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Agenda - Heritage Advisory Committee - 20210607Town of Aurora Heritage Advisory Committee Meeting Revised Agenda Date:June 7, 2021 Time:7:00 p.m. Location:Video Conference Pages 1.Procedural Notes This meeting will be held electronically as per Section 19. i) of the Town's Procedure By-law No. 6228-19, as amended, due to the COVID-19 situation. Added items are marked with an asterisk (*). 2.Approval of the Agenda 3.Declarations of Pecuniary Interest and General Nature Thereof 4.Receipt of the Minutes 4.1.Heritage Advisory Committee Meeting Minutes of April 5, 2021 1 That the Heritage Advisory Committee meeting minutes of April 5, 2021, be received for information. 5.Delegations Note: At this time, the municipal offices are closed. This meeting will be live streamed at https://www.youtube.com/c/Townofaurora/videos. Anyone wishing to provide comment on an agenda item is encouraged to visit www.aurora.ca/participation for guidelines on electronic delegation. *5.1.Frank Pignataro, Member of Town Park Area Residents Ratepayers Association (TPARRA); Re: Item 6.4 - Memorandum from Planner; Re: Request to Remove 26, 32 and 34-38 Berczy St from the Aurora Register of Properties of Cultural Heritage Value or Interest 8 6.Matters for Consideration 6.1.Memorandum from Planner; Re: Canadian Achievements Mural: Celebrating Diversity and Inclusion 9 That the memorandum regarding Canadian Achievements Mural:1. Celebrating Diversity and Inclusion be received; and That the Heritage Advisory Committee comments regarding the Canadian Achievements Mural: Celebrating Diversity and Inclusion be received and referred to staff for consideration and further action as appropriate. 2. 6.2.Memorandum from Planner; Re: Heritage Permit Application File: HPA- 2021-04, 20 Spruce Street 19 That the memorandum regarding Heritage Permit Application File: HPA-2021-04, 20 Spruce Street, be received; and 1. That the Heritage Advisory Committee comments regarding HPA-2021-04 be received and referred to staff for consideration and further action as appropriate. 2. 6.3.Memorandum from Planner; Re: Heritage Permit Application File: HPA- 2021-02, 63 Catherine Avenue 25 (Presentation to be provided by John Smale, Applicant) That the memorandum regarding Heritage Permit Application File: HPA-2021-02, 63 Catherine Avenue, be received; and 1. That the Heritage Advisory Committee comments regarding Heritage Permit Application File: HPA-2021-02 be received and referred to staff for consideration and further action as appropriate. 2. 6.4.Memorandum from Planner; Re: Request to Remove 26, 32 and 34-38 Berczy Street from the Aurora Register of Properties of Cultural Heritage Value or Interest 33 (Presentation to be provided by Neil Phillips, Project Manager, ERA Architects Inc.) That the memorandum regarding Request to Remove 26, 32 and 34-38 Berczy Street from the Aurora Register of Properties of Cultural Heritage Value or Interest be received; and 1. That the Heritage Advisory Committee comments regarding the removal of 26, 32 and 34-38 Berczy Street from the Aurora Register of Properties of Cultural Heritage Value or Interest be received and referred to staff for consideration and further action as appropriate. 2. 6.5.Memorandum from Planner; Re: Request to Remove 103 Mosley Street from the Aurora Register of Properties of Cultural Heritage Value or 100 Interest (Presentation to be provided by Mike Bennett, Planner, WND Associates Ltd., and Neil Phillips, Project Manager, ERA Architects Inc.) That the memorandum regarding Request to Remove 103 Mosley Street from the Aurora Register of Properties of Cultural Heritage Value or Interest be received; and 1. That the Heritage Advisory Committee comments regarding the removal of 103 Mosley Street from the Aurora Register of Properties of Cultural Heritage Value or Interest be received and referred to staff for consideration and further action as appropriate. 2. *6.6.Round Table Discussion; Re: Heritage Permit Application File: HPA-2021- 07, 28 Wellington Street West That the Heritage Advisory Committee comments regarding Heritage Permit Application File: HPA-2021-07, 28 Wellington Street West be received and referred to staff for consideration and further action as appropriate. 1. 7.Informational Items 7.1.Memorandum from Planner; Re: Heritage Conditions – Shining Hill Subdivision (Phase 2) 190 That the memorandum regarding Heritage Conditions - Shining Hill Subdivision (Phase 2) be received for information. 1. 8.Adjournment 1 Town of Aurora Heritage Advisory Committee Meeting Minutes Date: Time: Location: Monday, April 5, 2021 7:00 p.m. Video Conference Committee Members: Jeff Lanthier (Chair) Hoda Soliman (Vice Chair) Neil Asselin John Green Matthew Kinsella Bob McRoberts Councillor Sandra Humfryes Other Attendees: Mayor Tom Mrakas (ex-officio) Carlson Tsang, Planner Ivy Henriksen, Manager, Customer Services Ishita Soneji, Council/Committee Coordinator _____________________________________________________________________ 1. Procedural Notes This meeting was held electronically as per Section 19. i) of the Town's Procedure By-law No. 6228-19, as amended, due to the COVID-19 situation. The Council/Committee Coordinator called the meeting to order at 7:03 p.m. Jeff Lanthier assumed Chair at 7:06 p.m. 2. Appointment of Committee Chair and Vice Chair Moved by Bob McRoberts Seconded by Neil Asselin Page 1 of 346 2 That Jeff Lanthier be elected as Chair for Year 2021 of the Heritage Advisory Committee (2018-2022 Term). Carried Moved by John Green Seconded by Matthew Kinsella That Hoda Soliman be elected as Vice Chair for Year 2021 of the Heritage Advisory Committee (2018-2022 Term). Carried 3. Approval of the Agenda Moved by Hoda Soliman Seconded by John Green That the agenda as circulated by Legislative Services, be approved. Carried 4. Declarations of Pecuniary Interest and General Nature Thereof There were no declarations of pecuniary interest under the Municipal Conflict of Interest Act, R.S.O. 1990, c. M.50. 5. Receipt of the Minutes 5.1 Heritage Advisory Committee Meeting Minutes of November 2, 2020 Moved by John Green Seconded by Bob McRoberts That the Heritage Advisory Committee meeting minutes of November 2, 2020, be received for information. Carried 6. Delegations Moved by Hoda Soliman Seconded by Matthew Kinsella Page 2 of 346 3 That Delegation 6.2 be allowed to speak at Item 7.1 prior to the consideration of the item. Carried 6.1 Len Bulmer and Kathy Kantel, Residents; Re: Reconsideration of Heritage Designation - 55 Bloomington Road West Mr. Bulmer and Ms. Kantel spoke to the heritage designation of 55 Bloomington Road West and the historic events that occurred at the Pine Ridge facility previously on the subject lands. They further spoke to the heritage designation process and requested that the events be captured in the historical background of the designation details of the property, and responded to the Committee's questions. Moved by Hoda Soliman Seconded by Matthew Kinsella That the comments of the delegation be received and be referred to staff for consideration and action as appropriate. Carried 6.2 Hasan Faraji, Resident; Re: Item 7.1 - Memorandum from Planner; Re: Heritage Permit Application HPA-2020-04 - 74 Centre St Mr. Faraji addressed the Committee in support of the application to construct a two-storey double duplex building on the subject lands. He noted that any concerns expressed by staff and the Committee would be taken into consideration accordingly. Moved by Hoda Soliman Seconded by Matthew Kinsella That the comments of the delegation be received and referred to Item 7.1. Carried 7. Matters for Consideration 7.1 Memorandum from Planner; Re: Heritage Permit Application HPA-2020-04 – 74 Centre Street Staff provided a brief overview of the heritage permit application and the Page 3 of 346 4 proposal to construct a two-storey double duplex building with four parking spaces in the rear yard on the subject property. The Committee inquired about the zoning of the subject lands and if future variances would be required, and staff provided clarification. The Committee expressed concerns regarding the proposed depth of the building, the number of windows on the front elevation, and the lack of landscape space in the rear yard. The Committee provided suggestions including the reduction in the number of windows on the front of the building, addition of windows to the east and west side of the building, reduction in depth to preserve greenspace for a backyard, extension of the front verandah across the whole front side of the property, and possible addition of second floor balconies or upper verandahs for the units. The Committee noted that although the proposal would add an adequate housing option to the existing neighbourhood, revisions to the proposal would be required to retain the heritage aspects as per the Heritage District Plan. The Committee expressed appreciation to the applicant for working with staff to take the suggestions into consideration. Moved by Neil Asselin Seconded by Matthew Kinsella 1. That the memorandum regarding Heritage Permit Application HPA- 2020-04 to permit the construction of a double duplex building at 74 Centre Street be received; and 2. That the Advisory Committee comments regarding Heritage Permit Application HPA-2020-04 to permit the construction of a double duplex building at 74 Centre Street be received and referred to staff for consideration and further action as appropriate. Carried 7.2 Memorandum from Planner; Re: Conversion of the Petch House to a Wedding Chapel Staff provided a brief overview of the memorandum noting the additional information provided as requested by the Committee at the previous meeting and sought the Committee's input regarding the conversion of the Petch House to a wedding chapel or any alternate uses. The Committee and staff discussed about the availability of washrooms and adequate Page 4 of 346 5 parking on site, costs involved to accommodate heating and cooling systems, and the impact of the HVAC system on the heritage aspects of the building. The Committee suggested alternate uses for the Petch House such as a gathering facility for school groups visiting the Arboretum, a Town information center, drop-in center for artifact viewing, and possible meeting space for public use. Moved by John Green Seconded by Bob McRoberts 1. That the memorandum regarding the proposal for Conversion of the Petch House to a Wedding Chapel be received; and 2. That the Heritage Advisory Committee comments regarding the proposal for Conversion of the Petch House to a Wedding Chapel be received and referred to staff for consideration and further action as appropriate. Carried 7.3 Memorandum from Planner; Re: Update on the Comprehensive Review of the Aurora Heritage Register Staff provided an update on the comprehensive review of the Aurora Heritage Register including the highlights of the Steering Committee meetings and the next steps. The Committee expressed appreciation to the Steering Committee members and provided feedback regarding access to the information in the future and the process of evaluation of properties as part of the review. Moved by Bob McRoberts Seconded by Matthew Kinsella 1. That the memorandum regarding the status of the Comprehensive Review of the Aurora Heritage Register project be received; and 2. That the Heritage Advisory Committee comments regarding the status of the Comprehensive Review of the Aurora Heritage Register project be received and referred to staff for consideration and further action as appropriate. Carried Page 5 of 346 6 7.4 Round Table Discussion; Re: New Sidewalk on Metcalfe Street Councillor Humfryes provided a brief overview noting that the matter regarding a proposed sidewalk on Metcalfe Street between Victoria Street to Wells Street serving as a pedestrian connection between Library Square and Town Park was brought forward for Council consideration in March, and she sought the Committee's input regarding the matter. The Committee discussed about the potential damage to the heritage trees along the north side of Metcalfe Street and it was noted that an arborist report has been requested by Council. The Committee provided feedback suggesting to consider the south side of the Wells Street school building as an alternate location and noted that the walkway should be considered as part of the traffic flow plan surrounding Library Square. The Committee further suggested that if the north side of Metcalfe Street is preferred, avoiding the construction of a boulevard would help preserve the heritage trees and consideration of one-way traffic flow on Metcalfe Street would open more space to construct a walkway or sidewalk in the paved portion area of the right-of- way. Moved by Councillor Humfryes Seconded by Neil Asselin 1. That the Heritage Advisory Committee comments regarding the New Sidewalk on Metcalfe Street be received and referred to staff for consideration and action as appropriate. Carried 8. Informational Items 8.1 Memorandum from Planner; Re: Alterations to a Listed Heritage Property – 26 Machell Avenue Staff provided a brief overview of the memorandum and background to the alterations made to the subject property. Moved by Neil Asselin Seconded by Bob McRoberts Page 6 of 346 7 1. That the memorandum regarding Alterations to a Listed Heritage Property at 26 Machell Avenue be received for information. Carried 8.2 Memorandum from Planner; Re: Approval of Heritage Permit Application HPA-2020-03 under Delegated Authority – 28 Wellington Street West Staff provided a brief overview of the memorandum and background of the heritage permit application proposing the replacement of fifteen windows and two doors on the subject property which was approved under delegated authority. Staff noted that another minor heritage permit application for the same property for the replacement of the window surrounds was approved through the streamline process and circulated for Committee's comments. Moved by John Green Seconded by Hoda Soliman 1. That the memorandum regarding the Approval of Heritage Permit Application HPA-2020-03 under Delegated Authority for 28 Wellington Street West be received for information. Carried 9. Adjournment Moved by Matthew Kinsella Seconded by John Green That the meeting be adjourned at 9:19 p.m. Carried Page 7 of 346 տ տ ܈ տ տ տ 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Delegation Request Legislative Services This Delegation Request form and any written submissions or background information for consideration by either Council or Committees of Council must be submitted to Legislative Services. Council or Committee Meeting Date: June 7 Heritage Advisory Committee Subject: 1) Re-designation of Berczy Street property that historically housed The T. Sisman Shoe Co.Ltd 2) Demolition of The T.Sisman Shoe Co.Ltd. historically significant building, 3) Designation of The T. Sisman Shoe Co.Ltd building as an Aurora Heritage and or Provincal Site Name of Spokesperson and Name of Group or Person(s) being Represented (if applicable): Frank Pignataro, member of Town Park Area Residents Ratepayers Assoc.(TPARRA) Brief Summary of Issue or Purpose of Delegation: We are requesting the Heritage Advisory Committee to NOT support the proposed demolition and redevelopment of the historic T.Sisman Shoe Company Ltd on Berczy Street in Olde Aurora. This historically significant building employed thousands of residents from the Aurora and Newmarket areas for many years. During challenging times, Sisman Shoes made and provided safe footwear for our Canadian Military during their war efforts. Protective footwear was also manufactured for the Ontario Provincial Police. Of great significance is the Sisman Shoe Company's contribution to the to livelihood and financial stability of many families. They were a community minded company often supporting local sports teams, charitable programs and the local economy. This important Aurora landmark signifies the cornerstone of what has made Aurora the wonderful community which many call home. It is a shame to consider naming the library square Sisman Square when our town is considering destroying the original building. For all who have had an affiliation with the company, we are urging the heritage Committee to advocate for the preservation of history. Demoliton and a paque do not see to do justive to a major historical contributor. When future generations ask about how the community of Aurora contributed to the war efforts, it would be meaningful to be able to display the original building. The sacrifice of Aurora's young men who served to protected our freedom deserve to be remembered and recognized. When our vetrens say "we put boots on the ground" what beeter response than " these boots were made here in this building; T. Sismen shoes of Aurora. Have you been in contact with a Town staff or Council member regarding your matter of interest? Yes տ No տ✔ If yes, with whom? Carlson Tsang Date: June 2/21 I acknowledge that the Procedure By-law permits five (5) minutes for Delegations. ✔ I wish to submit my delegation by (select one): Video/audio* ✔ տ Phone* In Writing In Person** *Must attend electronic meeting. Please click here for more information. **Subject to meeting format and submission of Screening Registration Form Page 8 of 346 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Memorandum Planning and Development Services Re: Canadian Achievements Mural: Celebrating Diversity and Inclusion To: Heritage Advisory Committee From: Carlson Tsang, Planner Date: June 7, 2021 Recommendation 1. That the memorandum regarding Canadian Achievements Mural: Celebrating Diversity and Inclusion be received; and, 2. That the Heritage Advisory Committee comments regarding the Canadian Achievements Mural: Celebrating Diversity and Inclusion be received and referred to staff for consideration and further action as appropriate. Summary The Town has identified the Lloyd Building at 15242 Yonge Street, which is designated under Part IV of the Ontario Heritage Act, as one of the potential locations for the Canadian Achievements Mural. The purpose of this memo is to provide the Heritage Advisory Committee with some general information about the mural. Background In October 2020, Council approved a motion to investigate options for a wall mural that represents Canadians from diverse backgrounds who have contributed to the building of Canada. The mural will be used to raise awareness of diversity and inclusion and promote anti-racism in the community. On April 27, 2021, Council approved the next steps associated with the Canadian Achievements and Diversity Mural and directed staff to move forward with a call to artists for submissions for the mural. Final approval of the mural will go to Council at a later date around the fall of 2021. As part of this project, staff established, with the support of the Town’s Anti-Black Racism and Anti-Racism Task Force, draft guidelines for the development of the mural (see Attachment 1). Page 9 of 346 Canadian Achievements Mural June 7, 2021 Page 2 of 3 The successful Artists or Artist-Led Teams will be invited to develop a proposal for a mural that will be a focal point and symbol of community pride that addresses the following themes:  Celebrates the accomplishments of Canadians of various ethnicities and cultures who have contributed to the building of Canada and Aurora;  Highlights historically significant achievements made by diverse individuals from Canada’s past and present; and  Encourages education and learning around equity, diversity, inclusion, racism and systemic inequities. The Town will determine the exact size of the mural in collaboration with the successful Artist(s), but it is the Artist’s responsibility to make a recommendation in their proposal regarding the size and location based on available budget. Once selected, the Artist(s) will work with the Town on a final design to be approved by Council. The Town has identified the following four potential locations for the mural: 1. Northern wall of the Lloyd Building at 15242 Yonge Street 2. Northern wall of the building at 15105 Yonge Street 3. Retaining wall near Jonathan Bales Parkette close to Joseph Hartman and Hartwell Way intersection 4. Northern wall of Aurora Public Library 15242 Yonge Street “Lloyd Building” The Lloyd Building located at 15242 Yonge Street is designated under Part IV of the Ontario Heritage Act. The heritage attributes of the building include the following exterior elements:  massing (the original building dated 1882, not including rear 1903 addition);  masonry window openings;  proportion of storefront to the remainder of the façade including the height of the storefront cornice.  the return of the storefront onto Wellington Street;  Wellington Street storefront entry including proportions of the storefront; Page 10 of 346 Canadian Achievements Mural June 7, 2021 Page 3 of 3  decorative brick stepped parapet;  metal cornice, dentils, and brackets; and  oriel window; complete with metal bell cast roof, and ornamental wood trim. If the Lloyd Building is selected as the location for the mural, a follow up memo will be presented to the Heritage Advisory Committee in the future detailing the mural design and application methods. The Selection Committee will consider various application methods including painting the mural directly on the wall, panting panels to be mounted on the wall, vinyl or other proposed methods. The Artist will be required to work around the attributes, unique façade design and windows. Although the mural will unlikely require a heritage permit as it doesn’t require any structural changes to the building, there may be some level of impact on the heritage attributes located on the north façade. Heritage Staff will work with the project manager, in consultation with the Heritage Advisory Committee, to ensure the protection of the attributes on the Lloyd Building. Attachments Attachment 1 – Canadian Achievements Mural: Celebrating Diversity and Inclusion Draft Guidelines 2021 Page 11 of 346 Canadian Achievements Mural: Celebrating Diversity and Inclusion DRAFT GUIDELINES 2021 To request a copy of the Guidelines in another format, please contact us at: Phil Rose, Manager of Library Square Email: prose@aurora.ca Telephone: 905-716-2366 Mail: Town of Aurora, 229 Industrial Pkwy N, Aurora, ON L4G 4C4 Attachment 1 Page 12 of 346 Canadian Achievements Mural: Celebrating Diversity and Inclusion GUIDELINES Page2 i. Project Overview In October 2020, Aurora Town Council approved a motion to investigate options for a wall mural that represents Canadians from diverse backgrounds who contributed to the building of Canada and Aurora. In January 2021, the Anti-Black Racism and Anti-Racism Task Force formed a Subcommittee to assist on the Mural Project. The Mural is one strategy the Task Force will use to raise awareness of diversity and inclusion and promote anti-racism in the community. ii. Mural Themes The Artist or Artist-Led Team is invited to develop a proposal for a mural that will be a focal point and symbol of community pride that addresses the following themes: x Celebrates the accomplishments of Canadians of various ethnicities and cultures who have contributed to the building of Canada and Aurora; x Highlights historically significant achievements made by diverse individuals from Canada’s past and present; and x Encourages education and learning around equity, diversity, inclusion, racism and systemic inequities. iii. Artist Eligibility The Mural Project is open to individual Artists or Artist-Led Teams that meet the following criteria: x Submit a complete Application Form that includes the information detailed in Section v. (Call for Artists Application Requirements) of these Guidelines; x Artists with the skills and experience needed to develop a community art project and who identify as BIPOC (Black, Indigenous or Person of Colour) will be given priority, although this is not a requirement. iv. Mural Location and Design Considerations Mural location to be determined. Page 13 of 346 Canadian Achievements Mural: Celebrating Diversity and Inclusion GUIDELINES Page3 x It is desirable, but not mandatory, for the mural to cover most of the available surface area, however, the Artist will need to work around the unique façade design and windows. x The Town will determine the exact size of the mural in collaboration with the successful Artist(s), but it is the Artist’s responsibility to make a recommendation in their proposal regarding size and location based on available budget. The Artist must be willing to work with the Town until a final design is approved. x The Selection Committee will consider various application methods, including painting the mural directly on the wall, painting panels to be mounted on the wall, vinyl, or other proposed methods. v. Site Preparation and Maintenance x The Town will provide a location for the Artist to store their supplies and will work with them to develop a plan to ensure their safety and that of the public during the performance of their work. x The Town will also provide any required site safety signage that is required. x The Town will prepare the wall before the Artist commences work by cleaning/pressure washing the wall and moving any obstructions. x The Artist is required to prime the wall and apply anti-graffiti coating on any painted surfaces up to ten (10) feet above ground level. x Development of a maintenance plan is the shared responsibility of the Town and Artist, however once the mural is installed, Town staff will be responsible to monitor the mural for maintenance requirements and consult with the Artist regarding any necessary repairs. x Town staff will also assist in securing any permits that may be required to occupy part of the right of way throughout the duration of this project. vi. Call for Artists Application Requirements Artists interested in participating in the Mural Project must submit an Application Form that includes the following: x Proposed Concept: a high-resolution rendering in colour, including proposed dimensions that effectively communicates the artistic concept and how it relates to the Mural Themes. Artists may submit up to three different designs in total; x Letter of Interest: no more than 200 words in length that explains the Artist’s interest in the project; Page 14 of 346 Canadian Achievements Mural: Celebrating Diversity and Inclusion GUIDELINES Page4 x Artist’s Statement: no more than 200 words in length that describes the Artist’s interest in this project, your experience with similar projects, relevant training (e.g. Working at Heights), and any other comments that will differentiate you as a candidate; x Artist’s Portfolio: between 3-5 images or links to images of past murals or similar past projects; x Material and Supplies: a list of all proposed materials and supplies required to execute the mural design; x Budget: must include Artist fee, materials and supplies, insurance and any other expenses (see Budget section below for more information); x Workplan: o Identifies the process and estimated timeline required for the successful completion of the mural, including proposed start and end dates. x References: provide up to three (3) references from individuals familiar with the Artist’s work and working methods. The list should include addresses and contact information; and x Insurance Requirements: o The Artist will be required to provide the Town with proof of insurance with a minimum of $5 million General Liability coverage naming the Town as an additional insured.1 o The Artist will be required to sign a Workplace Safety and Insurance Board (“WSIB”) waiver provided by the Town prior to performing any work. vii. Additional Submission Requirements x Submissions must be original artwork; x Representational, stylized, and abstract designs will be considered; x It is recommended that Artists consider the physical appearance of the surrounding area in their designs; x Artists are encouraged to visit/research the mural site to ensure their mural concept is appropriate for the location; x Artists are required to work with Town staff to develop a safety plan that will ensure the safety of themselves and pedestrians during the performance of their work; 1 The Town’s insurer offers an independent program where, if need be, the Artist may purchase insurance at a competitive rate. The Artist is eligible to be reimbursed for this expense. Click on link for a quotation: https://eventinsurance.marsh.com/ Page 15 of 346 Canadian Achievements Mural: Celebrating Diversity and Inclusion GUIDELINES Page5 x Designs may be completed in any media as long as the design can clearly be translated to a mural using agreed upon supplies; x Designs must be scaled to fit the proportions of the wall to which it will be applied; x Neon, fluorescent, or reflective type colors are prohibited; x Submitting Artists must not share their designs until after final decisions have been made and designs have been announced by the Town. Designs may be disqualified as a result of the following: x The design is improperly scaled to fit the wall; x The Application Form is incomplete or does not meet submission requirements; x The resolution of the submitted design is too low, and details cannot be clearly viewed when enlarged; x Applicants share their designs before the Town announces the selected Artist; x The design includes imagery taken directly from another artist’s work or from any copyrighted work; x The design cannot clearly be executed within an appropriate time frame; x The design is inappropriate for display in an outdoor public place; and x The design contains direct advertisement of a product or company name associated with any artist or third party, any libelous or slanderous expression, or any obscene or pornographic content. viii. Selection Process A Mural Selection Committee comprised of (at minimum) four representatives from the Anti-Black Racism and Anti-Racism Task Force, an external art professional, and one Town staff member, will evaluate all submissions based on the following criteria: x Overall artistic merit of the proposed design and how it relates to the Mural Themes (0-25 points); x Artist’s experience and demonstrated quality and applicability of past work (0-25 points); x Responsiveness of the design to the physical site location (0-25 points); and x Feasibility of the overall installation, workplan and budget (0-25 points). ix. Project Budget Artists are eligible for up to a maximum of ten thousand dollars ($10,000) all inclusive, including but not limited to, the artist fee, materials and supplies, HST, insurance, travel Page 16 of 346 Canadian Achievements Mural: Celebrating Diversity and Inclusion GUIDELINES Page6 to the site and project meetings, training (if required), maintenance plan, attendance at unveiling of the completed work, and any other expenses to produce the Mural. x. Project Timetable Milestone Date Release of Online Call to Artists Application June 14, 2021 Virtual Information Session (not mandatory) During the Information Session, Artists will have the opportunity to meet with members of the Anti-Black Racism and Anti-Racism Task Force and Town Staff to discuss the Mural Project and ask questions regarding the Mural Guidelines. June 29, 2021 Call to Artists Submission Deadline July 23, 2021 Selection Process July 26-August 6 Council Approval of Mural Design September 21, 2021 Artists Notified of Selection Process Results Week of September 27, 2021 Agreement Between the Town and Artist Finalized By October 29, 2021 Mural Work Begins TBD Mural Work Completed TBD The dates in the Timetable are subject to change, at the sole discretion of the Town. Should the Town revise any of the proposed dates in the Timetable, the Artist will be notified in advance. xi. Terms and Conditions x All artwork created through this process will remain under the ownership of the Town; x Each design must be the original artwork of the Artist named in the Application; Page 17 of 346 Canadian Achievements Mural: Celebrating Diversity and Inclusion GUIDELINES Page7 x The Town, at its sole discretion, may request additional information, and may amend the Guidelines as deemed necessary to provide greater clarification to Artists in preparation of their submission. x Copyrighted or commercial images cannot be depicted. Artists may take inspiration from imagery that is copyrighted as a part of their designs, and may be required to clearly site the source in the description; x By submitting their artwork, Artists consent to the use of said artwork by the Town; x Artists understand that their artwork will be used in part or whole for the Anti- Black Racism and Anti-Racism Task Force Mural Project, which will be located in plain sight and viewable by the general public; x They further understand that if their artwork is selected, they will be required to enter into a contractual agreement with the Town that outlines all of the expectations for products, services, responsibilities, payments, ownership of the physical project, ownership of the copyright, liability insurance, indemnification, maintenance, life span, and more; x The Town reserves the right not to award the commission to any Artist and to cancel or re-issue the Call for Artists Application at any time; x Should the Artist be infected with COVID-19 prior to or during the project timeframe, the Artist is required to inform the Town immediately, which at that point Town staff will determine the appropriate steps of action under their discretion; and x The Artist will need to follow the necessary York Region’s Public Health guidelines with respect to COVID-19 while performing the work. xi. Accessibility The Town will provide accommodations throughout the mural selection process to applicants with disabilities. Please contact Phil Rose, Manager of Library Square at 905- 716-2366 or prose@aurora.ca to discuss the nature of the accommodation you may require to ensure your participation. Page 18 of 346 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Memorandum Planning and Development Services Re: Heritage Permit Application File: HPA-2021-04 20 Spruce Street To: Heritage Advisory Committee From: Carlson Tsang, Planner Date: June 7, 2021 Recommendation 1. That the memorandum regarding Heritage Permit Application File: HPA-2021-04, 20 Spruce Street, be received; and, 2. That the Heritage Advisory Committee comments regarding HPA-2021-04 be received and referred to staff for consideration and further action as appropriate. Summary This memo provides the Heritage Advisory Committee with the necessary information to comment on Heritage Permit Application HPA-2021-04. The application proposes to construct a garage addition on the south side of the existing dwelling at 20 Spruce Street which is located within the Northeast Old Aurora Heritage Conservation District: Background 20 Spruce Street is approximately 808.25 m2 (8700 ft2) in size and is located on the west side of Spruce Street, north of Wellington Street East and east of Yonge Street, within the Northeast Old Aurora Heritage Conservation District. The property contains a two-storey buff brick house constructed circa 1854. The dwelling reflects Vernacular architectural style characterized by multiple steep gable roofs and asymmetrical façade. The front entrance is recessed from the main wall and covered by a porch with a shed roof. The front elevation features a shallow bay window on the ground floor and a circular transom on the second floor. Most of the windows are 4/4 or 12/12 paned windows with arched lintels. There is a single-storey side addition on the south side of the building which was constructed as early as the 1980’s. The rear yard contains a Page 19 of 346 Heritage Permit Application HPA-2021-04 – 20 Spruce Street June 7, 2021 Page 2 of 3 metal shed and an in-ground swimming pool. Parking is currently provided in the driveway on the south side of the building. Mature vegetation exists on the property including a large mature tree in the front yard. Heritage Designation In 2006, Town Council passed By-Law 4809-06.D to designate 20 Spruce Street under Part V of the Ontario Heritage Act as part of the Northeast Old Aurora Heritage Conservation District. Town Council also passed By-Law 4809-06.D to adopt the “Northeast Old Aurora Heritage Conservation District Plan” as the document to guide the preservation, redevelopment and alteration of the properties and streetscapes located within the boundaries of the District. Heritage Permit Application The owner submitted a heritage permit application to construct a 21.16 m2 (227.76 ft2) one storey garage addition with a height of approximately 3.7 m (12.13 ft) on the south side of the existing dwelling. The proposed garage addition is designed with a sloped roof and board and batten siding. There will be a side door at the north-west corner of the addition that provides access into the rear yard. This application only deals with the design of the proposed garage. The proposed garage will be reviewed for compliance with the zoning by-law and engineering standards during the building permit process. A building permit will not be issued unless the proposal conforms to the Zoning By-law and all applicable engineering standards. Analysis Section 9.1.2.5 of the District Plan indicates that additions should be located to the rear or an inconspicuous side where they are not visible from the street. The proposed addition is modest in size, and hence is not anticipated to dominate over the main building. Further, the proposed addition is generously setback from the public street to ensure the protection of the main building’s physical presence and the historic streetscape character. The large mature tree at the south east corner of the property will remain to help provide screening from the street. Section 9.1.3 of the District Plan states that additions and alterations to an existing heritage building should be consistent with the style of the original buildings. Staff Page 20 of 346 Heritage Permit Application HPA-2021-04 – 20 Spruce Street June 7, 2021 Page 3 of 3 consider the overall design of the proposed addition to be compatible with the original architectural character of the main building. Section 4.2 of the District Plan permits new garages to have a maximum height of 4.6 m (15.91 ft). The proposed garage addition has a height of 3.7 m (12.13 ft) measured from the grade to the top of the roof, which is approximately 1 m (3.28 ft) lower than the maximum allowance. Section 4.2 b of the District Plan states that the traditional spacing of buildings should be protected to preserve the historical development pattern in the neighborhood. The proposed addition has a minimal south side yard setback of 0.3 m (0.98 ft). Staff asked the applicant to consider a detached garage in the rear yard which would increase the spatial separation from the adjacent property. The applicant explained that relocating the garage to the rear yard would negatively affect the homeowner’s enjoyment of their amenity space including the in-ground swimming pool. The existing building was constructed at an angle on the property which makes it difficult for the proposed addition to provide the typical separation from the south property line. Considering the proposed addition will be located in an inconspicuous corner of the building and the existing 5 m (16.4 ft) wide side yard driveway will remain, staff are of the opinion that the visual openness between the two properties will remain generally in keeping with the current setback rhythm on the street. Although staff maintain that a detached garage is a more preferable option, the proposed addition is acceptable due to the unique circumstance of the subject property. Conclusion Staff have review Heritage Permit Application HPA-2021-04 and are satisfied that the proposed work complies with the design guidelines of the Northeast Old Aurora Heritage Conservation District Plan. Attachments Attachment 1- Location Map Attachment 2 - Drawings Page 21 of 346 >Kd/KEDW>Kd/KE͗ϮϬ^ƉƌƵĐĞ^ƚƌĞĞƚƩĂĐŚŵĞŶƚϭ^h:d>E^DĂƉĐƌĞĂƚĞĚďǇƚŚĞdŽǁŶŽĨƵƌŽƌĂWůĂŶŶŝŶŐĂŶĚƵŝůĚŝŶŐ^ĞƌǀŝĐĞƐĞƉĂƌƚŵĞŶƚ͕ƵŐƵƐƚϮϵϮϬϭϵ͘ĂƐĞĚĂƚĂƉƌŽǀŝĚĞĚďǇzŽƌŬZĞŐŝŽŶΘƚŚĞdŽǁŶŽĨƵƌŽƌĂ͘ŝƌWŚŽƚŽƐƚĂŬĞŶ^ƉƌŝŶŐϮϬϭϴ͕Ξ&ŝƌƐƚĂƐĞ^ŽůƵƟŽŶƐ/ŶĐ͕͘ϮϬϭϴKƌƚŚŽƉŚŽƚŽŐƌĂƉŚǇ͘ϬϭϬϮϬϯϬϰϬϰDĞƚƌĞƐ^ƵďũĞĐƚWƌŽƉĞƌƚǇPage 22 of 346 2.85 PAVED DRIVEWAY 3.10 EXISTING 2-STOREY DWELLING WOODEN DECK 2.85 PAVED DRIVEWAY 3.10 EXISTING 2-STOREY DWELLING WOODEN DECK 3.47 6.100.31 3.23 1.511.07 914ROOF ABOVE PROPOSED GARAGE SCALE: 1:50 PROPOSED GARAGE CONCEPT PLAN - 20 SPRUCE ST. "UUBDINFOU Page 23 of 346 30833753SCALE: NTS PROPOSED CARPORT CONCEPT PLAN - 20 SPRUCE ST. FRONT ELEVATION SIDE ELEVATION Page 24 of 346 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Memorandum Planning and Development Services Re: Heritage Permit Application File: HPA-2021-02 63 Catherine Avenue To: Heritage Advisory Committee From: Carlson Tsang, Planner Date: June 7, 2021 Recommendation 1. That the memorandum regarding Heritage Permit Application File: HPA-2021-02, 63 Catherine Avenue, be received; and, 2. That the Heritage Advisory Committee comments regarding Heritage Permit Application File: HPA-2021-02 be received and referred to staff for consideration and further action as appropriate. Summary This memo provides the Heritage Advisory Committee with the necessary information to comment on Heritage Permit Application HPA-2021-02. The application proposes to remove an existing rear addition and to construct a new rear addition to the dwelling at 63 Catherine Avenue which is located within the Northeast Old Aurora Heritage Conservation District.  Staff support the demolition of the existing rear addition as it does not contribute to the heritage value of the property.  Staff are satisfied that the proposed addition generally meets the design guidelines of the Northeast Old Aurora Heritage Conservation District Plan. Background 63 Catherine Avenue is approximately 600 m2 (6,458.35 ft2) in size and is located on the south side of Catherine Avenue, north of Wellington Street East and east of Yonge Street, within the Northeast Old Aurora Heritage Conservation District. The property contains a two-storey red-brick dwelling constructed circa 1915. The dwelling reflects an Edward Classic architectural style characterized by a hipped roof with two bricked Page 25 of 346 Heritage Permit Application HPA-2021-02 – 63 Catherine Avenue June 7, 2021 Page 2 of 3 chimneys, front shed dormer and side gabled dormer. The front elevation features a verandah with wooden lattice, and is supported by three classical columns on brick piers. The dwelling has a number of tall multi-paned sash windows on concrete sills. The rear elevation contains a second storey addition directly above the kitchen, and a single storey addition at a recessed corner of the building. Parking is provided in a detached double-car garage located in the rear yard. Mature vegetation exists on the property including large canopy trees in the front yard. Heritage Designation In 2006, Town Council passed By-Law 4809-06.D to designate 63 Catherine Avenue under Part V of the Ontario Heritage Act as part of the Northeast Old Aurora Heritage Conservation District. Town Council also passed By-Law 4809-06.D to adopt the “Northeast Old Aurora Heritage Conservation District Plan” as the document to guide the preservation, redevelopment and alteration of the properties and streetscapes located within the boundaries of the District. Heritage Permit Application The owner submitted a heritage permit application to remove the existing rear addition at the south east corner of the building and to construct a new 16.41 m2 (176.63 ft2) one-storey addition at the same location. The proposed addition is designed with a low- slope gable roof and will be clad in vinyl siding. There will be a 2.02 m (6.66 ft) projection into the east side yard with a sash window facing the street. No mature trees will be removed to facilitate the proposed addition to the existing dwelling. The propose development will be subject to a zoning review to confirm compliance with the zoning by-law prior to the issuance of a building permit. Analysis Staff support the demolition of the existing rear addition as it does not contribute to the heritage value of the property. Based on historical aerial photos, the existing addition proposed to be removed was constructed as early as the 1980’s. The existing addition does not exhibit any unique design features or demonstrate any architectural significance. The proposed demolition of the existing addition will not adversely affect the heritage integrity of the building. Page 26 of 346 Heritage Permit Application HPA-2021-02 – 63 Catherine Avenue June 7, 2021 Page 3 of 3 Further, given the addition has always been located entirely behind the main building since it was constructed, there will be minimal impact on the streetscape. Staff are satisfied that the proposed addition generally meets the design guidelines in the Northeast Old Aurora Heritage Conservation District Plan. Section 9.1.2.5 of the District Plan indicates that additions should be located to the rear or an inconspicuous side where they are not visible from the street. The proposed addition is located at the south-east corner of the main building, where only half of the structure will be exposed to the public view. The addition will be appropriately setback by approximately 14.39 m (47.21 ft) from the street to help mitigate its visual impact from public view. Further, the existing mature trees in the front yard will provide screening to further reduce the proposed addition’s presence from the street. Section 9.3 of the District Plan provides that new addition should not have a greater height or scale than the original building. The proposed one-storey addition is approximately 4 m (13.12 ft) in height, which is about 2.43 m (8 ft) below the eaves of the existing house. The floor area of the proposed addition is less than 20% of the footprint of the existing house. The proposed addition is considered subordinate to the existing house and will not detract from the property or reduce its heritage value. Section 9.1.3 of the District Plan states that additions and alterations to an existing heritage building should be consistent with the style of the original buildings. Staff consider the overall design of the proposed addition to be compatible with the original architectural character of the main building, as well as the other existing homes in the neighbourhood. The vinyl siding, roof shingles, window and door proposed for the addition are all consistent with the guidelines of the Heritage District Plan. Conclusion Staff have review Heritage Permit Application HPA-2021-02 and are satisfied that the proposed work complies with the design guidelines of the Northeast Old Aurora Heritage Conservation District Plan. Attachments Attachment 1- Location Map Attachment 2 - Drawings Page 27 of 346 >Kd/KEDW>Kd/KE͗ϲϯĂƚŚĞƌŝŶĞǀĞŶƵĞƩĂĐŚŵĞŶƚϭ^h:d>E^DĂƉĐƌĞĂƚĞĚďǇƚŚĞdŽǁŶŽĨƵƌŽƌĂWůĂŶŶŝŶŐĂŶĚƵŝůĚŝŶŐ^ĞƌǀŝĐĞƐĞƉĂƌƚŵĞŶƚ͕ƵŐƵƐƚϮϵϮϬϭϵ͘ĂƐĞĚĂƚĂƉƌŽǀŝĚĞĚďǇzŽƌŬZĞŐŝŽŶΘƚŚĞdŽǁŶŽĨƵƌŽƌĂ͘ŝƌWŚŽƚŽƐƚĂŬĞŶ^ƉƌŝŶŐϮϬϭϴ͕Ξ&ŝƌƐƚĂƐĞ^ŽůƵƟŽŶƐ/ŶĐ͕͘ϮϬϭϴKƌƚŚŽƉŚŽƚŽŐƌĂƉŚǇ͘ϬϭϬϮϬϯϬϰϬϰDĞƚƌĞƐ^ƵďũĞĐƚWƌŽƉĞƌƚǇPage 28 of 346 Attachment 2Page 29 of 346 Page 30 of 346 Page 31 of 346 Page 32 of 346 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Memorandum Planning and Development Services Re: Request to Remove 26, 32 and 34-38 Berczy Street from the Aurora Register of Properties of Cultural Heritage Value or Interest To: Heritage Advisory Committee From: Carlson Tsang, Planner Date: June 7, 2021 Recommendation 1. That the memorandum regarding Request to Remove 26, 32 and 34-38 Berczy Street from the Aurora Register of Properties of Cultural Heritage Value or Interest be received; and, 2. That the Heritage Advisory Committee comments regarding removal of 26, 32 and 34-38 Berczy Street from the Aurora Register of Properties of Cultural Heritage Value or Interest be received and referred to staff for consideration and further action as appropriate. Summary The purpose of this memo is to provide the Heritage Advisory Committee with the necessary information to comment on the removal of 26, 32 and 34-38 Berczy Street from the Aurora Register of Properties of Cultural Heritage Value or Interest.  The heritage integrity of the two buildings at 26 and 32 Berczy Street had been compromised and therefore do not have sufficient merits to warrant heritage designation under Part IV of the Ontario Heritage Act.  The heritage value of 34 and 38 Berczy Street will be better served through documentation. Staff recommend that the approval of planning applications for the subject lands be conditional on the robust documentation of the former factory buildings, provision of commemorative measures and a financial contribution to the Town’s Heritage Reserve. Page 33 of 346 Delisting of 26-38 Berczy Street June 7, 2021 Page 2 of 7 Background The subject lands are located on the west side of Berczy Street, south of Wellington Street East and east of Yonge Street (see Attachment 1). 26 Berczy Street contains a one and a half storey detached dwelling constructed circa 1865. The building can be described as a Gothic Revival Cottage style building characterized by a pitched roof and centre gable with windows. The building’s exterior is clad with modern siding and the basement level is covered with stone veneer. There is a verandah on the east elevation which has been enclosed. The south elevation features a brick chimney and a single-storey addition with a small sliding window. Roof cladding on the building is comprised of contemporary asphalt shingles. 32 Berczy Street contains a two-storey detached dwelling constructed circa 1865. The building exhibits elements of a vernacular Georgian House characterized by gable roof and proportion based on classical architecture. The building’s exterior is clad with stucco. The window openings are horizontal in orientation instead of vertical in a traditional style. The window frames, gutters and flashings are considered contemporary in style. Roof cladding is comprised of contemporary asphalt shingles. A porch was added to the front of the building in the 1950s. 34 Berczy Street contains a two-storey building which was formerly part of the Sisman Shoe Factory constructed in 1910. The original brick building underwent extensive renovation and was converted from a single-use industrial factory to a multi-unit building, possibly in the early 2000’s. The building’s exterior is now clad with stucco. The building is rectangular in shape with a flat roof. The main entrance is located on the east wall with three vertical bay windows. Three more entrances into various offices are located at the south elevation. The building fenestration is articulated at all elevations with two rows of arched windows. The west half of the north elevation has a simple top cornice with dentils. 38 Berczy Street contains a single storey office building constructed circa 1954 which was also formerly part of the Sisman Shoe Factory complex. The building is rectangular in shape with a flat roof. The east elevation contains the front main entrance and two large square windows at the sides. Two additional entrances are located at the south elevation facing the parking lot. The building features several rectangular windows with horizontal strips. The south and north elevations are divided four pilasters. Photos of the buildings on the subject properties are included in the Heritage Impact Assessment attached hereto as Attachment 3. Page 34 of 346 Delisting of 26-38 Berczy Street June 7, 2021 Page 3 of 7 History The subject properties were historically part of the Geographic Township of Whitchurch (presently Aurora). In 1805, Ebenezer Britton acquired all 190 acres of the lands in LOT 80 EYS from the Crown. In 1836, John Mosley purchased 79 acres of lands on the western portion of lands adjacent to the hamlet of Machell’s Corners. In 1854, Mosley subdivided his lands into building lots which created the Southeast Old Aurora neighbourhood bounded by Wellington Street to the north, Berczy Street to the east, Metcalfe Street to the south and Yonge Street to the west. In 1856, a one and a half storey detached dwelling was constructed at 32 Berczy Street under the ownership of George Coles. By 1865, a two-storey detached dwelling was constructed at 26 Berczy Street, while the adjacent lot to the north is recorded to be vacant. Between the mid 19th and early 20th century, Rosanna Spence, a resident of York Township, acquired many of the lots on Berczy Street between Mosley Street and Wellington Street. Records show that the Spence family never resided in the area, rather the homes were of rental tenure. 26 and 32 Berczy were later subject to several changes of ownership. The two buildings remained as residential dwellings until recently when they were purchased by the current owner. In 1901, the Underhill Sisman Shoe Company acquired 34 & 38 Berczy Street from the Spence family and later constructed a shoe factory building at 34 Berczy. In 1910, the company constructed a second factory to the south at 103 Mosley Street. Thomas Sisman, the founder of the company, resided in the house at 38 Berczy Street between the two factories. The new factory on Mosley Street became the principal production facility and was known as Factory No.1 of the complex. The factory at 34 Berczy Street was known as Factory No.2 and was mainly used as a storage facility. In 1941, the company constructed a third building for sole cutting at 103 Mosley Street, known as Factory No.3. In 1950, the Sisman’s residence was demolished, and a one-storey concrete building was constructed in its place in 1951, referred to as Factory No. 4 of the complex. Starting in the 1960s, the Canadian shoe industry saw rising competition from import products. The Sisman Shoe Company announced its closure in 1976. Factory No.1 at 103 Mosley Street was demolished between 1978 and 1988. Factory No. 2 at 34 Berczy Street remained vacant until it was purchased by the Newell family who completed extensive interior and exterior renovations to the building. Further renovations were completed to the buildings at 34 and 38 Berczy Street in the early 2000’s to accommodate new offices. Page 35 of 346 Delisting of 26-38 Berczy Street June 7, 2021 Page 4 of 7 Proposal The owner is requesting to remove 26, 32, 34-38 Berczy Street from the Town’s Heritage Register in order to demolish the existing buildings to accommodate the proposed development of an 8-storey mixed use apartment building and 18 townhouses (see Attachment 2). Applications for Official Plan and Zoning By-law Amendments to facilitate the proposed development are currently under review by the Town. Provisions of the Ontario Heritage Act for the delisting process 26, 32, 34-38 Berczy Street are non-designated properties listed on the Town’s Heritage Register. According to Section 27 of the Ontario Heritage Act, a Municipal Register of Cultural Heritage Value or Interest may include properties that have not been designated under the Ontario Heritage Act, but that the Council of a Municipality believes to be of cultural heritage value or interest. The principal implication of properties non-designated and listed on the Aurora Register pertains to subsection 27. (3) of the Ontario Heritage Act where, if property included in the register under subsection (1.2) has not been designated under Section 29, the owner of the property shall not demolish a building or structure on the property or permit the demolition or removal of the building or structure unless the owner gives the council of the municipality at least 60 days notice in writing of the owner’s intention to demolish or remove the building or structure or to permit the demolition or removal of the building or structure. 2006, c. 11, Sched. B, s. 11 (2). The purpose of providing Council with 60 days is to determine whether or not the property should be designated under the Ontario Heritage Act. According to subsection 27(1.3) of the Ontario Heritage Act, the Council of a Municipality shall, before removing the reference to such a property from the Register, consult with its Municipal Heritage Committee. Individual properties being considered for heritage designation must meet one or more of the following prescribed criteria from the Ontario Regulation 9/06: 1. The property has design value or physical value 2. The property has historical value or associative value 3. The property has contextual value Page 36 of 346 Delisting of 26-38 Berczy Street June 7, 2021 Page 5 of 7 Evaluation by Heritage Working Group On March 5, 2020, the Heritage Advisory Committee’s Evaluation Working Group met with Planning Staff to perform an evaluation of the subject properties based on the Town’s Heritage Evaluation Guidelines. 26, 32 and 38 Berczy Street scored between 45 to 69 out of 100, which suggests they are not worthy of heritage designation. 34 Berczy Street scored 85 out of 100, which suggests the property is worthy of designation. The Town is currently working with a Heritage Consultant to undertake a comprehensive review of the Heritage Register. As part of the project, the Consultant has evaluated the effectiveness of the Town’s Heritage Evaluation Guidelines which was developed in 2010. The consultant recommended that the current evaluation scoring system be discontinued as it is outdated and inappropriately places value on some criteria more than others. This recommendation was presented to the project’s Steering Committee on February 26, 2021. The Steering Committee agreed that the current scoring system should be discontinued and that heritage evaluation should be undertaken based on the prescribed criteria set out in Ontario Regulation 09/06. Analysis The heritage integrity of the two buildings at 26 and 32 Berczy Street have been compromised and therefore do not have sufficient merits to warrant heritage designation under Part IV of the Ontario Heritage Act. The applicant submitted a Heritage Impact Assessment to support the delisting of the subject properties (see Attachment 3). The Heritage Impact Assessment has been peer- reviewed by a third-party consultant. Below is a summary of the findings of the evaluation of subject properties. The building at 26 Berczy Street exhibits basic elements of the Gothic Revival Cottage architectural style such as a one and a half storey massing and a single gable above the front entrance in the centre of the building. However, the building does not present any decorative elements such as ornamentation and bargeboard which give Gothic Revival buildings the trademark “gingerbread” appearance. The gutters and flashing are all contemporary in style. The prominent verandah had also been entirely enclosed which completely changed the architectural character of the façade. While the building displays the Gothic Revival Cottage style, there are a number of better examples in Aurora that possess greater heritage and architectural integrity. Page 37 of 346 Delisting of 26-38 Berczy Street June 7, 2021 Page 6 of 7 The building at 32 Berczy Street had also been subject to extensive renovations. The two original chimneys on the two sides of the building have been removed. The original rectangular window including its fenestration above the front entrance is no longer present. The other remaining windows have been converted from traditional double hung windows to sliding windows with a reduced sized opening. The original clapboard siding on the exterior of the walls have been replaced by stucco. The shingles have been replaced by contemporary materials. Due to the modifications to the building, the property has lost its ability to present or support its cultural heritage value or interest. Both properties have little potential to yield information that contribute to the understanding of the history and culture of the community. The architect or builder is unknown. Staff have reviewed the historical documents of both properties and were not able to find any information that suggests that they have any historical/associative value or contextual value. Staff are of the opinion that 26 and 32 Berczy Street do not have sufficient merits to warrant heritage designation under the Ontario Heritage Act. The heritage value of 34 and 38 Berczy Street will be better served through documentation. Staff recommend that approval of new development on the subject lands be conditional on robust documentation of the formerly factory buildings, provision of commemorative measures and a financial contribution to the Heritage Reserve. Factory No. 2 and No. 4 have been significantly altered and converted into commercial buildings. Although some surviving features (such as the overall massing of the buildings, window openings, stone foundation and corbelled parapets) remain, none of them provide any sense of the industrial nature of the site which is what makes them historically significant. At one time, the tall chimney stack and the broiler room were important attributes that truly signalled the industrial character of the Sisman Shoe Factory complex. However, these attributes were completely demolished, possibly during the renovation in the 1980s. Also, the original stone and brick construction have been covered with cream- coloured stucco which have a significant impact on its character. The two buildings currently have very limited visual references to the Sisman Shoe Factory complex. Today the buildings resemble something more akin to a multi-unit commercial building. The industrial nature of the site also suffers from the loss of the principal production facility (Factory No.1) historically located at 103 Mosley Street. Coupled with the demolition of Thomas Sisman’s residence at the northwest corner of Mosley and Berczy, the integrity of the factory complex had significantly diminished. The remaining Page 38 of 346 Delisting of 26-38 Berczy Street June 7, 2021 Page 7 of 7 components, with varying modifications, do not have sufficient context to communicate the cultural heritage value of the Sisman Shoe Factory. Although staff recognize that the properties have historical value, staff do not recommend a heritage designation due to the changes to the buildings and the surrounding environment. Staff are of the opinion that the heritage value of 34-38 Berczy will be better served through detailed documentation as part of new development. Staff recommend that the approval of the site plan application for new development at 26-38 Berczy Street be conditional upon:  A detailed site and building documentation report for 34-38 Berczy Street to the satisfaction of Town Staff;  A fulsome historical report for the entire Sisman properties both north and south of Mosley Street inclusive of ample primary research;  A detailed commemorative Plan to the satisfaction of Town Staff. The plan shall be incorporated within the subject lands and financed by the owner; and,  A financial contribution to the Town’s Heritage Reserve Fund in an amount to be determined by the Director of Planning and Development Services. Conclusion Staff reviewed the proposed request to delist 26, 32, 34-38 Berczy Street, in consultation with a third party consultant, and are of the opinion that the properties do not meet the criteria prescribed in Ontario Regulation 09/06 for Heritage Designation. Staff recognize 34-38 Berczy Street has some level of historical value due to their historical relationship with the Sisman Shoe Factory Company. Staff recommend that the new development on the subject lands be conditional on a robust documentation of the formerly factory buildings, provision of commemorative measures and a financial contribution to the Town’s Heritage Reserve Fund. Attachments Attachment 1 – Location Map Attachment 2 – Drawings of Proposed Development Attachment 3 – Heritage Impact Assessment - April 2021 Page 39 of 346 LOCATION MAP LOCATION: 26, 30, 32, 34-38 Berczy Street AƩachment 1 SUBJECT LANDS Map created by the Town of Aurora Planning and Building Services Department, August 29 2019. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2018, © First Base SoluƟons Inc., 2018 Orthophotography. 0 10 20 30 40 4 Metres Subject Property Page 40 of 346 DOTTED LINE OFBALCONYDOTTED LINE OFPARKING BELOWPAD MOUNTEDTRANSFORMERPROPERTY LINEPROPERTY LINELANDSCAPEBUFFER98 MOSLEY STSHEDHATCHED EXTENT OF LANDTRANSFER FOR BERCZYRE-ALIGNMENT (TO BECONFIRMED BY METROLINX)APPROX. BEGINNING OF ROADSLOPE TO UNDERPASS (TO BECONFIRMED BY METROLINX)FORMER BUILDING AT117 WELLINGTON STEAST103 MOSLEY ST6 M PERMEABLE PAVER/FIRE TRUCK ROUTE1.5m LANDSCAPE BUFFERSIDEWALKBERCZY STREETMOSLEY STREETMETROLINXWELLINGTON STREETUNDERPASS PROPOSEDDESIGNLOCATION OF FIRE HYDRANTREFER TO SURVEY DRAWINGSDOTTED LINE OFGROUND FLOOREXTENTSMECHANICALPENTHOUSEROOFH:24.10m(T.O. ROOF)INDOORAMENITYROOFH:24.10m(T.O. ROOF)ROOF/7 STOREYSH:23.35m(T.O. ROOF)6 STOREYSH:18.10m(T.O. ROOF)6 STOREYSH:18.10m(T.O. ROOF)5 STOREYSH:15.20m(T.O. ROOF)5 STOREYSH:15.20m(T.O. ROOF)4 STOREYSH:12.30m(T.O. ROOF)4 STOREYSH:12.30m(T.O. ROOF)4 STOREYSH:12.30m(T.O. ROOF)3 STOREYSH:9.40m (T.O. ROOF)3 STOREYSH:9.40m (T.O. ROOF)3 STOREYSH:9.40m (T.O. ROOF)6 STOREYSH:18.10m(T.O. ROOF)4 STOREYSH:12.30m(T.O. ROOF)EXITSTAIREXITSTAIRLOADINGSPACEPASSENGERPICK-UP /DELIVERYMAIN RESI.ENTRY RESI. ENTRY EXIT EXIT EXIT EXITDOTTED LINEOF 2ND FLOOREXTENTSCOMM.ENTRYELEVATOROVERRUN WITHINMECH. PENTHOUSEDOTTED LINE OFBALCONYOUTDOORAMENITY90001800290029003100108001370016600197005500100015002301637255517330702256850226 23864144003600144003600144001900980747870 1000150025951057359151500150030001500100015001000120001800299029931000150030001350036004368 11202 RESI.ENTRY3600144006000 60001075341076159255General Notes:1. These Contract Documents are the property of theArchitect. The Architect bears no responsibility for theinterpretations of these documents by the Contractor.Upon written application the Architect will providewritten/graphic clarification or supplementary informationregarding the intent of the Contract Documents. TheArchitect will review Shop Drawings submitted by theContractor for design conformance only.2. Drawings are not to be scaled for construction.Contractor to verify all existing conditions and dimensionsrequired to perform the Work and report any discrepancieswith the Contract Documents to the Architect beforecommencing work.3. Positions of exposed or finished mechanical or electricaldevices, fittings, and fixtures are indicated on theArchitectural drawings. The locations shown on theArchitectural drawings govern over the Mechanical andElectrical drawings. Those items not clearly located will belocated as directed by the Architect.4. Specifications must be read and interpreted with all theconstruction documents in combination. Drawings,schedules, and any other graphic representationsupplement the written word. In the event of conflictbetween drawings and specifications, the specificationstake precedence over the drawings.Date:Description:IssuedDrawing No.:Project No.:Scale:Date:Drawn by:2023MULTI-UNIT RESIDENTIALDEVELOPMENTArchitect:26,30,32 AND 38 BERCZY STREET, AURORA, ONApril 14, 202120 De Boers Drive, suite 525Toronto, ON M3J 0H1t. 416.901.6528www.studiojci.comApril 14,2021Issued for OPA/ZBASITEPLAN1: 300RMA1.00NAttachment 2Page 41 of 346 FLOORFLOORFLOORFLOORFLOORABLISHED GRADE68.9)FLOOROF3.0m SETBACK PROPERTY LINE MOSLEY STREETPROPERTY LINE CH5.5m SETBACK 2ND FLOOR6TH FLOOR5TH FLOOR4TH FLOOR3TH FLOOR7TH FLOORROOF2900[9'-6"]2900[9'-6"]2900[9'-6"]2900[9'-6"]2900[9'-6"]3100[10'-2"]21000[68'-11"]MECH3200[10'-6"]ESTABLISHED GRADE0 (268.9)3400[11'-2"]BRICKCLADDINGMUNTINSSTOREFRONT GLAZINGAT RECESSEDLOBBY ENTRYGLAZING13500[44'-3 1/2"] MAIN PODIUMCORTENSTEELCLADDINGOUTDOOR AMENITYOUTDOOR AMENITYBUILDING HEIGHTMAINBUILDING ENTRY,TO LOBBY AMENITYCOMMERCIALENTRYCOMMERCIALENTRYRESI.ENTRYSECONDARYBUILDING ENTRY,TO LOBBY AMENITYEXITRESI.ENTRYRESI.ENTRYRESI.ENTRYRESI.ENTRYRESI.ENTRYEXIT2ND FLOOR6TH FLOOR5TH FLOOR4TH FLOOR3TH FLOORESTABLISHED GRADE0 (268.9)7TH FLOORROOF2.0m SETBACKPROPERTY LINE MOSLEY STREET2900[9'-6"]2900[9'-6"]2900[9'-6"]2900[9'-6"]2900[9'-6"]3100[10'-2"]21000[68'-11"]MECH3200[10'-6"]3400[11'-2"]PROPERTY LINE 5.5m SETBACK RADE2900[9'-6"]2900[9'-6"]2900[9'-6"]2900[9'-6"]2900[9'-6"]3100[10'-2"]21000[68'-11"]3200[10'-6"]3800[12'-5 1/2"]GROUND-0.31RESI.ENTRYRESI.ENTRYRESI.ENTRYEXITRESI.ENTRYRESI.ENTRYRESI.ENTRYRESI.ENTRYRESI.ENTRYRESI.ENTRYRESI.ENTRYRESI.ENTRYRESI.ENTRYRESI.ENTRYRESI.ENTRYRESI.ENTRYRESI.ENTRYRESI.ENTRYPATH TOCOURTYARD9700[31'-10"]STACKED TOWNHOUSES9700[31'-10"]STACKED TOWNHOUSESPATH TOPASSENGERDROP-OFF21000[68'-11"]BUILDING HEIGHTOUTDOOR AMENITYOUTDOOR AMENITYGeneral Notes:1. These Contract Documents are the property of theArchitect. The Architect bears no responsibility for theinterpretations of these documents by the Contractor.Upon written application the Architect will providewritten/graphic clarification or supplementary informationregarding the intent of the Contract Documents. TheArchitect will review Shop Drawings submitted by theContractor for design conformance only.2. Drawings are not to be scaled for construction.Contractor to verify all existing conditions and dimensionsrequired to perform the Work and report any discrepancieswith the Contract Documents to the Architect beforecommencing work.3. Positions of exposed or finished mechanical or electricaldevices, fittings, and fixtures are indicated on theArchitectural drawings. The locations shown on theArchitectural drawings govern over the Mechanical andElectrical drawings. Those items not clearly located will belocated as directed by the Architect.4. Specifications must be read and interpreted with all theconstruction documents in combination. Drawings,schedules, and any other graphic representationsupplement the written word. In the event of conflictbetween drawings and specifications, the specificationstake precedence over the drawings.Date:Description:IssuedDrawing No.:Project No.:Scale:Date:Drawn by:2023MULTI-UNIT RESIDENTIALDEVELOPMENTArchitect:26,30,32 AND 38 BERCZY STREET, AURORA, ONApril 14, 202120 De Boers Drive, suite 525Toronto, ON M3J 0H1t. 416.901.6528www.studiojci.comApril 14,2021Issued for OPA/ZBAELEVATIONS1:200RMA5.00WEST ELEVATIONEAST ELEVATIONPage 42 of 346 2ND FLOOR6TH FLOOR5TH FLOOR4TH FLOOR3TH FLOORGRADE +268.9m7TH FLOORROOF3.0m SETBACK PROPERTY LINE PROPERTY LINE 9700[31'-10"]45 DEGREE ANGULAR PLANEMECHFIRE TRUCKROUTE2ND FLOOR6TH FLOOR5TH FLOOR4TH FLOOR3TH FLOORESTABLISHED GRADE0 (268.9)7TH FLOORROOF2900[9'-6"]2900[9'-6"]2900[9'-6"]2900[9'-6"]2900[9'-6"]3100[10'-2"]21000[68'-11"]MECH3200[10'-6"]3400[11'-2"]GROUND-0.31BRICKCLADDINGMUNTINSSTOREFRONT GLAZINGAT RECESSEDLOBBY ENTRYGLAZINGJULIETTE BALCONY13500[44'-3 1/2"] MAIN PODIUMCORTENSTEELCLADDING21000[68'-11"]BUILDING HEIGHTOUTDOOR AMENITYRESI.ENTRYRESI.ENTRYRESI.ENTRYRESI.ENTRYRESI.ENTRYRESI.ENTRYPASSAGE TOCOURTYARDSECONDARYBUILDING ENTRY,TO LOBBY AMENITY2ND FLOOR6TH FLOOR5TH FLOOR4TH FLOOR3TH FLOORGRADE +268.9m7TH FLOORROOF3.0m SETBACK PROPERTY LINE PROPERTY LINE 9000[29'-6 1/2"]45 DEGREE ANGULAR PLANEMECHFIRE TRUCKROUTEPASSENGERDROP-OFF2ND FLOOR6TH FLOOR5TH FLOOR4TH FLOOR3TH FLOORESTABLISHED GRADE0 (268.9)7TH FLOORROOF2900[9'-6"]2900[9'-6"]2900[9'-6"]2900[9'-6"]2900[9'-6"]3100[10'-2"]MECH3200[10'-6"]3400[11'-2"]GROUND-0.3113500[44'-3 1/2"] MAIN PODIUMPASSENGERDROP-OFFBRICKCLADDINGMUNTINSGLAZINGCORTENSTEELCLADDINGBRICKCLADDINGMUNTINSGLAZINGJULIETTE BALCONYOUTDOOR AMENITYCOLONNADETO PASSENGERBUILDING ENTRYRESI.ENTRYRESI.ENTRYRESI.ENTRYRESI.ENTRYMAINBUILDING ENTRY,TO LOBBY AMENITY21000[68'-11"]BUILDING HEIGHTBERCZY STREETGeneral Notes:1. These Contract Documents are the property of theArchitect. The Architect bears no responsibility for theinterpretations of these documents by the Contractor.Upon written application the Architect will providewritten/graphic clarification or supplementary informationregarding the intent of the Contract Documents. TheArchitect will review Shop Drawings submitted by theContractor for design conformance only.2. Drawings are not to be scaled for construction.Contractor to verify all existing conditions and dimensionsrequired to perform the Work and report any discrepancieswith the Contract Documents to the Architect beforecommencing work.3. Positions of exposed or finished mechanical or electricaldevices, fittings, and fixtures are indicated on theArchitectural drawings. The locations shown on theArchitectural drawings govern over the Mechanical andElectrical drawings. Those items not clearly located will belocated as directed by the Architect.4. Specifications must be read and interpreted with all theconstruction documents in combination. Drawings,schedules, and any other graphic representationsupplement the written word. In the event of conflictbetween drawings and specifications, the specificationstake precedence over the drawings.Date:Description:IssuedDrawing No.:Project No.:Scale:Date:Drawn by:2023MULTI-UNIT RESIDENTIALDEVELOPMENTArchitect:26,30,32 AND 38 BERCZY STREET, AURORA, ONApril 14, 202120 De Boers Drive, suite 525Toronto, ON M3J 0H1t. 416.901.6528www.studiojci.comApril 14,2021Issued for OPA/ZBAELEVATIONS1:200RMA5.01SOUTH ELEVATIONNORTH ELEVATIONPage 43 of 346 VIEWSNTSRMA7.00General Notes:1. These Contract Documents are the property of theArchitect. The Architect bears no responsibility for theinterpretations of these documents by the Contractor.Upon written application the Architect will providewritten/graphic clarification or supplementary informationregarding the intent of the Contract Documents. TheArchitect will review Shop Drawings submitted by theContractor for design conformance only.2. Drawings are not to be scaled for construction.Contractor to verify all existing conditions and dimensionsrequired to perform the Work and report any discrepancieswith the Contract Documents to the Architect beforecommencing work.3. Positions of exposed or finished mechanical or electricaldevices, fittings, and fixtures are indicated on theArchitectural drawings. The locations shown on theArchitectural drawings govern over the Mechanical andElectrical drawings. Those items not clearly located will belocated as directed by the Architect.4. Specifications must be read and interpreted with all theconstruction documents in combination. Drawings,schedules, and any other graphic representationsupplement the written word. In the event of conflictbetween drawings and specifications, the specificationstake precedence over the drawings.Date:Description:IssuedDrawing No.:Project No.:Scale:Date:Drawn by:2023MULTI-UNIT RESIDENTIALDEVELOPMENTArchitect:26,30,32 AND 38 BERCZY STREET, AURORA, ONApril 14, 202120 De Boers Drive, suite 525Toronto, ON M3J 0H1t. 416.901.6528www.studiojci.comApril 14,2021Issued for OPA/ZBAVIEW AT BERCZY ST.Page 44 of 346 VIEWSNTSRMA7.01General Notes:1. These Contract Documents are the property of theArchitect. The Architect bears no responsibility for theinterpretations of these documents by the Contractor.Upon written application the Architect will providewritten/graphic clarification or supplementary informationregarding the intent of the Contract Documents. TheArchitect will review Shop Drawings submitted by theContractor for design conformance only.2. Drawings are not to be scaled for construction.Contractor to verify all existing conditions and dimensionsrequired to perform the Work and report any discrepancieswith the Contract Documents to the Architect beforecommencing work.3. Positions of exposed or finished mechanical or electricaldevices, fittings, and fixtures are indicated on theArchitectural drawings. The locations shown on theArchitectural drawings govern over the Mechanical andElectrical drawings. Those items not clearly located will belocated as directed by the Architect.4. Specifications must be read and interpreted with all theconstruction documents in combination. Drawings,schedules, and any other graphic representationsupplement the written word. In the event of conflictbetween drawings and specifications, the specificationstake precedence over the drawings.Date:Description:IssuedDrawing No.:Project No.:Scale:Date:Drawn by:2023MULTI-UNIT RESIDENTIALDEVELOPMENTArchitect:26,30,32 AND 38 BERCZY STREET, AURORA, ONApril 14, 202120 De Boers Drive, suite 525Toronto, ON M3J 0H1t. 416.901.6528www.studiojci.comApril 14,2021Issued for OPA/ZBAVIEW BERCZY ST. AND WELLINGTON ST.AERIAL VIEWAERIAL VIEWVIEW FROM BERCZY STPage 45 of 346 VIEWSNTSRMA7.02General Notes:1. These Contract Documents are the property of theArchitect. The Architect bears no responsibility for theinterpretations of these documents by the Contractor.Upon written application the Architect will providewritten/graphic clarification or supplementary informationregarding the intent of the Contract Documents. TheArchitect will review Shop Drawings submitted by theContractor for design conformance only.2. Drawings are not to be scaled for construction.Contractor to verify all existing conditions and dimensionsrequired to perform the Work and report any discrepancieswith the Contract Documents to the Architect beforecommencing work.3. Positions of exposed or finished mechanical or electricaldevices, fittings, and fixtures are indicated on theArchitectural drawings. The locations shown on theArchitectural drawings govern over the Mechanical andElectrical drawings. Those items not clearly located will belocated as directed by the Architect.4. Specifications must be read and interpreted with all theconstruction documents in combination. Drawings,schedules, and any other graphic representationsupplement the written word. In the event of conflictbetween drawings and specifications, the specificationstake precedence over the drawings.Date:Description:IssuedDrawing No.:Project No.:Scale:Date:Drawn by:2023MULTI-UNIT RESIDENTIALDEVELOPMENTArchitect:26,30,32 AND 38 BERCZY STREET, AURORA, ONApril 14, 202120 De Boers Drive, suite 525Toronto, ON M3J 0H1t. 416.901.6528www.studiojci.comApril 14,2021Issued for OPA/ZBAVIEW AT AMENITY COURTYARDVIEW FROM BERCZY ST. AND MOSELY ST.VIEW FROM MOSELY ST.VIEW FROM DROP- OFF AREA ENTANCEPage 46 of 346 HERITAGE IMPACT ASSESSMENT ISSUED: APRIL 15, 2021 26-38 Berczy Street Town of Aurora "UUBDINFOU Page 47 of 346 PREPARED FOR:PREPARED BY: ii HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA er A Architects Inc. 625 Church street Toronto, Ontario M4Y 2G1 416-963-4497 project 19-020-01 Cover Image: Aerial image of the site (Google earth, 2021) steven lee & Wook Chung 300-3000 steeles Avenue east Markham, ON l3r 4T9 T: 416.410.2188 ext. 111 e: slee@newbridgecanada.com Page 48 of 346 iiiIssued: AprIl 15, 2021 CONTeNTs eXeCuTIVe suMMArY V 1 INTrOduCTION 1 1.1 scope of the report 1 1.2 present Owner 1 1.3 site location and description 2 1.7 site photos 3 1.4 Current Context 6 1.5 Context photographs 7 1.6 e xisting Heritage recognition 8 1.8 Adjacent and Nearby Heritage properties 10 2 HIsTOrICAl BACKGrOuNd 8 2.1 pre-Contact & Colonial Context 8 2.2 early History of the Town of Aurora 9 2.3 site History 12 3 HerITAGe pOlICY CONTeXT 18 4 AssessMeNT OF CulTurAl HerITAGe VAlue 24 4.1 Ontario regulation 9/06 Analysis 24 5 CONdITION AssessMeNT 26 6 desCrIpTION OF THe prOpOsed deVelOpMeNT 33 7 IMpACT AssessMeNT 36 7.2 Impacts on Adjacent Heritage resources 37 8 CONserVATION ANd MITIGATION sTrATeGY 38 8.1 Conservation strategy 38 8.2 Mitigation strategies 38 9 CONClusION 40 10 prOJeCT persONNel 41 11 reFereNCes 42 12 AppeNdICes 43 Page 49 of 346 vIssued: AprIl 15, 2021 Proposed Development The proposed development anticipates the de-listing and removal of the existing buildings on-site to allow for the construction of a seven-storey, primarily residential, mixed-use development. The proposal features a seven-storey block of residential apartments with townhouses and commercial use at grade fronting onto Berczy street, and a segment of two-storey townhouses fronting onto the west boundary of the site. Impacts This report finds that the de-listing and removal of these buildings from the site will impact the cultural heritage value of the site and adjacent heritage properties. Mitigation The proposed development mitigates these impacts by incorporating design strategies such as setbacks, stepbacks, site arrangement, and architectural expression are sympathetic to the area’s 20th century industrial heritage character. This report also notes commemorative strategies that could be used to further mitigate impacts of the development by communicating historical narratives of the site through means such as plaques, signage, art. Conclusion This report finds that the proposed development appropriately mitigates negative impacts to the site and adjacent properties’s cultural heritage value, by introducing contemporary development that interprets the site’s industrial history and is sensitive to adjacent properties. Ex Ecutiv E Summary Project Background This Heritage Impact Assessment (HIA) was prepared by er A Architects Inc. (“erA”) on behalf of steven lee & Wook Chung with regards to the proposed redevelopment of 26-38 Berczy street (the “site”), including the removal of 26, 32, and 34-36 Berczy street from the Town of Aurora’s Heritage register, as well as impact to adjacent cultural heritage resources. Heritage Status The site contains three properties listed on the Town of Aurora’s Municipal Heritage register: • 26 Berczy Street: A one and a half storey single- detached dwelling (c.1865); • 32 Berczy Street: A two-storey single-detached dwelling (c.1856); • 34-38 Berczy Street: (34) A two-storey commercial building (c.1901); (38) A one-storey commercial building (c.1954) The site does not contain any properties designated under part IV or part V of the Ontario Heritage Act (OHA). The site is adjacent to multiple listed properties and one property designated under part IV of the OHA. Cultural Heritage Value An evaluation of the properties on site, using O. reg. 9/06 Criteria for Determining Cultural Heritage Value or Interest concluded that the properties do not have significant heritage value. Further these buildings are not good candidates for conservation as their design/ physical, historical/associative, and contextual value are diminished, and have limited ability to convey historical associations or connections to the site’s former industrial and supporting residential heritage. Page 50 of 346 1Issued: AprIl 15, 2021 1 introduction 1.1 scope of the report er A Architects Inc. (“er A”) was retained by steven lee and Wook Chung to prepare a Heritage Impact Assessment (HIA) for the properties at 26, 30, 32, and 34-38 Berczy street, Aurora (the “site”). The purpose of an HIA, according to the Town of Aurora’s Heritage Impact Assessments and Conservation plans Guide (2017), is to “determine if any cultural heritage resources may be adversely impacted by a specific proposed development or site alteration.” This report was prepared with reference to the following; • provincial policy statement (2020); • A place to Grow: Growth plan for the Greater Golden Horse - shoe, (2019); • The Ontario Heritage Act, r.s.O. 1990; • Ontario regulation 9/06 Criteria for determining Cultural Heri- tage Value or Interest; • parks Canada standards and Guidelines (2010); • Ontario Heritage Tool Kit; • region of York Official plan, (2019 Consolidation); • Town of Aurora Official plan, (2015 Consolidation); • Aurora promenade secondary plan, (2010); and • The Aurora promenade Concept plan urban design strategy, (2010). 1.2 present Owner steven lee & Wook Chung 300-3000 steeles Avenue east Markham, ON l3r 4T9 T: 416.410.2188 ext. 111 e: slee@newbridgecanada.com Page 51 of 346 2 HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA 1.3 site location and description The site comprises of four parcels, municipally known as 26, 30, 32, and 34-38 Berczy street (lot 4, 5, 6, 7, 8, ,9, and part lot 10, registered plan 68), Aurora. The site is located within a block bounded by Berczy street to the West, Wellington street east to the North, larmont street to the West and Mosley street to the south. The site comprises four parcels, with five municipal addresses: • 26 Berczy Street: listed on the Municipal Heritage register; • 30 Berczy Street; No heritage status; • 32 Berczy Street: listed on the Municipal Heritage register; and • 34-38 Berczy Street: listed on the Municipal Heritage register. The site is presently occupied by a cluster of low-rise residential and commercial buildings, with surface parking lots interspersed. The commercial buildings located at 34–38 Berczy street historically formed part of the underhill-sisman shoe Factory and later, the T. sisman shoe Factory. The building at 34 Berczy street (c.1901) was the first building constructed for the shoe company, with an addition being added in 1954 at 38 Berczy street. Aerial view of the site. The site is highlighted in blue and the parcel fabric in white (Google Maps, 2021; Annotated by erA). MOSLEY S TBERCZY ST WELLINGT O N S T E LARMONT ST 26 30 32 34 38 Page 52 of 346 3Issued: AprIl 15, 2021 26 Berczy st (c. 1865) (erA, 2021)30 Berczy st (c.1950) (er A, 2021) 34 Berczy st (c.1901) (erA, 2021) 38 Berczy st (c.1954) (er A, 2021) 32 Berczy st (c.1856) (erA, 2021) 34-38 Berczy st (er A, 2021) 1.7 site photos Page 53 of 346 4 HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA looking south on Berczy street towards Mosley street. pictured is 26 Berczy st (right) (er A, 2021) looking east on Berczy street towards Wellington street east. pictured is 38 Berczy street (left) and 34 Berczy street (right) (erA, 2021) Page 54 of 346 5Issued: AprIl 15, 2021 looking north on Berczy street towards Wellington street east. pictured is 38 Berczy st (left) and 34 Berczy st (right) (Google Maps, 2021) looking south on Berczy street towards Mosley street. pictured is 26 Berczy street (right) (Google Maps, 2021) Page 55 of 346 6 HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA 1.4 Current Context The site is situated near the centre of Aurora’s Village Neighbourhood. The site context is broadly characterized by diverse mix of employment, commercial and residential uses ranging in density and style to the north and east of the site, while the south and west of the site are characterized by established, low-rise, detached residential. More directly, the site is bounded by the following context : • North: A commercial plaza and parking lot, municipally known as 117 Wellington street east. • South: A low-rise former industrial site with manufacturing and storage buildings are located directly south of the site, opposite Mosley street. • East: The GO transit corridor, associated surface parking, and parkade are the predominant uses on the east side of Berczy street. Aurora GO station is located approximately 60 metres from the northeast edge of the site; and • West: established low-rise residential neighbourhood, The Aurora Town park is southwest of the site. At the park’s western edge, the Wells street school has been rehabilitated as a multi-unit residential building. Aerial view, looking east towards the site. The site is indicated by a blue arrow (Google Maps, 2021; Annotated by er A).MOSLEY STBERCZ Y S T WELLIN G T O N S T LAR M O N T S T AURORA GO STATION Page 56 of 346 7Issued: AprIl 15, 2021 1.5 Context photographs Aurora GO station, directly east of the site (Google Maps, 2021). looking west on Wellington street. 117 Wellington st (left) is directly north of the site (Google Maps, 2021). looking towards 103 Mosley street, listed in the Town of Aurora’s register of properties of Cultural Heritage value or Interest. pictured is the 1-storey portion of the T.sisman shoe Company factory complex (c.1941-1942) (Google Maps, 2021). Houses along Mosley street, directly west of the site (Google Maps, 2021). 120 Metcalfe street, 1-storey warehouse and 2-storey office located south of the site (Google Maps, 2021). Auto-repair shops located at the southern end of Berczy street (Google Maps, 2021). Page 57 of 346 8 HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA 1.6 e xisting Heritage recognition The site does not contain any properties designated under part IV or part V of the OHA. The site contains three properties included on the Town of Aurora’s Municipal Heritage register: • 26 Berczy Street: A one and a half storey single-detached dwelling (c. 1865); • 32 Berczy Street: A two-storey single-detached dwelling (c.1856); • 34-38 Berczy Street: (34) two-storey commercial building. The first factory as part of the former underhill-sisman shoe Factory, later named ‘Building No.2’ as part of the T.sisman shoe Factory (c.1901); and (38) one-storey commercial building and former addition to the Building No.2 (c.1954), known as “Building No. 4”. The building has since been separated from 34 Berczy street and is now a detached structure . An exact date of construction of the above-noted buildings cannot be confirmed at this time as various archival resources are unavailable due to COVID-19). Page 58 of 346 9Issued: AprIl 15, 2021 Google earth 2020, Annotated by er A.leGeNd site listed property on the site 26 32 34 38 29 31 33 35 41 45 105 99 98 25 Page 59 of 346 10 HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA 1.8 Adjacent and Nearby Heritage properties The site is considered adjacent* to nine properties listed on the Town of Aurora Municipal Heritage register, and one property designated under part IV of the Ontario Heritage Act. These properties are as follows: • 99 Wellington street east, Listed • 105 Wellington street east, Listed • 121 Wellington street east, Listed • 29 larmont street, known as the “Oliver Judd House” (c. 1912), Designated under Part IV of the Ontario Heritage Act by By-law 5353-11. • 31 larmont street , Listed • 33 larmont street, known as the “George H. phillips House”, Listed • 35 larmont street, known as the “Quantz-McMahon House”, Listed • 41 larmont street , Listed • 45 larmont street, known as the “Cockerhill-McMahon House”, Listed • 98 Mosley street, Listed In addition, the site is within the Heritage resource area as identified in schedule ‘d’ in the Town of Aurora’s Official plan. *Adjacent means: for the purposes of policy 2.6.3, those lands contiguous to a protected heritage property or as oth- erwise defined in the municipal official plan (Provincial Policy Statement, 2020). Note: the PPS definition above is used in the absence of an alternative definition from the Aurora Official Plan. The only definition provided for “adja- cent” in the Aurora Official Plan is not intended to be applicable to the heritage context, rather it is in reference to natural heritage: adjacent means: a) Those lands contigu- ous to a key natural heritage feature or key hydrologic feature where it is likely that development or site alteration can reasonably be expected to have an im- pact on the feature. Generally, adjacent lands are considered to be within 120m from any part of the feature (Aurora Of- ficial Plan, 2010). Page 60 of 346 11Issued: AprIl 15, 2021 leGeNd site listed property on the site Adjacent* listed properties Adjacent* designated properties under part IV of the Ontario Heritage Act *refer to pps definition of ‘adjacent’ on the previous page. Aurora Interactive Mapping, Annotated by erA. 26 32 34 38 29 31 33 35 41 45 10599 98 25 121 Page 61 of 346 12 HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA 98 Mosley street (erA, 2021)45 larmont street (erA, 2021) 41 larmont street (erA, 2021)33 larmont street (er A, 2021) 29 (left) and 31 (right) larmont street (er A, 2021) 99 Wellington street east (erA, 2021)105 Wellington street east (er A, 2021) 35 larmont street (er A, 2021) Page 62 of 346 13Issued: AprIl 15, 2021 121 Wellington street east (erA, 2021) 103 Mosley street (erA, 2021) 121 Wellington street east (erA, 2021)121 Wellington street east (er A, 2021) 103 Mosley street (erA, 2021) Page 63 of 346 8 HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA For millennia, the site has formed part of the territory of diverse indigenous peoples, including the Huron- Wendat, Haudenosaunee and the Anishinaabe. For each of these groups, Toronto's regional watershed has been used for transportation, fishing, and adjacent settlement and agriculture. The site is situated to the northwest of the rouge river watershed, which flows south from richmond Hill and Whitchurch-stouffville to lake Ontario. The watershed contains numerous archaeological sites, including an ancestral Huron village known as the Aurora site or Old Ford – located at Vandorf sideroad and Kennedy road to the east of the site. The French colonized the Toronto region during the 1600s, establishing a military and trading presence throughout the regional watershed. The French- Canadian explorer louis Jolliet is said to have portaged through Whitchurch to the east of the site in 1669. After the British conquest of New France in 1763, the Crown issued a royal proclamation, which established guidelines for the colonization of indigenous territories in North America. The proclamation stated that indigenous peoples held title to their territory until it was ceded by a treaty. The site was not subject to a treaty until 1923, after the area had been settled by euro-Canadians. The Williams Treaties were signed in 1923 by seven Anishnaabe First Nations and the Crown, addressing territories that had not previously been surrendered with a treaty, including the site. Map of Toronto's regional watershed. The site is indicated with a blue arrow (Toronto and region Conservation Au- thority, 2016; annotated by erA). 1878 county atlas showing the ancestral Huron village known as Old Fort, or the Aurora site, indicated with a pink arrow (McGill university; annotated by erA). 2.1 pre-Contact & Colonial Context 2 HiS torical Background Page 64 of 346 9Issued: AprIl 15, 2021 2.2 early History of the Town of Aurora In 1792, the colonial administrators of upper Canada created the province’s first counties, which were subdivided into townships for the purposes of surveying and settlement. The area that would later become the Town of Aurora was split between two townships, King and Whitchurch. In 1793, lieutenant Governor John Graves simcoe ordered the construction of a new road known as Yonge street extending north from York to lake simcoe, intended for military and commercial use. Yonge street served as the dividing line between King and Whitchurch townships, with Whitchurch located to the east and King to the west. each township was surveyed into numbered concessions running south to north, with each concession comprised of a series of roughly 200 acre lots. The site formed part of lot 80 in the 1st Concession of the Township of Whitchurch, granted by the Crown to ebenezer Britton in 1805. during the early 19th century, a small hamlet known as Machell’s Corners was established by merchant richard Machell at the intersection of Yonge street and Wellington street. The hamlet would serve as the foundation for the future Town of Aurora. land records indicate that lot 80 in 1st Concession remained in the possession of ebenezer Britton until 1816, after which point it was sold and subdivided into smaller parcels to accommodate multiple farms. In 1836, John Mosley purchased 79 acres on the western portion of lot 80 encompassing the site, adjacent to the hamlet of Machell’s Corners. The arrival of the Ontario simcoe & Huron railway in Aurora in 1853 situated John Mosley’s farm between the hamlet and the new railway line – the station was located immediately to northeast of the site. In anticipation of the Town’s expansion, Mosley subdivided his farm into building lots in 1854. The site was formed at this time and consisted of a series of Town lots. The plan of subdivision also laid out the current network of streets bounded by: • Wellington street to the north; • Berczy street to the east; • Metcalfe street to the south; and • Yonge street to the east. After the completion of the railway, a number of industries were established in Aurora, mostly to produce goods for nearby farms. Throughout the mid-to-late 19th century, the Town expanded beyond the original hamlet, with Yonge street serving as a commercial main street. It is unclear whether there were any buildings or structures on the site during this period, as the fire insurance plans of Aurora from 1880 and 1890 excluded the site. Given that the fire insurance plans identified industrial sites across the Town, it is unlikely that the site contained any notable industries. c.1890 looking south on Yonge street in Aurora (McIntyre, 1988). c.1870 looking north on Yonge street from Tyler street (McIntyre, 1988). Page 65 of 346 10 HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA 1854 plan of subdivision of John Mosley's farm, the site is outlined with a dashed blue line (McIntyre, 1988; annotated by er A). 1860 Tremaine's map of the County of York. The location of the site is indicated with a blue arrow (university of Toronto; annotated by er A). 1878 County Atlas. The location of the site is indicated with a blue arrow (McIntyre, 1988; annotated by er A). Page 66 of 346 11Issued: AprIl 15, 2021 1890 fire insurance plan of Aurora. The location of the site is indicated with a blue arrow. Note that the plan identified industrial sites outside the centre of town and excluded the site (library and Archives Canada; annotated by er A). Page 67 of 346 12 HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA 2.3 site History T. sisman shoe Company In 1901, The Town of Aurora provided the underhill- sisman shoe Manufacturing Company a tax exception, enticing the company to relocate their operations from Markham to the north-west corner of Mosley street and Berczy street. The company completed construction of a 2-storey factory on the site at 34 Berczy street (later to be known as “Factory No. 2”) within the same year. In 1903, an addition was erected to its south to accommodate a broiler house. After the underhill-sisman partnership dissolved in 1910, the underhill shoe Company assumed ownership of Factory No.2, and by 1913, the T. sisman shoe Factory began its independent operations south of its former location in a three- storey factory building was constructed at the north- west corner of Berczy and Mosley street, known as “Factory No.1”. Thomas sisman, founder of T. sisman shoe Company lived in a two-storey house between the two factory buildings. The Aurora Museum notes that the property was regarded for its landscaping. The house was constructed prior to 1911. In 1927, T. sisman acquired the former underhill shoe Factory building, after the underhills relocated to Barrie. The factory was known as “Factory No.2”. The company manufactured various shoes and boots, including for fashion, work and sport. Factory No.1 served as the principal production facility, while Factory No.2, was used primarily for storage. Beginning in 1940, the company received the first in a series of contracts from the federal government to manufacture shoes for the war effort. That same year, the company announced the construction of a new single-storey factory building south of the site, known as “Factory No. 3”. 1911 postcard showing the Thomas sisman House (left) and the underhill-sisman shoe factory (right). The factory constructed in 1901 and its addition is outlined in white (Heather sisman; annotated by er A). 1913 fire insurance plan. The site is indicated in a dashed blue line. Note the later 3-storey factory, known as “Fac- tory No. 1” south of the site, across from Mosley street. At this time, dwellings start to line larmont street (Aurora Museum; annotated by er A). After 1940, looking southwest from the corner of Berczy and Mosley streets towards the T. sisman shoe Factory No. 1 (left) and No.3 (right) on the site (Heather sisman). Page 68 of 346 13Issued: AprIl 15, 2021 diagram illustrating the evolution of the T. sisman shoe Company complex on the site (Google, 2021; Annotated by er A). No. 3 1940-1 Mosley St A site. T. sisman Factory No 1. Completed c. 1913 (demolished). T. sisman Factory No 3. Completed 1940-1 (remaining at 103 Mosley street on the site). T. sisman Factory No 2. Former underhill-sisman fac- tory. Completed c.1901 (remaining) Thomas sisman House (demolished). Factory No 4. Completed by 1954 (remaining).Berczy St A No. 1 c.1913 No. 4 c.1954 No. 2 c.1901 Page 69 of 346 14 HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA The Thomas sisman House was demolished in the 1950, and a one-storey concrete building was constructed in its place in 1951. referred to as “Factory No. 4”, the concrete building was built as an addition to Factory No. 1. The 1960 fire insurance plan indicates that Factory No. 1 was primarily used for storage with a sample room occupying the front portion of the building, while Factory No. 4 was used for shoe manufacturing. At its height, the T. sisman shoe Company was one of Town’s largest employers, with surrounding dwellings constructed to house its workers, and competing with the nearby Collis Tannery, west of Yonge street. during the 1940s, the T. sisman shoe company shifted from producing retail goods to produce supplies for the war ef- fort (Heather sisman, n.d.). 1960 Fire Insurance plan indicates that Factory No. 1 (34 Berczy street) was primarily used for storage, while manufacturing took place inside Factory No. 4 (38 Berczy street) (Aurora Museum, 1960). 34 38 Page 70 of 346 15Issued: AprIl 15, 2021 Advertisement showing the Factory No. 1 & No. 3 to the south of the site (top and middle) and Factory No. 2 on the site (lower), exact date unknown, c. 1939-1945. The extant building on the site at 34 Berczy street is highlighted in blue (Heather sisman, Annotated by erA). Page 71 of 346 16 HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA end of the shoe era starting in the 1960s, the Canadian shoe industry saw rising competition from imports of non-leather footwear and the T.sisman shoe Factory was purchased by Kinney shoes, an American Company. By the 1970s, the sisman shoe company was no longer occupying the site as Factory No. 1 and Factory No.4 ceased operations and all manufacturing took place in the larger building, Factory No. 2 located south of the site. The closure of the shoe Factory was announced later in 1976. The factory buildings on the site remained vacant until 1980s, when interior and exterior renovations were completed by its new owners, the Newell family. The buildings re-opened as a flea market and storage warehouse. Further renovations were completed to 34 and 38 Berczy street in 2002 to accommodate offices. Aerial images during this period show that the broiler room which would have connected the two factories, and a walkway were removed, most likely to accommodate additional parking spaces for the businesses. The Berczy st. Flea Market opened in the 1980s (Newmar- ket era, 1984. p.B6) 1970 Aerial Image of the site. The broiler room and walkway is shown connecting the buildings at 34 and 38 Berczy street (York region; annotated by er A). 2002 Aerial image of the site. The buildings at 34 and 38 Berczy street are no longer connected and Factory No.2, located south of the site, has been demolished (Google earth; an- notated by er A). 2020 looking west towards the sur- face parking area between 34 and 38 Berczy street (Google earth). Page 72 of 346 17Issued: AprIl 15, 2021 residential development on Berczy street From the mid 19th to early 20th century, the segment of Berczy street between Mosley street and Wellington street was at one time, owned by rosanna spence, a resident of York Township. land registry and census records suggest that the dwellings in the area were often used as a rental investment, with owners’ holding several properties. The York directories indicates that the spence family never resided on the site, rather the homes were of rental tenure. After Mosley’s plan of subdivision was completed in 1954, a one and a half storey dwelling at 32 Berczy street was the first to be constructed in 1856 under the ownership of George Coles. By 1865, a two storey dwelling was constructed at 26 Berczy street, while the adjacent lot to the north is recorded to be vacant. In the 1960 fire insurance plan, the three dwellings municipally known as 26, 30, and 32 Berczy street are visible. 32 Berczy street, one of the early dwellings to be con- structed as part of the Mosley subdivision (c.1856) (Aurora Museum, 1981). In 1960, the three dwellings on the site are recorded in the Fire Insurance plan. 26 and 32 Berczy street are listed in the Municipal Heritage register (Aurora Museum). 26 30 32 Page 73 of 346 18 HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA 3 Heritage policy context The following policy documents were reviewed in the preparation of this HIA, as they provide the framework for the property with respect to the properties on site and adjacent heritage resources: • provincial policy statement, 2020 (the “pps”); • A place to Grow: Growth plan for the Greater Golden Horse - shoe, 2019 (the “Growth plan”); • region of York Official plan, 2019 Consolidation (the “regional Official plan”); • Town of Aurora Official plan, 2015 Consolidation (the “Official plan”); • Aurora promenade secondary plan, 2010 (the “secondary plan”) • The Aurora promenade Concept plan urban design strategy, 2010 (The “urban design strategy”). Provincial Policy Statement, 2020 The pps directs land use planning in Ontario and identifies the importance of balancing growth demands with the conservation of significant built heritage resources and cultural heritage landscapes: 2.6.1 significant built heritage resources and significant cultural heritage landscapes shall be conserved. 2.6.3 planning authorities shall not permit development and site alteration on adjacent lands to protected heritage property except where the proposed development and site alteration has been evaluated and it has been demonstrated that the heritage attributes of the protected heritage property will be conserved. A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 The Growth plan supports the development of prosperous and complete communities across the Greater Golden Horseshoe region. This approach includes the recognition and conservation of cultural heritage resources and identifies the importance of built heritage and cultural landscapes to local identity, the tourist sector and the investment potential of communities. Significant: means in regard to cultural heritage and archaeology, resources that have been determined to have cultural heritage value or interest. Processes and criteria for determining cultural heritage value or interest are established by the Province under the authority of the On- tario Heritage Act (PPS 2020). Built heritage resource: means a build- ing, structure, monument, installation or any manufactured or constructed part or remnant that contributes to a property’s cultural heritage value or interest as identified by a community, including an Indigenous community. Built heritage resources are located on property that may be designated under Parts IV or V of the Ontario Heritage Act, or that may be included on local, provincial, federal and/or international registers (PPS 2020). Adjacent Lands: means for the purposes of policy 2.6.3, those lands contiguous to a protected heritage property or as otherwise defined in the municipal official plan (PPS 2020). Heritage attributes: means the principal features or elements that contribute to a protected heritage property’s cultural heritage value or interest, and may include the property’s built, constructed, or manufactured elements, as well as natural landforms, vegetation, water features, and its visual setting (e.g. significant views or vistas to or from a protected heritage property). (PPS 2020). Page 74 of 346 19Issued: AprIl 15, 2021 Cultural Heritage Resources: Built heritage resources, cultural herit- age landscapes and archaeological resources that have been determined to have cultural heritage value or interest for the important contribution they make to our understanding of the history of a place, an event, or a people. While some cultural heritage resources may already be identified and inventoried by official sources, the significance of others can only be determined after evaluation (Greenbelt Plan, as referenced in Growth Plan 2019). under 4.2.7 Cultural Heritage resources, the Growth plan directs the following: 1. Cultural heritage resources will be conserved in order to foster a sense of place and benefit communities, particularly in strategic growth areas. 2. Municipalities will work with stakeholders, as well as First Nations and Métis communities, in developing and implementing official plan policies and strategies for the identification, wise use and management of cultural heritage resources. 3. Municipalities are encouraged to prepare archaeological management plans and municipal cultural plans and consider them in their decision-making. Region of York Official Plan, 2010 The primary objectives of Section 3.4 Cultural Heritage of the regional Official plan are: To recognize, conserve and promote cultural heritage and its value and benefit to the community. policies under section 5.5 identify the importance of preserving “local Centres” and existing heritage streetscapes and place emphasis on urban design guidelines as a measure to ensure that forms and scale complement the existing character of surrounding communities. Aurora Official Plan, 2010 Aurora’s long-term vision includes the conservation and enhancement of cultural heritage resources and recognizes the important role cultural heritage plays in fostering community identity and local sense of place. section 13 of the Official plan directs the conservation of cultural heritage resources, with objectives that aim towards (a) conservation, enhancement; (b) preservation, restoration, rehabilitation; and (c) promotion of, and public involvement in, managing cultural heritage resources. Cultural Heritage Resources: a) Resources that contribute to our under- standing of our past, including: ii. built heritage resources, which means one or more significant buildings, structures, monuments, installations or remains associated with architectural, cultural, social, political, economic or military history and identified as being important to a community (Aurora Official Plan, 2015). Page 75 of 346 20 HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA The site is located within the town’s identified “Heritage resource Area” as per schedule d which is considered to be of primary significant to the Town’s heritage (13.2.s). evaluation of cultural heritage is based on “i. aesthetic, design or physical value; ii. historical or associative value; and/or, iii. contextual value” (s.13.3d) and protection and conservation practices are based on “the standards and Guidelines for the Conservation of Historic places in Canada, the Appleton Charter for the protection and enhancement of the Built environment and other recognized heritage protocols and standards” with “protection, maintenance and stabilization for all conservation projects” as a core guiding principle (s.13.3.i). With respect to development adjacent to heritage resources, the following policies set out under s.13.3 apply: l) A Heritage Impact Assessment may also be required for any proposed alteration work or development activities involving or adjacent to heritage resources to ensure that there will be no adverse impacts caused to the resources and their heritage attributes. Mitigation measures shall be imposed as a condition of approval of such applications. All options for on-site retention of properties of cultural heritage significance shall be exhausted before resorting to relocation. The following alternatives shall be given due consideration in order of priority: i. on-site retention in the original use and integration with the surrounding or new development; ii. on site retention in an adaptive re-use; iii. relocation to another site within the same development; and, iv. relocation to a sympathetic site within the Town. n) In the event that demolition, salvage, dismantling or relocation of a built heritage resource or cultural heritage landscape is found to be necessary as determined by Council, thorough archival documentation of the heritage resources is required to be undertaken by the proponent, at no cost to the Town. The information shall be made available to the Town for archival purposes. Page 76 of 346 21Issued: AprIl 15, 2021 t ttttttttttttttttttttttttt ttttttttttt ttttt ttttttttttttt tttttt t t ttttt tttt ttt t tttt tttttt ttttt t tttttttttt tttt t tttttttt ttt tttt t ttt ttt ttt ttttttt t t t t t t t t t t tttttttttttttttttttttttttttttttttttt t t t t t tttttttttttttttttttttttttttttttttt tttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttt tt tttttttttttttttttttttttttttttttt t ttttttt t t t tttttttttttttttttttttttttttttttttttt TOWNSHIP OF KINGRailway/GO Transit LineTOWN OF WHITCHURCH-STOUFFVILLETOWN OF NEWMARKET Railway/GO Transit LineCanadianNationalRailwayHydro CorridorHydro Corr idor TOWN OF RICHMOND HILL ST. JOHN'S SIDEROAD ST. JOHN'S SIDEROAD WELLINGTON STREET WEST WELLINGTON STREET EAST HENDERSON DRIVE VANDORF SIDEROAD BLOOMINGTON ROAD BLOOMINGTON ROADBATHURST STREETBATHURST STREETYONGE STREETYONGE STREETBAYVIEW AVENUEBAYVIEW AVENUELESLIE STREETLESLIE STREET404 404 404 AURORA OFFICIAL PLAN THIS SCHEDULE IS A CONSOLIDATION AND IS PREPARED FOR CONVENIENCE ONLY. FOR ACCURATE REFERENCES, THE ORIGINAL OPA SCHEDULES SHOULD BE CONSULTED. COPIES OF THE ORIGINALS ARE AVAILABLE IN THE CORPORATE & FINANCIAL SERVICES OR PLANNING & DEVELOPMENT SERVICES DEPARTMENTS. SCHEDULE 'D'HERITAGE RESOURCEAREAS ´0 0.75 1.5 Kilometres CREATED: 09/28/2011 APPROVED BY: JK UPDATED: 11/26/2014 UPDATED BY: ML DRAWN BY: CF & JS FILE NAME: Schedule_D_Heritage_Resource_Areas.mxd LEGEND Municipal Boundary Road Oak Ridges Moraine Boundary Proposed Road Built Boundary Heritage Resources Designated Heritage Properties Part IV - OHA Heritage Resource Areas Boundary of Oak Ridges Moraine Area Ontario Regulation 01/02 "Boundary of Oak Ridges Moraine Conservation Plan Area Ontario Regulation 140/02 " Northeast Old Aurora Heritage Conservation District Part V - OHA schedule d of the Town of Aurora’s Official plan. The site identified by blue arrow (2010; annotated by er A). tttttt tttttttttttttttttt tt ttttttttttt ttttt ttttttttttttt tttttt t t ttttt tttt ttt t tttt tttttt ttttt t tttttttttt tttt t tttttttt ttt tttt t ttt ttt ttt ttttttt t t t t t t t t t t ttttttttttttttt ttttttttt tttttttttttt t t t t t ttttttttttttttttttttttttttttttt ttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttt tt tttttttttttttttttttttttttttttttt t ttttttt t t t ttt tttt ttt t t t t t t t t t t t ttttt t t tttttttt TOWNSHIP OF KINGRailway/GO Transit LineTOWN OF WHITCHURCH-STOUFFVILLETOWN OF NEWMARKET Railway/GO Transit LineCanadianNationalRailwayHydro CorridorHydro Corr idor TOWN OF RICHMOND HILL ST. JOHN'S SIDEROAD ST. JOHN'S SIDEROAD WELLINGTON STREET WEST WELLINGTON STREET EAST HENDERSON DRIVE VANDORF SIDEROAD BLOOMINGTON ROAD BLOOMINGTON ROADBATHURST STREETBATHURST STREETYONGE STREETYONGE STREETBAYVIEW AVENUEBAYVIEW AVENUELESLIE STREETLESLIE STREET404 404 404 AURORA OFFICIAL PLAN THIS SCHEDULE IS A CONSOLIDATION AND IS PREPARED FOR CONVENIENCEONLY. FOR ACCURATE REFERENCES, THE ORIGINAL OPA SCHEDULES SHOULD BE CONSULTED. COPIES OF THE ORIGINALS ARE AVAILABLE IN THE CORPORATE & FINANCIAL SERVICES OR PLANNING & DEVELOPMENT SERVICES DEPARTMENTS. SCHEDULE 'D'HERITAGE RESOURCEAREAS ´0 0.75 1.5 Kilometres CREATED: 09/28/2011 APPROVED BY: JK UPDATED: 11/26/2014 UPDATED BY: ML DRAWN BY: CF & JS FILE NAME: Schedule_D_Heritage_Resource_Areas.mxd LEGEND Municipal Boundary Road Oak Ridges Moraine Boundary Proposed Road Built Boundary Heritage Resources Designated Heritage Properties Part IV - OHA Heritage Resource Areas Boundary of Oak Ridges Moraine Area Ontario Regulation 01/02 "Boundary of Oak Ridges Moraine ConservationPlan Area Ontario Regulation 140/02 " Northeast Old Aurora Heritage Conservation District Part V - OHA section 4 provides further guidance for new development, with regards to its interface with cultural heritage resources: 4.2. General Urban Design and Architectural Policies: f) To achieve human scale, attractive and safe public environments, in entryways, heritage areas, in and adjacent to streets and open spaces, the following urban design approaches should be implemented: i. Development should encourage: access to historic areas by walking, cycling and transit; iv. Upper storeys of larger buildings may require stepbacks to achieve: vistas to heritage sites. Page 77 of 346 22 HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA The Aurora Promenade Concept Plan Urban Design Strategy, 2010 The purpose of the urban design strategy is to guide and manage growth in Aurora. It provides guidance on public realm and private development and informs the Aurora promenade secondary plan, 2010 policies set out under the Official plan, 2010. . The site is located within the Wellington street promenade Character Area, one of the Aurora promenade’s four distinct character areas, as identified by the urban design strategy. The Wellington street promenade is noted for having an inconsistent built character. It includes the Aurora Go station Focus Area and is bounded by large open green spaces. Built form is comprised of a mix of employment, commercial and residential uses and made up of buildings that range in density and style. The design strategy for the Wellington street promenade aims to take advantage of intensification targets set by the proximity to public transport while scaling appropriately between an intensified area around the Aurora Go station and the heritage neighbourhoods to the west. With respect to adjacent listed heritage buildings the following guidelines are set out under section 4: • New development proposed in The Aurora Promenade adjacent to an identified, listed or designated heritage property or identified landmark building should have a design that is sensitive and complementary. • Where a building is being designed to reflect a historic architectural style, it should be consistent and true to all aspects of that era. It should appear to be architecturally authentic (e.g., Victorian or Edwardian). • New buildings should consider and respect the scale, material and massing of adjacent heritage significant buildings. • Setbacks of new buildings will be permitted in certain conditions where such placement will enhance the prominence of the adjacent heritage building, and provide an opportunity to create a benefit to a business (for example, a restaurant seating area). OLD TOWN SOUTH YONGE STREET PROMENADE WELLINGTON STREET PROMENADE YONGE STREET PROMENADE St Andrew’s Shopping Centre Wellington Street Village Cultural Precinct Historic Downtown Aurora GO Station Memorial Peace Park Aurora GO Station Aurora Leisure Complex Church Street School Our Lady of Grace Church Library Aurora Community Centre St. Andrew’s College Fire Station Armoury FamilyLeisureComplex AuroraTown Hall Trinity Church United Church Saint-Jean C.S. Saint Maximilian Kolbe C.S. Lester B. Pear - son P.S. Well’s StreetP.S. Dr. G.W. Williams Secondary School cy Acres St. Joseph C.S.George Street P.S. Aurora Heights P.S.McMahon Park Valhalla Park Craddock Park Craddock Park Machell Park Fleury Park Sandusky ParkHerb Mck - enzie Park Aurora War Memorial Peace Park Town Park Jack Wood ParkHighland Field Alliance Forest Lambert Wilson Park Sheppard’s Bush Conservation Area James Lloyd Park Aurora Hi g hl a n d s G ol f & C o u n t r y Cl u b Aurora Hig h l a n d s G ol f & C o u n t r y C l u b YONGE STREETWELLINGT O N S T R E E T W E S T TYLER STR E E T TEMPERANCE STREETCENTRE S T R E E T HENDERS O N D RI V E POPLAR CRES CARUSO G D N S CASEY CRTTHOMPKI NS CRESPOPLAR CRES DAVIS R O A DJONES CRTRICHARDSON DRIVE BAI LEY CRESROYAL R D EVELYN BU C K L N EDWARD STKENNEDY S T E MARY STREETI NDUSTRY STBAT S ON DRIV E DUNNIN G A V E N UECRESCENT WILES CRTVICTOR IA STREETSPRUCE STREETCATHERIN E A V E N U E METCALFE S T HARRISO N A V E KENNED Y S T EODIN CRESVA T A C R TPARKLAND COURT RANSOM STJAS PE R D RIVEHURON CRT CHI LD DR IVE A L LAURA BOU LEVARDSTODDART DRIVEGURNETT STBOWLER ST ELDON CRESVALHALLA CRTCENTRE S T R E E T JOHN WEST WAYSAN D U SKY CRESCENTROSS STGEORGE STWELLS STREET MUGFORD R D CHURCH S T MAPLE STR EET CONNAU G H T A V E HOLLI DGE BLVD BERCZY STMI LL STREETS CR E SC E N T MOSLEY S T R E E T BANBURY CRTTECUMSEH DRIVEMA RY S TR EET B I RCH CRTWEBSTER RDCAMERON AVECABOT CRTMOSAI CS AVEGEORGE STNISBET DRIVECOUSINS D R E PATRIC K DRW OODROOF C R E S FALCONWOOD HOLLOWWELLS STREETDUNH A M CRESENG ELHARD DR I V E I N DUSTRI AL PARKWAY SOUTHEDWARD STDAVI DSON ROADO C H ALSK I RD CORBE TT CRESSPRINGBU R N C R E S COSSAR D RI V E GLENVIEW D R I V E FAIRWAY D RI V E BROOKLAND A VENU E GOLF LI N K S D RI VE DOD IE ST REUBEN S T R A N S O M CR T HAWTHO R NE LA N E H IL L VIEW RO ADHARRIMAN ROADMACHELL AVENUEJASPER DRI VEAURORA HEIGHTS DRIVE S U NRAY PLILLINGWO R T H C R TLAURENTIDE AVENUES DRIV E S T.AND R E W’S COURT CY PR E SS CRT KEYSTONE CR T BATSON D R IV EWALTON DRI VEAVONDALE CRESBURGON P L CLOSS SQ U A R E WALTON DRIVE OA K COURTCOMMUNITY CENTRELANEWATER WELL LNCEDAR CRESCENTSPRUCE STREETFLEURY STREETWELLS LNWALTON DR IVE CENTRE CRESSCANLON C R T IND U S T R I A L P A R K WA Y NO R T H LARMONT STREETIBER CRT WENDERLY DRIVEEDWARD S T R E E T JARVIS AVENUEMEADOW L ARK LNINDUSTRIAL PARKWA Y S O UTH WOODROO F C R E S H O L L A N D V I EW T R A ILLUXTON AVEJOHN WEST WAY Aurora Promenade Boundary Flood Lines Potential Link / Lanes Deferred Pending Further Review LEGEND Character Area Boundary Key Focus Area Primary Entryway Secondary Entryway The Aurora Promenade Character Areas Public Open Space Private Open Space School/Recreation Mixed Use Areas Residential Areas Character Areas THE AURORA PROMENADE14 The Aurora promenade Character Areas. Blue arrow identifying site ( The Aurora promenade Concept plan urban design strategy 2010, anno- tated by erA). Page 78 of 346 23Issued: AprIl 15, 2021 Aurora Promenade Secondary Plan, 2010 The site is located within the boundaries of the Aurora promenade as identified on schedule B1 under the Official plan (see map on following page). The promenade includes Aurora’s historic town centre and aims to encourage growth and development that preserves local cultural heritage while building upon existing assets to establish a vibrant and walkable “main street” or “downtown” character. With respect to cultural heritage resources, the following Objectives (11.1) of the secondary plan guide decision making in the area and aim to achieve: i. Distinct Heritage and Culture – This Plan builds on the distinct heritage and culture of the Aurora Promenade. It defines the heritage resources and provides guidance on methods to conserve, protect and reinforce the neighbourhoods, streetscapes and significant buildings; vii. Great Design and Architecture – This Plan is focused on ensuring a vibrant, inviting and appealing environment that will attract residents and new businesses, enhance the vitality of retail uses, encourage walking and resonate with visitors. To achieve this, new development must “fit” in and enhance the character, quality and appeal of The Aurora Promenade; and viii. Towards a Sustainable Town - This Plan promotes a sustainable Aurora Promenade that respects its historic culture and character and embraces diverse cultural development and renewal in harmony with sound environmental management and business development activity. policies under section 11 include guidance on built form, including direction on height, as well as compatibility of design with the existing character and community context, and encouraging architectural variety. According to schedule B3, the site is located on streetscapes identified as “Village street” along Berczy street and “residential Heritage street” along Mosley street (s.11.12). Village streets are noted for their “small- town, village-like atmosphere and character” and are characterized by their older house form buildings, with a mix of residential, office and retail, while Heritage residential streets are intended to remain residential in character, with primarily house form buildings. Masters Row A l la u r a B lv d KnowlesCresCloss Sq Morland CresCollins Cres Starr Cres Ames CresBuchananCres Moorcrest Dr CedarCresForeht CresC aris brooke Ci r Kane CresAlgonquinCresCollis DrPatrick DrEarl Stewart Dr C rossi n g Bridge PlDavidson RdBoulding DrHolmanCresIvy Ja y C r e s Ivy Jay Cres Ti mp s onDr BeaconH allDrB r o o klan d Ave Woodroof Cres Tonner Cres Weslock CresDeerhorn C resCandacVall eyDrC o pla ndTrSteel DrCasemount StFourac re W a y Harrison Ave Pattemore Gt Somerton Crt Simmons Cre s Kirkvalley CresLong Valley Rd McCle n n yDrCorbettCres Devins Dr Twelve Oaks Dr Fi e l dingDrMarshview Ave Delattaye AveBrooks Ave McDonald Dr Nicklaus Dr Glenview Dr Al mCrtEngelhard Dr Murdock AveHarmon Ave Barr CresValleyCres Cranberry Ln LanewoodDr HarrimanRdTribbling Cres OctoberLnHill Dr Mary St Hodg k i n s o n C r e s JarvisAveDeergl enT err D eerg le n T e rrKerrLnSisman AveHilldaleRdDelayneDr TemperanceStStoddartDrWil l is D r WillisDr IndustryStSpruce StBenvilleCresStone Rd S to n e RdZokolDrTecumse h DrAttridgeDrMurray DrMurrayDr B r u s h GrWalton DrJasperDrSeatonDrMcClellanWayBeaco n HallDrTamarac Tr Corner Ridge Rd Corner Ridge Rd BilbroughStBilbrough St Gilbank Dr SneddenAveBirkshire Dr WindhamTrBrittonTrMillcliffCirBatsonDrBatson D rMavrinacBlvdHoll a nd view Tr Ho l l i d g e B l v d JohnWestWayConoverAveConoverAveG o l f L i n k s D r Prim eau D r PetermannStRaiford St Hillview Rd Steckley St Ostick St Hawthorne Ln BigwinDrH averhill Terr Skipton Tr Perivale Gdns TreeTopsLn AbbottAveEakins Dr Royal Rd D odie St Blaydon Ln Magna DrMill StConnaught Ave Child Dr Milgate Pl UsherwoodStLarmont StIrwin Ave Mugford Rd Mosley St Bowler St Cossar Dr Reuben St Catherine AveBanffDr Kennedy St EGeorgeSt WenderlyDrDunning Ave Maple St Mark St Tim berlin e Tr EdwardStTyler St WellsStCentre St Fairway Dr NisbetDrLensmith DrGundy WayBaycroftLnLuxtonAveHeathwoodHeightsDrMcNallyWay Cousins Dr G l a s sD rMartell Gt Fife Rd Hollingshead Dr Kemano Rd Gilbert Dr I ndust r i al PkwyNLaurentideAveHalldorson Ave Richardson Dr Bridgenorth DrMe a d o w o o dDrGurnettStAurora Heights Dr Cousins Dr EBerczySt McMasterAveT r illi u m D r HaidaDrMosaicsAveVictoriaStBorealis Ave Mavrinac B lvd O r c h a r d Heights Blvd Hollandview T r River Ridge Blvd Kennedy St W OldYongeStWillow Farm Ln Spring Farm Rd WELLINGTON ST W VANDORF SDRD ST JOHN'S SDRD W WELLINGTON ST E HENDERSON DR BAYVIEW AVEYONGE STVANDORF SDRDYONGE STJohnWestW ayIndustrialPkwyNAurora Heig h t s DrOrchard Heights Blvd OldYongeStBatson DrSpruce StMark St W alto n Dr Devins Dr K e m a n o R d Willow F a rmLnMeadowoodDrOrch a r d H e ig h ts B lv d Ke ma noRd Gilbank Dr Aurora H e i ghts Dr McLeod DrKennedy StW T i m psonDrCranberry Ln TimberlineTr Seaton Dr M urray Dr Child DrG l a s s Dr TamaracTr Murray Dr Kennedy St W MurrayDrEdward St Edward StRichardsonDrT a m aracTrIndustrialPkwy S In dustrialPkwySIndustria l P k w y S Engelhard DrMary StCentre St MavrinacBlvdYONGE STBAYVIEW AVEST JOHN'S SDRD W WELLINGTON ST EWELLINGTON ST W Holladay DrScrivenerDrMillikenDrDugganStHydro CorridorHydro Corr idor BAYVIEW AVENUES Railway / GO Transit LineRailway / G O Tr a n sit Li n e AURORA OFFICIAL PLANTHE AURORA PROMENADESCHEDULE 'B1'SECONDARY PLAN AREA ´ CREATED: 09/28/2011 APPROVED BY: JK UPDATED: 11/26/2014 UPDATED BY: ML DRAWN BY: CF & JS FILE NAME: Schedule_B1_Secondary_Plan.mxd 0 0.25 0.5 Kilometres THIS SCHEDULE IS A CONSOLIDATION AND IS PREPARED FOR CONVENIENCE ONLY. FOR ACCURATE REFERENCES, THE ORIGINAL OPA SCHEDULES SHOULD BE CONSULTED. COPIES OF THE ORIGINALS ARE AVAILABLE IN THE CORPORATE & FINANCIAL SERVICES OR PLANNING & DEVELOPMENT SERVICES DEPARTMENTS. LEGEND Secondary Plan Boundary Downtown Shoulder Promenade General Promenade Focus Area Special Design Areas Downtown Upper Downtown Promenade General Site Specific Policy Area site identified by blue arrow (Aurora Official plan 2010; annotated by er A). Masters Row A l l a u ra B lv d KnowlesCresCloss Sq Morland CresCollins Cres Starr Cres Ames CresBuchananCres Moorcrest Dr CedarCresForeht CresC aris brooke C i r Kane CresAlgonquinCr es Collis DrPatrick DrEarl Stewart Dr C ross i n g Bridge PlDavidson RdBoulding DrHolmanCresIvy Ja y C r e s Ivy Jay Cres Ti mp s onDr BeaconH a llDrBrook land Ave Woodroof Cres Tonner Cres Weslock CresDeerhornCres CandacVall eyDrCopla ndTrSteel DrCasemount StFouracre W a y Harrison Ave Pattemore Gt Somerton Crt SimmonsCre s Kirkvalley CresLong Valley Rd McClennyDrCorbettCres Devins Dr Twelve Oaks Dr Fi e l dingDrMarshview Ave Delattaye AveBrooks Ave McDonald Dr Nicklaus Dr GlenviewDr Al mCrtEngelhard Dr MurdockAve HarmonAve Barr CresValleyCres Cranberry Ln LanewoodDr HarrimanRdTribblingCres OctoberLnHillDr Mary St HodgkinsonCres JarvisAveDeergl enT err D eerg le n T e rrKerrLnSisman AveHilldaleRdDelayneDr TemperanceStStoddartDrWil l is D r WillisDr IndustryStSpruce StBenvilleCresStone Rd S to n e RdZokolDrTecumsehDr AttridgeDrMurrayDrMurrayDr B r u s h GrWalton DrJasperDrSeatonDrMcClell anWayBeaco n HallDrTamaracTr CornerRidgeRd CornerRidgeRd BilbroughStBilbrough St Gilbank Dr SneddenAveBirkshire Dr WindhamTrBrittonTrMillcliffCirBatsonDrBatsonD rMavrinacBlvdHoll a n d view Tr Ho l l i d g e B l v d JohnWestWayConoverAveConoverAveGolfLinksDr Prim eau Dr PetermannStRaiford St HillviewRd Steckley St Ostick St HawthorneLnBigwinDr H averhill Terr Skipton Tr Perivale Gdns TreeTopsLn AbbottAveEakins Dr Royal Rd DodieSt Blaydon Ln Magna DrMill StConnaught Ave Child Dr MilgatePl UsherwoodStLarmont StIrwin Ave Mugford Rd Mosley St Bowler St CossarDr Reuben St Catherine AveBanffDr Kennedy St EGeorgeSt WenderlyDrDunning Ave Maple St Mark St TimberlineTr EdwardStTylerSt WellsStCentre St Fairway Dr NisbetDrLensmith DrGundy WayBaycroftLnLuxtonAveHeathwoodHeightsDrMcNallyWay Cousins Dr GlassDr Martell Gt Fife Rd Hollingshead Dr KemanoRd Gilbert Dr I ndust r i al PkwyNLaurentideAveHalldorson Ave Richardson Dr Bridgenorth DrMe a d o w o o d DrGurnettStAurora Heights Dr Cousins Dr EBerczySt McMasterAveTrilliumDrHaidaDr MosaicsAveVictoriaStBorealis Ave Mavrinac B lvd OrchardHeightsBlvd Hollandview T r River Ridge Blvd Kennedy St W OldYongeStWillow Farm Ln Spring Farm Rd WELLINGTON ST W VANDORF SDRD ST JOHN'S SDRD W WELLINGTON ST E HENDERSON DR BAYVIEW AVEYONGE STVANDORF SDRDYONGE STJohnWestW ayIndustrialPkwyNAurora Heig h t s DrOrchard Heights Blvd OldYongeStBatson DrSpruce StMark St W alto n Dr DevinsDr K e m a n o R d Willow F a rmLnMeadowoodDrOrchardHeightsBlvdK e ma noRd Gilbank Dr AuroraHeightsDr McLeod DrKennedyStW TimpsonDr Cranberry Ln TimberlineTr Seaton Dr M urray Dr Child DrG l a s s Dr TamaracTr Murray Dr Kennedy St W MurrayDrEdward St Edward StRichardsonDrTamaracTr IndustrialPkwy S In dustrialPkwySIndustr i a l P k w y S Engelhard DrMary StCentre St MavrinacBlvdYONGE STBAYVIEW AVEST JOHN'S SDRD W WELLINGTON ST EWELLINGTON ST W Holladay DrScrivenerDrMillikenDrDugganStHydro CorridorHydro Corr idor BAYVIEW AVENUES Railway / GO Transit LineRailway / G O Tr a n sit Li n e AURORA OFFICIAL PLANTHE AURORA PROMENADESCHEDULE 'B1'SECONDARY PLAN AREA ´ CREATED: 09/28/2011 APPROVED BY: JK UPDATED: 11/26/2014 UPDATED BY: ML DRAWN BY: CF & JS FILE NAME: Schedule_B1_Secondary_Plan.mxd 0 0.25 0.5 Kilometres THIS SCHEDULE IS A CONSOLIDATION AND IS PREPARED FOR CONVENIENCE ONLY. FOR ACCURATE REFERENCES, THE ORIGINAL OPA SCHEDULES SHOULD BE CONSULTED. COPIES OF THE ORIGINALS ARE AVAILABLE IN THE CORPORATE & FINANCIAL SERVICES OR PLANNING & DEVELOPMENT SERVICES DEPARTMENTS. LEGEND Secondary Plan Boundary Downtown Shoulder Promenade General Promenade Focus Area Special Design Areas Downtown Upper Downtown Promenade General Site Specific Policy Area Page 79 of 346 24 HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA 4.1 Ontario regulation 9/06 Analysis The site has been evaluated against the “Criteria For determining Cultural Heritage Value or Interest” as found in Ontario reg. 9/06 under the Ontario Heritage Act (the “OHA”). O. reg. 9/06 states that “a property may be designated under section 29 of the Act if it meets one or more of the following criteria for determining whether it is of cultural heritage value or interest”, as identified in the following pages. Meeting one or more of these criteria does not necessarily mandate designation. This report finds that the de-listing and removal of 26, 32, and 34-38 Berczy street from the site will have an impact on cultural heritage value of the site. These buildings however, do not have significant heritage value, and are not good candidates for conservation as their design/physical, historical/associative, and contextual value are diminished, and have limited ability to convey historical associations or connections to the site’s former industrial and supporting residential heritage. 4 a SSESSmEnt oF cultural HEritagE valuE Page 80 of 346 25Issued: AprIl 15, 2021 Value (quoted from Ontario Reg. 9/06)Assessment of 26 Berczy Street The property has design value or physical value because it, i. is a rare, unique, representative or early example of a style, type, expression, material or construction method, ii. displays a high degree of craftsmanship or artistic merit, or iii. demonstrates a high degree of technical or scientific achievement. The property at 26 Berczy street is a one and a half storey detached dwelling, with an estimated construction date of 1865. 1913 fire insurance plans and early photographs suggests that the building was constructed with brick. presently, the exterior has been modified with siding and the porch has been enclosed. The building is reflective of the Gothic revival Cottage-style but is not a particularly rare or representative example of mid-to-late 19th century residen- tial architecture. The property does not reflect a high degree of craftsmanship, artistic merit, or technical achievement. The property has historical value or associative value because it, i. has direct associations with a theme, event, belief, person, activity, organization or institu- tion that is significant to a community, ii. yields, or has the potential to yield, informa- tion that contributes to an understanding of a community or culture, or iii. demonstrates or reflects the work or ideas of an architect, artist, builder, designer or theorist who is significant to a community. A review of directories, land registry records and census records indicate that the property has contained residential uses since the mid 19th century. The property was originally under the ownership of Matthew lepper, a general merchant and later reeve of Aurora Village, it does not appear that a dwelling was constructed under lepper’s ownership. rosanna spence, of York Township, owned the property along with several other parcels surrounding the Aurora station. lepper’s and spence’s historical significance is limited. The property has little potential to yield information that contributes to an understanding of community or culture. The architect or builder is unknown. The property has contextual value because it, i. is important in defining, maintaining or sup- porting the character of an area, ii. is physically, functionally, visually or histori- cally linked to its surroundings, or iii. is a landmark. 26 Berczy street is located in an evolving context, where there is a fragment of uses. The character of Berczy street is not overwhelmingly prevalent. like all properties, the property at 26 Berczy street is physically, functionally, visually and historically linked to its surroundings. However it does not exhibit such significant relationships to its sur- roundings to merit conservation under the Ontario Heritage Act. The property is not considered a landmark. Page 81 of 346 26 HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA er A conducted a site visit to for the purpose of completing a preliminary review of the properties at 26, 30, 32, and 34-38 Berczy street. due to provincially mandated lock-down restrictions in place at the time due to COVId-19, a complete condition assessment was not completed. A full condition assessment and thorough documentation of the site will be completed upon lifting of restrictions. 5 condition a SSESSmEnt Page 82 of 346 27Issued: AprIl 15, 2021 30 Berczy street (er A, 2021) 30 Berczy street (er A, 2021) 32 Berczy street (er A, 2021) 32 Berczy street (er A, 2021) 32 Berczy street (er A, 2021) 32 Berczy street (er A, 2021) 26 Berczy street (er A, 2021) 26 Berczy street (er A, 2021) Page 83 of 346 28 HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA 34 Berczy street (erA, 2021) 34 Berczy street (erA, 2021) 34 Berczy street (erA, 2021) 34 Berczy street (er A, 2021) 34 Berczy street (er A, 2021) 34 Berczy street (er A, 2021) 34 Berczy street (er A, 2021) Page 84 of 346 29Issued: AprIl 15, 2021 38 Berczy street (er A, 2021) 38 Berczy street (er A, 2021) 38 Berczy street (er A, 2021) 38 Berczy street (erA, 2021) 38 Berczy street (erA, 2021) 38 Berczy street (erA, 2021) 38 Berczy street (erA, 2021) Page 85 of 346 30 HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA Value (quoted from Ontario Reg. 9/06)Assessment of 32 Berczy Street The property has design value or physical value because it, i. is a rare, unique, representative or early example of a style, type, expression, material or construction method, ii. displays a high degree of craftsmanship or artistic merit, or iii. demonstrates a high degree of technical or scientific achievement. The property at 32 Berczy street contains a two storey detached dwelling, with an estimated date of construc- tion of 1856 under the ownership of George Coles. The directories do not suggest that Coles was a resident of the Town of Aurora. The dwelling is not representative of any recognized architectural style. The property does not reflect a high degree of craftsman- ship, artistic merit, or technical achievement. The property has historical value or associative value because it, i. has direct associations with a theme, event, belief, person, activity, organization or institution that is significant to a community, ii. yields, or has the potential to yield, information that contributes to an understanding of a commu- nity or culture, or iii. demonstrates or reflects the work or ideas of an architect, artist, builder, designer or theorist who is significant to a community. similar to 26 Berczy street, 32 Berczy street was later owned by rosanna spence, suggesting the building was occupied by rental tenure. Cole’s and spence’s historical significance is limited. The property has little potential to yield information that contributes to an understanding of community or culture. The architect or builder is unknown. The property has contextual value because it, i. is important in defining, maintaining or supporting the character of an area, ii. is physically, functionally, visually or historically linked to its surroundings, or iii. is a landmark. 32 Berczy street is located in an evolving context, where there is a fragment of uses. The character of Berczy street is not overwhelmingly prevalent. like all properties, the property at 32 Berczy street is physically, function- ally, visually and historically linked to its surroundings. However it does not exhibit such significant relation- ships to its surroundings to merit conservation under the Ontario Heritage Act. The property is not considered a landmark. Page 86 of 346 31Issued: AprIl 15, 2021 Value (quoted from Ontario Reg. 9/06)Assessment of 34-38 Berczy Street The property has design value or physical value because it, i. is a rare, unique, representative or early example of a style, type, expression, material or construction method, ii. displays a high degree of craftsmanship or artistic merit, or iii. demonstrates a high degree of technical or scientific achievement. The integrity of the buildings are limited due to the extensive renovations completed to the buildings in converting the use from industrial to commercial. Alterations to the buildings include the following: • removal of the adjoining components (broiler room and walkway) between 34 and 38 Berczy street; • removal of the second entrance on 34 Berczy street’s front elevation; • removal of the side entrance and steps on 34 Berczy street’s south elevation; and • the original stone and brick construction on 34 Berczy street and concrete block construction on 38 Berczy street have been covered with cream-coloured stucco. The property has historical value or associa- tive value because it, i. has direct associations with a theme, event, belief, person, activity, organization or institution that is significant to a community, ii. yields, or has the potential to yield, infor- mation that contributes to an understanding of a community or culture, or iii. demonstrates or reflects the work or ideas of an architect, artist, builder, designer or theorist who is significant to a community. The building at 34 to 38 Berczy street formed part of the larger T. sisman shoe Factory, one of the largest employers in the Town of Aurora in the 20th century. Many of its workers were recorded to live in adjacent streets, such as larmont and Mosley street. The factory has contributed to the early industrial landscape of Berczy street, supported by the Aurora Train station. The buildings were used as a secondary spaces for the T.sisman shoe Factory, with Factory No. 2 (34 Berczy street) used pri- marily for storage and Factory No. 4 (38 Berczy street) shortly used for manufacturing. The T. sisman shoe Factory primarily operated in Factory No. 1, south of the site, that has since been demolished. The integrity of the building is diminished due to the extensive alterations completed in late 20th century. The property has little potential to yield information that contributes to an under- standing of community or culture. The architect or builder is unknown. The property has contextual value because it, i. is important in defining, maintaining or supporting the character of an area, ii. is physically, functionally, visually or historically linked to its surroundings, or iii. is a landmark. 34-38 Berczy street is located in an evolving context, where there is a fragment of uses. The character of Berczy street is not overwhelmingly prevalent. like all properties, the property at 34-38 Berczy street is physically, functionally, visually and historically linked to its surroundings. However it does not exhibit such significant relationships to its surroundings to merit conservation under the Ontario Heritage Act. The main factory building, being Factory No. 1, and the Thomas sisman House has been demolished. The buildings on the site was secondary to the demolished buildings, and its tie to the T.sisman shoe Factory is not apparent. The property is not considered a landmark. Page 87 of 346 32 HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA east elevation render of the proposed development (studio JCI, 2021) east elevation render of the proposed development (studio JCI, 2021) Page 88 of 346 33Issued: AprIl 15, 2021 The proposed development anticipates the removal of the existing buildings on the site to allow for the construction of a seven-storey mixed-use development. The proposed design is the result of close collaboration between er A and studio JCI. preliminary heritage design direction provided included the following parameters: • Focus of density along Berczy street, furthest from adjacent listed house-form buildings; • reference to the elongated, rectilinear, industrial buildings which are primarily oriented perpendicular to the streets they front onto such as at 103 Mosley and 38 Berczy; • reveals that break up the Berczy streetwall giving the appearance of the perpendicular orientation noted above; • Integration of progressive stepbacks on the west elevation to create a gradual transition of massing towards the residential neighbourhood; • Integration of stepbacks above the 4th and 6th storey of the east elevation to minimize the visual impact of the increased density; • Integration of glazing along upper storeys (5th- 8th storeys on west elevation), to mitigate the visual weight of increased height; • Integration of smaller, stepbacks along the north and south elevations; • siting of lower-scale townhouses at the site’s western extents, set back from the west property line to provide buffer between the development and residential neighbourhood to the west; • Articulation of distinct masonry building base elements, to visually divide the building into smaller units and integrate new construction with the existing and historic context. This collaborative effort resulted in a design that is responsive to the site’s former industrial character, and is sensitive to its heritage context. The proposed development is primarily composed of two segments; • a seven-storey block consisting of townhouses and commercial use at grade, fronting onto Berczy street; and, • a segment of two-storey townhouses fronting the west boundary of the site, and accessed via a new, pedestrian-oriented laneway located along the western boundary of the site. The two building segments share underground parking , with vehicular access off Mosley street. The development features a shared outdoor amenity space, situated in the interior of the site. The first-four storeys of the development are detailed in brick masonry, with industrial-inspired windows and doors. storeys five and above feature progressive stepbacks, residential terraces, and design that is more contemporary in expression, articulation and material. 6 dEScriPtion oF tHE ProPoSEd dE vEloPmEnt Page 89 of 346 34 HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA east elevation render view of the proposed development (studio JCI, 2021) southeast render view of the proposed development (studio JCI, 2021) Page 90 of 346 35Issued: AprIl 15, 2021 southwest render view of the proposed development (studio JCI, 2021) render of the proposed shared amenity space (studio JCI, 2021) Page 91 of 346 36 HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA 7.1 Impacts on site The development proposes to remove all properties on site, including the following buildings which are listed on the Municipal Heritage register; • 26 Berczy street, Listed • 32 Berczy street, Listed • 34-38 Berczy street, Listed This report finds that the de-listing and removal of these buildings from the site will have negative impacts on the site as identified by the Ontario Heritage Toolkit. As noted in the Assessment of Cultural Heritage Value section of this report, these buildings however, are not good candidates for conservation. The proposed development mitigates impacts by incorporating design that is informed by the site’s industrial past, most notably the former T. sisman shoe brick-and-beam Factory buildings that occupied the site. design considerations that mitigate impacts to adjacent heritage resources have also be incorporated, as described later in this report. The Ontario Heritage Toolkit is a series of guides designed to help understand the heritage conservation process in Ontario. The Toolkit identifies potential negative impacts on a cultural heritage resource from new development. Negative impacts include, but are not limited to: Destruction of any, or part of any, sig- nificant heritage attributes or features; Alteration that is not sympathetic, or is incompatible, with the historic fabric and appearance; Shadows created that alter the appear- ance of a heritage attribute or change the viability of a natural feature or plantings, such as a garden; Isolation of a heritage attribute from its surrounding environment, context or a significant relationship; Direct or indirect obstruction of signifi cant views or vistas within, from, or of built and natural features; A change in land use such as rezoning a battlefield from open space to residential use, allowing new development or site al teration to fill in the formerly open spaces; Land disturbances such as a change in grade that alters soils, and drainage patterns that adversely affect an archaeo logical resource. (Ontario Heritage Toolkit). 7 imPact a SSESSmEnt Page 92 of 346 37Issued: AprIl 15, 2021 7.2 Impacts on Adjacent Heritage resources The proposed development is not anticipated to have any negative impacts, as identified by the Ontario Heritage Toolkit, on the cultural heritage value of the adjacent heritage resources. development of the site will have impacts on the adjacent heritage properties inherent to any form of intensification, including increased pedestrian and vehicular activity, and change of use. While the majority of proposed massing is distributed along the site’s eastern edge, the development will visually impact the context of this historically low-rise area, when viewed from the listed properties to the west. A pedestrian laneway situated on the east edge of the site creates a buffer between the properties, and a two-storey townhouses mitigate this visual impact by providing a gentle transition to the neighbouring sites. This report finds that the proposed development appropriately mitigates these impacts by introducing contemporary mixed-use development that interprets the site’s industrial history and employs a number of heritage designs strategies , as detailed in the following section of the report. Adjacent Heritage Properties • 99 Wellington Street East, Listed • 121 Wellington Street East, Listed • 105 Wellington Street East, Listed • 25 Larmont Street, Listed • 29 Larmont Street, Designated un- der Part IV, OHA • 31 Larmont Street, Listed • 33 Larmont Street, Listed • 35 Larmont Street, Listed • 41 Larmont Street, Listed • 45 Larmont Street, Listed • 98 Mosley Street, Listed Page 93 of 346 38 HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA • Integration of glazing along upper storeys (5th-7th storeys on east elevation), to miti- gate the visual weight of increased height; • progressive stepbacks of the 4th, 5th, 6th and 7th storeys of the building on both the east and west elevations; • siting of lower-scale townhouses at the site’s western extents, set back from the west property line by approximately 9 m; • The use of materials that are distinct from, and sympathetic to, the adjacent heritage resources; • Glazing pattern that references the articu- lation and gridded fenestration patterns found on the surrounding industrial heritage resources; • Arched brick window details consistent with heritage context; and • Fine-grain ground-floor activation consis- tent with the evolving Berczy street context. Additional commemorative strategies may be explored to further mitigate impacts of the development by communicating the historical narratives of the site, using interpretive media. This approach would complement the interpretive architectural elements discussed above and include themes such as the history of the T. sisman shoe Company, and the development of railside industry in early Aurora, and the evolution of the Berczy street corridor. Both on-and off-site strategies are proposed to be explored. preliminary approaches may include plaques, signage, art and off-site contributions to historic understanding of the area (books, articles, videos, exhibits). 8.1 Conservation strategy er A has evaluated the site against the Criteria For Determining Cultural Heritage Value for Interest, Ontario reg. 9/06, under the OHA, and concluded that the buildings presently on-site do not possess significant cultural heritage value. Further, the proposal described in section 6 of this report considers the removal of the buildings on site. Therefore, a conservation strategy has not been provided, rather a mitigation strategy that responds to the heritage character of adjacent heritage context is proposed. 8.2 Mitigation strategies The proposed development interprets features inspired by the former brick-and-beam T. sisman shoe Factory buildings. design considerations with regard to the site’s heritage character and relationships to adjacent properties on the Municipal Heritage register have been incorporated as follows: • Focus of density along Berczy street, furthest from adjacent listed house-form buildings; • reference to the elongated, rectilinear, industrial buildings which are primarily oriented perpendicular to the streets they front onto such as at 103 Mosley and 38 Berczy; • reveals that break up the Berczy streetwall giving the appearance of the perpendicular orientation noted above; • distinct yet compatible architectural expression to further give the appearance of distinct volumes; • Varied masonry palette applied to break up visual mass and integrate new construction with the existing and historic context; 8 conSErvation and mitigation S tratEgy Page 94 of 346 39Issued: AprIl 15, 2021 West elevation (studio JCI, 2021) east elevation (studio JCI, 2021) south elevation (studio JCI, 2021)North elevation (studio JCI, 2021) Page 95 of 346 40 HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA This report finds that the de-listing and removal of 26, 32, and 34-38 Berczy street from the site will have an impact on cultural heritage value of the site. These buildings however, do not have significant heritage value, and are not good candidates for conservation as their design/ physical, historical/associative, and contextual value are diminished, and have limited ability to convey historical associations or connections to the site’s former industrial and supporting residential heritage. The proposed development proposes to interpret the cultural heritage value of the site by introducing contemporary development which uses materiality and architectural expression consistent with the former main T. sisman factory building on the site. The proposed design responds to the criteria set out in heritage policy applicable to this site, such as those set out in section 4 of The Aurora Promenade Concept Plan Urban Design Strategy, 2010, and Section 11 Aurora Promenade Secondary Plan, 2010. The proposal achieves this by incorporating design strategies such as setbacks, stepbacks, and site arrangement, and architectural expression are sympathetic to the area’s 20th century industrial heritage character. Additional commemorative strategies may be explored to further mitigate impacts of the development by communicating the historical narratives of the site, using interpretive media, such as plaques, signage, art and off-site contributions to historic understanding of the area (books, articles, videos, exhibits). In conclusion, this report finds that the proposed development appropriately mitigates negative impacts to the site and adjacent properties’s cultural heritage value. 9 concluSion Page 96 of 346 41Issued: AprIl 15, 2021 philip evans philip evans is a registered architect with the OAA, principal of er A Architects and the founder of small. In the course of his career, he has led a range of conservation, adaptive reuse, design, and feasibility planning projects. philip is a professional member of CAHp and rAIC. Janice Quieta Janice Quieta is an associate with the heritage architecture team at er A Architects. she received her Master of Architecture degree from dalhousie university after completing a Bachelor of Architectural science degree at r yerson university. Her graduate thesis examined the feasibility of retrofitting post-war residential towers Toronto’s st. Jamestown using a socially and ecologically sustainable program. she has studied and worked in Toronto, Halifax, dusseldorf, and Koln. Neil phillips Neil phillips is a project Manager with the heritage team at er A Architects. He holds a Master of landscape Architecture from the university of Toronto, a certificate in urban design from Harvard university, a Bachelor of urban and regional planning from ryerson university, and a Bachelor of public Administration from the university of Ottawa. Catherine Huynh Catherine Huynh is a planner with erA Architects. she holds a Bachelor of urban and regional planning (BurpI) from r yerson university. 10 ProjEct PEr S onnEl Page 97 of 346 42 HERITAGE IMPACT ASSESSMENT | 26-38 BERCZY STREET, AURORA Aurora Museum and Archives. (n.d.). Fire Insurance plans. Town of Aurora. Toronto public library. (1960). Insurance plan of the Town of Aurora, Ont. : popu- lation 6,000: plan dated May 1960. https://www.torontopubliclibrary.ca/detail. jsp?entt=rdM1633775&r=1633775 Johnston, J. (1963). Aurora: Its early Beginnings. Aurora Centennial Committee. library and Archives Canada. (n.d.). Collection search. https://www. bac-lac.gc.ca/ eng/collectionsearch/pages/collectionsearch. aspx McGill university. (n.d.). The Canadian County Atlas digital project. digital Collec- tions and exhibitions. https://digital.library.mcgill. ca/countyatlas/default.htm McIntyre, J. W. (1988). Aurora: A History in pictures. The Boston Mills press. Ontario Community Newspapers portal. (n.d.). The Newmarket era. https://news. ourontario.ca/ Ontario land registry. (n.d.). Abstract/parcel register Book. https:// www.onland.ca/ ui/lro/books/search sisman, H. [@sismanshoes]. (n.d.). The T. sisman shoe Co. ltd [Facebook page]. https://www.facebook.com/sisman shoes/ Toronto public library. (n.d.). Globe and Mail Historical Newspaper Archive. https:// www.torontopubliclibrary.ca/detail. jsp?r=edB0057 university of Toronto. (n.d.). Map and data library. https://mdl.library. utoronto.ca/ York region. (n.d.). Archival Aerial Imagery. York region Interactive Maps and spatial data. https://ww6.yorkmaps.ca/Html5Viewer24/ Index.html?configBase=https:// ww6.yorkmaps.ca/Geocortex/ essentials/essentials43/resT/sites/Communityser- vices/ viewers/YorkMaps/virtualdirectory/resources/Config/default 11 rEFErEncES Page 98 of 346 43Issued: AprIl 15, 2021 12 a PPEndicES Page 99 of 346 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Memorandum Planning and Development Services Re: Request to Remove 103 Mosley Street from the Aurora Register of Properties of Cultural Heritage Value or Interest To: Heritage Advisory Committee From: Carlson Tsang, Planner Date: June 7, 2021 Recommendation 1. That the memorandum regarding Request to Remove 103 Mosley Street from the Aurora Register of Properties of Cultural Heritage Value or Interest be received; and, 2. That the Heritage Advisory Committee comments regarding the removal of 103 Mosley Street from the Aurora Register of Properties of Cultural Heritage Value or Interest be received and referred to staff for consideration and further action as appropriate. Summary The purpose of this memo is to provide the Heritage Advisory Committee with the necessary information to comment on the removal of 103 Mosley Street from the Aurora Register of Properties of Cultural Heritage Value or Interest.  The existing one-storey building at 103 Mosley Street was constructed circa 1940 and was formerly a part of the T. Sisman Shoe Factory complex.  The property does not have sufficient merits to warrant heritage designation. Staff recommend that approval of proposed new development be conditional on a robust documentation of the former factory buildings, provision of commemorative measures and a financial contribution to the Heritage Reserve. Background 103 Mosley Street is located at the southwest corner of the intersection of Mosley Street and Berczy Street, south of Wellington Street East and east of Yonge Street (see Attachment 1). Surrounding uses include low-rise residential dwellings to the west, Page 100 of 346 Delisting of 103 Mosley Street June 7, 2021 Page 2 of 5 industrial buildings to the south, an autism service centre to the north, and the Aurora GO Transit parking to the east. The subject property contains a 1-storey remnant of the T. Sisman Shoe Company Factory complex constructed circa 1940. Photos of the building are included in the Heritage Impact Assessment attached as Attachment 3. This structure is currently listed on the Town’s Heritage Register as being of potential cultural heritage value or interest. There is another one-storey metal clad building located at the south side of the building that was formerly used to manufacture mouldings. The eastern portion of the property on Berczy Street is currently being used to park construction vehicles. History The subject property was historically part of the Geographic Township of Whitchurch (presently Aurora). In 1805, Ebenezer Britton acquired all 190 acres of lands in LOT 80 EYS from the Crown. In 1836, John Mosley purchased 79 acres of lands on the western portion of lands adjacent to the hamlet of Machell’s Corners. In 1854, Mosley subdivided his lands into building lots which created the Southeast Old Aurora neighbourhood bounded by Wellington Street to the north, Berczy Street to the east, Metcalfe Street to the south and Yonge Street to the west. In 1901, the Underhill Sisman Shoe Company acquired 34 & 38 Berczy Street from the Spence family and later constructed a factory building at 34 Berczy Street to manufacture shoes. In 1910, the company constructed a second factory to the south at 103 Mosley Street. Thomas Sisman, the founder of the company, resided in a house at 38 Berczy Street between the two factories. The new factory on Mosley Street became the principal production facility and was known as Factory No.1 of the complex. The original factory at 34 Berczy Street was known as Factory No.2 and was mainly used as a storage facility. In 1941, the company constructed a third building for sole cutting at 103 Mosley Street, known as Factory No.3. In 1950, the Sisman’s residence was demolished, and a one-storey concrete building was constructed in its place in 1951, referred to as Factory No.4 of the complex. Starting in the 1960s, the Canadian shoe industry saw rising competition from import products. The Sisman Shoe Company announced its closure in 1976. Factory No.1 at 103 Mosley Street was demolished between 1978 and 1988. Factory No. 2 at 34 Berczy Street remained vacant until it was purchased by the Newell family who completed extensive interior and exterior renovations to the building. Further renovations were completed to the buildings at 34 Berczy Street in 2002 to accommodate new offices. Page 101 of 346 Delisting of 103 Mosley Street June 7, 2021 Page 3 of 5 Proposal The owner is requesting to remove 103 Mosley Street from the Town’s Heritage Register in order to demolish the existing building to accommodate the proposed development of an 8-storey mixed use apartment building and 18 townhouses (see Attachment 2). Applications for Official Plan and Zoning By-law Amendments are currently under review by the Town. Provisions of the Ontario Heritage Act for the delisting process 103 Mosley Street is a non-designated property listed on the Town’s Heritage Register. According to Section 27 of the Ontario Heritage Act, a Municipal Register of Cultural Heritage Value or Interest may include properties that have not been designated under the Ontario Heritage Act, but that the Council of a Municipality believes to be of cultural heritage value or interest. The principal implication of properties non-designated and listed on the Aurora Register pertains to subsection 27. (3) of the Ontario Heritage Act where, if the property is included in the register under subsection (1.2) has not been designated under Section 29, the owner of the property shall not demolish a building or structure on the property or permit the demolition or removal of the building or structure unless the owner gives the council of the municipality at least 60 days notice in writing of the owner’s intention to demolish or remove the building or structure or to permit the demolition or removal of the building or structure. 2006, c. 11, Sched. B, s. 11 (2). The purpose of providing Council with 60 days is to determine whether or not the property should be designated under the Ontario Heritage Act. According to subsection 27(1.3) of the Ontario Heritage Act, the Council of a Municipality shall, before removing the reference to such a property from the Register, consult with its Municipal Heritage Committee. Individual properties being considered for heritage designation must meet one or more of the following prescribed criteria from the Ontario Regulation 9/06: 1. The property has design value or physical value 2. The property has historical value or associative value 3. The property has contextual value Page 102 of 346 Delisting of 103 Mosley Street June 7, 2021 Page 4 of 5 Analysis The property does not have sufficient merits to warrant heritage designation. Staff recommend that approval of the proposed development be conditional on a robust documentation of the former factory buildings, provision of commemorative measures and a financial contribution to the Heritage Reserve. The applicant submitted a Heritage Impact Assessment to support the delisting of the subject property (see Attachment 3). Staff have undertaken a heritage evaluation of the property, in consultation with the Town’s Heritage Consultant, and are of the opinion that the remnant building known as Factory No.3 of the formerly Sisman Shoe Factory Company does not have sufficient value to warrant heritage designation. Below is a summary of staff’s comments on the heritage value of the building. The remnant building is a representative example of an early 20th century industrial building. However, it does not display a high degree of craftsmanship or artistic merits. The construction method of the building also does not demonstrate a high degree of technical or scientific achievement. The condition of the building is between fair to poor. Some of the original attributes on the building (such as wood transom and windows on the front façade) are intact. However, the historic steel window openings on the east and west elevations have been boarded over with wood panels and infilled with bricks. Also, the openings on the north elevation appear to have been altered to serve as two storefront style windows. The design/physical value of the property is considered minimal. Given that the principal factory and Sisman’s residence have been demolished, and the other remaining structure to the north has been significantly altered with stucco cladding and replacement of the original windows, the building’s contextual relationship to T. Sisman Shoe factory complex is no longer present. The integrity of the factory complex has diminished which limits the building’s ability to communicate its cultural heritage value. The surviving features on the remnant building do not effectively display its relationship to the factory complex. While the building has a historical link to the Sisman Shoe Factory, staff are of the opinion that the contextual value of the building is considered minimal as a result of the changes to the surrounding area. The building was constructed by Thomas Sisman, founder of the T. Sisman Shoe Company, who was a prominent local employer in Aurora. His sons, W. J. Sisman and Herbert Sisman both served as members of Council. As such, the property is considered to have association with a significant theme and person. Page 103 of 346 Delisting of 103 Mosley Street June 7, 2021 Page 5 of 5 Although staff acknowledge that the properties have historical value, staff do not recommend heritage designation due to the modifications to the buildings and the changes to the surrounding area. The historical value of the property will be better served through detailed documentation of the building with new development. Staff recommend that the approval of the site plan application for the new development be conditional upon:  A detailed site and building documentation report for 103 Mosley Street to the satisfaction of Town Staff;  A robust historical report for the entire Sisman properties both north and south of Mosley Street inclusive of ample primary research;  A detailed commemorative Plan to the satisfaction of Town Staff. The plan shall be incorporated within the subject lands and financed by the owner; and,  A financial contribution to the Town’s Heritage Reserve Fund in an amount to be determined by the Director of Planning and Development Services. Conclusion Staff have reviewed the proposed request to delist 103 Mosley Street, in consultation with the Town’s consultant, and are of the opinion that the property does not have sufficient value to warrant Heritage Designation under Part IV of the Ontario Heritage Act. However, staff recognize 103 Mosley Street has some level of historical values due to their historical relationship with the Sisman Shoe Factory Company. Staff recommend that the new development on the subject lands be conditional on a robust documentation of the building, provision of commemorative measure and a financial contribution to the Town’s Heritage Reserve Fund. Attachments Attachment 1 – Location Map Attachment 2 – Drawings of the Proposed Development Attachment 3 – Heritage Impact Assessment Page 104 of 346 LOCATION MAP LOCATION: 103 Mosley Street AƩachment 1 SUBJECT LANDS Map created by the Town of Aurora Planning and Building Services Department, August 29 2019. Base data provided by York Region & the Town of Aurora. 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B°:KSVUXGX_°,ORKYBE8K\OZ°*KLG[RZ°6GZNB4OIQB°°3KZIGRLK°°'8).ET\KKTKSGX\Z$0HWFDOIH6W$XURUD2QWDULR:(67&2857<$5'(/(9$7,216$8HFQJ(DVW&RXUW\DUG(OHYDWLRQV 7RZQKRXVH$8HFQJ:HVW&RXUW\DUG(OHYDWLRQ ,668(')255(=21,1* Page 111 of 346 HERITAGE IMPACT ASSESSMENT ISSUED: OCTOBER 30, 2020 120 Metcalfe Street & 101-107 Mosley Street Town of Aurora "UUBDINFOU Page 112 of 346 PREPARED FOR: Hans Jain 120 Metcalfe JV 6 Carlaw Avenue Toronto, ON M4M 2R5 T: 416 466 2144 E: hans.jain@atria.ca PREPARED BY: ii HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. ER A Architects Inc. 625 Church Street Toronto, Ontario M4Y 2G1 416-963-4497 Project 19-207-01 Cover Image: View of the Site south from 103 Mosley Street. Page 113 of 346 iiiISSUED: OCTOBER 30, 2020 C ONTEN TS EXECUTIVE SUMMARY V 1 INTRODUCTION 1 1.1 Scope of the Report 1 1.2 Methodology 1 1.3 Site Location and Description 2 1.4 Site Survey 5 1.5 Current Context 6 1.6 Context Photographs 7 1.7 Existing Heritage Recognition 10 1.8 Adjacent and Nearby Heritage Properties 10 2 HISTORICAL BACKGROUND 8 2.1 Pre-Contact & Colonial Context 8 2.2 Early History of the Town of Aurora 9 2.3 Site History 12 3 HERITAGE POLICY CONTEXT 19 4 ASSESSMENT OF CULTURAL HERITAGE VALUE 25 4.1 Discussion of Findings 28 5 ASSESSMENT OF THE EXISTING CONDITION 29 6 DESCRIPTION OF THE PROPOSED DEVELOPMENT 34 7 IMPACT ASSESSMENT 40 7.1 Overview of Impacts 40 7.2 Discussion of Impacts 40 8 CONSERVATION AND MITIGATION STRATEGY 43 8.1 Conservation Strategy 43 8.1.1 Commemoration Strategy 8.2 Mitigation Strategy 45 9 CONCLUSION 46 10 PROJECT PERSONNEL 47 11 REFERENCES 48 12 APPENDICES 49 Page 114 of 346 rendering of the proposed development’s east elevation, view southwest from the GO rail corridor (Wallman Architects, 2020). t. sisman shoe Factory, formerly on the site. View southwest from the corner of Mosley and berczy streets (Aurora Ar- chives) Page 115 of 346 vISSUED: OCTOBER 30, 2020 Impacts & Mitigation Impacts The proposed development involves the removal of all existing buildings on the Site, including on the listed property at 103 Mosley Street. The development introduces increased height and massing adjacent to five listed low-rise residential properties along Metcalfe, Moseley and Larmont Streets. The proposed design will alter the existing rhythm and context of the streetscape by converting a medium-grain industrial rail-side site into a large- scale residential and commercial development Conservation & Mitigation Architectural expression and materiality is proposed to mitigate for the loss of the remant factory building at 103 Mosley Street. A four-storey brick building base, with metal windows is propoped at the the corner of Berczy and Mosley Streets, referencing the former Sisman building’s profile and character on the Site. The balance of the building base is proposed to be visually divided through diering masonry treatments that reference brick warehouses. Further on- and o-site commemoration is proposed to be explored through a future Commemoration Plan. The proposed development mititages impacts to adjacent listed low-rise houses by siting three-storey townhouses at the Site’s western extents. Increased height and massing in the form of the proposed 8-storey building is sited along the Berczy Street edge. The building integrates terracing along its western elevation to gradually step down towards the adjacent listed residential buildings. Project Background This Heritage Impact Assessment was prepared by ER A Architects Inc. on behalf of 120 Metcalfe JV with regards to 120 Metcalfe Street and 101-107 Mosley Street (the “Site”). It assesses the proposed redevelopment’s impact to on-site and adjacent cultural heritage resources. The Site contains a series of industrial buildings, which historically operated as The Attridge Lumber Company and the T. Sisman Shoe Factory. The Site is located one block south of the Aurora GO station, within the Aurora Promenade Concept Plan Area. Cultural Heritage Value The Site is identified within the ‘Heritage Resource Area’, according to Schedule ‘D’ of the Aurora Oicial Plan. The Site contains one listed heritage property, 103 Moseley Street, included on the Town of Aurora Municipal Heritage Register. This property consists of a one-storey brick industrial building (c. 1940- 1941), once part of the T. Sisman Shoe Factory. The Site is adjacent to five listed properties (102 & 106 Metcalfe Street, 99 Mosley Street and 63 and 69 Larmont Street) , all comprising single-detached house form buildings. Proposed Development The proposed development introduces an 8-storey mixed-use building oriented north-south along Berczy Street. At grade retail is proposed at the building’s northeast corner, and individual grade- related townhouse units will be integrated into the base of the building along the east, west and south elevations. Terraced step backs are proposed along the mid-rise building’s western elevation. An additional 18 three-storey townhouse units at the Site’s western edge are proposed to front onto a private north-south shared street. Page 116 of 346 1ISSUED: OCTOBER 30, 2020 1.1 Scope of the Report ER A Architects Inc. (“ER A”) was retained by Atria Developments to prepare a Heritage Impact Assessment (HIA) for the property at 120 Metcalfe Street and 101-107 Mosley (the “Site”). The Site is contains five industrial and light industrial buildings, including a listed heritage property at 103 Mosley Street. The Site is adjacent to five listed properties (102 & 106 Metcalfe Street, 99 Mosley Street and 63 and 69 Larmont Street) , all comprising single-detached house form buildings. The purpose of an HIA, according to the Town of Aurora’s Heritage Impact Assessments and Conservation Plans Guide (2017), is to “determine if any cultural heritage resources may be adversely impacted by a specific proposed development or site alteration.” 1.2 Methodology The following list outlines of the methods employed in this Report: • Site visit and condition assessment; • Review and synthesis of primary and secondary archival resources; •Policy review: Provincial, Municipal, area-specific; • Evaluation of properties on the Site according to Ontario Heritage Act, Ontario Regulation 9/06; • Evaluation of impacts; and • Evaluation of mitigation and commemoration strategies. Page 117 of 346 2 HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. 1.3 Site Location and Description The Site is located one block east of Aurora Town Park. It is surrounded by Mosley Street to the north, Metcalfe street to the south, Berczy Street to the West and a series of low-rise residential properties to the west. The Site comprises three distinct properties, with four municipal addresses: • 120 Metcalfe Street: containing the 2-storey Aurora Custom Mouldings, Attridge Trimworks oices, and a complex of 1-storey manufacturing and storage facilities; • 101 Mosley Street: a vacant lot, with a row of vegetation at the western extents of the property; • 103 Mosley Street: comprising a 1-storey former manufactur- ing building and a portion of the building municipally known as 107 Mosley Street (see below) and a 1-storey metal clad storage building; • 107 Mosley Street: a 1-storey former Aurora Custom Mould- ings, Attridge Trimworks manufacturing facility building. The Site is currently partially vacant, and partially in use for industrial and commercial purposes. A large vacant area at the corner of Berczy and Mosley Streets was the site of the T. Sisman Shoe Factory Building No. 1. Property data map, with the Site indicated in Blue (Town of Aurora open source map, retrieved March 2020. Annotated by ER A). Page 118 of 346 3ISSUED: OCTOBER 30, 2020 View of the Site from Metcalfe street, looking northeast (Google Streetview, 2020). Aurora Town Park MOSLEY STREET METC ALFE STREET BERCZY STREETLARMONT STREETWELLS STREETINDUSTRIAL PARKWAYRAIL CORRIDORSite location (Google Maps, 2020. Annotated by ER A). Page 119 of 346 4 HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. View of the Site from the corner of Metcalfe and Berczy Streets, view northwest (Google Streetview, 2020). View of the Site from Berczy Street, depicting the east elevation of 103 Mosley Street (Google Streetview, 2020). View of the Site from the corner of Berczy and Mosley Streets, view southwest (Google Streetview, 2020). Page 120 of 346 5ISSUED: OCTOBER 30, 2020 1.4 Site Survey Site Survey (Lloyd & Purcel, 2020). Page 121 of 346 6 HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. 1.5 Current Context The Site context is currently mixed, characterized by low-rise light industrial uses, a commuter rail corridor and established low-rise residential neighbourhoods. The current context can be summarized as follows: • To the north: a surface parking lot and two low-rise commer- cial buildings are located directly north of the Site, opposite Mosley Street. To the northwest, detached house-form build- ings can be seen on Mosley Street; • To the south: an established residential streetscape along Metcalfe borders the Site. Beyond this, other light industrial sites can be found at the terminus of Berczy Street; • To the east: the GO transit corridor and associated surface parking are the predominant features along Berczy Street. Aurora GO station is located approximately 130 metres from the northeast edge of the Site; and • To the west: the neighbourhood transitions to an established fine-grained low-rise residential area, as can be found on the surrounding streets of Mosley and Larmont. The Aurora Town Park is located one block west of the Site. At the Park’s western edge, the Wells Street School has been rehabilitated as a multi-unit residential building. Page 122 of 346 7ISSUED: OCTOBER 30, 2020 1.6 Context Photographs Adjacent houses at 102 and 106 Metcalfe Street, west of the Site (Google, 2020). Adjacent houses at 99 and 101 Metcalfe Street, south of the Site (Google, 2020). Page 123 of 346 8 HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. View south along Berczy Street, with the GO Transit parking lot on the le (east) and the Site on the right (west) (Google, 2020). Former Underhill-Sisman Building No. 2 (1901) (right) at 34 Berczy Street and Building No. 2 addition (1954) (le) at 38 Berczy Street (Google, 2020). Page 124 of 346 9ISSUED: OCTOBER 30, 2020 Houses along the south side of Mosley Street, west of the Site (Google, 2020). Houses along Larmont Street, backing onto the Site to the west. View east (Google, 2020). Page 125 of 346 10 HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. 1.7 Existing Heritage Recognition The Site contains one property included on the Town of Aurora Municipal Heritage Register at 103 Mosley Street. This property, municipally known as 103-107 Mosley Street, contains a remnant 1-storey portion of the T. Sisman Shoe Company factory complex, at 103 Mosley Street, constructed 1941-1942. *Adjacent means: for the purposes of policy 2.6.3, those lands contiguous to a protected heritage property or as oth- erwise defined in the municipal official plan (Provincial Policy Statement, 2020). Note: the PPS defiinition above is used in the absence of an alternative definition from the Aurora Official Plan. The only defintion provided for “adjacent” in the Aurora Official Plan is not indended to be applicable to the heritage context. For reference: adjacent means: a) Those lands contigu- ous to a key natural heritage feature or key hydrologic feature where it is likely that development or site alteration can reasonably be expected to have an im- pact on the feature. Generally, adjacent lands are considered to be within 120m from any part of the feature (Aurora Of- ficial Plan, 2010). 1.8 Adjacent and Nearby Heritage Properties The Site is adjacent* to five properties included on the Town of Aurora Municipal Heritage Register: • 99 Mosley: a one and a half-storey clapboard bungalow single- detached house; • 63 Larmont: a two-storey clapboard Victorian farmhouse single- detached house • 69 Larmont Street: a one and a half-storey Gothic revival style residence with vertical wooden siding; • 102 Metcalfe Street: a two-storey Victorian farmhouse with wooden clapboard siding; and • 104 Metcalfe: a two-storey Victorian farmhouse with wooden clapboard siding. Several other single-detached house form buildings and two former industrial buildings near the Site on Mosley, Metcalfe, Berczy and Larmont Streets are indicated on the map on the following page. 103 Mosley Street, view of principle (north) facade (ERA, 2019). Note: an open-air metal storage shed is located at the west extents of the property line of 103 Mosley Street. A large portion of the industrial building municipally known as 107 Mosley street extends onto the 103 Mosley Property. Neither of these buildings appear to be related to the Sisman Shoe Company, and were in use by the Attridge Lumber Company before its closure. Page 126 of 346 11ISSUED: OCTOBER 30, 2020 TOWN PARK LEGEND Site Listed Property on the Site Adjacent* Listed Properties Nearby Listed Properties Heritage Resource Area (as per Schedule ‘D’, Aurora Oicial Plan) MOSLEY S T R E E T *Refer to PPS definition of ‘adjacent’ on the previous page. 103 Mosley St. Aurora Interactive Mapping, Annotated by ER A. Page 127 of 346 8 HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. For millennia, the Site has formed part of the territory of diverse indigenous peoples, including the Huron- Wendat, Haudenosaunee and the Anishinaabe. For each of these groups, Toronto's regional watershed has been used for transportation, fishing, and adjacent settlement and agriculture. The Site is situated to the northwest of the Rouge River watershed, which flows south from Richmond Hill and Whitchurch-Stouville to Lake Ontario. The watershed contains numerous archaeological sites, including an ancestral Huron village known as the Aurora Site or Old Ford – located at Vandorf Sideroad and Kennedy Road to the east of the Site. The French colonized the Toronto region during the 1600s, establishing a military and trading presence throughout the regional watershed. The French- Canadian explorer Louis Jolliet is said to have portaged through Whitchurch to the east of the Site in 1669. Aer the British conquest of New France in 1763, the Crown issued a royal proclamation, which established guidelines for the colonization of indigenous territories in North America. The proclamation stated that indigenous peoples held title to their territory until it was ceded by a treaty. The Site was not subject to a treaty until 1923, aer the area had been settled by Euro-Canadians. The Williams Treaties were signed in 1923 by seven Anishnaabe First Nations and the Crown, addressing territories that had not previously been surrendered with a treaty, including the Site. Map of Toronto's regional watershed. The Site is indicated with a blue arrow (Toronto and Region Conservation Au- thority, 2016. Annotated by ER A). 1878 county atlas showing the ancestral Huron village known as Old Fort, or the Aurora Site, indicated with a pink arrow (McGill University). 2.1 Pre-Contact & Colonial Context Page 128 of 346 9ISSUED: OCTOBER 30, 2020 2.2 Early History of the Town of Aurora In 1792, the colonial administrators of Upper Canada created the province’s first counties, which were subdivided into townships for the purposes of surveying and settlement. The area that would later become the Town of Aurora was split between two townships, King and Whitchurch. In 1793, Lieutenant Governor John Graves Simcoe ordered the construction of a new road known as Yonge Street extending north from York to Lake Simcoe, intended for military and commercial use. Yonge Street served as the dividing line between King and Whitchurch townships, with Whitchurch located to the east and King to the west. Each township was surveyed into numbered concessions running south to north, with each concession comprised of a series of roughly 200 acre lots. The Site formed part of Lot 80 in the 1st Concession of the Township of Whitchurch, granted by the Crown to Ebenezer Britton in 1805. During the early 19th century, a small hamlet known as Machell’s Corners was established by merchant Richard Machell at the intersection of Yonge Street and Wellington Street. The hamlet would serve as the foundation for the future Town of Aurora. Land records indicate that Lot 80 in 1st Concession remained in the possession of Ebenezer Britton until 1816, aer which point it was sold and subdivided into smaller parcels to accommodate multiple farms. In 1836, John Mosley purchased 79 acres on the western portion of Lot 80 encompassing the Site, adjacent to the hamlet of Machell’s Corners. The arrival of the Ontario Simcoe & Huron railway in Aurora in 1853 situated John Mosley’s farm between the hamlet and the new railway line – the station was located immediately to northeast of the Site. In anticipation of the Town’s expansion, Mosley subdivided his farm into building lots in 1854. The Site was formed at this time and consisted of a series of Town lots. The plan of subdivision also laid out the current network of streets bounded by: • Wellington Street to the north; • Berczy Street to the east; • Metcalfe Street to the south; and • Yonge Street to the east. Aer the completion of the railway, a number of industries were established in Aurora, mostly to produce goods for nearby farms. Throughout the mid-to-late 19th century, the Town expanded beyond the original hamlet, with Yonge Street serving as a commercial main street. It is unclear whether there were any buildings or structures on the Site during this period, as the fire insurance plans of Aurora from 1880 and 1890 excluded the Site. Given that the fire insurance plans identified industrial sites across the Town, it is unlikely that the Site contained any notable industries. c.1890 looking south on Yonge Street in Aurora (McIntyre, 1988). c.1870 looking north on Yonge Street from Tyler Street (McIntyre, 1988). Page 129 of 346 10 HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. 1854 plan of subdivision of John Mosley's farm, the Site is outlined with a dashed blue line (McIntyre, 1988. Annotated by ER A). 1860 Tremaine's map of the County of York. The location of the Site is indicated with a blue arrow (University of Toronto. Annotated by ER A). 1878 County Atlas. The location of the Site is indicated with a blue arrow (McIntyre, 1988. Annotated by ER A). Page 130 of 346 11ISSUED: OCTOBER 30, 2020 1890 fire insurance plan of Aurora. The location of the Site is indicated with a blue arrow. Note that the plan identified industrial Sites outside the centre of town and excluded the Site (Library and Archives Canada. Annotated by ER A). Page 131 of 346 12 HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. 2.3 Site History T. Sisman Shoe Company In 1901, the Underhill and Sisman Shoe Manufacturing Company relocated from Markham to Aurora aer the Town of Aurora provided the company with a tax exemption. The company built a factory on the west side of Berczy Street between Mosley and Wellington Streets, located to the north of the Site. Aer the U nderhill-Sisman partnership dissolved in 1910, the new T. Sisman Shoe Company erected a 3-storey factory on the Site, since demolished. The new factory was situated on the southwest corner of Berczy and Mosley Streets and was built by 1913 as per fire insurance plans. The Underhill Shoe Company initially remained in the original factory to the north of the Site in 1913. Thomas Sisman, the founder of T. Sisman Shoe Company, resided in a house on the northwest corner of Berczy and Mosley Streets between the two factories. By 1927, the T. Sisman Shoe Company had acquired the former Underhill Shoe factory building to the north of the Site, which was then known as Factory No. 2. The factory building on the Site was known as Factory No. 1. The company manufactured various shoes and boots, including for fashion, work and sport. Factory No. 1 served as the principal production facility, while Factory No.2 was used primarily for storage. Beginning in 1940, the company received the first in a series of contracts from the federal government to manufacture shoes for the war eort. That same year, the company announced the construction of a new single-storey factory building on the Site, which is still standing today: “Work has commenced on the new T. Sisman Shoe Co. building, the contract for which was let last week to the Aurora Building Co. The plant is being constructed on Mosley St., adjacent to the present No. 1 plant. It will be one storey and 40x150 feet, of brick construction, with steel sash openings. The building will include a double car garage.” (3 Oct 1940, The Newmarket Era, Pg. 5). The 1960 fire insurance plan indicates that the building was used for sole cutting and was referred to as Factory No. 3. During the mid-1970s, the T. Sisman Shoe factory closed due to competition from the import market, although it re-opened in 1977 under new ownership to manufacture safety shoes. In 1978, Sisman’s announced plans to relocate operations from the Site to another location in Aurora aer acquiring Greb, a Winnipeg-based shoe company. Aerial photographs indicate that between 1978 and 1988, the Factory No.1 building on the Site was demolished. Today, only the Factory No. 3 building remains on the Site. Advertisement for Sisman's shoes (23 Aug 1927, The Globe, Pg. 14). Page 132 of 346 13ISSUED: OCTOBER 30, 2020 Diagram illustrating the evolution of the T. Sisman Shoe Company on the Site (Google, 2020. Annotated by ERA). No. 3 No. 2 1940-1 c.1901 Berczy St Metcalfe S t Mosley St No. 2 Add. c.1954 A A Site. T. Sisman Factory No 1. Completed c. 1913 (demolished). T. Sisman Factory No 3. Completed 1940-1 (remaining at 103 Mosley Street on the Site). T. Sisman Factory No 2. Former Underhill-Sisman fac- tory. Completed c.1901 (remaining) Thomas Sisman House (demolished). Factory No 2 addition. Completed by 1954 (remain- ing). No. 1 c.1913 Page 133 of 346 14 HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. 1913 fire insurance plan. The northern portion of the Site is outlined with a dashed blue line. Note the Underhill factory to the north (Aurora Archives. Annotated by ER A). 1927 fire insurance plan. The Site is outlined with a dashed blue line (Aurora Archives. Annotated by ER A). 1960 fire insurance plan. The Site is outlined with a dashed blue line. Note the appearance of Factory No. 3, completed in 1940-1 (Toronto Reference Library. Annotated by ER A). 1988 aerial photograph. The Site is outlined with a dashed blue line. Note the demolition of Factory No. 1 (York Region Interactive Map. Annotated by ER A). Page 134 of 346 15ISSUED: OCTOBER 30, 2020 1911 postcard showing the Thomas Sisman House (le) and the U nderhill-Sisman Shoe factory to the north of the Site (right) (Heather Sisman). Between 1910 and 1925, looking southwest from the corner of Berczy and Mosley Street towards the T. Sisman Shoe Fac- tory No. 1 on the Site (Heather Sisman). Page 135 of 346 16 HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. 1925 looking southwest from the corner of Berczy and Mosley Streets towards the T. Sisman Shoe Factory No. 1 on the Site (McIntyre, 1988). Aer 1940, looking southwest from the corner of Berczy and Mosley Streets towards the T. Sisman Shoe Factory No. 1 and No.3 on the Site. The extant building on the Site at 103 Mosley Street is highlighted in blue (Heather Sisman, Annotated by ER A). Page 136 of 346 17ISSUED: OCTOBER 30, 2020 Advertisement showing the Factory No. 1 & No. 3 on the Site (top and middle) and Factory No. 2 to the north of the Site at 38 Berczy St. (lower), exact date unknown, c. 1939-1945. The extant building on the Site at 103 Mosley Street is highlighted in blue (Heather Sisman, Annotated by ER A). Page 137 of 346 18 HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. Attridge Lumber Company By 1927, the southern portion of the Site was home to the V. Attridge & Son Planing Mills, comprised of three separate single-storey buildings used for lumber storage and manufacturing. It is unclear when the buildings were completed, as the southern portion of the Site was excluded from fire insurance plans prior to 1927, however various secondary sources say the business was founded in 1921. Between 1927 and 1960, the Attridge Lumber Company remained on the Site, having constructed a number of new buildings and additions during this period. During the early 1960s, the company had fewer than 25 employees. In the 1970s, several new warehouses were constructed, according to available satellite imagery. The company has remained on the Site until recently, where it was operated by a fih generation member of the Atteridge family. Advertisement for Attridge Lumber Co. (15 Apr 1964, The Newmarket Era, pg. 17). 1927 fire insurance plan showing the southern portion of the Site, outlined with a dashed blue line (Aurora Archives. Annotated by ER A). 1960 fire insurance plan showing the southern portion of the Site, outlined with a dashed blue line (Toronto Refer- ence Library. Annotated by ER A). From le to right: 1970, 1978 and 1988 aerial imagery, showing the expansion of new buildings (in yellow) on the Atteridge property in the 1970s-1980s (York Region Interactive Map, Annotated by ERA). 1970 1978 1988 2020 Page 138 of 346 19ISSUED: OCTOBER 30, 2020 The following policy documents were reviewed in the preparation of this HIA, as they provide the framework for the property with respect to the properties on Site and adjacent heritage resources: • Provincial Policy Statement, 2020 (the “PPS”); • A Place to Grow: Growth Plan for the Greater Golden Horse- shoe, 2019 (the “Growth Plan”); • Region of York Oicial Plan, 2010 (the “Regional Oicial Plan”); • Town of Aurora Oicial Plan, 2015 Consolidation (the “Oicial Plan”); • Aurora Promenade Secondary Plan, 2010 (the “Secondary Plan”) • The Aurora Promenade Concept Plan Urban Design Strategy, 2010 (The “Urban Design Strategy”). Provincial Policy Statement, 2020 The PPS directs land use planning in Ontario and identifies the importance of balancing growth demands with the conservation of significant built heritage resources and cultural heritage landscapes: 2.6.1 Significant built heritage resources and significant cultural heritage landscapes shall be conserved. 2.6.3 Planning authorities shall not permit development and site alteration on adjacent lands to protected heritage property except where the proposed development and site alteration has been evaluated and it has been demonstrated that the heritage attributes of the protected heritage property will be conserved. A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019 The Growth Plan supports the development of prosperous and complete communities across the Greater Golden Horseshoe Region. This approach includes the recognition and conservation of cultural heritage resources and identifies the importance of built heritage and cultural landscapes to local identity, the tourist sector and the investment potential of communities. Under 4.2.7 Cultural Heritage Resources, the Growth Plan directs the following: 1. Cultural heritage resources will be conserved in order to foster a sense of place and benefit communities, particularly in strategic growth areas. Cultural Heritage Resources: Built heritage resources, cultural heritage landscapes and archaeological re- sources that have been determined to have cultural heritage value or interest for the important contribution they make to our understanding of the history of a place, an event, or a people. While some cultural heritage resources may already be identified and inventoried by official sources, the significance of others can only be determined after evaluation (Greenbelt Plan, as referenced in Growth Plan 2019). Significant: means in regard to cultural heritage and archaeology, resources that have been determined to have cultural heritage value or interest. Processes and criteria for determining cultural heritage value or interest are established by the Province under the authority of the On- tario Heritage Act (PPS 2020). Built heritage resource: means a build- ing, structure, monument, installation or any manufactured or constructed part or remnant that contributes to a property’s cultural heritage value or interest as identified by a community, including an Indigenous community. Built heritage resources are located on property that may be designated under Parts IV or V of the Ontario Heritage Act, or that may be included on local, provincial, federal and/or international registers (PPS 2020). Adjacent Lands: means for the purposes of policy 2.6.3, those lands contiguous to a protected heritage property or as otherwise defined in the municipal official plan (PPS 2020). Page 139 of 346 20 HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. 2. Municipalities will work with stakeholders, as well as First Nations and Métis communities, in developing and implementing official plan policies and strategies for the identification, wise use and management of cultural heritage resources. 3. Municipalities are encouraged to prepare archaeological management plans and municipal cultural plans and consider them in their decision-making. Region of York Oicial Plan, 2010 The primary objectives of Section 3.4 Cultural Heritage of the Regional Oicial Plan are: To recognize, conserve and promote cultural heritage and its value and benefit to the community. Policies under Section 5.5 identify the importance of preserving “Local Centres” and existing heritage streetscapes and place emphasis on urban design guidelines as a measure to ensure that forms and scale complement the existing character of surrounding communities. Aurora Oicial Plan, 2010 Aurora’s long-term vision includes the conservation and enhancement of cultural heritage resources and recognizes the important role cultural heritage plays in fostering community identity and local sense of place. Section 13 of the Oicial Plan directs the conservation of cultural heritage resources, with objectives that aim towards (a) conservation, enhancement; (b) preservation, restoration, rehabilitation; and (c) promotion of, and public involvement in, managing cultural heritage resources. tttttt tttttttttttttttttt tt tttttt tt ttt ttttt ttttttttttttt tttttt t t ttttt tttt ttt t tttt tttttt ttttt t tttttttttt tttt t tttttttt ttt tttt t ttt ttt ttt ttttttt t t t t t t t t t t ttttttttttttttt ttttttttt tttttttttttt t t t t t ttttttttttttttttttttttttttttt ttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttt tt tttttttttttttttttttttttttttttttt t ttttttt t t t ttt tttt ttt t t t t t t t t t tttttttt t tttttttt TOWNSHIP OF KINGRailway/GO Transit LineTOWN OF WHITCHURCH-STOUFFVILLETOWN OF NEWMARKET Railway/GO Transit LineCanadianNationalRailwayHydro CorridorHydro Corr idor TOWN OF RICHMOND HILL ST. JOHN'S SIDEROAD ST. JOHN'S SIDEROAD WELLINGTON STREET WEST WELLINGTON STREET EAST HENDERSON DRIVE VANDORF SIDEROAD BLOOMINGTON ROAD BLOOMINGTON ROADBATHURST STREETBATHURST STREETYONGE STREETYONGE STREETBAYVIEW AVENUEBAYVIEW AVENUELESLIE STREETLESLIE STREET404 404 404 AURORA OFFICIAL PLAN THIS SCHEDULE IS A CONSOLIDATION AND IS PREPARED FOR CONVENIENCE ONLY. FOR ACCURATE REFERENCES, THE ORIGINAL OPA SCHEDULES SHOULD BE CONSULTED. COPIES OF THE ORIGINALS ARE AVAILABLE IN THE CORPORATE & FINANCIAL SERVICES OR PLANNING & DEVELOPMENT SERVICES DEPARTMENTS. SCHEDULE 'D'HERITAGE RESOURCEAREAS ´0 0.75 1.5 Kilometres CREATED: 09/28/2011 APPROVED BY: JK UPDATED: 11/26/2014 UPDATED BY: ML DRAWN BY: CF & JS FILE NAME: Schedule_D_Heritage_Resource_Areas.mxd LEGEND Municipal Boundary Road Oak Ridges Moraine Boundary Proposed Road Built Boundary Heritage Resources Designated Heritage Properties Part IV - OHA Heritage Resource Areas Boundary of Oak Ridges Moraine Area Ontario Regulation 01/02 "Boundary of Oak Ridges Moraine Conservation Plan Area Ontario Regulation 140/02 " Northeast Old Aurora Heritage Conservation District Part V - OHASite identified by red arrow (Aurora Oicial Plan 2010, annotated by ER A). tttttt tttttttttttttttttt tt ttttttttttt ttttt ttttttttttttt tttttt t t ttttt tttt ttt t tttt tttttt ttttt t tttttttttt tttt t tttttttt ttt tttt t ttt ttt ttt ttttttt t t t t t t t t t t ttttttttttttttt ttttttttt tttttttttttt t t t t t ttttttttttttttttttttttttttttttttttttt ttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttt tt tttttttttttttttttttttttttttttttt t ttttttt t t t ttt tttt ttt t t t t t t t t t t t ttttt t t tttttttt TOWNSHIP OF KINGRailway/GO Transit LineTOWN OF WHITCHURCH-STOUFFVILLETOWN OF NEWMARKET Railway/GO Transit LineCanadianNationalRailwayHydro CorridorHydro Corr idor TOWN OF RICHMOND HILL ST. JOHN'S SIDEROAD ST. JOHN'S SIDEROAD WELLINGTON STREET WEST WELLINGTON STREET EAST HENDERSON DRIVE VANDORF SIDEROAD BLOOMINGTON ROAD BLOOMINGTON ROADBATHURST STREETBATHURST STREETYONGE STREETYONGE STREETBAYVIEW AVENUEBAYVIEW AVENUELESLIE STREETLESLIE STREET404 404 404 AURORA OFFICIAL PLAN THIS SCHEDULE IS A CONSOLIDATION AND IS PREPARED FOR CONVENIENCE ONLY. FOR ACCURATE REFERENCES, THE ORIGINAL OPA SCHEDULES SHOULD BE CONSULTED. COPIES OF THE ORIGINALS ARE AVAILABLE IN THE CORPORATE & FINANCIAL SERVICES OR PLANNING & DEVELOPMENT SERVICES DEPARTMENTS. SCHEDULE 'D'HERITAGE RESOURCEAREAS ´0 0.75 1.5 Kilometres CREATED: 09/28/2011 APPROVED BY: JK UPDATED: 11/26/2014 UPDATED BY: ML DRAWN BY: CF & JS FILE NAME: Schedule_D_Heritage_Resource_Areas.mxd LEGEND Municipal Boundary Road Oak Ridges Moraine Boundary Proposed Road Built Boundary Heritage Resources Designated Heritage Properties Part IV - OHA Heritage Resource Areas Boundary of Oak Ridges Moraine Area Ontario Regulation 01/02 "Boundary of Oak Ridges Moraine Conservation Plan Area Ontario Regulation 140/02 " Northeast Old Aurora Heritage Conservation District Part V - OHA Page 140 of 346 21ISSUED: OCTOBER 30, 2020 The Site is located within the town’s identified “Heritage Resource Area” as per Schedule D (below) which is considered to be of primary significant to the Town’s heritage (13.2.s). Evaluation of cultural heritage is based on “i. aesthetic, design or physical value; ii. historical or associative value; and/or, iii. contextual value” (s.13.3d) and protection and conservation practices are based on “the Standards and Guidelines for the Conservation of Historic Places in Canada, the Appleton Charter for the Protection and Enhancement of the Built Environment and other recognized heritage protocols and standards” with “protection, maintenance nand stabilization for all conservation projects” as a core guiding principle (s.13.3.i). With respect to development adjacent to heritage resources, the following policies set out under s.13.3 apply: l) A Heritage Impact Assessment may also be required for any proposed alteration work or development activities involving or adjacent to heritage resources to ensure that there will be no adverse impacts caused to the resources and their heritage attributes. Mitigation measures shall be imposed as a condition of approval of such applications. All options for on-site retention of properties of cultural heritage significance shall be exhausted before resorting to relocation. The following alternatives shall be given due consideration in order of priority: i. on-site retention in the original use and integration with the surrounding or new development; ii. on site retention in an adaptive re-use; iii. relocation to another site within the same development; and, iv. relocation to a sympathetic site within the Town. n) In the event that demolition, salvage, dismantling or relocation of a built heritage resource or cultural heritage landscape is found to be necessary as determined by Council, thorough archival documentation of the heritage resources is required to be undertaken by the proponent, at no cost to the Town. The information shall be made available to the Town for archival purposes. Cultural Heritage Resources: a) Resources that contribute to our under- standing of our past, including: ii. built heritage resources, which means one or more significant buildings, structures, monuments, installations or remains associated with architectural, cultural, social, political, economic or military history and identified as being important to a community (Aurora Official Plan, 2015). Page 141 of 346 22 HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. Section 4 provides further guidance for new development, with regards to its interface with cultural heritage resources: 4.2. General Urban Design and Architectural Policies: f) To achieve human scale, attractive and safe public environments, in entryways, heritage areas, in and adjacent to streets and open spaces, the following urban design approaches should be implemented: i. Development should encourage: access to historic areas by walking, cycling and transit; iv. Upper storeys of larger buildings may require stepbacks to achieve: vistas to heritage sites. The Aurora Promenade Concept Plan Urban Design Strategy, 2010 The purpose of the Urban Design Strategy is to guide and manage growth in Aurora. It provides guidance on public realm and private development and informs the Aurora Promenade Secondary Plan, 2010 policies set out under the Oicial Plan, 2010. . The Site is located within the Wellington Street Promenade Character Area, one of the Aurora Promenade’s four distinct character areas, as identified by the Urban Design Strategy. The Wellington Street Promenade is noted for having an inconsistent built character. It includes the Aurora Go Station Focus Area and is bounded by large open green spaces. Built form is comprised of a mix of employment, commercial and residential uses and made up of buildings that range in density and style. The design strategy for the Wellington Street Promenade aims to take advantage of intensification targets set by the proximity to public transport while scaling appropriately between an intensified area around the Aurora Go Station and the heritage neighbourhoods to the west. With respect to adjacent listed heritage buildings the following guidelines are set out under Section 4: • New development proposed in The Aurora Promenade adjacent to an identified, listed or designated heritage property or identified landmark building should have a design that is sensitive and complementary. OLD TOWN SOUTH YONGE STREET PROMENADE WELLINGTON STREET PROMENADE YONGE STREET PROMENADE St Andrew’s Shopping Centre Wellington Street Village Cultural Precinct Historic Downtown Aurora GO Station Memorial Peace Park Aurora GO Station Aurora Leisure Complex Church Street School Our Lady of Grace Church Library Aurora Community Centre St. Andrew’s College Fire Station Armoury Family LeisureComplex Aurora Town Hall Trinity Church United Church Saint-Jean C.S. Saint Maximilian Kolbe C.S. Lester B. Pear - son P.S. Well’sStreet P.S. Dr. G.W. Williams Secondary School cy Acres St. Joseph C.S.George Street P.S. Aurora Heights P.S.McMahon Park Valhalla Park Craddock Park Craddock Park Machell Park Fleury Park Sandusky ParkHerb Mck - enzie Park Aurora War Memorial Peace Park Town Park Jack Wood ParkHighland Field Alliance Forest Lambert Wilson Park Sheppard’s Bush Conservation Area James Lloyd Park Aurora Hi g hl a n d s G ol f & C o u n t r y Cl u b Aurora Hig h l a n d s G ol f & C o u n t r y C l u b YONGE STREETWELLING T O N S T R E E T W E S T TYLER STR E E T TEMPERANCE STREETCENTRE S T R E E T HENDERS O N D RI V E POPLAR CRES CARUSO G D N S CASEY CRTTHOMPKI NSCRES POPLAR CRES DAVIS R O A DJONES CRTRICHARDSON DRIVE BAI LEY CRESROYAL R D EVELYN BU C K L N EDWARD STKENNEDY S T E MARY STREETI NDUSTRY STBAT SON DRIV E DUNNIN G A V E N UECRESCENT WILES CRTVICTOR IA STREETSPRUCE STREETCATHERIN E A V E N U E METCALFE S T HARRISO N A V E KENNEDY S T EODIN CRESVA T A C R TPARKLAND C OURT RANSOM STJAS PE R D RIVEHURON CRT CHI LD DR IVE A L LAURA BOU LEVARDSTODDART DRIVEGURNETT STBOWLER ST ELDON CRESVALHALLA CRTCENTRE S T R E E T JOHN WEST WAYSAN D U SKY CRESCENTROSS STGEORGE STWELLS STREETMUGFORD R D CHURCH S T MAPLE STR EET CONNAU G H T A V E HOLLI DGE BLVD BERCZY STMIL L STREETS CR E SCE N T MOSLEY S T R E E T BANBURY CRTTECUMSEH DRIVEMA RY S TR EETBIRCH CRTWEBSTER RDCAMERON AVECABOT CRTMOSAI CS AVEGEORGE STNISBET DRIVECOUSINS D R E PATRIC K DRW OODROOF C R E S FALCONWOOD HOLLOWWELLS STREET DUNH A M CRESENG ELHARD DR I V E I N DUSTRI AL PARKWAY SOUTHEDWARD STDAVI DSON ROADO C H ALSK I RD CORBE TT CRESSPRINGBU R N C R E S COSSAR D RI V E GLENVIEW D R I V E FAIRWAY D RI V E BROOKLAND AVENU E GOLF LI N K S D RI VE DOD IE ST REUBEN S T R A N S O M CR T HAWTHO R NE LA N E H IL L VIEW RO ADHARRIMAN ROADMACHELL AVENUEJASPER DRI VEAURORA HEIGHTS DRIVE S U NRAY PLILLINGWO R T H C R TLAURENTIDE AVENUES DRIV E S T.AND R E W’S COURT CY PR E S S CRT KEYSTONE CRT BATSON D R IV EWALTON DR I VEAVONDALE CRES BURGON P L CLOSS SQ U A R E WALTON DR IVE OA K COURTCOMMUNITY CENTRELANEWATER WELL LNCEDAR CRESCENTSPRUCE STREETFLEURY STREETWELLS LNWALTON DR IVE CENTRE CRESSCANLON C R T IN D U S T R I A L P A R K WA Y NO R T H LARMONT STREET IBER CRT WENDERLY DRIVEEDWARD S T R E E T JARVIS AVENUEMEADOW L ARK LNINDUSTRIAL PARKWA Y S O UTH WOODROO F C R E S H O L L A N D V I E W T R A ILLUXTON AVE JOHN WEST WAY Aurora Promenade Boundary Flood Lines Potential Link / Lanes Deferred Pending Further Review LEGEND Character Area Boundary Key Focus Area Primary Entryway Secondary Entryway The Aurora Promenade Character Areas Public Open Space Private Open Space School/Recreation Mixed Use Areas Residential Areas Character Areas THE AURORA PROMENADE14 The Aurora Promenade Character Areas. Red arrow identifying Site ( The Aurora Promenade Concept Plan Urban Design Strategy 2010, annotated by ER A). Page 142 of 346 23ISSUED: OCTOBER 30, 2020 • Where a building is being designed to reflect a historic architectural style, it should be consistent and true to all aspects of that era. It should appear to be architecturally authentic (e.g., Victorian or Edwardian). • New buildings should consider and respect the scale, material and massing of adjacent heritage significant buildings. • Setbacks of new buildings will be permitted in certain conditions where such placement will enhance the prominence of the adjacent heritage building, and provide an opportunity to create a benefit to a business (for example, a restaurant seating area). Aurora Promenade Secondary Plan, 2010 The Site is located within the boundaries of the Aurora Promenade as identified on Schedule B1 under the Oicial Plan (see map on following page). The Promenade includes Aurora’s historic town centre and aims to encourage growth and development that preserves local cultural heritage while building upon existing assets to establish a vibrant and walkable “main street” or “downtown” character. With respect to cultural heritage resources, the following Objectives (11.1) of the Secondary Plan guide decision making in the area and aim to achieve: i. Distinct Heritage and Culture – This Plan builds on the distinct heritage and culture of the Aurora Promenade. It defines the heritage resources and provides guidance on methods to conserve, protect and reinforce the neighbourhoods, streetscapes and significant buildings; vii. Great Design and Architecture – This Plan is focused on ensuring a vibrant, inviting and appealing environment that will attract residents and new businesses, enhance the vitality of retail uses, encourage walking and resonate with visitors. To achieve this, new development must “fit” in and enhance the character, quality and appeal of The Aurora Promenade; and viii. Towards a Sustainable Town - This Plan promotes a sustainable Aurora Promenade that respects its historic culture and character and embraces diverse cultural Page 143 of 346 24 HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. development and renewal in harmony with sound environmental management and business development activity. Policies under Section 11 include guidance on built form , including direction on height, as well as compatibility of design with the existing character and community context, and encouraging architectural variety. According to Schedule B3, the Site is located on streetscapes identified as “Village Street” along Berczy Street and “Residential Heritage Street” along Mosley Street and Metcalfe Street (s.11.12). Village Streets are noted for thier “small-town, village-like atmopshere and character” and are characterized by their older house form buildings, with a mix of residential, oice and retail, while Heritage Residential Streets are intended to remain residential in character, with primarily house form buildings. Masters Row A l l a u r a B lv d KnowlesCresCloss Sq Morland CresCollins Cres Starr Cres Ames CresBuchananCres Moorcrest Dr CedarCresForeht CresC aris brooke C i r Kane CresAlgonquinCresCollis DrPatrick DrEarl Stewart Dr C ro ssi n g Bridge PlDavidson RdBoulding DrHolmanCresIvy Ja y C r e s Ivy Jay Cres Ti mp s onDr BeaconH a llDrB r o o kland Ave Woodroof Cres Tonner Cres Weslock CresDeerhornCres CandacVall eyDrC o pla ndTrSteel DrCasemount StFoura cr e W a y Harrison Ave Pattemore Gt Somerton Crt SimmonsCre s Kirkvalley CresLong Valley Rd McClennyDr CorbettCres Devins Dr Twelve Oaks Dr Fi e l dingDrMarshview Ave Delattaye AveBrooks Ave McDonald Dr Nicklaus Dr Glenview Dr Al mCrtEngelhard Dr MurdockAve HarmonAve Barr CresValleyCres Cranberry Ln LanewoodDr HarrimanRdTribblingCres OctoberLnHill Dr Mary St Hodg k in s o n C r e s JarvisAveDeergl enT err D eerg le n T e rrKerrLnSisman AveHilldaleRdDelayneDr TemperanceStStoddartDrWil l is D r WillisDr IndustryStSpruce StBenvilleCresStone Rd S to n e RdZokolDrTecumse h DrAttridgeDrMurray DrMurrayDr B r u s h GrWalton DrJasperDrSeatonDrMcClellanWayBeaco n HallDrTamarac Tr CornerRidgeRd CornerRidgeRd BilbroughStBilbrough St Gilbank Dr SneddenAveBirkshire Dr WindhamTrBrittonTrMillcliffCirBatsonDrBatsonD rMavrinacBlvdHoll a nd view Tr Hol l i d g e B l v d John WestWayConoverAveConoverAveG o l f L i n k s D r Prim ea u D r PetermannStRaiford St Hillview Rd Steckley St Ostick St Hawthorne Ln BigwinDrH averhill Terr Skipton Tr Perivale Gdns TreeTopsLn AbbottAveEakins Dr Royal Rd D odie St Blaydon Ln Magna DrMill StConnaught Ave Child Dr Milgate Pl UsherwoodStLarmont StIrwin Ave Mugford Rd Mosley St Bowler St Cossar Dr Reuben St Catherine AveBanffDr Kennedy St EGeorgeSt WenderlyDrDunning Ave Maple St Mark St TimberlineTr EdwardStTyler St WellsStCentre St Fairway Dr NisbetDrLensmith DrGundy WayBaycroftLnLuxtonAveHeathwoodHeightsDrMcNally WayCousins Dr G l a s sDrMartell Gt Fife Rd Hollingshead Dr Kemano Rd Gilbert Dr I ndust r i al PkwyNLaurentideAveHalldorson Ave Richardson Dr Bridgenorth DrMe a d o w o o dDrGurnettStAurora Heights Dr Cousins Dr EBerczySt McMasterAveTrilliumDr HaidaDrMosaicsAveVictoriaStBorealis Ave Mavrinac B lvd O r c h a r d Heights Blvd Hollandview T r River Ridge Blvd Kennedy St W OldYongeStWillow Farm Ln Spring Farm Rd WELLINGTON ST W VANDORF SDRD ST JOHN'S SDRD W WELLINGTON ST E HENDERSON DR BAYVIEW AVEYONGE STVANDORF SDRDYONGE STJohnWestW ayIndustrialPkwyNA uroraHeig h t s DrOrchard Heights Blvd OldYongeStBatson DrSpruce StMark St W alto n Dr Devins Dr K e m a n o R d Willow F a rmLnMeadowoodDrOrchardHeightsBlvdK e ma noRd Gilbank Dr AuroraHeightsDr McLeod DrKennedyStW TimpsonDr Cranberry Ln TimberlineTr Seaton Dr M urray Dr Child DrG l a s s Dr TamaracTr Murray Dr Kennedy St W MurrayDrEdward St Edward StRichardsonDrT a m aracTrIndustrialPkwy S In dustrialPkwySIndustr i a l P k w y S Engelhard DrMary StCentre St MavrinacBlvdYONGE STBAYVIEW AVEST JOHN'S SDRD W WELLINGTON ST EWELLINGTON ST W Holladay DrScrivenerDrMillikenDrDugganStHydro CorridorHydro Corr idor BAYVIEW AVENUES Railway / GO Transit LineRailway / G O Tr a n sit Li n e AURORA OFFICIAL PLANTHE AURORA PROMENADESCHEDULE 'B1'SECONDARY PLAN AREA ´ CREATED: 09/28/2011 APPROVED BY: JK UPDATED: 11/26/2014 UPDATED BY: ML DRAWN BY: CF & JS FILE NAME: Schedule_B1_Secondary_Plan.mxd 0 0.25 0.5 Kilometres THIS SCHEDULE IS A CONSOLIDATION AND IS PREPARED FOR CONVENIENCE ONLY. FOR ACCURATE REFERENCES, THE ORIGINAL OPA SCHEDULES SHOULD BE CONSULTED. COPIES OF THE ORIGINALS ARE AVAILABLE IN THE CORPORATE & FINANCIAL SERVICES OR PLANNING & DEVELOPMENT SERVICES DEPARTMENTS. LEGEND Secondary Plan Boundary Downtown Shoulder Promenade General Promenade Focus Area Special Design Areas Downtown Upper Downtown Promenade General Site Specific Policy Area Site identified by red arrow (Aurora Oicial Plan 2010, annotated by ER A). Masters Row A l la u ra B lv d KnowlesCresCloss Sq Morland CresCollins Cres Starr Cres Ames CresBuchananCres Moorcrest Dr CedarCresForeht CresC a ris brooke Ci r Kane CresAlgonquinCresCollis DrPatrick DrEarl Stewart Dr C r oss i n g Bridge PlDavidson RdBoulding DrHolmanCresIvy Ja y C r e s Ivy Jay Cres Ti mp s onDr BeaconH a llDrB r o o kland Ave Woodroof Cres Tonner Cres Weslock CresDeerhornCres CandacVall eyDrCopla ndTrSteel DrCasemount StFourac r e W a y Harrison Ave Pattemore Gt Somerton Crt SimmonsCre s Kirkvalley CresLong Valley Rd McClennyDrCorbettCres Devins Dr Twelve Oaks Dr Fi e l dingDrMarshview Ave Delattaye AveBrooks Ave McDonald Dr Nicklaus Dr GlenviewDr Al mCrtEngelhard Dr MurdockAve HarmonAve Barr CresValleyCres Cranberry Ln LanewoodDr HarrimanRdTribblingCres OctoberLnHillDr Mary St HodgkinsonCres JarvisAveDeergl enT err D eerg le n T e rrKerrLnSisman AveHilldaleRdDelayneDr TemperanceStStoddartDrWil l i s D r WillisDr IndustryStSpruce StBenvilleCresStone Rd S to n e RdZokolDrTecumsehDr AttridgeDrMurrayDrMurrayDr B r u s h GrWalton DrJasperDrSeatonDrMcClellanWayBeaco n HallDrTamaracTr CornerRidgeRd CornerRidgeRd BilbroughStBilbrough St Gilbank Dr SneddenAveBirkshire Dr WindhamTrBrittonTrMillcliffCirB atsonDrBatson D rMavrinacBlvdHo ll a nd view Tr Hol l i d g e B l v d John WestWayConoverAveConoverAveGolfLinks D r Prim ea u D r PetermannStRaiford St HillviewRd Steckley St Ostick St HawthorneLn BigwinDrH averhill Terr Skipton Tr Perivale Gdns TreeTopsLn AbbottAveEakins Dr Royal Rd DodieSt Blaydon Ln Magna DrMill StConnaught Ave Child Dr MilgatePl UsherwoodStLarmont StIrwin Ave Mugford Rd Mosley St Bowler St CossarDr Reuben St Catherine AveBanffDr Kennedy St EGeorgeSt WenderlyDrDunning Ave Maple St Mark St TimberlineTr EdwardStTyler St WellsStCentre St Fairway Dr NisbetDrLensmith DrGundy WayBaycroftLnLuxtonAveHeathwoodHeightsDrMcNally WayCousins Dr GlassDr Martell Gt Fife Rd Hollingshead Dr KemanoRd Gilbert Dr I ndust r i al PkwyNLaurentideAveHalldorson Ave Richardson Dr Bridgenorth DrMe ad o w o o dDrGurnettStAurora Heights Dr Cousins Dr EBerczySt McMasterAveTrilliumDrHaidaDr MosaicsAveVictoriaStBorealis Ave Mavrinac B lvd OrchardHeightsBlvd Hollandview T r River Ridge Blvd Kennedy St W OldYongeStWillow Farm Ln Spring Farm Rd WELLINGTON ST W VANDORF SDRD ST JOHN'S SDRD W WELLINGTON ST E HENDERSON DR BAYVIEW AVEYONGE STVANDORF SDRDYONGE STJohnWestW ayIndustrialPkwyNAurora Heig h t s DrOrchard Heights Blvd OldYongeStBatson DrSpruce StMark St W alto n Dr Devins Dr K e m a n o R d Willow F a rmLnMeadowoodDrOrchardHeightsBlvdK e ma noRd Gilbank Dr AuroraHeightsDr McLeod DrKennedyStW TimpsonDr Cranberry Ln TimberlineTr Seaton Dr M urray Dr Child DrG l a s s Dr TamaracTr Murray Dr Kennedy St W MurrayDrEdward St Edward StRichardsonDrTamaracTr IndustrialPkwy S In dustrialPkwySIndustria l P k w y S Engelhard DrMary StCentre St MavrinacBlvdYONGE STBAYVIEW AVEST JOHN'S SDRD W WELLINGTON ST EWELLINGTON ST W Holladay DrScrivenerDrMillikenDrDugganStHydro CorridorHydro Corr idor BAYVIEW AVENUES Railway / GO Transit LineRailway / G O Tr a n sit Li n e AURORA OFFICIAL PLANTHE AURORA PROMENADESCHEDULE 'B1'SECONDARY PLAN AREA ´ CREATED: 09/28/2011 APPROVED BY: JK UPDATED: 11/26/2014 UPDATED BY: ML DRAWN BY: CF & JS FILE NAME: Schedule_B1_Secondary_Plan.mxd 0 0.25 0.5 Kilometres THIS SCHEDULE IS A CONSOLIDATION AND IS PREPARED FOR CONVENIENCE ONLY. FOR ACCURATE REFERENCES, THE ORIGINAL OPA SCHEDULES SHOULD BE CONSULTED. COPIES OF THE ORIGINALS ARE AVAILABLE IN THE CORPORATE & FINANCIAL SERVICES OR PLANNING & DEVELOPMENT SERVICES DEPARTMENTS. LEGEND Secondary Plan Boundary Downtown Shoulder Promenade General Promenade Focus Area Special Design Areas Downtown Upper Downtown Promenade General Site Specific Policy Area Page 144 of 346 25ISSUED: OCTOBER 30, 2020 Value (quoted from O. Reg. 9/06)Applicable (Y/N)Assessment: 103 Mosley Street a rare, unique, representative or early example of a style, type, expression, material or construc- tion method, N No. The property demonstrates elements of 1940s industrial architecture, but is not a rare, unique, representative nor early example of any style. displays a high degree of cras- manship or artistic merit N No. The building does not display a high degree of crasman- ship or artistic merit. demonstrates a high degree of technical or scientific achievement. N No. The property demonstrates building elements typical of the era during which it was constructed. These are not considered technical or scientific achievements. direct associations with a theme, event, belief, person, activity, organization or institution that is significant to a community, Y Yes. The property is associated with the T. Sisman Shoe Com- pany, which constructed the single-storey factory building on the property in 1940-1 while the company was manufacturing shoes for the war eort. The T. Sisman Shoe Company was a significant local employer in Aurora for over 80 years. yields, or has the potential to yield, information that contributes to an understanding of a community or culture Y Yes. The property has the potential to yield information that contributes to the understanding of the history of the T. Sisman Shoe Company in Aurora and of Aurora's industrial history more broadly. demonstrates or reflects the work or ideas of an architect, artist, builder, designer or theorist who is significant to a community. N No. The architect is unknown at this time. important in defining, maintaining or supporting the character of an area, N No. The demolition of the adjacent T. Sisman Shoe Factory No. 1 on the property has reduced the industrial character of the area. While there are two remaining T. Sisman Shoe factory buildings to the north of the property, both have been altered from their original design, further reducing any character sup- porting value the property may have held. physically, functionally, visually or historically linked to its surround- ings Y Yes. The property forms part of the remaining T. Sisman Shoe factory complex, which includes two buildings immediately to the north. As such, the property is historically linked to its sur- roundings, including the formerly industrial rail corridor to the east. a landmark.N No.DESIGN/PHYSICAL VALUEHISTORICAL/ASSOCIATIVE VALUECONTEXTUAL VALUE103 Mosley Street Evaluation Against Ontario Regulation 9/06 The following section assesses the properties at 103 Mosley Street, 107 Mosley Street and 120 Metcalfe Street against Ontario Regulation 9/06. 101 Mosley Street is currently vacant and was not assessed. Page 145 of 346 26 HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. Value (quoted from O. Reg. 9/06)Applicable (Y/N)Assessment: 120 Metcalfe Street a rare, unique, representative or early example of a style, type, expression, material or construc- tion method, N No. The property is not a rare, unique, representative nor early example of any style. displays a high degree of cras- manship or artistic merit N No. The building at 107 Mosley Street does not display a high degree of crasmanship or artistic merit. demonstrates a high degree of technical or scientific achievement. N No. The industrial property demonstrates building elements typical of the era during which it was constructed. These are not considered technical or scientific achievements. direct associations with a theme, event, belief, person, activity, organization or institution that is significant to a community, Y Yes. This building is associated with the long-standing (c. 1921) Attridge Lumber Company/Aurora Custom Trims and the gen- erations of the Attridge family who operated this business until recently. However, this non-public-facing ancillary building at 107 Mosley Street is a relatively recent addition (1989-2002) in the lifespan of the company on the Site and is not necessarily representative of the overall complex. yields, or has the potential to yield, information that contributes to an understanding of a community or culture N No. The demonstrates or reflects the work or ideas of an architect, artist, builder, designer or theorist who is significant to a community. N No. The architect is unknown at this time. important in defining, maintaining or supporting the character of an area, N No. The character of the area is predominantly residential and commercial. The demolition of the T. Sisman Shoe Factory No. 1 to the north has reduced the formerly industrial character that the Site once supported. physically, functionally, visually or historically linked to its surround- ings Y Yes, this ancillary industrial building is linked to the wider Attridge lumber property (no longer in operation) and to the formerly industrial rail corridor to the east. a landmark.N No.DESIGN/PHYSICAL VALUEHISTORICAL/ASSOCIATIVE VALUECONTEXTUAL VALUE107 Mosley Street Page 146 of 346 27ISSUED: OCTOBER 30, 2020 Value (quoted from O. Reg. 9/06)Applicable (Y/N)Assessment: 120 Metcalfe Street a rare, unique, representative or early example of a style, type, expression, material or construc- tion method, N No. The property is not a rare, unique, representative nor early example of any style. displays a high degree of cras- manship or artistic merit N No. The buildings at 120 Metcalfe Street do not display a high degree of crasmanship or artistic merit. demonstrates a high degree of technical or scientific achievement. N No. The property demonstrates building elements typical of the era during which it was constructed. These are not considered technical or scientific achievements. direct associations with a theme, event, belief, person, activity, organization or institution that is significant to a community, Y Yes. The property is associated with the long-standing (c. 1921) Attridge Lumber Company/Aurora Custom Trims and the gen- erations of the Attridge family eho operated this business until recently. This property has historically been the main address for the company, and includes an oice building along this Metcalfe Street frontage. yields, or has the potential to yield, information that contributes to an understanding of a community or culture N No. demonstrates or reflects the work or ideas of an architect, artist, builder, designer or theorist who is significant to a community. N No. The architect is unknown at this time. important in defining, maintaining or supporting the character of an area, N No. The character of the area is predominantly residential. The demolition of the T. Sisman Shoe Factory No. 1 to the north has reduced any industrial character that the property may have supported and to the formerly industrial rail corridor to the east. physically, functionally, visually or historically linked to its surround- ings Y Yes, the oice building and various ancillary industrial buildings are linked to the wider Attridge lumber property (no longer in operation). a landmark.N No.DESIGN/PHYSICAL VALUEHISTORICAL/ASSOCIATIVE VALUECONTEXTUAL VALUE120 Metcalfe Street Page 147 of 346 28 HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. 4.1 Discussion of Findings Further to the analysis of the Site per Ontario Regulation 9/06, ER A concludes that none of the properties on the Site merit designation under Part IV of the Ontario Heritage Act. 103 Mosley Street While this extant single-storey brick industrial building (Building No. 3) has significant historical and contextural associations with the T. Sisman Shoe Factory (no longer in operation), the property has diminished integrity, which limits its ability to communicate its cultural heritage value. First, the building’s contextual relationship to its surroundings has been altered. The building’s ancilliary relationship to the formerly adjacent factory building No. 1 is gone, as this primary facory building has since been demolished. The T. Sisman house, once located on the north side of Mosley Street, opposite the Site, has also been demolished. The extant Building No. 2 (38 Berczy Street) and its later addition (34 Berczy Street) have been altered through overclading in stucco and removal and replacement of original windows, such that their relationship to Building No. 3 is not immediately apparent. The combination of these alterations and demolitions limits the intactness of this factory complex, and its remnant components. The original physical features of the remant Building No. 3 have also been altered and are of reduced integrity. The historic steel framed window openings on the east and west elevations have been boarded over with wood panels and infilled with bricks. Openings on the north elevation appear to have been alteredto serve as two storefront style windows. 107 Mosley Street & 120 Metcalfe Street The buildings on these properties have historical and contextual associations with the Attridge Lumber Company, Aurora Custom Trims, no longer in operation on the Site. The buildings have been incrementally constructed and expanded over time, and do not represent the original configuration or design of the buildings when the company opened in the 1920s. Each of the buildings on the Site have been overclad in uniform vinyl siding or corrugated metal. The buildings on these properties are contextually related to the formerly industrial chracter along the rail corridor to the east. However, the surrounding context has been altered over time as formerly industrial complexes, such as the Sisman Shoe Factory on the Site, have been demolished, or converted to commercial use. Integrity: Integrity is defined by the On- tario Ministry of Tourism Culture & Sport’s Heritage Identification & Evaluation Process as “the de- gree to which a property retains its ability to present or support the cultural heritage value or interest of the property” and by the Ontario Heritage Toolkit as, “a question of whether the surviving physical features (heritage attributes) continue to represent or support the cultural heritage value of the property.” Page 148 of 346 29ISSUED: OCTOBER 30, 2020 ER A performed a visual inspection of the property at 103 Mosley on September 4, 2019. All inspections were carried out from grade. Inspections were limited to visible exterior envelope features such as the masonry, woodwork, windows and doors, and flashings. The south elevation and the interior was not accessible. No close up “hands on” inspections were carried out using scaolding or a li, and the roof areas of the buildings were not accessible at the time of the inspection. 101 Mosley Street is vacant, and as such is not discussed below. 103 Mosley Street Overall, the building appears to be in fair with some areas in poor condition. The north elevation windows and doors are exposed and appear to be in fair condition. The wood transom window and square window appear to be historic and appear to be in fair condition. The majority of the west elevation existing windows openings have been altered and blocked in with concrete block. The existing east elevation windows openings have been boarded over with wood panels. The majority of the original tile metal flashing is intact and appears to be in fair condition with some of the metal flashing missing. The west elevation is obscured from grade up to above 5 feet by overgrown foliage. The north west corner of the building to parapet height is obscured with foliage to parapet height. Generally, the bu brick on the visible facades appear to be in fair condition with some areas of poor condition with missing mortar, spalled, damaged and missing bricks and mortar cracks. The masonry façade appears to have environmental staining on the majority of the east and west elevations and the parapet area of the north elevation. The masonry buttress caps appear to be in fair condition with some areas in poor condition with and area on the north east corner missing the masonry cap and some areas of spalling and cracking. DEFINITION OF TERMS The building components were graded using the following assessment system: Excellent: Superior aging performance. Functioning as intended; no deterioration observed. Good: Normal Result. Functioning as in- tended; normal deterioration observed; no maintenance anticipated within the next five years. Fair: Functioning as intended. Normal de- terioration and minor distress observed; maintenance will be required within the next three to five years to maintain functionality. Poor: Not functioning as intended; sig- nificant deterioration and distress ob- served; maintenance and some repair required within the next year to restore functionality. Defective: Not functioning as intended; significant deterioration and major distress observed, possible damage to support structure; may present a risk; must be dealt with immediately. Page 149 of 346 30 HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. 101 Mosley Street, vacant lot. View south from Mosley Street (ER A, 2019). 103 Mosley Street east elevation, with boarded windows (ER A, 2019). 103 Mosley, north elevation, with storefront style window alterations (ER A, 2019). 103 Mosley Street west elevation, with bricked over open- ings (ER A, 2019). 103 Mosley, north elevation, showing brick condition, cracking, mortar loss and the easternmost altered storefront style opening (ER A, 2019). 103 Mosley, west elevation, showing blocked over windows, poor brick condition. View east from 101 Mosley St. (ER A, 2019). Page 150 of 346 31ISSUED: OCTOBER 30, 2020 107 Mosley Street & 120 Metcalfe Street ER A also conducted a preliminary condition review of the buildings on the balance of the Site using available online imagery (Google streetview, dated October 2018). The buildings at 107 Mosley Street and 120 Metcalfe street consist of a complex of industrial buildings historically occupied by the Attridge Trimworks, Aurora Custom Moulding (now closed). The main building complex, addressed 120 Metcalfe consists of a two-storey oice, and attached larger 1-storey warehouses with vaulted ceilings. This complex is built of concrete block, which appears to be in fair condition. A brick sill can be seen below the vinyl siding on the east return wall of the oice portion of the building (at the southeast corner of the S ite). A small 1-storey gabled-roof structure is located north of this complex along Berczy Street. A larger warehouse space (1970s) is located behind (north) of the houses at 102 and 106 Metcalfe Street, at the southwest corner of the Site. Another stand-alone large-footprint warehouse (aerials indicate this was built aer 1988) is located at 107 Mosley Street, south of 103 Mosley Street and appears to be in fair condition. These properties have four metal rooop silos and exposed ducting, which is rusting in some areas and appears to be in fair condition. The vinyl and corrugated metal siding and roofing on each of the elevations in this industrial complex appear to be in good condition. The windows and doors are a combination of vinyl and metal and appear to be in good condition. Page 151 of 346 32 HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. 120 Metcalfe Street, 1-storey warehouse (le) and 2-storey oice complex. (Google, 2018) 120 metcalfe Street, view of east elevation of oice component, with visible second storey brick sill (Google, 2018). 120 Metcalfe Street, front oice portion and rear 1-storey warehouse. View north along Berczy Street (Google, 2018). Rear (north) elevation of the oice and warehouse complex at 120 Metcalfe Street. Rooop silos and ducting is shown (Google, 2018). Page 152 of 346 33ISSUED: OCTOBER 30, 2020 120 Metcalfe Street, View of the north elevation of the single-storey gabled roof building located north of the oice and warehouse complex. View south along Berczy Street (Google, 2018). East and north elevations of warehouse building at 107 Mosley Street, view from Berczy Street (Google, 2018). Page 153 of 346 34 HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. The proposed development, designed by Wallman Architects, introduces an 8-storey mixed use building spanning the Berczy Street frontage between Metcalfe Street and Mosley Street. Terraced step backs above the 4th, 5th and 6th storeys are proposed along the building’s western elevation. At grade retail is proposed at the building’s northeast corner. The building features at-grade unit entrances integrated into the base of the building along the east, west and south elevations. An additional row of 18 three-storey townhouse units at the Site’s western edge are proposed to front onto a private north-south access road. Underground parking access is proposed to be located along the north elevation of the mid-rise building, along Mosley Street. The mid-rise mixed use building is proposed to feature masonry materiality throughout the north, south and east elevations. Proposed architectural expression references the former brick-and-beam industrial building (T. Sisman Shoe Factory Building No. 1) on the Site. The complete architectural drawing set by Wallman Architects is appended to this Report (Appendix A). Page 154 of 346 35ISSUED: OCTOBER 30, 2020 Rendering of the proposed development’s south and east elevation, view southwest from near the corner of Berczy Street and Mosley Street (Wallman Architects, 2020). Rendering of the proposed development’s east and north elevation, view southwest from near the corner of Berczy Street and Mosley Street (Wallman Architects, 2020). Page 155 of 346 36 HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. 7.1 Overview of Impacts The following potential impacts are associated with the proposed redevelopment of the Site: 1) Removal of existing listed industrial building at 103 Mosley Street; 2) Removal of remaining industrial buildings on the Site, thereby altering the historically medium-grained industrial context of the Site and surroundings; and 3) Introduction of increased height and massing adjacent to the listed single-detached house-form buildings (99 Mosley Street, 63 & 69 Larmont Street, and 102 & 104 Metcalf Street) These impacts are discussed further in the following section. 7.2 Discussion of Impacts 1) Removal of existing listed industrial building (T. Sisman Shoe Factory Building No. 3) at 103 Mosley Street; The proposed development requires the removal of the listed building on the Site, the 1940-1941 T. Sisman Shoe Factory Building No. 3, at 103 Mosley Street. As discussed in Section 4 of this Report, the building at 103 Mosley Street has low integrity and represents a remnant element from the former T. Sisman factory complex. It’s ancillary relationship with the main 1913 T. Sisman Shoe Factory Building No. 1 was severed, when the building was demolished in the 1980s. Further, several extensive alterations to the building’s steel window and door openings have reduced the physical integrity of the building. The combination of these factors limits the property’s ability to communicate the Site’s cultural heritage value. The proposed development interprets the former brick-and-beam main 1913 T. Sisman Shoe Factory Building No. 1 through architectural expression and brick materiality in the mid rise building’s base. Further commemorative strategies, which may be detailed in a future Commemoration Plan, will explore ways to communicate the Site’s narratives to a broader audience. Page 156 of 346 37ISSUED: OCTOBER 30, 2020 2) Removal of medium-grain industrial context In addition to removing the listed building at 103 Mosley Street, the proposed development scheme removes all remaining buildings from the Site, including those associated with the long-running Attridge Lumber Company. A large-scale mid rise building is proposed to be introduced to the Site and will span the full frontage of Berczy Street between Metcalfe and Mosley Streets. This will transform the Site’s presently medium-grained, industrial railside context into a larger- grained, mixed-use character. This will impact the context of nearby listed buildings associated with the former T. Sisman factory, such as Building No. 2 and its addition at 38 and 34 Berczy Street, respectively. While the proposed development will impact the existing context of this railside Site, it should be noted that the character of the Site and its immediate surrounds has historically been mixed and continues to evolve. Not only does the Site abut residential streetscapes on Metcalfe and Mosley Streets, but a portion of the Site was historically residential itself. In the early 1970s, two house form buildings were located on the Site, at 101 Mosley Street. Through the 1980s, one of these house remained on the Site. Further, the manufacturing context along Berczy has declined, as passenger GO rail service has replaced freight. This is evidenced by demolition of the main T. Sisman building No. 1 in the 1980s, and the rehabilitation of the two former T. Sisman buildings at 38 and 34 Berczy Street, for commercial and service use. The proposed development interprets the industrial history of the Site, through the use of masonry building base treatments, which reference brick-and-beam factory buildings and serve to divide the mid rise building into visually smaller pieces along the Berczy Street Frontage. The corner treatment at Berczy Street and Metcalfe Street interprets the Former T. Sisman main factory building (No. 1), synonymous with the company’s operation on the Site. Page 157 of 346 38 HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. 3) Introduction of increased scale adjacent to listed house- form buildings The proposed development introduces an 8-storey building adjacent to five house-form buildings included on the Town of Aurora’s Municipal Heritage Register, located east of the Site: • 99 Mosley Street; • 63 Larmont Street; • 69 Larmont Street; • 102 Metcalfe Street; and • 104 Metcalfe Street. While the majority of proposed massing is distributed along the Site’s eastern edge, the development will visually impact the context of this historically low-rise area, when viewed from the listed properties to the east. Further, while the proposed mid rise is set back between approximately 23-31m along the majority of its west elevation, there is a small flankage, along the narrow southern portion of the Site, where the shortest setback is 5.9m from the listed heritage property at 102 Metcalfe Street. In order to mitigate the visual impact of increased height on the Site, the proposed mid rise design integrates terraced step backs above the 4th, 5th and 6th floors along the west elevation. Four east-west wings separated by three courtyards will visually define the building into smaller elements. Glazing is proposed along floors 5 and above on the west elevation, to further diminish the visual weight of upper storeys when viewed from the adjacent listed residential properties. Finally, the proposed development transitions to grade-related house- form buildings. Three-storey townhouses are proposed at the west extent of the Site, setback approximately 5m from the shared property lines of the listed heritage properties. Page 158 of 346 39ISSUED: OCTOBER 30, 2020 8.1 Conservation Strategy The proposed development involves the removal of the listed building at 103 Mosley Street, as well as all buildings on the Site. In order to communicate the cultural heritage of the Site, a commemoration strategy is proposed, to communicate the historic narratives of the Site to the wider public. 8.1.1 Commemoration Strategy The commemoration strategy is proposed to encompass two main components: Interpretative Architectural Expression • The northeast corner of the proposed mid rise building base references and interprets the T. Sisman Shoe Company’s history on the Site. This corner takes cues from the former Building No. 1, the main factory building, through the use of a brick-and-beam architectural expression, light coloured masonry units and metal window; and • The balance of the mid rise building base to the south incor- porates masonry units, interpreting the Sisman factory complex in a contemporary architectural style. Undated photo of T. Sisman building No. 1, aer the ancillary factory building No. 3 (far right) was built at 103 Mosley in 1940-1941 (Aurora Archives). Proposed northeast corner of the midrise building, which interprets the former T. Sisman building No. 1, on the same corner which it once stood (Wallman Architects, 2020). Page 159 of 346 40 HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. Commemoration Plan The development of a commemoration Plan is proposed in order to communicate the historic narratives of the Site, using interpretive media. This Commemoration Plan will complement the interpretive architectural elements discussed above. Themes include the history of the T. Sisman Shoe Company and the Attridge Lumber Company, the development of railside industry in early Aurora, and recent changes along the Berczy Street corridor. Both on- and o-site strategies are proposed to be explored. Preliminary options include plaques, signage, art and o-site contributions to historic understanding of the area (books, articles, videos, exhibits). These approaches may be explored in a future Commemoration Plan. Collections of archival photographs, maps, advertisements, postcards can inform a comprehensive Commemoration Plan which can use various tools and media to communicate the historic narratives of the Site and the wider context to a broad audience. Page 160 of 346 41ISSUED: OCTOBER 30, 2020 Proposed north elevation of mid rise building and townhouses, depicting transition in height and materials towards the west (right) (Wallman Architects, 2020). Proposed north-south access road, between the mid rise and the townhouses, depicting the transition in scale throughout the Site (Wallman Architects, 2020). Rendering showing west elevation of midrise with discrete masonry elements and articulation (Wallman Architects, 2020). 8.2 Mitigation Strategy The following strategy is intended to mitigate impacts to adjacent cultural heritage resources: • Focus of density along Berczy Street, furthest from adjacent listed house form buildings; • Integration of step backs above the 4th, 5th, 6th and 7th storeys of the west elevation of the proposed mid rise building, towards adjacent listed house-form buildings; • Integration of step backs above the 4th and 7th storeys of the east elevation of the proposed mid rise building ; • Integration of smaller, gradual step backs along the north and south elevations of the proposed mid rise building; • Articulation of mid rise building massing around three courtyards on the west elevation, mitigating the appearance of massing when viewed from the west; • Siting of lower-scale townhouses at the Site’s western extents, set back from the west property line by approximately 5m; • Integration of glazing along upper storeys (5th-8th storeys on west elevation), to mitigate the visual weight of increased height; and • Articulation of distinct masonry building base elements, to visually divide the building into smaller units and integrate new construction with the existing and historic context. Page 161 of 346 42 HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. The proposed development involves the removal of a former ancillary T. Sisman factory building at 103 Mosley Street (constructed 1940- 1941), in order to permit a new mid rise mixed use development on the Site. The proposed development mitigates impact to adjacent listed house form buildings by step backs and a transition in massing. This transition is achieved through terracing at the west extents of the proposed mid-rise, the introduction of townhouses adjacent to the western property line and consistent grade-related residential entries along the streetscape. The proposed development proposes to conserve the cultural heritage value of the Site through a reinstated corner landmark building, which uses materiality and architectural expression consistent with the former main T. Sisman factory building on the Site. A Commemoration Plan is proposed to further communicate the historic narratives and cultural heritage value of the Site. Page 162 of 346 43ISSUED: OCTOBER 30, 2020 Philip Evans Philip Evans is a registered architect with the OAA, principal of ER A Architects and the founder of ‘small’. In the course of his career, he has led a range of conservation, adaptive reuse, design, and feasibility planning projects. Philip is a professional member of CAHP and RAIC. Janice Quieta Janice Quieta is an associate with the heritage architecture team at ER A Architects. She received her Master of Architecture degree from Dalhousie University aer completing a B achelor of Architectural Science degree at R yerson University. Her graduate thesis examined the feasibility of retrofitting post-war residential towers Toronto’s St. Jamestown using a socially and ecologically sustainable program. She has studied and worked in Toronto, Halifax, Dusseldorf, and Koln. Neil Phillips Neil Phillips is a Project Manager with the heritage team at ER A Architects. He holds a Master of Landscape Architecture from the University of Toronto, a certificate in Urban Design from Harvard University, a Bachelor of Urban and Regional Planning from Ryerson University, and a Bachelor of Public Administration from the University of Ottawa. Zoe Chapin Zoe Chapin in a planner on the heritage planning team at ER A Architects. She has a Master in Urban Planning from McGill University, where she also completed a Bachelor of Arts in Urban Systems. Jamie Glasspool Jamie Glasspool is a research assistant on the heritage planning team at ER A Architects. He completed his Bachelor of Arts in Urban Systems at McGill University, where he also studied abroad at the University of Manchester. Lucy Lynch Lucy is a planner with the heritage planning team at ER A. Lucy graduated from York University’s Master of Environmental Studies program with a specialization in Urban and Environmental Planning in 2016. She has published work on green infrastructure, greenbelt policies and public spaces in growing suburban communities. Page 163 of 346 44 HERITAGE IMPACT ASSESSMENT | 120 METCALFE ST., 101-107 MOSLEY ST. Aurora Museum and Archives. (n.d.). Fire Insurance Plans. Town of Aurora. Insurance plan of the town of Aurora, Ont. : Population 6,000 : plan dated May 1960. (1960). Toronto Public Library. https://www.torontopubliclibrary.ca/detail. jsp?Entt=RDM1633775&R=1633775 Johnston, J. (1963). Aurora: Its Early Beginnings. Aurora Centennial Committee. Library and Archives Canada. (n.d.). Collection Search. https://www. bac-lac.gc.ca/eng/collectionsearch/Pages/collectionsearch. aspx McGill University. (n.d.). The Canadian County Atlas Digital Project. Digital Collections and Exhibitions. https://digital.library.mcgill. ca/countyatlas/default.htm McIntyre, J. W. (1988). Aurora: A History in Pictures. The Boston Mills Press. Ontario Community Newspapers Portal. (n.d.). The Newmarket Era. https://news.ourontario.ca/ Ontario Land Registry. (n.d.). Abstract/Parcel Register Book. https:// www.onland.ca/ui/lro/books/search Sisman, H. [@sismanshoes]. (n.d.). The T. Sisman shoe Co. Ltd [Facebook Page]. https://www.facebook.com/sismanshoes/ Toronto Public Library. (n.d.). Globe and Mail Historical Newspaper Archive. https://www.torontopubliclibrary.ca/detail. jsp?R=EDB0057 University of Toronto. (n.d.). Map and Data Library. https://mdl.library. utoronto.ca/ York Region. (n.d.). Archival Aerial Imagery. York Region Interactive Maps and Spatial Data. https://ww6.yorkmaps.ca/Html5Viewer24/ Index.html?configBase=https://ww6.yorkmaps.ca/Geocortex/ Essentials/Essentials43/REST/sites/CommunityServices/ viewers/YorkMaps/virtualdirectory/Resources/Config/Default Page 164 of 346 45ISSUED: OCTOBER 30, 2020 A. Architectural Drawing Set (Wallman Architects, 2020) Page 165 of 346 Drawing Title Client Scale Drawn by Checked by Project No. Date Drawing No. No Issued For Date Plot Date:File Path:1. Copyright of this drawing is reserved by the Architect. The drawing, and all associated documents are instruments of service by the Architect. The drawing, and the information contained therein, may not be reproduced in whole or in part without prior written permission of the Architect. 2. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application the Architect will provide written/graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. 3. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report and discrepancies with the Contract Documents to the Architect before commencing any work. 4. Positions of exposed finishes for mechanical or electrical devised, fitting and fixtures are indicated on architectural drawings. The location shown on the architectural drawing govern over the mechanical and electrical drawings. Those items not clearly located will be located as directed by the Architect. 5. These drawings are not to be used for construction unless noted below as "Issued for Construction". 6. All work is to be carried out in conformance with the Code and Bylaws of the Authorities having jurisdiction. 7. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Project 6 Carlaw Ave Toronto, ON M4M 2R5 10/28/2020 5:17:01 PMY:\06 Temporary Files\_Revit Default Path\Nick\17-17 120 Metcalfe - ARCH_nveenema.rvt17-17 2020-10-16 A0.00 120 Metcalfe St. Aurora, Ontario COVER SHEET & DRAWING LIST Sheet List Sheet Number Sheet Name 2020-10-30 ISSUED FOR REZONINGA0 - FRONT END A0.00 COVER SHEET & DRAWING LIST ■ A0.01 LEGAL SURVEY ■ A0.02 STATISTICS ■ A0.03 EXTERIOR BUILDING VIEWS ■ A0.04 EXTERIOR BUILDING VIEWS ■ A0.05 MANEUVERING DIAGRAMS ■ A1 - SITE A1.00 NEIGHBOURHOOD PLAN ■ A1.03 SITE/ROOF PLAN ■ A2 - BUILDING PLANS A2.01 P2 LEVEL ■ A2.02 P1 LEVEL ■ A2.03 GROUND FLOOR PLAN ■ A2.04 L02 ■ A2.05 L03 ■ A2.06 L04 ■ A2.07 L05 ■ A2.08 L06 ■ A2.09 L07 ■ A2.10 L08 ■ A2.11 ROOF PLAN ■ A4 - BUILDING ELEVATIONS A4.01 EAST AND WEST ELEVATIONS ■ A4.02 NORTH AND SOUTH ELEVATION ■ A4.03 WEST COURTYARD ELEVATIONS ■ A4.04 COURTYARD ELEVATIONS ■ A5 - BUILDING SECTIONS A5.01 BUILDING SECTIONS ■ A10 - SHADOW STUDIES A10.01 SEPTEMBER SHADOW STUDY ■ A10.02 SEPTEMBER SHADOW STUDY ■ A10.03 SEPTEMBER SHADOW STUDY ■ A10.04 JUNE SHADOW STUDY ■ A10.05 JUNE SHADOW STUDY ■ A10.06 JUNE SHADOW STUDY ■ AURORA, ON 120 METCALFE ST. CLIENT ATRIA DEVELOPMENT ARCHITECT WALLMAN ARCHITECTS 6 Carlaw Ave Toronto, ON, M4M 2R5 117 Peter St Suite 208 Toronto, ON, M5V 0M3 ISSUED FOR REZONING 2020-10-30 1 ISSUED FOR REZONING 2020-10-30 Page 166 of 346 N Drawing TitleClientScaleDrawn byChecked byProject No.DateDrawing No.NoIssued ForDatePlot Date:File Path:1. Copyright of this drawing is reserved by the Architect. The drawing, and all associated documents are instruments of service by the Architect. The drawing, and the information contained therein, may not be reproduced in whole or in part without prior written permission of the Architect.2. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application the Architect will provide written/graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only.3. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report and discrepancies with the Contract Documents to the Architect before commencing any work.4. Positions of exposed finishes for mechanical or electrical devised, fitting and fixtures are indicated on architectural drawings. The location shown on the architectural drawing govern over the mechanical and electrical drawings. Those items not clearly located will be located as directed by the Architect.5. These drawings are not to be used for construction unless noted below as "Issued for Construction".6. All work is to be carried out in conformance with the Code and Bylaws of the Authorities having jurisdiction.7. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Project6 Carlaw AveToronto, ONM4M 2R510/28/2020 5:04:58 PMY:\06 Temporary Files\_Revit Default Path\Nick\17-17 120 Metcalfe - ARCH_nveenema.rvt17-172020-10-16A0.01120 Metcalfe St.Aurora, OntarioLEGAL SURVEY1 ISSUED FOR REZONING2020-10-30Page 167 of 346 Drawing TitleClientScaleDrawn byChecked byProject No.DateDrawing No.NoIssued ForDatePlot Date:File Path:1. Copyright of this drawing is reserved by the Architect. The drawing, and all associated documents are instruments of service by the Architect. The drawing, and the information contained therein, may not be reproduced in whole or in part without prior written permission of the Architect.2. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application the Architect will provide written/graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only.3. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report and discrepancies with the Contract Documents to the Architect before commencing any work.4. Positions of exposed finishes for mechanical or electrical devised, fitting and fixtures are indicated on architectural drawings. The location shown on the architectural drawing govern over the mechanical and electrical drawings. Those items not clearly located will be located as directed by the Architect.5. These drawings are not to be used for construction unless noted below as "Issued for Construction".6. All work is to be carried out in conformance with the Code and Bylaws of the Authorities having jurisdiction.7. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Project6 Carlaw AveToronto, ONM4M 2R510/28/2020 5:05:00 PMY:\06 Temporary Files\_Revit Default Path\Nick\17-17 120 Metcalfe - ARCH_nveenema.rvt17-172020-10-16A0.02120 Metcalfe St.Aurora, OntarioSTATISTICS1 ISSUED FOR REZONING2020-10-30Page 168 of 346 Drawing TitleClientScaleDrawn byChecked byProject No.DateDrawing No.NoIssued ForDatePlot Date:File Path:1. Copyright of this drawing is reserved by the Architect. The drawing, and all associated documents are instruments of service by the Architect. The drawing, and the information contained therein, may not be reproduced in whole or in part without prior written permission of the Architect.2. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application the Architect will provide written/graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only.3. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report and discrepancies with the Contract Documents to the Architect before commencing any work.4. Positions of exposed finishes for mechanical or electrical devised, fitting and fixtures are indicated on architectural drawings. The location shown on the architectural drawing govern over the mechanical and electrical drawings. Those items not clearly located will be located as directed by the Architect.5. These drawings are not to be used for construction unless noted below as "Issued for Construction".6. All work is to be carried out in conformance with the Code and Bylaws of the Authorities having jurisdiction.7. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Project6 Carlaw AveToronto, ONM4M 2R510/28/2020 5:05:03 PMY:\06 Temporary Files\_Revit Default Path\Nick\17-17 120 Metcalfe - ARCH_nveenema.rvt17-172020-10-16A0.03120 Metcalfe St.Aurora, OntarioEXTERIOR BUILDINGVIEWS1VIEW FROM MOSLEY STREETA0.032VIEW FROM GO STATIONA0.033VIEW FROM BERCZY STREETA0.034VIEW FROM SHEPPARD'S BUSH PARKA0.031 ISSUED FOR REZONING2020-10-30Page 169 of 346 Drawing TitleClientScaleDrawn byChecked byProject No.DateDrawing No.NoIssued ForDatePlot Date:File Path:1. Copyright of this drawing is reserved by the Architect. The drawing, and all associated documents are instruments of service by the Architect. The drawing, and the information contained therein, may not be reproduced in whole or in part without prior written permission of the Architect.2. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application the Architect will provide written/graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only.3. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report and discrepancies with the Contract Documents to the Architect before commencing any work.4. Positions of exposed finishes for mechanical or electrical devised, fitting and fixtures are indicated on architectural drawings. The location shown on the architectural drawing govern over the mechanical and electrical drawings. Those items not clearly located will be located as directed by the Architect.5. These drawings are not to be used for construction unless noted below as "Issued for Construction".6. All work is to be carried out in conformance with the Code and Bylaws of the Authorities having jurisdiction.7. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Project6 Carlaw AveToronto, ONM4M 2R510/28/2020 5:05:05 PMY:\06 Temporary Files\_Revit Default Path\Nick\17-17 120 Metcalfe - ARCH_nveenema.rvt17-172020-10-16A0.04120 Metcalfe St.Aurora, OntarioEXTERIOR BUILDINGVIEWS1VIEW FROM CENTRAL COURTYARDA0.042VIEW FROM MOSLEY STREETA0.041 ISSUED FOR REZONING2020-10-30Page 170 of 346 DNUPUPT AC-2017 (CA) MSU TAC-2017 (CA)(c) 2020 Transoft Solutions, Inc. All rights reserved.MSUTAC-2017 (CA)MSUTAC-2017 (CA)(c) 2020 Transoft Solutions, Inc. All rights reserved.DNUPUPGarbage Aurora Custom (c) 202 0 Trans oft Solutions, Inc. All rights res erved.Garbage AuroraCustom(c) 2020 Transoft Solutions, Inc. All rights reserved.Garbage AuroraCustomGarbage AuroraCustom(c) 2020 Transoft Solutions, Inc. All rights reserved.2700 549012000800 65001000066.00 m²710 ft²2BR105147.44 m²1587 ft²Garbage Room381.05 m²4102 ft²RETAIL20.94 m²225 ft²MOVINGRAMP 15% SLOPE DN TO P1 TRANSITION RAMP 7.5% SLOPE DN TO P1 LOADING AREA 70009650STAGING AREA27.0 m2129.48 m²1394 ft²BIKE STORAGEMOVING ROOM CORRIDORELV.#02ELV.#01F.F.E.CURBCUTSTAIR XSTAIR BSTAIR ALOADING SPACE 9.0 mX 3.5m MIN. 4.0m VERTICAL CLEARANCE730016005280 28001600160018352000347066.00 m²710 ft²2BR10666.00 m²710 ft²2BR10766.00 m²710 ft²2BR10861.78 m²665 ft²2BR10951.54 m²555 ft²1BR10461.52 m²662 ft²2BR11057.89 m²623 ft²2BR11192.43 m²995 ft²D-3BR+D10362.87 m²677 ft²D-2BR+D10288.08 m²948 ft²D-2BR+D101DOG WASHBIKE REPAIR102001090090003500MIN. 4.0m CLEAR HEIGHT THROUGH-OUT LOADIN ACCESS AISLEOVERHEAD DOOR (MIN. 4.0m CLEAR HEIGHT MIN. 4.0m WIDE)18200460066.00 m²710 ft²2BR105147.44 m²1587 ft²Garbage Room381.05 m²4102 ft²RETAIL20.94 m²225 ft²MOVINGLOADING AREA 70009650129.48 m²1394 ft²BIKE STORAGEMOVING ROOM CORRIDORELV.#02ELV.#01F.F.E.CURBCUTSTAIR XSTAIR BSTAIR AGABAGE TRUCK 12 m X 2.5mMIN. 4.0m VERTICAL CLEARANCE730016005280 STAGING AREA27.0 m216.11 m²173 ft²BIKE REPAIR15.49 m²167 ft²DOG WASH24001835276566.00 m²710 ft²2BR10666.00 m²710 ft²2BR10766.00 m²710 ft²2BR10861.78 m²665 ft²2BR10961.52 m²662 ft²2BR11057.89 m²623 ft²2BR11151.54 m²555 ft²1BR10492.43 m²995 ft²D-3BR+D10362.87 m²677 ft²D-2BR+D10288.08 m²948 ft²D-2BR+D1011200035001090010200CURBCUTMIN. 4.0m CLEAR HEIGHT THROUGH-OUT LOADIN ACCESS AISLEOVERHEAD DOOR (MIN. 4.0m CLEAR HEIGHT MIN. 4.0m WIDE)RAMP 15% SLOPE DN TO P1 TRANSITION RAMP 7.5% SLOPE DN TO P1 182004600TOWN OF AURORA LOADING SPACE9.00 mNOTE : LOADING SPACE, STAGING AREA AND ACCESS DRIVE AISLES TO COMPLY WITH DIMENSIONAL REQUIREMENTS OF TOWN OF AURORA ZONING BY-LAW 6000-173.50 mMINIMUM VERTICAL CLEARANCE OF 4.0m ALONG ENTIRE LENGTH OF LOADING SPACE, VEHICLE APPROACH AND STAGING AREA.MIN. 200mm REINFORCED CONCRETE ALONG ENTIRE LENGTH WITH A MAX. SLOPE OF 2%GENERAL NOTES:1. INSTALL AND MAINTAIN A FLASHING WARNING LIGHT SYSTEM WITH APPROPRIATE SIGNAGE AT ENTRANCE GATE THAT WARNS MOTORISTS EXITING OR ENTERING THE PARKING GARAGE TO WATCH FOR LARGE TRUCKS EXITING THE LOADING AREA.2. "NO PARKING" SIGNAGE TO BE INSTALLED ADJACENT TO THE LOADING SPACE ENTRANCE OVERHEAD DOOR.SOLID WASTE NOTES:1. LOADING SPACE, STAGING AREA AND GARBAGE STAGING STORAGE TO COMPLY WITH TOWN OF AURORA AND YORK REGION REQUIREMENTS FOR MUNICIPAL / REGIONAL WASTE PICK-UP.2. CLEARANCEALL DRIVEWAYS AND PASSAGEWAYS PROVIDING ACCESS TO THE LOADING SPACE TO HAVE MINIMUM VERTICAL CLEARANCE OF 4.0m AND OVERHEAD DOORS TO HAVE A MINIMUM OPENING DIMENSION OF 4m WIDE BY 4m HIGH.3. GRADINGLOADING SPACE AND STAGING AREA TO BE CONSTRUCTED OF MIN. 200mm OF REINFORCED CONCRETE WITH A MAX. GRADE OF 2%. SLOPES OF ALL TRUCK ACCESS ROUTES SHALL NOT EXCEED 8%.4. OPERATIONA TRAINED ON-SITE STAFF MEMBER MUST BE PRESENT TO MANEUVER BINS FOR THE COLLECTION DRIVER AND ALSO ACT AS A FLAGMAN WHEN THE TRUCK IS REVERSING. IN THE EVENT THE ON-SITE STAFF IS UNAVAILABLE AT THE TIME THE CITY COLLECTION VEHICLES ARRIVE AT THE SITE, THE COLLECTION VEHICLE WILL LEAVE THE SITE AND NOT RETURN UNTIL THE NEXT SCHEDULED COLLECTION DAY.N Drawing TitleClientScaleDrawn byChecked byProject No.DateDrawing No.NoIssued ForDatePlot Date:File Path:1. Copyright of this drawing is reserved by the Architect. The drawing, and all associated documents are instruments of service by the Architect. The drawing, and the information contained therein, may not be reproduced in whole or in part without prior written permission of the Architect.2. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application the Architect will provide written/graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only.3. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report and discrepancies with the Contract Documents to the Architect before commencing any work.4. Positions of exposed finishes for mechanical or electrical devised, fitting and fixtures are indicated on architectural drawings. The location shown on the architectural drawing govern over the mechanical and electrical drawings. Those items not clearly located will be located as directed by the Architect.5. These drawings are not to be used for construction unless noted below as "Issued for Construction".6. All work is to be carried out in conformance with the Code and Bylaws of the Authorities having jurisdiction.7. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Project6 Carlaw AveToronto, ONM4M 2R5As indicated10/28/2020 5:05:10 PMY:\06 Temporary Files\_Revit Default Path\Nick\17-17 120 Metcalfe - ARCH_nveenema.rvt17-172020-10-16A0.05120 Metcalfe St.Aurora, OntarioMANEUVERINGDIAGRAMSGARBAGE TRUCK - AURORA WIDTH2500 mmTRACK2390 mmLOCK TO LOCK TIME 6.0STEERING ANGLE 41.8MEDIUM SINGLE UNIT TRUCK (MSU) WIDTH2600 mmTRACK2600 mmLOCK TO LOCK TIME 6.0STEERING ANGLE 40.22MEDIUM SINGLE UNIT TRUCK (MSU) MANEUVERING DIAGRAMA0.053GARBAGE TRUCK MANEUVERING DIAGRAM - AURORAA0.051MANEUVERING DIAGRAM GENERAL NOTESA0.05DESIGN VEHICLES - TOWN OF AURORA / YORK REGION1 ISSUED FOR REZONING2020-10-30Page 171 of 346 COALCARTRAINENGINEWITHDRIVERWHEEL TANKERCAR WITH 56" TUNNEL CABOOSE WITHOPTIGEAR PANELCALLIOPE CARCUSTOMAND RING A BELL WITHCHIMESFH FHMHMHMHMHFHhttps://www.youtube.com/watch?v=ZPHrvPQ16bwLARMONT STAURORA GO STATION BERCZY STM O R S E Y S T W E L L I N G T O N S T WELLS STM E T C L A F E S T EDWARD STH A R R I S O N S T C E N T E R S T WELLS STI N D U S T R I A L P A R K W A Y S M A R Y S T INDUSTRIAL STSHEPPARD'S BUSH CONSERVATION AREA TOWN PARK AURORA GO TRANSIT LINEGO PARKING STRUCTURE GO TRANSIT PARKING LOT SUBJECT SITE BOUNDARY OF AURORA GO STATION FOCUS AREA BOUNDARY OF AURORA GO STATION FOCUS AREA N Drawing Title Client Scale Drawn by Checked by Project No. Date Drawing No. No Issued For Date Plot Date:File Path:1. Copyright of this drawing is reserved by the Architect. The drawing, and all associated documents are instruments of service by the Architect. The drawing, and the information contained therein, may not be reproduced in whole or in part without prior written permission of the Architect. 2. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application the Architect will provide written/graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. 3. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report and discrepancies with the Contract Documents to the Architect before commencing any work. 4. Positions of exposed finishes for mechanical or electrical devised, fitting and fixtures are indicated on architectural drawings. The location shown on the architectural drawing govern over the mechanical and electrical drawings. Those items not clearly located will be located as directed by the Architect. 5. These drawings are not to be used for construction unless noted below as "Issued for Construction". 6. All work is to be carried out in conformance with the Code and Bylaws of the Authorities having jurisdiction. 7. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Project 6 Carlaw Ave Toronto, ON M4M 2R5 1 : 1000 10/28/2020 5:08:32 PMY:\06 Temporary Files\_Revit Default Path\Nick\17-17 120 Metcalfe - ARCH_nveenema.rvt17-17 2020-10-16 A1.00 120 Metcalfe St. Aurora, Ontario NEIGHBOURHOOD PLAN A1.00Scale: 1 : 1000 NEIGHBOURHOOD PLAN 1 1 ISSUED FOR REZONING 2020-10-30 Page 172 of 346 COALCARTRAIN EN GINEWITH D RIVERWHEELTANKERCAR WITH56" TUNNEL CABOOSEWITH OP TIGEAR PANELC ALLIOPECARCUSTOM AND RING A BELL WITHCHIMES FH FH MH MHMH MH FH h ttps://www .youtube.co m /watch?v=Z PHrvPQ 16bw 6 STOREY ROOF 5 STOREY ROOF 4 STOREY ROOF L3 TERRACEL6 BALC L6 BALC L6 BALCONYL5 BALC2 STOREY ROOFL4 BALCONY L4 BALC L4 BALC L6 BALCONY L6 BALC L4 BALC L4 BALC L4 BALC L4 BALC L7 BALCL5 BALCL5 BALCL7 BALCL7 BALCL7 BALCL7 BALCL7 BALC2 STOREY ROOFPHASE 2PHASE 1PHASE 1 PHASE 2 GREEN ROOF GREEN ROOF GREEN ROOF L3 TERRACE BALLAST L4 TERRACEBERCZY ST MOSLEY STMETCALFE ST3 STOREY TOWNHOUSES HEIGHT = 9.45m 6 STOREY ROOF 5 STOREY ROOF 4 STOREY ROOF 6 STOREY ROOF 5 STOREY ROOF 4 STOREY ROOF 6 STOREY ROOF 5 STOREY ROOF 4 STOREY ROOF 6 STOREY ROOF 5 STOREY ROOF 4 STOREY ROOF 8 STOREY ROOF HEIGHT = 29.15m 7 STOREY ROOF 7 STOREY TERRACE HEIGHT = 23.15m 1 STOREY ROOF 2 STOREY ROOF 7 STOREY ROOF 6 STOREY ROOF6 STOREY ROOF 6 STOREY ROOF 5 STOREY ROOF 2 STOREY ROOF PARKING LOT EXISTING 2 STOREY HOUSE EXISTING 2 STOREY HOUSE EXISTING 1 STOREY HOUSE EXISTING 2 STOREY HOUSE EXISTING 2 STOREY HOUSE EXISTING 2 STOREY HOUSE EXISTING 2 STOREY HOUSE EXISTING 2 STOREY HOUSE EXISTING 2 STOREY HOUSE EXISTING 1 STOREY BUILDING EXISTING 2 STOREY HOUSE EXISTING 2 STOREY HOUSE EXISTING 2 STOREY HOUSE EXISTING 1 STOREY HOUSE EXISTING 1 STOREY HOUSE EXISTING 2 STOREY HOUSE 4 STOREY ROOF NEW ROAD SETBACK 5.70 m 32.20 m 3.15 m 32.20 m 4.12 m 32.20 m SETBACK 3.28 m 1.49 m 0.99 m SETBACK5.41 m9.10 m9.59 m9.61 m9.61 m 9.59 m 9.10 mSETBACK5.24 m8.95 m17.05 m9.10 mSETBACK5.27 m1.09 m3.00 m3.20 m28.94 m 12.60 m 35.33 m 9.40 m 61.00 m5.93 m11.42 m12.00 m15.80 m3.00 m1.61 m0.80 m1.50 m 4.90 m1.10 m 22.07 m 23.04 m 21.00 m 20.00 m 21.00 m 20.00 m 15.90 m3.00 m1.20 m7 STOREY TERRACE HEIGHT = 23.15m 7 STOREY TERRACE HEIGHT = 23.15m EXTERIOR AMENITY AREA EXTERIOR AMENITY AREA RESIDENTIAL ENTRANCEEXIT EXIT EXIT EXIT RESIDENTIAL ENTRANCE EXIT EXIT EXIT EXIT VEHICLE ENTRANCE PARKING RETAIL ENTRANCE RETAIL ENTRANCE 3 STOREY TOWNHOUSES HEIGHT = 9.45m 3 STOREY TOWNHOUSES HEIGHT = 9.45m FIRE HYRANT FIRE HYDRANT FIRE HYDRANT VEHICLE ENTRANCE LOADING EXIT EXIT VEHICLE DROP-OFF SIAMESE CONNECTION 11.60 m EXIT EXIT EXIT NDrawing Title Client Scale Drawn by Checked by Project No. Date Drawing No. No Issued For Date Plot Date:File Path:1. Copyright of this drawing is reserved by the Architect. The drawing, and all associated documents are instruments of service by the Architect. The drawing, and the information contained therein, may not be reproduced in whole or in part without prior written permission of the Architect. 2. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application the Architect will provide written/graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. 3. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report and discrepancies with the Contract Documents to the Architect before commencing any work. 4. Positions of exposed finishes for mechanical or electrical devised, fitting and fixtures are indicated on architectural drawings. The location shown on the architectural drawing govern over the mechanical and electrical drawings. Those items not clearly located will be located as directed by the Architect. 5. These drawings are not to be used for construction unless noted below as "Issued for Construction". 6. All work is to be carried out in conformance with the Code and Bylaws of the Authorities having jurisdiction. 7. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Project 6 Carlaw Ave Toronto, ON M4M 2R5 1 : 300 10/28/2020 5:21:58 PMY:\06 Temporary Files\_Revit Default Path\Nick\17-17 120 Metcalfe - ARCH_nveenema.rvt17-17 2020-10-16 A1.03 120 Metcalfe St. Aurora, Ontario SITE/ROOF PLAN A1.03Scale: 1 : 300 Site/Roof Plan 1CONTEXT PLAN 1 ISSUED FOR REZONING 2020-10-30 Page 173 of 346 KNOCK OUT PANEL KNOCK OUT PANEL KNOCK OUT PANEL SLOPE UP 15% TO P1 SLOPE UP 7.5% TO P1 48602400 ELEV. LOBBY STORAGE 497.08 m² 5350 ft² STORAGE 24.40 m² 263 ft² STORAGE 89.07 m² 959 ft² MECH. ROOM 5872.67 m² 63213 ft² RES. PARKING LEVEL P2 7000 PHASE 1 RESIDENTIAL PARKING SPACES LEVEL P2 (180 PARKING SPACES+13 MOTORCYCLE) 7000 59003 A5.01 3 A5.01 KNOCK OUT PANELS 3222.05 m² 34682 ft² RES. PARKING LEVEL P2 PHASE 2 RESIDENTIAL PARKING SPACES LEVEL P2 (116 PARKING SPACES+9 MOTORCYCLE) THESE PARKING SPACES WILL BE AVAILABLE ON PHASE 2 70007000 7000700070007000 VEST. VEST. VEST. ELEV. LOBBY ELV. #01 F.F.E. ELV. #02 2 A5.01 2 A5.01 1 A5.01 1 A5.01 PHASE 2PHASE 1PHASE 1 PHASE 2 TYP. 1200 TYP.1600INTAKE AIR SHAFT STORAGE VEST.1185EXHAUST AIR SHAFT TURN-AROUND ARE ON PHASE 1 REPLACE W/ PARKING ON PHASE 2 TURN-AROUND ARE ON PHASE 1 REPLACE W/ PARKING ON PHASE 2 EXHAUST AIR SHAFT ACCESS ISLE REPLACE WITH SEVEN (7) PARKING STALLS ON PHASE 2 SIX (6) TANDEM PARKING SPACES GUARDRAIL INTAKE AIR SHAFT ELV. #04 ELV. #03 STAIR X STAIR Y STAIR Z STAIR V STAIR W 134 R1 3000 3000 086 R1 098 R1 099 R1 106 R1 107 R1 112 R1 111 R1 135 R1 138 R1 139 R1 161 R1 171 R1 183 R1 1884 R1 213 R1 214 R1 232 R1 233 R1 246 R1 247 R1 248 R1 249 R1 250 R1 251 R1 252 R1 253 R1 254 R1 255 R1 256 R1 257 R1 258 R1 262 R1 263 R1 264 R1 270 R1 073 R2 091 R2 097 R2 105 R2 106 R2 116 R2 106 R2 117 R2 126 R2 127 R2 128 R2 129 R2 148 R2 149 R2 150 R2 151 R2 152 R2 154 R2 169 R2 170 R2 180 R2 187 R2 188 R2 189 R2 190 R2 191 R2 153 R23500 3000R 3500R 3500 R 3500R 3 5 0 0R 3500R 3 5 0 0 R 3 5 0 0 R 3 5 0 0R 3 5 0 0 53002700 300 152 R1 153 R1 162 R1 172 R1 155 R2 156 R277035003500 R 3500 35003500710080 R2 090 R2 097 R2 100 R2 184 R2 185 R2 11300 6400 11300 27005 3 0 0 35°900 184088510001000 1000136510309959451080900 900900 900 TYPICAL PARKING SPACE: (SINGLE OR TANDEM) Drive Aisle @ 7m min. Min. Vertical Clearance =2100mm (3.8.2.3. OBC) 1m Side Obstruction Clearance Marker Parking Number Marker BARRIER-FREE PARKING SPACE TYPE A: NOTE A: PROVIDE AN ADDITIONAL 300mm FOR PARKING SPACE WIDTH WHEN OBSTRUCTIONS OCCUR BETWEEN THE FRONT AND REAR 1000mm NOTE A: PROVIDE AN ADDITIONAL 300mm FOR PARKING SPACE WIDTH WHEN OBSTRUCTIONS OCCUR BETWEEN THE FRONT AND REAR 1000mm 12 R 12 C SEE NOTE A3002700SEE NOTE A300SEE NOTE A3003650SEE NOTE A300TYP. AISLE 7000 5300 1000 100010001000 1m Side Obstruction Clearance Marker 5300 Parking Marker Legend R1 Residential Phase 1 R2 Residential Phase 2 V1 Visitor Parking Phase 1 V2 Visitor Parking Phase 2 BARRIER-FREE PARKING SPACE TYPE B: NOTE A: PROVIDE AN ADDITIONAL 300mm FOR PARKING SPACE WIDTH WHEN OBSTRUCTIONS OCCUR BETWEEN THE FRONT AND REAR 1000mm 1m Side Obstruction Clearance MarkerSEE NOTE A3002700SEE NOTE A3001000 1000 5300 12 R/V NOTE : ALL PARKING SPACES AND ACCESS DRIVE AISLES TO COMPLY WITH DIMENSIONAL REQUIREMENTS OF TOWN OF AURORA ZONING BY-LAW 6000-17 TYPICAL PARKING SPACE: (PARALLEL) 1m Side Obstruction Clearance Marker Parking Number Marker NOTE A: PROVIDE AN ADDITIONAL 300mm FOR PARKING SPACE WIDTH WHEN OBSTRUCTIONS OCCUR BETWEEN THE FRONT AND REAR 1000mm 12 R SEE NOTE A3002700SEE NOTE A3001000 1000 6500 1500A MIN. DISTANCE SEPARATION OF 1.5m IS REQUIRED ABUTTING THE ENTIRE LENGTH OF ONE SIDE OF A BARRIER FREE PARKING SPACE A MIN. DISTANCE SEPARATION OF 1.5m IS REQUIRED ABUTTING THE ENTIRE LENGTH OF ONE SIDE OF A BARRIER FREE PARKING SPACE Parking Marker Legend BF/V1 Barrier Free / Visitor Parking Phase 1 BF/V2 Barrier Free / Visitor Parking Phase 2 TH1 Townhouse Parking Space Phase 1 A2.01Scale: 1 : 250 LEVEL P2 1 NDrawing Title Client Scale Drawn by Checked by Project No. Date Drawing No. No Issued For Date Plot Date:File Path:1. Copyright of this drawing is reserved by the Architect. The drawing, and all associated documents are instruments of service by the Architect. The drawing, and the information contained therein, may not be reproduced in whole or in part without prior written permission of the Architect. 2. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application the Architect will provide written/graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. 3. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report and discrepancies with the Contract Documents to the Architect before commencing any work. 4. Positions of exposed finishes for mechanical or electrical devised, fitting and fixtures are indicated on architectural drawings. The location shown on the architectural drawing govern over the mechanical and electrical drawings. Those items not clearly located will be located as directed by the Architect. 5. These drawings are not to be used for construction unless noted below as "Issued for Construction". 6. All work is to be carried out in conformance with the Code and Bylaws of the Authorities having jurisdiction. 7. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Project 6 Carlaw Ave Toronto, ON M4M 2R5 As indicated 10/28/2020 5:08:53 PMY:\06 Temporary Files\_Revit Default Path\Nick\17-17 120 Metcalfe - ARCH_nveenema.rvt17-17 2020-10-16 A2.01 120 Metcalfe St. Aurora, Ontario P2 LEVEL Parking Provided P2 Phase 1 Type Count Motobike 10 Resident - R1 185 Parking Provided P2 Phase 2 Type Count Motobike 6 Resident - R2 119 Lockers Provided P2 - Phase 1 Type Count Lockers 164 Lockers Provided P2 - Phase 2 Type Count Lockers 11 Parking Total P2 Type Count Motobike 16 Resident - R1 185 Resident - R2 119 1 ISSUED FOR REZONING 2020-10-30 Page 174 of 346 KNOCK OUT PANEL KNOCK OUT PANEL KNOCK OUT PANEL 7000 300 SLOPE UP 15% TO L01 SLOPE UP 7.5% TO L01 SLOPE DOWN 7.5% TO P2 SLOPE DOWN 15% TO P2 3 A5.01 3 A5.01 KNOCK OUT PANELS THESE PARKING SPACES WILL BE AVAILABLE ON PHASE 2 PHASE 1 RESIDENTIAL PARKING SPACES LEVEL P1 (52V+85R+18TH PARKING SPACES+9 MOTORCYCLE) PHASE 2 RESIDENTIAL PARKING SPACES LEVEL P2 (72R+39V PARKING SPACES+5 MOTORCYCLE) ELEV. LOBBY STORAGE STORAGE ELV. #03 ELV. #04 ELV. #01 F.F.E. ELV. #02 ELV. #03 VEST. VEST. 93.66 m² 1008 ft² MECH. ROOM 35003500350035003500 350035003500 3500 3500 2 A5.01 2 A5.01 1 A5.01 1 A5.01 PHASE 2PHASE 1PHASE 1 PHASE 2 STORM WATER TANK MECH. ROOM 51605620 WATER SERVICES ROOM 300TURN-AROUND IS ON PHASE 1 REPLACE W/ PARKING ON PHASE 2 TURN-AROUND IS ON PHASE 1 REPLACE W/ PARKING ON PHASE 2 VEST INTAKE AIR SHAFT EXHAUST AIR SHAFT EXHAUST AIR SHAFT FIVE (5) TANDEM PARKING SPACES INTAKE AIR SHAFTA4.021STAIR Y STAIR X STAIR WSTAIR V STAIR Z 001 V1 014 V1 015 V1 026 V1 022 V1 023 BF/V1 027 V1 028 V1 052 V1 034 R2 1750 425 045 V1 046 V1 001 R1 002 R1 006 R1 007 R1 015 R1 025 R1 035 R1 036 R1 037 R1 045 R1 055 R1 056 R1 065 R1 078 R1 080 R1 082 R1 069 R1 070 R1 074 R1 072 R1 076 R1 079 R1 077 R1 075 R1 071 R1 073 R1 083 R1 085 R1 001 R2 019 R2 055 R2 025 R2 033 R2 044 R2 045 R2 054 R2 018 V2 019 V2 020 V2 039 V2 024 V1 024 V1 001 BF-V2 002 V2 003 BF-V2 004 V2 SEVEN (7) MOTOCYCLE SPACES (TYP.)12002750 018 TH1 001 TH1 018 TH1 006 TH1 007 TH1 012 TH1 013 TH1 4600 TWO (2) MOTOCYCLE SPACES (TYP.) PARKING SWING-UP ARM TWO (2) MOTOCYCLE SPACES (TYP.) TH-01TH-02TH-03TH-04TH-06TH-07TH-08TH-09TH-10TH-11TH-12TH-13TH-14TH-15TH-16TH-17TH-18 TH-05 ELEV. LOBBY PARKING SWING-UP ARM 2700 072 R2 017 V2 4700ONE (1) MOTOCYCLE SPACES (TYP.)R 3500R 3500 R 3500R 3 5 0 0 R 3 5 0 0R 3500R 3 5 0 0 035 R2 020 BF/V1 069 R2 070 R2 030 R2 033 R2 035 R2 034 R2 1200 1400 047 V1 010 V2 030 V2 039 V2 010 R1 30030003500R 3500R 6500 020 R2 11300640011300 35°900 770900900900 1000136510809459951030 705184088510001000 1000 1000900 ELEV. MACH. ROOM TYPICAL PARKING SPACE: (SINGLE OR TANDEM) Drive Aisle @ 7m min. Min. Vertical Clearance =2100mm (3.8.2.3. OBC) 1m Side Obstruction Clearance Marker Parking Number Marker BARRIER-FREE PARKING SPACE TYPE A: NOTE A: PROVIDE AN ADDITIONAL 300mm FOR PARKING SPACE WIDTH WHEN OBSTRUCTIONS OCCUR BETWEEN THE FRONT AND REAR 1000mm NOTE A: PROVIDE AN ADDITIONAL 300mm FOR PARKING SPACE WIDTH WHEN OBSTRUCTIONS OCCUR BETWEEN THE FRONT AND REAR 1000mm 12 R 12 C SEE NOTE A3002700SEE NOTE A300SEE NOTE A3003650SEE NOTE A300TYP. AISLE 7000 5300 1000 100010001000 1m Side Obstruction Clearance Marker 5300 Parking Marker Legend R1 Residential Phase 1 R2 Residential Phase 2 V1 Visitor Parking Phase 1 V2 Visitor Parking Phase 2 BARRIER-FREE PARKING SPACE TYPE B: NOTE A: PROVIDE AN ADDITIONAL 300mm FOR PARKING SPACE WIDTH WHEN OBSTRUCTIONS OCCUR BETWEEN THE FRONT AND REAR 1000mm 1m Side Obstruction Clearance MarkerSEE NOTE A3002700SEE NOTE A3001000 1000 5300 12 R/V NOTE : ALL PARKING SPACES AND ACCESS DRIVE AISLES TO COMPLY WITH DIMENSIONAL REQUIREMENTS OF TOWN OF AURORA ZONING BY-LAW 6000-17 TYPICAL PARKING SPACE: (PARALLEL) 1m Side Obstruction Clearance Marker Parking Number Marker NOTE A: PROVIDE AN ADDITIONAL 300mm FOR PARKING SPACE WIDTH WHEN OBSTRUCTIONS OCCUR BETWEEN THE FRONT AND REAR 1000mm 12 R SEE NOTE A3002700SEE NOTE A3001000 1000 6500 1500A MIN. DISTANCE SEPARATION OF 1.5m IS REQUIRED ABUTTING THE ENTIRE LENGTH OF ONE SIDE OF A BARRIER FREE PARKING SPACE A MIN. DISTANCE SEPARATION OF 1.5m IS REQUIRED ABUTTING THE ENTIRE LENGTH OF ONE SIDE OF A BARRIER FREE PARKING SPACE Parking Marker Legend BF/V1 Barrier Free / Visitor Parking Phase 1 BF/V2 Barrier Free / Visitor Parking Phase 2 TH1 Townhouse Parking Space Phase 1 NDrawing Title Client Scale Drawn by Checked by Project No. Date Drawing No. No Issued For Date Plot Date:File Path:1. Copyright of this drawing is reserved by the Architect. The drawing, and all associated documents are instruments of service by the Architect. The drawing, and the information contained therein, may not be reproduced in whole or in part without prior written permission of the Architect. 2. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application the Architect will provide written/graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. 3. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report and discrepancies with the Contract Documents to the Architect before commencing any work. 4. Positions of exposed finishes for mechanical or electrical devised, fitting and fixtures are indicated on architectural drawings. The location shown on the architectural drawing govern over the mechanical and electrical drawings. Those items not clearly located will be located as directed by the Architect. 5. These drawings are not to be used for construction unless noted below as "Issued for Construction". 6. All work is to be carried out in conformance with the Code and Bylaws of the Authorities having jurisdiction. 7. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Project 6 Carlaw Ave Toronto, ON M4M 2R5 As indicated 10/28/2020 5:09:01 PMY:\06 Temporary Files\_Revit Default Path\Nick\17-17 120 Metcalfe - ARCH_nveenema.rvt17-17 2020-10-16 A2.02 120 Metcalfe St. Aurora, Ontario P1 LEVEL A2.02Scale: 1 : 250 LEVEL P1 1 Parking Provided P1 Phase 1 Type Count Motobike 9 Resident - R1 85 Resident -TH1 18 Visitor - V1 49 Visitor, B/F Type A - V1 2 Visitor, B/F Type B - V1 1 Parking Provided P1 Phase 2 Type Count Motobike 5 Resident - R2 72 Visitor - V2 37 Visitor, B/F Type B - V2 2 Lockers Provided P1 - Phase 1 Type Count Lockers 11 Lockers Provided P1 - Phase 2 Type Count Lockers 11 Parking Total P1 Type Count Motobike 14 Resident - R1 85 Resident - R2 72 Resident -TH1 18 Visitor - V1 49 Visitor - V2 37 Visitor, B/F Type A - V1 2 Visitor, B/F Type B - V1 1 Visitor, B/F Type B - V2 2 1 ISSUED FOR REZONING 2020-10-30 Page 175 of 346 COALC ARTRAIN ENGINEWITH DRIVERWHEELTAN KERCAR W ITH56" TUNNELC ABOOS EW ITHOPTIGEARPANELCALLIOPEC ARCUSTOM AND RING A BELL WITHCHIMES FH FH MH MHMH MH FH h ttps://w ww.youtub e.com /wa tch?v=ZPH rvPQ 16bw Fire Truck AuroraCustom(c) 2 02 0 Tra ns oft S o lu t io n s, I n c . A l l r i gh t s re se r ve d .Garbage AuroraCustom(c) 2 02 0 T ra ns o ft S o lu t io n s, I n c. A l l r i gh t s re s er ve d .Fire Truck AuroraCustom(c) 2020 Transoft Solutions, Inc. All rights reserved.Fire Truck AuroraCustom(c) 2020 Transoft Solutions, Inc. All rights reserved.Fire Truck AuroraCustom(c) 2020 Transoft Solutions, Inc. All rights reserved.Fire Truck AuroraCustom(c) 2020 Transoft Solutions, Inc. All rights reserved.MSUTAC-2017 (CA)(c) 2020 Transoft Solutions, Inc. All rights reserved.MSUTAC-2017 (CA)(c) 2020 Tra nsoft Solutions, Inc. All rights reserved.MSUTAC-2017 (CA)MSUTAC-2017 (CA)(c) 2020 Transoft Solutions, Inc. All rights reserved.TAC-2017 (CA)Garbage AuroraCustom(c) 2 0 2 0 T r a n s o f t S o l u t i o n s , I n c . A l l r i g h t s r e s e r v e d .CustomGarbage Aurora Custom Garbage AuroraCustom(c) 2020 Transoft Solutions, Inc. All rights reserved.Garbage AuroraCustom(c) 2020 Transoft Solutions, Inc. All rights reserved.Garbage AuroraCustom(c) 2020 Transoft Solutions, Inc. All rights reserved.Garbage AuroraCustom(c) 2020 Transoft Solutions, Inc. All rights reserved.Garbage AuroraCustomGarbage AuroraCustom72002200 12200 2700 5490 12000 800 6500 10000 3.201.10 5.60 3 A5.01 3 A5.01 36.43 m² 392 ft² MEP / Stor 41.01 m² 441 ft² LOCKER R. 54.40 m² 586 ft² 1BR12154.40 m² 586 ft² 1BR12254.40 m² 586 ft² 1BR12350.37 m² 542 ft² 1BR12446.08 m² 496 ft² 1BR12550.37 m² 542 ft² 1BR12654.39 m² 585 ft² 1BR12754.40 m² 586 ft² 1BR12854.15 m² 583 ft² 1BR12972.62 m² 782 ft² 2BR130 57.82 m² 622 ft² D-3BR131 57.85 m² 623 ft² D-2BR+D132 83.72 m² 901 ft² D-3BR133 53.87 m² 580 ft² D-2BR+D134 57.60 m² 620 ft² D-2BR+D135 57.60 m² 620 ft² D-3BR136 50.34 m² 542 ft² D-2BR+D137 55.30 m² 595 ft² D-2BR+D138 70.04 m² 754 ft² D-2BR+D139 46.72 m² 503 ft² D-2BR+D140 69.87 m² 752 ft² D-2BR+D141 75.03 m² 808 ft² D-2BR+D142 69.89 m² 752 ft² D-2BR+D143 75.39 m² 812 ft² D-3BR144 55.49 m² 597 ft² D-2BR+D145 56.00 m² 603 ft² D-3BR146 67.26 m² 724 ft² D-2BR+D147 171.74 m² 1849 ft² Amenity47.63 m²513 ft²3BR+DTH-1843.25 m²466 ft²3BR+DTH-1643.24 m²465 ft²3BR+DTH-1743.25 m²466 ft²3BR+DTH-1543.25 m²466 ft²3BR+DTH-1447.63 m²513 ft²3BR+DTH-1347.65 m²513 ft²3BR+DTH-1243.25 m²466 ft²3BR+DTH-1043.25 m²466 ft²3BR+DTH-1143.25 m²466 ft²3BR+DTH-0943.25 m²466 ft²3BR+DTH-0847.65 m²513 ft²3BR+DTH-0747.65 m²513 ft²3BR+DTH-0643.25 m²466 ft²3BR+DTH-0443.25 m²466 ft²3BR+DTH-0543.25 m²466 ft²3BR+DTH-0343.25 m²466 ft²3BR+DTH-0247.65 m²513 ft²3BR+DTH-0192.43 m² 995 ft² D-3BR+D103 88.08 m² 948 ft² D-2BR+D101 62.87 m² 677 ft² D-2BR+D102 51.54 m² 555 ft² 1BR104 66.00 m² 710 ft² 2BR106 66.00 m² 710 ft² 2BR108 61.52 m² 662 ft² 2BR110 57.89 m² 623 ft² 2BR11161.78 m² 665 ft² 2BR109 66.00 m² 710 ft² 2BR10766.00 m² 710 ft² 2BR105 147.44 m² 1587 ft² Garbage Room 381.05 m² 4102 ft² RETAIL 48.35 m² 520 ft² 1BR119 64.96 m² 699 ft² 1BR+D117 64.96 m² 699 ft² 1BR+D115 64.96 m² 699 ft² 1BR+D113 64.96 m² 699 ft² 1BR+D118 64.96 m² 699 ft² 1BR+D116 64.96 m² 699 ft² 1BR+D114 65.90 m² 709 ft² 1BR+D112 20.94 m² 225 ft² MOVING RAMP 15% SLOPE DN TO P1 TRANSITION RAMP 7.5% SLOPE DN TO P1 LOADING AREA RESIDENTIAL LOBBY ENTRY 70002 A5.01 2 A5.01 1 A5.01 1 A5.01 9650 PHASE 2PHASE 1PHASE 1 PHASE 2 PLAYGROUND STAGING AREA 129.48 m² 1394 ft² BIKE STORAGE MOVING ROOM CORRIDOR 47.81 m² 515 ft² STUDIO120 ELV. #02 ELV. #01 F.F.E. ELV. #03 ELV. #04 CURBCUT CURBCUT CURBCUT CURBCUT A4.021A4.03 2 A4.043A4.044A4.045A4.046STAIR E 89.63 m² 965 ft² LOCKER R. BF W/C MAIL ROOM PARCEL ROOM STORAGE CACF STAIR Y STAIR X STAIR C STAIR B STAIR D STAIR Z STAIR A EXIT STAIR FROM P1EXIT STAIR FROM P1 LOADING SPACE 9.0 mX 3.5m MIN. 4.0m VERTICAL CLEARANCE730016005280FIRE HYRANT FIRE HYDRANT FIRE HYDRANT 1 0 5 6 5 SIAMESE CONNECTION 27560DOG WASH BIKE REPAIR 18200 4600 RESIDENTIAL BIKE STORAGE (130 BIKE) PRIVAE BACK PATIOS PRIVAE BACK PATIOS PRIVAE BACK PATIOS 32200 3150 32200 4120 32200 INTAKE AIR SHAFT 5635 PLAYGROUND NEW ROAD EXHAUST AIR GRATE 910519040 1692034509575 2220025975 1000 LANDSCAPE COURTYARD9600 10600_2500 19801000 130015002610351016003110VEHICLE DROP-OFF INTAKE AIR SHAFT TRI-SORTER ENTRY COURT 7890 69905200 13000 2700VEST. VEST.21115497513.89 m² 150 ft² BULKY WASTE ROOM240018352765163518601020010900 9650 1480017700160020005000240015940 976010100 57056635POTENTIAL PATIO SEATING 800 1200OVERHEAD DOOR OVERHEAD DOOR 6000800 4300 EXHAUST AIR SHAFT DASHED LINES DENOTE LEVEL 2 ABOVEBIKE RINGS (6 BIKES) BIKE RINGS (2 BIKES) BIKE RINGS (6 BIKES) DESIGN VEHICLES - TOWN OF AURORA / YORK REGION TYPICAL BICYCLE PARKING RACK NDrawing Title Client Scale Drawn by Checked by Project No. Date Drawing No. No Issued For Date Plot Date:File Path:1. Copyright of this drawing is reserved by the Architect. The drawing, and all associated documents are instruments of service by the Architect. The drawing, and the information contained therein, may not be reproduced in whole or in part without prior written permission of the Architect. 2. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application the Architect will provide written/graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. 3. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report and discrepancies with the Contract Documents to the Architect before commencing any work. 4. Positions of exposed finishes for mechanical or electrical devised, fitting and fixtures are indicated on architectural drawings. The location shown on the architectural drawing govern over the mechanical and electrical drawings. Those items not clearly located will be located as directed by the Architect. 5. These drawings are not to be used for construction unless noted below as "Issued for Construction". 6. All work is to be carried out in conformance with the Code and Bylaws of the Authorities having jurisdiction. 7. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Project 6 Carlaw Ave Toronto, ON M4M 2R5 As indicated 10/28/2020 5:09:10 PMY:\06 Temporary Files\_Revit Default Path\Nick\17-17 120 Metcalfe - ARCH_nveenema.rvt17-17 2020-10-16 A2.03 120 Metcalfe St. Aurora, Ontario GROUND FLOOR PLAN A2.03Scale: 1 : 250 GROUND FLOOR LEVEL 1 FIRE TRUCK - AURORA WIDTH 2200 mm TRACK 2400 mm LOCK TO LOCK TIME 6.0 STEERING ANGLE 37.0 GARBAGE TRUCK - AURORA WIDTH 2500 mm TRACK 2390 mm LOCK TO LOCK TIME 6.0 STEERING ANGLE 41.8 MSU WIDTH 2600 mm TRACK 2600 mm LOCK TO LOCK TIME 6.0 STEERING ANGLE 40.2 PASSENGER WIDTH 2000 mm TRACK 2000 mm LOCK TO LOCK TIME 6.0 STEERING ANGLE 35.9 1 ISSUED FOR REZONING 2020-10-30 Page 176 of 346 3 A5.01 3 A5.01 59.20 m² 637 ft² 1BR+D22059.20 m² 637 ft² 1BR+D22159.05 m² 636 ft² 1BR+D22255.32 m² 595 ft² 1BR+D22346.08 m² 496 ft² 1BR22455.32 m² 595 ft² 1BR+D22559.05 m² 636 ft² 1BR+D22659.20 m² 637 ft² 1BR+D22758.90 m² 634 ft² 1BR+D228 91.55 m² 985 ft² 2BR229 81.80 m² 880 ft² D-3BR131 68.14 m² 733 ft² D-2BR+D132 68.80 m² 741 ft² D-3BR133 57.89 m² 623 ft² D-2BR+D134 57.00 m² 614 ft² D-2BR+D135 57.40 m² 618 ft² D-3BR136 62.45 m² 672 ft² D-2BR+D137 93.25 m² 1004 ft² D-2BR+D138 70.04 m² 754 ft² D-2BR+D139 46.72 m² 503 ft² D-2BR+D140 69.86 m² 752 ft² D-2BR+D141 97.37 m² 1048 ft² D-2BR+D142 73.46 m² 791 ft² D-3BR144 65.83 m² 709 ft² D-3BR146 79.65 m² 857 ft² D-2BR+D145 71.36 m² 768 ft² D-2BR+D147 98.17 m² 1057 ft² 2BR+D230 89.38 m² 962 ft² D-2BR+D101 95.05 m² 1023 ft² D-2BR+D102 93.10 m² 1002 ft² D-3BR+D103 120.05 m² 1292 ft² STORAGE 233.54 m² 2514 ft² Office / Res. Storage47.71 m²514 ft²3BR+DTH-1843.31 m²466 ft²3BR+DTH-1643.31 m²466 ft²3BR+DTH-1743.31 m²466 ft²3BR+DTH-1543.31 m²466 ft²3BR+DTH-1447.71 m²514 ft²3BR+DTH-1347.71 m²514 ft²3BR+DTH-1243.31 m²466 ft²3BR+DTH-1043.31 m²466 ft²3BR+DTH-1143.31 m²466 ft²3BR+DTH-0943.31 m²466 ft²3BR+DTH-0847.71 m²514 ft²3BR+DTH-0747.71 m²514 ft²3BR+DTH-0643.31 m²466 ft²3BR+DTH-0443.31 m²466 ft²3BR+DTH-0543.31 m²466 ft²3BR+DTH-0343.31 m²466 ft²3BR+DTH-0247.71 m²514 ft²3BR+DTH-0162.24 m² 670 ft² 1BR+D201 66.60 m² 717 ft² 2BR202 66.60 m² 717 ft² 2BR203 66.60 m² 717 ft² 2BR204 66.60 m² 717 ft² 2BR205 74.08 m² 797 ft² 2BR206 61.26 m² 659 ft² 2BR207 65.38 m² 704 ft² 2BR208 78.59 m² 846 ft² 2BR20964.96 m² 699 ft² 1BR+D21064.96 m² 699 ft² 1BR+D21164.96 m² 699 ft² 1BR+D21264.96 m² 699 ft² 1BR+D21364.96 m² 699 ft² 1BR+D21464.96 m² 699 ft² 1BR+D21553.49 m² 576 ft² 1BR21646.86 m² 504 ft² 1BR217 82.77 m² 891 ft² 2BR+D231 92.48 m² 995 ft² 2BR+D232 78.62 m² 846 ft² LOCKER R. 30.89 m² 333 ft² STORAGE 21.43 m² 231 ft² MECH. ROOM 42.95 m² 462 ft² STUDIO219 57.60 m² 620 ft² 1BR218 LOADING OPEN TO BELOW BAL.BAL.BAL.BAL.BAL.BAL.BAL.BAL. 2 A5.01 2 A5.01 1 A5.01 1 A5.01 PHASE 2PHASE 1PHASE 1 PHASE 2 39.01 m² 420 ft² STORAGE PRIVATE TERRACES A4.021A4.03 2 A4.043A4.044A4.045A4.046A4.042A4.04185.07 m² 916 ft² D-2BR+D ELV. #03 ELV. #04 ELV. #01 F.F.E. ELV. #02 STAIR D STAIR E STAIR Y STAIR A STAIR B STAIR C RETAIL OPEN TO BELOW 25975 19040 9575 13100 18325 6068010970 59501722537203450200096001060010009105 6565 32200 3150 32200 4120 32200 2955 5005953010605575924510970800 3500 800 1200CANOPIES BELOW 8004905267510851570423044101980 1000 16920CANOPIES BELOW STAIR "X" CORRIDOR GARB. CHUTE ROOM 183.59 m² 1976 ft² RETAIL MEZZ. DASHED LINES DENOTE LEVEL 3 ABOVE DASHED LINES DENOTE LEVEL 3 ABOVE DASHED LINES DENOTE LEVEL 3 ABOVE NDrawing Title Client Scale Drawn by Checked by Project No. Date Drawing No. No Issued For Date Plot Date:File Path:1. Copyright of this drawing is reserved by the Architect. The drawing, and all associated documents are instruments of service by the Architect. The drawing, and the information contained therein, may not be reproduced in whole or in part without prior written permission of the Architect. 2. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application the Architect will provide written/graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. 3. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report and discrepancies with the Contract Documents to the Architect before commencing any work. 4. Positions of exposed finishes for mechanical or electrical devised, fitting and fixtures are indicated on architectural drawings. The location shown on the architectural drawing govern over the mechanical and electrical drawings. Those items not clearly located will be located as directed by the Architect. 5. These drawings are not to be used for construction unless noted below as "Issued for Construction". 6. All work is to be carried out in conformance with the Code and Bylaws of the Authorities having jurisdiction. 7. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Project 6 Carlaw Ave Toronto, ON M4M 2R5 1 : 250 10/28/2020 5:09:19 PMY:\06 Temporary Files\_Revit Default Path\Nick\17-17 120 Metcalfe - ARCH_nveenema.rvt17-17 2020-10-16 A2.04 120 Metcalfe St. Aurora, Ontario L02 A2.04Scale: 1 : 250 LEVEL 02 1 1 ISSUED FOR REZONING 2020-10-30 Page 177 of 346 3 A5.01 3 A5.01 83.58 m² 900 ft² 2BR346 91.73 m² 987 ft² 2BR+D345 105.40 m² 1135 ft² 3BR344 66.43 m² 715 ft² 1BR+D343 61.36 m² 661 ft² 1BR+D342 60.32 m² 649 ft² 1BR+D341 60.81 m² 655 ft² 1BR+D340 54.03 m² 582 ft² 1BR339 60.05 m² 646 ft² 1BR+D338 58.65 m² 631 ft² 1BR+D337 53.59 m² 577 ft² 1BR+D336 56.78 m² 611 ft² 1BR+D335 56.46 m² 608 ft² 1BR+D350 73.50 m² 791 ft² 2BR351 63.03 m² 678 ft² 2BR352 65.01 m² 700 ft² 2BR354 65.55 m² 706 ft² 1BR+D355 56.70 m² 610 ft² 1BR+D357 60.37 m² 650 ft² 2BR360 59.00 m² 635 ft² 1BR+D362 76.56 m² 824 ft² 2BR363 54.58 m² 587 ft² 1BR+D36450.24 m² 541 ft² 1BR+D353 56.70 m² 610 ft² 1BR+D356 62.20 m² 669 ft² 2BR358 37.86 m² 408 ft² STUDIO359 50.65 m² 545 ft² 1BR+D36181.01 m² 872 ft² 2BR+D349 58.47 m² 629 ft² 2BR348 91.23 m² 982 ft² 2BR+D347 30.88 m² 332 ft² LOCKER R. 39.44 m² 425 ft² MEP / Stor TERRACETERRACE BALCONYBALCONY BALCONY BALCONY BALC BALCONY BALCONY BALCBALCBALCBALCBALC35.68 m²384 ft²3BR+DTH-1832.32 m²348 ft²3BR+DTH-1632.32 m²348 ft²3BR+DTH-1732.32 m²348 ft²3BR+DTH-1532.32 m²348 ft²3BR+DTH-1435.68 m²384 ft²3BR+DTH-1335.68 m²384 ft²3BR+DTH-1232.32 m²348 ft²3BR+DTH-1032.32 m²348 ft²3BR+DTH-1132.32 m²348 ft²3BR+DTH-0932.32 m²348 ft²3BR+DTH-0835.68 m²384 ft²3BR+DTH-0735.68 m²384 ft²3BR+DTH-0632.32 m²348 ft²3BR+DTH-0432.32 m²348 ft²3BR+DTH-0532.32 m²348 ft²3BR+DTH-0332.32 m²348 ft²3BR+DTH-0235.68 m²384 ft²3BR+DTH-0157.11 m² 615 ft² 2BR365 80.18 m² 863 ft² 2BR+D301 67.33 m² 725 ft² 2BR302 68.28 m² 735 ft² 2BR303 61.12 m² 658 ft² 1BR+D304 92.81 m² 999 ft² 2BR+D305 96.26 m² 1036 ft² 2BR+D306 51.87 m² 558 ft² 1BR307 55.94 m² 602 ft² 1BR+D308 69.80 m² 751 ft² 2BR309 67.97 m² 732 ft² 2BR310 74.59 m² 803 ft² 2BR+D311 75.91 m² 817 ft² 2BR+D312 63.78 m² 687 ft² 1BR+D313 62.08 m² 668 ft² 1BR+D314 69.84 m² 752 ft² 1BR+D315 42.36 m² 456 ft² STUDIO316 62.38 m² 671 ft² 2BR317 57.27 m² 616 ft² 2BR366 47.53 m² 512 ft² LOCKER R. 32.05 m² 345 ft² STORAGE 58.60 m² 631 ft² 1BR+D318 85.56 m² 921 ft² 3BR319 55.51 m² 598 ft² 1BR+D320 58.65 m² 631 ft² 1BR+D321 61.09 m² 658 ft² 1BR+D322 59.37 m² 639 ft² 1BR+D323 100.39 m² 1081 ft² 3BR32468.52 m² 737 ft² 1BR+D32563.72 m² 686 ft² 1BR+D32660.16 m² 648 ft² 1BR+D32760.16 m² 648 ft² 1BR+D32860.16 m² 648 ft² 1BR+D32965.62 m² 706 ft² 1BR+D33066.68 m² 718 ft² 1BR+D33160.55 m² 652 ft² 1BR+D332 62.23 m² 670 ft² 1BR+D334 53.75 m² 579 ft² 1BR+D333 PRIVATE TERRACESL03 PRIVATE TERRACES BALCONY BALCONY BALCONY BALCONY BAL.BAL.BAL.BAL.BAL.PRIVATE TERRACEBALCONY ELV. #01 F.F.E. ELV. #02 MEP 2 A5.01 2 A5.01 1 A5.01 1 A5.01 PHASE 2PHASE 1PHASE 1 PHASE 2 4600 A4.021A4.03 2 A4.043A4.044A4.045A4.046A4.042A4.041ELV. #04 ELV. #03 STAIR D STAIR E STAIR Y STAIR A STAIR B 22100 32485 11520 19970 21010 20020 16585 69701763585651060121453220395060020085149010005895 18106565 32200 3150 32200 4115 32200 2955 94609490533094503317019801000 1200800 3555 800 GARB. CHUTE ROOM TERRACE LVL 2 285.46 m² 3073 ft² GREEN ROOF 46.06 m² 496 ft² GREEN ROOF 3640NDrawing Title Client Scale Drawn by Checked by Project No. Date Drawing No. No Issued For Date Plot Date:File Path:1. Copyright of this drawing is reserved by the Architect. The drawing, and all associated documents are instruments of service by the Architect. The drawing, and the information contained therein, may not be reproduced in whole or in part without prior written permission of the Architect. 2. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application the Architect will provide written/graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. 3. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report and discrepancies with the Contract Documents to the Architect before commencing any work. 4. Positions of exposed finishes for mechanical or electrical devised, fitting and fixtures are indicated on architectural drawings. The location shown on the architectural drawing govern over the mechanical and electrical drawings. Those items not clearly located will be located as directed by the Architect. 5. These drawings are not to be used for construction unless noted below as "Issued for Construction". 6. All work is to be carried out in conformance with the Code and Bylaws of the Authorities having jurisdiction. 7. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Project 6 Carlaw Ave Toronto, ON M4M 2R5 1 : 250 10/28/2020 5:09:26 PMY:\06 Temporary Files\_Revit Default Path\Nick\17-17 120 Metcalfe - ARCH_nveenema.rvt17-17 2020-10-16 A2.05 120 Metcalfe St. Aurora, Ontario L03 A2.05Scale: 1 : 250 LEVEL 03 1 1 ISSUED FOR REZONING 2020-10-30 Page 178 of 346 BALCBALCONY BALCONY 3 A5.01 3 A5.01 83.43 m² 898 ft² 2BR446 91.73 m² 987 ft² 2BR+D445 105.40 m² 1135 ft² 3BR444 66.43 m² 715 ft² 1BR+D443 61.36 m² 661 ft² 1BR+D442 60.32 m² 649 ft² 1BR+D441 60.81 m² 655 ft² 1BR+D440 54.03 m² 582 ft² 1BR439 60.05 m² 646 ft² 1BR+D438 58.81 m² 633 ft² 1BR+D437 56.44 m² 608 ft² 1BR+D436 56.63 m² 610 ft² 1BR+D435 56.46 m² 608 ft² 1BR+D450 72.50 m² 780 ft² 2BR451 63.44 m² 683 ft² 2BR452 65.01 m² 700 ft² 2BR454 65.55 m² 706 ft² 1BR+D455 56.70 m² 610 ft² 1BR+D457 60.37 m² 650 ft² 2BR460 59.00 m² 635 ft² 1BR+D462 76.50 m² 823 ft² 2BR463 54.90 m² 591 ft² 1BR+D46450.24 m² 541 ft² 1BR+D453 56.70 m² 610 ft² 1BR+D456 62.20 m² 669 ft² 2BR458 37.86 m² 408 ft² STUDIO459 50.62 m² 545 ft² 1BR+D461 81.01 m² 872 ft² 2BR+D449 58.47 m² 629 ft² 2BR448 91.21 m² 982 ft² 2BR+D447 31.47 m² 339 ft² LOCKER R. 39.61 m² 426 ft² STORAGE BALCONY BALCONY BALCONY BALC BALCONY BALCONY BALCBALCBALCBALCBALC80.26 m² 864 ft² 2BR+D401 67.33 m² 725 ft² 2BR402 68.28 m² 735 ft² 2BR403 61.22 m² 659 ft² 1BR+D404 92.70 m² 998 ft² 2BR+D405 96.26 m² 1036 ft² 2BR+D406 55.93 m² 602 ft² 1BR+D408 69.80 m² 751 ft² 2BR409 67.96 m² 732 ft² 2BR410 74.59 m² 803 ft² 2BR+D411 75.91 m² 817 ft² 2BR+D412 63.88 m² 688 ft² 1BR+D413 61.98 m² 667 ft² 1BR+D414 69.94 m² 753 ft² 1BR+D415 42.23 m² 455 ft² STUDIO416 63.13 m² 679 ft² 2BR417 57.57 m² 620 ft² 2BR466 47.53 m² 512 ft² LOCKER R. 32.05 m² 345 ft² STORAGE 55.71 m² 600 ft² 1BR+D420 58.57 m² 630 ft² 1BR+D421 61.18 m² 658 ft² 1BR+D422 59.36 m² 639 ft² 1BR+D423 100.32 m² 1080 ft² 3BR42467.48 m² 726 ft² 1BR+D42563.88 m² 688 ft² 1BR+D42660.16 m² 648 ft² 1BR+D42760.16 m² 648 ft² 1BR+D42860.16 m² 648 ft² 1BR+D42965.47 m² 705 ft² 1BR+D43066.98 m² 721 ft² 1BR+D43161.49 m² 662 ft² 1BR+D432 62.23 m² 670 ft² 1BR+D434 53.75 m² 579 ft² 1BR+D433 58.60 m² 631 ft² 1BR+D418 84.92 m² 914 ft² 3BR419 BALCBALCBALCBALC57.47 m² 619 ft² 2BR465 51.87 m² 558 ft² 1BR407 BALCONY BALCONY BALCONY BALCONY BALCONY ELV. #02 ELV. #01 F.F.E. MEP 2 A5.01 2 A5.01 1 A5.01 1 A5.01 PHASE 2PHASE 1PHASE 1 PHASE 2 A4.021A4.03 2 A4.043A4.044A4.045A4.046A4.042A4.041ELV. #03 ELV. #04 STAIR D STAIR E STAIR Y STAIR A STAIR B 45100 9485 11520 19970 21010 20020 165851060 121453220395060021600697026150GARB. CHUTE ROOM TERRACE LVL 25045949010606565322003150 32200 4115 32200 2955 5330949094603800 4300 800LEVEL 3 GREEN ROOF TERRACE LVL 3TERRACE LVL 3TERRACE LVL 31000 5890181510001980 1200800945033170TERRACE LVL 3TOWNHOUSE ROOFTOWNHOUSE ROOF TOWNHOUSE ROOF NDrawing Title Client Scale Drawn by Checked by Project No. Date Drawing No. No Issued For Date Plot Date:File Path:1. Copyright of this drawing is reserved by the Architect. The drawing, and all associated documents are instruments of service by the Architect. The drawing, and the information contained therein, may not be reproduced in whole or in part without prior written permission of the Architect. 2. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application the Architect will provide written/graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. 3. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report and discrepancies with the Contract Documents to the Architect before commencing any work. 4. Positions of exposed finishes for mechanical or electrical devised, fitting and fixtures are indicated on architectural drawings. The location shown on the architectural drawing govern over the mechanical and electrical drawings. Those items not clearly located will be located as directed by the Architect. 5. These drawings are not to be used for construction unless noted below as "Issued for Construction". 6. All work is to be carried out in conformance with the Code and Bylaws of the Authorities having jurisdiction. 7. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Project 6 Carlaw Ave Toronto, ON M4M 2R5 1 : 250 10/28/2020 5:09:34 PMY:\06 Temporary Files\_Revit Default Path\Nick\17-17 120 Metcalfe - ARCH_nveenema.rvt17-17 2020-10-16 A2.06 120 Metcalfe St. Aurora, Ontario L04 A2.06Scale: 1 : 250 LEVEL 04 1 1 ISSUED FOR REZONING 2020-10-30 Page 179 of 346 57.57 m² 620 ft² 2BR556 80.26 m² 864 ft² 2BR+D501 67.33 m² 725 ft² 2BR502 68.28 m² 735 ft² 2BR503 108.98 m² 1173 ft² 2BR+D504 90.89 m² 978 ft² 2BR+D505 78.76 m² 848 ft² 2BR+D506 70.15 m² 755 ft² 2BR507 68.18 m² 734 ft² 2BR508 47.53 m² 512 ft² LOCKER R. 74.59 m² 803 ft² 2BR+D509 75.92 m² 817 ft² 2BR+D510 61.44 m² 661 ft² 2BR52261.44 m² 661 ft² 2BR52373.57 m² 792 ft² 2BR52461.53 m² 662 ft² 2BR52553.75 m² 579 ft² 1BR+D526 62.23 m² 670 ft² 1BR+D527 71.27 m² 767 ft² 2BR521 32.05 m² 345 ft² STORAGE 62.52 m² 673 ft² 1BR+D511 95.06 m² 1023 ft² 2BR+D512 77.68 m² 836 ft² 2BR+D514 38.46 m² 414 ft² STUDIO51653.49 m² 576 ft² 1BR513 55.30 m² 595 ft² 1BR+D518 57.76 m² 622 ft² 1BR+D519 113.64 m² 1223 ft² 3BR520 BALCONYBALCONY BALCONY BALCONY TERRACE TERRACE TERRACE 3 A5.01 3 A5.01 88.10 m² 948 ft² 3BR540 91.72 m² 987 ft² 2BR+D538 105.40 m² 1134 ft² 3BR537 66.43 m² 715 ft² 1BR+D536 61.36 m² 661 ft² 1BR+D535 60.32 m² 649 ft² 1BR+D534 60.81 m² 655 ft² 1BR+D533 54.03 m² 582 ft² 1BR532 60.07 m² 647 ft² 1BR+D531 58.65 m² 631 ft² 1BR+D530 53.59 m² 577 ft² 1BR+D529 56.78 m² 611 ft² 1BR+D528 56.46 m² 608 ft² 1BR+D542 72.64 m² 782 ft² 2BR543 63.76 m² 686 ft² 2BR544 65.33 m² 703 ft² 2BR546 65.60 m² 706 ft² 1BR+D547 83.46 m² 898 ft² 2BR+D549 66.57 m² 717 ft² 2BR+D550 59.00 m² 635 ft² 1BR+D552 74.98 m² 807 ft² 2BR553 54.91 m² 591 ft² 1BR+D55450.56 m² 544 ft² 1BR+D545 78.41 m² 844 ft² 3BR541 70.38 m² 758 ft² 1BR+D539 62.56 m² 673 ft² 1BR+D548 51.84 m² 558 ft² 1BR+D551 39.61 m² 426 ft² MEP / Stor 31.47 m² 339 ft² MEP / Stor TERRACE TERRACE BALCONY BALCONY 57.47 m² 619 ft² 2BR555 BALCONY52.84 m² 569 ft² 1BR+D517 63.79 m² 687 ft² 2BR515 ELV. #02 ELV. #01 F.F.E. MEP 2 A5.01 2 A5.01 1 A5.01 1 A5.01 PHASE 2PHASE 1PHASE 1 PHASE 2 1300 TERRACE A4.021A4.03 2 A4.043A4.044A4.045A4.046A4.042A4.041ELV. #04 ELV. #03 STAIR D STAIR E STAIR Y STAIR A STAIR B 1500 30003800500 21880 23000 21000 20000 21000 20000 16275 106007800 800 3450672022650726027195GARB. CHUTE ROOM BALC. LVL 4BALC. LVL 4 BALC. LVL 4 BALC. LVL 4BALC. LVL 4 2748029960BALC. LVL 4BALC. LVL 4 BALC. LVL 4BALC. LVL 4TERRACE LVL 2 LEVEL 3 GREEN ROOF TERRACE LVL 3TERRACE LVL 3TERRACE LVL 33500 800TERRACE LVL 31000 1980100010905 NDrawing Title Client Scale Drawn by Checked by Project No. Date Drawing No. No Issued For Date Plot Date:File Path:1. Copyright of this drawing is reserved by the Architect. The drawing, and all associated documents are instruments of service by the Architect. The drawing, and the information contained therein, may not be reproduced in whole or in part without prior written permission of the Architect. 2. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application the Architect will provide written/graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. 3. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report and discrepancies with the Contract Documents to the Architect before commencing any work. 4. Positions of exposed finishes for mechanical or electrical devised, fitting and fixtures are indicated on architectural drawings. The location shown on the architectural drawing govern over the mechanical and electrical drawings. Those items not clearly located will be located as directed by the Architect. 5. These drawings are not to be used for construction unless noted below as "Issued for Construction". 6. All work is to be carried out in conformance with the Code and Bylaws of the Authorities having jurisdiction. 7. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Project 6 Carlaw Ave Toronto, ON M4M 2R5 1 : 250 10/28/2020 5:09:40 PMY:\06 Temporary Files\_Revit Default Path\Nick\17-17 120 Metcalfe - ARCH_nveenema.rvt17-17 2020-10-16 A2.07 120 Metcalfe St. Aurora, Ontario L05 A2.07Scale: 1 : 250 LEVEL 05 1 1 ISSUED FOR REZONING 2020-10-30 Page 180 of 346 80.26 m² 864 ft² 2BR+D601 67.33 m² 725 ft² 2BR602 72.10 m² 776 ft² 2BR+D603 85.21 m² 917 ft² 2BR+D604 81.52 m² 877 ft² 2BR+D605 60.26 m² 649 ft² 1BR+D606 70.15 m² 755 ft² 2BR607 68.19 m² 734 ft² 2BR608 47.53 m² 512 ft² LOCKER R. 74.68 m² 804 ft² 2BR+D609 76.01 m² 818 ft² 2BR+D610 57.57 m² 620 ft² 2BR651 32.05 m² 345 ft² STORAGE 62.81 m² 676 ft² 1BR+D611 95.06 m² 1023 ft² 2BR+D612 48.21 m² 519 ft² 1BR613 74.10 m² 798 ft² 2BR+D614 77.84 m² 838 ft² 2BR+D615 55.30 m² 595 ft² 1BR+D617 57.76 m² 622 ft² 1BR+D618 113.62 m² 1223 ft² 3BR61971.29 m² 767 ft² 2BR62061.44 m² 661 ft² 2BR62161.44 m² 661 ft² 2BR62273.69 m² 793 ft² 2BR62361.40 m² 661 ft² 2BR62453.75 m² 579 ft² 1BR+D625 38.23 m² 411 ft² STUDIO626 TERRACE TERRACE BALCONYBALCONYBALCONYBALCONYBALCONYBALCONY BALCONY 3 A5.01 3 A5.01 98.18 m² 1057 ft² 3BR638 98.16 m² 1057 ft² 2BR+D637 135.66 m² 1460 ft² 3BR+D636 66.57 m² 717 ft² 1BR+D635 61.22 m² 659 ft² 1BR+D634 60.32 m² 649 ft² 1BR+D633 60.72 m² 654 ft² 1BR+D632 54.25 m² 584 ft² 1BR631 59.92 m² 645 ft² 1BR+D630 58.65 m² 631 ft² 1BR+D629 53.59 m² 577 ft² 1BR+D628 56.78 m² 611 ft² 1BR+D627 106.41 m² 1145 ft² 3BR639 72.34 m² 779 ft² 2BR640 63.44 m² 683 ft² 2BR641 65.01 m² 700 ft² 2BR643 88.02 m² 947 ft² 2BR+D644 81.52 m² 877 ft² 2BR+D645 75.11 m² 808 ft² 2BR+D646 65.89 m² 709 ft² 2BR647 75.07 m² 808 ft² 2BR648 56.36 m² 607 ft² 1BR+D64950.24 m² 541 ft² 1BR+D642 TERRACE TERRACE 31.63 m² 340 ft² LOCKER R.48.42 m² 521 ft² MEP / Stor BALCONY BALCONY BALCBALCBALCBALCBALC 57.47 m² 619 ft² 2BR650 52.84 m² 569 ft² 1BR+D616 BALCONY TERRACE ELV. #01 F.F.E. ELV. #02 MEP 2 A5.01 2 A5.01 1 A5.01 1 A5.01 PHASE 2PHASE 1PHASE 1 PHASE 2 4200TERRACE A4.021A4.03 2 A4.043A4.044A4.045A4.046A4.042A4.041ELV. #04 ELV. #03 STAIR B STAIR A STAIR Y STAIR E STAIR D 21690 23000 21000 20000 21000 20000 16465 GARB. CHUTE ROOM TERRACE LVL 5 TERRACE LVL 5 TERRACE LVL 5 TERRACE LVL 5 TERRACE LVL 5 TERRACE LVL 5BALC. LVL5BALC. LVL5BALC. LVL5BALC. LVL5BALC. LVL 4BALC. LVL 4 BALC. LVL 4 BALC. LVL 4BALC. LVL 4 BALC. LVL 4BALC. LVL 4 BALC. LVL 4BALC. LVL 4TERRACE LVL 2 LEVEL 3 GREEN ROOF TERRACE LVL 3TERRACE LVL 3TERRACE LVL 33215108901025 1000 10001980 42002300 4300 267503200267001920034501575034501017015200320010970274753215TERRACE LVL 3NDrawing Title Client Scale Drawn by Checked by Project No. Date Drawing No. No Issued For Date Plot Date:File Path:1. Copyright of this drawing is reserved by the Architect. The drawing, and all associated documents are instruments of service by the Architect. The drawing, and the information contained therein, may not be reproduced in whole or in part without prior written permission of the Architect. 2. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application the Architect will provide written/graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. 3. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report and discrepancies with the Contract Documents to the Architect before commencing any work. 4. Positions of exposed finishes for mechanical or electrical devised, fitting and fixtures are indicated on architectural drawings. The location shown on the architectural drawing govern over the mechanical and electrical drawings. Those items not clearly located will be located as directed by the Architect. 5. These drawings are not to be used for construction unless noted below as "Issued for Construction". 6. All work is to be carried out in conformance with the Code and Bylaws of the Authorities having jurisdiction. 7. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Project 6 Carlaw Ave Toronto, ON M4M 2R5 1 : 250 10/28/2020 5:09:46 PMY:\06 Temporary Files\_Revit Default Path\Nick\17-17 120 Metcalfe - ARCH_nveenema.rvt17-17 2020-10-16 A2.08 120 Metcalfe St. Aurora, Ontario L06 A2.08Scale: 1 : 250 LEVEL 06 1 1 ISSUED FOR REZONING 2020-10-30 Page 181 of 346 57.57 m² 620 ft² 2BR743 80.26 m² 864 ft² 2BR701 92.64 m² 997 ft² 2BR+D702 91.17 m² 981 ft² 2BR+D703 91.77 m² 988 ft² 2BR+D704 97.06 m² 1045 ft² 2BR+D705 75.91 m² 817 ft² 2BR+D707 75.91 m² 817 ft² 2BR+D708 62.82 m² 676 ft² 1BR+D709 67.79 m² 730 ft² 1BR+D706 46.59 m² 502 ft² LOCKER R. 32.05 m² 345 ft² STORAGE 95.06 m² 1023 ft² 2BR+D710 81.21 m² 874 ft² 2BR+D711 66.08 m² 711 ft² 2BR712 52.84 m² 569 ft² 1BR+D713 57.85 m² 623 ft² 1BR+D715 113.53 m² 1222 ft² 3BR+D71671.29 m² 767 ft² 2BR71761.44 m² 661 ft² 2BR71861.44 m² 661 ft² 2BR71973.57 m² 792 ft² 2BR72061.53 m² 662 ft² 2BR72153.75 m² 579 ft² 1BR+D72238.23 m² 411 ft² STUDIO723 MEP TERRACE TERRACE TERRACE BALCONYBALCBALCBALCBALCONY BALCONY BALCONY 3 A5.01 3 A5.01 71.88 m² 774 ft² 2BR72466.81 m² 719 ft² 2BR72562.58 m² 674 ft² 2BR72663.36 m² 682 ft² 2BR72763.37 m² 682 ft² 2BR72870.81 m² 762 ft² 2BR729 98.05 m² 1055 ft² 3BR+D730 56.69 m² 610 ft² 2BR731 91.03 m² 980 ft² 3BR+D732 116.31 m² 1252 ft² 3BR+D733 74.00 m² 797 ft² 2BR734 68.80 m² 741 ft² 2BR73650.56 m² 544 ft² 1BR+D735 64.83 m² 698 ft² 2BR737 88.44 m² 952 ft² 3BR+D738 115.33 m² 1241 ft² 3BR+D739 75.09 m² 808 ft² 2BR740 56.34 m² 606 ft² 1BR+D741 55.07 m² 593 ft² LOCKER R. 36.71 m² 395 ft² MEP / Stor TERRACE TERRACE TERRACE TERRACE BALCONY 57.47 m² 619 ft² 2BR742 55.30 m² 595 ft² 1BR+D714 ELV. #01 F.F.E. ELV. #02 2 A5.01 2 A5.01 1 A5.01 1 A5.01 PHASE 2PHASE 1PHASE 1 PHASE 2 TERRACE BALCA4.021A4.03 2 A4.043A4.044A4.045A4.046A4.042A4.041ELV. #04 ELV. #03 STAIR D STAIR E STAIR Y STAIR A STAIR B 20040 23000 21000 20000 21025 19975 16655 GARB. CHUTE ROOM TERRACE LVL 5 TERRACE LVL 5 TERRACE LVL 5 TERRACE LVL 5 TERRACE LVL 5 TERRACE LVL 5BALC. LVL5BALC. LVL5BALC. LVL5BALC. LVL5BALC. LVL 4BALC. LVL 4 BALC. LVL 4 BALC. LVL 4BALC. LVL 4 BALC. LVL 4BALC. LVL 4 BALC. LVL 4BALC. LVL 4TERRACE LVL 2 LEVEL 3 GREEN ROOF TERRACE LVL 3TERRACE LVL 3TERRACE LVL 3TERRACE LVL 6 TERRACE LVL 6 TERRACE LVL 6 TERRACE LVL 6 TERRACE LVL 6 3215140902475 1475 100028601980 42002300 4300 6500 321530675321523550330023450167002515101551325025001362012000320014170TERRACE LVL 3NDrawing Title Client Scale Drawn by Checked by Project No. Date Drawing No. No Issued For Date Plot Date:File Path:1. Copyright of this drawing is reserved by the Architect. The drawing, and all associated documents are instruments of service by the Architect. The drawing, and the information contained therein, may not be reproduced in whole or in part without prior written permission of the Architect. 2. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application the Architect will provide written/graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. 3. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report and discrepancies with the Contract Documents to the Architect before commencing any work. 4. Positions of exposed finishes for mechanical or electrical devised, fitting and fixtures are indicated on architectural drawings. The location shown on the architectural drawing govern over the mechanical and electrical drawings. Those items not clearly located will be located as directed by the Architect. 5. These drawings are not to be used for construction unless noted below as "Issued for Construction". 6. All work is to be carried out in conformance with the Code and Bylaws of the Authorities having jurisdiction. 7. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Project 6 Carlaw Ave Toronto, ON M4M 2R5 1 : 250 10/28/2020 5:09:52 PMY:\06 Temporary Files\_Revit Default Path\Nick\17-17 120 Metcalfe - ARCH_nveenema.rvt17-17 2020-10-16 A2.09 120 Metcalfe St. Aurora, Ontario L07 A2.09Scale: 1 : 250 LEVEL 07 1 1 ISSUED FOR REZONING 2020-10-30 Page 182 of 346 3 A5.01 3 A5.01 211.16 m² 2273 ft² MECH. ROOM 279.07 m² 3004 ft² MECH. ROOM 404.07 m² 4349 ft² INDOOR AMENITY 248.87 m² 2679 ft² INDOOR AMENITY L7 TERRACE L6 TERRACE L5 TERRACE L7 TERRACE L6 TERRACE L5 TERRACE L3 BALCONYL7 TERRACE L7 TERRACE L6 TERRACE L5 TERRACE L7 TERRACE L6 TERRACE L5 TERRACE 415.62 m² 4474 ft² GREEN ROOF 498.14 m² 5362 ft² OUTDOOR AMENITY TERRACE TERRACE TERRACE 618.36 m² 6656 ft² GREEN ROOF L6 BALC L6 BALC L6 BALCONYL5 BALCL3 TERRACEL4 BALCONY L4 BALC L4 BALC L6 BALCONY L6 BALC L4 BALC L4 BALC L4 BALC L4 BALC L7 BALCL5 BALCL5 BALCL7 BALCL7 BALCL7 BALCL7 BALCL7 BALCL4 TERRACE2 A5.01 2 A5.01 1 A5.01 1 A5.01 PHASE 2PHASE 1PHASE 1 PHASE 2 L3 TERRACE L3 TERRACE503.99 m² 5425 ft² OUTDOOR AMENITY L5 TERRACE L6 TERRACE L7 TERRACE A4.021A4.03 2 A4.043A4.044A4.045A4.046A4.042A4.041ELV. #03 ELV. #04 ELV. #01 F.F.E. ELV. #02 STAIR A STAIR B 14751000 10005905 11400280002860198011080345014840120001737020040 23000 2170 16660 340012005200908573352185 43515 15855 25950 15855 43175 2540 5290953094609610650032800420048740 7405 9255 24340 16660 41120 6800145302200217021702000021702170 20702195 3200NDrawing Title Client Scale Drawn by Checked by Project No. Date Drawing No. No Issued For Date Plot Date:File Path:1. Copyright of this drawing is reserved by the Architect. The drawing, and all associated documents are instruments of service by the Architect. The drawing, and the information contained therein, may not be reproduced in whole or in part without prior written permission of the Architect. 2. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application the Architect will provide written/graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. 3. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report and discrepancies with the Contract Documents to the Architect before commencing any work. 4. Positions of exposed finishes for mechanical or electrical devised, fitting and fixtures are indicated on architectural drawings. The location shown on the architectural drawing govern over the mechanical and electrical drawings. Those items not clearly located will be located as directed by the Architect. 5. These drawings are not to be used for construction unless noted below as "Issued for Construction". 6. All work is to be carried out in conformance with the Code and Bylaws of the Authorities having jurisdiction. 7. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Project 6 Carlaw Ave Toronto, ON M4M 2R5 1 : 250 10/28/2020 5:10:03 PMY:\06 Temporary Files\_Revit Default Path\Nick\17-17 120 Metcalfe - ARCH_nveenema.rvt17-17 2020-10-16 A2.10 120 Metcalfe St. Aurora, Ontario L08 A2.10Scale: 1 : 250 LEVEL 08 1 1 ISSUED FOR REZONING 2020-10-30 Page 183 of 346 3 A5.01 3 A5.01 2 A5.01 2 A5.01 1 A5.01 1 A5.01 A4.01 1 A4.01 2 L7 TERRACE L6 TERRACE L5 TERRACE L7 TERRACE L6 TERRACE L5 TERRACE L3 TERRACEL7 TERRACE L7 TERRACE L6 TERRACE L5 TERRACE L7 TERRACE L6 TERRACE L5 TERRACE TERRACE BALLAST TERRACE L6 BALC L6 BALC L6 BALCONYL5 BALCL3 TERRACEL4 BALCONY L4 BALC L4 BALC L6 BALCONY L6 BALC L4 BALC L4 BALC L4 BALC L4 BALC L7 BALCL5 BALCL5 BALCL7 BALCL7 BALCL7 BALCL7 BALCL7 BALCL3 TERRACEPHASE 2PHASE 1PHASE 1 PHASE 2 GREEN ROOF GREEN ROOF GREEN ROOF OUTDOOR AMENITY OUTDOOR AMENITY L3 TERRACE TERRACE BALLAST BALLAST L4 TERRACEL7 TERRACE L6 TERRACE L5 TERRACE A4.022A4.021A4.03 2 A4.043A4.044A4.045A4.046A4.042A4.041L3 GREEN ROOF L3 GREEN ROOF NDrawing Title Client Scale Drawn by Checked by Project No. Date Drawing No. No Issued For Date Plot Date:File Path:1. Copyright of this drawing is reserved by the Architect. The drawing, and all associated documents are instruments of service by the Architect. The drawing, and the information contained therein, may not be reproduced in whole or in part without prior written permission of the Architect. 2. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application the Architect will provide written/graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. 3. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report and discrepancies with the Contract Documents to the Architect before commencing any work. 4. Positions of exposed finishes for mechanical or electrical devised, fitting and fixtures are indicated on architectural drawings. The location shown on the architectural drawing govern over the mechanical and electrical drawings. Those items not clearly located will be located as directed by the Architect. 5. These drawings are not to be used for construction unless noted below as "Issued for Construction". 6. All work is to be carried out in conformance with the Code and Bylaws of the Authorities having jurisdiction. 7. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Project 6 Carlaw Ave Toronto, ON M4M 2R5 1 : 250 10/28/2020 5:10:14 PMY:\06 Temporary Files\_Revit Default Path\Nick\17-17 120 Metcalfe - ARCH_nveenema.rvt17-17 2020-10-16 A2.11 120 Metcalfe St. Aurora, Ontario ROOF PLAN A2.11Scale: 1 : 250 MPH ROOF 1 1 ISSUED FOR REZONING 2020-10-30 Page 184 of 346 GROUND FLOOR 0.00 269.30 LEVEL 02 3.85 272.80 LEVEL 03 7.20 276.30 LEVEL 04 10.20 279.30 LEVEL 05 13.20 282.30 LEVEL 06 16.20 285.30 LEVEL 07 19.20 288.30 AMENITY/ MPH 23.15 291.30 MPH ROOF 29.15 295.30 TH-L010.000.00 TH-L023.153.15 TH-L036.306.30 TH-ROOF9.459.45 002 003 005 004 005003003 003 002 005 004 GROUND FLOOR 0.00 269.30 LEVEL 02 3.85 272.80 LEVEL 03 7.20 276.30 LEVEL 04 10.20 279.30 LEVEL 05 13.20 282.30 LEVEL 06 16.20 285.30 LEVEL 07 19.20 288.30 AMENITY/ MPH 23.15 291.30 MPH ROOF 29.15 295.30 007 001 005 001 005 004 001 MATERIAL LEGEND 001 PRECAST BRICK VENEER (GRAY) 002 PRECAST BRICK VENEER (YELLOW) 003 PRECAST BRICK VENEER (BEIGE) 004 GUARDRAIL 005 CLEAR VISION GLASS WITH DARK MULLIONS TYPICAL BIRD FRIENDLY GLASS TREATMENT WITH 5mm DIA VISUAL MARKERS '100mm '100mm006 WOOD PANEL IN WINDOW WALL SYSTEM 007 METAL PANEL SYSTEM Drawing Title Client Scale Drawn by Checked by Project No. Date Drawing No. No Issued For Date Plot Date:File Path:1. Copyright of this drawing is reserved by the Architect. The drawing, and all associated documents are instruments of service by the Architect. The drawing, and the information contained therein, may not be reproduced in whole or in part without prior written permission of the Architect. 2. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application the Architect will provide written/graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. 3. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report and discrepancies with the Contract Documents to the Architect before commencing any work. 4. Positions of exposed finishes for mechanical or electrical devised, fitting and fixtures are indicated on architectural drawings. The location shown on the architectural drawing govern over the mechanical and electrical drawings. Those items not clearly located will be located as directed by the Architect. 5. These drawings are not to be used for construction unless noted below as "Issued for Construction". 6. All work is to be carried out in conformance with the Code and Bylaws of the Authorities having jurisdiction. 7. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Project 6 Carlaw Ave Toronto, ON M4M 2R5 1 : 250 10/28/2020 5:11:19 PMY:\06 Temporary Files\_Revit Default Path\Nick\17-17 120 Metcalfe - ARCH_nveenema.rvt17-17 2020-10-16 A4.01 120 Metcalfe St. Aurora, Ontario EAST AND WEST ELEVATIONS A4.01Scale: 1 : 250 West Elevation 1 A4.01Scale: 1 : 250 East Elevation 2 1 ISSUED FOR REZONING 2020-10-30 Page 185 of 346 GROUND FLOOR0.00 269.30 LEVEL 023.85 272.80 LEVEL 037.20 276.30 LEVEL 0410.20 279.30 LEVEL 0513.20 282.30 LEVEL 0616.20 285.30 LEVEL 0719.20 288.30 AMENITY/ MPH23.15 291.30 MPH ROOF29.15 295.30 TH-L01 0.000.00 TH-L02 3.153.15 TH-L03 6.306.30 TH-ROOF 9.459.45 007 001 003 002 005 GROUND FLOOR 0.00 269.30 LEVEL 02 3.85 272.80 LEVEL 03 7.20 276.30 LEVEL 04 10.20 279.30 LEVEL 05 13.20 282.30 LEVEL 06 16.20 285.30 LEVEL 07 19.20 288.30 AMENITY/ MPH 23.15 291.30 MPH ROOF 29.15 295.30 TH-L010.000.00 TH-L023.153.15 TH-L036.306.30 TH-ROOF9.459.45 001 003 002 005 004 001 005 005 004 005 MATERIAL LEGEND 001 PRECAST BRICK VENEER (GRAY) 002 PRECAST BRICK VENEER (YELLOW) 003 PRECAST BRICK VENEER (BEIGE) 004 GUARDRAIL 005 CLEAR VISION GLASS WITH DARK MULLIONS TYPICAL BIRD FRIENDLY GLASS TREATMENT WITH 5mm DIA VISUAL MARKERS '100mm '100mm006 WOOD PANEL IN WINDOW WALL SYSTEM 007 METAL PANEL SYSTEM Drawing Title Client Scale Drawn by Checked by Project No. Date Drawing No. No Issued For Date Plot Date:File Path:1. Copyright of this drawing is reserved by the Architect. The drawing, and all associated documents are instruments of service by the Architect. The drawing, and the information contained therein, may not be reproduced in whole or in part without prior written permission of the Architect. 2. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application the Architect will provide written/graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. 3. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report and discrepancies with the Contract Documents to the Architect before commencing any work. 4. Positions of exposed finishes for mechanical or electrical devised, fitting and fixtures are indicated on architectural drawings. The location shown on the architectural drawing govern over the mechanical and electrical drawings. Those items not clearly located will be located as directed by the Architect. 5. These drawings are not to be used for construction unless noted below as "Issued for Construction". 6. All work is to be carried out in conformance with the Code and Bylaws of the Authorities having jurisdiction. 7. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Project 6 Carlaw Ave Toronto, ON M4M 2R5 1 : 250 10/28/2020 5:12:06 PMY:\06 Temporary Files\_Revit Default Path\Nick\17-17 120 Metcalfe - ARCH_nveenema.rvt17-17 2020-10-16 A4.02 120 Metcalfe St. Aurora, Ontario NORTH AND SOUTH ELEVATION A4.02Scale: 1 : 250 NORTH ELEVATION 2 A4.02Scale: 1 : 250 SOUTH ELEVATION 1 1 ISSUED FOR REZONING 2020-10-30 Page 186 of 346 TH-L01 0.000.00 TH-L02 3.153.15 TH-L03 6.306.30 TH-ROOF 9.459.45 GROUND FLOOR 0.00 269.30 LEVEL 02 3.85 272.80 LEVEL 03 7.20 276.30 LEVEL 04 10.20 279.30 LEVEL 05 13.20 282.30 LEVEL 06 16.20 285.30 LEVEL 07 19.20 288.30 AMENITY/ MPH 23.15 291.30 MPH ROOF 29.15 295.30 003 002 004 005 003 005 003 003 004 005 002 MATERIAL LEGEND 001 PRECAST BRICK VENEER (GRAY) 002 PRECAST BRICK VENEER (YELLOW) 003 PRECAST BRICK VENEER (BEIGE) 004 GUARDRAIL 005 CLEAR VISION GLASS WITH DARK MULLIONS TYPICAL BIRD FRIENDLY GLASS TREATMENT WITH 5mm DIA VISUAL MARKERS '100mm '100mm006 WOOD PANEL IN WINDOW WALL SYSTEM 007 METAL PANEL SYSTEM Drawing Title Client Scale Drawn by Checked by Project No. Date Drawing No. No Issued For Date Plot Date:File Path:1. Copyright of this drawing is reserved by the Architect. The drawing, and all associated documents are instruments of service by the Architect. The drawing, and the information contained therein, may not be reproduced in whole or in part without prior written permission of the Architect. 2. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application the Architect will provide written/graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. 3. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report and discrepancies with the Contract Documents to the Architect before commencing any work. 4. Positions of exposed finishes for mechanical or electrical devised, fitting and fixtures are indicated on architectural drawings. The location shown on the architectural drawing govern over the mechanical and electrical drawings. Those items not clearly located will be located as directed by the Architect. 5. These drawings are not to be used for construction unless noted below as "Issued for Construction". 6. All work is to be carried out in conformance with the Code and Bylaws of the Authorities having jurisdiction. 7. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Project 6 Carlaw Ave Toronto, ON M4M 2R5 1 : 250 10/28/2020 5:12:28 PMY:\06 Temporary Files\_Revit Default Path\Nick\17-17 120 Metcalfe - ARCH_nveenema.rvt17-17 2020-10-16 A4.03 120 Metcalfe St. Aurora, Ontario WEST COURTYARD ELEVATIONS A4.03Scale: 1 : 250 East Courtyard Elevations - Townhouse 1 A4.03Scale: 1 : 250 West Courtyard Elevation 2 1 ISSUED FOR REZONING 2020-10-30 Page 187 of 346 GROUND FLOOR 0.00 269.30 LEVEL 02 3.85 272.80 LEVEL 03 7.20 276.30 LEVEL 04 10.20 279.30 LEVEL 05 13.20 282.30 LEVEL 06 16.20 285.30 LEVEL 07 19.20 288.30 AMENITY/ MPH 23.15 291.30 MPH ROOF 29.15 295.30 001 005 004 GROUND FLOOR 0.00 269.30 LEVEL 02 3.85 272.80 LEVEL 03 7.20 276.30 LEVEL 04 10.20 279.30 LEVEL 05 13.20 282.30 LEVEL 06 16.20 285.30 LEVEL 07 19.20 288.30 AMENITY/ MPH 23.15 291.30 MPH ROOF 29.15 295.30 003 005 004 005 GROUND FLOOR 0.00 269.30 LEVEL 02 3.85 272.80 LEVEL 03 7.20 276.30 LEVEL 04 10.20 279.30 LEVEL 05 13.20 282.30 LEVEL 06 16.20 285.30 LEVEL 07 19.20 288.30 AMENITY/ MPH 23.15 291.30 MPH ROOF 29.15 295.30 002 001 004 005 005 GROUND FLOOR 0.00 269.30 LEVEL 02 3.85 272.80 LEVEL 03 7.20 276.30 LEVEL 04 10.20 279.30 LEVEL 05 13.20 282.30 LEVEL 06 16.20 285.30 LEVEL 07 19.20 288.30 AMENITY/ MPH 23.15 291.30 MPH ROOF 29.15 295.30 002 003 005 005 004 GROUND FLOOR 0.00 269.30 LEVEL 02 3.85 272.80 LEVEL 03 7.20 276.30 LEVEL 04 10.20 279.30 LEVEL 05 13.20 282.30 LEVEL 06 16.20 285.30 LEVEL 07 19.20 288.30 AMENITY/ MPH 23.15 291.30 MPH ROOF 29.15 295.30 002 003 005 004 005 001 GROUND FLOOR 0.00 269.30 LEVEL 02 3.85 272.80 LEVEL 03 7.20 276.30 LEVEL 04 10.20 279.30 LEVEL 05 13.20 282.30 LEVEL 06 16.20 285.30 LEVEL 07 19.20 288.30 AMENITY/ MPH 23.15 291.30 MPH ROOF 29.15 295.30 001 005 004 MATERIAL LEGEND 001 PRECAST BRICK VENEER (GRAY) 002 PRECAST BRICK VENEER (YELLOW) 003 PRECAST BRICK VENEER (BEIGE) 004 GUARDRAIL 005 CLEAR VISION GLASS WITH DARK MULLIONS TYPICAL BIRD FRIENDLY GLASS TREATMENT WITH 5mm DIA VISUAL MARKERS '100mm '100mm006 WOOD PANEL IN WINDOW WALL SYSTEM 007 METAL PANEL SYSTEM Drawing Title Client Scale Drawn by Checked by Project No. Date Drawing No. No Issued For Date Plot Date:File Path:1. Copyright of this drawing is reserved by the Architect. The drawing, and all associated documents are instruments of service by the Architect. The drawing, and the information contained therein, may not be reproduced in whole or in part without prior written permission of the Architect. 2. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application the Architect will provide written/graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. 3. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report and discrepancies with the Contract Documents to the Architect before commencing any work. 4. Positions of exposed finishes for mechanical or electrical devised, fitting and fixtures are indicated on architectural drawings. The location shown on the architectural drawing govern over the mechanical and electrical drawings. Those items not clearly located will be located as directed by the Architect. 5. These drawings are not to be used for construction unless noted below as "Issued for Construction". 6. All work is to be carried out in conformance with the Code and Bylaws of the Authorities having jurisdiction. 7. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Project 6 Carlaw Ave Toronto, ON M4M 2R5 1 : 250 10/28/2020 5:12:56 PMY:\06 Temporary Files\_Revit Default Path\Nick\17-17 120 Metcalfe - ARCH_nveenema.rvt17-17 2020-10-16 A4.04 120 Metcalfe St. Aurora, Ontario COURTYARD ELEVATIONS A4.04Scale: 1 : 250 North Courtyard Elevation - North 1 A4.04Scale: 1 : 250 North Courtyard Elevation - South 2 A4.04Scale: 1 : 250 Central Courtyard Elevation - North 3 A4.04Scale: 1 : 250 Central Courtyard Elevation - South 4 A4.04Scale: 1 : 250 South Courtyard Elevation - North 5 A4.04Scale: 1 : 250 South Courtyard Elevation - South 6 1 ISSUED FOR REZONING 2020-10-30 Page 188 of 346 GROUND FLOOR 0.00 269.30 LEVEL 02 3.85 272.80 LEVEL P1 -4.20 265.70 LEVEL P2 -7.20 262.70 LEVEL 03 7.20 276.30 LEVEL 04 10.20 279.30 LEVEL 05 13.20 282.30 LEVEL 06 16.20 285.30 LEVEL 07 19.20 288.30 AMENITY/ MPH 23.15 291.30 MPH ROOF 29.15 295.30 3 A5.01 2 A5.01 6000395030003000300030003350385042003000PARKING PARKING RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RES.RESIDENTIAL STAIR D STAIR DRES. RES.RESIDENTIAL RESIDENTIAL PARKING PARKING RESIDENTIAL LOCKER ROOM RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL PARKING PARKING RESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIALRESIDENTIAL AMENITY RES. ENTRANCE LOBBY MECHANICAL ROOM RESIDENTIAL RESIDENTIAL RESIDENTIAL BIKE STORAGE LOADING RAMP TO PARKING LEVEL RESIDENTIAL RESIDENTIAL OFFICE/RES. STORAGE RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL MECHANICAL ROOM PARKING PARKING RETAIL MEZZANINE 28452380GROUND FLOOR 0.00 269.30 LEVEL 02 3.85 272.80 LEVEL P1 -4.20 265.70 LEVEL P2 -7.20 262.70 LEVEL 03 7.20 276.30 LEVEL 04 10.20 279.30 LEVEL 05 13.20 282.30 LEVEL 06 16.20 285.30 LEVEL 07 19.20 288.30 AMENITY/ MPH 23.15 291.30 MPH ROOF 29.15 295.30 TH-L010.000.00 TH-L023.153.15 TH-L036.306.30 1 A5.01 60003950300030003000300033503850420030003150 3150 3150 TH-ROOF9.459.45 PARKING PARKINGSTORAGE ELEV. LOBBY ELEV. LOBBY PARKING PARKING PARKING PARKING PARKING RAMP PARKING RAMP TOWNHOUSE PARKING RES. TOWNHOUSE RES. TOWNHOUSE RES. TOWNHOUSE RESIDENTIAL BIKE STORAGE MOVING ROOM RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIALSTORAGERESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIAL INDOOR AMENITY 45°ANGULAR PLANEGROUND FLOOR 0.00 269.30 LEVEL 02 3.85 272.80 LEVEL P1 -4.20 265.70 LEVEL P2 -7.20 262.70 LEVEL 03 7.20 276.30 LEVEL 04 10.20 279.30 LEVEL 05 13.20 282.30 LEVEL 06 16.20 285.30 LEVEL 07 19.20 288.30 AMENITY/ MPH 23.15 291.30 MPH ROOF 29.15 295.30 TH-L010.000.00 TH-L023.153.15 TH-L036.306.30 1 A5.01 60003950300030003000300033503850420030004200 3150 3150 31500TH-ROOF9.459.45 PARKING PARKING RES. TOWNHOUSE RES. TOWNHOUSE RES. TOWNHOUSE TOWNHOUSE PARKING STORAGE PARKING PARKING ELEV. LOBBY PARKING PARKINGELEV. LOBBY RESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIAL RESIDENTIAL LOCKER ROOM RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL STAIR E STAIR E RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIALSTAIR E RESIDENTIAL RESIDENTIAL RESIDENTIALRESIDENTIALSTAIR E RES.RESIDENTIAL RESIDENTIALRESIDENTIALSTAIR E RES.RESIDENTIAL RESIDENTIALRES.STAIR E MECHANICAL ROOM INDOOR AMENITY 45°ANGULAR PLANEDrawing Title Client Scale Drawn by Checked by Project No. Date Drawing No. No Issued For Date Plot Date:File Path:1. Copyright of this drawing is reserved by the Architect. The drawing, and all associated documents are instruments of service by the Architect. The drawing, and the information contained therein, may not be reproduced in whole or in part without prior written permission of the Architect. 2. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application the Architect will provide written/graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. 3. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report and discrepancies with the Contract Documents to the Architect before commencing any work. 4. Positions of exposed finishes for mechanical or electrical devised, fitting and fixtures are indicated on architectural drawings. The location shown on the architectural drawing govern over the mechanical and electrical drawings. Those items not clearly located will be located as directed by the Architect. 5. These drawings are not to be used for construction unless noted below as "Issued for Construction". 6. All work is to be carried out in conformance with the Code and Bylaws of the Authorities having jurisdiction. 7. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Project 6 Carlaw Ave Toronto, ON M4M 2R5 1 : 250 10/28/2020 5:13:14 PMY:\06 Temporary Files\_Revit Default Path\Nick\17-17 120 Metcalfe - ARCH_nveenema.rvt17-17 2020-10-16 A5.01 120 Metcalfe St. Aurora, Ontario BUILDING SECTIONS A5.01Scale: 1 : 250 North-South Building Section 1 A5.01Scale: 1 : 250 East-West Building Section - Phase 1 2 A5.01Scale: 1 : 250 East-West Building Section - Phase 2 3 1 ISSUED FOR REZONING 2020-10-30 Page 189 of 346 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Memorandum Planning and Development Services Re: Heritage Conditions – Shining Hill Subdivision (Phase 2) To: Heritage Advisory Committee From: Carlson Tsang, Planner Date: June 7, 2021 Recommendation 1. That the memorandum regarding Heritage Conditions – Shining Hill Subdivision (Phase 2) be received for information. Background On June 23, 2020, Town Council approved applications (OPA-2018-01, ZBA-2018-02 & SUB-2018-02) to facilitate the development of 90 single detached lots at 306, 370, 343 & 488 St. John’s Sideroad. Approval was subject to draft plan of subdivision conditions and a recommendation to have the Heritage Advisory Committee undertake an evaluation of the two dwellings and barn located at 370 and 488 St. John’s Sideroad (see Attachment 1). In May 2019, the Town issued a demolition permit for the barn at 488 St. John’s Sideroad. The demolition of the barn was completed in January 2020, which was prior to Council approval for OPA-2018-01, ZBA-2018-02 & SUB-2018-02 (Shining Hill Phase 2) in June 2020. In May 2020, the Town issued a demolition permit for the residences at 488 St. John’s Sideroad which was also prior to Council approval of the heritage recommendation for Shining Hill, Phase 2 in June 2020. The demolition of the dwelling was completed in April 2021. In July 2020, the Town issued a demolition permit for the residence at 370 St. John’s Sideroad, after Council approved the heritage recommendation for Shining Hill, Phase 2 in June 2020. Demolition of the dwelling was completed in April 2021. Page 190 of 346 Heritage Conditions for Shining Hill Subdivision (Phase 2) June 7, 2021 Page 2 of 2 Given that demolition permits were issued for the barn and dwelling at 488 St. John’s SR prior to Council’s recommended condition, staff did not evaluate the buildings for heritage value. With regards to 370 St. John’s SR, since the building was not a listed property on the Town’s Heritage Register, it was not subject to interim protection from demolition under the Ontario Heritage Act which prevented the Town’s Chief Building Official from withholding the demolition permit for 60 days under applicable law. As such, the heritage value of the three buildings was not evaluated by staff subsequent prior to the issuance of the demolition permit. Staff note that the three buildings were not listed on the Town’s Heritage Register. However, the applicant retained Wayne Morgan to undertake a Heritage Impact Assessment (HIA) for the three buildings in 2017 prior to submitting a development application to identify, evaluate and assess the heritage value of the Shining Hill Phase 2 lands (see Attachment 2). The HIA involved a detailed examination of:  Applicable heritage policies  The historical development of the lands  Existing built and landscape resources on the lands  The cultural heritage values of the resources using Provincial designation criteria The HIA indicated that the barn’s heritage value was negatively affected when it was converted from a dairy to a horse barn. The barn did not display a high degree of craftsmanship nor did it demonstrate a high technical or scientific achievement. The two residences did not exhibit any significant design, historical or contextual value. The Heritage Impact Assessment concluded that the three properties did not have sufficient merits to warrant heritage designation under Part IV of the Ontario Heritage Act. Attachments Attachment 1 – Council Minutes – June 23, 2020 Attachment 2 – Heritage Impact Assessment – Shining Hill Estates – May 2017 Page 191 of 346 Council Meeting Minutes Tuesday, June 23, 2020 (R8) PDS20-037 – Capital Project No. 34527 – Yonge Street at Wellington Street Right Turn Lane Intersection Improvement Proposed Capital Budget Increase 1.That Report No. PDS20-037 be received; and 2.That the total approved budget for Capital Project No. 34527 be increased from $75,000 to $94,100, representing an increase of $19,100, to be funded from the Roads Repair and Replacement Reserve. Carried (R9) PDS20-045 – Application for Official Plan Amendment, Zoning By- law Amendment, and Draft Plan of Subdivision, Shining Hill Estate Collections Inc., 306, 370, 434 and 488 St John’s Sideroad, File Numbers: OPA-2018-01, ZBA-2018-02 & SUB2018-02 Main motion Moved by Councillor Thompson Seconded by Councillor Gaertner 1.That Report No. PDS20-045 be received; and 2.That Official Plan Amendment application OPA-2018-01 (Shining Hills Collections Inc.) be approved to: a)Amend Schedule AA of OPA 37 to re-designate the subject lands from ‘Suburban Residential (SR)’, ‘Suburban Residential (SR-1)’, ‘Core Area Open Space’ and ‘Supporting Area Open Space’ to ‘Suburban Residential (SR-2)’ and ‘Core Area Open Space (COS- 1); and b)Amend Section 2.0 of OPA 37 to add the following new Section 2.5 ‘Suburban Residential (SR-2)’ and the following policy: “Suburban Residential permits fully serviced single-detached lots with frontages generally greater than 15 metres and areas generally greater than 460 square metres. Accessory uses and home occupations which are accessory to the residential use and compatible with the residential character may also be Page 11 of 23 Attachment 1 Page 192 of 346 Council Meeting Minutes Tuesday, June 23, 2020 Page 12 of 23 permitted. Neighbourhood oriented community services such as schools and parks shall also be permitted”; and c) Amend Section 2.0 of OPA 37 to add the following new Section 2.6, ‘Core Area Open Space (COS-1)’ and the following policy: “The Core Area Open Space designation permits lands that are open space, approved stormwater management ponds, and approved road and municipal service crossings. Other than the above permitted services this area shall remain in its natural state with only passive recreation uses permitted; and 3. That Zoning By-law Amendment application ZBA-2018-02 (Shinning Hills Collections Inc.) be approved to rezone the subject lands from ‘Oak Ridges Moraine Rural General (RU-ORM)’ to ‘Detached Third Density Residential Exception Zone (R3-XX)’, Private Open Space (O2-XX), ‘Oak Ridges Moraine Environmental Protection (EP-ORM)’; and 4. That the Draft Plan of Subdivision application SUB-2018-02 (Shinning Hills Collections Inc.) to create eight blocks be approved, subject to the conditions listed in Schedule ‘A’ to this report; and 5. That Council grant an allocation of 291 persons from the reserve to service the development of 90 single-detached dwellings on the approved Draft Plan of Subdivision; and 6. That the implementing Official Plan Amendment be forwarded to the Region of York for approval; and 7. That the Zoning By-law Amendment ZBA-2018-02 be brought forward to a future Council Meeting, after the implementing Official Plan Amendment is approved by the Region of York. Amendment No. 1 Moved by Councillor Gaertner Seconded by Councillor Humfryes That the main motion be amended by adding the following clause: “That the buffer area to the Oak Ridges Moraine for the proposed development be changed from 10 metres to 30 metres.” Page 193 of 346 Council Meeting Minutes Tuesday, June 23, 2020 Page 13 of 23 On a recorded vote the motion was Defeated Yeas: 2 Nays: 5 Voting Yeas: Councillors Gaertner and Humfryes Voting Nays: Councillors Gallo, Gilliland, Kim, and Thompson, Mayor Mrakas Absent: None Amendment No. 2 Moved by Councillor Gaertner Seconded by Councillor Humfryes That the main motion be amended by adding the following clause: “That the maximum roof height for the proposed dwellings be 10 metres.” On a recorded vote the motion was Defeated Yeas: 2 Nays: 5 Voting Yeas: Councillors Gaertner and Humfryes Voting Nays: Councillors Gallo, Gilliland, Kim, and Thompson, Mayor Mrakas Absent: None Amendment No. 3 Moved by Councillor Gaertner Seconded by Councillor Humfryes That the main motion be amended by adding the following clause: “That the existing two homes and the barn on the subject property be evaluated for heritage value by the Heritage Advisory Committee.” On a recorded vote the motion Carried Yeas: 4 Nays: 3 Voting Yeas: Councillors Gaertner, Gallo, Gilliland and Humfryes Voting Nays: Councillors Kim and Thompson, Mayor Mrakas Absent: None Page 194 of 346 Council Meeting Minutes Tuesday, June 23, 2020 Page 14 of 23 Main motion as amended Moved by Councillor Thompson Seconded by Councillor Gaertner 1. That Report No. PDS20-045 be received; and 2. That Official Plan Amendment application OPA-2018-01 (Shining Hills Collections Inc.) be approved to: a) Amend Schedule AA of OPA 37 to re-designate the subject lands from ‘Suburban Residential (SR)’, ‘Suburban Residential (SR-1)’, ‘Core Area Open Space’ and ‘Supporting Area Open Space’ to ‘Suburban Residential (SR-2)’ and ‘Core Area Open Space (COS- 1); and b) Amend Section 2.0 of OPA 37 to add the following new Section 2.5 ‘Suburban Residential (SR-2)’ and the following policy: “Suburban Residential permits fully serviced single-detached lots with frontages generally greater than 15 metres and areas generally greater than 460 square metres. Accessory uses and home occupations which are accessory to the residential use and compatible with the residential character may also be permitted. Neighbourhood oriented community services such as schools and parks shall also be permitted”; and c) Amend Section 2.0 of OPA 37 to add the following new Section 2.6, ‘Core Area Open Space (COS-1)’ and the following policy: “The Core Area Open Space designation permits lands that are open space, approved stormwater management ponds, and approved road and municipal service crossings. Other than the above permitted services this area shall remain in its natural state with only passive recreation uses permitted; and 3. That Zoning By-law Amendment application ZBA-2018-02 (Shinning Hills Collections Inc.) be approved to rezone the subject lands from ‘Oak Ridges Moraine Rural General (RU-ORM)’ to ‘Detached Third Density Residential Exception Zone (R3-XX)’, Private Open Space (O2-XX), ‘Oak Ridges Moraine Environmental Protection (EP-ORM)’; and Page 195 of 346 Council Meeting Minutes Tuesday, June 23, 2020 Page 15 of 23 4.That the Draft Plan of Subdivision application SUB-2018-02 (Shinning Hills Collections Inc.) to create eight blocks be approved, subject to the conditions listed in Schedule ‘A’ to this report; and 5.That Council grant an allocation of 291 persons from the reserve to service the development of 90 single-detached dwellings on the approved Draft Plan of Subdivision; and 6.That the implementing Official Plan Amendment be forwarded to the Region of York for approval; and 7.That the Zoning By-law Amendment ZBA-2018-02 be brought forward to a future Council Meeting, after the implementing Official Plan Amendment is approved by the Region of York; and 8.That the existing two homes and the barn on the subject property be evaluated for heritage value by the Heritage Advisory Committee. On a recorded vote the motion Carried Yeas: 6 Nays: 1 Voting Yeas: Councillors Gallo, Gilliland, Humfryes, Kim, and Thompson, Mayor Mrakas Voting Nays: Councillor Gaertner Absent: None S3. Budget Committee Meeting Report of June 2, 2020 1.That the Budget Committee meeting report of June 2, 2020 be received. Carried 7.Consideration of Items Requiring Discussion (Regular Agenda) R1. PDS20-049 – Capital Project No. 34626 – Sidewalk Construction on Kitimat Crescent Proposed Capital Budget Increase Moved by Councillor Thompson Seconded by Councillor Kim 1.That Report No. PDS20-049 be received; and Page 196 of 346 Attachment 2 Page 197 of 346 Page 198 of 346 Page 199 of 346 Page 200 of 346 Page 201 of 346 Page 202 of 346 Page 203 of 346 Page 204 of 346 Page 205 of 346 Page 206 of 346 Page 207 of 346 Page 208 of 346 Page 209 of 346 Page 210 of 346 Page 211 of 346 Page 212 of 346 Page 213 of 346 Page 214 of 346 Page 215 of 346 Page 216 of 346 Page 217 of 346 Page 218 of 346 Page 219 of 346 Page 220 of 346 Page 221 of 346 Page 222 of 346 Page 223 of 346 Page 224 of 346 Page 225 of 346 Page 226 of 346 Page 227 of 346 Page 228 of 346 Page 229 of 346 Page 230 of 346 Page 231 of 346 Page 232 of 346 Page 233 of 346 Page 234 of 346 Page 235 of 346 Page 236 of 346 Page 237 of 346 Page 238 of 346 Page 239 of 346 Page 240 of 346 Page 241 of 346 Page 242 of 346 Page 243 of 346 Page 244 of 346 Page 245 of 346 Page 246 of 346 Page 247 of 346 Page 248 of 346 Page 249 of 346 Page 250 of 346 Page 251 of 346 Page 252 of 346 Page 253 of 346 Page 254 of 346 Page 255 of 346 Page 256 of 346 Page 257 of 346 Page 258 of 346 Page 259 of 346 Page 260 of 346 Page 261 of 346 Page 262 of 346 Page 263 of 346 Page 264 of 346 Page 265 of 346 Page 266 of 346 Page 267 of 346 Page 268 of 346 Page 269 of 346 Page 270 of 346 Page 271 of 346 Page 272 of 346 Page 273 of 346 Page 274 of 346 Page 275 of 346 Page 276 of 346 Page 277 of 346 Page 278 of 346 Page 279 of 346 Page 280 of 346 Page 281 of 346 Page 282 of 346 Page 283 of 346 Page 284 of 346 Page 285 of 346 Page 286 of 346 Page 287 of 346 Page 288 of 346 Page 289 of 346 Page 290 of 346 Page 291 of 346 Page 292 of 346 Page 293 of 346 Page 294 of 346 Page 295 of 346 Page 296 of 346 Page 297 of 346 Page 298 of 346 Page 299 of 346 Page 300 of 346 Page 301 of 346 Page 302 of 346 Page 303 of 346 Page 304 of 346 Page 305 of 346 Page 306 of 346 Page 307 of 346 Page 308 of 346 Page 309 of 346 Page 310 of 346 Page 311 of 346 Page 312 of 346 Page 313 of 346 Page 314 of 346 Page 315 of 346 Page 316 of 346 Page 317 of 346 Page 318 of 346 Page 319 of 346 Page 320 of 346 Page 321 of 346 Page 322 of 346 Page 323 of 346 Page 324 of 346 Page 325 of 346 Page 326 of 346 Page 327 of 346 Page 328 of 346 Page 329 of 346 Page 330 of 346 Page 331 of 346 Page 332 of 346 Page 333 of 346 Page 334 of 346 Page 335 of 346 Page 336 of 346 Page 337 of 346 Page 338 of 346 Page 339 of 346 Page 340 of 346 Page 341 of 346 Page 342 of 346 Page 343 of 346 Page 344 of 346 Page 345 of 346 Page 346 of 346