14649 Woodbine Ave Whitchurch-Stouffville

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COMMUNITY FEATURE SHEET ® NAME OF NEIGHBOURHOOD NEIGHBOURHOOD PROFILE LOCATION REALTRON REALTY INC., BROKERAGE 14649 Woodbine Ave. WHITCHURCH-STOUFFVILLE, ON VANDORF YOU DON’T BUY THE HOUSE; YOU BUY THE NEIGHBOURHOOD! AURORA GROVE PRESTON LAKE RURAL WHITCHURCH- STOUFFVILLE WESLEY CORNERS Find an intimate refuge in the community of Vandorf. Choose to stay away from the stress and pollution of the city, and find here an oasis of fresh air and green backgrounds. Just minutes from various parks and trails, get ready to enjoy walking and biking trips through abundant park space that is perfect for spontaneous outdoor fun in all seasons. Enjoy life with a country feel yet close enough to all urban conveniences which is perfect if you are just starting out or at any stage of a family life. WELCOME HOME. A community is a place that people call home. It’s a place to work, play, learn, share and relax. This Community Feature Sheet® is designed to help you to get to know this community . Who knows, maybe someday soon you will call this exceptional community home. AVERAGE HOUSEHOLD INCOME $111,284 DEMOGRAPHICS EDUCATION AGE DISTRIBUTION UNIVERSITY 29% COLLEGE 17% TRADE SCHOOL 10% HIGH SCHOOL 23% OTHER 21% 0-4 - 4.6% 5-9 - 4.9% 10-19 - 12.8% 20-34 - 23.3% 35-49 - 17.7% 50-54 - 8.5% 55-64 - 13.6% 65-69 - 5.5% 70+ - 8.7% 38.6 MEDIAN AGE 55% HOUSEHOLDS WITH CHILDREN
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Transcript of 14649 Woodbine Ave Whitchurch-Stouffville

  • COMMUNITY FEATURE SHEET

    NAME OF NEIGHBOURHOOD

    NEIGHBOURHOOD PROFILE

    LOCATION

    REALTRON REALTY INC., BROKERAGE

    14649 Woodbine Ave.WHITCHURCH-STOUFFVILLE, ON

    VANDORFYOU DONT BUY THE HOUSE; YOU BUY THE NEIGHBOURHOOD!

    AURORAGROVE

    PRESTONLAKE

    RURAL WHITCHURCH-

    STOUFFVILLE

    WESLEYCORNERS

    Find an intimate refuge in the community of Vandorf. Choose to stay away from the stress and pollution of the city, and find here an oasis of fresh air and green backgrounds.

    Just minutes from various parks and trails, get ready to enjoy walking and biking trips through abundant park space that is perfect for spontaneous outdoor fun in all seasons.

    Enjoy life with a country feel yet close enough to all urban conveniences which is perfect if you are just starting out or at any stage of a family life.

    WELCOMEHOME.A community is a place that people call home. Its a place to work, play, learn, share and relax.

    This Community Feature Sheet is designed to help you to get to know this community.

    Who knows, maybe someday soon you will call this exceptional community home.

    AVERAGE HOUSEHOLD INCOME $111,284

    DEMOGRAPHICSEDUCATION AGE DISTRIBUTION

    UNIVERSITY 29%COLLEGE 17%TRADE SCHOOL 10%HIGH SCHOOL 23%OTHER 21%

    0-4 - 4.6%5-9 - 4.9%10-19 - 12.8%20-34 - 23.3%35-49 - 17.7%50-54 - 8.5%55-64 - 13.6%65-69 - 5.5%70+ - 8.7%

    38.6MEDIAN

    AGE

    55%

    HOUSEHOLDS WITH

    CHILDREN

  • T O O R D E R A C O M M U N I T Y F E AT U R E S H E E T, V I S I T WWW.COMMUNITYFEATURESHEET.COM. 2015 by RealEstateCREATIVE Inc. All rights reserved. No part of this document may be reproduced or transmitted in any form or by any means, electronic, mechanical, photocopying, recording, or otherwise, without prior written permission of RealEstateCREATIVE Inc. This feature sheet has been prepared solely for general information purposes only. The publisher and agent(s) are not liable for errors or omissions. No warranties or representations are made of any kind.

    FOR MORE INFORMATION:

    MARIUS MITROFAN, BROKERSELLWITHMARIUS.COMMARIUSMITROFAN.COM416.222.2600 - OFFICE416.828.9064 - MOBILE

    REALTRON REALTY INC., BROKERAGE

    14649 WOODBINE AVENUEL0H 1G0

    RECREATIONMagna Golf Club, Westview Golf Club

    Bellantrae Community Centre

    Golf Course

    Community Centre

    Parks Vandorf Park, Felcher Parkette

    HEALTH & FITNESSVandorf Park, Felcher Parkette Trails

    Vandorf ParkTennis Courts

    Vandorf Park, Bellantrae Community Centre and ParkIce Rink

    Metro14 Mins | 5612 Main St.

    Starbucks5 Mins | 35 First Commerce Dr.

    I.D.A16 Mins | 6212 Main St.

    Longos 8 Mins | 650 Wellington St. East

    Shoppers Drug Mart12 Mins | 15408 Yonge St.

    Walmart5 Mins | 135 First Commerce Dr.

    Tim Hortons5 Mins | 1472 Wellington St. East

    SHOPS

    Grades: 9-12

    859 STUDENTS

    DR. G.W. WILLIAMSSECONDARY SCHOOL

    39 Dunning Avenue

    HIGH SCHOOL

    Grades: JK-8

    289 STUDENTS

    WHITCHURCH HIGHLANDSPUBLIC SCHOOL

    13812 Warden Avenue

    ELEMENTARYPUBLIC SCHOOLS

    GETTING AROUNDMarkhamNewmarket

    14Minutes

    Travel time to various locations 3

    Minutes

    Hwy 404 Aurora

    9Minutes

    20Minutes

  • Schedule "G"Vandorf Preston Lake

    Secondary planOak Ridges Moraine Conservation plan

    Land Use and Transportation plan

    Leqend

    f,I onu NATURAL coRE AREA[]l onu NATURAL LTNKAGEAREAf -'] onu couNTRystDE AREAilI onu EMPLoYMENTAREAI_l onv vANDoRF REsTDENTTALAREAfl:-j oRM MtxED usE AREA[--] onu PARKAREA[l ncnrculrunALAREA[--l EMPLoYMENTAREAZZ vtxeo usenREnI SIGNIFICANT ENVIRoNMENTALAREAf_'l porEurtnr EMpLoyMENT AREA[JIl porerurrel mtxED usE AREAf 'l extsnruc vnNDoRF RESTDENTTALAREAf-l porerurtel vnNDoRF RESTDENTTAL AREAN POTENTIAL VANDORF MEDIUM

    - DENSITY RESIDENTIALAREA

    i-j secoruonny pLAN BouNDARy... OAK RIDGES MORAINE

    CONSERVATION PLAN BOUNDARY

    .... SERVICING STUDY AREATHE COMMUNITY OF VANDORF

    LAKES & WATERCOURSES-.-- ARTERIAL ROAD. ---. MAJOR COLLECTOR ROAD- - MINOR COLLECTOR ROAD

    - POTENTIAL LOCAL ROAD

    ( , TRANSTT NODE

    i I poreNrrnr co rRANStr srATloN

    o o.2 0.4

    1t85a

    1t.6.4 4 2

    13,6!.4.2

  • 13.6.8 ORM MIXED USE AREA

    f 3.6.8.1 Purpose

    The ORM Mixed Use Area designation recognizes the existing core area of theCommunity of Vandorf. The purpose of the designation is to:

    i) recognize the existing development which serves as a focal point for thecommunity with a mix of uses including residential, institutional andcommercial;

    ii) ensure that the function of the area as the community core is enhanced; and.iii) ensure that it is maintained in a manner which, where possible, improves or

    restores the natural environment; and,

    13.6.8.2 Permitted Uses

    The following uses are permitted in the ORM Mixed Use Area designationsubject to the policies of Section 3.2, 5.8.3 (Water Services) and 8.16(Watershed Plans) of this Plan:

    i) Low and medium density residential uses;ii) Small scale commercial and institutional uses, including offices;iii) Fish, wildlife and forest management;iv) Conservation projects and flood and erosion control projects;v) Transportation, infrastructure, and utilities as described in Section 3.2.5 of

    this Plan;vi) Home businesses;vii) Home industries;viii) Bed and breakfast establishments;ix) Low intensity recreational uses as described in Section 3.2.6 of this Plan;x) Unserviced parks; and,xi) Uses accessory to the uses in subsections i) to viii).

    13.6.8.3 Land Use Policies

    i) With respect to existing uses, the provisions of Section 13.6.2.3 shallapply.

    ii) Permitted commercial and institutional uses may include those usespermitted in the applicable zoning by-law on November 15, 2001. Othercommercial and institutional uses permitted by Section 13.6.8.2 shallrequire a zoning by-law amendment and shall generally:

    t3-24

  • not require large-scale modifications of terrain, vegetation or bothor large-scale buildings or structure; and,

    will be planned, designed and constructed so as to not adverselyaffect the ecological integrity of the Moraine Area in accordancewith Section 3.2 of the Moraine Plan.

    Permitted residential uses may include those uses permitted in theapplicable zoning by-law on November 15, 2001. Other residential usespermitted by Section 13.6.8.2 shall require a zoning by-law amendmentand will:

    not adversely affect the ecological integrity of the Moraine Area;

    not exceed a density of 12 units per net hectare (5 units per netacre);

    c) be in keeping with the character of the existing areas of theCommunity of Vandorf; and,

    c) reflect the directions in Section 13.4, Community lmprovementStrategy of this Plan.

    iv) Notwithstanding the provisions of subsections ii) and iii), any newcommercial development shall include a residential component which shallcomprise a minimum of 30% of the gross floor area.

    13.6.9 ORM PARK AREA

    13.6.9.1 Purpose

    The ORM Park Area designation recognizes existing parkland and open spacein the Community of Vandorf, The purpose of the designation is to ensure thatthe open space is maintained in a manner which, where possible, improves orrestores the natural environment.

    13.6.9.2 Permitted Uses

    The following uses are permitted in the ORM Park Area designation subject tothe policies of Section 3.2,5.8.3 (Water Services) and 8.16 (Watershed Plans) ofthis Plan:

    i) Fish, wildlife and forest management;

    a)

    b)

    iii)

    a)

    b)

    t3-25

  • !Joyce aor.dwaro

    ZONE DESCRIPTION

    Section 4AG - AgriculturalENV - ENironmentalFH - FbodHazadORM-C - Oak Ridgos i,loraino CounfysidORM'L - Oak Ridgos i,loraine LinkagsORlvlNC - Oak Ridgos l,loraine Natual CqeSectlon 5RPS - ResidontialPrivate SwisRV " RosidentialVilhgoRl - Residentiel 1R2 - Rssidential 2R3 - Residontial 3R4 - Residential 4RMI - Resilential i/lrltiplo 1RM2 - Resdential i,tultiplo 2Sction 5A

    RNI - Nry Rosidenlial 1RN2 - New Rosidontial 2RN3 - Nry Rosidontial 3RN4 - New Rosidential 4RNs - Now Residential 5Sectlon 6CMl - Domlom Mxed CommercialCM2 - Western Approeh Mxed CommercialCMB - Commqdal Residstial Mixed - Balla0faoCG - Goneral CommscialCL - L6al CommercialCV -Villaqe CommscialCR - Reqealional CommqcialSectlon 7EBPIEBP-G - Employment Eusin$ Pak/ - comleyEH/EH-G - Employment Heavy /- GqmleyELiEL-G - Empbyment Light /- cormleyED - Employment DisposalEX - Employmnt ExbactionSectlon 8

    I - lnstitutional

    OS - Open Space

    D - Dewlopmenl ReserueSection 2h - Holding Symbol

    I- Flood Vuherablet - Tomporary Us6w - Wabr ResticiionWDA - Wasls DiqosalABa

  • Section 8

    Other Zones

    No person shall, within any lnstitutional (l), Open Space (OS), or Development Reserve(D) Zone, use any land, or erect, alter or use any building or structure, except inaccordance with the following:

    8.1 Permitted Uses, Buildings and Structures

    (2013-144-ZOl

    8.1.1 Qualifying Notes to Permitted Uses(1) Only lawfully existing uses, buildings and structures existing as of March 2,

    2010 are permitted. Enlargement of lawfully existing buildings andstructures are permitted subject to the regulations in Section 8.2 (2011-115-zo) (2013-114-ZOl

    (2) A single detached dwelling is permitted on an existing lot of record if theproperty was zoned to permit a single detached dwelling on November 15,2001 and on the day prior to the effective date of this By-law, subject to theprovisions of 3.18, 3.19 and 3.20.

    Town of Wh itchu rch-Stouftuille

    Comprehensive Zoning By-law 201 0-001-ZO

    Uses, Buildings and Structures os D

    Agricultural Uses, Buildings and Structures

    Cemetery

    Day Care Centre

    Existing Buildings and Structures {(1)

    Golf Course or Driving Range

    Government Services

    Group Home

    Hospital

    Library

    Long Term Care Facility

    Park

    Place of Worship

    School

    Senior Citizens' Home

    Single Detached Dwelling /(2)

    Unserviced Park

    6- | November 20 14 Consolidation

  • I 0s D

    Minimum Lot Area 0.185 ha 0ha (2)

    Minimum Lot Frontage 30m 0m (2)

    Minimum Front Yard 4.5 m 15m (1X2)

    Minimum Exterior Side Yard 4,5 m 15m (1X2)

    Minimum lnterior Side Yard 4.5 m 9m (2)

    Minimum Rear Yard 15m 15m (1)(2)

    Maximum Height of Buildings 12m 9m (2)

    Minimum Landscaped Area 200/o of lot area nla (2)

    Maximum Lot Coverage 30% of lot area nla (2)

    8.2 Regulations

    (20 1 1 -1 1 s-ZOl (20 1 3-1 1 4-ZOl

    8.2.1 Qualifying Notes to Regulations(1) Any yard abutting an AG, OS, ENV, ORM or RN zone must be landscaped.

    (2011-115-ZOl

    (2) Expansions of lawfully existing buildings and structures are permitted inaccordance with the provisions of this By-law to which such lot was subjectto on the day prior to the effective date of this By{aw. (2013-114-2.0)

    Town of Whitch u rch-Stouffu ille

    Comprehensive Zoning ByJaw 2010-001-ZO

    8-2 November 2014 Consolidation

  • 3.23

    3.23.1

    P a rk i n g Sta n d a rd s (20 1 1 -1 1 5 -ZOl (20'l 3 -1 1 0 -ZO) (20 1 3-1 1 2-ZOl

    Table of Parking Standards

    For every building or structure to be erected or enlarged, off-street parkinglocated in the same lot as the use and having unobstructed access to astreet or lane shall be provided and maintained in conformity with thefollowing table. The term "GFA", used in the table, means gross floor area.

    Use of Buildinq or Lot Minimum Number of Parking SpacesResidential DwdlinqsDetached Dwellinq 2 oarkino soaces for each dwellino unit

    Detached Dwelling with secondsuite

    3 parking spaces

    Bed and BreaKast Establishment '1 parking space per guest suite in addition to the parking required for the

    detached dwelling. The additional parking spaces may be located intandem with other parkinq sDaces.

    Semi-Detached Dwellinq 2 oarkinq sDaces for each dwellinq unit

    Converted Dwellino 1 oarkinq soace for each dwellino unit

    Duplex Dwellinq 1 oarkinq soace for each dwellinq unit

    Group Home 1 oarkino soace for each dwellinq unit

    Street Townhouse Dwellino 2 oarkino soaces for each dwellinq unit

    Back{o-Back TownhouseDwellino

    2 parking spaces for each dwelling unit

    Townhouse Dwelling 2 parking spaces for each dwelling unit for residents plus 0.25 parking

    spaces reserved for visitors

    Stacked Townhouse Dwell inq 2 oarkino soaces oer dwellinq unit

    Apartment Building 1.25 parking spaces per dwelling unit for residents plus 0.25 parking

    spaces reserved for visitors

    Dwelling Units over CommercialUses

    1,25 parking spaces per dwelling unit for residents plus 0.25 parking

    sDaces reserved for visitors

    Lonq Term Care Facilitv 1 oarkino soace for everv 3 beds

    Senior Citizens' Home 1 oarkinq soace for every 3 beds

    Non-Residential UsesAutomotive Sales and ServiceUses

    4 parking spaces for each repair bay, stationary car wash bay or detailing

    bay, plus 5 parking spaces for each 100m2 of GFA, exclusive of repair

    bavs

    Bowling Alley 4 parking spaces for each lane, plus for a restaurant, 1 parking space for

    each 4 persons seating capacity or 1 1 parking spaces for each 100 m2 of

    GFA, whichever is qreater

    Car Wash 5 oarkinq soaces plus stackinq for 20 cars

    Commercial School 5 parkinq soaces for each 100m2 GFA

    Cuding Rink 4 parking spaces for each ice sheet, plus for a restaurant, 1 parking

    space for each 4 persons seating capacity or 1 1 spaces for each 100 m2

    of GFA, whichever is qreater

    Day Care Centre 1.5 parking spaces for each classroom plus 1 parking space for each 5

    oersons enrolled

    Elementarv School 2 oarkino soaces per classroom

    Farm Produce Sales Outlet 5 parkinq sDaces for each 100 m'of sales areaFinancial lnstitution 5 oarkino sDaces for each 100 m'of GFA

    Town of Whitchurch-Stouffu ille

    Comprehensive Zoning By-law 2010-001-ZO

    3-12 November 2014 Consolidation

  • Use of Buildino or Lot Minimum Number of Parking SpacesFitness and Recreational Facility 6 oarkino soaces oer 100 m'?of GFA olus 6 oer racouet court

    Non-Residential UsesfcontinuedlFuneralHome 7.5 oarkino soaces per 100 m'? of GFAGas Bar 6.6 parking spaces for each 100 m' of GFA or 5 parking spaces,

    whichever is qreater

    Golf Course 27 parking spaces for each t holes of the golf course and 3,75 parkingspaces for each 100m'? of GFA for the clubhouse, pro shop and public

    use areas

    Grocerv Store. Suoermarket 5 parkino sDaces for each 100 m'?GFA

    Hioh School 3 oarkino soaces for each classroom

    Hospitals 1 oarkino soace for everv 2 beds

    Hotelor Motel 1 parking space for each bedroom, plus 10 parking spaces for each 100m'?of GFA

    lndustrialMall 2 parking spaces for each 100 m'zwithin each unit, provided that wherean industrial unit has a GFA greater than 500 m'z, the individual parking

    requirement for the use in that unit shall apply to the GFA devoted to thatuse, in lieu of the foreqoinq.

    Manufacturing Use 3000 m'or less GFA: 1,6 parking spaces for each 100 m'?of GFAGreater than 3000 m'of GFA: 1,6 parking spaces for each '100 m'ofGFA for the first 3000 m' and '1 parking space for each 100 m' of GFA inexcess 0f3000 m'

    Miniature Golf Course, GolfDrivino Ranoe

    1.5 parking spaces for each tee

    Motor Vehicle Bodv Repair Shop 4 parkino spaces for each repair bav

    Museums and Art Galleries 2.5 oarkinq soaces for each 100 m'of GFAOffice 5 parkinq soaces for each 100 m'zof GFA

    Place of Amusement 1 oarkino soace for each 4 Dersons caoacitv

    Place of Worship, CommercialRecreation Use

    1 parking space for each 5 seats or 3 m of bench space. Where thereare no fixed seats, 10 parking spaces for each 100 m'?of GFA devoted topublic use, Where there is a combination of floor area containing fixedseating and floor area devoted to public use containing no fixed seating,10 parkino spaces for each 1 00 m' of GFA devoted to public use

    Restaurant 1 parking space for each 4 persons seating capacity or 1'l parkingspaces for each 100 m'?of GFA, whichever is greater, The requirednumber of parking spaces may be reduced by a factor of 200/o where adrive thru facilitv is oresent.

    Restaurant with Take-out Facilities 6 parking spaces, plus 1 space for each 4 persons seating capacity or 'llparkino sDaces for each '100 m'of GFA, whichever is oreater

    Retail Store, Personal ServiceEstablishment, ServiceEstablishment

    I ,200 m2 or less of GFA - 3 parking spaces for each 100 m2 of GFA.Greater than I ,200 m2 of GFA - 2 parking spaces per 100 m'z of GFA

    Shopping Centre Maximum 6 parking spaces for each 100 m'of GFA;Minimum 3.3 parkino sDaces for each 100 m' of GFA

    Veterinarv Clinic 4 oarkino soaces for each 100 m'of GFAWarehouse 2,000 m'or less of GFA: (1 parking space for each 100 m'?of GFA)

    Greater than 2,000 m'zof GFA: 0,6 parking space for each 100 m'?ofGFA

    All other Commercial Uses 3.5 oarkino soaces for each 100 m'?of GFA

    Town of Whitchu rch-Stouftuille

    Comprehensive Zoning By-law 2010-001-203-13 November 20 1 4 Consolidation

  • Barrier Free Parking Requirements:

    For all uses except for hospitals, clinics, medical centres and senior citizenhomes:

    No. of Parkinq Space(s) No. of Barrier Free Parkinq Required1to5 Nil6 to 50 1 space51 to 100 2 spaces101 to 150 3 spaces151 to 200 4 spacesFor each additional 100 parking spaces or part thereof, an additional 1space to a maximum of 20 spaces.

    For hospitals, clinics, medical centres and senior citizen homes:

    No. of Parkinq Space(s) No. of Barrier Free Parking Required1 to 30 2 spaces31 to 60 4 spaces61 to 100 6 spacesFor each additional 30 or part thereof, an additional2 spaces to a maximumof 24 spaces:

    Dimension of an Accessible Parkinq Space:Minimum width 4.5 mMinimum length 5.5 mMinimum vertical clearance 2.75 m

    3.23.2 Multiple UsesThe parking requirements for a single lot or building containing more thanone use shall be the sum total of all the parking requirements for each ofthe component uses, unless othenruise provided for in this By-law.

    3.24 General Parking Area Regulations (2013-110-Z:c)Where, in this By-law more than 4 parking spaces are required, the followingregulations shall apply:

    3.24.1 Where the calculation of parking in Section 3.23.1 - Table of ParkingStandards results in a fraction of a parking space, the fraction shall berounded up to the nearest whole number of parking spaces.

    3.24.2 Parking spaces shall be on the same lot as the building or use for whichthey are required.

    Town of Whitchurch-Stouffu illeComprehensive Zoning ByJaw 2010-001-ZO

    3-14 November 201 4 Consolidation

  • 3.24.3

    3.24.4

    3.24.5

    3.24.6

    3.24.6.1

    Each parking space shall be clearly demarcated and shall have a minimumwidth, length and adjoining aisle width, as set out in the following table:

    Parking Angle(deqrees)

    Parking SpaceWidth (m)

    Parking SpaceLenoth (m)

    Aisle Width (m)

    0t020 2.75 6.7 3.521lo 45 2.75 5.5 3.2

    46 to 60 2.75 5.5 3.9

    61 to 75 2.75 5.5 5.1

    76 to 90 2.75 5.5 6,5

    The minimum width of a driveway leading to any parking area shall be 3 mfor a one-way driveway and 6.5 m for a two-way driveway.

    Downtown Area Parking Reduction Area

    For that part of the Downtown area on both sides of Main Street, betweenAlbert Street and Park Drive, as shown on Schedule 64, the amount ofparking required by Section 3.23.1- Table of Parking Standards may bereduced to an amount equal to 60% of the standard shown in the Table ofParking Standards for all uses except residential uses and office usesexceeding 1,858 m2.

    Parking Provisions:

    Location of Parking in Residential and New Residential Zones

    ln all Residential and New Residential Zones:

    i) Within a front or rearor exterior side yard, motor vehicle parking is onlypermitted on a driveway or a parking pad having a minimumunobstructed dimension of 2.75 m in width and 5.5 m in length.

    ii) Parking is permitted within a garage having an unobstructeddimension of 215 m in width and 6 m in length.

    iii) Parking is permitted in a garage having a dimension of 2.75 m in widthand 6 m in length with up to 0.6 m of encroachment by stairs locatedwithin 1 m from the end of the parking space.

    iv) Parking is permitted in a garage having a dimension of 3.25 m in widthand 6 m in length if stairs intrude into the garage beyond 0.6 m, or arelocated more than 1 m away from the end of the parking space.

    v) Parking is permitted in a garage having a dimension of 5.6 m in widthand 6 m in length for a double vehicle garage, with up to 0.6 m ofencroachment by stairs located within 1 m of the end of the parkingspace.

    vi) Subject to the provisions for circular driveways, only one driveway orone parking pad is permitted per lot.

    Town of Whitchurch-Stouftuille

    Comprehensive Zoning By-law 2010-001 -ZO3-15 November 2014 Consolidation