COMMITTEE of ADJUSTMENT AGENDA Wednesday February 14, 2018 2:00 PM

TOWN OF WHITCHURCH - STOUFFVILLE COMMITTEE OF ADJUSTMENT AGENDA Wednesday February 14, 2018 2:00 PM

Council Chambers 111 SANDIFORD DRIVE

Please ensure cell phones are turned off or set to be silent.

Chair: Wilf Morley Page

1. CALL TO ORDER

2. CONFIRMATION OF AGENDA

3. DECLARATIONS

4. ADOPTION OF MINUTES

1. January 17, 2018

5. CONSIDERATION OF ITEMS

3 - 23 1. Application for Consent Pt Lot 16, Conc 4 14577 Woodbine Ave., Vandorf Application File No. CA-17-44

24 - 44 2. Application for Consent Pt Lot 16, Conc 4 14597 Woodbine Ave., Vandorf Application File No. CA-17-45

45 - 49 3. Application for Consent Pt Lot 35, Conc 10 6845 Main St., Stouffville Application File No. CA-18-01

50 - 54 4. Application for Minor Variance Pt Lot 20, Conc 6 4097 Aurora Rd., Whitchurch-Stouffville Application File No. CA-18-02

6. CORRESPONDENCE

7. OTHER BUSINESS

8. MOTION TO ADJOURN

Page 2 of 54 PLANNING REPORT - REQUEST FOR CONSENTS (LOT ADDITION & SEVERANCE) Pt. Lot 16, Concession 4 14577 & 14597 Woodbine Ave., Vandorf File Nos. CA-17-44 & CA-17-45 Meeting Date: February 14, 2018

PLANNING SERVICES RECOMMENDS:

1) THAT Provisional Consent for File No. CA-17-44 be GIVEN subject to the following conditions:

i. Payment of an Administrative Fee in the amount of $7,931.00, by cash or certified cheque, to the Town of Whitchurch-Stouffville; ii. Submission of three white prints of a deposited Plan of Reference of the subject land, which conforms to the application as submitted and includes the calculated area of each part on the Plan; iii. Written confirmation of Town Council’s approval of associated Zoning By-law Amendment (File No. ZBA17.012) to implement site- specific regulations on the proposed properties; iv. Written confirmation from Building Services that the Applicant has requested permit to construct BP-2016-0557 be cancelled; v. Submission of a report from a licensed professional/hydrogeologist indicating that sufficient potable water supplies are available in the new well(s) and to assess potential interference impacts with neighbouring wells. Technical work and its review shall be conducted at no cost to the Town or its consultants; vi. Submission of a written undertaking from the Owner’s solicitor that the lands to be conveyed will only be conveyed to the abutting property to the north, known municipally as 14597 Woodbine Avenue (Parts 8 & 9 on the plan attached to the Staff Report) vii. Submission of a fully executed Transfer / Deed of Land for the lands to be conveyed; viii. Fulfillment of Conditions 1-8 not later than March 1st, 2019.

2) AND THAT Provisional Consent for File No. CA-17-45 be GIVEN subject to the following conditions:

i. Payment of an Administrative Fee in the amount of $11,145.00, by cash or certified cheque, to the Town of Whitchurch-Stouffville; ii. Payment of a cash-in-lieu of Parkland in the amount of five percent (5%) of the appraised value of the lot, by cash or certified cheque, to the Town of Whitchurch-Stouffville, together with payment of any appraisal costs, plus an administrative fee of 7.5% incurred by the Town;

Application for Consent Pt Lot 16, Conc 4 14577 Woodbine Ave., Vandorf A... Page 3 of 54 iii. Submission of three white prints of a deposited Plan of Reference of the subject land, which conforms to the application as submitted and includes the calculated area of each part on the Plan; iv. Written confirmation of Town Council’s approval of associated Zoning By-law Amendment (File No. ZBA17.012) to implement site- specific regulations on the proposed properties v. Submission of a report from a licensed professional/hydrogeologist indicating that sufficient potable water supplies are available in the new well(s) and to assess potential interference impacts with neighbouring wells. Technical work and its review shall be conducted at no cost to the Town or its consultants; vi. Written confirmation from the Regional Municipality of York that all conditions outlined in the memo dated December 10, 2017 have been fulfilled. vii. Submission of registration particulars for the lot addition to the subject property (File No. CA-17-44) has been registered. viii. Submission of a fully executed Transfer / Deed of Land for the lands to be conveyed; ix. Fulfillment of Conditions 1-8 not later than March 1st, 2019.

PROPERTY DESCRIPTIONS

The subject properties are known municipally as 14577 and 14597 Woodbine Avenue in the Community of Vandorf. They are approximately 2442 m2 (0.6 ac.) and 1389 m2 (0.3 ac.) respectively. 14577 Woodbine Ave. has a frontage of approximately 23 metres (75 feet) and 14597 Woodbine Ave. has frontage of approximately 30.5 metres (100 feet). The properties are configured irregularly and there is an existing dwelling to be demolished on the northerly lot (14597 Woodbine Ave.) (Attachment 1).

The properties are within an existing stretch of residential development along Woodbine Avenue. There is an estate residential subdivision immediately to the west. Residences along Woodbine Ave. are generally 1 to 1 ½ storeys and residences in the subdivision to the west range from 1-2 storeys, all of varying age and character. Approximately 150 metres to the north are Vandorf Park, the Whitchurch-Stouffville Museum and a few commercial/industrial establishments (Attachment 2).

PROPOSED CONSENTS CA-17-44 – 14577 Woodbine Avenue

An application for consent has been submitted to facilitate the severance of approximately 1111 m2 (0.11 ha) of the subject property, to be added to the northerly abutting property at 14597 Woodbine Ave. The land to be conveyed is shown as Parts 8 and 9 on the Reference Plan (Attachment No. 3). The land to be retained on the subject property is 1321 m2 (0.13 ha), shown as Part 7. The purpose of the lot addition is to

Application for Consent Pt Lot 16, Conc 4 14577 Woodbine Ave., Vandorf A... Page 4 of 54 increase the lot area of the northerly abutting property at 14597 Woodbine Ave., such that the Owner may apply to sever the northerly property into two lots.

CA-17-45 – 14597 Woodbine Avenue

A subsequent consent application has been submitted to facilitate the severance of 14597 Woodbine Ave. into two residential lots. This consent application proposes the severance of approximately 1311 m2 (0.13 ha) from the subject property. The land to be conveyed is shown as Parts 1 and 8 (Attachment 3). The land to be retained on the subject property is 1169 m2 (0.12 ha), shown as Parts 2 and 9. The severance must occur after the lot addition contemplated as part of related application CA-17-44.

The ultimate objective of the two applications for consent is to create a third lot for residential development. All lots are proposed on private well and septic services. The final proposed lot areas are approximately 1169 m2 (0.12 ha), 1321 m2 (0.13 ha), and 1329 m2 (0.13 ha) from north to south respectively (Attachment 4). A reserve along the frontage of the properties is required for a conveyance to the Region, and has purposely been excluded from the lot areas being considered.

Notice of these applications and hearing was given in accordance with the Planning Act on January 3, 2018. Renotification was not required as the hearing of this application was deferred at the January 17, 2018 meeting.

POLICY ANALYSIS

The Planning Act

Criteria outlined in Section 51(24) of the Planning Act is referenced in the evaluation of Consent applications. Comment is provided on the following subsections:

51(24) Regard shall be had to the health, safety, convenience and overall welfare of the present and future inhabitants of the municipality

- The applicant was required to submit detailed designs and studies to prove the feasibility of an additional undersized lot on private services. The application was first heard on January 17, 2018, at which point the Town’s Engineering consultants had concerns to be addressed through technical revisions to the first submission.

- The Town’s Engineering consultants reviewed a second submission and issued a clearance letter on January 25, 2018. The letter requests a condition on the consents requiring that “a pumping test shall be conducted to confirm potable water supplies are available in the new well(s) and to assess potential interference impacts with neighbouring wells.” Such a pumping test cannot take place until a well is drilled. This condition was originally recommended by the consultant who produced the hydrogeological report for the proposal.

Application for Consent Pt Lot 16, Conc 4 14577 Woodbine Ave., Vandorf A... Page 5 of 54 - Staff concur with the above condition and believe it is necessary to ensure no adverse impacts to neighbouring wells.

(c) Whether the plan conforms to the Official Plan and adjacent plans of subdivision, if any; - The lots being contemplated are smaller than any lots in the immediate area. The Town was satisfied through sufficient technical review that private services will function on the lots as proposed, if all conditions imposed by the Committee can be successfully cleared.

(d) the suitability of the land for the purposes for which it is to be subdivided; - Residential development is permitted on the subject property and is in keeping with the current existing land uses, both on the subject properties and surrounding them. - There is no change of use occurring and therefore no concern regarding suitability

(f) the dimensions and shapes of the proposed lots - The lots are currently shaped irregularly. The proposed consents will regularize the properties into rectangular lots.

(h) conservation of natural resources and flood control - A condition is recommended to have a pumping test conducted prior to final approval of the consents, which will ensure that there is sufficient water to service the wells.

Vandorf-Preston Lake Secondary Plan

The subject properties are located within the Vandorf-Preston Lake Secondary Plan area and are designated Oak Ridges Moraine Mixed Use Area. This designation recognizes the existing core area of the Community of Vandorf. Low and medium density residential uses and small scale commercial and institutional uses, including offices are among the permitted uses of the properties in this designation.

One of the purposes of this designation is to ensure that it is maintained in a manner which, where possible, improves or restores the natural environment. The two applications for consent have been reviewed by the Town’s Engineering Department and Septic Inspector. Additional technical information and analysis was submitted in response to concerns raised by these departments, to support the servicing on the proposed lots. Engineering is satisfied by the revisions and has no further comments with regard to the proposed severances.

Comprehensive Zoning By-law No. 2010-001-ZO

Application for Consent Pt Lot 16, Conc 4 14577 Woodbine Ave., Vandorf A... Page 6 of 54 The property is zoned Development Reserve (D) under Zoning By-law 2010-001-ZO. This zone permits single-detached dwellings on existing lots of record if the property was zoned to permit single detached dwellings prior to the effective date of the By-law. The applicable zoning at that time was the Rural Residential One (RR1) Zone under Zoning By-law 87-34. These zone provisions allow a minimum lot area of 1855 m2 (0.1855 ha) and a minimum frontage of 30 metres. The proposal does not meet the RR1 Zone standards, thus the applicant must initiate a Zoning By-law Amendment to establish appropriate site-specific zone requirements.

The applicant has made an application for Zoning By-law Amendment to implement a Residential Private Services Zone (RPS) with site-specific regulations (File Number ZBA17.012). The consents are being considered prior to the zoning, as the zoning is a regulatory tool used for implementation whereas the consents will ensure that the proposed severances can create technically feasible lots. Any approval of consents on these properties must be conditional upon Council’s approval of the Zoning By-law Amendment.

A public meeting for the Zoning By-law Amendment will be held on March 20, 2018.

Staff & Agency Comments

No comment from the Conseil Scolaire Viamonde, Hydro One, Enbridge, Bell and Rogers.

The LSRCA has no requirements related to the applications and requests payment of their review fees.

The Regional Municipality of York has no objection to the consents subject to conditions. Conditions relate to a road widening, access to Woodbine Ave., and wellhead protection areas/water resources. Should the applications be approved, they request that clearance of the Region’s conditions form a condition of approval.

York Region Forestry has noted that any tree removal within the Regional right-of-way requires approval.

The Town’s Engineering Consultant on behalf of Engineering Services has approved the severance plans.

Public Correspondence

Letters of opposition have been received from the residents of the following properties (Attachment 5):

- 14559 Woodbine Ave. - 14567 Woodbine Ave. - 14609 Woodbine Ave. - 14537 Woodbine Ave. 5

Application for Consent Pt Lot 16, Conc 4 14577 Woodbine Ave., Vandorf A... Page 7 of 54 CONCLUSION

Having taken all the comments into consideration, Staff are recommending that Provisional Consents for files CA-17-44 and CA-17-45 be granted for the following reasons:

1. The application is in accordance with the Official Plan and Vandorf-Preston Lake Secondary Plan; 2. The application is conditional upon the granting of a site-specific Zoning By-law amendment; 3. The application is consistent with the criteria outlined under Section 51(24) of the Planning Act.

Staff support this applications and request that provisional consents be subject to the fulfilment of conditions in the Recommendation section of this report.

ATTACHMENTS

1. Location Map 2. Site Photos 3. Reference Plan 4. Proposed Lotting 5. Letters of Opposition

Application for Consent Pt Lot 16, Conc 4 14577 Woodbine Ave., Vandorf A... Page 8 of 54 Attachment 1

Slaters Road

y a

w Vandorf Sideroad

h WoodbineAvenue

H Hunters Road

WoodbineAvenue

14597 SUBJECT PROPERTIES 14577 Vanvalley Drive

Town of Whitchurch-Stouffville 0 12.5 25 50 75 Applications for Consent m 14577 & 14597 Woodbine Ave. [ Produced By: Development Services, 2017 Pt. Lot 16, Concession 4 © Copyright, Town of Whitchurch-Stouffville File Nos. CA-17-44, CA-17-45 © Copyright, The Regional Municipality of York

G:\GIS_PROJECTS\DEPARTMENTS\PLANNING_BUILDING\11_LOCATION\ZBA17.012_Location.mxd

Application for Consent Pt Lot 16, Conc 4 14577 Woodbine Ave., Vandorf A... Page 9 of 54 Attachment 2

Subject properties showing existing dwelling at 14597 Woodbine Ave.

Change in elevation from right-of-way to dwelling.

Application for Consent Pt Lot 16, Conc 4 14577 Woodbine Ave., Vandorf A... Page 10 of 54 Attachment 2

Looking North on Woodbine Ave.

Looking South on Woodbine Ave.

Application for Consent Pt Lot 16, Conc 4 14577 Woodbine Ave., Vandorf A... Page 11 of 54 Attachment 2

Looking North-West from 14597 Woodbine Ave.

14597 14577 14567

From left to right: 14597, 14577, and 14567 Woodbine Ave. (Furthest right is not part of this proposal)

Application for Consent Pt Lot 16, Conc 4 14577 Woodbine Ave., Vandorf A... Page 12 of 54 Application for Consent Pt Lot 16, Conc 4 14577 Woodbine Ave., Vandorf A...

Attachment 3 Page 13 of 54 Application for Consent Pt Lot 16, Conc 4 14577 Woodbine Ave., Vandorf A...

Attachment 4 Page 14 of 54

Thorstone Consulting Services Land Use Planning and Development P.O. Box 116, Sutton, Ontario Attachment 5

From: To: Rachael Cogar Subject: FW: Application File CA-17-44 and CA-17-45 Date: Tuesday, January 16, 2018 6:48:44 PM

Rachael,

I forgot to mention in my last email that I wish to present an opposing vote to the granting of Files CA- 17-44 and CA-17-454 for reasons given in that email.

I would appreciate being emailed the results of the Committee's decision on these Files.

Thanks,

From: Sent: Tuesday, January 16, 2018 5:37 PM To: [email protected] Subject: Application File CA-17-44 and CA-17-45

Hello Rachael,

I am , resident and owner of 14559 Woodbine Ave, Stouffville, On

I wish to present, for the consideration of the appropriate committee, some concerns about the two subject files on the assumption that three new homes are planned on the lots.

1. The extra strain on existing underground water resources.

My drilled well went dry in about 2004, and it was necessary to drill an additional two wells to provide sufficient clean water for my household use. (With the direction, and assistance of the York Region Well mitigation program active at the time). Both wells are located within about 90 feet of 14577 Woodbine.

2. Vandorf has many older homes of different sizes, but the ones on smaller lots tend to be on the heritage inventory list. One was very recently designated an Historical building (14634 Woodbine). New, large homes have mostly been built in spacious subdivisions. Will three new homes right in the middle of "old" Vandorf not undermine the character of the hamlet?

thanks for your consideration,

Application for Consent Pt Lot 16, Conc 4 14577 Woodbine Ave., Vandorf A... Page 15 of 54 From: Attachment 5 To: Rachael Cogar Subject: Fw: Notice of Public Hearing - CA-17-44 & 45 Date: Tuesday, January 16, 2018 11:38:05 AM

Resending. My apologies for the name and email address errors.

From: Sent: Tuesday, January 16, 2018 11:09 AM To: [email protected] Cc: Subject: Notice of Public Hearing - CA-17-44 & 45

Ms. Rachael Cogar

Secretary-Treasurer

Committee of Adjustments

Town of Whitchurch-Stouffville

Re: Notice of Public Hearing

Application File # CA-17-44 and # CA-17-45

Please be advised that we are opposed to the above proposals to convert two small residential building lots into three smaller lots; each of which are less than one third acre. One lot is actually closer to one quarter of an acre than one third acre.

According to MPAC, the total combined area of 14577 and 14597 Woodbine is only 42,688 (less than one acre). At 42,688 square feet, there is not sufficient square footage available for three lots according to the Town's Secondary Plan.

Lots sizes of more than 7 units per hectare are not consistent with the Town's current planning or historical hydrological studies. What the applicant appears to be proposing is approximately 8.5 units per hectare.

Water quantity and quality, traffic flow, and personal safety are critical issues in Vandorf, an area that enjoys special status as a village/hamlet.

Modern monster houses or row houses like those built on small lots connected to municipal services are also not in keeping with the character of the Village of Vandorf, nor are they consistent with the Vandorf Community Improvement Strategy; particularly when fronting on Woodbine Avenue.

It is common knowledge by residents of the area that the water quantity and quality in the aquifers below Vandorf are diminishing and not recovering due to increased pressure caused by development on the Moraine. Unless a current hydrogeological study that supports modern, high density, high water usage, potentially multi-generational residential development and does not conflict with the previous 1991 study commissioned by the Town and conducted by Beak Consultants, these applications should never have been entertained by the Town planning let alone submitted for public consultation.

Application for Consent Pt Lot 16, Conc 4 14577 Woodbine Ave., Vandorf A... Page 16 of 54 If these applications for undersized lots are approved, it could set a dangerous precedent for future applications resulting in tightly spaced monster homes or row housing along the busy Woodbine corridor in Vandorf as well as severely overload the diminishing water supply.

Simply permitting such a proposal to be presented for public consultation reflects poorly on the Town's planning and development department which is entrusted with administrative and advisory responsibilities. I sincerely hope the Town has not misinformed or misled the applicant, potentially exposing the Town to a lawsuit by presenting erroneous or incorrect information or advice.

We request written notification of the decision of the Committee of Adjustments.

Regards,

14567 Woodbine Ave.,

Application for Consent Pt Lot 16, Conc 4 14577 Woodbine Ave., Vandorf A... Page 17 of 54 Attachment 5

From: To: Rachael Cogar Cc: Ken Ferdinands; Christine Halis Subject: Public Hearing Re: CA-17-44 and CA-17-45 Date: Thursday, January 18, 2018 8:50:40 AM

Good morning Rachael,

My wife and I attended the Committee hearing yesterday and we would like to thank the committee members for their difficult decision to defer even after the 14577/14597 planner insisted on presenting the Applicants’ case. We are aware of and appreciate some of the difficulties they are faced with in performing their civic duties and responsibilities within a complicated environment.

As land owners within 60 meters of the subject lands, we were provided very little notice to prepare our opposition to the Applications. We listened to the polished and persuasive presentation from Dan Stone (14577/14597 owners’ planner), his selective inclusions and exclusions, his manipulations of information and calculations, and his avoidance of certain issues raised by the Committee members. An intelligent, educated person can apparently rationalize and justify almost anything, divert attention when confronted, and get away with avoiding questions.

Our reasons for opposing the applications were not out of self-interest as three small lots with monster homes on 14577/14597 should not impact our own 400+ ft deep well nor affect our privacy, access, or property value. They are based on our personal feeling of responsibility to act in the interests of our neighbourhood.

1) Aside from the obvious water, public safety, and drainage issues, we do not believe modern 3000 to 4000 square foot monster homes on 12000 to 13000 square foot properties fronting on a regional road like Woodbine Avenue is in character with the village/hamlet of Vandorf.

2) Town approval today of a single 12000 to 13000 residential building lot in the Vandorf area that relies on well and septic, creates a dangerous precedent for future development and growth (not just in Vandorf but Whitchurch-Stouffville as a whole) therefore having a significant impact on both current and future residents.

3) The tactics of the owner of 14577/14597 to either secure or land-lock properties so as to restrict future development is in my opinion unethical. (The owners of 14577/14597 have apparently purchased the church property on Hunter’s Road and are pursuing other properties in the immediate area.)

4) The manner in which the Applicants successfully managed to partially circumvent and subvert the Public Hearing process for their own personal self-interests, is particularly

Application for Consent Pt Lot 16, Conc 4 14577 Woodbine Ave., Vandorf A... Page 18 of 54 disturbing and should not go unpunished.

Questions: Will another public hearing or meeting be held in the future for additional information to be presented for consideration by the Committee? If so, when? If not, what opportunity is there to submit additional comments or information as we had very little time to prepare. Other land owners that were also deprived of proper notice, might also have issues to bring to the Committee’s attention?

Regards

14567 Woodbine Ave.

Application for Consent Pt Lot 16, Conc 4 14577 Woodbine Ave., Vandorf A... Page 19 of 54 Mi-Ko Urban Consulting Inc. Attachment 5 16 High Street, Etobicoke, Ontario, M8Y 3N8 Tel: (416)230-6935 Email: [email protected]

By Email

To: Committee of Adjustment January 17, 2018 For the Town of Whitchurch-Stouffville 111 Sandford Drive, Stouffville, Ontario, L4A 0Z8

Re: Applications CA-17-44 Part Lot 16, Conc. 4 14577 Woodbine Avenue, Vandorf

Applications CA-17-45 Part Lot 16, Conc. 4 14597 Woodbine Avenue, Vandorf

Dear Members of the Committee of Adjustments;

I am writing in regards to the captioned applications. My name is Peter Chee. I am a land use planner retained by , the owners of 14609 Woodbine Avenue; and , the owners of 14537 Woodbine Avenue, and as noted on the sketch hereto attached.

Upon my review of the applications and staff’s comments for the same, I noted that there is current zoning bylaw amendment (ZBA17.012) for the subject lands that is being process. This application is relating to the lot frontage and lot size. In addition, I understand that staff has expressed concerns on the lack of technical studies relating to engineering and septic services in support of these applications.

The properties in the Hamlet of Vandorf are on private services, and as such, Gidamys and Rahals private water wells could be adversely affected by these applications. Considering that the necessary information of the services is not available to properly assess the situation and that the zoning bylaw amendment has not being approved, I concur with staff that these applications are premature.

In closing, it would be appreciated if you can notify me of the Committee’s decision on these matters. Thank you.

Yours Truly.

Mi-Ko Urban Consulting Inc.

Peter K. Chee

Cc client

Application for Consent Pt Lot 16, Conc 4 14577 Woodbine Ave., Vandorf A... Page 20 of 54 Application for Consent Pt Lot 16, Conc 4 14577 Woodbine Ave., Vandorf A... Page 21 of 54 Attachment 5

Application for Consent Pt Lot 16, Conc 4 14577 Woodbine Ave., Vandorf A... Page 22 of 54 Application for Consent Pt Lot 16, Conc 4 14577 Woodbine Ave., Vandorf A... Page 23 of 54 PLANNING REPORT - REQUEST FOR CONSENTS (LOT ADDITION & SEVERANCE) Pt. Lot 16, Concession 4 14577 & 14597 Woodbine Ave., Vandorf File Nos. CA-17-44 & CA-17-45 Meeting Date: February 14, 2018

PLANNING SERVICES RECOMMENDS:

1) THAT Provisional Consent for File No. CA-17-44 be GIVEN subject to the following conditions:

2) AND THAT Provisional Consent for File No. CA-17-45 be GIVEN subject to the following conditions:

Application for Consent Pt Lot 16, Conc 4 14597 Woodbine Ave., Vandorf... Page 24 of 54 iii. Submission of three white prints of a deposited Plan of Reference of the subject land, which conforms to the application as submitted and includes the calculated area of each part on the Plan; iv. Written confirmation of Town Council’s approval of associated Zoning By-law Amendment (File No. ZBA17.012) to implement site- specific regulations on the proposed properties v. Submission of a report from a licensed professional/hydrogeologist indicating that sufficient potable water supplies are available in the new well(s) and to assess potential interference impacts with neighbouring wells. Technical work and its review shall be conducted at no cost to the Town or its consultants; vi. Written confirmation from the Regional Municipality of York that all conditions outlined in the memo dated December 10, 2017 have been fulfilled. vii. Submission of registration particulars for the lot addition to the subject property (File No. CA-17-44) has been registered. viii. Submission of a fully executed Transfer / Deed of Land for the lands to be conveyed; ix. Fulfillment of Conditions 1-8 not later than March 1st, 2019.

PROPERTY DESCRIPTIONS

PROPOSED CONSENTS CA-17-44 – 14577 Woodbine Avenue

Application for Consent Pt Lot 16, Conc 4 14597 Woodbine Ave., Vandorf... Page 25 of 54 increase the lot area of the northerly abutting property at 14597 Woodbine Ave., such that the Owner may apply to sever the northerly property into two lots.

CA-17-45 – 14597 Woodbine Avenue

POLICY ANALYSIS

The Planning Act

Criteria outlined in Section 51(24) of the Planning Act is referenced in the evaluation of Consent applications. Comment is provided on the following subsections:

51(24) Regard shall be had to the health, safety, convenience and overall welfare of the present and future inhabitants of the municipality

Application for Consent Pt Lot 16, Conc 4 14597 Woodbine Ave., Vandorf... Page 26 of 54 - Staff concur with the above condition and believe it is necessary to ensure no adverse impacts to neighbouring wells.

(f) the dimensions and shapes of the proposed lots - The lots are currently shaped irregularly. The proposed consents will regularize the properties into rectangular lots.

Vandorf-Preston Lake Secondary Plan

Comprehensive Zoning By-law No. 2010-001-ZO

Application for Consent Pt Lot 16, Conc 4 14597 Woodbine Ave., Vandorf... Page 27 of 54 The property is zoned Development Reserve (D) under Zoning By-law 2010-001-ZO. This zone permits single-detached dwellings on existing lots of record if the property was zoned to permit single detached dwellings prior to the effective date of the By-law. The applicable zoning at that time was the Rural Residential One (RR1) Zone under Zoning By-law 87-34. These zone provisions allow a minimum lot area of 1855 m2 (0.1855 ha) and a minimum frontage of 30 metres. The proposal does not meet the RR1 Zone standards, thus the applicant must initiate a Zoning By-law Amendment to establish appropriate site-specific zone requirements.

A public meeting for the Zoning By-law Amendment will be held on March 20, 2018.

Staff & Agency Comments

No comment from the Conseil Scolaire Viamonde, Hydro One, Enbridge, Bell and Rogers.

The LSRCA has no requirements related to the applications and requests payment of their review fees.

York Region Forestry has noted that any tree removal within the Regional right-of-way requires approval.

The Town’s Engineering Consultant on behalf of Engineering Services has approved the severance plans.

Public Correspondence

Letters of opposition have been received from the residents of the following properties (Attachment 5):

- 14559 Woodbine Ave. - 14567 Woodbine Ave. - 14609 Woodbine Ave. - 14537 Woodbine Ave. 5

Application for Consent Pt Lot 16, Conc 4 14597 Woodbine Ave., Vandorf... Page 28 of 54 CONCLUSION

Having taken all the comments into consideration, Staff are recommending that Provisional Consents for files CA-17-44 and CA-17-45 be granted for the following reasons:

Staff support this applications and request that provisional consents be subject to the fulfilment of conditions in the Recommendation section of this report.

ATTACHMENTS

1. Location Map 2. Site Photos 3. Reference Plan 4. Proposed Lotting 5. Letters of Opposition

Application for Consent Pt Lot 16, Conc 4 14597 Woodbine Ave., Vandorf... Page 29 of 54 Attachment 1

Slaters Road

y a

w Vandorf Sideroad

h WoodbineAvenue

H Hunters Road

WoodbineAvenue

14597 SUBJECT PROPERTIES 14577 Vanvalley Drive

G:\GIS_PROJECTS\DEPARTMENTS\PLANNING_BUILDING\11_LOCATION\ZBA17.012_Location.mxd

Application for Consent Pt Lot 16, Conc 4 14597 Woodbine Ave., Vandorf... Page 30 of 54 Attachment 2

Subject properties showing existing dwelling at 14597 Woodbine Ave.

Change in elevation from right-of-way to dwelling.

Application for Consent Pt Lot 16, Conc 4 14597 Woodbine Ave., Vandorf... Page 31 of 54 Attachment 2

Looking North on Woodbine Ave.

Looking South on Woodbine Ave.

Application for Consent Pt Lot 16, Conc 4 14597 Woodbine Ave., Vandorf... Page 32 of 54 Attachment 2

Looking North-West from 14597 Woodbine Ave.

14597 14577 14567

From left to right: 14597, 14577, and 14567 Woodbine Ave. (Furthest right is not part of this proposal)

Application for Consent Pt Lot 16, Conc 4 14597 Woodbine Ave., Vandorf... Page 33 of 54 14597 Woodbine Ave., Vandorf... Pt Lot 16, Conc 4 Application for Consent

Attachment 3 Page 34 of 54 14597 Woodbine Ave., Vandorf... Pt Lot 16, Conc 4 Application for Consent

Attachment 4 Page 35 of 54

Thorstone Consulting Services Land Use Planning and Development P.O. Box 116, Sutton, Ontario Attachment 5

From: To: Rachael Cogar Subject: FW: Application File CA-17-44 and CA-17-45 Date: Tuesday, January 16, 2018 6:48:44 PM

Rachael,

I forgot to mention in my last email that I wish to present an opposing vote to the granting of Files CA- 17-44 and CA-17-454 for reasons given in that email.

I would appreciate being emailed the results of the Committee's decision on these Files.

Thanks,

From: Sent: Tuesday, January 16, 2018 5:37 PM To: [email protected] Subject: Application File CA-17-44 and CA-17-45

Hello Rachael,

I am , resident and owner of 14559 Woodbine Ave, Stouffville, On

I wish to present, for the consideration of the appropriate committee, some concerns about the two subject files on the assumption that three new homes are planned on the lots.

1. The extra strain on existing underground water resources.

thanks for your consideration,

Application for Consent Pt Lot 16, Conc 4 14597 Woodbine Ave., Vandorf... Page 36 of 54 From: Attachment 5 To: Rachael Cogar Subject: Fw: Notice of Public Hearing - CA-17-44 & 45 Date: Tuesday, January 16, 2018 11:38:05 AM

Resending. My apologies for the name and email address errors.

From: Sent: Tuesday, January 16, 2018 11:09 AM To: [email protected] Cc: Subject: Notice of Public Hearing - CA-17-44 & 45

Ms. Rachael Cogar

Secretary-Treasurer

Committee of Adjustments

Town of Whitchurch-Stouffville

Re: Notice of Public Hearing

Application File # CA-17-44 and # CA-17-45

Water quantity and quality, traffic flow, and personal safety are critical issues in Vandorf, an area that enjoys special status as a village/hamlet.

Application for Consent Pt Lot 16, Conc 4 14597 Woodbine Ave., Vandorf... Page 37 of 54 If these applications for undersized lots are approved, it could set a dangerous precedent for future applications resulting in tightly spaced monster homes or row housing along the busy Woodbine corridor in Vandorf as well as severely overload the diminishing water supply.

We request written notification of the decision of the Committee of Adjustments.

Regards,

14567 Woodbine Ave.,

Application for Consent Pt Lot 16, Conc 4 14597 Woodbine Ave., Vandorf... Page 38 of 54 Attachment 5

From: To: Rachael Cogar Cc: Ken Ferdinands; Christine Halis Subject: Public Hearing Re: CA-17-44 and CA-17-45 Date: Thursday, January 18, 2018 8:50:40 AM

Good morning Rachael,

4) The manner in which the Applicants successfully managed to partially circumvent and subvert the Public Hearing process for their own personal self-interests, is particularly

Application for Consent Pt Lot 16, Conc 4 14597 Woodbine Ave., Vandorf... Page 39 of 54 disturbing and should not go unpunished.

Regards

14567 Woodbine Ave.

Application for Consent Pt Lot 16, Conc 4 14597 Woodbine Ave., Vandorf... Page 40 of 54 Mi-Ko Urban Consulting Inc. Attachment 5 16 High Street, Etobicoke, Ontario, M8Y 3N8 Tel: (416)230-6935 Email: [email protected]

By Email

To: Committee of Adjustment January 17, 2018 For the Town of Whitchurch-Stouffville 111 Sandford Drive, Stouffville, Ontario, L4A 0Z8

Re: Applications CA-17-44 Part Lot 16, Conc. 4 14577 Woodbine Avenue, Vandorf

Applications CA-17-45 Part Lot 16, Conc. 4 14597 Woodbine Avenue, Vandorf

Dear Members of the Committee of Adjustments;

In closing, it would be appreciated if you can notify me of the Committee’s decision on these matters. Thank you.

Yours Truly.

Mi-Ko Urban Consulting Inc.

Peter K. Chee

Cc client

Application for Consent Pt Lot 16, Conc 4 14597 Woodbine Ave., Vandorf... Page 41 of 54 Application for Consent Pt Lot 16, Conc 4 14597 Woodbine Ave., Vandorf... Page 42 of 54 Attachment 5

Application for Consent Pt Lot 16, Conc 4 14597 Woodbine Ave., Vandorf... Page 43 of 54 Application for Consent Pt Lot 16, Conc 4 14597 Woodbine Ave., Vandorf... Page 44 of 54 PLANNING REPORT - REQUEST FOR CONSENT (LOT ADDITION) Parts 2 & 3 of Plan 65R-14940 6845 Main Street (Eastern Gate Community), Community of Stouffville File No. CA-18-01 Meeting Date: February 14, 2018

PLANNING SERVICES RECOMMENDS:

1) THAT Provisional Consent, File No. CA-18-01, be granted, subject to the following conditions: 1. Payment of an Administrative Fee in the amount of $7,931.00 by certified cheque to the Town of Whitchurch-Stouffville; 2. Submission of written documentation by the current property Owner or a signing officer thereof, that a resolution was passed to undertake the transfer of the subject lands, to the satisfaction of the Town; 3. Submission of a written undertaking from the Owner’s solicitor that, at the time of registration, the land to be conveyed will only be conveyed to the Owner of the lands abutting to the North (Parts 4 and 1 on Plan 65R- 14940, Save and Except Part 3 on Plan 65R-8241, Part 3 on Plan 65R- 20343 and Part 1 on Plan 65R-24143, Whitchurch-Stouffville, being the whole of PIN 03732-0268), municipally known as 6853 Main Street and 6871 Main Street, to be merged on title; 4. Submission of three (3) white prints of a deposited Plan of Reference of the subject land, which conforms substantially with the application as submitted and includes the calculated area of each part on the Plan; and, 5. Submission of a fully executed Transfer/Deed for the land to be conveyed to the Owner of the lands abutting to the North (Parts 4 and 1 on Plan 65R-14940, Save and Except Part 3 on Plan 65R8241, Part 3 on Plan 65R-20343 and Part 1 on Plan 65R-24143, Whitchurch-Stouffville, being the whole of PIN 03732-0268), municipally known as 6853 Main Street and 6871 Main Street. 6. Fulfilment of conditions 1-5 not later than March 1, 2019.

PROPERTY DESCRIPTION

The subject property is located in Part of Lot 35, Concession 10, and is municipally known as 6845 Main Street, or the Eastern Gate Community (Attachment 1). The Eastern Gate Community takes access from Main Street via Eastern Gate Crescent and Donna Lee Trail. The land subject to this Consent for a lot addition is a triangular sliver of land owned by Eastern Gate Village, to become part of a sidewalk on the recipient property known municipally as 6853 Main Street. The recipient property is the site of a proposed townhouse development. The retained lands are part of a seniors’ community. The subject lands are highlighted red in Attachment No. 2.

1 of 3

Application for Consent Pt Lot 35, Conc 10 6845 Main St., Stouffville A... Page 45 of 54 PROPOSED CONSENT

The proposed Consent application has been submitted by the Applicant to permit the conveyance of approximately 9.41 m2 (101 ft2) of land to be added to the northerly abutting property. The sliver will facilitate the construction of a sidewalk for a proposed townhouse development on the adjacent properties at 6853 and 6871 Main Street. Notice of this application and hearing was given in accordance with the Planning Act on January 31, 2018.

POLICY ANALYSIS

Community of Stouffville Secondary Plan

The subject lands are designated Existing Residential Area.

Subsection 12.11.5 (Consents) states that: “Consents shall only be permitted where the consent does not prejudice the future or existing development of the land or abutting lands and in accordance with the policies of this Secondary Plan and the applicable provisions of Section 8.5.1 of the Official Plan.”

Section 8.5.1.3 i) a) of the Official Plan permits consents “to create rights-of-way or easements, or for other technical or legal purposes such as minor boundary adjustments, where a separate lot is not being created”.

The proposal is consistent with the Official Plan and will assist the applicant in developing their residential subdivision.

Comprehensive Zoning By-law No. 2010-001-ZO

The subject property is zoned Residential Four (R4) in Comprehensive Zoning By-law 2010-001-ZO. The sliver is proposed to be added to an Institutional and New Residential Five (I/RN5) split zone.

The proposal does not significantly decrease the lot area of the lands to be retained, and no variances are required. The proposal meets the intent of the zoning by-law.

STAFF AND AGENCY COMMENTS

Engineering Services and the Public Works Department have no comment/objection to the application.

The Regional Municipality of York and the Toronto and Region Conservation Authority have no objection to the application. The site is not in a Regulated Area.

No other comments or objections from other Town staff or agencies have been received

2 of 3

Application for Consent Pt Lot 35, Conc 10 6845 Main St., Stouffville A... Page 46 of 54 at the time of this report’s publication.

4.0 CONCLUSION

Having taken all the comments into consideration, Staff are recommending that Provisional Consent be granted for the following reasons:

1. The application is in accordance with the Community of Stouffville Secondary Plan; 2. The application complies with the requirements of the Zoning By-law; 3. The application would make greater use of an existing road access that would formalize its use for the east abutting recipient property.

Staff support this application and request that provisional consent be subject to the fulfilment of conditions 1-6 in the Recommendation section of this report.

ATTACHMENTS

1. Location map 2. Plan

3 of 3

Application for Consent Pt Lot 35, Conc 10 6845 Main St., Stouffville A... Page 47 of 54 Attachment 1

A sbu r C y Park Court B a o m t u ee l r e F r St oye v e B a l l r a d e

n i Main Street

e T Loretta Crescent

n i Ira Lane

T Cam Fella Boulevard

o M

Main Street

d SUBJECT r

H PROPERTY

t Sullivan Lane n e

Loretta Crescent c s

e r

C 6845 ate Eastern G

x e

n a O L Donna Lee Trail Watson Drive

Lo retta Crescent

Town of Whitchurch-Stouffville 0 80 160 Consent Application m 6845 Main St., Stouffville Pt Lot 35, Conc 10 Produced by Clerks Department January 31 2018 © The Corporation of The Town of Whitchurch-Stouffville CA-18-01 [ © Regional Municipality of York © MPAC 2017

Application for Consent Pt Lot 35, Conc 10 6845 Main St., Stouffville A... Page 48 of 54

Page 49 of 54 of 49 Page Pt Lot 35, Conc 10 6845 Main St., Stouffville A... Stouffville St., Main 6845 10 Conc 35, Lot Pt Application for Consent for Application WATSON DRIVE

LORETTA CRESCENT 77.53

132.697 CONCRETE CURB CONCRETE

CENTRELINE OF PAVEMENT

LORETTA CRESCENT CONCRETE CURB

(BY REGISTERED PLAN M-798) LOT 1, REGISTERED PLAN M-798

281.55

281.51

ROAD SIGN ROAD

281.34

281.19

UP/H

281.42

281.31

281.32

281.35 281.35

(1 FOOT RESERVE) MH

0.128N(P,P1&M) 281.92

OW/H

281.95

C/T 0.4 C/T 281.69

281.55 281.29

282.15 281.86

IB(OU)

SIGN

281.62 C/T 0.4 C/T

GUY 20.33

281.48

281.90 OW/H

281.58 281.5 281.46

281.58 281.75

281.94 281.79

281.82 281.5

281.52 UP/L

UP/L 281.47

281.47 LOT 8, REGISTERED PLAN 1155

281.42

281.53 281.41

281.41

ROAD SIGN ROAD 281.54 CB

CB 281.69 CONCRETE CURB AND GUTTER AND CURB CONCRETE 281.48 281.80 281.5

281.49 7.62

281.53 78.65 281.91

H/VAULT 281.64 281.68 282.05

282.02 36.661

MH 281.75 281.84

282.05 281.62

281.99

D/T 0.8 D/T BB

281.69 281.86

281.92

281.86

282.05

MH 282.08 281.72

281.66 281.97 281.56 281.88 281.85

281.52 281.56 BOARD FENCE LANDSCAPING 281.83

BB 281.88 281.39

281.40 281.68 281.88

281.98

281.87 281.67 281.72

CB 281.83

281.88 281.75

CENTRELINE OF PAVEMENT OF CENTRELINE (1137) 281.85 281.87

281.45 281.80

281.99 281.92

281.81 281.42 UP/L

MH EASTERN GATE CRESCENT

CP 281.86 281.50 281.49 (SUBJECT TO EASEMENT AS IN INST. No.'s R686861 AND R689904)281.72

281.47 281.52 PART 3, PLAN281.76 65R-14940

281.54

282 281.56 281.5 CURB CUT CURB

281.60 47.207 0.047SOUTH D/T 0.3 D/T

SIB(1137)

281.88

281.65

281.88

281.90 (P&M)

281.57 281.54 281.66 281.69 281.75

MH 282.00 281.63

281.62 281.92 281.75 281.71 CONCRETE CURB AND GUTTER CONCRETE CURB AND GUTTER AND CURB CONCRETE BOARD FENCE

281.56 281.68 PIN 03732-0088

D/T 0.1 D/T D/T 0.3 D/T

281.59 281.86 281.75

281.70

BUS STOP BUS

281.61 281.47 281.98 281.84 281.61 281.60

INTERLOCKING 281.68 POSTED AS

281.64 281.93

281.88

281.87

281.81 281.82 281.85 281.71

UP/L

281.86

CB 281.78

281.70 281.90 CB

CURB SIGN

282 281.88

281.94 281.66 281.70 CUT CURB 281.69 281.57 EASTERN GATE CRESCENT

CUT CENTRELINE OF PAVEMENT 282.01

282.07 281.70 281.95 281.70 281.76 281.89 282.10 281.83 281.74

281.75 WV 281.86

281.56 281.88

281.76 281.70 281.89

281.84 282.00

281.77 282.19 281.74

ASPHALT 78.582 281.79 281.80

CURB CONCRETE CURB 281.77 282.13 7.62 281.91

LANDSCAPING 282.06 281.70 CLF 0.9SOUTH

281.77 CUT 281.75 282.04 282 281.95

281.62 281.88 281.78 281.89 281.82

282.06 281.76

281.78

282.01 STEP

281.94 LANDSCAPING

281.82 ROLLING CONCRETE CURB AND GUTTER 282.04 282.44 281.89 LANDSCAPING BRICK 281.98 282.10

INTERLOCKING 282.21 281.77 282

281.94

282.03 281.69 281.89

281.61

282.04

C/T 0.2 C/T 282.20

281.81 MH D/T 0.1 D/T 282 282.12 281.74

282.03 W/KEY PORCH

281.86 281.94 D/T 0.2 D/T 282.17 281.95 GM 281.79

282.02 282.44 281.98 CB

D/T 0.1 D/T

281.87

C/T 0.2 C/T

282.25

282.06

281.77

OW/H/T

282.05 281.65

282.06

281.95 282.29 282.10

281.70 (1137)

282.14 282.29 BOULDER 282.67

281.69

(ON PRODUCTION)

282.22 (ON PRODUCTION)

282.02 282.05

282.05

DOOR SILL DOOR 282.05 281.70 282.08 11.23 281.99

282.11 11.23(P) 281.75 11.21(M)

No. 2 13.80(P&M) 281.99

METAL RAILING METAL 282.04 282.01

STEP 281.86

282.09 AC 282.00 CONCRETE CURB

BRICK 281.90 281.98

D/T 0.2 D/T

281.97

282.36 281.75

282.05

281.99 281.91

BOULDER 282.74

281.82 281.81 281.70 282.14 282.01

HEDGE 0.1 C/T

C/T 0.1 C/T

282.13 PARKING SPACES

282.17

282.13

282.09

281.89

BUSH 282.42 282.5

282.45 0.2 D/T

282.29

282.16

281.91

281.87 281.85

282.11

282.25

282.28

BUSH

282.23

282.20

BUSH

282.15

282.14

282.15 282.01

PORCH 282.21 282.19

282.12 281.95 BUSH

D/T 0.2 D/T 282

BRICK 282.05 282.41 CONCRETE CURB AND GUTTER BUILDING

C/T 0.4 C/T 282.09 282.05

282.08 282.05

282.27 282.17

D/T 0.3 D/T

D/T 0.3 D/T D/T 0.3 D/T

No. 4 282.35

281.87 282.15

281.91 PORTABLE CONRETE CURB 282.41

281.80 281.96 282.11 281.27 282.24

PORTABLE CONRETE CURB 282.16

BB 282.25 282.03

281.23 282.20 PARKING SPACES

BUSH

SIGN

LOT 35, CONCESSION 10 282.17

282.14

BUSH 282.16

282.13 282.03

282.05

282.40

282.03 BB

38.08 282.16

282.01

282.17 282.15 282.15 282.10 281.99 BB 282.13 281.81

282.23 PORTABLE CONRETE CURB

282.25

282.34

282.24 EDGE OF ASPHALT OF EDGE

282.11

SIGN ROAD SIGN ROAD

281.88 282.40

282

282.14

281.81 SIGN

282.16 PORTABLE CONRETE CURB 281.97 BOTTOM OF SLOPE 282.09 282.18 PART 4, PLAN 65R-14940 282.24 GM 282.00 DOOR SILL

282.14 (DEDICATED BY BY-LAW No. R-308-75-82,

281.99

282.16 282.39 284.51 0.2 D/T

282.66

282.33

282.39

BUSH

282.39 282.22

C/T 0.3 C/T 281.22 282.18 CHAIN LINK FENCE LINK CHAIN 282.16

CONCRETE

DRIP LINE DRIP 282.28

AC 282.49 DOOR SILL WINDOW 282.09

282.01 282.24

282.43 WELL 282.22

282.04 282.07 282.41

282.19 282.18 282.14 BUSH

WOOD DECK WOOD 282.51 282.51

VENT

ASPHALT PARKING LOT 282.13 281.95 282.06 AIR

AC 282.19

BUSH 281.86

BUSH

282.15 282.21 CONCRETE

DIT/INLET 282.19

282.55 282.23 282

282.03 281.38 282.22

282.14 0.4 C/T

FFE 282.52 282.26

C/T 0.3 C/T 282.07 281.93

281.25 282.07

C/T 0.2 C/T

282.40

282.67 282.66 282.07 282.23 PARKING SPACES PARKING 282.02 281.99 282.21 282.14BW 281.99

CURB

283.27TW 281.99 CONCRETE CUT WOOD WINDOW STEPS WELL

PILAR 281.79 PATIO STONE PATIO INST. No. WS 5774)

LANDSCAPING LINE OF CANOPY

282.19 282.26 282.38 PIN 03707-0139 282.14

HEDGE 282.04

282.11

BUSH

282.41 FFE 282.37 FFE

283.32 281.38

24.35 CONCRETE

282.30

282.22 281.82

282.19 282.12

BUSH

281.82 282.27

282.03 BUSH 281.92 282.24

282.28 UP/H

282.18

C/T 0.4 C/T 282.10

BRICK CLAD

BUILDING 281.25 WOOD SWALE SIGN

STEPS

282.20

282.23

282.03BW 282.02

282.42

BUSH

283.69 282.28

282.00 282.11 281.53 282.07 PORTABLE CONRETE CURB

282.01 282.24 282.28

281.98

TOP OF SLOPE 281.30 281.88

UP/L PARKING SPACES PARKING

LANDSCAPING 282.11 281.75

WALL

RETAINING

WOOD

281.99

283.60

C/T 0.4 C/T 282.28

281.93 281.87 282.34

283.90TW 282.13 282.33 282.30

283.67 CONCRETE 282.23 282.04 WINDOW 281.82

WELL 15.15(P&M)

281.99BW 282 282.36

281.83 SIGN 283.77

DRAIN 281.98

281.99 282.30 282.31

11.27 281.97

282.34 15.15

BUSH 281.83

GRAVEL

281.85 282.38 282.34

11.14

283.73 282 282.10

281.98BW 282.35

282.89

283.79

283.59 282.36 283.91TW 281.93

282

C/T 0.2 C/T

281.98 282.21

PIN 03732 - 0268 282.33

TOP OF SLOPE OF TOP 282.33

BUSH

C/T 0.3 C/T 282.42

STONE BRICK CLAD 281.95

BUILDING

282.12

C/T 0.4 C/T 283.62 RETAINING (1137)

BUILDING BRICK

WALL 282.11

283.57

283.48

STANDPIPE 282.43 282.46 282.41 282.33

SIB

282.34

C/T 0.4 C/T

281.92

282.55

C/T 0.4 C/T 282.29

282.42 ROAD PAINTED LINE 282.01 282.02BW 282.49

LOT DEPTH 77.53 M 282.35 283.90TW RECIPIENT LAND

CHAIN LINK FENCE

282.18

281.75

283.73 282.37

282.36 53.28

283.24

283.78

282.94 282.52

283.62 282 283.23

CB 283.74 282.15BW FFE 282.43 FFE FFE 282.52

CONCRETE CLF ON

283.91 282.52 282.51 283.57

282.59 282.36

283.58 283.64 282.55

282.25TW 0.2 C/T LINE

ROAD PAINTED LINE

283.5 283.06

282.38

281.66

282.52

1.0E D/T 0.5 D/T

CLF

283.73

282.20

282.24 283.41

15.13 282.15 CHAIN LINK FENCE 282.51

26.29 282.43

282.46

283.62

282.47

283.49

283.50

C/T 0.4 C/T IB(1137)(BENT) 0.044SOUTH

282.5 282.09

282.32

282.43 282.40 282.26

STANDPIPE WOOD RETAINING WALL RETAINING WOOD

282.37

283.65

STONE

PATIO 282.33

SWALE 282.96

282.43

282.32

282.31 282.42

282.60 15.13(P&M)

CLF 0.1E TOP OF BANK OF TOP

CENTRELINE OF DITCH

282.24

282.22

282.17

OW/H/T

282.24

282.35 282.28

1.69 282.43 SIGN RETAINED LAND 283.5

283.35 282.49

283.58 EDGE OF ASPHALT

282.43

C/T 0.2 C/T 282.41

282.90 SWALE

283.70

282.81 282.59

282.55

282.75

282.69

282.50

282.57

282.65

282.16

282.64

282.50 C/T 0.5 C/T 282.72

282.16 282.31

282.5 282.16

283.63 282.27 283.81

282.45 282.47 282.36 282.35

282.30 283.61 282.46 PORTABLE CONRETE CURB 282.48 282.40 282.36

283.06 282.5 OW/T

282.40

C/T 0.2 C/T

282.95

282.90

283.57

283.01

282.81

282.74

282.70

282.66

282.62

282.57

282.33

282.09

281.73

C/T 0.4 C/T

282.49

282.09

282.07 282.32

EDGE OF ASPHALT

282.45 75.17

MAIN STREET

283.10 282.52

FRONTAGE 101.63

281.99

282.00 C/T 0.2 C/T

281.84

283.06

283.27

UP/H

283.09

281.83

MONIT. WELL MONIT.

282.41

282.17 282.34 TOP OF BANK

283 283.66

282.02 282

282.22

282.56

281.93

281.77

281.94

283.20 282.47

SEVERED LAND

GRAVEL 282.49

283.08 CENTRELINE OF DITCH 281.71

GRAVEL

281.85

282.68

283.05 282.54

282.18 282

282.57

GRAVEL

282.59

283.82

282.54

281.98

282.16

TOP OF BANK OF TOP 282.16 284.05

(SUBJECT TO EASEMENT AS IN INST. No.'s R686861 AND R689994) 283.21

TOP OF BANK 282.07 282.5 281.97

283.14 282.31 282.63

CHAIN LINK FENCE 283.02

282.95 OW/H/T

282.80

282.63

282.56

282.56 282.66

282.58 282.32

282.58 282.44

283.25

DRIP LINE DRIP

283.91 282.34

283.18 282.40

EDGE OF ASPHALT OF EDGE

PARKING SPACES PARKING

282.02 282.36

CENTRELINE OF DITCH OF CENTRELINE

282.54

282.68

282.13

282.51

282.51 282.44

284 UP/H 282.52

PARKING SPACES 282.49

284.11

282.60

282.61

282.58

282.59 282.52 282.40

282.56 282.41

283.31 283.25 BANK OF TOP

DRIP LINE DRIP PORTABLE CONRETE CURB OW/H 282.12

282.55 GUY

282.76 PORTABLE CONRETE CURB 282.51 282.07 283.10

282.91 282.45 282.48 282.22 PART 2, PLAN 65R-14940 282.53 282.07 INV 282.18 282.41 283.30 282.66 PP 3x200 CSP 300

282.59 INV 282.16 283.37

INV 282.07 282.87 282.54 283.31 282.63 21.35(P&M)

PARKING SPACES PARKING INV 282.17 282.37

PARKING SPACES INV 282.21 282.40

282.15

282.50

282.61

284.30

282.42 282.94

PIN 03732-0088 282.90

282.56

282.50

283.23

282.95 GRAVEL

283.06 283.19 282.77 21.35

MONIT. WELL MONIT. 282.67

284.22

282.26

283.29 282.93 283.41

283.32 282.83

C/T 0.4 C/T TOP OF BANK OF TOP

GRAVEL 282.27

CONCRETE 282.81 STOUFFVILLE ROAD - REGIONAL No. 14 BUILDING

TOP OF BANK 282.45 BLOCK 283 BANK OF TOP

CENTRELINE OF DITCH

ASPHALT PARKING LOT 283.09

282.87 282.81 282.57 ROAD ALLOWANCE BETWEEN THE FORMER TOWNSHIPS OF MARKHAM AND WHITCHURCH

283.48

OW/H/T

283.44 282.67

283.40 282.36

282.68

282.92 282.93

201.54 282.77

282.97 282.89 282.96

282.46

284.52

283.49

282.51

284.36 283.87

284.36 283.44

283.07

284.47

284.37

283.19

283.06

282.99 C/T 0.4 C/T

283.58 282.63

284.08 283.57

283.5 282.57

283.51

283.22

283.83

283.64

283.47

283.42

283.38

283.30

283.10

283.27

283.34

282.69

283.25 0.10 N 0.10

283.23

283.21 283.19

GATE 74.00

283.15

282.93

UP/H D/T 0.6 D/T

CONCRETE WALK 283.20 282.99 OW/T 283

283.05 282.65 283.03

284.52 283

284.43 DRAIN

284.52 BOTTOM OF BANK

282.53

UP/L

284.42 W/KEY

282.65

283.96

283.23

282.51

283.89 283.15

OW/H

283.15

283.63

283.77 282.67

PARKING SPACES 73.00 283.31 283.03 283.04

283.26 GRAVEL

INV 282.61 INV

283.28

283.18

283.59 283.37

283.22

283.46 283.60

283.44

283.57

283.52

SIGN

283.33

283.43

283.42

282.95 282.82

283.33 283.01

283.49

283.06 282.64

284.39

283.29 283.28

TOP OF BANK 282.93

283.36 283.00 283.35

283.54 EDGE OF ASPHALT 282.99

283.34

283.40 PIN 03707-0002 283.5 283.38 282.87

283.48 282.90

GRAVEL 282.97 OW/H 282.88 PART 1, PLAN 65R-14940 283 62.963

EDGE OF ASPHALT

(DEDICATED BY BY-LAW No. RD-346-91-104,

GRAVEL 282.90

284.53 ROAD PAINTED LINE PAINTED ROAD

283.40 283.29

283.38

283.37 284.11

PART 3, PLAN 65R-8241

283.69

283.29

PP 300 PP

GRAVEL PIN 03707-0139

284 283.34

GRAVEL

PP 3x200 PP

284.35 283.01

284.16

284.73

284.38

283.95

283.67

282.90

284.01 284.07

284.10 283.00

284.76 283.23

284.18 TOP OF BANK

283.04

284.18

283.03

283.37

STANDPIPE 283.39

INV 282.85 INV 283.14

INV 282.83 INV

283.41

INV 282.86 INV 282.91 283.00

283.29

284.02

283.31 283.18

INST. No. R577920) 283.16

283.20

283.28

283.20

283.18

283.13

283.03 282.68 4.29 282.68 INV (WIDENING BY INST. No. MA-42730)

4.29(P&M) 283.09

283.20

283.27

284.06

283.99

PATIO STONE PATIO

283.38

STONE

PATIO

282.86

283.30 283.41

283.35 OW/H/T 284.81

1 1/2 STOREY

STEPS

WOOD

WOOD DECK WOOD 283.36 BUILDING

FRAME

283.31 284.33

PIN 03707-0133

283.39

284.72

CHAIN LINK FENCE LINK CHAIN

284.34

284.32

284.52

FFE 284.26 FFE 284.15

284.34

283.08 283.23

283.95

BUSH

283.33

283.44

283.33

283.47 TOP OF BANK OF TOP

283.5

283.33 283.36

284.45 GRAVEL

86.33 283.39

283.21

283.09

283.50

STEPS

DRIP LINE DRIP

WOOD 283.24

283.5

283.51

283.08

41.24

283.19

GRAVEL

283.67

283.52

283.00

283.27

TOP OF BANK OF TOP

CENTRELINE OF DITCH OW/T 284.49

283.55 283.39 283.42

284.5 283.46 283.44

4.73(P&M) 283.37

284.53 284.94

DRIP LINE

283.68

BUSH

284.91

284.54 283.73

284.55 OW/H/T

284.67

TOP OF BANK OF TOP

284.61

283.28

283.46

D/T 0.6 D/T

284.01 UP/H

283.5 283.48 C/T 0.3 C/T

BOTTOM OF BANK 283.66

284.79

283.38

283.55

283.53

INV 283.36 INV

284.76

283.84

283.65

283.81

283.35

283.60

283.52

284.75

283.77

C/T 0.3 C/T

283.65

283.13

284.89

C/T 0.2 C/T

284.79

283.76

283.79

284.84

283.81

284.73

284.26

283.67

21.70 (P&M)(FRAME) 21.70

284.74

283.78

284.94

283.79

19.72(M)(FRAME) 19.78 (P)(FDN) 19.78 19.72(M)(FRAME)

284.91

283.76

19.57(M)(FRAME) 19.63 (P)(FDN) 19.63 19.57(M)(FRAME)

284.89

GRAVEL

283.55 19.57

283.56 BANK OF TOP

283.56

284.27

GRAVEL

284.38

285.02

284.08

285.08

285.04

GRAVEL

148.11 284.96

PP 300 PP

285.02

GRAVEL

284.91

283.56

283.19

284.16

284.88

284.91 285

284.94

284.95

284.01

285.08

284.98

284.57

285.00 C/T 0.1 C/T

283.70

284.38 284

283.92

283.51

284.00

284.95 284.21

TOP OF BANK 283.91

283.94

284.96

284.27

283.94

D/T 0.2 D/T

283.89

283.28

284.02 284.28

285 284.5 0.1 C/T

OW/T

283.54 284.07

284.76

284.08 284.11

284.00 TOP OF BANK

283.79

284.08

284.04

283.46

284.04

284.34 284.25

0.03W(P&M)

284.88

283.96 283.51 (Disturbed)

IB(1137)

283.73 284.11

284.53

284.56

D/T 0.1 D/T

284.68

INV 283.48 INV

283.48

C/T 0.1 C/T

284.02

284.36

284.19

283.29

283.38

284.29 283.35

OW/H/T ASPHALT

SWALE 283.36 284.21 284.26

CLF 0.1SOUTH 284

283.41 284.27 (1137) IB

(1137) 284.14 284.92 CONCRETE CURB 71.29

BOTTOM OF BANK SSIB 284.87

284.02 284.17 BOTTOM OF BANK

POST

283.32 284.24

284.44 284.20 283.42 EDGE OF ASPHALT 284.19 CONCRETE CURB 284.21 283.34

285.05 CHAIN LINK FENCE

283.36

283.39 283.39

GRAVEL

284.03 284.23 BANK OF TOP

5.18(P&M)

D/T 0.2 D/T CLF 0.1E

CLF 0.1E

285.39

284.46 285.39

HEDGE 284.5

4.57(P&M)

284.20 284.52 GARBAGE 284.22 CENTRELINE OF DITCH

ENCLOSURE 284.44

GATE 284.10

M/RAILING

ASPHALT PARKING LOT

284.47

283.92

284.63

283.45 283.44

CONCRETE WALK 283.47 283.28

283.40 CONCRETE

283.41

283.40 283.41

(ON PRODUCTION)

284.56 284.49

283.44 285.01

BOARD FENCE (ON PRODUCTION)

284.92 284.90

285 9.70(P&M)

284.55 D/T 0.2 D/T

UP/L 283.56 284.28

CANOPY 284.71 9.85(P&M) CANOPY CANOPY 285.26 PAINTED LINE 284.21 283.36

284.35 LOT DEPTH 103.53 M

283.46

283.81

284.83 FFE 283.47 FFE

FFE 283.47 FFE TOP OF BANK

285.04

284.91 285.00

BUILDING 1 STOREY

D/T 0.1 D/T

285.33 285.24

BRICK

284.38

GUY

284.91

UP/H

285.52 284.5

285.5 284.16

285.62

285.23

284.50

284.66

284.54

285.57

285.39

285.09 284.86

285.75 OW/H 284.55

OW/H

285.85

285.76

285.05

284.56 284.76 No. 6895 1 STOREY

BUILDING FFE 286.10 FFE PART 1, PLAN 65R-24143 BRICK PART 1, PLAN 65R-20343 PIN 03732-0269 PIN 03732-0212

LOT 35, CONCESSION 10

102.181

PARKING SPACES PARKING

282.30

281.82 282.27 KEY MAP THE PROPOSED SEVERANCE

AREA: 9.41 SQ.M. 282.28

C/T 0.4 C/T 282.10

SWALE

281.99

C/T 0.4 C/T 282.28

282.34 282.33 282.30 281.98

11.27

282.38 282.34

11.14

282

C/T 0.2 C/T 282.21 EASTERN GATE CRES. MAIN ST.

THE SITE

C/T 0.4 C/T 282.11

282.46 282.41

C/T 0.4 C/T

282.55

C/T 0.4 C/T

282.42 282.49

282.52 282.51

282.59 282.55

282.51

SCALE: 1:100 282.43 IB(1137)(BENT) 0.044SOUTH CLF 0.1E

1.69 N.T.S

EDGE OF ASPHALT

282.59

282.55

282.69

282.57

282.65 282.64

NO. 1 STOUFFVILLE MAIN STREET HOLDINGS INC. PROJECT CONSULTANTS: LEGEND WOD USFG WOB USFR LOB REV TFW * COMMENCEMENT OF ANY WORK. DISCREPANCIES MUST BE STD USF FSE FFE TBS SL SLIVER SEVERANCE PLAN H AC PROJECT NUMBER DRAWN BY DATE DRAWING PROJECT/LOCATION CLIENT SP ALL DIMENSIONS MUST BE VERIFIED BY CONTRACTOR PRIOR TO R DEC 12 2017 MA ISSUED OR REVISION COMMENTS THESE DRAWINGS ARE NOT TO BE SCALED: REVERSE PLAN LOOKOUT BASEMENT NUMBER OF RISERS TO GRADE DOOR UNDER SIDE FOOTING @ GARAGE UNDER SIDE FOOTING @ REAR UNDER SIDE FOOTING FINISHED FLOOR ELEVATION FINISHED SECOND FLOOR ELEVATION WALK OUT BASEMENT WALKOUT DECK DBL. CATCH BASIN BELL PEDESTAL STANDARD PLAN FIRE HYDRANT HYDRO CONNECTION ENGINEERED FILL WINDOW CATCH BASIN CABLE PEDESTAL TOP OF BASEMENT SLAB TOP OF FOUNDATION WALL DOWN SPOUT TO SPLASH PAD STREET LIGHT AIR CONDITIONING MAIL BOX SUMP PUMP SEWER CONNECTIONS (1 LOT) SEWER CONNECTIONS (2 LOTS) TRANSFORMER SWALE DIRECTION 16067 REPORTED DIRECTLY TO SRN ARCHITECTS INC. DESCRIPTION SEVERANCE PLAN 8395 JANE STREET, SUITE 203 VAUGHAN, ONTARIO. L4K 5Y2 RN DESIGN LTD. MAIN STREET STOUFVILLE T:905-738-3177 | F: 905-738-5449 FR DRAWING NUMBER CHECKED BY SCALE 1:400 MA SP-100 XXX XX FR X x x ##

H 21-DEC-17 DATE FR EXISTING TREE (TO BE RETAINED) EXISTING TREE (TO BE REMOVED) EXISTING SPOT GRADE BW -BOTTOM OF WALL TW -TOP OF WALL SNOW STORAGE AREAS RETAINING WALL MUNICIPAL ADDRESS PROPOSED SPOT GRADE HYDRO METER HYDRANT AND SIGN POST BOLLARD LIGHTING 12' POLE LIGTHING 14' POLE LIGTHING DOWN LIGHT FIRE FIGHTER TRAVEL PATH TO 1.22 (MIN) BELOW GRADE FOOTING TO BE EXTENDED MANHOLE - MANHOLE - STORM GAS METER CHAMBER SOUND BARRIER PRIVACY FENCE CHAINLINK FENCE WATER VALVE WATER CONNECTION VALVE SANITARY SIAMESE CONNECTION

DWN MA

CHK MA PLANNING REPORT - REQUEST FOR MINOR VARIANCE Con 6 Pt Lot 20 4097 Aurora Road, Whitchurch-Stouffville File No. CA-18-02 Meeting Date: February 14, 2018

PLANNING SERVICES RECOMMENDS: 1) THAT the Request for Minor Variances be APPROVED to permit: i. Construction of an addition to a single detached dwelling, and detached garage in an Environmental (ENV) zone, whereas it is prohibited under section 3.18.4 (i) and (iii) of the By-law

PROPERTY DESCRIPTION

The subject property is approximately 3.5 hectares (8.64 acres) in area, and is located on the south side of Aurora Road, west of McCowan Road. Attachment No. 1 illustrates the location of the subject lands.

PROPOSED DEVELOPMENT

The Minor Variance application was submitted to facilitate the construction of an addition to a single detached dwelling, and construction of a detached garage within an Environmental (ENV) zone. The proposed development does not contravene any zoning regulations such as setbacks, lot coverage, etc. This application is for permission to expand and construct within a Minimum Vegetation Protective Zone.

There will be no changes to the existing access and there will be no changes to the well or septic facility.

POLICY ANALYSIS

Town of Whitchurch-Stouffville Official Plan

The subject property is designated Oak Ridges Moraine Natural Core Area. The proposed addition to a legally existing single detached dwelling, and construction of a detached garage, is in keeping with the intent of the Official Plan designation, subject to the requirements the Oak Ridges Moraine Site Plan Control process.

Comprehensive Zoning By-law 2010-001-ZO

The subject property is zoned Environmental (ENV). The ENV zone is used to delineate Key Natural Heritage Features and the associated 30 metre Minimum Vegetation Protection zone as per the Oak Ridges Moraine Conservation Plan. Section 3.18.4 of the By-law states that legally existing single detached dwellings are permitted to expand provided that the expansion does not intrude into either the Key Natural Heritage Feature, or associated Minimum Vegetation Protection zone. This section also states that accessory buildings can be constructed, provided that the construction does not intrude into a Key Natural Heritage Feature or Minimum Vegetation Protection Zone. Page 1 of 2

Application for Minor Variance Pt Lot 20, Conc 6 4097 Aurora Rd., Whitch... Page 50 of 54 Development in this case is not permitted unless accompanied by a Site Plan Control Application and a Natural Heritage Evaluation demonstrating that the proposed development will pose no significant environmental threat to the Oak Ridges Moraine Plan area.

The applicant submitted a Site Plan Control Application (File No. SPA17.040), and provided a Natural Heritage Evaluation prepared by LGL Ltd., dated March 2017, for review by Town staff, and the Lake Simcoe and Region Conservation Authority (LSRCA). Based upon review of the Site Plan Control Application, both the Town and LSRCA have no objection to the approval of SPA17.040.

Based on the understanding that this development has been controlled through site plan control, the LSRCA has provided no objection to the approval of this minor variance application. The applicant is still responsible for securing a LSRCA development permit prior to issuance of a Building Permit.

Staff & Agency Comments

The On-Site Septic Inspector has approved the plan in principle.

There were no additional comments provided by Town Departments.

The Lake Simcoe and Region Conservation Authority did not propose any objection to the development, but note that the applicant is to secure a development permit under Ontario Regulation 179/06 of the Conservation Authorities Act, prior to Building Permit issuance.

Public Comments

No Comments from the public have been received at the time of this report writing.

CONCLUSION

Staff recommend the Minor Variance application be approved for the following reasons: 1) The variances maintain the intent of the Town of Whitchurch-Stouffville Official Plan; 2) The variances maintain the intent of the Comprehensive Zoning By-law 2010-001- ZO 3) The variances are desirable for the appropriate use of the land; and

4) The variances are minor in nature;

ATTACHMENTS 1. Location map 2. Site Plan 3. Photos

Page 2 of 2

Application for Minor Variance Pt Lot 20, Conc 6 4097 Aurora Rd., Whitch... Page 51 of 54 Attachment 1

Gre d env a a o lley C R ircl e n

l o i a d C

r a c T o Aurora Road Aurora Road M

e y i

d v

t e

e n r

e o Jesse Thomson Road

K F

a o

t h g i r

e P

Aurora Road SUBJECT PROPERTY

4097

Jesse Thomson Road

Town of Whitchurch-Stouffville 0 175 350 Minor Variance Application m 4097 Aurora Rd., Whitchurch-Stouffville Pt Lot 20, Conc 6 Produced by Clerks Department February 2 2018 Application File No. CA-18-02 © The Corporation of The Town of Whitchurch-Stouffville [ © Regional Municipality of York © MPAC 2017

Application for Minor Variance Pt Lot 20, Conc 6 4097 Aurora Rd., Whitch... Page 52 of 54 Attachment 2

Application for Minor Variance Pt Lot 20, Conc 6 4097 Aurora Rd., Whitch... Page 53 of 54 Application for Minor Variance Pt Lot 20, Conc 6 4097 Aurora Rd., Whitch... Page 54 of 54