AGENDA COMMITTEE OF ADJUSTMENT

Transcription

1 Planning & Development Services Tel Fax TOWN OF AJAX 65 Harwood Avenue South Ajax, ON L1S 2H9 AGENDA COMMITTEE OF ADJUSTMENT Town Hall 65 Harwood Avenue South Ajax, Ontario Council Chambers Wednesday, March 27, 2013 Pre-meeting to commence at 6:30 p.m. Public Meeting to commence at 7:00 p.m. Online Agenda: Anything in blue denotes an attachment/link. By clicking the links on the agenda page, you can jump directly to that section of the agenda. To maneuver back to the agenda page use the Ctrl + Home keys simultaneously OR use the Bookmark icon on the navigation panel to the left of your screen. 1. Call to Order 2. Disclosure of Interest 3. Adoption of February 27, 2013 Committee of Adjustment Meeting Minutes... Page 3 4. Outline of the General Mandate of the Committee of Adjustment 5. Applications: A3/13 Catherine Ferry 2 Hiley Avenue... Page 8 To permit the lot line and yard along Hiley Avenue to be the front lot line and front yard and re-designate the other yards accordingly; to recognize all setbacks affected by this re-designation of lot lines and yards, and; to permit a minimum setback of 2.7 metres from the rear lot line to the dwelling and a minimum setback of 1.5 metres from the rear lot line to the existing deck. A4/13 Adrian & Abbie Gebodh 35 Noble Drive... Page 15 To permit a minimum setback for access of 0.6 metres to an existing door from the interior west side lot line. A5/13 Roberto Barros de Camargo 2972 Ebony Street... Page 21 To permit a minimum setback of 0.6 metres from the interior east side lot line.

2 6. Other Business/New Business 7. Adjournment Ontario 's Fir s t ISO 9001 Quality Community

3 February 27, 2013 Committee of Adjustment Meeting Minutes Page 1 of 5 MINUTES OF A HEARING OF THE COMMITTEE OF ADJUSTMENT FOR THE TOWN OF AJAX HELD IN THE RIVER PLATE ROOM, TOWN HALL, 65 HARWOOD AVENUE SOUTH, AJAX Wednesday February 27, 7:00 P.M. Present: Absent: Matthew Milligan, Chair Carolyn Molinari, Vice-Chair Eldon Dixon, Member Lisa-Marie Williams, Member Geoff Romanowski, Technical Advisor/Secretary-Treasurer Michael Briand, Member 1. Call to Order February 27, 2013, Town of Ajax, Committee of Adjustment Meeting Meeting called to order at 7:05 p.m. on February 27, Disclosure of Interest Chair Milligan asked if any of the members of the Committee had a conflict of interest with the application on the agenda. There were none. 3. Adoption of January 30, 2013, Town of Ajax, Committee of Adjustment Meeting Minutes Chair Milligan put a request forward to the Committee to adopt the January 30, 2013 Committee of Adjustment Meeting Minutes. Proposed by: Seconded by: Lisa-Marie Williams Eldon Dixon All in favour Carried 4. Outline of the General Mandate of the Committee of Adjustment Chair Milligan provided an overview of the Committee of Adjustment mandate for all that were present at the meeting. 3

4 February 27, 2013 Committee of Adjustment Meeting Minutes Page 2 of 5 5. Applications Minor Variance Application A1/13 GHD on behalf of 3e Capital Inc. 200 Achilles Road Part of Lot 6, Concession 1, (40R-24253, Part 1) To permit a side yard of 3.0 metres for outdoor display and sale, a minimum built frontage to be located between 3 metres (minimum) and 27 metres (maximum) of the front lot line, a minimum second floor area (GFA) of 425 m 2, a driveway aisle and a single row of visitor parking between an adjacent street and any part of the building facade within the build-within zone, a minimum gross floor area of 1,940 m 2, and a minimum building height of 2 storeys and 9.5 metres. Technical Advisor/ Secretary-Treasurer Romanowski confirmed written notice of the hearing was sent according to the Rules of Procedures laid out by the Planning Act and no responses were received. The recommendation, from the Town of Ajax, Planning & Development Services, was that the application approved, subject to the following conditions: 1. That the applicant obtain approval of Site Plan Application SP20/12 or this decision shall become null and void; 2. That the applicant enter into a site plan agreement with the Town; 3. That the applicant obtain approval of Land Division Applications LD057/13 and LD058/13 from the Region of Durham Land Division Committee; and 4. That the minor variances only apply to the proposed lot for the Infiniti dealership following the approval of the above noted land division applications. Mr. Bryce Jordan represented the application and provided the Committee with brief overview of the requests. Chair Milligan asked if the Committee had any questions for the applicant/representative. Member Dixon asked Mr. Jordan to explain what would have to happen if the variances were not approved. Mr. B. Jordan informed the committee that the variances are necessary as the developer will not be building a building that can meet the provisions of the bylaw exceptions. 4

5 February 27, 2013 Committee of Adjustment Meeting Minutes Page 3 of 5 Vice-Chair Molinari asked if the various requests would be consistently applied across all properties in the future. Technical Advisor/Secretary-Treasurer Romanowski advised the committee that they would. Chair Milligan asked if there were any members of the public that wished to speak to this matter. There were none. Chair Milligan asked if there were any further questions, comments or discussion on the application. Member Dixon informed the committee that he had doubt as to whether the requests met the general intent and purpose of the zoning by-law, as specific exceptions have been crafted to achieve a certain type of built form. The committee discussed this point. Chair Milligan asked for a motion from the Committee. Decision: To approve the application subject to the following conditions: 1. That the applicant obtain approval of Site Plan Application SP20/12 or this decision shall become null and void; 2. That the applicant enter into a site plan agreement with the Town; 3. That the applicant obtain approval of Land Division Applications LD057/13 and LD058/13 from the Region of Durham Land Division Committee; and 4. That the minor variances only apply to the proposed lot for the Infiniti dealership following the approval of the above noted land division applications. Proposed by: Seconded by: Carolyn Molinari meets the four test of the Planning Act and is reasonable Lisa-Marie Williams All in favour Carried Minor Variance Application A2/13 Fairall Properties Ltd. 5

6 February 27, 2013 Committee of Adjustment Meeting Minutes Page 4 of Fairall Street Part of Block A, Plan 480 (40R-8287, Part 1) To permit a non-commercial school and a minimum of 187 parking spaces. Technical Advisor/ Secretary-Treasurer Romanowski confirmed written notice of the hearing was sent according to the Rules of Procedures laid out by the Planning Act and no responses were received. The recommendation, from the Town of Ajax, Planning & Development Services, was that the application approved, subject to the following conditions: 1. That the non-commercial school only be permitted to operate from Unit #7 of the building. Mr. Stephen Barry represented the application and provided the Committee with brief overview of the requests. Chair Milligan asked if the Committee had any questions for the applicant/representative. There were none. Chair Milligan asked if there were any members of the public that wished to speak to this matter. There were none. Chair Milligan asked if there were any further questions, comments or discussion on the application. Member Dixon asked staff if the number of parking spaces was fixed to the area of the unit. Technical Advisor/ Secretary-Treasurer Romanowski stated that they were. Chari Milligan asked Mr. S. Barry if users of this property use transit, as the GO Train/Bus Station is just across Westney Road South. Mr. S. Barry stated that people do use transit that frequent the property. Chair Milligan asked for a motion from the Committee. Decision: To approve the application subject to the following condition: 1. That the non-commercial school only be permitted to operate from Unit #7 of the building. 6

7 February 27, 2013 Committee of Adjustment Meeting Minutes Page 5 of 5 Proposed by: Seconded by: Lisa-Marie Williams - subject to the conditions of the staff report. Carolyn Molinari All in favour Carried 6. Other Business/New Business None 7. Adjournment Chair Milligan put the request forward to the Committee to adjourn the February 27, 2013 Committee of Adjustment Meeting. Proposed by: Seconded by: Eldon Dixon Carolyn Molinari All in favour Carried Meeting adjourned at 7:30 p.m. Matthew Milligan Chair Geoff Romanowski, MCIP, RPP, CPT Secretary-Treasurer 7

8 TOWN OF AJAX REPORT Report To: Prepared & Submitted By: Committee of Adjustment Geoff Romanowski, MCIP, RPP, CPT Development Approvals Coordinator Subject: Minor Variance Application A3/13 Catherine Ferry 2 Hiley Avenue Lot 66, Plan 590 Ward: 3 Date of Meeting: March 27, 2013 Recommendation: That the Committee of Adjustment approve Minor Variance Application A3/13, submitted by Catherine Ferry, to permit the lot line and yard along Hiley Avenue to be the front lot line and front yard and re-designate the other yards accordingly and to recognize all setbacks affected by this re-designation of lot lines and yards. Background & Proposal: The property owner discussed with staff the possibility of re-designating the yards on the subject property to properly reflect how the property functions. Through the review of the request it was determined that a minor variance application would be the appropriate approach. Therefore, the property owner has submitted a request to permit the lot line and yard along Hiley Avenue to be the front lot line and front yard and re-designate the other yards accordingly and to recognize all setbacks affected by this re-designation of lot lines and yards. Subject Property & Surrounding Land Uses: The subject property is located at the northwest corner of Hiley Avenue and Georgina Drive. The property is surrounded by single detached dwellings within the immediate neighbourhood (See Figure 1 2 Hiley Avenue). Town of Ajax Official Plan: The subject property is designated Low Density Residential, which provides for such uses as, single detached dwellings, semi-detached dwellings, and linked dwellings up to a maximum density of 30 units per net hectare. The proposed variance maintains the general intent and purpose of the Official Plan. Town of Ajax Zoning By-law : The subject property is zoned Residential One B (R1-B) Zone in the Town of Ajax Zoning Bylaw , as amended. This zone category permits single detached dwellings. The property complies with all provisions of the Zoning By-law, however, it is the property owners desire to re- 8

9 Subject: A3/13 Catherine Ferry 2 Hiley Avenue P a g e 2 designate the yards of the subject property to properly reflect how the property functions. As part of the re-designation of the yards, all setbacks will be recognized, accordingly. Requested Minor Variances: Lot Line and Yard Definition Variance & Setback from a Rear Lot Line Variance The lot line definitions (front, rear, interior, and exterior side) are provided to establish the boundary of a parcel of land. The yard definitions (front, rear, side, and exterior side) are provided to establish areas on a parcel of land that are not to be covered by buildings and to determine the minimum yard setbacks from adjacent lot lines. The request to re-designate the lot line and yard along Hiley Avenue from an exterior side lot line and an exterior side yard to a front lot line and front yard, is based on how the existing house is sited on the subject property and how the property owner uses the property. The existing dwelling is located on the west side of the lot. The front door of the dwelling faces Hiley Avenue. The driveway to the property is also off of Hiley Avenue. The yard along Hiley Avenue is being used as the front yard, even though this yard by definition is an exterior side yard. As a result, the yard along Georgina Drive, which is the front yard, is being used as the exterior side yard. The yard abutting Georgina Drive (current front yard) is the only yard, other than the yard along Hiley Avenue (current exterior side yard), that outdoor amenity space could be provided. This is because the current rear yard (the area between the west wall of the dwelling and the west property line, which is being used as an interior side yard) is only 1.2 metres in width, which is not large enough to accommodate typical rear yard outdoor amenity activities. The current interior side yard (the area between the north wall of the dwelling and the north property line is being used as a rear yard) is only 2.7 metres in width and is occupied by a small deck and at-grade walkway. Therefore, re-designating the lot line and yard along Hiley Avenue from an exterior side lot line and an exterior side yard to a front lot line and front yard, while also re-designating all other lot lines and yards, accordingly, would be desirable for the appropriate development or use of the land, as all of the yards on the subject property are currently functioning as proposed. By redesignating the lot lines and yards on the subject property, the abutting property to the north (32 Georgina Drive) would not be negatively impacted, as this has been how the yards have been used since the dwelling was built If the lot lines and yards are re-designated on the subject property, staff have reviewed the minimum required setbacks to ensure that all existing structures (dwelling and accessory) are in compliance with the applicable zoning by-law provisions. The only zoning non-compliance that would be created as a result of re-designating the lot lines and yards would be the setback to the new rear lot line (north property line), which is 2.7 metres to the existing house and 1.5 metres to the existing deck. These setbacks would not negatively impact the functionality of the subject property or the privacy of the adjacent property owners as this is an existing situation that is merely being recognized to ensure zoning compliance. Other Comments: Design Services - no comments; Transportation Services - no comments; 9

10 Subject: A3/13 Catherine Ferry 2 Hiley Avenue P a g e 3 Building Services - Operations - Fire Services - Engineering Services - no comments; no comments; no comments; no comments; Conclusion: Based on the discussion above, staff are of the opinion that Minor Variance Application A3/13, submitted by Catherine Ferry, to permit the lot line and yard along Hiley Avenue to be the front lot line and front yard and re-designate the other yards accordingly and to recognize all setbacks affected by this re-designation of lot lines and yards, are: 1) minor in nature; 2) desirable for the appropriate development or use of the land; and 3) in keeping with the general intent and purpose of the Official Plan and Zoning By-law. Geoff Romanowski, MCIP, RPP, CPT Development Approvals Coordinator 10

11 Subject: A3/13 Catherine Ferry 2 Hiley Avenue P a g e 4 Application File No. A3/13 Applicant: Catherine Ferry Date: March 27, 2013 Figure 1 Subject Lands 2 Hiley Avenue Town of Ajax Planning & Development Services 11

12 Subject: A3/13 Catherine Ferry 2 Hiley Avenue P a g e 5 To recognize all setbacks affected by this redesignation of lot lines and yards. To permit a minimum setback of 2.7 metres from the rear lot line to the dwelling and a minimum setback of 1.5 metres from the rear lot line to the existing deck. 2.7 m 1.5 m To permit the lot line and yard along Hiley Avenue to be the front lot line and front yard and re-designate the other yards accordingly, and; Application File No. A3/13 Applicant: Catherine Ferry Date: March 27, 2013 Figure 2 Submitted Plan 2 Hiley Avenue Town of Ajax Planning & Development Services 12

13 Subject: A3/13 Catherine Ferry 2 Hiley Avenue P a g e 6 Subject Property Application File No. A3/13 Applicant: Catherine Ferry Date: March 27, 2013 Figure 3 Streetview 2 Hiley Avenue Town of Ajax Planning & Development Services 13

14 Subject: A3/13 Catherine Ferry 2 Hiley Avenue P a g e 7 Application File No. A3/13 Applicant: Catherine Ferry Date: March 27, 2013 Figure 4 Lot Line and Yard Definition 2 Hiley Avenue Town of Ajax Planning & Development Services 14

15 TOWN OF AJAX REPORT Report To: Prepared By: Submitted By: Committee of Adjustment Alejandro Cifuentes Development Planner Geoff Romanowski, MCIP, RPP, CPT Development Approvals Coordinator Subject: Minor Variance Application A4/13 Abbie & Adrian Gebodh 35 Noble Drive Lot 67, 40M-1455 Ward: 4 Date of Meeting: March 27, 2013 Recommendation: That the Committee of Adjustment approve Minor Variance Application A4/13 submitted by Abbie and Adrian Gebodh, to permit a minimum setback for access of 0.6 metres to an existing door from the interior (east) side lot line, subject to the following condition: 1. That the Owner obtain a building permit for the door, and that the door not be a required exit from the dwelling, or this decision shall become null and void. Background: In August, 2012, the Town received a complaint from a resident about a new side door being installed on the subject property. A building inspector from the Town visited the site and determined that a side door had been built without a permit and informed the owner that a building permit would be required for the newly constructed door. The owner met with staff from Building Services in December 2012 and it was determined that the door was not permitted, under Section of the Zoning By-law , as amended, as it did not meet the minimum setback for access. In February 2013, after further review by Building Services, it was determined that a building permit for the side door would be considered provided that the side door was not a required entrance for an accessory apartment, and that the side door met zoning requirements. Therefore, the property owner has submitted a minor variance application to permit a reduced access setback of 0.6 metres to the existing door from the interior (east) side lot line. 15

16 Subject: A4/13 35 Noble Drive Adrian & Abbie Gebodh P a g e 2 Proposal: The proposal is to permit a minimum setback for access of 0.6 metres to an existing door from the interior (east) side lot line; whereas, the zoning by-law requires a minimum setback of 1 metre between any wall of a building or structure containing a door and any lot line. Subject Property & Surrounding Land Uses: The subject property is located on the south side of Noble Drive, east of Allard Avenue. The surrounding lands are low density residential uses consisting of single detached dwellings (See Figure 1 Subject Lands). Town of Ajax Official Plan: The subject property is designated Low Density Residential, which provides for such uses as, single detached dwellings, semi-detached dwellings, and linked dwellings up to a maximum density of 30 units per net hectare. The proposed variance maintains the intent of the Official Plan. Town of Ajax Zoning By-law : The subject property is zoned Residential Two A (R2-A) Zone, which permits single detached dwellings. The subject property complies with all provisions of the zoning by-law with the exception of the minimum required setback for access. Requested Minor Variance: Minimum Setback for Access Variance The intent of the required minimum setback for access is to ensure that there is sufficient space available to enter and exit the dwelling unit. The requested variance is to reduce the required setback by 0.4 metres (40 centimetres). The side door currently opens inward and does not encroach into the side yard. The only access to the rear yard is from the west side of the property through the interior (west) side yard. Further, the door is not a required entrance for an accessory apartment, and is currently being used as a secondary access to the dwelling. Therefore, the neighbouring property located east of the subject lands (33 Noble Drive) will not be impacted by the proposed use of the door. As a result, the proposed relief would be considered minor. Other Comments: Design Services no comments; Transportation Services - no comments; Building Services the door shall not be a required exit and shall have a minimum fire resistance rating of 20 minutes and be equipped with a selfclosing device. Building Services also recommends an easement 16

17 Subject: A4/13 35 Noble Drive Adrian & Abbie Gebodh P a g e 3 with neighbour property is entered into to prevent a fence from being constructed and reducing access to the door; Operations Fire Services Engineering Services - no comments; no comments; historical drainage must be maintained and must not adversely affect neighbouring properties. Conclusion: Based on the discussion above, staff are of the opinion that Minor Variance Application A4/13 submitted by Abbie & Adrian Gebodh, to permit a minimum setback for access of 0.6 metres to an existing door from the interior east side lot line, is: 1. minor in nature; 2. desirable and an appropriate use of the lands; and 3. in keeping with the general intent and purpose of the Official Plan and Zoning By-law. Alejandro Cifuentes Development Planner Geoff Romanowski, MCIP, RPP, CPT Development Approvals Coordinator 17

18 Subject: A4/13 35 Noble Drive Adrian & Abbie Gebodh P a g e 4 Application File No. A4/13 Applicant: Abbie and Adrian Gebodh Date: March 27, 2013 Figure 1 Subject Lands 35 Noble Drive Town of Ajax Planning & Development Services 18

19 Subject: A4/13 35 Noble Drive Adrian & Abbie Gebodh P a g e m To permit a minimum setback for access of 0.6 metres to an existing door from the interior east side lot line. Application File No. A4/13 Applicant: Abbie and Adrian Gebodh Date: March 27, 2013 Figure 2 Submitted Plan 35 Noble Drive Town of Ajax Planning & Development Services 19

20 Subject: A4/13 35 Noble Drive Adrian & Abbie Gebodh P a g e 6 Subject Lands Application File No. A4/13 Applicant: Abbie and Adrian Gebodh Date: March 27, 2013 Figure 3 Streetview 35 Noble Drive Town of Ajax Planning & Development Services 20

21 TOWN OF AJAX REPORT Report To: Prepared By: Submitted By: Committee of Adjustment Alejandro Cifuentes Development Planner Geoff Romanowski, MCIP, RPP, CPT Development Approvals Coordinator Subject: Minor Variance Application A5/13 Roberto Barros de Camargo 2972 Ebony Street Part 1 of Part of Lot 95 and All of Lot 96 Registered Plan 285 Ward: 4 Date of Meeting: March 27, 2013 Recommendation: That the Committee of Adjustment approve Minor Variance Application A5/13 submitted by Roberto Barros de Camargo, to permit a minimum setback of 0.6 metres from the interior east side lot line, subject to the following conditions: 1. That the Owner obtain approval of Site Plan Application SP5/13, or this decision shall become null and void; and 2. That the Owner obtain a building permit for the construction of the proposed dwelling, or this decision shall become null and void. Background: The owner has been in discussions with Planning and Development Services regarding the construction of a new three-storey detached dwelling on the subject lands. The subject lands are located within the Pickering Beach neighbourhood, which is a special development area due to its proximity to Carruthers Creek and known issues related to flood plain management. The proposed dwelling will be built on the existing foundations, but the building footprint will be expanded easterly, bringing the dwelling closer to the interior (east) side lot line. As proposed, the development does not meet minimum setback requirements from an interior (east) side lot line under the zoning by-law. 21

22 Subject: A5/ Ebony Street Roberto Barros de Camargo P a g e 2 As a result, the owner has been asked to submit a site plan application along with a minor variance application. Site Plan Application SP5/13 has been received by the Town and it is currently under review by internal departments and external agencies. The owner will not be able to obtain a building permit until site plan approval has been granted by the Town. Proposal: The proposal is to permit a minimum setback of 0.6 metres from the interior (east) side lot line; whereas, the zoning by-law requires a minimum setback of 1.2 metres from an interior side lot line. Subject Property & Surrounding Land Uses: The subject property is a through lot fronting onto Ebony Street and Range Line Road. The surrounding lands consist of low density residential uses of single detached dwellings, and open space lands to the south, across Ebony Street (See Figure 1 Subject Lands). Town of Ajax Official Plan: The subject property is designated Low Density Residential, which provides for such uses as, single detached dwellings, semi-detached dwellings, and linked dwellings up to a maximum density of 30 units per net hectare. The proposed variance maintains the intent of the Official Plan. Town of Ajax Zoning By-law : The subject property is zoned Residential One B (R1-B) Zone (Exception 18), which permits single detached dwellings. The subject property complies with all provisions of the zoning bylaw with the exception of the minimum setback from an interior side lot line. Requested Minor Variances: Minimum Setback from an Interior Side Lot Line Variance The intent of the minimum interior side lot line setback is to maintain an appropriate buffer between the dwelling on a lot and abutting properties. It is staff s opinion that the proposed interior side lot line setback reduction of 0.6 metres is appropriate. Reducing the interior lot line setback from 1.2 metres to 0.6 metres, would not impact the function of the side yard as there will be adequate width to still maintain access to the rear yard from this side of the property. Regardless, the interior (west) side yard serves as the primary access to the rear yard of the property. The neighbouring property located east of the subject lands will not be impacted by the proposed setback reduction as the dwelling on this lot (2974 Ebony Street) is setback approximately 4.7 metres from the common property line, meaning that a separation distance of at least 5.0 metres will be provided between existing and proposed dwellings. 22

23 Subject: A5/ Ebony Street Roberto Barros de Camargo P a g e 3 Other Comments: Transportation Services - no comments; TRCA Design Services Building Services Operations Fire Services Engineering Services - given that the Regional Storm Flood Plain has been revised to TRCA s satisfaction and is now not located in the interior side yard subject to the proposed minor variance, TRCA staff have no objection to the application; the proposed dwelling is too close to neighbour s existing tree. This issue will be dealt with as part of Site Plan Application SP5/13. The Town will require a consent letter from the neighbour; the east elevation of the dwelling shall have a minimum 45 minute fire resistance rating and is not permitted to contain any unprotected openings; no comments; no comments; historical drainage must be maintained and must not adversely affect neighbouring properties. Conclusion: Based on the discussion above, staff are of the opinion that Minor Variance Application A5/13 submitted by Roberto Barros de Camargo, to permit a minimum setback of 0.6 metres from the interior (east) side lot line, is: 1. minor in nature; 2. desirable and an appropriate use of the lands; and 3. in keeping with the general intent and purpose of the Official Plan and Zoning By-law. Alejandro Cifuentes Development Planner Geoff Romanowski, MCIP, RPP, CPT Development Approvals Coordinator 23

24 Subject: A5/ Ebony Street Roberto Barros de Camargo P a g e 4 Application File No. A5/13 Applicant: Roberto Barros de Camargo Date: March 27, 2013 Figure 1 Subject Lands 2972 Ebony Street Town of Ajax Planning & Development Services 24

25 Subject: A5/ Ebony Street Roberto Barros de Camargo P a g e 5 To permit a minimum setback of 0.6 metres from the interior east side lot line Application File No. A5/13 Applicant: Roberto Barros de Camargo Date: March 27, 2013 Figure 2 Submitted Plan 2972 Ebony Street Town of Ajax Planning & Development Services 25

26 Subject: A5/ Ebony Street Roberto Barros de Camargo P a g e 6 Application File No. A5/13 Applicant: Roberto Barros de Camargo Date: March 27, 2013 Figure 3 Streetview 2972 Ebony Street (Existing dwelling to be removed) Town of Ajax Planning & Development Services 26