Agenda - Committee of Adjustment - 20240509Town of Aurora
Committee of Adjustment
Meeting Agenda
Date:Thursday, May 9, 2024
Time:7 p.m.
Location:Video Conference
Meetings are available to the public via live stream on the Town’s YouTube channel. To participate
electronically, please visit aurora.ca/participation.
Pages
1.Call to Order
2.Land Acknowledgement
3.Approval of the Agenda
That the Agenda as circulated by the Secretary-Treasurer be approved.
4.Declarations of Pecuniary Interest and General Nature Thereof
5.Receipt of the Minutes
5.1 Committee of Adjustment Meeting Minutes of April 11, 2024, Meeting
Number 24-04
1
That the Committee of Adjustment Minutes from Meeting Number 24-04
be adopted as circulated.
6.Presentation of Applications
6.1 MV-2024-08 - Sabegh - 135 Bonny Meadows Dr 5
6.2 MV-2024-10 - Wang - 149 Kennedy St. W 21
6.3 MV-2024-12 - Boyd - 11 Kennedy St. W 31
7.New Business
8.Adjournment
1
Town of Aurora
Committee of Adjustment
Meeting Minutes
Date:
Time:
Location:
Thursday, April 11, 2024
7 p.m.
Video Conference
Committee Members: David Mhango (Chair)
Chris Polsinelli
Jane Stevenson (Vice Chair)
Michael Visconti
Julian Yang
Other Attendees: Peter Fan, Secretary-Treasurer, Committee of Adjustment
Antonio Greco, Planner
_____________________________________________________________________
1. Call to Order
That the meeting be called to order at 7:04pm.
2. Land Acknowledgement
The Town of Aurora acknowledges that the Anishinaabe (A-nishshaw-na-bee)
lands on which we live, and work are the traditional and treaty territory of the
Chippewas of Georgina Island, as well as many other Nations whose presence
here continues to this day. As the closest First Nation community to Aurora, we
recognize the special relationship the Chippewas have with the lands and waters
of this territory. They are the water protectors and environmental stewards of
these lands, and as a municipality we join them in these responsibilities.
We further acknowledge that Aurora is part of the treaty lands of the
Mississaugas and Chippewas, recognized through Treaty #13 as well as the
Williams Treaties of 1923.
Page 1 of 37
2
A shared understanding of the rich cultural heritage that has existed for
centuries, and how our collective past brought us to where we are today, will help
us walk together into a better future.
3. Approval of the Agenda
Moved by Julian Yang
Seconded by Jane Stevenson
That the Agenda as circulated by the Secretary-Treasurer be approved.
Carried
4. Declarations of Pecuniary Interest and General Nature Thereof
None.
5. Receipt of the Minutes
5.1 Committee of Adjustment Meeting Minutes of March 7, 2024, Meeting
Number 24-03
Moved by Michael Visconti
Seconded by Chris Polsinelli
That the Committee of Adjustment Minutes from Meeting Number 24-03
be adopted as circulated.
Carried
6. Presentation of Applications
6.1 MV-2024-09 - Certas Home and Auto Insurance Co. - 24 Desjardins Way
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 baseball training facility. The following relief is being
requested:
1. Section 4.11 of the Zoning By-law 6000-17 states that on any
corner lot, no structure shall be erected greater than one (1) meter
above the grade of the streets that abut the lot within the
Daylighting Triangle triangular area enclosed by the intersecting
street lines for a distance of six (6) meters from their point of
intersection. The applicant is proposing 3.46 meters.
Page 2 of 37
3
Staff had advised the members of the committee and the public that the
applicant had continued to work with Town staff to reduce the number of
variances requested; from three (3) variances to one (1).
The Chair invited the Applicant or Owner to address the Committee. In
attendance was the agent Jordan Kolm and the architect Chris Pretotto.
The agent provided a brief introduction to their application.
The Chair invited members of the public to provide comments. There were
no public delegates in attendance for this application.
The Committee inquired about a traffic study conducted for the site and
whether sufficient parking and access has been provided for the site. The
committee also asked staff to explain what a daylight triangle is, and what
effect it may have if the applicant were to encroach upon it?
Moved by Jane Stevenson
Seconded by Julian Yang
That the Minor Variance application MV-2024-09 be APPROVED.
Carried
6.2 MV-2024-07 - J.E. Del Managment Inc. - 2 Scanlon Crt
The owner is requesting relief from the requirements of the Town’s
Comprehensive Zoning By-law 6000-17, as amended, to permit overnight
accommodation within the “Pet Services” permitted use. The following
relief is being requested:
1. Section 3 under Definitions of the Zoning By-law 6000-17 defines
“Pet Services” which does not allow overnight accommodation.
The applicant is proposing overnight accommodation for pets.
The Chair invited the Applicant or Owner to address the Committee. In
attendance was the agent Leanne Stevenson and the architect Chris
Pretotto. The agent provided a brief introduction and presentation to their
application.
The Chair invited members of the public to provide comments. There were
no public delegates in attendance for this application.
The Committee inquired about a traffic study conducted for the site and
whether sufficient parking and access has been provided for the site. The
Page 3 of 37
4
committee also asked staff to explain what a daylight triangle is, and what
effect it may have if the applicant were to encroach upon it?
The committee inquired about how the business will be sanitizing their
facilities and minimizing odours produced by the business. The
committee member also inquired about the definition of "overnight stay"
and the maximum duration of stay. Members of the Committee also
inquired about the presence of staff on site and access to vets and
medical care in the event of emergencies.
Moved by Michael Visconti
Seconded by Jane Stevenson
That the application Minor Variance MV-2024-07 be APPROVED.
Carried
7. New Business
None.
8. Adjournment
Moved by Michael Visconti
That the meeting be adjourned at 8:09PM
Carried
Page 4 of 37
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 4 -08
_______________________________________________________________________________________
Subject: Minor Variance Application
Sabegh
135 Bonny Meadows Drive
Registered Plan 65M-2792, Lot 89
File: MV-2024-08
Prepared by: Kenny Ng, Planner
Department: Planning and Development Services
Date: May 9, 2024
_______________________________________________________________________________________
Application
The applicant is requesting relief from the requirements of the Town’s Comprehensive
Zoning By-law 6000-17, as amended, to permit an enclosed basement walk-up inside the
attached garage. A conceptual site plan and elevations are attached as Appendix ‘B’ to
this report.
Proposed Variances
The following relief is being requested:
a) Section 7.2 of the Zoning By-law requires minimum 6 m for interior garage length.
The applicant is proposing enclosed basement walk-up inside the garage, which
reduces the length to 5 m, thereby requiring a variance of 1 m.
Background
Subject Property and Area Context
The subject lands are municipally known as 135 Bonny Meadows Drive and are generally
located south of Henderson Drive and east of Bathurst Street, and on the south side of
Bonny Meadows Drive. The subject lands currently accommodate an existing two storey
single-detached dwelling with an attached two car garage and a driveway. Mature trees
and vegetation also exist across the subject lands’ yards. The subject lands have an
Page 5 of 37
May 9, 2024 2 of 6 Report No. MV-2024-08
approximate lot area of 510 m2 (5,489.59 ft2), an approximate lot frontage of 17.13 m
(56.2 ft) and the existing dwelling currently has a Gross Floor Area of 176.52 m2 (1900.05
ft2). The surrounding area is a residential neighbourhood that is generally characterized
by two storey dwellings.
Proposal
The applicant is requesting to an enclosed basement walk-up inside the attached garage
that would reduce the interior garage length to 5 m.
Official Plan
The subject property is designated ‘Stable Neighbourhoods’ by the Town of Aurora
Official Plan. Stable Neighbourhoods are to be protected from incompatible forms of
development, but are permitted to evolve over time. All new development shall be
compatible with its surrounding context. Single detached dwellings are permitted in the
Stable Neighbourhoods designation.
Zoning
The subject property is zoned “R4-99” (Detached Fourth Density Residential Zone
Exception - 99) by Zoning By-law 6000-17, as amended, which permits a single detached
dwelling and attached garage.
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
The applicant has not provided a stated reason for not complying with the Zoning By-law.
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2024-08 pursuant to the
prescribed tests as set out in Section 45 (1) of the Planning Act, as follows:
a) The proposed variance meets the general intent of the Official Plan
The subject lands are designated ‘Stable Neighbourhoods’ under the Town of Aurora’s
Official Plan. The intent of the ‘Stable Neighbourhoods’ designation is to ensure that all
Page 6 of 37
May 9, 2024 3 of 6 Report No. MV-2024-08
new development will be protected from incompatible forms of development and, at the
same time, are permitted to evolve and be enhanced over time. Within this designation,
emphasis is placed on compatibility of built form with respect to massing, scale, and
design to ensure a cohesive relationship with adjacent buildings, streetscapes, and
exterior areas. The variance to permit a reduced interior length of garage to allow for a
basement walk-up within the garage will not change the existing massing, height, or other
design characteristics of the property. The basement walk-up is entirely within the garage
and will have a side yard facing access, which helps to limit its overall exposure to the
public realm.
It is the opinion of staff that the requested variance meets the general intent and purpose
of the Official Plan.
b) The proposed variance meets the general intent of the Zoning By-law
As shown in the submitted plan attached as Appendix ‘B’ to this report, the applicant is
proposing to reduce the required 6 metres garage length to 5 metres. The purpose for
this reduction is to accommodate for a basement walk-up with direct access within the
garage. The intent of a minimum interior garage length is to ensure that the attached
garage can safely accommodate the storage of a vehicle. Staff recognizes that the
garage will be limited to a full sized sedan vehicle, which has an average length of 4.78
m (15.7 ft) or a midsize SUV with an average length of 4.63 m (15.2 ft). As such, Staff
does not have concerns with this proposed variance, as the property continues to provide
adequate amount of parking spaces. For zoning by-law compliance purposes, the two
parking spaces located outside of the attached garage are recognized as legal parking
spaces.
The homeowner has also submitted a written Declare of Use letter attached as Appendix
‘C’, which affirms that that the purpose of the variance is not to create a multi-unit dwelling
and the use of the building will remain a single-unit dwelling. In the letter, the owner has
also declared that if in the future decides to change the use of the building from a single-
unit dwelling into a multi-unit dwelling, the owner will apply for and obtain a Change of
Use permit as required by the Building Code Act and register the additional units as
required by the Town by-law.
Based on the above, staff are of the opinion that the requested variance meets the general
intent and purpose of the zoning by-law.
c) The proposed variance is considered desirable for the appropriate development of the
land
Page 7 of 37
May 9, 2024 4 of 6 Report No. MV-2024-08
The requested variance to permit a reduction in the interior garage length is desirable as
it will facilitate a logical location for a basement walk -up, locating entirely internal within
the garage which helps to prevent it from impeding the existing streetscape. The internal
stairs to access the dwelling from the garage remain unaffected, while adequate parking
spaces are available to meet the homeowner’s needs and by-law requirements. The
reduced length will also not affect the ability to fit the most common vehicle types
typically owned in a Canadian household such as a compact and midsize SUVs (ie:
Toyota Rav4, Honda CR-V, Mazda CX-5, etc.) or mid and full size sedans (ie: Honda Civic,
Tesla Model 3, Hyundai Elantra, etc.) As part of the subject variance application, the
Owner submitted a basement floor plan which confirms that the area will not be used as
a self-contained unit (full - kitchen, bathroom and bedroom). The existing basement will
not be converted into a second dwelling unit within the single detached house, with no
additional parking requirements resulting from the proposal.
Based on the above, staff consider the requested variance to be desirable for the
appropriate development and use of the lands.
d) The proposed variance is considered minor in nature
The requested variance to reduce interior garage length is considered minor as the
subject lands are still able to provide two (2) legal parking spaces and also accommodate
internal stairs to allow an appropriate internal access to the dwelling. The basement walk-
up is not otherwise anticipated to affect the functionality and usability of the garage to
safely accommodate a modestly sized vehicle. Accordingly, it is staff’s opinion that the
variance is minor in nature.
Additional Comments
The minor variance application was circulated to Town Department/Divisions and to
external agencies for review and comment. The following comments were provided:
Department or Agency
Comments
Building Division
Preliminary Zoning Review was completed. No
objections.
Engineering Division No objections.
Operational Services (Parks) No objections.
Operational Services No objections.
Page 8 of 37
May 9, 2024 5 of 6 Report No. MV-2024-08
Department or Agency
Comments
(Public Works)
Central York Fire Services No objections.
York Region No objections.
LSRCA No objections.
Public Correspondence
Written submissions were not received at the time of writing of this report. Should written
submissions be received after the writing of this report, the Secretary Treasurer will
provide the submission(s) to Committee members at the meeting.
Conclusion
Planning staff have reviewed the application with respect to the Section 45 (1) of the
Planning Act, R.S.O, 1990, c.P.13, as amended, and are of the opinion that the requested
variances meet the four tests the Planning Act for granting of minor variances. Please
refer to Appendix ‘A’ for recommended conditions of approval for the requested variance.
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan
Appendix ‘C’ – Declare of Use Letter
Page 9 of 37
May 9, 2024 6 of 6 Report No. MV-2024-08
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2024-08 be
approved by the Committee of Adjustment:
1. That the variance only applies to the subject property, in conformity with the
plan(s) attached as ‘Appendix B and C’ to this Staff Report, to the satisfaction of
the Director of Planning and Development Services or designate.
Page 10 of 37
NO. 135
EXISTING 2 STORY
BRICK VENEER
DETACHED
DWLLING HOUSE
EXISTING
ATTACHED
GARAGE
LOT 89
LOT 88
LOT 90
1.61 m
1.62 m
5.30 m
5.29 m
EXISTING PAVED
DRIVEWAY
EXISTING
WALKWAY
EXISTING
WALKWAY
EXISTING
LANDSCAPING
EXISTING
PAVENEMT
EXISTING
MAIN
ENTRANCE
EXISTING SIDE
ENTRANCE
PROPOSED SIDE
ENTRANCE
BONNY MEADOWS DRIVEBONNY MEADOWS DRIVE
34.33 mTHERE IS NO ALTERATION IN LANDSCAPING OR GRADING
2.90 m 2.90 m
15.70 m 6.00 m5.90 m
PROPOSED
PARKING
SPOT 1
PROPOSED
PARKING
SPOT 26.87 m7.78 mPROPERTY LINE
PROPERTY LINE
GENERAL NOTES:
1- THESE DRAWINGS ARE COPYRIGHT AND THE
PROPERTY OF SMART GROUP.
2- THE DRAWINGS MAY NOT BE USED FOR
CONSTRUCTION UNLESS SEALED AND SIGNED BY
ENGINEER AND OBTAINED PERMIT BY THE
AUTHORITIES.
3- DO NOT SCALE THESE DRAWINGS. ANY ERROR OR
DISCREPANCY IS TO BE REPORTED IMMEDIATELY TO
ENGINEER.
4- ANY MODIFICATION WITHOUT PERMISSION OF
ENGINEER, SHALL VOID ENGINEER'S RESPONSIBILITY.
5- ALL DIMENSIONS ARE IN MILLIMETER UNIT
(ALTERNATE DIMENSION IN IMPERIAL UNIT & ROUNDED
TO NEAREST 1 INCH)
296-7250 KEELE ST., VAUGHAN, ON L4K 1Z8
(289) 212-3388 , info@smartg.ca
CLIENT:
PROJECT NAME:
PROJECT ADDRESS:
SHEET NAME:
DATE:
SCALE:
CHECKER:
DESIGNER:
PROJECT No.:
SHEET No:
No.DATE ISSUED FOR APVD
REVISIONS
CONSULTANT:
01 02-16-2024 BUILDING PERMIT H.HEMATI
1 : 100
INTERIOR ALTERATION &
NEW SIDE DOOR
135 Bonny Meadows Dr, Aurora, ON L4G 6N1
PROPOSED SITE PLAN
SSS-005-135
A0-04
02-16-2024
A.PIROOZ
A.PIROOZ
REZA JABBARI SABEGH
N
S
W
E
NORTH
16/02/2024
Appendix 'B'Page 11 of 37
UP
CLOSET
FURNACE
RISER
BULKHEAD
CEILING HEIGHT
2078mm
CEILING HEIGHT
2324mm
STRUCTURAL
COLUMN
STRUCTURAL
COLUMN
WET BAR
FURNACE
ROOM
REC ROOM
DEN
STORAGE
8,185 (26'-10 1/4")
2,983 (9'-9 1/2")
3,348 (10'-11 3/4")
1,896 (6'-2 3/4")
1,625 (5'-4")2,592 (8'-6")3,964 (13'-0")3,860 (12'-8")2,380 (7'-9 3/4")UNEXCAVATED
5,191 (17'-0 1/4")GENERAL NOTES:
1- THESE DRAWINGS ARE COPYRIGHT AND THE
PROPERTY OF SMART GROUP.
2- THE DRAWINGS MAY NOT BE USED FOR
CONSTRUCTION UNLESS SEALED AND SIGNED BY
ENGINEER AND OBTAINED PERMIT BY THE
AUTHORITIES.
3- DO NOT SCALE THESE DRAWINGS. ANY ERROR OR
DISCREPANCY IS TO BE REPORTED IMMEDIATELY TO
ENGINEER.
4- ANY MODIFICATION WITHOUT PERMISSION OF
ENGINEER, SHALL VOID ENGINEER'S RESPONSIBILITY.
5- ALL DIMENSIONS ARE IN MILLIMETER UNIT
(ALTERNATE DIMENSION IN IMPERIAL UNIT & ROUNDED
TO NEAREST 1 INCH)
296-7250 KEELE ST., VAUGHAN, ON L4K 1Z8
(289) 212-3388 , info@smartg.ca
CLIENT:
PROJECT NAME:
PROJECT ADDRESS:
SHEET NAME:
DATE:
SCALE:
CHECKER:
DESIGNER:
PROJECT No.:
SHEET No:
No.DATE ISSUED FOR APVD
REVISIONS
CONSULTANT:
01 02-16-2024 BUILDING PERMIT H.HEMATI
1 : 50
INTERIOR ALTERATION &
NEW SIDE DOOR
135 Bonny Meadows Dr, Aurora, ON L4G 6N1
EXIST. BASEMENT FLOOR
PLAN
SSS-005-135
A1-01
02-16-2024
A.PIROOZ
Designer
REZA JABBARI SABEGH
1 : 501BASEMENT - EXISTING
16/02/2024
Page 12 of 37
UP
UP
UPUP
UP
GARAGE
5,457 (17'-10 3/4")6,040 (19'-9 3/4")5,140 (16'-10 1/4")THIS PORTION AND THE
SECOND FLOOR HAVE
NOT BEEN ALTERED
GENERAL NOTES:
1- THESE DRAWINGS ARE COPYRIGHT AND THE
PROPERTY OF SMART GROUP.
2- THE DRAWINGS MAY NOT BE USED FOR
CONSTRUCTION UNLESS SEALED AND SIGNED BY
ENGINEER AND OBTAINED PERMIT BY THE
AUTHORITIES.
3- DO NOT SCALE THESE DRAWINGS. ANY ERROR OR
DISCREPANCY IS TO BE REPORTED IMMEDIATELY TO
ENGINEER.
4- ANY MODIFICATION WITHOUT PERMISSION OF
ENGINEER, SHALL VOID ENGINEER'S RESPONSIBILITY.
5- ALL DIMENSIONS ARE IN MILLIMETER UNIT
(ALTERNATE DIMENSION IN IMPERIAL UNIT & ROUNDED
TO NEAREST 1 INCH)
296-7250 KEELE ST., VAUGHAN, ON L4K 1Z8
(289) 212-3388 , info@smartg.ca
CLIENT:
PROJECT NAME:
PROJECT ADDRESS:
SHEET NAME:
DATE:
SCALE:
CHECKER:
DESIGNER:
PROJECT No.:
SHEET No:
No.DATE ISSUED FOR APVD
REVISIONS
CONSULTANT:
01 02-16-2024 BUILDING PERMIT H.HEMATI
1 : 50
INTERIOR ALTERATION &
NEW SIDE DOOR
135 Bonny Meadows Dr, Aurora, ON L4G 6N1
EXIST. 1st FLOOR PLAN
SSS-005-135
A1-02
02-16-2024
A.PIROOZ
Designer
REZA JABBARI SABEGH
1 : 501FIRST FLOOR- EXISTING
16/02/2024
Page 13 of 37
CLOSET
FURNACE
RISER
BULKHEAD
CEILING HEIGHT
2078mm
CEILING HEIGHT
2324mm
STRUCTURAL
COLUMN
STRUCTURAL
COLUMN
WET BAR
FURNACE
ROOM
REC ROOM
DEN
STORAGE
8,185 (26'-10 1/4")
2,983 (9'-9 1/2")
3,348 (10'-11 3/4")
1,896 (6'-2 3/4")
1,625 (5'-4")2,592 (8'-6")3,964 (13'-0")3,860 (12'-8")2,380 (7'-9 3/4")861 (2'-10")5,191 (17'-0 1/4")UNEXCAVATED
TO BE
DEMOLISHED
281 (11")CEILING HEIGHT
TO BE RAISED
GENERAL NOTES:
1- THESE DRAWINGS ARE COPYRIGHT AND THE
PROPERTY OF SMART GROUP.
2- THE DRAWINGS MAY NOT BE USED FOR
CONSTRUCTION UNLESS SEALED AND SIGNED BY
ENGINEER AND OBTAINED PERMIT BY THE
AUTHORITIES.
3- DO NOT SCALE THESE DRAWINGS. ANY ERROR OR
DISCREPANCY IS TO BE REPORTED IMMEDIATELY TO
ENGINEER.
4- ANY MODIFICATION WITHOUT PERMISSION OF
ENGINEER, SHALL VOID ENGINEER'S RESPONSIBILITY.
5- ALL DIMENSIONS ARE IN MILLIMETER UNIT
(ALTERNATE DIMENSION IN IMPERIAL UNIT & ROUNDED
TO NEAREST 1 INCH)
296-7250 KEELE ST., VAUGHAN, ON L4K 1Z8
(289) 212-3388 , info@smartg.ca
CLIENT:
PROJECT NAME:
PROJECT ADDRESS:
SHEET NAME:
DATE:
SCALE:
CHECKER:
DESIGNER:
PROJECT No.:
SHEET No:
No.DATE ISSUED FOR APVD
REVISIONS
CONSULTANT:
01 02-16-2024 BUILDING PERMIT H.HEMATI
1 : 50
INTERIOR ALTERATION &
NEW SIDE DOOR
135 Bonny Meadows Dr, Aurora, ON L4G 6N1
DEMO. BASEMENT FLOOR
PLAN
SSS-005-135
A1-05
02-16-2024
A.PIROOZ
Designer
REZA JABBARI SABEGH
1 : 501BASEMENT - DEMOLISHING
16/02/2024
Page 14 of 37
5,176 (16'-11 3/4")864 (2'-10")1,216 (3'-11 3/4")3,018 (9'-10 3/4")
CONCRETE SLAB
FLOOR TO BE
DEMOLISHED
TO BE
DEMOLISHED
GARAGE
5,457 (17'-10 3/4")
EXISTING STAIRS TO
BE REMAIN
+0.00
THIS PORTION AND THE
SECOND FLOOR HAVE
NOT BEEN ALTERED
GENERAL NOTES:
1- THESE DRAWINGS ARE COPYRIGHT AND THE
PROPERTY OF SMART GROUP.
2- THE DRAWINGS MAY NOT BE USED FOR
CONSTRUCTION UNLESS SEALED AND SIGNED BY
ENGINEER AND OBTAINED PERMIT BY THE
AUTHORITIES.
3- DO NOT SCALE THESE DRAWINGS. ANY ERROR OR
DISCREPANCY IS TO BE REPORTED IMMEDIATELY TO
ENGINEER.
4- ANY MODIFICATION WITHOUT PERMISSION OF
ENGINEER, SHALL VOID ENGINEER'S RESPONSIBILITY.
5- ALL DIMENSIONS ARE IN MILLIMETER UNIT
(ALTERNATE DIMENSION IN IMPERIAL UNIT & ROUNDED
TO NEAREST 1 INCH)
296-7250 KEELE ST., VAUGHAN, ON L4K 1Z8
(289) 212-3388 , info@smartg.ca
CLIENT:
PROJECT NAME:
PROJECT ADDRESS:
SHEET NAME:
DATE:
SCALE:
CHECKER:
DESIGNER:
PROJECT No.:
SHEET No:
No.DATE ISSUED FOR APVD
REVISIONS
CONSULTANT:
01 02-16-2024 BUILDING PERMIT H.HEMATI
1 : 50
INTERIOR ALTERATION &
NEW SIDE DOOR
135 Bonny Meadows Dr, Aurora, ON L4G 6N1
DEMO. 1st FLOOR PLAN
SSS-005-135
A1-06
02-16-2024
A.PIROOZ
Designer
REZA JABBARI SABEGH
1 : 501FIRST FLOOR- DEMOLISHING
16/02/2024
Page 15 of 37
UP
UP
98765
4
3
2
1
13
12
11
10
9
8
7
6
5
4
3
2
1
-2.60
EXISTING
CLOSET
FURNACE
RISER
BULKHEAD
CEILING HEIGHT
2078mm
CEILING HEIGHT
2324mm
EXIST.
STRUCTURAL
COLUMN
EXIST. STRUCTURAL
COLUMN
EXISTING
WET BAR
PROP.FOOTING
16"W X 6"THICKNESS
2
A3-01
UNEXCAVATED
1
A3-01
FURNACE
ROOM
EXISTING
REC ROOM
CEILING
HEIGHT
2324mm
EXISTING
DEN
FD
EXISTING
STAIRCASE
WA-1
1,012 (3'-3 3/4")860 (2'-9 3/4")1,020 (3'-4 1/4")
3,031 (9'-11 1/4")1,216 (3'-11 3/4")HANDRAIL
R20 RIGID
INSULATION
EXIST. WINDOW
W:0.88 m x H:0.37 m
EXIST. WINDOW
W:0.88 m x H:0.37 m
EXIST. WINDOW
W:0.73 m x H:0.33 m
EXIST. WINDOW
W:0.73 m x H:0.33 m 281 (11")THERE IS NO ALTERATION IN HVAC DUCTS
THERE IS NO
COOKING
FACILITIES
WA-4
38 3/4"50"35 1/2"
24"37"WA-2
74 3/4"
PROP. BATHROOM
3.99 m2
87 1/2"EXISTING DOOR
0.82m x 2.02m
EXISTING
STORAGE
64"EXISTING DOOR
0.82m x 2.02m
GLASS DOOR
0.65m x 2.05m255 mm255 mm
9R@190mm
RUN 255mm
CEILING HEIGHT
2078mm
GENERAL NOTES:
1- THESE DRAWINGS ARE COPYRIGHT AND THE
PROPERTY OF SMART GROUP.
2- THE DRAWINGS MAY NOT BE USED FOR
CONSTRUCTION UNLESS SEALED AND SIGNED BY
ENGINEER AND OBTAINED PERMIT BY THE
AUTHORITIES.
3- DO NOT SCALE THESE DRAWINGS. ANY ERROR OR
DISCREPANCY IS TO BE REPORTED IMMEDIATELY TO
ENGINEER.
4- ANY MODIFICATION WITHOUT PERMISSION OF
ENGINEER, SHALL VOID ENGINEER'S RESPONSIBILITY.
5- ALL DIMENSIONS ARE IN MILLIMETER UNIT
(ALTERNATE DIMENSION IN IMPERIAL UNIT & ROUNDED
TO NEAREST 1 INCH)
296-7250 KEELE ST., VAUGHAN, ON L4K 1Z8
(289) 212-3388 , info@smartg.ca
CLIENT:
PROJECT NAME:
PROJECT ADDRESS:
SHEET NAME:
DATE:
SCALE:
CHECKER:
DESIGNER:
PROJECT No.:
SHEET No:
No.DATE ISSUED FOR APVD
REVISIONS
CONSULTANT:
01 02-16-2024 BUILDING PERMIT H.HEMATI
1 : 50
INTERIOR ALTERATION &
NEW SIDE DOOR
135 Bonny Meadows Dr, Aurora, ON L4G 6N1
PROP. BASEMENT FLOOR
PLAN
SSS-005-135
A1-08
02-16-2024
A.PIROOZ
A.PIROOZ
REZA JABBARI SABEGH
1 : 501BASEMENT - PROPOSED
16/02/2024
Page 16 of 37
UP
UPUP
3 2 12 1
UP
654
3
2
1UP
2
A3-01
-1.20
+0.00
-0.40
1
A3-01
EXISTING
GARAGE
THIS PORTION AND THE
SECOND FLOOR HAVE
NOT BEEN ALTERED
PROP. DOOR (2.05m W x 0.86m H)
PROP. LOOSE LINTEL 3 1/2" X 3 1/2" X 1/4"
PROP.WOOD LINTEL (3) 2"X10"
-1.00
860 (2'-9 3/4")WA-3
EXISTING STAIRS TO
BE REMAIN 5,015 (16'-5 1/2")4,824 (15'-10")GENERAL NOTES:
1- THESE DRAWINGS ARE COPYRIGHT AND THE
PROPERTY OF SMART GROUP.
2- THE DRAWINGS MAY NOT BE USED FOR
CONSTRUCTION UNLESS SEALED AND SIGNED BY
ENGINEER AND OBTAINED PERMIT BY THE
AUTHORITIES.
3- DO NOT SCALE THESE DRAWINGS. ANY ERROR OR
DISCREPANCY IS TO BE REPORTED IMMEDIATELY TO
ENGINEER.
4- ANY MODIFICATION WITHOUT PERMISSION OF
ENGINEER, SHALL VOID ENGINEER'S RESPONSIBILITY.
5- ALL DIMENSIONS ARE IN MILLIMETER UNIT
(ALTERNATE DIMENSION IN IMPERIAL UNIT & ROUNDED
TO NEAREST 1 INCH)
296-7250 KEELE ST., VAUGHAN, ON L4K 1Z8
(289) 212-3388 , info@smartg.ca
CLIENT:
PROJECT NAME:
PROJECT ADDRESS:
SHEET NAME:
DATE:
SCALE:
CHECKER:
DESIGNER:
PROJECT No.:
SHEET No:
No.DATE ISSUED FOR APVD
REVISIONS
CONSULTANT:
01 02-16-2024 BUILDING PERMIT H.HEMATI
1 : 50
INTERIOR ALTERATION &
NEW SIDE DOOR
135 Bonny Meadows Dr, Aurora, ON L4G 6N1
PROP. 1st FLOOR PLAN
SSS-005-135
A1-09
02-16-2024
A.PIROOZ
Designer
REZA JABBARI SABEGH
1 : 501FIRST FLOOR- PROPOSED
16/02/2024
Page 17 of 37
FINISH GRADE
-1.00 m
SECOND FLOOR
2.65 m
FIRST FLOOR
0.00 m
BASEMENT
-2.60 m1,000 (3'-3 1/4")1,600 (5'-3")FINISH GRADE
-1.00 m
SECOND FLOOR
2.65 m
FIRST FLOOR
0.00 m
BASEMENT
-2.60 m102 (4")EXISTING
EXISTING
EXISTING
EXISTING
EXISTING
PROP. DOOR
(2.05m W x 0.86m H)1,000 (3'-3 1/4")1,600 (5'-3")GENERAL NOTES:
1- THESE DRAWINGS ARE COPYRIGHT AND THE
PROPERTY OF SMART GROUP.
2- THE DRAWINGS MAY NOT BE USED FOR
CONSTRUCTION UNLESS SEALED AND SIGNED BY
ENGINEER AND OBTAINED PERMIT BY THE
AUTHORITIES.
3- DO NOT SCALE THESE DRAWINGS. ANY ERROR OR
DISCREPANCY IS TO BE REPORTED IMMEDIATELY TO
ENGINEER.
4- ANY MODIFICATION WITHOUT PERMISSION OF
ENGINEER, SHALL VOID ENGINEER'S RESPONSIBILITY.
5- ALL DIMENSIONS ARE IN MILLIMETER UNIT
(ALTERNATE DIMENSION IN IMPERIAL UNIT & ROUNDED
TO NEAREST 1 INCH)
296-7250 KEELE ST., VAUGHAN, ON L4K 1Z8
(289) 212-3388 , info@smartg.ca
CLIENT:
PROJECT NAME:
PROJECT ADDRESS:
SHEET NAME:
DATE:
SCALE:
CHECKER:
DESIGNER:
PROJECT No.:
SHEET No:
No.DATE ISSUED FOR APVD
REVISIONS
CONSULTANT:
01 02-16-2024 BUILDING PERMIT H.HEMATI
1 : 50
INTERIOR ALTERATION &
NEW SIDE DOOR
135 Bonny Meadows Dr, Aurora, ON L4G 6N1
EAST (RIGHT) ELEVATION
SSS-005-135
A2-01
02-16-2024
A.PIROOZ
A.PIROUZ
REZA JABBARI SABEGH
1 : 501EAST (LEFT) - EXISTING
1 : 502EAST (LEFT) - PROPOSED
16/02/2024
Page 18 of 37
1
2
3
4
5
6
7
8
9 FINISH GRADE
-1.00 m
SECOND FLOOR
2.65 m
FIRST FLOOR
0.00 m
BASEMENT
-2.60 m2,135 (7'-0")C-01WA-3
102 (4")UNEXCAVATED
UNDER BULKHEAD2,078 (6'-9 3/4")2,324 (7'-7 1/2")860 (2'-9 3/4")
45
R19+5ci
INSULATION
R60 INSULATION
0.00
-1.20
4,824 (15'-10")-0.90
9.10.9.16.(4).a: An air barrier system conforming to
Subsection 9.25.3. shall be installed between the
garage and the remainder of the building to provide
an effective barrier to gas and exhaust fumes
HANDRAIL 2,417 (7'-11 1/4")THIS PORTION AND THE
SECOND FLOOR HAVE
NOT BEEN ALTERED
9 RISE @190mm
MIN. RUN 255mm 190 mm255 mm
FINISH GRADE
-1.00 m
SECOND FLOOR
2.65 m
FIRST FLOOR
0.00 m
865 (2'-10")
C-01
R19+5ci
INSULATION
R60
INSULATION EXISTING
DOOR
EXISTING
STAIRS
PROP. OPENING
W:0.86m x H:2.32m
-1.00 -0.90
HANDRAIL
PROP.FOOTING
16"W X 6"THICKNESS
WA-1
15M REINFORCEMENT
@ 16" O.C. IN
BOTH DIRECTIONS
CONCRETE COVER 1 ½"
NOSING REINFORCEMENT
10M BAR
WA-3
EXISTING
GARAGE SLAB
GENERAL NOTES:
1- THESE DRAWINGS ARE COPYRIGHT AND THE
PROPERTY OF SMART GROUP.
2- THE DRAWINGS MAY NOT BE USED FOR
CONSTRUCTION UNLESS SEALED AND SIGNED BY
ENGINEER AND OBTAINED PERMIT BY THE
AUTHORITIES.
3- DO NOT SCALE THESE DRAWINGS. ANY ERROR OR
DISCREPANCY IS TO BE REPORTED IMMEDIATELY TO
ENGINEER.
4- ANY MODIFICATION WITHOUT PERMISSION OF
ENGINEER, SHALL VOID ENGINEER'S RESPONSIBILITY.
5- ALL DIMENSIONS ARE IN MILLIMETER UNIT
(ALTERNATE DIMENSION IN IMPERIAL UNIT & ROUNDED
TO NEAREST 1 INCH)
296-7250 KEELE ST., VAUGHAN, ON L4K 1Z8
(289) 212-3388 , info@smartg.ca
CLIENT:
PROJECT NAME:
PROJECT ADDRESS:
SHEET NAME:
DATE:
SCALE:
CHECKER:
DESIGNER:
PROJECT No.:
SHEET No:
No.DATE ISSUED FOR APVD
REVISIONS
CONSULTANT:
01 02-16-2024 BUILDING PERMIT H.HEMATI
1 : 50
INTERIOR ALTERATION &
NEW SIDE DOOR
135 Bonny Meadows Dr, Aurora, ON L4G 6N1
SECTIONS
SSS-005-135
A3-01
02-16-2024
A.PIROOZ
Designer
REZA JABBARI SABEGH
1 : 501Section A
1 : 502Section B
16/02/2024
Page 19 of 37
Declaration of Use, (December 2016)
TOWN OF AURORA
Building Division
DECLARATION OF USE
Planning and Building Services
100 John West Way
Box 1000,
Aurora, ON L4G 6J1
905-727-3123 Ext. 4388
Fax: 905726-4731
building@aurora.ca
(print name)
Date _________________ Property Address __________________________________________
RE: Building Permit Application No. __________________________________________
I, ____________________________ being the registered owner of the above property,
hereby declare:
a) That the purpose of this permit is NOT to create a multi-unit dwelling and the use
of the building will remain a single- unit dwelling.
b) That if in the future I decide to change the use of the building from a single-unit
dwelling into a multi-unit dwelling, I will apply for and obtain a Change of Use
permit as required by the Building Code Act and register the additional units as
required by the Town of Aurora By-law Number 5221-10.
Signature ________________________________ Date ________________________
Page 20 of 37
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 4 -10
_______________________________________________________________________________________
Subject: Minor Variance Application
Wang
149 Kennedy St. W
PLAN 246 PT LOT 33 AND RP 65R31926 PART 1
File: MV-2024-10
Prepared by: Katherine Gatzos, Planner
Department: Planning and Development Services
Date: May 9, 2024
_______________________________________________________________________________________
Application
The applicant is requesting relief from the requirements of the Town’s Comprehensive
Zoning By-law 6000-17, as amended, to facilitate the construction of a new two (2) storey
single detached dwelling. The following relief is being requested:
a) Section 7.2 of the Zoning By-law requires a minimum interior side yard of 4.5 metres.
The applicant is proposing a two-storey detached dwelling, which is 3.0 metres to
the westerly interior side property line.
b) Section 7.2 of the Zoning By-law requires a minimum interior side yard of 4.5 metres.
The applicant is proposing a two-storey detached dwelling, which is 3.0 metres to
the easterly interior side property line.
c) Section 7.2 of the Zoning By-law requires a minimum interior side yard of 4.5 metres.
The applicant is proposing a rear deck with steps, which is 2.1 metres to the easterly
interior side property line.
d) Section 7.2 of the Zoning By-law requires a minimum interior side yard of 4.5 metres.
The applicant is proposing a rear basement walkout with steps, which is 2.9 metres
to the easterly interior side property line.
Page 21 of 37
May 8, 2024 2 of 9 Report No. MV-2024-10
e) Section 5.3 of the Zoning By-law requires a minimum maneuvering space of 7.0
metres for 90-degree parking spaces. The applicant is proposing a maneuvering
space of 4.2 metres.
Background
Subject Property and Area Context
The subject property, municipally known as 149 Kennedy St. W, is located on the south
side of Kennedy St. W, east of Murray Drive. The parcel has a slightly larger frontage and
tapers to the back of the property. The parcel has a lot area of approximately 0.211 ac
(0.52 ha), frontage of approximately 25.08 m (82.46 ft), and depth of approximately 84.81
m (278.29 ft). The subject property currently contains a one (1) storey single detached
dwelling with an approximate gross floor area (GFA) of 465.28 sqm (5008.23 sq ft), two
(2) small rear yard sheds, and an in-ground pool in the rear yard.
The surrounding neighbourhood is generally characterized by one and two storey
dwellings, with other examples of infill development having already occurred on the
street, including the adjacent easterly property.
Proposal
The property owner is seeking to demolish the existing one (1) storey single detached
dwelling and rear yard sheds on the subject property and construct a two (2) storey single
detached dwelling with an approximate GFA of 642.24 sqm (6913.01 sq ft), as proposed
through the subject minor variance application.
Official Plan
The subject property is designated “Suburban Residential” by the Town of Aurora Official
Plan. This designation permits for detached dwellings, an accessory dwelling and
compatible home occupations.
Zoning
The subject property is zoned “Detached First Density Residential R1” in the Town of
Aurora’s Zoning By-law. Single detached dwellings are permitted under this zoning
category.
Page 22 of 37
May 8, 2024 3 of 9 Report No. MV-2024-10
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 intent was to maintain all existing trees on site
and prevent the need to injure any trees”.
Planning Comments
Planning Staff have evaluated Minor Variance Application MV-2024-10 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 subject property is designated “Suburban Residential” by the Town of Aurora Official
Plan which permits detached dwellings. The intent of this designation is to ensure highest
standards of development for low density residential uses.
Staff are of the opinion that the requested variances will facilitate the development of a
new two-storey dwelling that is compatible with and generally in keeping with the low -
density residential form and character of the Kennedy St. W neighbourhood. The
requested variances will not result in any significant negative impact on the character and
streetscape of the existing residential neighbourhood, as the proposal maintains the
existing development pattern of the street and adjacent lots.
As such, staff are of the opinion that the requested variances are in keeping with the
general intent of the Official Plan.
b) The proposed variances meet the general intent of the Zoning By-law.
The intent of the “Detached First Density Residential R1” zoning is to maintain low density
residential development on larger individual lots and ensure the streetscape and public
realm are maintained with appropriately sized and oriented buildings.
The intent of the side yard setback provision is to ensure there is appropriate and
adequate spacing between lots for privacy, landscaping, access, and drainage. The
applicant is proposing a reduction in the interior yard setback of 3.0 m to the west
property line to accommodate the proposed dwelling. Additionally, the applicant is
Page 23 of 37
May 8, 2024 4 of 9 Report No. MV-2024-10
seeking reductions in the interior side yard setback to the east property line of 3.0 m, 2.9
m, and 2.1 m, to accommodate the proposed dwelling, rear basement walkout with steps,
and rear yard deck with steps, respectively.
The proposed dwelling at 149 Kennedy St. W will still provide space of approximately 9.5
m to the west and 12.5 m to the east abutting dwellings, respectively. With ample space
separating the buildings, staff are of the opinion that the requested variances to
accommodate the proposed dwelling do not result in conflicts of proportionality, nor
impact with the usability of the side or rear yard areas.
Although the rear basement walkout with steps and rear deck with steps encroach further
into the interior side yard than what the By-law permits, they are constructed at the rear
southeast corner of the proposed dwelling and are not visible from the public realm. The
ground-oriented nature of these features maintains the desired openness of the interior
side yard and are not anticipated to result in any privacy or maneuverability concerns.
Further, vegetation and landscaping along the side and rear yards helps mitigate privacy
issues for abutting properties.
Staff consider the additional encroachment of the rear yard deck and steps, and rear
basement walkout with steps to be minor and do not anticipate will result in impediment
of access along either side yard, access to the rear yard, or future maintenance along
both side yards, therefore maintaining intent of the zoning provision.
Openness and privacy within the side yards are further maintained and enhanced by
vegetation and landscaping. Large existing hedgerows along the west and east property
lines extend from the front lot line towards the middle of the proposed dwelling, and
mature trees along the west property line and within rear yard help to minimize sightline
impacts from adjacent properties. As such, staff do not have any concerns with the rear
basement walkout with steps and rear deck with steps further impeding movement
through the side yard or sightline concerns from the streetscape or adjacent property.
Although windows are proposed along the west and east sides of the dwelling, staff are
of the opinion that the proposed separation to adjacent dwellings, in addition to
vegetation screening, minimizes concerns related to overlook onto adjacent properties.
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 a maneuvering space of 4.2 metres within the private residential drive aisle to
accommodate three (3) parking stalls within the attached garage. As the property
maintains the single detached residential designation, staff do not anticipate that
everyday family use of parking stalls would result in instances where vehicular conflict
Page 24 of 37
May 8, 2024 5 of 9 Report No. MV-2024-10
could arise. Visibility of the entire drive aisle and site entrance is maintained, thus
ensuring that vehicles can maneuver through the site in a safe manner without negative
impacts to pedestrians and other vehicles. Further, the Town’s Traffic & Transportation
Analyst has no concerns with the reduction in maneuvering aisle width and as such, staff
are of the opinion that a reduced maneuvering space of 4.2 metres is sufficient to
accommodate vehicular movement within the site.
As the proposed dwelling conforms to all other zoning provisions governing front and
rear yard setbacks, lot coverage, gross floor area, and building height, staff are of the
opinion that the proposed variances will not result in overdevelopment of the site.
Therefore, staff are of the opinion that the proposed variances maintain the general
intent and purpose of the Zoning By-law.
c) The proposed variances are considered desirable for the appropriate development of
the land.
The subject minor variance application has been considered in the context of the site
itself and the adjacent neighbourhood. The proposed dwelling has been designed in a
manner that is in keeping with the existing single detached dwellings along Kennedy St.
W, and the character of the surrounding residential neighbourhood and streetscape.
The requested variances will enable to proposed dwelling to maintain ample amenity area
and backyard green space, while still providing sufficient room for access, drainage, and
maneuverability on both side yards. The dwelling is proportionate to the lot size and has
been designed in a manner that respects neighbourhood privacy and spacing. Further, no
side entrances are to be constructed, which will maintain ample space and separation
between properties. Staff are of the opinion that existing vegetation along the west and
east property lines, and within the rear yard provides adequate screening from adjacent
properties and will minimize concerns related to overlook into neighbouring yards and
sightline impacts.
The existing in-ground pool and mature trees within the rear yard limit the ability to
construct the basement walkout and steps further from the side yard than what is
proposed. Staff are of the opinion that despite these constraints, the proposed location
of this feature is appropriate as it is not visible from the streetscape and ensures that
existing mature trees remain to provide further screening to the adjacent easterly
property.
The rear yard deck will be constructed flush to the east wall of the dwelling, with
associated steps minorly encroaching 0.9 m further into the interior s ide yard. Staff are
of the opinion that this feature is appropriate to provide maneuverability within the rear
Page 25 of 37
May 8, 2024 6 of 9 Report No. MV-2024-10
yard and provides functional access from the interior yard to the backyard amenity area,
and rear yard basement and ground floor entrances.
The Town’s Traffic & Transportation Analyst does not have any concerns regarding the
proposed reduction in maneuvering space, and staff are of the opinion that the proposed
maneuvering aisle width is appropriate to accommodate daily family vehicular usage.
The proposal allows for the appropriate infill development of the site to accommodate
specific family housing needs and is done so in a manner that in the opinion of staff
respects the existing neighbourhood character.
Based on the above, staff are of the opinion that permitting the subject variances is
appropriate development and use of the land.
d) The proposed variances are considered minor in nature.
The question of the minor nature of a proposed variance can be related to its scale and
impact on adjacent properties. In the opinion of staff, the requested variances are
considered to be minor and are not expected to have any adverse effects on the subject
lands, neighbouring properties, or the character of the existing neighbourhood as a whole.
The reduced side yard setbacks of 3.0 m and 2.1 m to the west and east property lines,
respectively, are considered to be numerically minor by staff and generally in keeping with
the intent side yard setback provision, ensuring that access to the side and rear yards are
maintained. As mentioned, the site contains ample hedging, trees, and other plantings
along the west and east property lines and within the rear yard, which help minimize
sightline impacts from adjacent properties and alleviates privacy concerns which may
result from reducing the side yard setbacks to accommodate the dwelling and associated
rear deck and basement walkout steps.
Further, staff consider the impact generated by the reduction of minimum maneuvering
aisle to be minor. The Town’s Traffic and Transportation Analyst has no concerns with
the proposed reduction in maneuvering aisle width, and the ability to support daily familial
vehicular usage generated by one single detached dwelling.
The proposed dwelling conforms to all other applicable zoning provisions, and staff are
of the opinion that the proposed relief from the side yard setback provision, and minimum
maneuvering aisle width will not result in overdevelopment of the site or any negative
impacts.
As such, staff are of the opinion that the requested variances are minor in nature.
Page 26 of 37
May 8, 2024 7 of 9 Report No. MV-2024-10
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 with no
other non-compliance identified.
Engineering Division No objections.
Operational Services (Parks) No objections.
Operational Services
(Public Works) No objections.
Central York Fire Services No objections.
York Region No objections.
LSRCA No objections.
Public Correspondence
Written submissions were not received at the time of writing of this report. Should written
submissions be received after the writing of this report, the Secretary Treasurer will
provide the submission(s) to Committee members at the meeting.
Conclusion
Planning staff have reviewed the application with respect to Section 45(1) of the Planning
Act, R.S.O, 1990, c.P.13, as amended, and are of the opinion that the requested variances
do meet the four tests of the Planning Act for granting of minor variances. Staff
recommend approval of the requested variances subject to the conditions outlined in
Appendix ‘B’.
Attachments
Appendix ‘A’ – Recommended Conditions of Approval
Appendix ‘B’ – Site Plan
Page 27 of 37
May 8, 2024 8 of 9 Report No. MV-2024-10
Appendix ‘A’ – Recommended Conditions of Approval
The following conditions are required to be satisfied should application MV-2024-10 be
approved by the Committee of Adjustment:
1. That the variance only applies to the subject property in conformity with the plan
attached as ‘Appendix B’ to this Staff Report, to the satisfaction of the Director of
Planning and Development Services or designate.
2. That the owner shall be required to provide an Evaluation Report prepared by a
Certified Arborist or Professional Registered Forester outlining all aspects of the
impacts that this proposal will have on existing trees. The report shall include the
following:
a. An assessment of existing trees (5cm trunk diameter and greater) by size,
species and condition including trees on adjacent properties whose
structure or root zone may be impacted by construction.
b. Identification of all tree injuries and tree removals, if any.
c. Identification of all tree protection measures including recommendations
on the mitigation of negative effects to trees during and post construction,
including applicable maintenance requirements.
d. Provision of monitoring of the site work through a series of site visits by the
Arborist/Forester to ensure protection/preservation measures remain in
compliance throughout the duration of the project. Monitoring shall occur:
i. at commencement of work to certify all tree protection measures are
in place;
ii. during site work to confirm protection measures are in place and to
oversee arboricultural works as required; and
iii. post construction assessment. Each site visit is to be documented
and any resulting action items required by the Arborist /Forester
shall be implemented and confirmed on site forthwith by the Arborist
/Forester following each visit.
e. A monetary evaluation in accordance with the Town’s Tree Compensation
Policies for all trees designated to be removed.
Page 28 of 37
May 8, 2024 9 of 9 Report No. MV-2024-10
3. The Owner shall be required to provide a tree compensation and a replanting plan
in accordance with the Town of Aurora Tree Compensation Policies to the
satisfaction of the Director of Operational Services as compensation for trees
removed to facilitate construction. Compensation planting shall be completed
prior to release of the financial securities.
4. The owner shall agree to comply with the Aurora Tree Permit By-law # 5850 -16
prior to the removal of any trees on the property.
5. The owner shall be required to provide financial securities based on the total
value of the Tree Compensation evaluation and all Arboriculture works as defined
by the Town and the Owner’s Arborist/ Forester, to the satisfaction of the
Director of Operational Services.
6. All the above shall be included as terms and conditions in a Letter of Undertaking
with the Town of Aurora to guarantee compliance with the Conditions of
Approval and all related site works.
Page 29 of 37
R
5
5
0
0
R 5 0 0 0R 4 0 0 0
R 4050R 5 0 0 0
R 3 3 5 0
9' - 10"SETBACK300029' - 6 1/2"
MIN. FRONT SETBACK
9000
9' - 10"SETBACK300029' - 6 1/2"
MIN. REAR SETBACK
9000
9' - 9 1/2"
2989
8' - 2 1/2"
2500
22' - 11 1/2"
7000
28' - 1 1/2"
8573
27' - 10 1/2"
8500
36' - 8 1/2"
11192
115' - 8 1/2"
35265
22' - 11 1/2"
7000
28' - 1 1/2"
8573
28' - 7 1/2"
8722
36' - 0"
10970
1' - 7 1/2"
494
8' - 2 1/2"
2500
117' - 4"
35759
22' - 11 1/2"700037' - 7 1/2"1146460' - 7"1846415' - 1"4603R 3500R 6 0 5 3
R 7000R 35002 6 6 .3 5
266.48 265.87266.14
2 6 5 .8 9
2 6 5 .4 7
2 6 5 .1 6265.1 4
2 6 5 .9 0265.9 5266.0 7
2 6 6 .2 6
2 6 6 .0 1
2 6 5 .8 2
2 6 5 .2 3
DASHED LINE DENOTES EXISTING
HOUSE TO BE DEMOLISHED.
29' - 6 1/2"
SETBACK
9000
23' - 5"714376' - 8 1/2"
23376
R 3 3 5 0
DASHED LINE DENOTES AREA
OF TREE PROTECTION
R 2 5 5 0
R 4 0 5 0
R 4 0 0 0 R 5700R 3 3 0 0
EXISTING FRAME SHED TO
BE REMOVED.3' - 3 1/2"10003' - 11"
1200
4' - 3"
1300 3' - 3 1/2"100022' - 11 1/2"
7000
3' - 11"12002' - 8"
810
10' - 9"
3279
25' - 0"76251' - 0"30013' - 2"40151' - 0"3002' - 8"8103' - 3 1/2"10003' - 7 1/2"
1100
1' - 0"
300
8' - 10"
2689
3' - 8"11155' - 2 1/2"
1589
8' - 2 1/2"
2500
3' - 11"
1200
9' - 9 1/2"
2989
4' - 3"
1300 2' - 7 1/2"8001' - 8"51210' - 9 1/2"
3287
2' - 10"
868
14' - 3"
4345 2' - 7 1/2"8032' - 2 1/2"67211' - 6"350710' - 11 1/2"334010' - 3 1/2"31423' - 3 1/2"100016' - 0 1/2"489218' - 3 1/2"55748' - 2 1/2"
2500
3' - 11"
1200
4' - 3"
1300
22' - 11 1/2"
7000
3' - 3 1/2"
1000
21' - 7"
6573
3' - 3 1/2"
1000 15' - 2"462015' - 0"45702' - 8"81028' - 1 1/2"
8573 2' - 8"8107' - 4"223315' - 0"45713' - 3 1/2"
1000
25' - 4"
7722
3' - 3 1/2"
1000
9' - 10"30005' - 4"161936' - 0"
10970
1' - 7 1/2"
494
2' - 10"8683' - 10"117216' - 3 1/2"49616' - 11 1/2"
2120
2' - 2 1/2"
672
27' - 6 1/2"
8400
3' - 4 1/2"
1032
1' - 8"
511 1' - 8 1/2"
521 13' - 9 1/2"420011' - 6"
3500
4' - 4 1/2"
1332
3' - 3 1/2"
10005' - 3 1/2"16102' - 8"81051' - 3"
156182' - 8"8103' - 7 1/2"
1100
108' - 3"
32994
29' - 1"
8860
5' - 6"
1673
6' - 4 1/2"194515' - 2"462062' - 7 1/2"1909018' - 5"562018' - 5"562080' - 11"24661277' - 11 1/2"
84726
278' - 3 1/2"
84817
82' - 5 1/2"2512853' - 11 1/2"1644615' - 1 1/2"460413' - 4 1/2"407829' - 6 1/2"
9000
1' - 8"5119' - 3 1/2"28281' - 2"3547' - 7"2316130' - 7 1/2"
39812
3' - 11"119233' - 0 1/2"
10073
FFE 266.51
TOF 266.15
USF 263.26
149 KENNEDY STREET WEST
P.I.N. 03659-0303 (LT)
PART 1 PLAN OF SURVEY OF PART OF LOT 33,
REGISTERED PLAN 246 3' - 8 1/2"113551' - 4 1/2"
15659
145' - 10 1/2"
44468
21' - 5"65245' - 10"17799' - 10"30007' - 0 1/2"2151EXISTING9' - 10"300011' - 6 1/2"35121' - 2 1/2"364111' - 5 1/2"
33975
9' - 7 1/2"2940ZONING : R1
PERMITTED PROPOSED
LOT AREA
LOT COVERAGE
LOT FRONTAGE
FRONT YARD SETBACK
REAR YARD SETBACK
INT. YARD SETBACK
INT. YARD SETBACK
HEIGHT
GARAGE DIMENSIONS
PARKING SPACES
DRIVEWAY WIDTH
22706.67 FT2 [2109.5 M2]
MAX. 35%
35% x 22706.67 = 7947.33 FT2 [738.33 M2]
MIN. 30 M
MIN. 9 M
MIN. 9 M
4.5 M
4.5 M
MAX. 10 M
N / A
MIN. 2 SPACES @ 2.7M x 5.3M
MIN. 2.7 M (ALL CASES)
MIN. 10 M (WHEN LOT FRONT >18.0 M)
MAX. 6.0 M @ STREET LINE
EXISTING TO REMAIN
4455.41 / 22706.67 = 19.6%
(NEW DWELLING)4383.61 FT2
(EXISTING ACCESSORY SHED) 71.80 FT2
4455.41 FT2 [413.92 M2]
EXISTING TO REMAIN ; 25.08 M
9 M
39.81 M
2.20 M
3 M
9.47 M TO PEAK
N / A
3 SPACES
3.3 M
EXISTING TO REMAIN ; 7.1 M
SITE STATISTICS
P R O J E C T S C A L E D R A W N R E V I E W E D
R E V I S I O N R E C O R D
Note: This drawing is the property of the Architect and may not be reproduced or
used without the expressed consent of the Architect. The Contractor is
responsible
for checking and verifying all levels and dimensions and shall report all
discrepancies to the Architect and obtain clarification prior to commencing work.
OWNER:
Z SQUARE CONSULTING INC.
2710 14th AVE, MARKHAM,
ONTARIO L3R 0J1
E: info@zsquareconsulting.com
T: 1-416-502-1616
DATE:
APPLICANT:
ADDRESS:
PHONE:
ADDRESS:2710 14TH AVE, MARKHAM,
ON M2H 3B3
PHONE:416-502-1616
MENGDI ZHEN
--
149 KENNEDY STREET
WEST, AURORA ON,
L4G 2L8
2-20-2024
--5/1/2024 11:55:34 AMAs indicated
Z:\1 Projects\23033 149 Kennedy st. west\revit\149 kennedy - r10.rvtNEW 2 STOREY DETACHED SINGLE
FAMILY DWELLING
149 KENNEDY STREET WEST, AURORA
L4G 2L8
SITE PLAN
23033 Author
A101
Checker
Date No. Description
No. Description Date
1 COA APR 15
Page 30 of 37
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Committee of Adjustment Report
No. MV-202 4 -12
_______________________________________________________________________________________
Subject: Minor Variance Application
Boyd
11 Kennedy Street West
Registered Plan 131, Lot 4
File: MV-2024-12
Prepared by: Kenny Ng, Planner
Department: Planning and Development Services
Date: May 9, 2024
_______________________________________________________________________________________
Application
Planning Staff are requesting a deferral of the above noted minor variance application for
11 Kennedy Street West (MV-2024-12).
Additional time is needed for more detailed and consistent drawings to be provided and
a review to be undertaken by staff. The submitted drawing sets contain several
inconsistencies and misinformation throughout, including incorrect dimensions
indicating the front yard setback of the proposed porch, which is the separation distance
between the front property line and the porch, as well as errors in the zoning information
table. Staff also notes that there are inconsistent information provided for the garage
proposed to be restored, in that there is no clear indication on drawings to display whether
the garage will remain detached, or attach to the proposed addition.
This deferral request will allow staff to thoroughly assess and re-evaluate the
development, with appropriate notice to also be delivered regarding the need for any
additional variances as required. Staff recognize the importance of making informed
decisions and believe the requested deferral will enable a more accurate and aligned
interpretation of the Zoning By-law provisions based on revised drawings that respond to
staff’s comments.
As a result, Staff are requesting the subject application be deferred for consideration until
a more detailed submission of plans can be provided rectifying all of the above not ed
inconsistencies (correct dimension showing the front yard setback, revised zoning
Page 31 of 37
May 9, 2024 2 of 2 Report No. MV-2024-12
information table and clear indication of the nature of the garage being restored) and
subsequent review conducted. The Applicant has been made aware of this, but still
wishes to be heard before the Committee.
Appendix ‘A’ – Site Plan and Elevations
Page 32 of 37
REGISTERED PLAN 131 LOT 5 LOT 3LOT4LOT 64REGISTEREDPLAN246LOT 5
LOT 7
LOT 7 264.87bdgbrickbdgbrickbdgbrickbdgbrickzpilllarzpilllarpilllargaragewoodgaragewoodzchimneyzchimneychimneyzgarageohresectbdgfdngaragewoodbdgfdnbdgfdngaragewoodgarageohzcedarsdlzcedarsdlzcedarsdlzcedarsdlzcedarsdlzcedarsdlzcedarsdlcedarsdlpedBLD1g3t4t5t7t9t100110021003100410051006100710081009101010111012101310141015101610171018101910201021102210231024102510261032103310341035103610371038103910401041104210431044104510461047104810491050105110521053105410551056105710581059106010611062106310641065100101102103104105106107108109110111112113106610671151161171181191201211221231241068106910701071107210731074125126127128107510761077107810791080108110821311321331083108410851086108710881089109010911092109310941095109610971098109911001101rs1134135136110211031104110511061107110811091110111113713813914011121113111411151116111711181119112011211122112311241125112611271128112911301131113211331134113511361411421431137113811391140114111421143114411451146114711481149115011511152115311541155115611571158115911601161116211631164116511661167144145117011711172117311741175rs2117650t5005015001502503264.68264.69264.69264.71264.74264.78265.40265.16265.13265.10265.13265.16265.07264.85265.21265.00265.01265.20265.21265.13265.26264.97264.78265.05265.17265.06265.15265.19265.17265.23265.32265.23265.27265.25265.23265.21265.22265.25265.32265.30265.29265.39265.31265.43265.52265.52265.49265.57265.60265.65265.84266.03265.35265.42265.36265.33265.56265.48265.78265.81265.63265.62265.77265.95265.90265.84265.90265.50265.65265.49265.39265.42265.55265.28264.72265.27265.33265.34265.36265.28265.37265.33265.35INTERLOCKING BRICKBRICKPILLARBRICKPILLARBRICKPILLAR265.01265.07265.32265.32STEPSSTEPS 264.56264.53264.58264.61264.80265.03265.08265.13BELLPEDESTALUTILITYPEDESTALCATCH BASIN264.57264.54264.55264.59264.63EDGE OF PAVEMENTASPHALTDRIVEWAYCONCRETE SIDEWALK264.70264.68264.67264.72264.64264.75264.85265.09265.16265.20265.23CONCRETE CURBCONCRETE CURB
CURB0.05ECURBON LINECURB0.02E 0.2 0.3 0.2 0.3 1.0265.76 0.5266.04266.00265.67CEDAR HEDGECEDAR HEDGE BUSH266.04266.04266.05266.06266.05266.061.47(P2&Meas)3.42(P2&Set)3.67(P2&Meas)1.25(P2&Meas)3.185.91(P2&Set)
5.90(P2&Meas)
5.93(Meas)
5.84(P3)4.35(Meas)4.18(P3)4.55(Meas)4.41(P3)1.15(Meas)1.30(P3)1.24(Meas)1.40(P3)1.27(Meas)1.43(P3)5.94
5.94
NO. 1121_2 STOREYBRICK DWELLING266.19DOOR SILLCOVEREDPORCHFRAMEGARAGESHEDFRAMEGARAGE0.710.961.040.92COVEREDPORCHPART1P.I.N. 03659-0083(LT)P.I.N. 03659-0082(LT)P.I.N. 03659-0084(LT)TEMPERANCE STREET 1∅IB(L&P)SIB(G)IB(L&P)DISTURBED0.3N,0.2W2IBIB(P1&Set)(P1&Meas)(Meas)
(Meas)
(P1)N16°59'10"W(Meas)(P1&Set)(P1&Set)(Meas)(P1)N16°59'10"W
(P1)40.18 41.76(P1&Meas)14.02(P1&Set)26.52(Meas)26.49(P1)14.02N71°42'50"E40.13
N16°56'50"WN71°34'10"E14.0040.16N16°58'40"W
2A11-011A11-02EXISTING TO BE DEMOLISHED 150ft2EXISTING PORCH AND STAIRS TO BE RESTORED AND REFINISHED4A11-018198EXISTING GROUND FLOOR TO REMAIN 723ft2EXISTING 2.5 STOREY BRICK DWELLING TO REMAIN EXISTING GARAGE TO REMAIN 217 ft2NO.7 KENNEDY ST W 2.5 STOREY BRICK DWELLINGNO.15 KENNEDY ST W 2.5 STOREY BRICK DWELLING5908594559114895357550227045728EXISTING GARAGE TO BE RESTORED -PROVIDE HELICAL PILE FOUNDATIONS AS REQUIRED TO REPAIR EXISTING WALLS. RECLAD WALLS WITH NEW W4 TYPE SIDING. ZONING BY LAW AND LOT STATISTICS FOR R7-SN (497) ZONE PER 24.497.3 MINIMUM LOT FRONTAGE (m)MINIMUM LOT AREA (m2) MINIMUM FRONT YARD (m) MINIMUM REAR YARD (m) MINIMUM INTERIOR SIDEYARD (m) MINIMUM EXTERIOR SIDEYARD (m) MAXIMUM LOT COVERAGE (%) MAXIMUM HEIGHT (m) R7-SN ZONEREQUIREMENTS1546067.5 (OR 25% DEPTH)1.5, 36359mEXISTINGPROPOSED16.58562 m26053 ft2623.661.5, .5M-18%7.71mEXISTING TO REMAINEXISTING TO REMAIN-160.7 m21730 ft2EXISTING TO REMAINEXISTING TO REMAIN 1.5m @ PROPOSED EAST LOT LINE16.91= 28.59%7.948mSHEET NUMBERTITLEApprovedCheckedDrawnJob NumberCONSULTANTSSTRUCTURALMEPCONSULTANT SPARE 1LANDSCAPINGTECHNICAL DESIGN STUDIO INC.2024-02-29 1:03:11 PMC:\Users\david\OneDrive\Documents\10-18-23_Kennedy_david.dandrea88@gmail.com.rvtA01-00EXISTING SITE PLANDDDDProject NumberDDKENNEDYRENO/ADDITION11 Kennedy St W, Aurora, ONL4G 2L3PB & SB1051 Martin Grove Rd Etobicoke, ONM9W 4W6t 416.356.5775f 416.244.4249MARKISSUEDATE1 ISSUED FOR COSTING 11/27/232 ISSUED FOR PERMIT 02/29/241 : 100SURVEY PLAN1PR20240116Mar. 6, 2024TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.:DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Melissa BozaninAppendix 'B'Page 33 of 37
REGISTERED PLAN 131 LOT 5 LOT 3LOT4LOT 64REGISTEREDPLAN 246LOT 5
LOT 7
LOT 7 264.871g3t4t5t7t9tBRICKPILLARBRICKPILLARBRICKPILLAR265.01265.07STEPS264.56264.53264.58264.61264.80265.03265.08265.13BELLPEDESTALUTILITYPEDESTALCATCH BASIN264.57264.54264.55264.59264.63EDGE OF PAVEMENTASPHALTDRIVEWAYCONCRETE SIDEWALK264.70264.68264.67264.72264.64264.75264.85265.09265.16265.20265.23CONCRETE CURBCONCRETE CURB
CURB0.05ECURBON LINECURB0.02E 0.2 0.3 0.2 0.3 1.0265.76 0.5266.04266.00265.67CEDAR HEDGECEDAR HEDGE BUSH266.04266.04266.05266.06266.05266.061.47(P2&Meas)3.42(P2&Set)3.67(P2&Meas)1.25(P2&Meas)3.185.91(P2&Set)
5.90(P2&Meas)
5.93(Meas)
5.84(P3)4.35(Meas)4.18(P3)4.55(Meas)4.41(P3)1.15(Meas)1.30(P3)1.24(Meas)1.40(P3)1.27(Meas)1.43(P3)5.94
5.94
NO. 1121_2 STOREYBRICK DWELLING266.19DOOR SILLCOVEREDPORCHFRAMEGARAGESHEDFRAMEGARAGE0.710.961.040.92COVEREDPORCHPART1P.I.N. 03659-0083(LT)P.I.N. 03659-0082(LT)P.I.N. 03659-0084(LT)TEMPERANCE STREET
YONGE STREET 1∅IB(L&P)SIB(G)IB(L&P)DISTURBED0.3N,0.2W2SIB(G)IBIB(P1&Set)(P1&Meas)(Meas)
(Meas)
(P1)N16°59'10"W(Meas)(P1&Set)(P1&Set)(Meas)(P1)N16°59'10"W
(P1)40.18 41.76(P1&Meas)14.02(P1&Set)26.52(Meas)26.49(P1)14.02N71°42'50"E40.13
N16°56'50"WN71°34'10"E14.0040.16N16°58'40"W
2A11-011A11-024A11-01EXISTING PORCH AND STAIRS TO BE RESTORED AND REFINISHED23508198907994227501NEW 2 STOREY ADDITION EXISTING GARAGE TO BE RESTORED -PROVIDE HELICAL PILE FOUNDATIONS AS REQUIRED TO REPAIR EXISTING WALLS. RECLAD WALLS WITH NEW W4 TYPE SIDING. EXISTING GROUND FLOOR TO REMAIN 723ft2 EXISTING 2.5 STOREY BRICK DWELLING TO REMAIN PROPOSED NEW GROUND FLOOR 801 ft2 EXISTING GARAGE 261 ft2 REQUIRED SETBACK1500REQUIRED REAR YARD SETBACK5911750032037598393324396983EXTENTS OF NEW REAR PORCH ROOFNO.7 KENNEDY ST W 2.5 STOREY BRICK DWELLINGNO.15 KENNEDY ST W 2.5 STOREY BRICK DWELLINGLINE OF ROOF OVERHANG ABOVE590859455911489570850225728ZONING BY LAW AND LOT STATISTICS FOR R7-SN (497) ZONE PER 24.497.3 MINIMUM LOT FRONTAGE (m)MINIMUM LOT AREA (m2) MINIMUM FRONT YARD (m) MINIMUM REAR YARD (m) MINIMUM INTERIOR SIDEYARD (m) MINIMUM EXTERIOR SIDEYARD (m) MAXIMUM LOT COVERAGE (%) MAXIMUM HEIGHT (m) R7-SN ZONEREQUIREMENTS1546067.5 (OR 25% DEPTH)1.5, 36359mEXISTING PROPOSED16.58562 m26053 ft2623.661.5, .5M-18%7.71mEXISTING TO REMAINEXISTING TO REMAIN-160.7 m21730 ft2EXISTING TO REMAINEXISTING TO REMAIN 1.5m @ PROPOSED EAST LOT LINE16.91= 28.59%7.948mSHEET NUMBERTITLEApprovedCheckedDrawnJob NumberCONSULTANTSSTRUCTURALMEPCONSULTANT SPARE 1LANDSCAPINGTECHNICAL DESIGN STUDIO INC.2024-02-29 1:03:11 PMC:\Users\david\OneDrive\Documents\10-18-23_Kennedy_david.dandrea88@gmail.com.rvtA01-04PROPOSED SITE PLANDDDDProject NumberDDKENNEDYRENO/ADDITION11 Kennedy St W, Aurora, ONL4G 2L3PB & SB1051 Martin Grove Rd Etobicoke, ONM9W 4W6t 416.356.5775f 416.244.42491 : 100SURVEY PLAN Copy 21MARK ISSUE DATE1 ISSUED FOR COSTING 11/27/232 ISSUED FOR PERMIT 02/29/24EXISTINGDRIVEWAY& ATTACHED TO PROPOSED ADDITIONPR20240116Mar. 6, 2024TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.:DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Melissa BozaninPage 34 of 37
GRADE265527EX. LEVEL 2269235EX. ROOF LEVEL271674LEVEL 12661902A11-10ACB1A11-109994819818191W7W8W6W6REDUCED WINDOW SIZE -INFILL EXISTING WITH BRICK TO MATCH9:129:124:12W4W41351554842441999481982377111510272971243830456649119LEVEL 02 NEW269596BOTTOM OF TRUSS27204623822441664W35W35W6571631354:12GRADE265527EX. LEVEL 2269235EX. ROOF LEVEL271674LEVEL 12661902A11-10ACB1A11-10819899941819110377371092W35W35W67W1W32210819899942321102722466644:12W4W4LEVEL 02 NEW269596BOTTOM OF TRUSS2720463335238224458589:129:126:1234386453104W35EXISTING TO REMAINSHEET NUMBERTITLEApprovedCheckedDrawnJob NumberCONSULTANTSSTRUCTURALMEPCONSULTANT SPARE 1LANDSCAPINGTECHNICAL DESIGN STUDIO INC.2024-02-29 1:03:15 PMC:\Users\david\OneDrive\Documents\10-18-23_Kennedy_david.dandrea88@gmail.com.rvtA11-01ELEVATIONSDDDDProject NumberDDKENNEDYRENO/ADDITION11 Kennedy St W, Aurora, ONL4G 2L3PB & SB1051 Martin Grove Rd Etobicoke, ONM9W 4W6t 416.356.5775f 416.244.4249MARK ISSUE DATE1 ISSUED FOR COSTING 11/27/232 ISSUED FOR PERMIT 02/29/241 : 50NORTH Elevation21 : 50SOUTH ELEVATION4PR20240116Mar. 6, 2024TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Melissa BozaninPage 35 of 37
GRADE265527EX. LEVEL 2269235EX. ROOF LEVEL271674LEVEL 12661901A11-09132W9W93353W4W42400819832499:1227432353LEVEL 02 NEW269596BOTTOM OF TRUSS272046E9:12F379937997598105494BUILDING HEIGHT79481637163716371900190063113274GRADE265527EX. LEVEL 2269235EX. ROOF LEVEL271674LEVEL 12661901A11-0924503406664132W4W4W4W7W55410PROVDE NEW CENTER WINDOW TO MATCH EXISTING SIZE CW LINTEL NEW MAIBEC SIDING CLAD GARAGE TO REPLACE EXISTING 819842933904REPLACE EXISTING WOOD COLUMNS WITH SQUARE SHAKER STYLE REPLACE EXISTING WINDOWS WITH NEW SAME SIZED UNITS. PROVIDE EXTERIOR WOOD SHUTTERSPROVIDE NEW BRICK KNEE WALL SURROUNDING PORCHLEVEL 02 NEW269596BOTTOM OF TRUSS272046EFBUILDING HEIGHT79481637EQEQEXISTING TO REMAINSHEET NUMBERTITLEApprovedCheckedDrawnJob NumberCONSULTANTSSTRUCTURALMEPCONSULTANT SPARE 1LANDSCAPINGTECHNICAL DESIGN STUDIO INC.2024-02-29 1:03:17 PMC:\Users\david\OneDrive\Documents\10-18-23_Kennedy_david.dandrea88@gmail.com.rvtA11-02ELEVATIONSDDDDProject NumberDDKENNEDYRENO/ADDITION11 Kennedy St W, Aurora, ONL4G 2L3PB & SB1051 Martin Grove Rd Etobicoke, ONM9W 4W6t 416.356.5775f 416.244.4249MARK ISSUE DATE1 ISSUED FOR COSTING 11/27/232 ISSUED FOR PERMIT 02/29/241 : 50EAST ELEVATION11 : 50WEST Elevation2PR20240116Mar. 6, 2024TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES BUILDING DIVISIONPERMIT NO.: DATE:PRELIMINARY ZONING REVIEWAPPROVED BY: Melissa BozaninPage 36 of 37
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