = 11.860 M.
O.B.C. TABLE 3.2.3.1.D
PERMITTED MAX. % OPENINGS = 100%
PROPOSED % OPENINGS = N/A
FIRE RESISTANCE RATING = 0 HR.
CONSTRUCTION: COMBUSTIBLE OR NON-COMBUSTIBLE
AREA OF EBF = 328.30 SQ.M.
CLADDING: COMBUSTIBLE OR NON-COMBUSTIBLE
FOURTH FLOOR (D): 1,193 M2 / 9.3 = 129 PERSONS
Issued for
Issue date
Project no.
J.M.
Drawn by
J.M.
Checked by
1 : 200
Scale
Professional Certification
Project
Drawing Title
Sheet no.
Architectural Site Plan
A001
Key Plan
ARCHITECT'S INSTRUCTIONS:
THE CONTRACTOR MUST CHECK AND VERIFY ALL
DRAWING DIMENSIONS ON THE SITE BEFORE AND
DURING CONSTRUCTION, AND REPORT TO THE
ARCHITECT ANY DISCREPANCIES PRIOR TO
COMMENCING WORK.
DRAWINGS ARE NOT TO BE SCALED FOR PURPOSES
OF CONSTRUCTION.
ALL CONSTRUCTION DOCUMENTS ISSUED BY THE
ARCHITECT ARE THE COPYRIGHT OF THE ARCHITECT
AND MUST BE RETURNED UPON REQUEST.
REPRODUCTION OF THE CONSTRUCTION DOCUMENTS
IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE
ARCHITECT'S WRITTEN PERMISSION.
N
PROJECT NORTH
keith loffler mcalpine architects
10 ST. MARY STREET, SUITE 402, TORONTO, ONTARIO, M4Y 1P9 T (416) 964 1902 F (416) 964 8245
klma A PARTNERSHIP OF CORPORATIONS
KEITH LOFFLER DESIGN INC PARTNERS MCALPINE ARCHITECT INC
OWNER: Howland Green Homes Ltd., 905 946 1444
2204
Howland Green
Wellington East
1623 Wellington St. East, Aurora, Ontario
SITE PLAN APPLICATION
SITE
DECEMBER 06, 2022
Issue Date Description By
01 FEB 08/22 REVIEW AND COMMENT J.M.
02 MAR 03/22 OWNER REVIEW J.M.
03 MAR 09/22 OWNER REVIEW J.M.
04 JUN 06/22 OWNER REVIEW J.M.
05 JUL 14/22 OWNER REVIEW J.M.
06 SEP 06/22 REVIEW AND COMMENT J.M.
07 OCT 13/22 COORDINATION J.M.
08 NOV 07/22 J.M.SITE PLAN APPLICATION
Rev. Date Description By
ARCHITECT'S INSTRUCTIONS:
THE CONTRACTOR MUST CHECK AND VERIFY ALL
DRAWING DIMENSIONS ON THE SITE BEFORE AND
DURING CONSTRUCTION, AND REPORT TO THE
ARCHITECT ANY DISCREPANCIES PRIOR TO
COMMENCING WORK.
DRAWINGS ARE NOT TO BE SCALED FOR PURPOSES
OF CONSTRUCTION.
ALL CONSTRUCTION DOCUMENTS ISSUED BY THE
ARCHITECT ARE THE COPYRIGHT OF THE ARCHITECT
AND MUST BE RETURNED UPON REQUEST.
REPRODUCTION OF THE CONSTRUCTION DOCUMENTS
IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE
ARCHITECT'S WRITTEN PERMISSION.
01 N/A N/A J.M.
09 DEC 06/22 J.M.SITE PLAN APPLICATION
Appendix 'B'
Page 52 of 135
NORTH ELEVATION
SOUTH ELEVATION
(WEST HALF)
(EAST HALF)
NORTH ELEVATION
SOUTH ELEVATION
(EAST HALF)
(WEST HALF)
AREA OF EXPOSED BUILDING FACE = 1,603.50 M2
AREA OF OPENINGS = 441.73 M2 (27.55%)
LIMITING DISTANCE = 18.245 M
REQUIRED F.R.R. = 0 HRS.
AREA OF EXPOSED BUILDING FACE = 1,603.50 M2
AREA OF OPENINGS = 436.75 M2 (27.24%)
LIMITING DISTANCE = 10.960 M
REQUIRED F.R.R. = 0 HRS.
SOLAR PANEL ARRAY
(1,224 PANELS)
DOUBLE-GLAZED INSULATED
FIBERGLASS WINDOWS (TYP)
(SLATE GRAY)
SMOOTH-FACE STONE
VENEER TYPE 1 (DARK CLAY)
SMOOTH-FACE PRECAST SILL BAND
PRE-FINISHED PAINTED
ALUMINUM PARAPET CAP
PRE-FINISHED ALUMINUM PANEL
SIDING (WOOD-GRAIN FINISH)
PAINTED STEEL SOLAR ARRAY
STRUCTURAL FRAMING
STUCCO FINISHED 'PUCC'S'
INSULATION BOARD WITH
GEOMERTICALLY DESIGNED DRAINAGE
CAVITY (COLOUR 1 - PEWTER)
PREFINISHED WOOD
STEEL COLUMN COVER PANELS
STUCCO FINISHED PARAPET
PROJECTION (COLOUR 1 - PEWTER)
STUCCO FINISHED 'PUCC'S' PANELIZED
INSULATION BOARD (COLOUR 2 - NUTMEG)
STUCCO FINISHED 'PUCC'S'
INSULATION BOARD (COLOUR 4 - GREY)
STUCCO FINISHED 'PUCC'S' PANELIZED
INSULATION BOARD (COLOUR 5 - CHARCOAL)
STUCCO FINISHED 'PUCC'S' PANELIZED
INSULATION BOARD (COLOUR 5 - CHARCOAL)
PRE-FINISHED ALUMINUM PANEL
SIDING CANOPY (WOOD-GRAIN FINISH)
SMOOTH-FACE STONE
VENEER TYPE 2 (PEWTER)
STUCCO FINISHED 'PUCC'S'
INSULATION BOARD (COLOUR 3 - TAUPE)
SOLAR PANEL ARRAY
(1,224 PANELS)
DOUBLE-GLAZED INSULATED
FIBERGLASS WINDOWS (TYP)
(SLATE GRAY)
SMOOTH-FACE STONE
VENEER TYPE 1 (DARK CLAY)
SMOOTH-FACE PRECAST SILL BAND
PRE-FINISHED PAINTED
ALUMINUM PARAPET CAP
PRE-FINISHED ALUMINUM PANEL
SIDING (WOOD-GRAIN FINISH)
PAINTED STEEL SOLAR ARRAY
STRUCTURAL FRAMING
STUCCO FINISHED 'PUCC'S'
INSULATION BOARD WITH
GEOMERTICALLY DESIGNED DRAINAGE
CAVITY (COLOUR 1 - PEWTER)
PREFINISHED WOOD
STEEL COLUMN COVER PANELS
STUCCO FINISHED PARAPET
PROJECTION (COLOUR 1 - PEWTER)
STUCCO FINISHED 'PUCC'S' PANELIZED
INSULATION BOARD (COLOUR 2 - NUTMEG)
STUCCO FINISHED 'PUCC'S'
INSULATION BOARD (COLOUR 4 - GREY)
STUCCO FINISHED 'PUCC'S' PANELIZED
INSULATION BOARD (COLOUR 5 - CHARCOAL)
PRE-FINISHED ALUMINUM PANEL
SIDING CANOPY (WOOD-GRAIN FINISH)
SMOOTH-FACE STONE
VENEER TYPE 2 (PEWTER)
STUCCO FINISHED 'PUCC'S'
INSULATION BOARD (COLOUR 3 - TAUPE)
PRE-FINISHED ALUMINUM
ENTRY DOORS (CHARCOAL)
PRE-FINISHED ALUMINUM
ENTRY DOORS (CHARCOAL)
BIRD-FRIENDLY GLAZING
SHOWN DOTTED
3 650301.00
GND FL.3 650304.65
2ND FL.3 650308.30
3RD FL.3 650311.95
4TH FL.
315.60
ROOF SLAB
370316.50
15015 6503 150297.85
P1 SLAB
2 850295.00
P2 SLAB5309004 170320.67
TOP OF ARRAY
AVERAGE GRADE
TOP OF PARAPET
3 650301.00
GND FL.3 650304.65
2ND FL.3 650308.30
3RD FL.3 650311.95
4TH FL.
315.60
ROOF SLAB
370316.50
15015 6503 150297.85
P1 SLAB
2 850295.00
P2 SLAB5309004 170320.67
TOP OF ARRAY
AVERAGE GRADE
TOP OF PARAPET
SOLAR PANEL ARRAY
(1,224 PANELS)
DOUBLE-GLAZED INSULATED
FIBERGLASS WINDOWS (TYP)
(SLATE GRAY)
SMOOTH-FACE STONE
VENEER TYPE 1 (DARK CLAY)
SMOOTH-FACE PRECAST SILL BAND
PRE-FINISHED PAINTED
ALUMINUM PARAPET CAP
PRE-FINISHED ALUMINUM PANEL
SIDING (WOOD-GRAIN FINISH)
PAINTED STEEL SOLAR ARRAY
STRUCTURAL FRAMING
STUCCO FINISHED 'PUCC'S'
INSULATION BOARD WITH
GEOMERTICALLY DESIGNED DRAINAGE
CAVITY (COLOUR 1 - PEWTER)
PREFINISHED WOOD
STEEL COLUMN COVER PANELS
STUCCO FINISHED PARAPET
PROJECTION (COLOUR 1 - PEWTER)
STUCCO FINISHED 'PUCC'S' PANELIZED
INSULATION BOARD (COLOUR 2 - NUTMEG)
STUCCO FINISHED 'PUCC'S'
INSULATION BOARD (COLOUR 4 - GREY)
STUCCO FINISHED 'PUCC'S' PANELIZED
INSULATION BOARD (COLOUR 5 - CHARCOAL)
STUCCO FINISHED 'PUCC'S' PANELIZED
INSULATION BOARD (COLOUR 5 - CHARCOAL)
PRE-FINISHED ALUMINUM PANEL
SIDING CANOPY (WOOD-GRAIN FINISH)
SMOOTH-FACE STONE
VENEER TYPE 2 (PEWTER)
STUCCO FINISHED 'PUCC'S'
INSULATION BOARD (COLOUR 3 - TAUPE)
SOLAR PANEL ARRAY
(1,224 PANELS)
DOUBLE-GLAZED INSULATED
FIBERGLASS WINDOWS (TYP)
(SLATE GRAY)
SMOOTH-FACE STONE
VENEER TYPE 1 (DARK CLAY)
SMOOTH-FACE PRECAST SILL BAND
PRE-FINISHED PAINTED
ALUMINUM PARAPET CAP
PRE-FINISHED ALUMINUM PANEL
SIDING (WOOD-GRAIN FINISH)
PAINTED STEEL SOLAR ARRAY
STRUCTURAL FRAMING
STUCCO FINISHED 'PUCC'S'
INSULATION BOARD WITH
GEOMERTICALLY DESIGNED DRAINAGE
CAVITY (COLOUR 1 - PEWTER)
PREFINISHED WOOD
STEEL COLUMN COVER PANELS
STUCCO FINISHED PARAPET
PROJECTION (COLOUR 1 - PEWTER)
STUCCO FINISHED 'PUCC'S' PANELIZED
INSULATION BOARD (COLOUR 2 - NUTMEG)
STUCCO FINISHED 'PUCC'S'
INSULATION BOARD (COLOUR 4 - GREY)
STUCCO FINISHED 'PUCC'S' PANELIZED
INSULATION BOARD (COLOUR 5 - CHARCOAL)
PRE-FINISHED ALUMINUM PANEL
SIDING CANOPY (WOOD-GRAIN FINISH)
SMOOTH-FACE STONE
VENEER TYPE 2 (PEWTER)
STUCCO FINISHED 'PUCC'S'
INSULATION BOARD (COLOUR 3 - TAUPE)
PRE-FINISHED ALUMINUM
ENTRY DOORS (CHARCOAL)
PRE-FINISHED ALUMINUM
ENTRY DOORS (CHARCOAL)
BIRD-FRIENDLY GLAZING
SHOWN DOTTED
North & South
Building Elevations
A201
Issued for
Issue date
Project no.
J.M.
Drawn by
J.M.
Checked by
1 : 100
Scale
Professional Certification
Project
Drawing Title
Sheet no.
Rev. Date Description By
Key Plan
Issue Date Description By
ARCHITECT'S INSTRUCTIONS:
THE CONTRACTOR MUST CHECK AND VERIFY ALL
DRAWING DIMENSIONS ON THE SITE BEFORE AND
DURING CONSTRUCTION, AND REPORT TO THE
ARCHITECT ANY DISCREPANCIES PRIOR TO
COMMENCING WORK.
DRAWINGS ARE NOT TO BE SCALED FOR PURPOSES
OF CONSTRUCTION.
ALL CONSTRUCTION DOCUMENTS ISSUED BY THE
ARCHITECT ARE THE COPYRIGHT OF THE ARCHITECT
AND MUST BE RETURNED UPON REQUEST.
REPRODUCTION OF THE CONSTRUCTION DOCUMENTS
IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE
ARCHITECT'S WRITTEN PERMISSION.
PROJECT NORTH
keith loffler mcalpine architects
10 ST. MARY STREET, SUITE 402, TORONTO, ONTARIO, M4Y 1P9 T (416) 964 1902 F (416) 964 8245
klma A PARTNERSHIP OF CORPORATIONS
KEITH LOFFLER DESIGN INC PARTNERS MCALPINE ARCHITECT INC
01 N/A J.M.N/A
OWNER: Howland Green Homes Ltd., 905 946 1444
2204
Howland Green
Wellington East
1623 Wellington St. East, Aurora, Ontario
SITEB PLAN APPLICATION
01 JUN 06/22 REVIEW AND COMMENT J.M.
SITE
02 SEP 06/22 REVIEW AND COMMENT J.M.
03 REVIEW AND COMMENT J.M.
DECEMBER 06, 2022
OCT 31/22
04 SITE PLAN APPLICATION J.M.DEC 06/22
Page 53 of 135
EAST ELEVATION
WEST ELEVATION AREA OF EXPOSED BUILDING FACE = 328.30 M2
AREA OF OPENINGS = 79.43 M2 (24.19%)
LIMITING DISTANCE = 11.860 M
REQUIRED F.R.R. = 0 HRS.
AREA OF EXPOSED BUILDING FACE = 328.30 M2
AREA OF OPENINGS = 79.43 M2 (24.19%)
LIMITING DISTANCE = 11.250 M
REQUIRED F.R.R. = 0 HRS.
SOLAR PANEL ARRAY
(1,224 PANELS)
DOUBLE-GLAZED INSULATED
FIBERGLASS WINDOWS (TYP)
(SLATE GRAY)
SMOOTH-FACE STONE
VENEER TYPE 1 (DARK CLAY)
SMOOTH-FACE PRECAST SILL BAND
PRE-FINISHED PAINTED
ALUMINUM PARAPET CAP
PRE-FINISHED ALUMINUM PANEL
SIDING (WOOD-GRAIN FINISH)
PAINTED STEEL SOLAR ARRAY
STRUCTURAL FRAMING
STUCCO FINISHED 'PUCC'S'
INSULATION BOARD WITH
GEOMERTICALLY DESIGNED DRAINAGE
CAVITY (COLOUR 1 - PEWTER)
PREFINISHED WOOD
STEEL COLUMN COVER PANELS
STUCCO FINISHED PARAPET
PROJECTION (COLOUR 1 - PEWTER)
STUCCO FINISHED 'PUCC'S' PANELIZED
INSULATION BOARD (COLOUR 2 - NUTMEG)
STUCCO FINISHED 'PUCC'S'
INSULATION BOARD (COLOUR 4 - GREY)
STUCCO FINISHED 'PUCC'S' PANELIZED
INSULATION BOARD (COLOUR 5 - CHARCOAL)
STUCCO FINISHED 'PUCC'S' PANELIZED
INSULATION BOARD (COLOUR 5 - CHARCOAL)
PRE-FINISHED ALUMINUM PANEL
SIDING CANOPY (WOOD-GRAIN FINISH)
SMOOTH-FACE STONE
VENEER TYPE 2 (PEWTER)
STUCCO FINISHED 'PUCC'S'
INSULATION BOARD (COLOUR 3 - TAUPE)
SOLAR PANEL ARRAY
(1,224 PANELS)
DOUBLE-GLAZED INSULATED
FIBERGLASS WINDOWS (TYP)
(SLATE GRAY)
SMOOTH-FACE STONE
VENEER TYPE 1 (DARK CLAY)
SMOOTH-FACE PRECAST SILL BAND
PRE-FINISHED PAINTED
ALUMINUM PARAPET CAP
PRE-FINISHED ALUMINUM PANEL
SIDING (WOOD-GRAIN FINISH)
PAINTED STEEL SOLAR ARRAY
STRUCTURAL FRAMING
STUCCO FINISHED 'PUCC'S'
INSULATION BOARD WITH
GEOMERTICALLY DESIGNED DRAINAGE
CAVITY (COLOUR 1 - PEWTER)
PREFINISHED WOOD
STEEL COLUMN COVER PANELS
STUCCO FINISHED PARAPET
PROJECTION (COLOUR 1 - PEWTER)
STUCCO FINISHED 'PUCC'S' PANELIZED
INSULATION BOARD (COLOUR 2 - NUTMEG)
STUCCO FINISHED 'PUCC'S'
INSULATION BOARD (COLOUR 4 - GREY)
PRE-FINISHED ALUMINUM PANEL
SIDING CANOPY (WOOD-GRAIN FINISH)
SMOOTH-FACE STONE
VENEER TYPE 2 (PEWTER)
PRE-FINISHED ALUMINUM PANEL
SIDING (WOOD-GRAIN FINISH)
BIRD-FRIENDLY GLAZING
SHOWN DOTTED
3 650301.00
GND FL.3 650304.65
2ND FL.3 650308.30
3RD FL.3 650311.95
4TH FL.
315.60
ROOF SLAB
370316.50
15015 6503 150297.85
P1 SLAB
2 850295.00
P2 SLAB530900TOP OF FLAT ROOF 4 170320.67
TOP OF ARRAY
AVERAGE GRADE
TOP OF PARAPET
3 650301.00
GND FL.3 650304.65
2ND FL.3 650308.30
3RD FL.3 650311.95
4TH FL.
315.60
ROOF SLAB
370316.50
15015 6503 150297.85
P1 SLAB
2 850295.00
P2 SLAB530900TOP OF FLAT ROOF 4 170320.67
TOP OF ARRAY
AVERAGE GRADE
TOP OF PARAPET
East & West
Building Elevations
Issued for
Issue date
Project no.
J.M.
Drawn by
J.M.
Checked by
1 : 100
Scale
Professional Certification
Project
Drawing Title
Sheet no.
A202
Key Plan
ARCHITECT'S INSTRUCTIONS:
THE CONTRACTOR MUST CHECK AND VERIFY ALL
DRAWING DIMENSIONS ON THE SITE BEFORE AND
DURING CONSTRUCTION, AND REPORT TO THE
ARCHITECT ANY DISCREPANCIES PRIOR TO
COMMENCING WORK.
DRAWINGS ARE NOT TO BE SCALED FOR PURPOSES
OF CONSTRUCTION.
ALL CONSTRUCTION DOCUMENTS ISSUED BY THE
ARCHITECT ARE THE COPYRIGHT OF THE ARCHITECT
AND MUST BE RETURNED UPON REQUEST.
REPRODUCTION OF THE CONSTRUCTION DOCUMENTS
IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE
ARCHITECT'S WRITTEN PERMISSION.
N
PROJECT NORTH
keith loffler mcalpine architects
10 ST. MARY STREET, SUITE 402, TORONTO, ONTARIO, M4Y 1P9 T (416) 964 1902 F (416) 964 8245
klma A PARTNERSHIP OF CORPORATIONS
KEITH LOFFLER DESIGN INC PARTNERS MCALPINE ARCHITECT INC
OWNER: Howland Green Homes Ltd., 905 946 1444
2204
Howland Green
Wellington East
1623 Wellington St. East, Aurora, Ontario
SITE PLAN APPLICATION
SITE
DECEMBER 06, 2022
Issue Date Description By
01 JUN 06/22 REVIEW AND COMMENT J.M.
02 SEP 06/22 REVIEW AND COMMENT J.M.
03 REVIEW AND COMMENT J.M.OCT 31/22
04 SITE PLAN APPLICATION J.M.DEC 06/22
Rev. Date Description By
01 N/A J.M.N/A
Page 54 of 135
Urban Planners • Project Managers
9212 Yonge Street, Unit 1, Richmond Hill, Ontario, L4C 7A2
Tel: (905) 669-6992
www.evansplanning.com
January 31, 2023
Committee of Adjustment
Town of Aurora
Planning and Development Services
100 John West Way, Box 1000
Aurora, Ontario
L4G 6J1
Attn: Mr. Peter Fan, Committee of Adjustment – Secretary Treasurer
Re: Minor Variance Application
PART LOT 20 CONCESSION 3 WHITCHURCH, Designated as PARTS 1, 2 & 3, PLAN
65R40023; TOWN OF AURORA
Howland Green Wellington East Ltd.
Evans Planning acts on behalf of Howland Green Wellington East Ltd., the ‘Owner’ of a portion of the property
municipally known as 1623 Wellington Street East, and legally described as ‘Part of Lot 20, Concession 3
(Geographic Township of Whitchurch), Designated as PARTS 1,2 and 3, PLAN 65R40023, Town of Aurora’
(the ‘subject property’). The subject property is located south of Wellington Street East, and west of Highway
404, and have previously been subject to planning approvals to permit the creation of a master planned,
mixed-use development, including an automotive dealership and self storage facility which are presently
under construction. Additional parcels within the master plan area have yet to be developed.
A Site Plan Control application was provided to the Town in December 2022, and was deemed complete as
Town File SP-2022-14 on January 16, 2023. The proposed development consists of a four-storey
office/commercial building, containing approximately 7,956.98 square metres (+/-85,745 square feet) of gross
floor area. A parking supply of 266 spaces is to be provided, consisting of 94 spaces at grade, and 172
spaces in a two-level underground parking structure. The proposed development is to have an intensive suite
of sustainability measures with the intent being to achieve a building that is beyond net-zero in terms of
carbon emissions.
On behalf of our client, we herewith submit for the Committee of Adjustment’s consideration applications for
Minor Variance approval.
Required Variances:
Within the Town of Aurora Zoning By-law 6000-17, the property identified as being within the Employment –
Business Park (E-BP) Zone, subject to exception number 531. Based on the intended building design and
use, it has been determined the relief is required from the following provisions of the By-law:
Appendix 'C'Page 55 of 135
Page 2 of 3
• Section 10.1 Uses Permitted: A ‘Clinic’ is not permitted in the E-BP Zone
• Section 10.2 Zone Requirements: A maximum height of 13.5 metres is permitted, whereas the
proposed development is seeking permission to allow buildings up to 16.0 metres in height.
Four Tests of the Planning Act:
Under Section 45(1) of the Planning Act there are four tests that a minor variance application must satisfy.
The following provides a summary of how each test is met for the proposed variances:
Is it in keeping with the general intent and purpose of the Official Plan?:
The subject property is identified as being in the Business Park land use designation within the Town of
Aurora Official Plan, and subject to Official Plan Amendment No. 30, being the Bayview Northeast Area 2B
Secondary Plan (OPA 30). The Business Park designation permits an integrated mix of employment activities
and businesses, including business and professional offices. Buildings within the Business Park designation
shall generally be of a low to mid-rise built form, generally not exceeding four storeys in height, as is proposed.
The proposed increased building height is intended to provide for a more modern office environment, while
allowing greater flexibility with respect to interior renovations and fit-up, and allowing beyond net-zero building
elements to be incorporated.
The proposed ‘Clinic’ use is also in keeping with the general intent of OPA 30, as it would supplement the
other permitted uses, and would allow the daily needs of employees in the area to be satisfied without the
need to travel to another location. Further, the proposed use would occupy an internal unit, and would be
designed to have access from the interior lobby and form an essential part of the proposed building, thus
would not be noticeable from the public.
The proposed height and additional use are in keeping with the general intent and purpose of the Official
Plan.
Is it in keeping with the general intent and purpose of the Zoning By-law?:
The subject property is within the E-BP(531) by By-law 6000-17. The height maximum within the E-BP zone
is 13.5 metres, whereas the proposed height for the office building is 15.6 metres. For construction tolerance,
relief to permit up to 16.0 metres is proposed. The additional 2.5 metre increase proposed is numerically
modest, and will not result in any incompatibility with the existing or future surrounding buildings as sufficient
setbacks are provided to the property lines. The remaining zone requirements will maintain consistent
development patterns with the surrounding area.
The proposed addition of a ‘Clinic’ use will supplement the other uses already permitted in the E-BP Zone.
It is noted that a ‘Clinic’ is permitted within other Employment Zones. Given the character of the area, having
a variety of uses, and servicing as a Regional Shopping destination, it is our opinion that the addition of this
use will help to further supplement the number of commercial and service amenities that visitors to the area
may utilize in a single trip.
Page 56 of 135
Page 3 of 3
Given that the proposed height increase is numerically modest and as the use is compatible with those
already permitted within the E-BP Zone category, the proposal is in keeping with the intent and purpose of
the By-law.
Is it desirable for the appropriate development or use of the land, building or structure?
The increased height proposed will allow for more modern interior fit-up, and greater flexibility for those
occupiers of the proposed building, thus allowing more businesses to operation in a Regional commercial
node, while supporting the function of the other retail and commercial uses in the area.
The additional ‘Clinic’ use would support the office building function, as well as the other surrounding
Employment uses. Other clinic uses can be found in proximity, displaying the desire for such uses within the
Employment zone. An additional clinic use would add to the mix of uses available to residents, improving the
functionality of the commercial node.
Is the variance minor in nature?
The requested increase in height is numerically modest and will not have an impact on the surrounding area.
The additional ‘clinic’ use is already permitted in other Employment zones, would be compatible with the
other uses already permitted on the subject property within the E-BP Zone. It is expected that the building
will integrate with the existing community fabric and will not set an undesirable precedent. It is reasonable to
conclude that as all other By-law zone requirements are met and remain consistent with adjacent
development, the resulting height increase and additional use will not negatively impact the surrounding
neighbourhood. The form of relief requested through the proposed variances is modest, and would not require
another form of relief such as through a Zoning By-law Amendment.
Supporting Materials
To assist Committee Staff with their review of this application, we respectfully submit the following materials
in digital format:
• A completed Minor Variance Application Form
• A cheque as payment of the required application fees
• An Architectural Package, prepared by Keith Loffler McAlpine Architects
A Topographic Survey, prepared by Speight, Van Nostrand, and Gibson Ltd.
• A Reference Plan, prepared by Holding Jones Vanderveen Inc.
I trust that the enclosed information is sufficient for your review of these revised applications. Should you
require any additional materials please contact the undersigned at your earliest convenience.
Yours truly,
Adam Layton, RPP, MCIP
cc. Howland Green Wellington East Ltd.
Page 57 of 135
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 2 -48
_______________________________________________________________________________________
Subject: Minor Variance Application
Yu
15032 Yonge Street
PLAN 39 PT LOTS 39 AND 40
File: MV-2022-48
Prepared by: Kenny Ng, Planner
Department: Planning and Development Services
Date: March 9, 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 conversion of an existing office use
into commercial retail space. The first floor is proposed to be converted into a small
pharmacy and general retail space, and the upper level is proposed to be converted to a
health and wellness centre. A conceptual site plan is attached as Appendix ‘B’ to this
report for further reference.
Proposed Variance
The following relief is being requested:
a) Section 5.4 of the Zoning By-law 6000-17 requires 10 parking spaces for the 1st
floor use and 7 parking spaces for the 2nd floor use for a total of 17 required
parking spaces. The applicant is proposing 13 parking spaces, thereby requiring a
variance of 4 spaces.
Background
Subject Property and Area Context
The subject lands are municipally known as 15032 Yonge Street and are located on the
west side of Yonge Street, just north of Kennedy Street West. The subject lands have an
Page 58 of 135
March 9, 2023 2 of 8 Report No. MV-2022-48
approximate lot area of 1,221.2 square metres (13,145.4 square feet), and an
approximate lot frontage of 30.42 metres (99.8 feet) onto Yonge Street. The subject lands
currently contain a two-storey structure, and ample vegetation. Access to the property is
provided through the rear, from Kennedy Street West.
Surrounding Land Uses
The surrounding land uses for the subject property are as follows:
North and South: Residential neighbourhoods, with a mix of commercial uses fronting
along portions of Yonge Street
East: Mix of commercial uses fronting along Yonge Street, the Chartwell Park Place
Retirement Residence, and then additional residential neighbourhoods further east
West: Residential neighbourhood area
Official Plan
The subject lands are designated ‘The Aurora Promenade’ by the Town of Aurora Official
Plan and are further designated ‘Downtown Shoulder’ in the Aurora Promenade
Secondary Plan Area.
The purpose of the ‘Downtown Shoulder’ designation is to help promote a vibrant, mixed-
use and pedestrian oriented area. Specialty shops, retail, offices and restaurants are all
encouraged, as well as the introduction of more residential uses, to promote the
development of complete community areas with access to services and amenities.
Zoning
The subject lands are zoned ‘Promenade Downtown Shoulder Special Mixed Density
Residential - PDS4(354)’ by Zoning By-law 6000-17, as amended. The proposed
commercial/retail and wellness centre use are permitted.
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, “We are proposing 13 parking spaces whereas the
bylaw requires 10 parking spaces for the 1st floor use and 7 parking spaces for the 2nd
floor use for a total of 17 required parking spaces.”
Page 59 of 135
March 9, 2023 3 of 8 Report No. MV-2022-48
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2022-48 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 ‘Downtown Shoulder’ Designation permits small-scale retail and service commercial
uses, and policies also further encourage these uses to be located at grade on lands with
frontage along Yonge Street. The proposed variance will support an at-grade
commercial/retail development facing Yonge Street, which will provide residents with
convenient access to a local retail amenity. This in turn will also contribute directly to
local economic vitality as well as community health and wellness, given the nature of the
pharmacy and health centre uses.
Official Plan policies also restrict the locations of parking lots by permitting them within
the rear yard and/or interior side yard only, as this property has done. It is therefore not
recommended to further expand the existing parking area towards Yonge Street , as this
will impact the streetscape and pedestrian mobility. Despite the deficiency in parking
spaces, it is not expected to generate any significant impacts to the functionality of the
subject site, particularly since the property is accessible by public transit, is part of a
Regional Corridor, and as part of the Aurora Promenade is planned long-term as a
pedestrian oriented mixed use centre. In considering the context of Official Plan policies,
the variance requested is not anticipated to have any negative impacts or non-
conformities.
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 general intent of the parking space requirement is to ensure that sufficient parking
spaces are provided to meet the needs of the proposed facilities and that vehicle spillover
will not occur for overcrowding the subject site.
The applicant submitted a Parking Justification Study prepared by CGE Transportation
Consulting, dated January 23, 2023, which concluded that the proposed parking spaces
are adequate. This review was performed based on a review of adjacent road area
network, proxy surveys undertaken at other comparable properties and assessment of
non-auto mode of transportation. Based on the findings of this study, the proposed
vehicle parking supply for the development is expected to adequately accommodate peak
parking demand at the site. As determined by Town transportation staff, the letter
provides sufficient evidence that the reduction in parking spaces is not anticipated to
Page 60 of 135
March 9, 2023 4 of 8 Report No. MV-2022-48
result in negative impacts on the development and the operation of the proposed uses,
nor will there be any negative impacts to the surrounding areas.
Furthermore, the development provides for the required barrier-free vehicle parking
space. The surrounding area is also accessible by transit and is highly walkable, thus
further reducing the need for parking spaces as part of the aforementioned Aurora
Promenade mixed-use area.
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 variance is considered desirable for the appropriate development of the
land in the context of the site and the adjacent neighbourhood.
The parking study sufficiently demonstrates that the proposed spaces are satisfactory in
accommodating the parking needs of the site and the proposed uses. The study has been
reviewed by the Town’s Traffic/Transportation analyst and no traffic related concerns
have been raised. It is the opinion of staff that the reduced parking spaces are sufficient
to accommodate the proposed commercial/retail and wellness centre uses.
Additionally, the introduction of these uses fulfills a community amenity need and helps
contribute to the mixed use development and character of the Aurora Promenade area.
Staff are of the opinion that the requested variance is considered desirable for the
appropriate development of the property.
d) The proposed variance is considered minor in nature
In considering the impact and scale of the requested variance, it is considered to be minor
as the parking space shortfall is minimal and staff are of the opinion that the proposed
spaces are able to sufficiently meet the future site needs as demonstrated in the parking
study. The site is also located in close proximity with the Aurora Downtown core, which
leads to the possibilities for alternative, non-automobile oriented transportation to access
the site. The functionality of the site will not be negatively affected by the proposed
variance, while circulation, ease of access, safety and screening are upheld.
Staff are of the opinion that the requested variance is minor in nature.
Page 61 of 135
March 9, 2023 5 of 8 Report No. MV-2022-48
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 on
November 08, 2022 to confirm the variance required
for the proposed development.
Engineering Division
(Traffic/Transportation)
Comments provided stating no objection with
proposed variance application (dated February 21,
2023)
Operational Services (Parks)
Comments provided stating, “The application does
not reference impact to existing trees, however there
are trees situated on the subject property/adjacent
property that may require protection due to potential
impacts related to excavation or construction.”
(dated February 13, 2023)
See Appendix ‘A’ for parks recommended conditions
of approval.
Operational Services
(Public Works)
Comments provided stating no comments/concerns
with proposed application (dated February 10, 2023)
Central York Fire Services
Comments provided stating no comments/concerns
with proposed application (dated February 9, 2023)
York Region
Comments provided stating no comments/concerns
with proposed application (dated February 15, 2023)
LSRCA
No comments received at the time of writing this
report.
Alectra
No concerns with the proposed minor variance
(dated February 9, 2023)
Heritage
Property is individually designated under Part IV of
the Ontario Heritage Act (By-law 4845-06.R). Should
any exterior work be done impacting the heritage
Page 62 of 135
March 9, 2023 6 of 8 Report No. MV-2022-48
Department or Agency
Comments
features of the structure as listed in the designating
by-law, a heritage permit will be required, which will
be reviewed as part of any subsequent building
permit review process (dated February 9, 2023)
Public Correspondence
Written submissions were not received at the time of writing of this report. Should written
submissions be received after the writing of this report, the Secretary Treasurer will
provide the submission(s) to Committee members at the meeting.
Conclusion
Planning staff have reviewed the application with respect to Section 45(1) of the Planning
Act, R.S.O, 1990, c.P.13, as amended, and are of the opinion that the requested variance
meets the four tests of the Planning Act for the granting of minor variances. Staff
recommend approval of the requested variances subject to the conditions outlined in
Appendix ‘A’.
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan
Page 63 of 135
March 9, 2023 7 of 8 Report No. MV-2022-48
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2022-48 be
approved by the Committee of Adjustment:
1. That the variance only applies to the subject property, in subst antial 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; and,
2. That the owner may 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 include recommendations and an action plan 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. In addition the report shall include a schedule of monitoring 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 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,
3. The owner may 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,
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. and,
5. 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 Owners Arborist/ Forester to the satisfaction of the Director of Parks
and Recreation, and,
6. That the Owner shall enter into a Letter of Undertaking including conditions 2 to 5
as terms and conditions in a Letter of Undertaking with the Town of Aurora to
Page 64 of 135
March 9, 2023 8 of 8 Report No. MV-2022-48
guarantee compliance with the Conditions of Approval and all related site works,
and,
7. That the Owner shall obtain any necessary heritage permit approval or clearance
as required.
Page 65 of 135
K E N N E D Y S T . W YONGE STREETS I DE W A L K SIDE WALK[9.643 m]
31'-7 5/8"
[8.523 m]
27'-11 5/8"
[13 .3 97 m]
43 '-11 3 /8"[7.764 m]25'-5 5/8"REMOVE EXISTING REAR
ADDITION AND REPLACE
WITH NEW
[5.142 m]16'-10 1/2"[5.548 m]18'-2 3/8"NEW REAR ADDITION
372 SF
PROPOSED
NEW RAMP
15032 YONGE STREET
2 STORY DETACHED
7 7 ° 1 5 ' 0 0 "3 8 .9 7 m
S
W11° 21' 00"30.10 mNW7 7 ° 0 8 ' 0 0 "4 2 .1 0 m
N
E
5° 27' 00"30.42 mSE[12.435 m]40'-9 1/2"[13.019 m]42'-8 5/8"[8.630 m]
28'-3 3/4"
[1 4 .2 5 5 m ]
4 6 '-9 1/4"
[7.366 m]
24'-2"[4.724 m]15'-6"[1.676 m]5'-6"[4.568 m]14'-11 7/8"[1.728 m]
5'-8"
[6.000 m]
19'-8 1/4"[1.500 m]4'-11"[7 .500 m ]
2 4 '-7 1/4"[6.000 m]19'-8 1/4"E X T E R I O R S I D E Y A R D S E T B A C K REAR YARD SETBACKINTERIO R S ID E Y AR D S ETBACK
FRONT YARD SETBACK[5.245 m]17'-2 1/2"[7.582 m]
24'-10 1/2"
[10.312 m]
33'-10"
[17.894 m]
58'-8 1/2"[12.630 m]41'-5 1/4"[1.251 m]4'-1 1/4"[10.312 m]
33'-10"[1.410 m]4'-7 1/2"[11.928 m]39'-1 5/8"[5 .3 0 0 m ]
1 7 '-4 5 /8 "[2.037 m]6'-8 1/8"[1.800 m]5'-10 7/8"[1.40 0 m]4 '-7 1 /8 "[1.526 m]5'-0 1/8"[3.215 m]10'-6 5/8"[6.900 m]
22'-7 5/8"[2.700 m]8'-10 1/4"[2.700 m]8'-10 1/4"[2.700 m]8'-10 1/4"[2.700 m]8'-10 1/4"[2.700 m]8'-10 1/4"[2.700 m]8'-10 1/4"[3.467 m]11'-4 1/2"[2.700 m]8'-10 1/4"[2.700 m]8'-10 1/4"[2.700 m]8'-10 1/4"[6.000 m]
19'-8 1/4"[2.500 m]8'-2 3/8"EX. TREE TO BE
RELOCATED IN
THI SLOCATION[2.700 m]8'-10 1/4"[2.700 m]8'-10 1/4"[2.700 m]8'-10 1/4"[2.700 m]8'-10 1/4"[2.700 m]8'-10 1/4"[2.700 m]8'-10 1/4"[2.700 m]8'-10 1/4"[2.700 m]8'-10 1/4"[2.700 m]8'-10 1/4"[2.700 m]8'-10 1/4"[1 .4 0 0 m ]
1 .4 M G RA S S B UF FER S T RIP E X . T O R EMI A N
4 '-7 1 /8 "
1 .8 M H I G H W O O D
P R I V A C Y F E N C E
1 .8 M W O O D
P R I V A C Y
F E N C E
ZONING: R5-2
MINIMUM FLOOR AREA:
ALLOWABLE COVERAGE: 35%
ALLOWABLE FSI: N/A
EXISTING LOT AREA:
EXISTING GROUND FLOOR:
EXISTING SECOND FLOOR:
EXISTING TOTAL GFA:
EXISTING DECK (FRONT & REAR):
EXISTING FSI:
ZONING INFORMATION FOR 15032 YONGE STREET BY-LAW 6000-17
ZONING BY-LAW
1400.0
4600.9
N/A
EXISTING TOTAL COVERAGE:
(sq.m)(sq.ft)
SETBACKS ALLOWABLE EXISTING PROPOSED
FRONT:
REAR:
SIDE (INTERIOR):
SIDE(EXTERIOR):
BUILDING HEIGHT:
BUILDING LENGTH:
LOT FRONTAGE:
PARKING:
20 SPACE IN REAR YARD
6.0
7.5
1.5
6
10.0
-
-
20 REQUIRED
INCLUDING 1
BARRIER-FREE
19.7
24.6
4.9
19.68
32.8
-
-
8.5
13.7
12.1
4.9
9.6
-
-
17 PROVIDED
INCLUDING 1
BARRIER-FREE
27.9
45.0
39.7
16.1
31.5
-
-
(m)(ft)(m)(ft)(m)(ft)
PROPOSED GROUND FLOOR
PROPOSED SECOND FLOOR
PROPOSED TOTAL GFA
PROPOSED DECK (WITH RAMP)
PROPOSED FSI:
PROPOSED TOTAL COVERAGE:
130.0
427.4
N/A
8.5
13.2
12.1
4.9
9.6
-
-
14 PROVIDED
INCLUDING 1
BARRIER-FREE
27.9
43.3
39.7
16.1
31.5
-
-
CLIENT
PROJECT
CONSULTANTS
Discrepancies must be reported immediately to the
Architect before proceeding. Only figured dimensons are
to be used. Contractors must check all dimensions on
site. This drawing is protected by copyright.
ALL DIMENSIONS ARE SHOWN IN IMPERIAL & METRIC.
DRAWING TITLE
DRAWN CHECKED
SCALE @ ARCH D DATE
GRAPHIC SCALE
PROJECT NO.
STAGE DRAWING NO.
LOCATION REVISION
TORONTO - CANADA
PN
KEY PLAN
N
416.546.2040 info@qbsarchitects.com
REVISIONS
01
02
ISSUED FOR REVISION FOR BP
ISSUED FOR ZONING
2020/10/23
2022/08/30
02
A0-001
SITE PLAN
2017-04-18
SACL
ZO
160112
15032 YONGE ST AURORA, ON
L4G 2L4
Owner
AURORA
1/8" = 1'-0"
SITE PLAN1
1221.2 13145.4
160.7 1729.8
171.1 1841.3
492.7 5303.0
14.8 158.9
507.4 5461.9
177.8 1914.114.6%
0.40
172.7 1859.4
186.3 2005.0
359.0 3864.5
359.0 3864.5
172.7 1859.414.1%
0.3
FLOOR AREA AND OCCUPATIONS
Name Level Area
Area
(SQM)
GROUND FLOOR AREA GROUND FLOOR 1834.32 SF 170.41 m²
SECOND FLOOR AREA SECOND FLOOR 1934.52 SF 179.72 m²
Grand total: 2 3768.83 SF 350.14 m²
PARKING CALCULATION:
GROUND FLOOR (PHARMACY/RETAIL: 170.41 M2 (6 PARKING PER 100 M2), = 6 x 2
= 12 SPACES
SECOND FLOOR (HEALTH AND WELLNESS CENTRE: 179.72 M2 (4 PARKING PER
100 M2) = 4 x 2 = 8 SPOTS
TOTAL REQUIRED PARKING SPOTS= 20
TOTAL PROVIDED PARKING SPOTS= 14 INCLUDING 1 BARRIER FREE
No.Description Date
12 Revision 12 2022-01-21
1/8" : 1' 0"
Appendix 'B'Page 66 of 135
GENERAL NOTES
• ALL CONSTRUCTION TO COMPLY WITH CURRENT EDITION OF THE ONTARIO BUILDING CODE 2012 OBC, AS
AMENDED.
• ALL WORKMANSHIP IS TO BE OF A STANDARD EQUAL IN ALL RESPECTS TO GOOD BUILDING PRACTICE.
• DRAWINGS AND SPECIFICATIONS ARE PROPERTY OF THE ARCHITECT AND MUST BE
• REPORT IN WRITING ALL DISCOVERED ERRORS OR OMISSIONS TO THE ARCHITECT AT ONCE.
• DO NOT SCALE DRAWINGS. USE LATEST SCALE DRAWINGS ONLY.
• CONTRACTOR TO VERIFY ALL VERTICAL AND HORIZONTAL SITE DIMENSIONS PRIORTO COMMENCING
WORK -INCLUDING EXTERIOR LANDSCAPING DIMENSIONS.
• CONTRACTOR TO PROVIDE PLYWOOD HOARDING AROUND THE PERIMETEROF THE JOB SITE BETWEEN THE
PROPOSED NEW STRUCTURE TO THE PROPERTY LINE.
• SITE MUST BE SAFE AND SECURE AT ALL TIMES. CONTRACTOR RESPONSIBLE FOR LOCKING THE
CONSTRUCTION GATE NIGHTLY.
• CONTRACTOR MUST POST "NO TRESPASSING" AND "DANGER-CONSTRUCTION AREA" SIGNS AS WELL AS ANY
OTHER SIGNS REQUIRED BY ANY GOVERNING BODY E.G. HEALTH AND SAFETY, ETC.
• EXISTING GRADE DIMENSIONS DISTURBED DURING CONSTRUCTION TO BE MAINTAINED UNLESS OTHERWISE
NOTED ON LOT DRAINAGE PLAN. ALL BACKFILL MUST BE LEVELED. ADD 4" TOPSOIL AND SOD IN ALL AREAS
DISTURBED DURING CONSTRUCTION.
• REPAIRS TO EXISTING LANDSCAPING -USE TRIPLE MIX SOIL AT ALL PLANTING BEDS.
• REFER TO ARBORIST REPORT (WHERE APPLICABLE) FOR SPECIAL INSTRUCTION REGARDING EXCAVATION /
CONSTRUCTION IN PROXIMITY TO MATURE TREES
• EVERY EXCAVATION SHALL BE UNDERTAKEN IN SUCH A MANNER AS TO PREVENT MOVEMENT WHICH
WOULD CAUSE DAMAGE TO ADJACENT PROPERTY, EXISTING STRUCTURES, UTILITIES, ROADS AND
SIDEWALKS AT ALL STAGES OF CONSTRUCTION.
• ENSURE ADEQUATE BRACING OF FOUNDATION WALLS PRIOR TO BACKFILLING.
• ALL STRUCTURAL WOOD TO BE #2 SPRUCE OR BETTER UNLESS NOTED OTHERWISE.
• PROVIDE POSTS UNDER ALL BEAMS / GIRDER TRUSSES, ETC. POSTS TO RUN CONTINUOUS TO FOUNDATION
OR EQUIVALENT SUPPORT.
• ALL STUMPS, ROOTS AND OTHER DEBRIS SHALL BE REMOVED FROM HE SOIL TO A MIN. DEPTH OF 12" IN
UNEXTAVATED AREAS UNDER A BUILDING. WOOD DEBRIS REMOVAL SHALL EXTEND 2'-0" MIN. BEYOND THE
PERIMETER OF THE BUILDING.
• ALL WOOD SCRAPS AND FORMS SHALL BE REMOVED FROM AROUND THE FOUNDATIONS BEFORE
BACKFILLING AND FROM UNDER EXTERIOR STEPS OR PORCHES BEFORE CONSTRUCTION IS COMPLETED.
ALL EXISTING SURFACES ADJACENT TO NEW CONSTRUCTION AND THROUGH WHICH CONSTRUCTION
MATERIALS AND CONTRACTOR'S FORCES MOVE ARE TO BE
• PROTECTED PROVIDE TEMPORARY DUST BARRIERS AS REQUIRED TO MAINTAIN DUST FREE ENVIRONMENT
FOR ALL BUILDING AREAS OCCUPIED BY OWNER / TENANTS.
• CONTRACTOR SHALL MAINTAIN THE JOB SITE AND WORK IN A TIDY CONDITION. DAILY CLEAN UP OF JOB SITE
IS REQUIRED.
• REMOVE ALL CONSTRUCTION DEBRIS FROM SITE UNLESS OTHERWISE NOTED. ALL WOOD FRAMING
MEMBERS SUPPORTED ON CONCRETE WHICH IS IN DIRECT CONTACT WITH SOIL IS TO BE SEPARATED FROM
CONCRETE WITH DAMP PROOFING MATERIAL (9.23.2.3 OBC)
• GARAGE ACCESS DOOR TO BUILDING TO BE C/W SELF CLOSURE MECHANISM AND GAS TIGHT.
• ALL WINDOWS LOCATED WITHIN 6'7" FROM GRADE, SHALL CONFORM TO CLAUSE 10.13OF CSA STANDARD
A440-M90 AND 9.7.6.1 OBC (RESISTANCE TO FORCED ENTRY).SUPPLY AND INSTALL 6" SMOOTH CUT
LIMESTONE THRESHOLD / SILL AT ALLEXTERIOR DOORS / W INDOWS (INCLUDING BASEMENT).
• ALL GUARD RAILS ARE TO SUSTAIN MINIMUM LOADING AS PER OBC 4.1.10.1 AND 9.8.8 FOR HEIGHT AND
SPACING OF PICKETS. HANDRAILS AND TO CONFIRM WITH 9.8.8 OBC.
• ALL INTERIOR TRIM TO BE POPLAR (PAINT) UNLESS OTHERWISE NOTED. EXTERIOR TRIM TO BE #1 CLEAR
PINE (PAINT). NOTE: USE KIL ON ALL KNOTS PRIOR TO PRIMER COAT. ALL WOOD TO BE KEPT DRY AND MUST
NOT BE PAINTED IN TEMPERATURES OF LESS THAN 10 DEGREES CELSIUS.
• ALL TRIM TO BE PRE-PAINTED (PRIMER + ONE COAT) PRIOR TO INSTALLATION.
• CONTRACTOR MUST RECEIVE PERMISSION FROM OWNER PRIOR TO INSTALLATION OF JOB SIGN.
• SEE INSTRUCTIONS TO CONTRACTOR FOR ADDITIONAL SPECIFICATIONS AND CASH ALLOWANCES.
• CONTRACTOR TO USE FLEXIBLE CORNER BEAD AT ALL RADIUSED DRYWALL EDGES.
• THESE WORKING DRAWINGS ARE BASED ON "MEASURED DRAWINGS" OF THE EXISTING BUILDING, NOT
"RECORD DRAWINGS", WHICH ARE THE ORIGINAL CONSTRUCTION DRAWINGS REVISED TO REFLECT "AS
BUILT" CONDITIONS. MEASUREMENTS HAVE BEEN TAKEN TO EXTERIOR SURFACES ONLY, AND EXCEPT
WHERE NOTED NO ATTEMPT HAS BEEN MADE TO VERIFY HIDDEN CONDITIONS.
• NO REPRESENTATION IS MADE THAT THE BUILDING CONFORMS TO ANY CODE REQUIREMENTS, OR ANY
CONSTRUCTION DRAWINGS THAT MAY HAVE BEEN PREPARED BY OTHERS.
• ALL DIMENSIONS ARE TO THE FINISH
• CONTRACTOR TO COORDINATE STRUCTURAL JOISTS AND STUD LAYOUTS TO ACCOMMODATE THE ELECTRICAL
POTLIGHTS, ETC. LOCATIONS.
• NOTE: REPORT ANY LAYOUT DISCREPANCIES TO THE ARCHITECT PRIOR TO THE INSTALLATION.
• SEE ALSO ATTACHED REFLECTED CEILING PLANS AND ELECTRICAL SPECIFICATIONS.
• CONTRACTOR TO INSTALL APPROVED ELECTRICAL PANEL(S) OF ADEQUATE SIZE TO HANDLE ALL ELECTRICAL
REQUIREMENTS.
• CONTRACTOR TO ENSURE EXISTING ELECTRICAL PANEL(S) IS ADEQUATE TO SERVE BOTH EXISTING AND
PROPOSED ADDITION'S POWER REQUIREMENTS.
• CONTRACTOR RESPONSIBLE FOR OBTAINING ONTARIO HYDRO PERMIT.
ELECTRICAL SYSTEM
DEMOLITION NOTES
SURVEY NOTES
TO BEGIN DEMOLITION/CONSTRUCTION
REMOVE ALL WALLS, WINDOWS, DOORS ETC. SHOWN WITH A BROKEN LINE.
• PROVIDE TEMPORARY SHORING AS REQUIRED FOR STRUCTURE ABOVE.
• MAKE GOOD ALL SURFACES DISTURBED, DAMAGED OR MARRED BY REMOVAL.
• CAREFULLY REMOVE EXISTING RECESSED / SURFACE MOUNTED LIGHT FIXTURES
FOR POSSIBLE REUSE.
BUILDER / GENERAL CONTRACTOR MUST RETAIN THE
SERVICES OF A PROFESSIONAL SURVEYOR FOR THE
STAKING OUT OF NEW FOUNDATIONS, SURVEYOR
MUST BE GIVEN 72 HOURS NOTICE BEFORE BEING
REQUIRED ON SITE.
• SITE FENCING-BUILDER / GENERAL CONTRACTOR MUST ENLOSE ENTIRE SITE WITH A FENCE THAT IS IN COMPLIANCE WITH
THE CITY OF TORONTO MUNICIPAL CODE CHAPTER 363, ARTICLE III. THE MIN. REQUIREMENT IS A PLASTIC MESH FENCE, 1.2M
HIGH, TIED TO POSTS SPACED NO MORE THAN 1.2M APART, WITH AN 11 GAUGE TOP AND BOTTOM WIRE THREADED THROUGH
THE MESH AND LOOPED AROUND EACH POST. TO BEGIN DEMOLITION/CONSTRUCTION:
• CONSTUCTION NOISE-ANY CONSTRUCTION WHICH GENERATES NOISE IS PROHIBITED IN RESIDENCIAL AREAS BETWEEN THE
HOURS OF 7:00PM ONE DAY TO 7:00AM THE NEXT DAY, 9:00AM ON SATURDAYS, AND ALL DAY SUNDAY AND STATUTORY
HOLIDAYS.
• CALL FOR INSPECTIONS-THE BUILDER/ GENERAL CONTRACTOR IS REQUIRED TO NOTIFY THE BUILDING INSPECTION OFFICE
AT VARIOUS STAGES OF CONSTRUCTION AS REQUIRED BY DIVISION C, PART 1, ARTICLE 1.3.5.1. OF THE ONTARIO BUILDING
CODE. THE PHONE NUMBER FOR THE BUILDING INSPECTION OFFICE RESPONABILE FOR THE PROJECT'S AREA WILL BE
INCULDED IN THE PERMIT DOCUMENTS.
• PERMIT PLANS-THE PERMIT PLANS AND SPECIFICATIONS MUST BE ON THE SITE AT ALL TIMES. THE PERMIT PLANS AND
SPECIFICATIONS PROVIDED TO THE BUILDER/ GENERAL CONTRACTOR WILL BE USED FOR INSPECTIONS.
SPATIAL SEPERATION -CONSTRUCTION OF EXTERIOR WALLS
WALL AREA OF
E.B.F.
L.D.L/H
OR
H/L
PERMITTED
MAX % OF
OPENINGS
PROPOSED
% OF
OPENINGS
FRR
(HOURS)
SIDE (NORTH)
REAR (WEST)
FRONT (EAST)
SIDE (SOUTH)
1256.80 %6.1 (7.12m²) EXISTING TO REMAIN
1257.33 %14.54 (16.98m²)
855.95 %9.46 (7.52 m²)
904.45 %14.91 (12.53 m²) EXISTING TO REMAIN60.86
43.93
39.86
39.15
(sq.ft)(sq.m) (sq.m)
116.76
116.81
79.52
84.03
(ft)(m)
11.93
12.15
13.39
18.55
%40
%55
%100
LISTED
DESIGN OR
DESCRIPTION
COMB.
CONST.
COMB.
CONST. NONC.
CLADDING
NON-COMB.
CONSTR.
%100
REQUIRED FIRE
RESISTANCE RATING
(FRR)
HORIZONTAL ASSEMBLIES FRR (HOURS)
FLOORS 45 MIN REQUIRED
ROOF 0 HOURS
MEZZANINE N/A HOURS
FLOORS 0 HOURS
ROOF 0 HOURS
MEZZANINE N/A HOURS
FRR OF SUPPORTING MEMBERS
LISTED DESIGN No. OR DESCRIPTION (SG-2)
LISTED DESIGN No. OR DESCRIPTION (SG-2)
3.2.2.20-.83
3.2.1.4
9.10.8
9.10.9
HAZARDOUS SUBSTANCES
BARRIER-FREE DESIGN 3.8
3.3.1.2. & 3.3.1.19 9.10.1.3(4)
9.5.2
YES NO
(EXPLAIN) BUILDING IS A HOUSE (EXEMPT)
OCCUPANT LOAD BASES ON:m²/PERSON DESIGN OF BUILDING
BASEMENT:OCCUPANCY D LOAD 9 PERSONS
1st FLOOR:OCCUPANCY D LOAD 9 PERSONS
2nd FLOOR:OCCUPANCY D LOAD 0 PERSONS
3rd FLOOR:OCCUPANCY LOAD ___ PERSONS
ROOF:OCCUPANCY LOAD ___ PERSONS
3.1.17 9.9.1.3
MEZZANINE(S) AREA (m²): N/A 3.2.1.1.(3)-(8)9.10.4.1
CONSTRUCTION RESTRICTIONS:
ACTUAL CONSTRUCTION:
NON-COMBUSTIBLE REQUIRED COMBUSTIBLE PERMITTED
NON-COMBUSTIBLE COMBUSTIBLE
BOTH
BOTH
3.2.2.20-.83 9.10.6
HIGH BUILDING:
WATER SERVICE/SUPPLY IS ADEQUATE:
FIRE ALARM REQUIRED:
STANDPIPE REQUIRED: YES NO
YES NO
YES (MUNICIPAL)NO
YES NO 3.2.6
3.2.5.7
3.2.4
3.2.9 N/A
9.10.18
N/A
N/A
SPRINKLER SYSTEM PROPOSED:
NOT REQUIRED
ENTIRE BUILDING
SELECTED COMPARTMENTS
SELECTED FLOOR AREAS
BASEMENT ONLY IN LIEU OF ROOF
RATING
INDEX
3.2.2.17
3.2.1.5
3.2.2.20-.83 9.10.8.2
INDEX
BUILDING CLASSIFICATION:
NUMBER OF STREET/FIRE FIGHTER ACCESS: 2
NUMBER OF STOREYS ABOVE GRADE: 2 BELOW GRADE: 1
GROSS AREA (m²): EXISTING: 331.76 NEW: 356.66
BUILDING AREA (m²): EXISTING: 177.62 NEW: 193.02
MAJOR OCCUPANCY(S):COMMERCIAL (PERSONAL BUSINESS) GROUP D
3.2.2.20-.83 9.10.2
3.2.2.10 & 3.2.5 9.10.20
1.4.1.2.[A]
3.1.2.1.(1)9.10.2
1.4.1.2.[A]
1.4.1.2.[A]1.4.1.2.[A]
1.4.1.2.[A] & 3.2.1.1.1.4.1.2.[A] & 9.10.4
PROJECT DESCRIPTION:NEW
ADDITION
CHANGE OF USE ALTERATION
PART 11 PART 3 PART 9
ONTARIO'S BUILDING CODE DATA MATRIX PART 9 OBC REFERENCE
References are to Division B unless
noted [A] for Division A or [C] for
Division C.
FIRM NAME:
QBS ARCHITECTS INC.
1670 BAYVIEW AVENUE, SUITE 501
TORONTO, ON
M4G 3C2
CERTIFICATE OF PRACTICE NUMBER: 5235
NAME OF PROJECT:
160122 YSA
LOCATION:
15032 YONGE STREET, AURORA
The architect noted above has exercised
responsible control with respect to
design activities. The architect's seal
number is the architects BCDN.
11.1 TO 11.4 2.1.1.[A]2.1.1.[A]
9.10.1.3
YES NO
No.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
19
18
X
X
X
X
1 HOUR PROVIDED: SB3, F4a
CLIENT
PROJECT
CONSULTANTS
Discrepancies must be reported immediately to the
Architect before proceeding. Only figured dimensons are
to be used. Contractors must check all dimensions on
site. This drawing is protected by copyright.
ALL DIMENSIONS ARE SHOWN IN IMPERIAL & METRIC.
DRAWING TITLE
DRAWN CHECKED
SCALE @ ARCH D DATE
GRAPHIC SCALE
PROJECT NO.
STAGE DRAWING NO.
LOCATION REVISION
TORONTO - CANADA
PN
KEY PLAN
N
416.546.2040 info@qbsarchitects.com
REVISIONS
01
02
ISSUED FOR REVISION FOR BP
ISSUED FOR ZONING
2020/10/23
2022/08/30
02
A0-003
GENERAL NOTES AND OBC
DATA MATRIX
2017-04-18
SACL
ZO
160112
15032 YONGE ST AURORA, ON
L4G 2L4
Owner
AURORA
-5" MIN. PROJECTION X 8" DEEP POURED CONCRETE
-2 -15M HORIZONTAL BARS CONTINUOUS KEY FOOTING TO
FOUNDATION WALL W / 10 M REBAR DOWELS @ 32" O.C.
-FOOTINGS (MINIMUM 2200 PSI @ 28 DAYS CONCRETE) MUST
BEAR ON UNDISTURBED SOIL CAPABLE OF 3,000 PSF LOADING
BOTTOM OF FOOTING TO BE MIN. 4' -0" BELOW LOWEST GRADE ON
UNDISTURBED SOIL
-NOTE: CONTRACTOR RESPONSIBLE FOR DETERMINING SHORING METHOD
AND / ORTHE EXTENT OF UNDERPINNING (IF REQUIRED)
AT NEIGHBOURING PROPERTIES' STRUCTURES. NOTE ANGLE OF
REPOSE BETWEEN FOOTINGS NOT TO EXCEED 7:11 (VERT.: HORIZ.)
ALL FOOTINGS TO BE HAND CLEANED AND CONCRETED IMMEDIATELY
AFTER EXCAVATION. POUR A SKIM COAT OF CONCRETE ON THE
BEARING SURFACES OF ALL FOOTING EXCAVATIONS IMMEDIATELY
AFTER THE FOOTINGS HAVE BEEN CLEANED, INSPECTED AND
APPROVED BY A GEOTECHNICAL ENGINEER.
-IF VARIABLE SUBSOIL CONDITIONS OCCUR, A
GEOTECHNICAL ENGINEER SHOULD INSPECT ALL FOOTING
FOUNDING LEVELS IMMEDIATELY PRIOR TO PLACING OF EITHER
REINFORCING BARS OR CONCRETE TO ENSURE COMPLIANCE W ITH
THE ALLOWABLE SOIL BEARING PRESSURE.
FOOTING1
FOOTINGS TO BE FOUNDED ON NATIVE, INORGANIC,
UNDISTURBED SOIL CAPABLE OF SUSTAINING MINIMUM 3000 psf
OF ALLOWABLE BEARING PRESSURE.
SLOPE BETWEEN STEPPED OR ADJACENT FOOTINGS SHALL HAVE A
MAXIMUM OF 7 VERTICAL AND 10 HORIZONTAL AND STEPS SHALL
NOT EXCEED 2'-0" VERTICALLY
EXTERIOR FOOTINGS WILL BE FOUNDED AT A LEVEL
AT LEAST 4'-0" BELOW FINISHED GRADE.
FOUNDATION2
-MACHINE TROWELLED 4" POURED CONCRETE WITH A MINIMUM
COMPRESSIVE STRENGTH OF 32 MPA AND 5 -8% AIR ENTRAINMENT
-6 MIL. VAPOR / MOISTURE BARRIER "SUPER SIX" TURNED AT INSIDE
FACE OF FOUNDATION WALL
-5" MIN. COMPACTED CRUSHED CLEAR LIMESTONE ON UNDISTURBED SOIL
-NOTE: USE 32MPA AND 5-8% AIR ENTRAINMENT MIN. COMPRESSIVE
STRENGHT CONCRETE IN ALLGARAGE (INCLUDING INTERIOR GARAGES)
AND EXTERIOR SLABS
-SLOPE TO DRAIN @ MINIMUM 1 % SLOPE AS APPLICABLE.
CONCRETE SLAB ON GRADE 3
-ALL WINDOWS ARE TO BE WOOD FRAMED CASEMENTS SEALED CLEAR WOOD INTERIOR AND "FLEXACRON"
FACTORY PREFINISHED EXTERIOR SURFACES c/w FOLDING TYPE CRANK HANDLE
-ALL GLAZING TO BE CLEAR LOW "E" SEALED THERMOPANE UNITS, ARGON GAS FILLED, 7/8" OVERALL
THICKNESS
-CONTRACTOR TO SUBMIT NAME AND TYPICAL DETAILS OF PROPOSED MANUFACTURER TO THE ARCHITECT
FOR APPROVAL.
-NOTE: CONTRACTOR TO SUPPLY AND INSTALL 6" SMOOTH CUT LIMESTONE THRESHOLD AT ALL EXTERIOR
DOORS AND 5" AT ALL WINDOWS (UNLESS OTHERWISE NOTED).
-WINDOW AND DOOR FRAMING:
WINDOW/DOOR HEADER TO BE AT U/S OF JOISTS DIRECTLY ABOVE SWIMMING POOLS:
WHERE A WALL OF A BUILDING FORMS PART OF THE SWIMMING POOL ENCLOSURE, ANY GROUND FLOOR
WINDOWS IN THE SAID WALLS ARE TO HAVE A SILL HEIGHT OF 4'-11"(1.5M)min. OR A GUARD TO BE
PERMANENTLY INSTALLED ON THE WINDOW TO PREVENT THE PASSAGE OF A 4" DIA. SPHERICAL OBJECT
EXTERIOR WINDOWS / DOORS5
MAX. RISE: 7 7/8"
MIN. RUN: 8 1/4"
MIN. TREAD: 9 1/4"
MIN. NOSING: 1" WHEN RUN LESS THAN 9 7/8"
MIN. WIDTH: 2'-10" BETWEEN WALL FACES
MIN. HEADROOM: 6'-8"
MIN. HANDRAIL HEIGHT: 2'-8"
MAX. HANDRAIL HEIGHT: 3'-2"
STAIRS14
-1/2" PLYWOOD BEHIND
-5/8" "TYPE X" DRYWALL FOR FIRE PROTECTION. TAPED AND SPACKLED.
-PROVIDE HIGH DENSITY POLYETHYLENE LAP, TAPE AND SEAL ALL JOINTS
TO INTERIOR WALLS AND CEILING
GAS & EXHAUST FUMES PROTECTION22
MINIMUM SPECIFIED HORIZONTAL LOAD APPLIED INWARD OR OUTWARD
AT THE TOP OF EVERY REQUIRED GUARD SHALL BE:
1) A UNIFORM LOAD OF 50 LB/FT OR A CONCENTRATED LOAD OF 225 LBS
2) A VERTICAL LOAD OF 100 LB/FT,
WHICH NEED NOT ACT SIMULTANEOUSLY WITH THE HORIZONTAL LOAD
3) INDIVIDUAL ELEMENTS ARE TO BE DESIGNED FOR
A CONCENTRATED LOAD OF 113 LBS AT ANY POINT
OPENING THROUGH ANY GUARD SHALL BE OF SIZE,
WHICH WILL PREVENT THE PASSAGE OF A SPHERICAL OBJECT
HAVING A DIAMETER OF MORE THAN 4 IN.
GUARDS SHALL BE DESIGNED/INSTALLED SO THAT NO MEMBER ATTACHED
OR WALKING SURFACE WILL FACILITATE CLIMBING.
OR OPENING LOCATED BETWEEN 4 IN. AND 35 IN. ABOVE THE FLOOR
GUARD DESIGN LOADS15
-SOLID WOOD (UNLESS NOTED OTHERWISE) 1 3/4" THICK WITH RECESSED
FLAT MDF PANEL (S) TO MATCH EXISTING DOOR PANEL AND RAIL STILE
PROPORTIONS.
DOOR HEIGHTS: ABOVE 9' CEILING 8'-0" DOORS
9' CEILING 7'-2",
8'-6" AND LESS 6'-8",
(INCLUDING BASEMENTS)
DOORS9
-INSULATED HOLLOW METAL GAS TIGHT DOOR COMES WITH SELF-
CLOSER & WEATHER STRIP
-DOOR HEIGHTS: ABOVE 9' CEILING 8'-0" DOORS
9' CEILING 7'-2",
8'-6" AND LESS 6'-8",
DOORS WITH SELF-CLOSER10
-1/2" DRYWALL BOTH SIDES
-2 X 4 STUDS AT 16" O.C.
-*2 X 6 STUDS WHERE NOTED*.
TYPICAL INTERIOR PARTITION11
-ALL DRYWALL TO BE INSTALLED WITH BEVELLED EDGE JOINTS FACING EACH OTHER
-ONLY ONE HORIZONTAL JOINT WILL BE ALLOWED. IF AN ADDITIONAL HORIZONTAL JOINT
IS REQUIRED DUE TO WALL HEIGHTS, THE JOINTS MUST BE PLACED AT THE BOTTOM OF
THE WALL IN THE BASEBOARD AREA.
-USE 4'-6" WIDE BOARDS FOR 9'-0" HIGH CEILINGS.
DRYWALL INSTALLATION12
-ALL INTERIOR WOOD TRIM: ONE COAT OIL BASED PRIMER, TWO (2)
COATS SEMI-GLOSS OIL
-ALL DRYWALL SURFACES: ONE COAT LATEX SEALER. TWO (2) COATS
SATIN / EGGSHELL LATEX
-ALL EXTERIOR WOOD TRIM: ONE COAT OIL BASED PRIMER, 2 COATS OIL
FINISH -ENAMEL GLOSS
-ALL COLOURS TO BE SELECTED BY ARCHITECT / CLIENT.
-NOTE: REPAINT ALL WOOD DOORS AND WINDOWS PRIME PLUS ONE
FINISH COAT PRIOR TO INSTALLATION.
PAINTING13
-3/4" X 2 1/4" SELECT RED OAK T & G STRIP FLOORING
-BLIND NAIL TO EXISTING / NEW SUBFLOOR. INSTALL WAXED BUILDING PAPER OVER
SUBFLOOR PRIOR (USE PREFINISHED HARDWOOD FLOORING -CONFIRM W/ OWNER /
ARCHITECT)
FINISH:
-SAND STRIP FLOORING TO EXPOSE NATURAL WOOD USING THREE (3) STAGE SANDING
PROCESS.
-FINISH WITH 100 GRIT PAPER.
-STAIN COLOUR TO BE DETERMINED (IF APPLICABLE)
-APPLY THREE (3) COATS HIGH QUALITY URETHANE, SANDING LIGHTLY BETWEEN COATS.
-NOTE: NO SEALER TO BE USED!
HARDWOOD FLOORING7
GALVANIZED WIRE MESH, SCRATCH CEMENT COAT
UNLESS FLOOR IS LOWERED TO ACCOMIDATE TILE
IN WHICH CASE GYPCRETE IS TO BE USED.
-TILING / GROUTING (COLOUR TO BE DETERMINED).
FLOOR TILING8
-MIN. 900MM CLEAR SPACE IN OPEN POSITION
-CAPABLE OF BEING LOCKED FROM THE INSIDE AND RELEASED FROM THE OUTSIDE IN
CASE OF EMERGENCY
-CONTAIN A GRASPABLE LATCH-OPERATING MECHANISM LOCATED NOT LESS THAN
900MM AND NOT MORE THAN 1000MM ABOVE THE FINISHED FLOOR
-IF IT IS AN OUTWARD SWING DOOR, A DOOR PULL NOT LESS THAN 140MM LONG
LOCATED ON THE INSIDE SO THAT ITS MIDPOINT IS NOT LESS THAN 200MM AND NOT
MORE THAN 300MM FROM THE LATCH SIDE OF THE DOOR AND NOT LESS THAN 900MM
AND NOT MORE THAN 1100MM ABOVE THE FINISHED FLOOR
-IF IT IS AN OUTWARD SWINGING DOOR, A DOOR CLOSER, SPRING HINGES OR GRAVITY
HINGES, SO THAT THE DOOR CLOSES AUTOMATICALLY
-BE EQUIPPED WITH A DOOR CLOSER AND POWER DOOR OPERATOR
BARRIER FREE DOOR18
-TO BE LOCATED SO THAT THE DISTANCE BETWEEN THE CENTRE LINE OF THE LAVATORY
AND THE SIDE WALL IS NOT LESS THAN 460MM
-BE MOUNTED SO THAT THE TOP OF THE LAVATORY IS NOT MORE THAN 840MM ABOVE THE
FINISHED FLOOR
-HAVE A CLEARANCE BENEATH THE LAVATORY NOT LESS THAN:
(i) 920MM WIDE
(ii) 735MM HIGH AT THE FRONT EDGE
(iii) 685MM HIGH AT A POINT 205MM BACK FROM THE FRONT EDGE
(iv) 350MM HIGH FROM A POINT 300MM BACK FROM THE FRONT EDGE TO THE WALL
-HAVE INSULATED PIPES WHERE THEY WOULD OTHERWISE PRESENT A BURN HAZARD OR
HAVE WATER SUPPLY TEMPERATURE LIMITED TO A MAXIMUM OF 43 DEGREES CELSIUS
-BE EQUIPPED WITH FAUCETS THAT HAVE LEVER TYPE HANDLES WITHOUT SPRING
LOADING OR OPERATE AUTOMATICALLY AND THAT ARE LOCATED SO THAT THE DISTANCE
FROM THE CENTRE LINE OF THE FAUCET TO THE EDGE OF THE BASIN OR, WHERE THE
BASIN IS MOUNTED IN A VANITY, TO THE FRONT EDGE OF THE VANITY, IS NOT MORE THAN
485MM
-HAVE A MINIMUM 1370MM DEEP FLOOR SPACE TO ALLOW FOR A FORWARD APPROACH, OF
WHICH A MAXIMIM OF 500MM CAN BE LOCATED UNDER THE LAVATORY
-HAVE A SOAP DESPENSER THAT IS:
(i) LOCATED TO BE ACCESSIBLE TO PERSONS IN WHEELCHAIRS
(ii) LOCATED SO THAT THE DISPENSING HEIGHT IS NOT MORE THAN 1200MM ABOVE THE
FINISH FLOOR
(iii) LOCATED NOT MORE THAN 610MM, MEASURE HORIZONTALLY, FROM THE EDGE OF THE
LAVATORY
(iv) OPERABLE WITH ONE HABD
-HAVE A TOWEL DISPENSER OR OTHER HAND DRYING EQUIPMENT THAT IS
(i) LOCATED TO BE ACCESSIBLE TO PERSONS IN WHEELCHAIRS
(ii) LOCATED SO THAT THE DISPENSING HEIGHT IS NOT MORE THAN 1200MM ABOVE THE
FINISH FLOOR
(iii) OPERABLE WITH ONE HAND
(iv) LOCATED NOT MORE THAN 610MM MEASURED HORIZONTALLY FROM THE EDGE OF THE
LAVATORY
BARRIER FREE LAVATORY20
-SHALL BE EQUIPED WITH A SEAT LOCATED NOT LESS THAN 430MM
AND NOT MORE THAN 485MM ABOVE THE FINISHED FLOOR
-BE EQUIPPED WITH HAND OPERATED FLUSHING CONTROLS THAT
ARE EASILY ACCESSIBLE TO A WHEELCHAIR USER OR TO BE
AUTOMATICALLY OPERABLE
-BE EQUIPPED WITH A BACK SUPPORT WHERE THERE IS NO SEAT
LID OR TANK
-NOT HAVE A SPRING-ACTIVATED SEAT
-HAND-OPERATED FLUSHING CONTROLS SHALL BE OPERABLE
USING A CLOSED FIST AND WITH A FORCE OF NOT MORE THAN 22.2
N.
-WATER CLOSET TO BE LOCATED SO THAT THE CENTRE LINE OF
THE W.C. IS NOT LESS THAN 460MM AND NOT MORE THAN 480MM
FROM ONE SIDE WALL AND A CLEAR TRANSFER SPACE AT LEAST
900MM WIDE AND 1500MM DEEP IS PROVIDED ON THE OTHER SIDE
OF THE W.C.
BARRIER FREE W.C.19
-FINISHED FLOORING OVER 5/8" PLYWOOD GLUED AND
SCREWED TO JOISTS; STAGGER JOINTS
-2X10 WOOD JOISTS @ 16" (406mm) O.C.
-5/8" (15.9mm) TYPE X GYPSUM BOARD CEILING
-PROVIDE 2" X 2" CROSS BRIDGING OR SOLID BLOCKING AT MAX. 6"-0"O.C.
FLOOR ASSEMBLY6
-CONTRACTOR TO PROVIDE ADEQUATE VENTILATION AT BOTH NEW
AND EXISTING STRUCTURE -MIN. VENT AREA: 1/300 (1/150 FOR FLAT ROOFS) OF
INSULATED CEILING AREA; ENSURE INSECT SCREEN.
-VENTS TO BE UNIFORMLY DISTRIBUTED
-NOTE: ROOF / ATTIC VENTS MUST NOT BE PLACED AT FRONT
ELEVATION / ROOF LINE.
-CHECK ELEVATION DRAWINGS FOR ANY SPECIFIC ROOF VENT
LOCATIONS
-SOFFIT VENTS TO BE INSECT SCREENED
-COLOUR OF ROOF VENTS TO MATCH SHINGLES.
ROOF/ATTIC VENTILATION17
-ASPHALT SHINGLES (25 YEARS) -COLOUR TO BE DETERMINED
-1/2" PLYWOOD SHEATHING (WITH 'H' CLIPS IF USING TRUSSES)
-2" X 10" RAFTERS OR AS PER ROOF STRUCTURE-W/ 2" X 6" COLLAR TIES @ MID HEIGHT
AT 16" O.C.
-PROVIDE ICE AND WATER SHIELD EAVES PROTECTION ENTIRE ROOF
INTERIOR FACE OF EXTERIOR WALL. MIN. 3" LAP AND 6" END LAP (AS PER 9.26.5 OBC)
-PREFINISHED ALUMINUM DRIPEDGE BELOW SHINGLES
-PREFIN. ALUMINUM EAVESTROUGH ON ALUMINUM FASCIA AND
VENTED ALUMINUM SOFFIT W/ INSECT SCREEN TO MATCH EXIST.
-2" X 6" CEILING JOISTS @ 16" O.C.
-11" (R-60) BATT INSULATION -BAFFLE AS REQUIRED FOR VENTILATION
-6 MIL. VAPOUR / AIR BARRIER "SUPER SIX". LAP ALL JOINTS MIN. 3" AND SEAL W/
ACOUSTIC TYPE SEALANT
-1/2" DRYWALL.
ROOF CONSTRUCTION / LOW SLOPE16
-1" X 6" SOLID WOOD SIDING BY "MAIBEC" RABBITED BEVEL PROFILE, STAINED (COLOUR TO BE DECIDED)
-2" RIGID INSULATION MIN. R10
-1/2" ORIENTED STRAND BOARD (OSB)
-2 X 6 STUDS AT 16" O.C.
-5.5" HIGH DENSITY BATT INSULATION (R-24)
-6 MIL. VAPOUR / AIR BARRIER "SUPER SIX". LAP ALL JOINTS MIN. 3" AND SEAL W/ ACOUSTIC TYPE SEALANT
-1/2" DRYWALL. 5/8" "TYPEX" DRYWALL, WHERE SETBACK IS LESS THAN 4' AWAY FROM
PROPERTY LINE.
EXTERIOR WALL HORIZONAL WOOD SIDING4
-USE PRESSURE TREATED WOOD
-2" X 4" / 2" X 6"DECKING AS PER PLANS (1/8" SPACING BETWEEN BOARDS)
-2" X 8" @ 16" O.C. JOISTS
-PROVIDE SOLID CROSS BRIDGING AT MAX. 6' -0" O.C.
WOOD DECK AND STEPS23
-MYERS S-25 FULLY SUBMERSIBLE SUMP PUMP C/W PLASTIC BASIN AND
SEALED LID FLUSH WITH SURROUNDING FINISHED FLOOR (OR
POURED CONCRETE IN SITU PIT 24" X 24" X 42" DEEP OR AS NOTED)
-SUMP PUMP TO HAVE HIGH-WATER ALARM, CONNECT TO POWER
SOURCE EJECT SUMP TO GRADE, ENSURE POSITIVE SLOPE AWAY
FROM FOUNDATION WALL.
-NOTE: ALL BASEMENT FLOOR DRAINS, WALKOUT DRAINS, WINDOW
WELL AREA DRAINS, ETC. TO BE CONNECTED TO SUMP PIT. BELOW
GRADE GARAGE TRENCH DRAIN AND CATCH BASIN TO BE
CONNECTED TO A DEDICATED SUMP PIT AND PUMP -INSULATE DRAIN
PIPE
SUMP PUMP & PIT24
-4" DIA. CORRUGATED PLASTIC WEEPING TILE W/ FILTER "SOCK"
(TERRAFIX 270R OR SIMILAR POROUS FIBRE GEOTEXTILE) SET AT
BOTTOM OF FOOTING
-SURROUND WEEPING TILE WITH 12" MIN. LAYER OF 3/4" SIZE CLEAR
LIMESTONE AND SUBSEQUENTLY WRAPPED IN A SECOND LAYER OF
NON CLOGGING GEOTEXTILE FILTER CLOTH
-SLOPE WEEPING TILE TO FROST FREE SUMP PIT & PUMP OR TO DRAIN.
NOTE: PROVIDE ACCESS FOR WEEPING TILE
CLEAN OUT AT NUMEROUS LOCATIONS.
WEEPING TILES25
-4" SOUND ATTENUATION BLANKET INSTALLED BETWEEN STUDS
-TYPICAL BETWEEN BATHROOMS
ACOUSTICAL TREATMENT 26
-FINISHED FLOORING OVER 3/4" T & G PLY SHEATHING GLUED AND SCREWED TO JOISTS;
STAGGER JOINTS
-6 MIL. VAPOUR / AIR BARRIER "SUPER SIX" WITH ALL JOINTS SEALED W/ ACOUSTIC TYPE
SEALANT
-JOISTS (AND CROSS BRIDGING IF APPLICABLE) AS NOTED IN PLAN
-8 1/2" (R-28) BATT INSULATION ON GALVANIZED CHICKEN WIRE MESH STAPLED TO
UNDERSIDE OF JOISTS
-SPRAY 5" (R-32) OF 2 LB / FTCU. POLYURETHANE SPRAY FOAM BY "ISOFOAM"
INSULATED FLOOR ASSEMBLY27
-MIN. 4" OF FREE DRAINAGE GRANULAR MATERIAL, AND A B.M.E.C.
APPROVED DRAINAGE LAYER SUCH AS "DELTA MS"
-2 COATS ASPHALT EMULSION
-1/2 " CEMENT PARGING COVED OVER FOOTING AND 6" ABOVE GRADE
EXCEPT AS OTHERWISE NOTED
-CONCRETE BLOCK (THICKNESS AS NOTED)
-2 1/2" RIGID INSULATION IN CRAWLSPACE (MIN. R12)
-1/2" GYPSUM BOARD
-6 MIL VAPOUR / AIR BARRIER OVER COMPACTED SUBGRADE
-2" POURED CONCRETE SLAB IN CRAWL SPACE
NOTE: CLEAR HEIGHT TO BE MIN. 18".
FOUNDATION WALL (CRAWL SPACE)28
-METAL GRILLE WITH INSECT SCREEN
-DIMENSION TO SUIT EXHAUST REQUIREMENTS
-NOTE: CONTRACTOR TO COORDINATE DUCT RUN WITH OTHER
MECHANICAL RUNS, PLUMBING RUNS AND STRUCTURE TO
ELIMINATE NEED FOR BULKHEADS.
VENT GRILL29
-SHALL BE AT LEAST 600 MM IN LENGTH
-BE WALL MOUNTED HORIZONTALLY FROM 840 MM TO 920 MM ABOVE THE FINISHED FLOOR AND,
WHERE THE WATER CLOSET HAS A WATER TANK, BE WALL MOUNTED 150 MM ABOVE THE TANK
-BE INSTALLED TO RESIST A LOAD OF AT LEAST 1.3 KN APPLIED VERTICALLY OR HORIZONTALLY
-BE NOT LESS THAN 35 MM AND NOT MORE THAN 40 MM IN DIAMETER
-HAVE A CLEARANCE OF NOT LESS THAN 38 MM AND NOT MORE THAN 50 MM FROM THE WALL TO
THE INSIDE SURFACE OF THE GRAB BAR, AND HAVE A SLIP-RESISTANT SURFACE
GRAB BAR21
-SHALL BE CONTINUOUS L-SHAPED WITH 750 MM LONG HORIZONTAL AND VERTICAL COMPONENTS
-BE WALL MOUNTED WITH THE HORIZONTAL COMPONENT 750 MM ABOVE THE FINISHED FLOOR AND THE
VERTICAL COMPONENT 150 MM IN FRONT OF THE WATER CLOSET
-BE INSTALLED TO RESIST A LOAD OF AT LEAST 1.3 KN APPLIED VERTICALLY OR HORIZONTALLY
-BE NOT LESS THAN 35 MM AND NOT MORE THAN 40 MM IN DIAMETER
-HAVE A CLEARANCE OF NOT LESS THAN 38 MM AND NOT MORE THAN 50 MM FROM THE WALL TO THE
INSIDE SURFACE OF THE GRAB BAR, AND HAVE A SLIP-RESISTANT SURFACE
GRAB BAR (L-SHAPE)30
-UNIVERSAL WASHROOM TO COMPLY WITH O.B.C. 3.8.3.12.
-SHALL HAVE AN EMERGENCY CALL SYSTEM THAT CONSISTS OF AUDIBLE AND VISUAL SIGNAL DEVICES
INSIDE AND OUTSIDE OF THE WASHROOM THAT ARE ACTIVATED BY A CONTROL DEVICE INSIDE THE
WASHROOM
-HAVE AN EMERGENCY SIGN THAT CONTAINS THE WORDS IN THE EVENT OF AN EMERGENCY PUSH
EMERGENCY BUTTON AND AUDIBLE AND VISUAL SIGNAL WILL ACTIVATE IN LETTERS AT LEAST 25 MM
HIGH WITH A 5 MM STROKE AND THAT IS POSTED ABOVE THE EMERGENCY BUTTON
-HAVE LIGHTING CONTROLLED BY A MOTION SENSOR CONFORMING TO SENTENCE 12.2.4.1.(2).
-EQUIPPED WITH A COAT HOOK MOUNTED NOT MORE 1200mm ABOVE THE FINISHED FLOOR ON A SIDE
WALL AND PROJECTING NOT MORE THAN 50mm FROM THE WALL AND A SHELF NOT MOUNTED MORE
THAN 1100mm ABOVE THE FINISHED FLOOR.
UNIVERSAL WASHROOM31
(1 HOUR FRR)
No. Description Date
Page 67 of 135
DN UP
DN
DN
DN
UP
DN
DN
DN
DN
1730
160.70 m²
GROUND FLOOR AREA
Building Area Legend
GROUND FLOOR AREA
OUTDOOR DISPLAY
SHED
150
13.94 m²
SHED
25
2.36 m²
OUTDOOR DISPLAY
9
0.82 m²
SHED
EX-008
1
1841
171.06 m²
SECOND FLOOR AREA
Building Area Legend
SECOND FLOOR AREA
CLIENT
PROJECT
CONSULTANTS
Discrepancies must be reported immediately to the
Architect before proceeding. Only figured dimensons are
to be used. Contractors must check all dimensions on
site. This drawing is protected by copyright.
ALL DIMENSIONS ARE SHOWN IN IMPERIAL & METRIC.
DRAWING TITLE
DRAWN CHECKED
SCALE @ ARCH D DATE
GRAPHIC SCALE
PROJECT NO.
STAGE DRAWING NO.
LOCATION REVISION
TORONTO - CANADA
PN
KEY PLAN
N
416.546.2040 info@qbsarchitects.com
REVISIONS
01
02
ISSUED FOR REVISION FOR BP
ISSUED FOR ZONING
2020/10/23
2022/08/30
02
A0-004
EXISTING AREA PLANS
10/20/22
SADS
ZO
160112
15032 YONGE ST AURORA, ON
L4G 2L4
Owner
AURORA
No. Description Date
1/8" = 1'-0"
GROUND FLOOR-EXISTING1 1/8" = 1'-0"
SECOND FLOOR-EXISTING2
Area Schedule (Gross Building)
Level Area AREA (SM)
GROUND FLOOR 1729.81 SF 160.70 m²
SECOND FLOOR 1841.28 SF 171.06 m²
3571.09 SF 331.76 m²
Page 68 of 135
1834
170.38 m²
GROUND FLOOR AREA
25
2.36 m²
OUTDOOR DISPLAY AREA
Schema 1 Legend
GROUND FLOOR AREA
OUTDOOR DISPLAY AREA
2005
186.27 m²
SECOND FLOOR AREA
Schema 1 Legend
SECOND FLOOR AREA
CLIENT
PROJECT
CONSULTANTS
Discrepancies must be reported immediately to the
Architect before proceeding. Only figured dimensons are
to be used. Contractors must check all dimensions on
site. This drawing is protected by copyright.
ALL DIMENSIONS ARE SHOWN IN IMPERIAL & METRIC.
DRAWING TITLE
DRAWN CHECKED
SCALE @ ARCH D DATE
GRAPHIC SCALE
PROJECT NO.
STAGE DRAWING NO.
LOCATION REVISION
TORONTO - CANADA
PN
KEY PLAN
N
416.546.2040 info@qbsarchitects.com
REVISIONS
01
02
ISSUED FOR REVISION FOR BP
ISSUED FOR ZONING
2020/10/23
2022/08/30
02
A0-005
AREA PLANS
2022/08/30
SACL
ZO
160112
15032 YONGE ST AURORA, ON
L4G 2L4
Owner
AURORA
No. Description Date
12 Revision 12 2022-01-21
1/8" : 1' 0"
1/8" = 1'-0"
GROUND FLOOR1 1/8" = 1'-0"
SECOND FLOOR2
Area Schedule (Gross Building - Proposed)
Level Area AREA SM
GROUND FLOOR 1834.00 SF 170.38 m²
SECOND FLOOR 2005.03 SF 186.27 m²
3839.03 SF 356.66 m²
Page 69 of 135
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 2 -50
_______________________________________________________________________________________
Subject: Davidson
24 Hunters Glen Road
Lot 19, Registered Plan M70
File: MV-2022-50
Prepared by: Adam Robb, MPL, MCIP, RPP, CAHP, Senior Planner
Department: Planning and Development Services
Date: March 9, 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 new single
detached dwelling and swimming pool. A site plan for the proposal is included as
Appendix ‘B’ to this report.
Proposed Variances
The following relief is being requested:
a) Section 14.1.2 (ii) of the Zoning By-law states that no development or site
alteration shall occur on that portion of said lot that is within a natural heritage
feature area, without relief from the Zoning By-law. The applicant is proposing to
construct a new single detached dwelling and pool within a feature area.
b) Section 14.1.3 (i) of the Zoning By-law states that no development or site alteration
shall occur on that portion of said lot that contains a minimum vegetation
protection zone, without relief from the Zoning By-law. The applicant is proposing
to construct a single detached dwelling and pool within a woodland minimum
vegetation protection zone.
c) Section 14.4.1 (i) of the Zoning By-law states that the net developable area of the
site that is disturbed shall not exceed 25% of the total site area within a Category 1
Landform Conservation Area. The applicant is proposing a disturbed area of 35.9%,
thereby requiring a variance of 10.9%.
Page 70 of 135
March 9, 2023 2 of 10 Report No. MV-2022-50
d) Section 14.4.1 (ii) of the Zoning By-law states the net developable area of the site
that is impervious shall not exceed 15% of the total site area within a Category 1
Landform Conservation Area. The applicant is proposing an impervious area of
19.3%, thereby requiring a variance of 4.3%.
e) Section 7.2 of the Zoning By-law permits a maximum height of 10.0 metres. The
applicant is proposing to construct a two-storey detached dwelling with a height of
11.2 metres, thereby requiring a variance of 1.2 metres.
Background
Subject Property and Area Context
The subject property, municipally known as 24 Hunters Glen Road, is part of an
established estate residential subdivision generally located to the northeast of the
intersection of Yonge Street and Bloomington Road. The subject lands are
approximately 0.8 hectares in size (2 acres) with a lot frontage along the north side of
Hunters Glen Road of approximately 85 metres. The property has a depth of over 100
metres and contains woodland areas, particularly along the north and eastern
boundaries. Additional landscaped trees are also present along the western boundary,
which separate the driveways of the subject property and the neighbour to the west.
Currently, the property contains a single detached estate dwelling with a built footprint
of approximately 350 square metres. This existing dwelling is proposed to be replaced
as part of the subject redevelopment of the site.
Surrounding Land Uses
The surrounding land uses for the subject property are as follows:
North: Woodland area, and further north is the Beacon Hall Golf Club.
South: Estate Residential single detached dwellings.
East: Estate Residential single detached dwellings, with 22 Hunters Glen Road being the
immediate property adjacent along the eastern lot boundary.
West: Estate Residential single detached dwellings, with 26 Hunters Glen Road being the
immediate property adjacent along the western lot boundary.
Page 71 of 135
March 9, 2023 3 of 10 Report No. MV-2022-50
Proposal
The applicant is proposing to demolish the existing residential dwelling on the property
and replace with a new, 2-storey single detached dwelling and swimming pool.
The proposed new dwelling has a lot coverage of approximately 600 square metres,
with a pool located at the rear of the property to the north. The proposed dwelling
complies with all the required Estate Residential zone setback requirements of the
Town’s Zoning By-law.
The proposed new dwelling features an extensive entry walkway complete with
landscaping along the front and side yards. This entrance walkway is interlocked, with
adjoining walkway paths generally navigating around the perimeter of the dwelling.
Various staircases are also proposed along this path to account for changes in grade,
particularly at the rear portions of the property. Existing access to the site is being
maintained through the current driveway entrance at the road, but the driveway itself
and garage is being relocated to the eastern side of the property, as shown in the
attached Appendix ‘B’. Various parking pads and automobile courts are also proposed
through the driveway area, with the garage featuring a ramp for access.
Both neighbouring properties to the east and west are heavily screened by landscaping,
including woodland area further to the east. Additional landscape screening also exists
along the southern boundary closest to Hunters Glen Road.
Official Plan
The subject lands are designated as “Estate Residential” and “Environmental Protection
Area” in the Town of Aurora Official Plan (OPA 34). The majority of the property is
considered “Estate Residential”, with portions along the north /northeastern boundary
being designated “Environmental Protection Area” due to the associated woodlands.
Scheduled E1 of the Town’s Official Plan delineates this Woodland area as well as the
respective minimum vegetation protection zone, this being 30 metres.
Zoning
The subject lands are zoned “Estate Residential (ER)” in the Town of Aurora Zoning By-
law 6000-17. The ER zoned is characterized by large lots and setbacks as part of an
extremely low density residential setting.
Related Planning Applications
None.
Page 72 of 135
March 9, 2023 4 of 10 Report No. MV-2022-50
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 reasons for not complying with the Zoning By-law
As stated on the application form, “the sloped site makes it difficult to comply with the
height, a unique garage ramp design makes it difficult to comply with the net
developable/impervious area, and [all of] the site is designated as part of the Oak
Ridges Moraine Settlement Area – there is no reasonable way to push the building out
of this boundary”.
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2022-50 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 “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.
An Environmental Impact Study (RiverStone Environmental Solutions, January 2023)
was prepared in support of the application, which details additional mitigation
measures that are to be implemented, which have been made a condition of approval.
This study evaluated the proposed development and a radius of 120 metres around all
limits of the development footprint to ensure appropriate consideration for natural
heritage features and functions.
The study recognized that the existing dwelling is already located within the minimum
vegetation protection zone, and that the existing woodland feature on the property
represents regeneration following past clearance. No development is occurring within
the portions of the property specifically designated as “Environmental Protection Area”,
as development is only proposed within the minimum vegetation protection zone and
related buffered area, but this still triggers the required variances. As an edge of habitat
Page 73 of 135
March 9, 2023 5 of 10 Report No. MV-2022-50
these areas are not dominated by non-native tree and groundcover species, and these
edges do not provide important natural heritage functions. An additional Arborist Report
was prepared and submitted alongside the application, which indicated there were no
Butternut Trees on the subject property. The Environmental Impact Study specifically
recommends planting 30 new trees in the southeastern portion of the property, as well
as other mitigation measures such as tree protection fencing. Implementation of the
recommendations of the Environmental Impact Study has been made a condition of
minor variance approval, thus ensuring the development will result in no negative
impacts on the natural heritage features.
The property and surrounding area are also located within a significant groundwater
recharge area, and per the Lake Simcoe Protection Plan, will be required to provide a
stormwater management report, phosphorus budget and water balance assessment
prior to building permit issuance. The requirement for these studies and implementation
of their recommendations has also been made a condition of approval of the subject
variance application. Given the ability to implement low impact development strategies
as part of the development, the proposal is not anticipated to generate disturbances
significantly greater than what currently exists on site, but again requiring the
aforementioned studies as a condition of approval provides further assurances of no
potential negative impacts occurring.
The entire site and general larger area as part of OPA 34 is also considered Oak Ridges
Moraine - Settlement Area. Being Settlement Area, the lands are intended to
accommodate settlement area uses such as residential dwellings. The entire site,
including the existing dwelling and surrounding neighbourhood are all also considered
part of the Category 1 Landform Conservation Area. The submitted Environmental
Impact Study evaluated the site and area for significant valleylands, with none being
identified on the subject property or directly adjacent. The proposal is not considered to
result in disturbances that will significantly impact the landform character of the
property or surrounding area, with the proposed design actually accommodating for
various slopes, changes in grade, and landform characteristics.
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 adverse 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’).
Page 74 of 135
March 9, 2023 6 of 10 Report No. MV-2022-50
b) The proposed variance meets the general intent of the Zoning By-law
The intent of the Estate Residential zone is to maintain a low density residential setting
with large setbacks and lot areas. The subject proposal is requesting an increase in
height specifically due to changes in grade that exist on the property. The view from the
front elevation still represents a generally modest 2-storey residential dwelling, that
would otherwise meet the required height provision, if not for the requirement to
measure height based on average grade. The grade slopes at the rear of the property,
and the increase in height will not result in any negative impacts to the streetscape or
neighbouring properties, also due to the large setbacks and lot area that exist, as well as
ample landscape screening.
Additionally, the impervious area calculation and requested variance is also a result of
accommodating certain site constraints, such a slopes and grading concerns, which
resulted in the need for staircases and garage ramps, for example. Additionally, the
impervious area is complemented by new landscaping, and the total disturbed and
impervious area represent minor increases that are not anticipated to result in negative
impacts to the property or surrounding area. As mentioned, additional study
requirements have also been made a condition of approval with any mitigation or
implementation recommendations of these studies to also be implemented.
Similarly, the Zoning By-law provisions related to the natural heritage features, minimum
vegetation protection zones, and the Category 1 Landform Conservation Area exist to
ensure no negative impacts as a result of development. 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.
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 variances are considered desirable for the appropriate development of
the land as they permit the redevelopment of a residential dwelling 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, and the redevelopment offers an
Page 75 of 135
March 9, 2023 7 of 10 Report No. MV-2022-50
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.
d) The proposed variance is considered minor in nature
The proposed variances are minor in nature by being able to facilitate the replacement
of an existing single detached dwelling that is already currently located in a minimum
vegetation protection zone and within a Category 1 Landform Conservation Area. As an
Estate Residential area with substantive landscape screening, visual and streetscape
impacts of the proposed development are limited, and further, an evaluation of natural
heritage features has been conducted to demonstrate no negative impacts with the
resulting recommendations of the submitted Environmental Impact Study being made a
condition of approval. The requested variances are largely a result of conditions that the
existing dwelling was built on.
Staff are of the opinion that the requested variances are minor in nature, and
additionally, the appropriate conditions have been developed as outlined in Appendix ‘A’
to ensure no resulting negative impacts.
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 on
December 2, 2022, to confirm the variances required
for the proposed development.
Engineering Division No comments/concerns with the proposed
application (February 17, 2023)
Operational Services (Parks) Conditions provided as per the attached Appendix
‘A’ (February 13, 2023)
Operational Services
(Public Works)
No comments/concerns with the proposed
application (February 13, 2023)
Central York Fire Services No comments/concerns with the proposed
application (February 9, 2023)
Page 76 of 135
March 9, 2023 8 of 10 Report No. MV-2022-50
Department or Agency Comments
York Region No comments/concerns with the proposed
application (February 17, 2023)
LSRCA
Comments provided indicating a stormwater
management report, phosphorus budget and water
balance assessment be required, which have been
made a condition of approval.
Alectra No comments/concerns with the proposed
application (February 9, 2023)
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 the granting of minor variances,
subject to conditions. Staff recommend approval of the requested variances subject to
the conditions outlined in Appendix ‘A’.
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan
Page 77 of 135
March 9, 2023 9 of 10 Report No. MV-2022-50
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2022-50 be
approved by the Committee of Adjustment:
1. That the variance only applies to the subject property, in substantial 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 Environmental Impact Study
dated January 2023 and prepared by RiverStone Environmental Solutions Inc.
(listed under section 5 of the Study) be satisfied per the discretion of the Director
of Planning and Development Services or their designate.
3. That a stormwater management report, phosphorus budget and water balance
assessment be completed, and any related recommendations of the
aforementioned studies be implemented to the satisfaction of the Director of
Planning and Development Services or their designate, as required under the
provisions of the Lake Simcoe Protection Plan.
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 and current remaining vegetation,
The report shall include recommendations and an action plan 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.
5. In addition the report shall include a schedule of monitoring 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 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 78 of 135
March 9, 2023 10 of 10 Report No. MV-2022-50
6. The owner may 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.
7. 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.
8. 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 Owners Arborist/ Forester, to the satisfaction of the Director of
Parks and Recreation.
9. All of 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 79 of 135
PROPOSED NEW
2 STOREY
DWELLING
00=317.53
312.23
29'-61
2"
[9.00m]
SIDE YARD
SETBACK
49'-212"[15.00m]FRONT YARD
SETBACK
14'-9"
[4.50m]72'-2"[22.00m]REAR YARD
SETBACK
OUTLINE OF EXISTING
DWELLING
POOL HOT TUB
DN 27R
LOWER AUTO
COURT
ENTRY WALKWAY
PARKING PAD
19'-8"
[6.00m]124'-1"[37.82m]133'-8"
[40.74m]
40'-9"
[12.42m]
SIDE YARD
SETBACK 75'-112"[22.90m]316.93
PT1
314.69
PT2
312.32
PT3
314.11
PT4
NO.24
40'-0"
[12.19m]41'-1"[12.53m]15'-0"[4.57m]19'-8"
[6.00m]20'-0"[6.10m]20'-0"
[6.10m]
15'-0"
[4.57m]15'-0"[4.57m]SITE PLAN - OVERALL
SCALE: 1/32" = 1'-0"
POZZEBON RESIDENCE
24 HUNTERS GLEN ROAD
AURORA, ONTARIO
DECEMBER 02, 2022
PROJECT NO. 2210
PR20221392 Dec. 2, 2022
TOWN OF AURORA
PLANNING & DEVELOPMENT SERVICES
BUILDING DIVISION
PERMIT NO.: DATE:
PRELIMINARY ZONING REVIEW
Melissa BozaninAPPROVED BY:
Page 80 of 135
PROPOSED NEW
2 STOREY
DWELLING
00=317.53
312.23
FRONT YARD
SETBACK
[4.50m]72'-2"[22.00m]REAR YARD
SETBACK
OUTLINE OF EXISTING
DWELLING
POOL HOT TUB
DN 27R
LOWER AUTO
COURT
ENTRY WALKWAY
PARKING PAD
19'-8"
[6.00m]124'-1"[37.82m][12.42m]75'-112"[22.90m]316.93
PT1
314.69
PT2
312.32
PT3
314.11
PT4
NO.24
40'-0"
[12.19m]41'-1"[12.53m]19'-8"
[6.00m]20'-0"[6.10m]20'-0"
[6.10m]
15'-0"
[4.57m]15'-0"[4.57m]SITE PLAN - CLOSE UP
SCALE: 1/16" = 1'-0"
POZZEBON RESIDENCE
24 HUNTERS GLEN ROAD
AURORA, ONTARIO
DECEMBER 02, 2022
PROJECT NO. 2210
Page 81 of 135
HOUSE
FOOTPRINT
DRIVEWAY
AREA:685.03 SQ.M.
WALKWAY AND
INTERLOCKING
PADS:
270.60 SQ.M.
RE-GRADED
AREA:
1200 +/- SQ.M.
LANDFORM CONSERVATION AREA STATISTICS DIAGRAM
SCALE: 1/32" = 1'-0"
POZZEBON RESIDENCE
24 HUNTERS GLEN ROAD
AURORA, ONTARIO
DECEMBER 02, 2022
PROJECT NO. 2210
Page 82 of 135
ADDRESS: 24 HUNTER'S GLEN ROAD, AURORA
ZONING DESIGNATION:
DATE:
ZONING STATISTICS
NOVEMBER 25, 2022
PLAN OF SURVEY OF LOT 19, REGISTERED PLAN M-70 - TOWN OF AURORA
ER
LOT FRONTAGE:85.35 M
LOT DEPTH:103.73 M
LOT AREA:8,098.12 SQ.M (87,167.49 SQ.FT)
BYLAW:PROPOSEDPERMITTED
SETBACKS:
FRONT:
SIDE (EAST):
SIDE (WEST):
37.82 M
12.42 M
40.74 M
REAR:
15.0 M
9.0 M
4.5 M
22.00 M 22.90 M
BUILDING HEIGHT:10.0 M 11.12 M
LOT COVERAGE:35% (1,214.72 SQ.M.)600.83 SQ.M.
ZONING STATISTICS
POZZEBON RESIDENCE
24 HUNTERS GLEN ROAD
AURORA, ONTARIO
DECEMBER 02, 2022
PROJECT NO. 2210
Page 83 of 135
TOTAL LOT AREA: 8,098.12 SQ.M (87,167.49 SQ.FT)
HOUSE FOOTPRINT
LANDFORM CONSERVATION STATISTICS
DRIVEWAY AREA
WALKWAY AND INTERLOCKING PATIOS
IMPERVIOUS AREAS
TOTAL IMPERVIOUS
SQ.M.%
DISTURBED AREAS
IMPERVIOUS AREAS
SEPTIC BED
RE-GRADED/FILLED AREA
TOTAL DISTURBED
600.83 SQ.M.7.42%
685.03 SQ.M.8.46%
270.60 SQ.M.3.34%
1556.46 SQ.M.19.22%
1556.46 SQ.M.
T.B.D.-APPROX. 150 SQ.M.
1200 SQ.M.
19.22%
1.85%
14.82%
2906.46 SQ.M.35.89%
LANDFORM CONSERVATION AREA STATISTICS
POZZEBON RESIDENCE
24 HUNTERS GLEN ROAD
AURORA, ONTARIO
DECEMBER 02, 2022
PROJECT NO. 2210
Page 84 of 135
4'-0"ELEV.LAUNDRYROOMSPORT COURTRECREATIONROOMMUD ROOM35'-0"/BOAT, TRUCKANDTRAILERSTORAGE2'-8" W2@2'-8" WCOLD CELLAR /STORAGE2'-8" W2'-8" W3'-0" W10'-4"CUBBIESLAUNDRY CHUTEUP 18R18'-0" W O.H. DOOR EXTERIOR WALL ABOVEDOG WASH25'-1"14'-112"F.P.W/ T.V.ABOVE8'-0" W O.H. DOORMAN DOORW/ DOG DOOR2'-8" W2'-8" W20'-0"73'-212"35'-0"8'-6"8'-6"8'-6"1'-0"EXTERIOR WALL ABOVEEXTERIOR WALL ABOVEHOTTUB20'-0"COLDSTORAGESPORTSSTORAGE1'-0"GARAGE DOOR FORLAWN EQUIPTMENTUP 27RPWD.WHEELCHAIRACCESSIBLE2'-8" W9'-012"18'-1112"10'-101
2"12'-7"9'-1112"7'-10"MECHANICAL2@2'-8" W16'-612"7'-3"6'-0"10'-812"12'-71
2"UP 10ROPTIONALHALF-LEVEL STOPSTORAGE BELOWPOOL2@2'-8" W40'-0"WASHSTATIONWASHSTATIONHOSE LOCATIONW/C11'-8"
5'-0"16'-0"HOBBY ROOM2'-8" W2'-4" W8'-6"WINDOW WELL2@2'-4" W8'-612"E.V.CHARGINGSTATIONFOLDINGTABLE2'-8" WPLANTERABOVEBASEMENT FLOOR PLANSCALE: 1/16" = 1'-0"POZZEBON RESIDENCE24 HUNTERS GLEN ROADAURORA, ONTARIODECEMBER 02, 2022PROJECT NO. 2210Page 85 of 135
3'-0" WFRONTFOYERKITCHENBREAKFASTGREATROOMPANTRYCOVEREDOUTDOORROOMCHANGERM.DININGROOM20'-0"2'-8" W2'-8" WINFINITY POOL40'-0"16'-0"30'-0"11'-10"15'-6"13'-0"10'-0"
15'-4"SHANNON'SOFFICE4'-0"
23'-91
2"2'-6" W2'-4" WSLIDING GLASS DOORS
SLIDING GLASS DOORS16'-0"OPEN TO ABOVE5'-1"4'-0"2'-0"17'-412"19'-3"2'-4" W2'-8" W2'-8" W
4'-0"18'-4"DN 27R13'-612"SIDE ENTRY /MUD ROOMOUTDOORSTORAGEACCORDIAN STYLE DOORSKITCHENETTE2'-8" W10'-9"14'-9"17'-91
2"11'-312"11'-712"8'-412"2'-8" W9'-0"7'-0"12'-412"15'-8"72'-1012"2'-6" WTODD'SOFFICE7'-712"7'-111
2"3'-0" SLIDINGDOORUP 20RDN 18RLAUNDRYCHUTE2'-4" WGUESTCL.ELEV.11'-1"16'-4"7'-10"17'-1112"9'-212"6'-0"5'-2"3'-6"20'-012"
46'-11"
78'-41
2"SEE-THROUGHF.P.FRD.FRZ.DEEPFRZ.FRD.D/WCOFFEE STATIONAPPLIANCE COUNTERWALLOVENWINE FRIDGED/WGARB.F.P.W/ T.V.ABOVE55'-212"15'-71
2"41'-9"17'-01
2"
6'-0"
23'-91
2"5'-5"4'-6"OPTIONAL HIGH WINDOWABOVE7'-10"HOT TUB20'-0"
13'-7"4'-1112"BUILT-IN
BUILT-IN8'-0"DEEP ENDSHALLOW END8'-0"GYMT.V.17'-2"12'-11"2'-4" W18'-512"DANCEAREAPWD.2'-4" W6'-612"WEIGHTS
BARPRINTFILES2'-8" WBBQ
GRANDPIANOLINE OF FLOORABOVE10'-712"6'-0"WINDOW WELLDN 3RDN 3RGROUND FLOOR PLANSCALE: 1/16" = 1'-0"POZZEBON RESIDENCE24 HUNTERS GLEN ROADAURORA, ONTARIODECEMBER 02, 2022PROJECT NO. 2210Page 86 of 135
10'-9"10'-712"12'-0"PRIMARYBEDROOMHOMEWORKNOOKBEDROOM#1BEDROOM#2GUEST BEDROOMENSUITE#217'-91
2"
14'-10"
9'-0"
9'-2"14'-1012"13'-51
2"5'-0"9'-0"2'-8" W2'-8" W7'-11"W.I.C. #2OPEN TO BELOWENSUITE#12'-8" W2'-4" WENSUITELINENELEV.DN 20R2'-4" WLAUNDRYCHUTE2'-
4
"
W2'-4" WHALL2'-4" W7'-0"10'-2"20'-4"8'-912"HALLPRIMARYENSUITEHISWALK-INCLOSET11'-10"14'-512"18'-412"3@2'-4" W17'-9"14'-0"
4'-0"
5'-51
2"2'-4" W17'-9"4'-0"POCKETDOOR2@2'-6" W
PRIMARYBEDROOMHALL4'-0"POCKETDOOR2'-8" WHERWALK-INCLOSET6'-0"14'-51
2"6'-0" KNEE WALL6'-0" KNEE WALL6'-0" KNEE WALL2'-4" WW.I.C. #14'-5"5'-0"7'-6" BOOKSHELF
2'-0"SECOND FLOOR PLANSCALE: 3/32" = 1'-0"POZZEBON RESIDENCE24 HUNTERS GLEN ROADAURORA, ONTARIODECEMBER 02, 2022PROJECT NO. 2210Page 87 of 135
GROUND FLOORAREA = 3252SQ.FTSECOND FLOORAREA = 2625SQ.FTTOTAL FLOOR AREA ABOVEGRADE = 5877 SQ.FTFINISHEDBASEMENT AREA= 1654 SQ.FTGARAGE AREA =3291 SQ.FTSTORAGE AREA= 1517 SQ.FTLOT COVERAGE:600.83 SQ.M.PRIMARYBEDROOMHOMEWORKNOOKBEDROOM#1BEDROOM#2GUEST BEDROOMENSUITE#22'-8" W2'-8
"
W
W.I.C. #2OPEN TO BELOWENSUITE#12'-8" W2'-4" WENSUITELINENELEV.DN 20R2'-4
"
WLAUNDRYCHUTE2'-4
"
W2'-4" WHALL2'-4" WHALLPRIMARYENSUITEHISWALK-INCLOSET3@2'-4" W2'-4
"
W
4'-0"POCKETDOOR2@2'-6" W
PRIMARYBEDROOMHALL4'-0"POCKETDOOR2'-8" WHERWALK-INCLOSET6'-0" KNEE WALL6'-0" KNEE WALL6'-0" KNEE WALL2'-4
"
W W.I.C. #1 BOOKSHELF3'-0" WFRONTFOYERKITCHENBREAKFASTGREATROOMPANTRYCHANGERM.2'-8" W2'-8" WINFINITY POOLSHANNON'SOFFICE2'-6" W2'-4
"
W
SLIDING GLASS DOORS
SLIDING GLASS DOORSOPEN TO ABOVE2'-4" W2'-8" W
2'-
8
"
W
DN 27RSIDE ENTRY /MUD ROOMOUTDOORSTORAGEACCORDIAN STYLE DOORSKITCHENETTE2'-8" W2'-8" W2'-6" WTODD'SOFFICE3'-0" SLIDINGDOORUP 20RDN 20RLAUNDRYCHUTE2'-4" WGUESTCL.ELEV.SEE-THROUGHF.P.FRD.FRZ.DEEPFRZ.FRD.D/WCOFFEE STATIONAPPLIANCE COUNTERWALLOVENWINE FRIDGED/WGARB.F.P.W/ T.V.ABOVEOPTIONAL HIGH WINDOWABOVEHOT TUBBUILT-IN
BUILT-INDEEP ENDSHALLOW ENDGYMT.V.2'-4" WDANCEAREAPWD.2'-4" WWEIGHTS
BARPRINTFILES2'-8
"
WGRANDPIANOLINE OF FLOORABOVEWINDOW WELL2'-8" W2@2'-8" W
2'-8
"
W
2'-8" W3'-0" W18'-0" W O.H. DOOR 8'-0" W O.H. DOOR2'-8" W2'-8" W2'-8" W2@2'-8" W2@2'-8" W2'-8" W2'-4" W2@2'-4" W2'-8" W2'-8" W2@2'-8" W2'-8" W2'-8" W3'-0" W18'-0" W O.H. DOOR 8'-0" W O.H. DOOR2'-8" W2'-8" W2'-8" W2@2'-8" W2@2'-8" W2'-8" W2'-4" W2@2'-4" W2'-8" WAREA CALCULATIONSN.T.S.POZZEBON RESIDENCE24 HUNTERS GLEN ROADAURORA, ONTARIODECEMBER 02, 2022PROJECT NO. 2210Page 88 of 135
9'-0"9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
1'-6"6'-0"
1'-6"6'-0"
6'-101
2"3'-11
2"
1'-6"6'-0"
71
2"
2'-0"3'-0"316.93316.93316.81312.74314.69PARKING RAMP316.69314.699'-11"[3.02m]MIDPOINT OF ROOF36'-512"[11.12m]EQ.EQ.14121412FINISHED MAIN FLOOR0'-0"317.53FINISHED SECOND FLOOR11'-6"FINISHED MAIN FLOOR CEILING10'-0"FINISHED SECOND FLOOR CEILING20'-6"FINISHED HEIGHT OF STRUCTURE32'-0"FINISHED BASEMENT-11'-2"FINISHED GARAGE LEVEL-17'-1"312.3211'-2"11'-6"9'-0"11'-6"5'-11"FRONT ELEVATIONPOZZEBON RESIDENCE24 HUNTERS GLEN ROADAURORA, ONTARIODECEMBER 02, 2022PROJECT NO. 2210SCALE: 3/32" = 1'-0"Page 89 of 135
9'-0"
9'-0"
6'-0"1'-6"
9'-0"316.93316.69314.11316.93315.52315.18AVERAGE GRADE-9'-11"314.519'-11"
[3.02m]MIDPOINT OF ROOF36'-51
2"
[11.12m]EQ.EQ.141214121412412FINISHED MAIN FLOOR0'-0"317.53FINISHED SECOND FLOOR11'-6"FINISHED MAIN FLOOR CEILING10'-0"FINISHED SECOND FLOOR CEILING20'-6"FINISHED HEIGHT OF STRUCTURE32'-0"FINISHED BASEMENT-11'-2"FINISHED GARAGE LEVEL-17'-1"312.3211'-2"11'-6"9'-0"11'-6"5'-11"WEST ELEVATIONPOZZEBON RESIDENCE24 HUNTERS GLEN ROADAURORA, ONTARIODECEMBER 02, 2022PROJECT NO. 2210SCALE: 3/32" = 1'-0"Page 90 of 135
5'-6"4'-0"
6'-6"1'-0"
9'-0"
9'-0"
9'-0"1'-0"9'-0"
9'-0"312.23315.52312.23314.11AVERAGE GRADE-9'-11"314.519'-11"[3.02m]MIDPOINT OF ROOF36'-512"[11.12m]EQ.EQ.141214121412126FINISHED MAIN FLOOR0'-0"317.53FINISHED SECOND FLOOR11'-6"FINISHED MAIN FLOOR CEILING10'-0"FINISHED SECOND FLOOR CEILING20'-6"FINISHED HEIGHT OF STRUCTURE32'-0"FINISHED BASEMENT-11'-2"FINISHED GARAGE LEVEL-17'-1"312.3211'-2"11'-6"9'-0"11'-6"5'-11"NORTH ELEVATIONPOZZEBON RESIDENCE24 HUNTERS GLEN ROADAURORA, ONTARIODECEMBER 02, 2022PROJECT NO. 2210SCALE: 3/32" = 1'-0"Page 91 of 135
9'-0"
9'-0"
9'-0"
9'-0"
4'-9"4'-3"
1'-6"4'-0"
6'-0"1'-6"
6'-0"1'-6"316.81312.32AVERAGE GRADE-9'-11"314.519'-11"[3.02m]MIDPOINT OF ROOF36'-512"[11.12m]EQ.EQ.12'-0"14121412FINISHED MAIN FLOOR0'-0"317.53FINISHED SECOND FLOOR11'-6"FINISHED MAIN FLOOR CEILING10'-0"FINISHED SECOND FLOOR CEILING20'-6"FINISHED HEIGHT OF STRUCTURE32'-0"FINISHED BASEMENT-11'-2"FINISHED GARAGE LEVEL-17'-1"312.3211'-2"11'-6"9'-0"11'-6"5'-11"EAST ELEVATIONPOZZEBON RESIDENCE24 HUNTERS GLEN ROADAURORA, ONTARIODECEMBER 02, 2022PROJECT NO. 2210SCALE: 3/32" = 1'-0"Page 92 of 135
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 3 -05
_______________________________________________________________________________________
Subject: Minor Variance Application
Akkermans
156 Wells Street
File: MV-2023-05
Prepared by: Mark Chuang, Planner
Department: Planning and Development Services
Date: March 9, 2023
_______________________________________________________________________________________
Application
The applicant is requesting relief from the requirements of the Town’s Comprehensive
Zoning By-law 6000-17, as amended, to permit a single detached residential dwelling with
a gross floor area of 285 square metres (3,068 square feet).
PROPOSED VARIANCES
The following relief is being requested:
a) Section 7.2 of the Zoning By-law requires a minimum front yard setback of 6.0
metres. The applicant is proposing a single detached dwelling, which is 5.5
metres to the front property line, thereby requiring a variance of 0.5 metres.
b) Section 24.497.3.2 of the Zoning By-law requires a minimum interior side yard
setback of 3.0 metres beyond the main rear wall of the adjacent dwelling. The
applicant is proposing a single detached dwelling, which is 2.9 metres beyond
the main rear wall of the adjacent building (1.4 metres to the interior side property
line), thereby requiring a variance of 0.1 metres.
c) Section 24.497.3.2 of the Zoning By-law requires a minimum interior side yard
setback of 1.5 metres. The applicant is proposing a single detached dwelling,
which is 1.4 metres to the interior side property line, thereby requiring a variance
of 0.1 metres.
d) Section 7.2 of the Zoning By-law requires a minimum exterior side yard setback
of 6.0 metres. The applicant is proposing a single detached dwelling, which is 4.1
metres to the exterior side property line, thereby requiring a variance of 1.9
metres.
Page 93 of 135
March 9, 2023 2 of 9 Report No. MV-2023-05
e) Section 24.497.3.3 of the Zoning By-law permits a maximum height of 9.0 metres
to the mid-point of the roof. The applicant is proposing a single detached dwelling
with a height of 10.3 metres to the mid-point of the roof, thereby requiring a
variance of 1.3 metres.
f) Section 24.497.3.3 of the Zoning By-law permits a maximum height of 9.9 metres
to the peak of the roof. The applicant is proposing a single detached dwelling
with a height of 13.4 metres to the peak of the roof, thereby requiring a variance
of 3.5 metres.
g) Section 5.6.1(a)(ii) of the Zoning By-law permits a maximum driveway width of
6.0 metres. The applicant is proposing a driveway width of 6.3 metres, thereby
requiring a variance of 0.3 metres.
Background
Subject Property and Area Context
The subject property, municipally known as 156 Wells Street, is a corner lot located at the
northwest intersection of Cousins Drive and Wells Street. The property currently contains
a single-storey detached dwelling on a lot that has an area of around 706m2 (7,600 ft2)
and a lot frontage of approximately 16.5 metres (54 feet). The surrounding
neighbourhood is residential and generally characterized by one and two storey
dwellings.
North: Single detached residential dwelling, being 152 Wells Street
South: Cousins Drive, with additional single detached dwellings and Cousins Park across
the road
East: Wells Street, with additional single detached dwellings across the road
West: Existing single detached residential dwellings, with Rotary Park further to the
west/northwest
Proposal
The owner is proposing to demolish the existing structure on site and construct a new
single detached dwelling with an attached garage and rear deck.
Official Plan
The subject property is designated “Stable Neighbourhoods” by the Town of Aurora’s
Official Plan, which seeks to ensure that residential neighbourhoods are protected from
incompatible forms of development, while allowing the neighbourhoods to be enhanced
Page 94 of 135
March 9, 2023 3 of 9 Report No. MV-2023-05
over time. Further, the Stable Neighbourhoods designation provides for detached
dwellings as a permitted use.
Additionally, portions of the rear of the subject property (and neighbours) are designated
“Public Parkland” by the Town of Aurora’s Official Plan. No parkland system is currently
present on site, and the proposed development has no resulting impacts on this particular
area or designation, as confirmed by the Town’s Parks Department.
Zoning
The property is zoned R3-SN (497) “Detached Third Density Residential Exception Zone
497”, which permits detached dwellings.
Preliminary Zoning Review
A Preliminary Zoning Review (PZR) has been completed by the Town of Aurora’s Building
Division. The PZR identified the required 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, “Due to the zoning restrictions of a corner lot, we are
not able to comply with the zoning bylaw with the proposed dwelling on this lot.”
Planning Comments
Planning Staff have evaluated Minor Variance Application MV- 2023-05 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, except for those
pertaining to the proposed maximum height of the dwelling.
The intent of the “Stable Neighbourhoods” Official Plan designation is to ensure
neighbourhoods are protected from incompatible forms of development, while allowing
the neighbourhoods to be enhanced over time. The Official Plan states that new
development abutting existing residential development shall be sympathetic to the form
and character of existing development with regards to building scale and urban design.
The proposed variances for driveway width, front, side, and exterior side yard setbacks
are not anticipated to have any negative impact on the character of the existing
residential neighbourhood. They represent minor increases from what is currently
existing and permitted, and they align with the built form of other properties in the area.
These variances also help to accommodate the appropriate lotting of the building as a
corner lot, with no anticipated resulting impacts to the public realm or streetscape.
Page 95 of 135
March 9, 2023 4 of 9 Report No. MV-2023-05
However, the requested variances for height would result in a significantly taller building
that would be incompatible with the form and character of the community area. There is
concern that the pitch of the roof and proposed height would dominate the streetscape
and not be sympathetic to the established built form. Staff reviewed other dwellings in
the vicinity of the site, and the proposed would be the highest building in the area. In turn,
the proposed maximum height is contrary to the objectives of the Town’s Official Plan.
Staff are of the opinion that the variances pertaining to driveway width, front, exterior and
side yard setbacks meet the general intent of the Official Plan and can be supported, but
that the variances for maximum height to the mid-point and peak of the roof cannot be.
The Committee of Adjustment can approve the noted variances and refuse the variances
pertaining to maximum height, with the appropriate conditions of approval established
as outlined in Appendix ‘A’.
b) The proposed variances meet the general intent of the Zoning By-law, except for those
pertaining to the proposed maximum height of the dwelling.
The intent of the front yard setback is to ensure that there is adequate separation between
private property and the public realm, and to maintain the overall streetscape and provide
adequate front yard area for landscaping and privacy. It is the staff’s opinion that the front
yard setback being proposed is sufficient to meet the objectives mentioned above, with
the overall streetscape character not being adversely impacted.
The intent of the exterior and side yard setback provisions is to ensure that appropriate
and adequate spacing between buildings is provided for privacy, landscaping, access,
and drainage. It is staff’s opinion that the requested setbacks will still provide adequate
space between properties as part of the detached residential setting. The proposed
dwelling’s front yard and side yard setbacks are similar to neighboring properties located
along Wells Street and Cousins Drive, and the exterior setback still provides appropriate
spacing to the street while also accommodating the lotting of the building on the corner
site. No negative impacts are anticipated.
The intent of the maximum driveway width provision is to ensure that lot frontages are
not dominated by driveway and that there are no negative impacts to the streetscape or
parking on local roads. The proposed increased driveway width aligns with the driveway
widths of neighbouring properties and will not have a negative impact on the
streetscape as there is sufficient room for on-street parking, and ample space between
driveways on the street. The property also has sufficient lot frontage to accommodate
the width, at over 16 metres.
The intent of the Zoning By-law maximum height restriction is to ensure adequate
privacy for residents and to assist in achieving a uniform, aesthetically pleasing
Page 96 of 135
March 9, 2023 5 of 9 Report No. MV-2023-05
streetscape. It is staff’s opinion that the requested increases in height would be
incompatible and inconsistent with the surrounding neighbourhood, and in turn result in
negative impacts to the streetscape and public realm. The height proposed would be
dominating on the streetscape and represent the highest building on the street and
surrounding area.
As a result of the above, staff are of the opinion that the requested variances for driveway
width, front, exterior and side yard setbacks are in keeping with the intent of the Zoning
By-law and can be supported. The proposed variances regarding maximum heights
however are considered to result in too great of an impact on the neighbourhood due to
the resulting scale of the proposal, and are not supported.
c) The proposed variances are considered desirable for the appropriate development of
the land, except for those pertaining to the proposed maximum height of the dwelling.
Staff are of the opinion that the proposed variances for driveway width, front, exterior, and
side yard setbacks are desirable in terms of lotting the new dwelling on the corner lot
while still ensuring appropriate screening and spacing. These variances will not
negatively impact the streetscape or character of the area. This however is not the same
case for the proposed variances to the maximum height to the mid-point of the roof and
peak. The requested height variances would significantly increase the height and scale
of the building such that it would become the tallest on the street and dominate the
landscape while not remaining consistent with neighbouring properties.
Given the above, staff are of the opinion that the proposed variances for the driveway
width, front, exterior, and side yard setback are considered desirable for the appropriate
development of the lands and can be supported, but the requested variances for
maximum height to the mid-point of the roof and peak should be refused. As mentioned,
the Committee of Adjustment can approve the noted variances and refuse the variances
pertaining to maximum height, with the appropriate conditions of approval establishe d
as outlined in Appendix ‘A’.
d) The proposed variances are considered minor in nature, except for those pertaining to
the proposed maximum height of the dwelling.
The proposed variances for driveway width, front, exterior and side yard setbacks are truly
minor in nature, representing generally slight deviations from the permitted provisions.
They will also not result in any anticipated negative impacts, with commenting agencies
also not raising any concerns or objections. Alternatively, the requested variances for
maximum height are considered excessive and incompatible with the neighbourhood.
As such, staff are of the opinion that the requested variances for driveway width, front,
exterior, and side yard setbacks can be supported, but that the requested variances for
Page 97 of 135
March 9, 2023 6 of 9 Report No. MV-2023-05
maximum height should be refused. Conditions of approval have also been developed to
ensure that the final drawings prepared are generally reflective of what has been
presented as part of this application and that the final design is still sa tisfactory. Should
any additional non-conformities or non-compliance be discovered through the
submission of final drawings, additional minor variance applications and approval will be
required.
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
Accessibility No comments or objections.
Building Division Preliminary Zoning Review was completed on
January 11 2023.
Engineering Division No comments or objections.
Legal No comments or objections.
Operational Services (Parks)
Comments provided with appropriate conditions of
approval outlined in Appendix A. Confirmation of no
impacts to the adjacent public park area has been
provided.
Operational Services
(Public Works)
This resident will require an approved Road
Occupancy Permit from Operations.
Since they are proposing a new home, they should
install a new PVC Sanitary lateral to the sewermain.
There is a Town sewermain that runs through the
rear of this property and the sewer lateral for 156 is
connected to it. This lateral should be replaced with
modern PVC pipe.
Transportation Not Received.
Central York Fire Services No comments or objections.
Page 98 of 135
March 9, 2023 7 of 9 Report No. MV-2023-05
Department or Agency
Comments
LSRCA
The proposal is consistent and in conformity with
the natural hazard policies of the applicable
Provincial, Regional and
Local plans. See conditions in Appendix A.
York Region No comments or objections.
Alectra No comments or 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) if the
Planning Act, R.S.O, 1990, c.P.13, as amended, and are of the opinion that the requested
variances meet the four tests of the Planning Act for granting of minor variances , save
and except for those pertaining to the proposed maximum building heights. Staff
recommend approval of the requested variances for driveway width, front, exterior, and
side yard setbacks, subject to the conditions outlined in Appendix ‘A’, and then refusal of
the requested variances pertaining to the maximum height of the dwelling to the mid-
point of the roof and peak.
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan and Elevations
Page 99 of 135
March 9, 2023 8 of 9 Report No. MV-2023-05
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2023-05 be
approved by the Committee of Adjustment:
1. That the preparation of final drawings implementing the decisions of the
Committee of Adjustment be prepared to the satisfaction of the Director of
Planning and Development Services or their designate to ensure compliance and
conformity.
2. The owner acknowledge that through the submission of final drawings, minor
revisions or adjustments to the design or character of the proposed dwelling may
be required to ensure conformity and compliance and to implement the decisions
made by the Committee of Adjustment, to the satisfaction of the Director of
Planning and Development Services or their designate. Any additional variance
requests would be subject to a new, additional minor variance application.
3. That the owner shall be required to provide an Evaluation Report prepared by a
Certified Arborist or Professional Registered Forester outlining all aspects of the
impacts that this proposal will have on existing and current remaining vegetation,
The report shall include recommendations and an action plan 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.
4. In addition the report shall include a schedule of monitoring 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 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.
5. The owner may 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.
Page 100 of 135
March 9, 2023 9 of 9 Report No. MV-2023-05
6. The owner shall agree to comply with the Aurora Tree Permit By-law # 5850 -16
prior to the removal of any trees on the property.
7. The owner shall 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 Owners Arborist/ Forester. To the satisfaction of the Director of
Parks and Recreation.
8. All of 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.
9. 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 2023 Fee
Schedule).
10. 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 101 of 135
XXXXXXXX HPGUY1.0m CSPGUYX XXXXXXXX
HPXXXXXX
HP21XXXWK
SPCBCBCBMHMHMHMHMHCONCRETE SIDEWALK
EX. CURB CUTCONCRETE SIDEWALKØXXX
WK2 STOREY BRICK DWELLINGSTONE FRONTCONCRETE FOUNDATIONNo. 152WELLS STREET
PIN 03649 - 0001 (LT)COUSINS DRIVEPIN 03648 - 0002 (LT)PIN 03648 - 0055 (LT)PIN 03648 - 0074 (LT)PIN 03648 - 0073 (LT)
X XXXXX
GMDELPH AND JENKINS NORTH LTD., METRICNOTEGMLEGENDBENCH MARKSURVEYOR'S CERTIFICATENOTE:22226 - 1HPCSPMHHMSURVEYOR'S REAL PROPERTY REPORT OFLOT 46, REGISTERED PLAN 346REGIONAL MUNICIPALITY OF YORKTOWN OF AURORA156 WELLS STPROPOSED 2 STOREY DWELLINGNEW CURB CUTNEW DRIVEWAYNEW PORCHNEW DECK 1NEW DECK 2SCOPE OF WORKPROPOSED 2 STOREY WOOD FRAMED DWELLING W/ A INTEGRALGARAGE, FRONT + SIDE PORCHES AND A OUTDOOR LANAISITE STATISTICSMETRICIMPERIALLOT AREA702.84 S.M.7565.35 S.F.MAIN FLOOR AREA129.24 S.M.1391.08 S.F.SECOND FLOOR AREA155.73 S.M.1676.28 S.F.GFA284.97 S.M.3067.39 S.F.BASEMENT AREA181.48 S.M.1953.43 S.F.GARAGE AREA45.25 S.M.487.05 S.F.OPEN TO BELOW AREA 14.53 S.M.156.41 S.F.PORCH AREA19.55 S.M.210.40 S.F.DECK AREA 11.72 S.M.18.50 S.F.DECK AREA 21.72 S.M.18.50 S.F.COVERAGE* (28%)197.47 S.M.2125.53 S.F.ZONING INFORMATIONZONINGPROPOSEDZONER3 SNLOT AREA460 S.M.FRONTAGE15.00M16.56MFRONT YARD (MAIN DWELLING)3.00M7.00MGARAGE SETBACK5.50M5.50MSIDE YARD 1.50M1.50MSIDE YARD6.00M3.89MREAR YARD 7.50M19.28MCOVERAGE 35.00%28.00%MAX HEIGHT10.00M10.39M*COVERAGE CALCULATIONSMETRICIMPERIALLOT AREA702.84 S.M.7565.35 S.F.MAIN FLOOR AREA129.24 S.M.1391.08 S.F.GARAGE AREA45.25 S.M.487.05 S.F.PORCH AREA19.55 S.M.210.40 S.F.DECK AREA 11.72 S.M.18.50 S.F.DECK AREA 21.72 S.M.18.50 S.F.TOTAL BUILDING COVERAGE(28%)197.47 S.M.2125.53 S.F.DATE:AUG 2022PROJECT No.2022SE235APPROVED BY:TS2157 ROYAL WINDSOR DRIVE, UNIT 4MISSISSAUGA, ON L5J 1K5PHONE: 905-822-1666EMAIL: TRAVIS@SCHILLERENGINEERING.CANo.DATE:REVISIONPROJECTCLIENTPAGENOTESSEALS156 WELLS STREET,AURORA, ONAKKERMAN RESIDENCETHIS DRAWING, AS AN INSTRUMENT OF SERVICE,IS PROVIDED BY AND IS THE PROPERTY OF THEDESIGNER. THE CONTRACTOR MUST VERIFY ANDACCEPT RESPONSIBILITY FOR ALL DIMENSIONSAND CONDITIONS ON SITE AND NOTIFY THEDESIGNER OF ANY VARIATIONS FROM THESUPPLIED INFORMATION. THE DESIGNER IS NOTRESPONSIBLE FOR THE ACCURACY OF SURVEY,STRUCTURAL, MECHANICAL, ELECTRICALINFORMATION SHOWN ON THIS DRAWING. REFERTOT HE APPROPRIATE ENGINEERING DRAWINGS(I.E. FLOOR LAYOUT, TRUSS LAYOUT) BEFOREPROCEEDING WITH THE WORK. CONSTRUCTIONMUST CONFORM TO ALL APPLICABLE CODES ANDREQUIREMENTS OF AUTHORITIES HAVINGJURISDICTION.DRAWINGS SHALL NOT BE SCALED. THESEDRAWINGS SHALL NOT BE USED FORCONSTRUCTION PURPOSES UNTIL THE REQUIREDBUILDING PERMITS HAVE BEEN ISSUED.1JULY 1, 2022ISSUED FOR CLIENT REVIEWSITE PLANPR20230019Jan. 11, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWMelissa BozaninAPPROVED BY:PR20220019Jan. 11, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWMelissa BozaninAPPROVED BY:Page 102 of 135
2'-4" W2'-8" W2'-2" W2'-6" WSTORAGEROOM5'5" C.H. +/-WORKSHOPTREADMILLTVGYMCOLDROOM2'-6" WUTILITIES2'-4" WW.I.C2'-6" W2'-6" WBEDROOM 1BEDROOM 22'-4" WBATH.36"X60"SHOWER24"X36" VANITYPOOLAREATVELECTRICAL FP.75"X105"SOFA10"X30"36"X36"COFFEETABLE20"D24"X24"24"X24"15"X72"CONSOLELOUNGE55"X16"PIANOBENCHNEW WINDOWNEW BEAMNEW WINDOWNEW BEAMNEW WINDOWNEW BEAMNEW WINDOWNEW BEAMNEW WINDOWNEW BEAMNEW WINDOWNEW BEAMNEW WINDOWNEW BEAMUNEXCAVATEDSF1PF1PF2PF3CSOG 4CSOG 1CSOG 2CSOG 3CSOG 5CSOG 6CR 1CR 2CR 0 C1C2SF2STRUCTURAL SCHEDULECC1C3DATE:AUG 2022PROJECT No.2022SE235APPROVED BY:TS2157 ROYAL WINDSOR DRIVE, UNIT 4MISSISSAUGA, ON L5J 1K5PHONE: 905-822-1666EMAIL: TRAVIS@SCHILLERENGINEERING.CANo.DATE:REVISIONPROJECTCLIENTPAGENOTESSEALS156 WELLS STREET,AURORA, ONAKKERMAN RESIDENCETHIS DRAWING, AS AN INSTRUMENT OF SERVICE,IS PROVIDED BY AND IS THE PROPERTY OF THEDESIGNER. THE CONTRACTOR MUST VERIFY ANDACCEPT RESPONSIBILITY FOR ALL DIMENSIONSAND CONDITIONS ON SITE AND NOTIFY THEDESIGNER OF ANY VARIATIONS FROM THESUPPLIED INFORMATION. THE DESIGNER IS NOTRESPONSIBLE FOR THE ACCURACY OF SURVEY,STRUCTURAL, MECHANICAL, ELECTRICALINFORMATION SHOWN ON THIS DRAWING. REFERTOT HE APPROPRIATE ENGINEERING DRAWINGS(I.E. FLOOR LAYOUT, TRUSS LAYOUT) BEFOREPROCEEDING WITH THE WORK. CONSTRUCTIONMUST CONFORM TO ALL APPLICABLE CODES ANDREQUIREMENTS OF AUTHORITIES HAVINGJURISDICTION.DRAWINGS SHALL NOT BE SCALED. THESEDRAWINGS SHALL NOT BE USED FORCONSTRUCTION PURPOSES UNTIL THE REQUIREDBUILDING PERMITS HAVE BEEN ISSUED.1JULY 1, 2022ISSUED FOR CLIENT REVIEWBASEMENT PLANPR20220019Jan. 11, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWMelissa BozaninAPPROVED BY:Page 103 of 135
3'-0" W2'-2" W3'-0" W2'-6" W2'-6" WBENCH2'-4" W36" FR36" FR30" OV42" COFFEE/LIQUOR BARWR42"X79"ISLAND36"X79"ISLANDDININGGREATROOM36" COFFEETABLE75"X115" SOFA15"D18"D12"D18"D32"X32"CHAIR26"X26"CHAIR26"X26"CHAIR24"DCOFFEETABLE38"X120" TABLE18"X126" BUILT-IN BENCH10"X30"FP48"X20"BUILT-IN48"X20"BUILT-INTVPANTRY12"D SHELVES20"DSHELVESOFFICE/MEDIACOATS2'-2" W2'-2" W2'-2" W1'-4" W1'-4" W1'-4" W1'-4" WPWD. RM.MUDROOMGARAGE18"X72" CONSOLE TABLEENTRYVAULTEDCEILINGVAULTEDCEILINGBARNDOOR12" WIDEWALLARCHWAY12" WIDEWALLSF1PF1PF2PF3CSOG 4CSOG 1CSOG 2CSOG 3CSOG 5CSOG 6CR 1CR 2CR 0 C1C2SF2STRUCTURAL SCHEDULECC1C3DATE:AUG 2022PROJECT No.2022SE235APPROVED BY:TS2157 ROYAL WINDSOR DRIVE, UNIT 4MISSISSAUGA, ON L5J 1K5PHONE: 905-822-1666EMAIL: TRAVIS@SCHILLERENGINEERING.CANo.DATE:REVISIONPROJECTCLIENTPAGENOTESSEALS156 WELLS STREET,AURORA, ONAKKERMAN RESIDENCETHIS DRAWING, AS AN INSTRUMENT OF SERVICE,IS PROVIDED BY AND IS THE PROPERTY OF THEDESIGNER. THE CONTRACTOR MUST VERIFY ANDACCEPT RESPONSIBILITY FOR ALL DIMENSIONSAND CONDITIONS ON SITE AND NOTIFY THEDESIGNER OF ANY VARIATIONS FROM THESUPPLIED INFORMATION. THE DESIGNER IS NOTRESPONSIBLE FOR THE ACCURACY OF SURVEY,STRUCTURAL, MECHANICAL, ELECTRICALINFORMATION SHOWN ON THIS DRAWING. REFERTOT HE APPROPRIATE ENGINEERING DRAWINGS(I.E. FLOOR LAYOUT, TRUSS LAYOUT) BEFOREPROCEEDING WITH THE WORK. CONSTRUCTIONMUST CONFORM TO ALL APPLICABLE CODES ANDREQUIREMENTS OF AUTHORITIES HAVINGJURISDICTION.DRAWINGS SHALL NOT BE SCALED. THESEDRAWINGS SHALL NOT BE USED FORCONSTRUCTION PURPOSES UNTIL THE REQUIREDBUILDING PERMITS HAVE BEEN ISSUED.1JULY 1, 2022ISSUED FOR CLIENT REVIEWGROUNDFLOOR PLANPR20220019Jan. 11, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWMelissa BozaninAPPROVED BY:Page 104 of 135
2'-2" W2'-4" W2'-4" W2'-6" W2'-4" W2'-2" W2'-2" W1'-4" W1'-4" W1'-4" W1'-4" WLAUNDRYWDHANG.HANG.LINENBUILT-INS2'-2" W2'-
2"
W2'-2" WBEDROOM 2W.I.CW.I.CLIN.LIN.BEDROOM 1OTB2'-8" W2'-8" WMAKEUP16"D BENCHENSUITE1'-8" W1'-8" W1'-8" W1'-8" WHIS CL.HER CL.20"DBENCHMASTER BED.READING/UPPERLANDINGBATHROOM34"X60"SHOWERVAULTEDCEILINGVAULTEDCEILINGSF1PF1PF2PF3CSOG 4CSOG 1CSOG 2CSOG 3CSOG 5CSOG 6CR 1CR 2CR 0 C1C2SF2STRUCTURAL SCHEDULECC1C3DATE:AUG 2022PROJECT No.2022SE235APPROVED BY:TS2157 ROYAL WINDSOR DRIVE, UNIT 4MISSISSAUGA, ON L5J 1K5PHONE: 905-822-1666EMAIL: TRAVIS@SCHILLERENGINEERING.CANo.DATE:REVISIONPROJECTCLIENTPAGENOTESSEALS156 WELLS STREET,AURORA, ONAKKERMAN RESIDENCETHIS DRAWING, AS AN INSTRUMENT OF SERVICE,IS PROVIDED BY AND IS THE PROPERTY OF THEDESIGNER. THE CONTRACTOR MUST VERIFY ANDACCEPT RESPONSIBILITY FOR ALL DIMENSIONSAND CONDITIONS ON SITE AND NOTIFY THEDESIGNER OF ANY VARIATIONS FROM THESUPPLIED INFORMATION. THE DESIGNER IS NOTRESPONSIBLE FOR THE ACCURACY OF SURVEY,STRUCTURAL, MECHANICAL, ELECTRICALINFORMATION SHOWN ON THIS DRAWING. REFERTOT HE APPROPRIATE ENGINEERING DRAWINGS(I.E. FLOOR LAYOUT, TRUSS LAYOUT) BEFOREPROCEEDING WITH THE WORK. CONSTRUCTIONMUST CONFORM TO ALL APPLICABLE CODES ANDREQUIREMENTS OF AUTHORITIES HAVINGJURISDICTION.DRAWINGS SHALL NOT BE SCALED. THESEDRAWINGS SHALL NOT BE USED FORCONSTRUCTION PURPOSES UNTIL THE REQUIREDBUILDING PERMITS HAVE BEEN ISSUED.1JULY 1, 2022ISSUED FOR CLIENT REVIEWSECONDFLOOR PLANPR20220019Jan. 11, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWMelissa BozaninAPPROVED BY:Page 105 of 135
SF1PF1PF2PF3CSOG 4CSOG 1CSOG 2CSOG 3CSOG 5CSOG 6CR 1CR 2CR 0 C1C2SF2STRUCTURAL SCHEDULECC1C3DATE:AUG 2022PROJECT No.2022SE235APPROVED BY:TS2157 ROYAL WINDSOR DRIVE, UNIT 4MISSISSAUGA, ON L5J 1K5PHONE: 905-822-1666EMAIL: TRAVIS@SCHILLERENGINEERING.CANo.DATE:REVISIONPROJECTCLIENTPAGENOTESSEALS156 WELLS STREET,AURORA, ONAKKERMAN RESIDENCETHIS DRAWING, AS AN INSTRUMENT OF SERVICE,IS PROVIDED BY AND IS THE PROPERTY OF THEDESIGNER. THE CONTRACTOR MUST VERIFY ANDACCEPT RESPONSIBILITY FOR ALL DIMENSIONSAND CONDITIONS ON SITE AND NOTIFY THEDESIGNER OF ANY VARIATIONS FROM THESUPPLIED INFORMATION. THE DESIGNER IS NOTRESPONSIBLE FOR THE ACCURACY OF SURVEY,STRUCTURAL, MECHANICAL, ELECTRICALINFORMATION SHOWN ON THIS DRAWING. REFERTOT HE APPROPRIATE ENGINEERING DRAWINGS(I.E. FLOOR LAYOUT, TRUSS LAYOUT) BEFOREPROCEEDING WITH THE WORK. CONSTRUCTIONMUST CONFORM TO ALL APPLICABLE CODES ANDREQUIREMENTS OF AUTHORITIES HAVINGJURISDICTION.DRAWINGS SHALL NOT BE SCALED. THESEDRAWINGS SHALL NOT BE USED FORCONSTRUCTION PURPOSES UNTIL THE REQUIREDBUILDING PERMITS HAVE BEEN ISSUED.1JULY 1, 2022ISSUED FOR CLIENT REVIEWROOF PLANPR20220019Jan. 11, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWMelissa BozaninAPPROVED BY:Page 106 of 135
T/O BASEMENT SLABGRADESECOND FLOORU/S CEILINGU/S CEILINGGRADETOP OF ROOFT/O GYM / WORKSHOPU/S OF CEILINGMUDROOM LEVEL (261.94)MAIN FLOOR (263.06)DATE:AUG 2022PROJECT No.2022SE235APPROVED BY:TS2157 ROYAL WINDSOR DRIVE, UNIT 4MISSISSAUGA, ON L5J 1K5PHONE: 905-822-1666EMAIL: TRAVIS@SCHILLERENGINEERING.CANo.DATE:REVISIONPROJECTCLIENTPAGENOTESSEALS156 WELLS STREET,AURORA, ONAKKERMAN RESIDENCETHIS DRAWING, AS AN INSTRUMENT OF SERVICE,IS PROVIDED BY AND IS THE PROPERTY OF THEDESIGNER. THE CONTRACTOR MUST VERIFY ANDACCEPT RESPONSIBILITY FOR ALL DIMENSIONSAND CONDITIONS ON SITE AND NOTIFY THEDESIGNER OF ANY VARIATIONS FROM THESUPPLIED INFORMATION. THE DESIGNER IS NOTRESPONSIBLE FOR THE ACCURACY OF SURVEY,STRUCTURAL, MECHANICAL, ELECTRICALINFORMATION SHOWN ON THIS DRAWING. REFERTOT HE APPROPRIATE ENGINEERING DRAWINGS(I.E. FLOOR LAYOUT, TRUSS LAYOUT) BEFOREPROCEEDING WITH THE WORK. CONSTRUCTIONMUST CONFORM TO ALL APPLICABLE CODES ANDREQUIREMENTS OF AUTHORITIES HAVINGJURISDICTION.DRAWINGS SHALL NOT BE SCALED. THESEDRAWINGS SHALL NOT BE USED FORCONSTRUCTION PURPOSES UNTIL THE REQUIREDBUILDING PERMITS HAVE BEEN ISSUED.1JULY 1, 2022ISSUED FOR CLIENT REVIEWPROPOSEDELEVATIONPR20220019Jan. 11, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWMelissa BozaninAPPROVED BY:Page 107 of 135
T/O BASEMENTSLABGRADESECOND FLOORU/S CEILING18'-0 "U/S CEILINGGRADETOP OF ROOFT/O GYM /WORKSHOPU/S OF CEILINGLAUNDRY ROOM LEVELMUDROOM LEVELMUDROOM LEVEL(261.94)MAIN FLOOR(263.06)DATE:AUG 2022PROJECT No.2022SE235APPROVED BY:TS2157 ROYAL WINDSOR DRIVE, UNIT 4MISSISSAUGA, ON L5J 1K5PHONE: 905-822-1666EMAIL: TRAVIS@SCHILLERENGINEERING.CANo.DATE:REVISIONPROJECTCLIENTPAGENOTESSEALS156 WELLS STREET,AURORA, ONAKKERMAN RESIDENCETHIS DRAWING, AS AN INSTRUMENT OF SERVICE,IS PROVIDED BY AND IS THE PROPERTY OF THEDESIGNER. THE CONTRACTOR MUST VERIFY ANDACCEPT RESPONSIBILITY FOR ALL DIMENSIONSAND CONDITIONS ON SITE AND NOTIFY THEDESIGNER OF ANY VARIATIONS FROM THESUPPLIED INFORMATION. THE DESIGNER IS NOTRESPONSIBLE FOR THE ACCURACY OF SURVEY,STRUCTURAL, MECHANICAL, ELECTRICALINFORMATION SHOWN ON THIS DRAWING. REFERTOT HE APPROPRIATE ENGINEERING DRAWINGS(I.E. FLOOR LAYOUT, TRUSS LAYOUT) BEFOREPROCEEDING WITH THE WORK. CONSTRUCTIONMUST CONFORM TO ALL APPLICABLE CODES ANDREQUIREMENTS OF AUTHORITIES HAVINGJURISDICTION.DRAWINGS SHALL NOT BE SCALED. THESEDRAWINGS SHALL NOT BE USED FORCONSTRUCTION PURPOSES UNTIL THE REQUIREDBUILDING PERMITS HAVE BEEN ISSUED.1JULY 1, 2022ISSUED FOR CLIENT REVIEWPROPOSEDELEVATIONPR20220019Jan. 11, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWMelissa BozaninAPPROVED BY:Page 108 of 135
T/O BASEMENTSLABGRADESECOND FLOORU/S CEILING18'-0 "U/S CEILINGGRADETOP OF ROOFU/S OF CEILINGMUDROOM LEVEL (261.94)MAIN FLOOR (263.06)DATE:AUG 2022PROJECT No.2022SE235APPROVED BY:TS2157 ROYAL WINDSOR DRIVE, UNIT 4MISSISSAUGA, ON L5J 1K5PHONE: 905-822-1666EMAIL: TRAVIS@SCHILLERENGINEERING.CANo.DATE:REVISIONPROJECTCLIENTPAGENOTESSEALS156 WELLS STREET,AURORA, ONAKKERMAN RESIDENCETHIS DRAWING, AS AN INSTRUMENT OF SERVICE,IS PROVIDED BY AND IS THE PROPERTY OF THEDESIGNER. THE CONTRACTOR MUST VERIFY ANDACCEPT RESPONSIBILITY FOR ALL DIMENSIONSAND CONDITIONS ON SITE AND NOTIFY THEDESIGNER OF ANY VARIATIONS FROM THESUPPLIED INFORMATION. THE DESIGNER IS NOTRESPONSIBLE FOR THE ACCURACY OF SURVEY,STRUCTURAL, MECHANICAL, ELECTRICALINFORMATION SHOWN ON THIS DRAWING. REFERTOT HE APPROPRIATE ENGINEERING DRAWINGS(I.E. FLOOR LAYOUT, TRUSS LAYOUT) BEFOREPROCEEDING WITH THE WORK. CONSTRUCTIONMUST CONFORM TO ALL APPLICABLE CODES ANDREQUIREMENTS OF AUTHORITIES HAVINGJURISDICTION.DRAWINGS SHALL NOT BE SCALED. THESEDRAWINGS SHALL NOT BE USED FORCONSTRUCTION PURPOSES UNTIL THE REQUIREDBUILDING PERMITS HAVE BEEN ISSUED.1JULY 1, 2022ISSUED FOR CLIENT REVIEWPROPOSEDELEVATIONPR20220019Jan. 11, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWMelissa BozaninAPPROVED BY:Page 109 of 135
T/O BASEMENT SLABMUDROOM LEVEL (261.94)SECOND FLOORU/S CEILINGU/S CEILINGGRADETOP OF ROOFMAIN FLOOR (263.06)261.92GARAGET/O GYM / WORKSHOPU/S OF CEILINGDATE:AUG 2022PROJECT No.2022SE235APPROVED BY:TS2157 ROYAL WINDSOR DRIVE, UNIT 4MISSISSAUGA, ON L5J 1K5PHONE: 905-822-1666EMAIL: TRAVIS@SCHILLERENGINEERING.CANo.DATE:REVISIONPROJECTCLIENTPAGENOTESSEALS156 WELLS STREET,AURORA, ONAKKERMAN RESIDENCETHIS DRAWING, AS AN INSTRUMENT OF SERVICE,IS PROVIDED BY AND IS THE PROPERTY OF THEDESIGNER. THE CONTRACTOR MUST VERIFY ANDACCEPT RESPONSIBILITY FOR ALL DIMENSIONSAND CONDITIONS ON SITE AND NOTIFY THEDESIGNER OF ANY VARIATIONS FROM THESUPPLIED INFORMATION. THE DESIGNER IS NOTRESPONSIBLE FOR THE ACCURACY OF SURVEY,STRUCTURAL, MECHANICAL, ELECTRICALINFORMATION SHOWN ON THIS DRAWING. REFERTOT HE APPROPRIATE ENGINEERING DRAWINGS(I.E. FLOOR LAYOUT, TRUSS LAYOUT) BEFOREPROCEEDING WITH THE WORK. CONSTRUCTIONMUST CONFORM TO ALL APPLICABLE CODES ANDREQUIREMENTS OF AUTHORITIES HAVINGJURISDICTION.DRAWINGS SHALL NOT BE SCALED. THESEDRAWINGS SHALL NOT BE USED FORCONSTRUCTION PURPOSES UNTIL THE REQUIREDBUILDING PERMITS HAVE BEEN ISSUED.1JULY 1, 2022ISSUED FOR CLIENT REVIEWPROPOSEDELEVATIONPR20220019Jan. 11, 2023TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWMelissa BozaninAPPROVED BY:Page 110 of 135
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 3 -03
_______________________________________________________________________________________
Subject: 2352107 Ontario Inc.
1588 St John’s Side Road (Blocks 3 & 4)
Part of Lot 26 Concession 3
File: MV-2023-03
Relate Files: SP-2022-09; SUB-2015-02; ZBA-2015-05
Prepared by: Kenny Ng, Planner
Department: Planning and Development Services
Date: March 9, 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 development of a two (2) storey,
multi-unit industrial building. Both a conceptual block plan for the larger area as well as a
site plan are attached as Appendix ‘B’ to this report for further reference.
Proposed Variance
The following relief is being requested:
a) Section 24.503.6 of the Zoning Bylaw states the minimum Gross Floor Area of all
buildings and structures for all uses outlined in Section 24.503 shall be 92.6% of
the lot area or portion of the lot within the E-BP (503) zone for each individual lot.
The applicant is proposing a multi-unit industrial building with a Gross Floor Area
at 56.19%.
b) Section 5.4 of the Zoning Bylaw requires a minimum of 108 parking spaces for
Blocks 3 and 4. The applicant is proposing 99 parking spaces, thereby requiring a
variance of 9 spaces.
Page 111 of 135
March 9, 2023 2 of 8 Report No. MV-2023-03
Background
Subject Property and Area Context
The subject lands are municipally known as 1588 St. John’s Sideroad and are part of the
Aurora Mills Business Park area located north of St. John’s Sideroad and east of Leslie
Street. More specifically, the subject variances are only applicable to Blocks 3 and 4 for
the overall Business Park subdivision. Blocks 3 and 4 are located on the north side of the
future Melvin Robson Avenue, which will serve as an interior east-west collector road for
the Business Park area.
The subject lands have an approximate lot area of 1.795 hectares (4.44 acres), and an
approximate lot frontage of 254.7 metres (835.6 feet) onto Melvin Robson Avenue. The
subject lands are currently vacant and undergoing earthworks, with the associated Site
Plan application for the proposed building (SP-2022-09) submitted to the Town. Council
also approved the initial Zoning By-law Amendment and Draft Plan of Subdivision for the
overall business park on June 6, 2017 (SUB-2015-02 and ZBA-2015-05).
Surrounding Land Uses
The surrounding land uses for the Business Park area are as follows:
North: Environmental Protection land;
South: Vacant future Employment land;
East: Vacant future Employment land; and
West: Residential Neighbourhood.
Official Plan
The subject lands are designated ‘Business Park 1’ by the Town of Aurora Official Plan
(OPA 73). The intent of this designation is to provide a full range of employment
opportunities including industrial and office uses to meet the long-term needs of the
Town of Aurora. The secondary plan requires that Business Park lands achieve a
minimum density of 40 jobs per developable hectare.
Zoning
The subject lands are zoned E-BP (503) “Employment-Business Park Exception Zone 503”
by Zoning By-law 6000-17, as amended, which permits industrial uses as of right.
Related Planning Applications
On June 6, 2017, Council approved a Zoning By-law Amendment and Draft Plan of
Subdivision for the Aurora Mills Business Park area to define the block areas and
Page 112 of 135
March 9, 2023 3 of 8 Report No. MV-2023-03
establish the permitted uses. A site plan application to facilitate the development of a
multi-unit industrial building on the subject property (SP-2022-09) was received by the
Town, and is currently under review. The subject variance is required in order to facilitate
the approval of the related site plan application.
Preliminary Zoning Review
A Preliminary Zoning Review (PZR) has been completed by the Town of Aurora’s Building
Division. The PZR identified the above-mentioned 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, “Currently, the properties are subject to a site-specific
zoning by-law which was approved prior to the Covid-19 pandemic. Following the
pandemic, there has been a change in market conditions and need for office space. We
are requesting modifications to site-specific requirements.”
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2023-03 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 proposed variances will support the development of a draft approved employment
subdivision block and provide employment opportunities on designated employment
lands. The proposed multi-unit industrial building maintains the objective of the ‘Business
Park 1’ designation with a built form that is appropriate considering the surrounding
context and will contribute to local job creation and employment growth within the Town.
The Applicant has also submitted a job density calculation (attached as Appendix ‘C’) to
justify the reduced GFA, which shows that provincial, regional and local minimum job
density targets are met effectively, even despite the proposed GFA reduction. 71 jobs per
hectare are being provided, which exceed policy requirements and will help to bolster the
Business Park function of the area in line with the policies of the Official Plan.
The parking space deficiency is not expected to generate significant impacts to the
functionality of the subject site or the subdivision overall. A Parking Justification was also
provided to demonstrate that based on the proposed uses, peak demands are met.
Overall, the variances requested are not anticipated to have any negative impacts or non-
conformities, and they fulfill the objective of providing employment generating land uses
for the area.
Page 113 of 135
March 9, 2023 4 of 8 Report No. MV-2023-03
Staff are of the opinion that the requested variances meet the general intent of the Official
Plan.
b) The proposed variances meet the general intent of the Zoning By-law
The minimum Gross Floor Area (GFA) provision was developed from the initial site-
specific zoning by-law amendment, which was approved in 2017 for the development of
the overall subdivision. The provision was developed to ensure that only 20% of the total
GFA within the Business Park be used for standalone commercial/ancillary uses, with the
rest being used for employment, and to make sure the employment/job densities
provided by the Business Park was satisfactory. The minimum GFA of 92.6% of lot area
was calculated based on the overall land use being proposed for overall subdivision to
meet a requirement of 40 jobs per hectare. It was assumed that maximizing the GFA and
setting that as a minimum would ensure higher job yields over the lands. Since the
approval of the site-specific By-Law though, the overall development concept for the
lands has changed.
In recognizing however, the true intent of the provision being to a) limit the amount of
commercial uses and b) maximize employment yield, which at the time was aimed at 40
jobs per hectare, an evaluation of the proposed variances shows that the intent is still
met. The variance to reduce the minimum GFA to be 56.19% of the lot area would not
result in an increase to the overall percentage of commercial spaces on property, thereby
maintaining the intent of Aurora 2C Secondary Plan and the overall intent of the site-
specific zoning by-law of limiting commercial area to be maximum 20% of the site area.
The overall job density is also actually increased from the initial development concept, as
a job density of 71 jobs per hectare is still being provided, which exceeds the secondary
plan requirement of 40 jobs per hectare. This increased job yield despite a lower GFA is
largely made possible due to the multi-tenant nature of the specific proposal.
Parking Space
The general intent of the parking space requirement is to ensure that sufficient parking
spaces are provided to meet the needs of the proposed facilities and that vehicle spillover
will not occur for overcrowding the subject site. The applicant submitted a Parking
Justification letter prepared by C.F. Crozier & Associates Inc., dated January 30, 2023,
which concluded that the proposed parking spaces are adequate. This review was
performed based on a review of comparable municipal zoning by-law requirements as
well as parking demand forecast using the Institute of Transportation Engineers (ITE)
Parking Generation Manual. Based on the findings of this letter, the proposed vehicle
parking supply for the development is expected to adequately accommodate peak
parking demand at the site. As determined by Town transportation staff, the letter
provides sufficient evidence that the reduction in parking spaces is not anticipated to
Page 114 of 135
March 9, 2023 5 of 8 Report No. MV-2023-03
result in negative impacts on the development and the operation of the proposed
industrial building, nor will there be any negative impacts to the surrounding areas.
Furthermore, the development provides for the required barrier-free vehicle parking
spaces, and further compensates the site users with alternative transportation options
by providing additional bicycle parking spaces which exceed municipal requirements. As
the business park builds out, it is anticipated that the area will become more walkable to
accommodate patrons, thus also further reducing the need for parking spaces.
Overall, the proposal provides significant economic generation and provides new local
job opportunities. 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 will continue to meet the development vision as set out in the
Town’s 2C Secondary Plan. The proposed variances will continue to provide employment
opportunities and help establish local job as part of building a complete community. The
built form of the proposed industrial building is compatible with the surrounding
development context and it meets all other requirements of the site -specific zoning.
Further, the reduction of GFA will not negatively impact the appearance of the building
nor does it impact employment and economic development opportunities. It is
anticipated that the proposed GFA will create more jobs than required in the Town’s
Official Plan.
The accompanying Parking Justification also sufficiently demonstrates that the
proposed spaces are satisfactory in accommodating the parking needs of the site. The
study has been reviewed by the Town’s Traffic/Transportation analyst and no traffic
related concerns have been raised. It is in the opinion of staff that the reduced parking
spaces are sufficient to accommodate the proposed industrial building.
Staff are of the opinion that the requested variances are considered desirable for the
appropriate development of the property.
d) The proposed variances are considered minor in nature
In considering the impact and scale of the requested variances, they are considered to be
minor in the overall context for the development of the entire business park subdivision.
The reduction in GFA still ensures appropriate employment generation in line with the
requirements of Town, Regional and Provincial policy, while the parking space shortfall is
minor and staff are of the opinion that the proposed spaces are able to sufficiently meet
the future site synergies even when the adjacent blocks are developed. The functionality
Page 115 of 135
March 9, 2023 6 of 8 Report No. MV-2023-03
of the site will not be negatively affected by the proposed variance, while the proposed
use also helps to generate new local employment opportunities to benefit the economy.
Staff are of the opinion that the requested variances are minor in nature.
Additional Comments
The minor variance application was circulated to Town Department/Divisions and to
external agencies for review and comment. The following comments were provided:
Department or Agency
Comments
Building Division
Preliminary Zoning Review was completed on
January 25, 2023 to confirm the variances required
for the proposed development.
Engineering Division
(Traffic/Transportation)
Comments provided stating no concerns with
proposed variance application (dated February 21,
2023)
Operational Services (Parks)
Comments provided stating no comments/concerns
with proposed application (dated February 13, 2023)
Operational Services
(Public Works)
No comments received at the time of writing this
report.
Central York Fire Services
Comments provided stating no comments/concerns
with proposed application (dated February 9, 2023)
York Region
Comments provided stating no comments/concerns
with proposed application (dated February 21, 2023)
LSRCA
Comments provided stating no comments/concerns
with proposed application (dated February 22, 2023)
Alectra
No concerns with the proposed minor variance
(dated February 9, 2023)
Accessibility
No concerns with the proposed minor variance
(dated February 27, 2023)
Page 116 of 135
March 9, 2023 7 of 8 Report No. MV-2023-03
Public Correspondence
Written submissions were not received at the time of writing of this report. Should written
submissions be received after the writing of this report, the Secretary Treasurer will
provide the submission(s) to Committee members at the meeting.
Conclusion
Planning staff have reviewed the application with respect to Section 45(1) of the Planning
Act, R.S.O, 1990, c.P.13, as amended, and are of the opinion that the requested variance
meets the four tests of the Planning Act for the granting of minor variances. Staff
recommend approval of the requested variances subject to the conditions outlined in
Appendix ‘A’.
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan
Appendix ‘C’ – Employment Use Justification Letter
Page 117 of 135
March 9, 2023 8 of 8 Report No. MV-2023-03
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2023-03 be
approved by the Committee of Adjustment:
1. That the variance only applies to the subject property, in substantial conform ity
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 approval of the proposed variances are conditional on the final
registration of the associated Plan of Subdivision (SUB-2015-02) related to the
lands.
Page 118 of 135
DRIVE
THRU
BUILDING E
PROPOSED
MULTIPLE UNIT
1-STOREY
B L O C K 1
B L O C K 2
B L O C K 3
B L O C K 6
B L O C K 7
B L O C K 5
B L O C K 4BUILDING L
PROPOSED
MULTIPLE UNIT
1ST FLOOR
BUILDING F
PROPOSED
MULTIPLE UNIT
1-STOREY
BUILDING K
PROPOSED
MULTIPLE UNIT
1-STOREY
BUILDING A2
PROPOSED
RESTAURANT
1-STOREY
BUILDING B
PROPOSED
DQ GRILL & CHILL
1-STOREY
BUILDING A1
PROPOSED
STARBUCKS
1-STOREY
BUILDING I
PROPOSED
MULTIPLE UNIT
1-STOREY
BUILDING L
PROPOSED
OFFICE
2ND FLOOR
14
23
18
16
19
6
5
13
16
6
40
21
17
2
17
1
2
2
2
1
1
1
5
2 2 4 4 1 4
14
14
66
711
5
11
162 3 2
4
8 8 B L O C K 1A
8 8
7 9 9 8 9
Checked by :
Drawn by :
Date :Proj no. :
Scale :
Drawing No :North :
Drawing Name :
Project :
BLOCK 3&4 - BUILDING F
1588 ST. JOHN'S SIDEROAD AURORA, ON
OCTOBER 202218-714
SM
PM
AS NOTED
SEAL :
A0.2
This drawing, as an instrument of service, is provided
by and is the property of Paul marques Architect
Inc. The contractor must verify and accept
responsibility for all dimensions and conditions on site
and must notify Paul Marques Architect Inc. of any
variations from the supplied information. This
drawing is not to be scaled. The architect is not
responsible for the accuracy of survey, structural,
mechanical, electrical, etc., information shown on
this drawing. Refer to the appropriate consultant's
drawings before proceeding with the work.
Construction must conform to all applicable codes
and requirements of authorities having jurisdiction.
The contractor working from
drawings not specifically marked 'For Construction'
must assume full responsibility and bear costs for any
corrections or damages resulting from his work.
REV.DATE:ISSUED FOR:
SCALE: A0.2
1
1:750
OVERALL SITE PLAN
SCALE:A0.2
2 SITE STATISTICS
SCALE:A0.2
3 R-207 SIGN & PAV.
SCALE:A0.2
4 R-215 CURB DETAIL
SCALE:A0.2
5 CONCRETE CURB
01/19/2023CLIENT REVIEW
OVERALL SITE PLAN
Appendix 'B'Page 119 of 135
8
A0.3
8
A0.3
8
A0.3
8
A0.3 8
A0.3
8
A0.3
8
A0.3
8
A0.3
8
A0.3
8
A0.3
8
A0.3
8
A0.3
8
A0.3
SITE PLAN
SCALE: A0.2f
1
1:300
BLOCK 5&6 - BUILDING "I" SITE PLAN
SCALE: A0.2f
2
NTS
LEGEND
CLIENT REVIEW
SCALE: A0.2f
3
NTS
NOT USED
Checked by :
Drawn by :
Date :Proj no. :
Scale :
Drawing No :North :
Drawing Name :
Project :
BLOCK 3&4 - BUILDING F
1588 ST. JOHN'S SIDEROAD AURORA, ON
OCTOBER 202218-714
SM
PM
AS NOTED
SEAL :
A0.2f
This drawing, as an instrument of service, is provided
by and is the property of Paul marques Architect
Inc. The contractor must verify and accept
responsibility for all dimensions and conditions on site
and must notify Paul Marques Architect Inc. of any
variations from the supplied information. This
drawing is not to be scaled. The architect is not
responsible for the accuracy of survey, structural,
mechanical, electrical, etc., information shown on
this drawing. Refer to the appropriate consultant's
drawings before proceeding with the work.
Construction must conform to all applicable codes
and requirements of authorities having jurisdiction.
The contractor working from
drawings not specifically marked 'For Construction'
must assume full responsibility and bear costs for any
corrections or damages resulting from his work.
REV.DATE:ISSUED FOR:
2023-01-05
Page 120 of 135
Page 1 of 2
Development Planning Division March 3, 2023
Town of Aurora File 11201
100 John West Way, Box 1000
Aurora, Ontario L4G 6J1
Attn: Peter Fan, Secretary – Treasurer, Committee of Adjustment
RE: Minor Variance Application Submission
1588 St. John’s Sideroad (Block 3 & 4) - Part of Lot 26 Concession 3
File No. MV-2023-03
Related Application: SP-2022-09, SUB-2015-02 and ZBA-2015-05
Weston Consulting is the authorized planning agent for Haven Developments (2352107 Ontario Inc.), the
registered owner of the property municipally known as 1588 St. John’s Sideroad East, in the Town of Aurora.
This letter has been prepared to supplement a request for minor variance application to permit the development
of a one-storey multi-unit industrial building. The proposed development is located on Blocks 3 and 4 (“subject
lands”) of Draft Plan of Subdivision dated February 6, 2017, and red-lined October 23, 2020 (the “Draft Plan”) as
seen in Figure 1. The minor variance application is scheduled for the March 9, 2023 Committee of Adjustment
meeting.
The purpose of the minor variance application is to seek relief from regulations in the Town of Aurora Zoning By-
law 6000-17, which provides various development standards for development within the Town.
Further to a complete submission of minor variance application on the subject lands, a request for a
supplementary calculation confirming the suitability of employment uses on the property has been requested.
Background
Applications for Draft Plan of Subdivision and Zoning By-law Amendment were filed in 2015 to permit a business
park with a total of 19 blocks comprised of employment lands, environmental protection, and open space.
Conditions of Draft Plan Approval were secured on February 5, 2018, and later revised on February 3, 2021.
Block 1 of the Draft Plan of Subdivision is currently under construction and is intended to support commercial
uses. A Site Plan Application has been submitted for Blocks 3 and 4 and it is anticipated that the development
of these Blocks will be reviewed and processed concurrently. The development of the remainder of the
subdivision blocks will be initiated as part of a future phase.
Justification
The subject lands are zoned Employment – Business Park and subject to site-specific Exception 503 (E-BP 503)
per the Town of Aurora Comprehensive Zoning By-law 6000-17, as amended by By-Law 6108-18.
The permitted uses include a range of employment uses including, but not limited to, office, industrial,
manufacturing warehousing and personal services. The proposed multi-unit industrial building is considered an
industrial/warehousing use which is permitted under Section 24.503.1 of the By-Law.
Page 121 of 135
Page 2 of 2
The site-specific zoning by-law was approved in 2017 and since then our client has consulted marketing teams
to identify the most efficient use of the lands. Upon their discussions, it was determined that there has been a
departure from traditional office uses which are now in decline, due to current market forces. Factors such as
the evolving economy during and following the Covid-19 pandemic has resulted in a change the demand of
employment uses/spaces that are available for businesses.
Employment lands are directed to be secured in Provincial Policy and Official Plan documents to reserve and
protect lands with uses that will provide employment. Employment lands have traditionally comprised of business
parks with multiple storey office and industrial uses, however due to the above, demand for multi-storey office is
in decline due to home office and flex-space capabilities and would not be financially viable. Also, current trends
in the market reflect a built form which depart from multi-floor buildings to single storey buildings. The need for
industrial-related uses has risen, as those uses require physical sites with ancillary office use.
The revised proposal provides for industrial-related uses within a single storey, which are still permitted
Employment uses but have been configured to adapt to current market trends, as well as the physical constraints
within the site. The reduction in gross floor area provides for a more efficient use of land, balancing built form to
generally comply with Town parking requirements. If additional gross floor area is required, a larger volume of
parking would be required and would be difficult to achieve within the site.
In addition, the applicable secondary plan requires that Business Park lands achieve a minimum density of 40
jobs per developable hectare. The following table illustrates a job/density calculation for as a whole of the subject
lands and for the respective block:
Conclusion
Based on the information provided in this letter together with previously submitted materials in support of the
minor variance application, it is our opinion that the proposed use of the lands satisfies the employment criteria
set out in Provincial Policy and applicable Official Plans.
Should there be any questions or additional information that is required, please do not hesitate to contact the
undersigned at 905-738-8080 extension 290 or Eleni Mermigas at extension 320.
Yours truly,
Weston Consulting
Per:
Paul Tobia, BURPl, MCIP, RPP
Senior Planner
c. 2352107 Ontario Inc.
Proposed Land Use Area
(ha)
Gross Floor
Area (sq. ft)
Sq. ft. per
Employee
Employees Jobs per
hectare
Employment Use Block 3 & 4 1.80 108,563.79 850 128 71
Digitally signed by Paul Tobia
DN: cn=Paul Tobia, c=CA, o=Weston
Consulting, ou=Team C,
email=ptobia@westonconsulting.com
Date: 2023.03.03 15:21:01 -05'00'
Page 122 of 135
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV -2022 -45
_______________________________________________________________________________________
Subject: 2352107 Ontario Inc.
1588 St John’s Side Road (Blocks 5 & 6)
Part of Lot 26 Concession 3
File: MV-2022-45
Relate Files: SP-2020-08; SUB-2015-02; ZBA-2015-05
Prepared by: Kenny Ng, Planner
Department: Planning and Development Services
Date: March 9, 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 development of a two (2) storey,
multi-unit industrial building. A conceptual overall and subject site plan are attached as
Appendix ‘B’ to this report for further reference.
Proposed Variance(s)
The following relief is being requested:
a) Section 24.503.6 of the Zoning Bylaw 6000-17 states the minimum Gross Floor
Area of all buildings and structures for all uses outlined in Section 24.503 shall be
92.6% of the lot area or portion of the lot within the E-BP (503) Zone for each
individual lot. The applicant is proposing a multi-unit industrial building with a
Gross Floor Area at 61.17%.
b) Section 5.4 of the Zoning Bylaw 6000-17 requires a minimum of 99 parking spaces
for Blocks 5 and 6. The applicant is proposing a multi-unit industrial building with
93 parking spaces, thereby requiring a variance of 6 spaces.
c) Section 24.503.3.3 - of the Zoning Bylaw 6000-17 requires a minimum landscape
strip adjacent to St. John’s Sideroad East of 6.0 meters for Block 6. The applicant
is proposing a landscaping strip of 2.36 meters.
Page 123 of 135
March 9, 2023 2 of 9 Report No. MV-2022-45
d) Section 24.504.3.3 of the Zoning Bylaw 6000-17 requires a minimum landscaping
strip adjacent to St. John’s Sideroad East of 4.0 meters for Block 5. The applicant
is proposing a landscaping strip of 3.0 meters.
e) Section 24.503.3.3 of the Zoning Bylaw 6000-17 requires a minimum landscaping
strip adjacent to Melvin Robson of 3.0 meters for Block 6. The applicant is
proposing a landscaping strip of 1.36 meters.
f) Section 24.504.3.3 of the Zoning Bylaw 6000-17 requires a minimum landscaping
strip adjacent to Melvin Robson of 3.0 meters for Block 5. The applicant is
proposing a landscaping strip of 1.57 meters.
g) Section 5.3 of the Zoning Bylaw 6000-17 requires the manoeuvring aisle for 90
degree parking to be a minimum of 7.0 meters. The applicant is proposing a
manoeuvring aisle for 90 degree parking at 6.0 meters for Blocks 5 and 6.
Background
Subject Property and Area Context
The subject lands are municipally known as 1588 St. John’s Sideroad and are part of the
Aurora Mills Business Park located north of St. John’s Sideroad and east of Leslie Street.
More specifically, the subject variances are only applicable to Blocks 5 and 6 of the overall
Business Park subdivision. Blocks 5 and 6 are located on the south side of the future
Melvin Robson Avenue, which will serve as an interior east-west collector road for the
Business Park area.
Blocks 5 and 6 have an approximate lot area of 1.34 hectares (3.33 acres), and an
approximate lot frontage of 258.18 metres (847 feet) onto Melvin Robson Avenue. Blocks
5 and 6 are currently vacant and undergoing earthworks to prepare the lands for the
associated Site Plan (SP-2020-08). Council also approved the initial Zoning By-law
Amendment and Draft Plan of Subdivision for the overall business park on June 6, 2017
(SUB-2015-02 and ZBA-2015-05).
Surrounding Land Uses
The surrounding land uses for the subject property are as follows:
North: Environmental Protection land;
South: Vacant future Employment land;
Page 124 of 135
March 9, 2023 3 of 9 Report No. MV-2022-45
East: Vacant future Employment land; and
West: Residential Neighbourhood.
Official Plan
The subject lands are designated ‘Business Park 1’ by the Town of Aurora Official Plan
(OPA 73). The intent of this designation is to provide a full range of employment
opportunities including industrial and office uses to meet the long-term needs of the
Town of Aurora. The secondary plan requires that Business Park lands achieve a
minimum density of 40 jobs per developable hectare.
Zoning
The subject lands are zoned E-BP (503) “Employment-Business Park Exception Zone” for
Block 5, and E-BP (504) “Employment-Business Park Exception Zone” for Block 6 by
Zoning By-law 6000-17, as amended. Both zones permit industrial uses as of right.
Related Planning Applications
On June 6, 2017, Council approved a Zoning By-law Amendment and Draft Plan of
Subdivision for the Aurora Mills Business Park area to define the block areas and
establish the permitted uses. A site plan application to facilitate the development of a
multi-unit industrial building on the subject property (SP-2022-08) was received by the
Town and is currently under review. The subject variance is required to facilitate the
approval of the related site plan application.
Preliminary Zoning Review
A Preliminary Zoning Review (PZR) has been completed by the Town of Aurora’s Building
Division. The PZR identified the above-mentioned 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, “Currently, the properties are subject to a site-specific
zoning by-law which was approved prior to the Covid-19 pandemic. Following the
pandemic, there has been a change in market conditions and need for office space. We
are requesting modifications to site-specific requirements.”
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2022-45 pursuant to the
prescribed tests as set out in Section 45 (1) of the Planning Act, as follows:
Page 125 of 135
March 9, 2023 4 of 9 Report No. MV-2022-45
a) The proposed variances meet the general intent of the Official Plan
The proposed variances will support the development of a draft approved employment
subdivision block and provide employment opportunities on designated employment
lands. The proposed multi-unit industrial building maintains the objective of the ‘Business
Park 1’ designation with a built form that is appropriate considering the surrounding
context and will contribute to local job creation and employment growth within the Town.
The Applicant has also submitted a job density calculation (attached as Appendix ‘C’) to
justify the reduced GFA, which shows that provincial, regional and local minimum job
density targets are met effectively, even despite the proposed GFA reduction. 71 jobs per
hectare are being provided, which exceed policy requirements and will help to bolster the
Business Park function of the area in line with the policies of the Official Plan..
The overall design of the building and function of the site are not negatively affected by
the reduced landscape strip in that the overall prestige image of the business park is
being maintained. Further, the deficient parking spaces is not expected to generate
significant impacts to the functionality of the subject site and the overall subdivision as
a whole. In considering the context of Official Plan policies, the variances requested are
not anticipated to have any negative impacts or non-conformities, and they fulfill the
objective of providing employment generating land uses for the area.
Staff are of the opinion that the requested variances meet the general intent of the Official
Plan.
b) The proposed variances meet the general intent of the Zoning By-law
Minimum Gross Floor Area
The minimum Gross Floor Area (GFA) provision was developed from the initial site-
specific zoning by-law amendment, which was approved in 2017 for the development of
the overall subdivision. The provision was developed to ultimately ensure that only 20%
of the total GFA within the Business Park would be used for standalone
commercial/ancillary uses, with the rest being used for employment, and to make sure
the employment / job densities provided by the Business Park was satisfactory. It was
assumed that maximizing the GFA to as great an extent possible and setting that as a
minimum would ensure higher job yields over the lands. Since the approval of the site-
specific By-Law though, the overall development concept for the lands has changed.
In recognizing however, the true intent of the provision being to a) limit the amount of
commercial uses and b) maximize employment yield, which at the time was aimed at 40
jobs per hectare, an evaluation of the proposed variances shows that the intent is still
met. The variance to reduce the minimum GFA to be 61.17% of the lot area would not
result in an increase to the overall percentage of commercial spaces on property, thereby
Page 126 of 135
March 9, 2023 5 of 9 Report No. MV-2022-45
maintaining the intent of Aurora 2C Secondary Plan and the overall intent of the site-
specific zoning by-law of limiting commercial area to be maximum 20% of the site area.
No commercial uses are proposed on the subject blocks. The overall job density is also
actually increased from the initial development concept, as a job density of 77 jobs per
hectare is provided, which exceeds the secondary plan requirement of 40 jobs per
hectare. This increased job yield despite a lower GFA is largely made possible due to the
multi-tenant nature of the specific proposal.
Parking Space
The general intent of the parking space requirement is to ensure that sufficient parking
spaces are provided to meet the needs of the proposed facilities and that vehicle spillover
will not occur for overcrowding the subject site.
The applicant submitted a Parking Justification letter prepared by C.F. Crozier &
Associates Inc., dated January 30, 2023, exceed municipal requirements. As the business
park builds out, it is anticipated that the area will become more walkable to accommodate
patrons, thus also further reducing the need for parking spaces.
Landscape Strip
Staff do not have concerns about the reduction in landscape area when combined with
reduction in parking which attempts to minimize excessive hard surfaces.
The general intent and purpose of the landscape strip regulation is to provide for
appropriate mitigation and buffering through landscaped open space to screen
undesirable site activities such as parking and loading areas.
Along St. John Sideroad (Block 5 and 6)
Blocks 5 and 6 on the approved Draft Plan of Subdivision generally provides a 3.0 metre
landscape strip along the lot frontage on St. John’s Sideroad. The proposed landscape
strip starts at 3.0m along the frontage of Block 5 and tapers along Block 6 as the property
line contours north.
It is the opinion of Staff that the proposed reduced landscape strip will continue to provide
attractive, meaningful landscaped areas to enhance the site and the surrounding area. In
addition to the proposed landscaping strip, there is also a retaining wall, which serves as
additional visual screening purposes. In lieu of this, the proposed variances for the
reduced landscape strip is considered to be adequate.
Along Melvin Robson (Block 5)
Page 127 of 135
March 9, 2023 6 of 9 Report No. MV-2022-45
The proposed reduced landscape strip along Melvin Robson Road is appropriate. A
comprehensive landscape plan will be prepared to bolster the landscaping on site and
contribute to the surrounding area. Lot line tree planting is required by parks staff and the
provision of tree plantings will effectively separate the public realm from the subject
lands. The site plan review process ensures that the frontage along Melvin Robson
Avenue is designed with a high degree of attention to detail and high-quality building
materials. In considering this, the reduction is considered to generally maintain the
purpose and intent of the site-specific zoning.
Minimum Maneuvering aisle for 90 Degree Parking
The intent of the minimum maneuvering aisle width is to ensure that parking stalls have
adequate space for maneuvering turns to avoid vehicular conflicts. The development
proposes an aisle width of 6.0 metres at its narrowest point only along the north and west
portions of the blocks and 7.31 m at its widest point. A truck turning movement
assessment prepared by Crozier Consulting Engineers was submitted to confirm that the
driveway is appropriate. The figures demonstrate that the reduced driveway is feasible,
able to meet operational requirements and would not compromise the safety of the
pedestrian and vehicular users of the site. As the technical function of t he driveway is
maintained, and that the 1.0 metre decrease is minor overall and not discernable from
the street, it is staff’s opinion that the general purpose and intent of the Town’s Zoning
By-law is met.
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 will continue to meet the development vision as set out by the
Town 2C Secondary Plan. The proposed variances will continue to allow a compatible
build form and would not represent an overbuild structure of the subject lands. The
building meets all other building requirements in the site-specific zoning and the
reduction of GFA would result in minimal visual disturbance, while providing more jobs
than the requirements of the Official Plan.
The parking study sufficiently demonstrates that the proposed spaces are satisfactory in
accommodating the parking needs of the site. The study has been reviewed by the Town’s
Traffic/Transportation analyst and no traffic related concerns have been raised. It is in
the opinion of staff that the reduced parking spaces are sufficient to accommodate the
proposed industrial building. The reduction in landscape strip width will not affect the
overall compatibility and functionality of the site; sufficient green space is proposed to
Page 128 of 135
March 9, 2023 7 of 9 Report No. MV-2022-45
soften the appearance and undesirable component of the development. The reduction of
the minimum maneuvering aisle width is marginal and study has been provided to ensure
that vehicular safety is maintained.
Staff are of the opinion that the requested variances are considered desirable for the
appropriate development of the property.
d) The proposed variances are considered minor in nature
The proposed variances are considered to be minor in the overall context for the
development of the entire business park subdivision. The proposed variance on the GFA
will not does not impact job yields, the parking space shortfall is minor. The reduction of
landscape strip width along St. John’s Sideroad is not expected to result in significant
visual impacts. The landscape strip reduction along the internal roadway is considered
to be minor as the site will be facing blocks 3 and 4 of the overall subdivision, of which
will be operating similar employment land uses, thus the reduction will not result in
compatibility issue or any other significant impacts. The impact generated by the
reduction of minimum maneuvering aisle is also considered minor as the proposed
manoeuvring aisle is considered sufficient through professional engineering
investigation and study. The proposed reduction is only applied on specific parking area
for Blocks 5 and 6.
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 on
January 26, 2023 to confirm the variances required
for the proposed development.
Engineering Division
(Traffic/Transportation)
Comments provided stating no concerns with
proposed variance application (dated February 21,
2023)
Operational Services (Parks)
Comments provided stating no comments/concerns
with proposed application (dated November 24,
2022)
Page 129 of 135
March 9, 2023 8 of 9 Report No. MV-2022-45
Department or Agency
Comments
Operational Services
(Public Works)
No comments received at the time of writing this
report.
Central York Fire Services
Comments provided stating no comments/concerns
with proposed application (dated February 9, 2023)
York Region
Comments provided stating no comments/concerns
with proposed application (dated February 15, 2023)
LSRCA
Comments provided stating no comments/concerns
with proposed application (dated February 22, 2023)
Alectra
No concerns with the proposed minor variance
(dated February 9, 2023)
Accessibility
No concerns with the proposed minor variance
(dated February 27, 2023)
Public Correspondence
Written submissions were not received at the time of writing of this report. Should written
submissions be received after the writing of this report, the Secretary Treasurer will
provide the submission(s) to Committee members at the meeting.
Conclusion
Planning staff have reviewed the application with respect to Section 45(1) of the Planning
Act, R.S.O, 1990, c.P.13, as amended, and are of the opinion that the requested variance
meets the four tests of the Planning Act for the granting of minor variances. Staff
recommend approval of the requested variances subject to the conditions outlined in
Appendix ‘A’.
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan
Appendix ‘C’ – Employment Use Justification Letter
Page 130 of 135
March 9, 2023 9 of 9 Report No. MV-2022-45
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2022-45 be
approved by the Committee of Adjustment:
1. That the variance only applies to the subject property, in substantial 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 approval of the proposed variances are conditional on the final
registration of the associated Plan of Subdivision (SUB-2015-02) related to the
lands.
Page 131 of 135
DRIVE
THRU
BUILDING E
PROPOSED
MULTIPLE UNIT
1-STOREY
B L O C K 1
B L O C K 2
B L O C K 3
B L O C K 6
B L O C K 7
B L O C K 5
B L O C K 4BUILDING L
PROPOSED
MULTIPLE UNIT
1ST FLOOR
BUILDING F
PROPOSED
MULTIPLE UNIT
1-STOREY
BUILDING K
PROPOSED
MULTIPLE UNIT
1-STOREY
BUILDING A2
PROPOSED
RESTAURANT
1-STOREY
BUILDING B
PROPOSED
DQ GRILL & CHILL
1-STOREY
BUILDING A1
PROPOSED
STARBUCKS
1-STOREY
BUILDING I
PROPOSED
MULTIPLE UNIT
1-STOREY
BUILDING L
PROPOSED
OFFICE
2ND FLOOR
14
23
18
16
19
6
5
13
16
6
40
21
17
2
17
1
2
2
2
1
1
1
5
2 2 4 4 1 4
14
14
66
711
5
11
162 3 2
4
8 8 B L O C K 1A
8 8
7 9 9 8 9
Checked by :
Drawn by :
Date :Proj no. :
Scale :
Drawing No :North :
Drawing Name :
Project :
BLOCK 5&6 - BUILDING I
1588 ST. JOHN'S SIDEROAD AURORA, ON
OCTOBER 201818-714
CV
PM
AS NOTED
SEAL :
A0.2
This drawing, as an instrument of service, is provided
by and is the property of Paul marques Architect
Inc. The contractor must verify and accept
responsibility for all dimensions and conditions on site
and must notify Paul Marques Architect Inc. of any
variations from the supplied information. This
drawing is not to be scaled. The architect is not
responsible for the accuracy of survey, structural,
mechanical, electrical, etc., information shown on
this drawing. Refer to the appropriate consultant's
drawings before proceeding with the work.
Construction must conform to all applicable codes
and requirements of authorities having jurisdiction.
The contractor working from
drawings not specifically marked 'For Construction'
must assume full responsibility and bear costs for any
corrections or damages resulting from his work.
REV.DATE:ISSUED FOR:
400-3 CONCORDE GATE
TORONTO, ON. M3C 4H9
TEL: 416-447-7405
FAX: 416-447-2771
UNITED ENGINEERING INC.
Mechanical Electrical Consulting Engineers
3645 Keele Street, Suite 105,
Toronto, Ontario, M3J 1M6
Tel: (416) 398 1999, Fax: (416) 398 1933
110 Woodbine Downs Blvd., Unit 4B, Toronto, Ontario M9W 5S6
Tel. 416 746 2590 www.novusfire.com Fax. 416 746 2526
Fire Protection Consulting Inc.
SCALE: A0.2
1
1:750
OVERALL SITE PLAN
SCALE:A0.2
2 SITE STATISTICS
SCALE:A0.2
3 R-207 SIGN & PAV.
SCALE:A0.2
4 R-215 CURB DETAIL
SCALE:A0.2
5 CONCRETE CURB
OVERALL SITE PLAN
CLIENT REVIEW 01/23/2023
Appendix 'B'Page 132 of 135
8
A0.3
8
A0.3
SITE PLAN
SCALE: A0.2I
1
1:300
BLOCK 5&6 - BUILDING "I" SITE PLAN
SCALE: A0.2I
2
NTS
LEGEND
Checked by :
Drawn by :
Date :Proj no. :
Scale :
Drawing No :North :
Drawing Name :
Project :
BLOCK 5&6 - BUILDING I
1588 ST. JOHN'S SIDEROAD AURORA, ON
OCTOBER 201818-714
CV
PM
AS NOTED
SEAL :
A0.2I
This drawing, as an instrument of service, is provided
by and is the property of Paul marques Architect
Inc. The contractor must verify and accept
responsibility for all dimensions and conditions on site
and must notify Paul Marques Architect Inc. of any
variations from the supplied information. This
drawing is not to be scaled. The architect is not
responsible for the accuracy of survey, structural,
mechanical, electrical, etc., information shown on
this drawing. Refer to the appropriate consultant's
drawings before proceeding with the work.
Construction must conform to all applicable codes
and requirements of authorities having jurisdiction.
The contractor working from
drawings not specifically marked 'For Construction'
must assume full responsibility and bear costs for any
corrections or damages resulting from his work.
REV.DATE:ISSUED FOR:
400-3 CONCORDE GATE
TORONTO, ON. M3C 4H9
TEL: 416-447-7405
FAX: 416-447-2771
UNITED ENGINEERING INC.
Mechanical Electrical Consulting Engineers
3645 Keele Street, Suite 105,
Toronto, Ontario, M3J 1M6
Tel: (416) 398 1999, Fax: (416) 398 1933
110 Woodbine Downs Blvd., Unit 4B, Toronto, Ontario M9W 5S6
Tel. 416 746 2590 www.novusfire.com Fax. 416 746 2526
Fire Protection Consulting Inc.
SCALE: A0.2I
3
NTS
NOT USED
CLIENT REVIEW 01/23/2023
Page 133 of 135
Page 1 of 2
Development Planning Division March 3, 2023
Town of Aurora File 11201
100 John West Way, Box 1000
Aurora, Ontario L4G 6J1
Attn: Peter Fan, Secretary – Treasurer, Committee of Adjustment
RE: Minor Variance Application Submission
1588 St. John’s Sideroad (Block 5 & 6) - Part of Lot 26 Concession 3
File No. MV-2022-45
Related Application: SUB-2015-02 and SP-2020-08
Weston Consulting is the authorized planning agent for Haven Developments (2352107 Ontario Inc.), the
registered owner of the property municipally known as 1588 St. John’s Sideroad East, in the Town of Aurora.
This letter has been prepared to supplement a request for minor variance application to permit the development
of a one-storey multi-unit industrial building. The proposed development is located on Blocks 5 and 6 (“subject
lands”) of Draft Plan of Subdivision dated February 6, 2017, and red-lined October 23, 2020 (the “Draft Plan”) as
seen in Figure 1. The minor variance application is scheduled for the March 9, 2023 Committee of Adjustment
meeting.
The purpose of the minor variance application is to seek relief from regulations in the Town of Aurora Zoning By-
law 6000-17, which provides various development standards for development within the Town.
Further to a complete submission of minor variance application on the subject lands, a request for a
supplementary calculation confirming the suitability of employment uses on the property has been requested.
Background
Applications for Draft Plan of Subdivision and Zoning By-law Amendment were filed in 2015 to permit a business
park with a total of 19 blocks comprised of employment lands, environmental protection, and open space.
Conditions of Draft Plan Approval were secured on February 5, 2018, and later revised on February 3, 2021.
Block 1 of the Draft Plan of Subdivision is currently under construction and is intended to support commercial
uses. A Site Plan Application has been submitted for Blocks 5 and 6 and it is anticipated that the development
of these Blocks will be reviewed and processed concurrently. The development of the remainder of the
subdivision blocks will be initiated as part of a future phase.
Justification
The subject lands are zoned Employment – Business Park and subject to site-specific Exception 503 (E-BP 503)
per the Town of Aurora Comprehensive Zoning By-law 6000-17, as amended by By-Law 6108-18.
The permitted uses include a range of employment uses including, but not limited to, office, industrial,
manufacturing warehousing and personal services. The proposed multi-unit industrial building is considered an
industrial/warehousing use which is permitted under Section 24.503.1 of the By-Law.
Page 134 of 135
Page 2 of 2
The site-specific zoning by-law was approved in 2017 and since then our client has consulted marketing teams
to identify the most efficient use of the lands. Upon their discussions, it was determined that there has been a
departure from traditional office uses which are now in decline, due to current market forces. Factors such as
the evolving economy during and following the Covid-19 pandemic has resulted in a change the demand of
employment uses/spaces that are available for businesses.
Employment lands are directed to be secured in Provincial Policy and Official Plan documents to reserve and
protect lands with uses that will provide employment. Employment lands have traditionally comprised of business
parks with multiple storey office and industrial uses, however due to the above, demand for multi-storey office is
in decline due to home office and flex-space capabilities and would not be financially viable. Also, current trends
in the market reflect a built form which depart from multi-floor buildings to single storey buildings. The need for
industrial-related uses has risen, as those uses require physical sites with ancillary office use.
The revised proposal provides for industrial-related uses within a single storey, which are still permitted
Employment uses but have been configured to adapt to current market trends, as well as the physical constraints
within the site. The reduction in gross floor area provides for a more efficient use of land, balancing built form to
generally comply with Town parking requirements. If additional gross floor area is required, a larger volume of
parking would be required and would be difficult to achieve within the site.
In addition, the applicable secondary plan requires that Business Park lands achieve a minimum density of 40
jobs per developable hectare. The following table illustrates a job/density calculation for as a whole of the subject
lands and for the respective block:
Conclusion
Based on the information provided in this letter together with previously submitted materials in support of the
minor variance application, it is our opinion that the proposed use of the lands satisfies the employment criteria
set out in Provincial Policy and applicable Official Plans.
Should there be any questions or additional information that is required, please do not hesitate to contact the
undersigned at 905-738-8080 extension 290 or Eleni Mermigas at extension 320.
Yours truly,
Weston Consulting
Per:
Paul Tobia, BURPl, MCIP, RPP
Senior Planner
c. 2352107 Ontario Inc.
Proposed Land Use Area
(ha)
Gross Floor
Area (sq. ft)
Sq. ft. per
Employee
Employees Jobs per
hectare
Employment Use Block 5 & 6 1.35 88,735.52 850 104 77
Digitally signed by Paul Tobia
DN: cn=Paul Tobia, c=CA, o=Weston
Consulting, ou=Team C,
email=ptobia@westonconsulting.com
Date: 2023.03.03 15:20:16 -05'00'
Page 135 of 135