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AGENDA - Public Planning - 20210209Town of Aurora Council Public Planning Meeting Agenda Date:Tuesday, February 9, 2021 Time:7 p.m. Location:Video Conference Pages 1.Procedural Notes This meeting will be held electronically as per Section 19. i) of the Town's Procedure By-law No. 6228-19, as amended, due to the COVID-19 situation. 2.Approval of the Agenda 3.Declarations of Pecuniary Interest and General Nature Thereof 4.Planning Applications 4.1.PDS21-017 - Application for Zoning By-law Amendment, 2300485 & 2333564 Ontario Inc., 25 and 29 George Street, Plan 246, Part Lot 27, File Number: ZBA-2020-06 1 That Report No. PDS21-017 be received; and1. That comments presented at the Public Meeting be addressed by Planning and Development Services in a report to a future General Committee Meeting. 2. 5.Confirming By-law 5.1.XXXX-20 Being a By-law to Confirm Actions by Council Resulting from a Council Public Planning Meeting of February 9, 2021 21 6.Adjournment 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Public Planning Report No. PDS21 -017 _______________________________________________________________________________________ Subject: Zoning By-law Amendment Application 2300485 & 2333564 Ontario Inc. 25 and 29 George Street Plan 246, Part Lot 27 File Number: ZBA-2020-06 Prepared by: Matthew Peverini, Planner Department: Planning and Development Services Date: February 9, 2021 _______________________________________________________________________________________ Recommendation 1. That Report No. PDS21-017 be received; and, 2. That comments presented at the Public Meeting be addressed by Planning and Development Services in a report to a future General Committee Meeting. Executive Summary The purpose of this report is to provide Council with background information on the proposed Zoning By-law Amendment application for the properties municipally known as 25 and 29 George Street (‘the subject lands’). The following is a summary of the application:  A proposed Zoning By-law Amendment to permit a 26 unit, four-storey apartment building in addition to the existing 8 unit, three-storey apartment building on the subject lands, with a total 42 parking spaces.  A preliminary review of the proposed application undertaken by Town departments and public agencies identified a number of matters to be addressed prior to the preparation of a recommendation report for Council’s consideration. Page 1 of 21 February 9, 2021 2 of 10 Report No. PDS21-017 Background Application History A Pre-Consultation Meeting for the application was held on March 12, 2020. The application for Zoning By-law Amendment was received on October 5, 2020, and declared complete on October 23, 2020. A site plan application has not been submitted to date. Location / Land Use The subject lands consist of two properties municipally known as 25 and 29 George Street, located on the east side of George Street and south of Wellington Street West (Figure 1). The subject lands have a lot area of approximately 0.21 hectares (0.53 acres), and a lot frontage of approximately 38 metres (125 feet) on George Street. 25 George Street contains a three-storey apartment building with eight units, a parking area and a children’s playground in the rear yard. Access to the property is via a driveway adjacent to the north property line. 29 George Street contains a vacant single detached dwelling. The topography of 29 George Street is relatively flat, while a gradual slope from south to north exists on 25 George Street. Vegetation is present in along the mutual property line (west end), and dispersed throughout the rear yard of 29 George Street. Access to the property is via a driveway adjacent to the south property line. Surrounding Land Uses The surrounding land uses are as follows: North: A low-rise residential apartment building, York Region District School Board Offices, and Fleury Park; South: A long-term care facility, a low-rise residential apartment building, and low- density housing; East: A low rise residential apartment building, a four-storey residential apartment building; West: a low-rise residential apartment building and low-density housing. Page 2 of 21 February 9, 2021 3 of 10 Report No. PDS21-017 Policy Context Provincial Policies All development applications shall have regard for the Provincial Policy Statement (‘PPS’), which provides policy direction on matters of Provincial interest. These policies support the development of strong communities through the promotion of efficient land use and development patterns. A Place to Grow: Growth Plan for the Greater Golden Horseshoe (the ‘Growth Plan’), is a guiding document for growth management within the Greater Golden Horseshoe Area. The Growth Plan provides a framework, which guides land-use planning. The Lake Simcoe Protection Plan (‘LSPP’) provides policies, which address aquatic life, water quality and quantity, shorelines and natural heritage, other threats and activities (invasive species, climate change and recreational activities) and implementation. Existing mapping indicates that the subject lands are outside of an area regulated by Ontario Regulation 179/06. York Region Official Plan (‘YROP’) The YROP designates the subject lands as “Urban Area”. The planning vision for the Urban Area is to strategically focus growth while conserving resources; and to create sustainable, lively communities. A primary goal of the YROP is to enhance the Region’s urban structure through city building, intensification and compact, complete vibrant communities. The subject lands are located within Wellhead Protection Areas (WHPA) B and Q, and partially within the Highly Vulnerable Aquifer. Town of Aurora Official Plan The subject lands are designated as “Stable Neighbourhoods” by the Town of Aurora Official Plan (see Figure 2). The intent of the Stable Neighbourhoods designation is to protect existing neighbourhoods from incompatible forms of development, while balancing the evolution and enhancement of the neighbourhood over time. All new development abutting existing residential development must be sympathetic and compatible with the surrounding area and context, particularly in regards to built form, character, building scale and urban design. The Town of Aurora Official Plan requires that a minimum of 25% of all new residential development meet the definition of affordable housing (Section 6.3). Page 3 of 21 February 9, 2021 4 of 10 Report No. PDS21-017 In May 2015, Council adopted Official Plan Amendment Number 7 on a portion of the subject lands (29 George Street). This amendment is identified on Schedule ‘H’ as “Site Specific Policy Area 30” (‘SSPA 30’) (see Figure 3), and permits the subject lands to be used for an Apartment Building with a maximum of four storeys, subject to appropriate zoning, an executed site plan agreement and the availability of sufficient on-site parking. Zoning By-law 6000-17, as amended The subject lands are zoned “First Density Apartment Residential Exception 151 Zone RA1(151)” and “First Density Apartment Residential Exception 449 Zone RA1(449)” in the Town’s Zoning By-law (see Figure 4). The existing zoning does not permit the proposed development; therefore, a Zoning By-law Amendment is required. Reports and Studies As part of a complete application submission for the subject applications, the Owner has submitted the materials as listed in Appendix ‘A’. Proposed Application A proposed Zoning By-law Amendment to permit the development of a 26 unit, four- storey apartment building, integrated with the existing 8 unit, three-storey apartment building on the subject lands, with a total of 42 parking spaces. The Owner is proposing to keep the existing three-storey apartment building at 25 George Street, and to construct a second four-storey apartment building with 26 dwelling units, that will straddle the property line between 25 and 29 George Street. The portion of the building on 29 George Street will be four storeys and the elevation on 25 George Street will be reduced to three storeys. The comprehensive development will consist of 34 dwelling units, 42 partially below grade parking spaces (36 residents and 6 visitor) and a total gross floor area (GFA) of 3,917 square metres (42,162 square feet). At this time, a mix of units ranging from one to three bedrooms, and unit sizes ranging from 688 to 1,290 square feet are proposed. Portions of the parking structure that are above grade will be used as private or common terraces. A Conceptual Site Plan and Conceptual Rendering are attached hereto as Figures 5 and 6, respectively. The existing driveway at 25 George Street will remain and become the main access for the development. The driveway will access both the parking and refuse/loading areas for the proposed development. Page 4 of 21 February 9, 2021 5 of 10 Report No. PDS21-017 Walkways and staircases will link common areas between the existing building at 25 George Street and the proposed building at 29 George Street. Proposed units will have a terrace or balcony to serve as private outdoor amenity space. Common indoor amenity areas will be provided on each floor of the new building, with the main indoor amenity area located on the fourth floor. Common outdoor amenity areas are located on the ground level, and on the fourth floor. Landscaping is proposed along the south and west property lines, while planters are proposed throughout the development. As shown in Figure 7, the Owner is proposing to rezone the subject lands to a “First Density Apartment Residential Exception Zone” to permit the proposed development. A Table comparing the parent RA1 Zone requirements to the proposed RA1 Exception Zone, is attached as Appendix ‘B’ to this report. To summarize, the following site- specific standards are proposed:  Two apartment buildings with a maximum of 34 dwelling units;  Minimum lot area per dwelling unit of 60 square metres (645 square feet);  Minimum front yard setback of 3 metres;  Minimum rear yard setback of 7.5 metres;  Minimum interior side yard of 2.5 metres;  Maximum lot coverage of 51%;  Permission for parking garage to encroach within a landscape strip;  Maximum building height of four storeys;  Minimum amenity area of 16.5 square metres per dwelling unit. 45% of the required amenity area shall be provided as interior amenity space;  Minimum of 42 parking spaces (with 6 spaces assigned for visitor parking); and,  Minimum of 6.5 metres manoeuvring requirement for a 90 degree parking space. For an Apartment Building use, a parking rate of 1.5 spaces per dwelling unit is required, provided that 20% of the spaces are allocated to visitor parking. In addition, barrier-free visitor parking spaces are required. As such, the development as proposed requires 51 parking spaces (41 for residents, and 10 for visitors inclusive of 1 barrier-free visitor space). The Owner is proposing a reduced parking rate of approximately 1.24 spaces per dwelling unit, which totals 42 spaces (36 for residents, and 6 for visitors). 3 barrier-free spaces are shown on the proposed development plans. Page 5 of 21 February 9, 2021 6 of 10 Report No. PDS21-017 Analysis Department/Agency Comments A preliminary review of the proposed application undertaken by Town departments and external agencies identified a number of matters to be addressed prior to the preparation of a recommendation report for Council’s consideration. Planning Staff will work with the Owner to finalize the Zoning By-law Amendment to address technical comments and concerns. Consistent with SSPA 30 policies, a Holding (H) Provision may be required for an implementing Zoning By-law, to ensure that the owner executes a site plan agreement with the Town. Future applications for site plan approval and draft plan of condominium are required. The Owner is to demonstrate how the proposed development addresses the affordable housing policies of the Official Plan. Details about the parking allocation (residents versus visitor) is to be finalized. Development Engineering The Owner has provided sufficient information to confirm that stormwater management, grading, and drainage can be accommodated on site. The Owner is required to provide an upstream and downstream analysis for sanitary sewer capacity through detailed design. With regards to stormwater management, the subject lands are currently connected to the municipal storm sewer on George Street, and this connection is proposed to remain. Quantity control is proposed through an underground storage system and orifice tube. Quality control is proposed through a storm filter unit. An underground detention system, a permeable pavement infiltration system, and stormwater treatment unit is proposed to provide the retention and treatment required for runoff. Traffic/Parking/Access The installation of both long-term and short-term bicycle parking spaces need to be considered for the proposed development. Technical matters relating to the Transportation Study submitted (background information on nearby developments, appropriate proxy sites, mitigation measures, etc.) are required to be updated as this development proceeds. As the Owner is proposing a reduction in parking spaces on the subject lands, a Transportation Study (inclusive of a Parking Study) has been submitted to the Town. This study is under review. Page 6 of 21 February 9, 2021 7 of 10 Report No. PDS21-017 Parks A significant number of trees are proposed for removal and there is minimal area for landscaping, thus resulting in a loss of tree canopy on the subject lands. Vegetation management processes and initiatives, in accordance with Town standards, will need to be addressed as this development proceeds. Rooftop and terrace planting should be considered for this development. Urban Design The Town’s Urban Design Review Panel considered the proposed development on January 25, 2021. Feedback will be provided to the Owner in advance of a resubmission of the subject application, and for consideration in advance of a future Site Plan application. Lake Simcoe Region Conservation Authority (‘LSRCA’) Consistency with Section 3.1 of the PPS has been demonstrated, and Ontario Regulation 179/06 does not apply to the subject lands. A permit from the LSRCA will not be required prior to development taking place. Technical review comments will be addressed through a future site plan application. The Regional Municipality of York The subject application is a matter of local significance. Water Resource Division provides that prior to any future Site Plan Approval the Owner shall conduct and submit a Source Water Impact and Assessment Mitigation Plan to identify and address any potential water quality and quantity threats to municipal groundwater supplies. The proposed development is proximal to an identified area of concern due to known high water table conditions. The submitted Hydrogeological Report shall be updated to address potential dewatering or to provide maximum excavation depth information for Water Resources to assess if there will be a dewatering report requirement. Public Comments Planning Staff have received comments from the public on the proposed planning application. Below is a summary of the comments received at the time of writing this report: Page 7 of 21 February 9, 2021 8 of 10 Report No. PDS21-017  The proposed development will benefit the surrounding community, by adding a housing type that is not widely available in Aurora Village. Hopeful this will create "affordable" homes, and increase equal access to housing in the area;  Consider introducing more one-bedroom and bachelor units;  Bedrooms in the units are too small;  Building height relative to the surrounding neighbourhood profile is incompatible;  The proposed density, heights and setbacks appear in keeping with the properties immediately surrounding the site;  The new building is unattractive. The proposed design appears “institutional” in nature, and elevations should be redesigned to incorporate elements from the neighbourhood to ensure compatibility;  The re-purpose and integration of the existing building does not appear optimal. The existing building is unattractive, the gross floor area can be repurposed to obtain additional units, and retaining the building creates on-site circulation problems;  The proposed development will contribute to increased traffic flow and congestion in this area. Pedestrian safety is a concern;  Poor sighting lines on the street;  Visitor and barrier-free parking is not sufficient;  Appears to be on-site circulation issues within the underground parking structure;  There is significant tree canopy loss. Explore lessening environmental impact;  The existing apartment building is partially tenanted. How does the developer propose to work with existing residents to minimize disruption to everyday lives? Further, Staff have received an inquiry for additional information about the proposed development including information on whether the apartments will be for sale or rent, the size of the proposed amenities and the on-site amenities to be provided. Advisory Committee Review No communication required. Legal Considerations Section 34(11) of the Planning Act states that if Council refuses the application or fails to make a decision on it within 90 days after the receipt of the application, the applicant (or the Minister) may appeal the application to the Local Planning Appeal Tribunal (LPAT). This application was received on October 5, 2020, and therefore, the applicant may appeal to the LPAT at any time. Page 8 of 21 February 9, 2021 9 of 10 Report No. PDS21-017 Financial Implications There are no financial implications arising from this report. Communications Considerations On October 29, 2020, a Notice of Complete Application respecting the subject Zoning By-law Amendment application was published in the Auroran and Aurora Banner newspapers. Additionally, a sign giving notice of a complete application was posted on the subject lands. On January 15, 2021, notices were issued by mail to all addressed property Owners within 120 metres (393 feet) of the subject lands, and all Interested Parties to the applications. Signage on the property was updated with information regarding the Public Meeting. On January 21, 2021, Notice of Public Planning Meeting was published in the Auroran and Aurora Banner newspapers. Notification has been provided in accordance with the Planning Act. Link to Strategic Plan The applications will be reviewed in accordance with the Strategic Plan and its goal of enabling a Diverse, Creative and Resilient Economy through promoting economic opportunities that facilitate the growth of Aurora as a desirable place to do business. Alternative(s) to the Recommendation 1. Direct staff to present the proposal to another Public Planning Meeting addressing any issues that are raised at the February 9 public planning meeting. 2. Refusal of the application with an explanation for the refusal. Conclusions Staff continue to review the subject applications having consideration for the above noted matters, the comments received from the agency circulation, and the feedback received from the public and Council at the February 9th Public Planning Meeting. A report with recommendations will be presented to Council for consideration at a future General Committee Meeting. Page 9 of 21 February 9, 2021 10 of 10 Report No. PDS21-017 Attachments Figure 1 – Location Map Figure 2 – Existing Official Plan Figure 3 – Existing Official Plan Schedule H Figure 4 – Existing Zoning By-Law Figure 5 – Conceptual Site Plan Figure 6 – Conceptual Rendering Figure 7 – Proposed Zoning By-law Appendix ‘A’ – Documents Submitted in Support of a Complete Application Appendix ‘B’ – Zoning By-law Comparison Previous Reports Not applicable. Pre-submission Review Agenda Management Team review on January 28, 2021. Approvals Approved by David Waters, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 10 of 21 George StreetTyler Street Wellington Street West HarrimanRoadWellington Street West Tyler Street Tyler Street Mill StreetGeorgeStreetLOCATION MAP Map created by the Town of Aurora Planning and Building Services Department, January 15, 2021. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2020, © First Base Solutions Inc., 2020 Orthophotography. ¯FIGURE 1 St John's Sdrd Wellington St E Vandorf SdrdHenderson Drive ^Wellington St W UV404 UV404Leslie StYonge StBathurst StBayview AveBloomington Rd 0 25 50 75 100 Metres APPLICANT: 2300485 Ontario Inc. & 2333564 Ontario Inc.FILE: ZBA-2020-06 SUBJECT LANDS Page 11 of 21 HarrimanRoadMill StreetGeorgeStreetWELLINGTON STREET WEST EXISTING OFFICIAL PLAN Map created by the Town of Aurora Planning & Building Services Department, January 15, 2021. Base data provided by York Region & the Town of Aurora. ¯0 10 20 30 40 50 Metres APPLICANT: 2300485 Ontario Inc. & 2333564 Ontario Inc.FILE: ZBA-2020-06FIGURE 2 SUBJECT LANDS Existing Commercial Private Parkland Stable Neighbourhoods OPA 73 Environmental Protection Area Existing Major Institutional Public Parkland Page 12 of 21 HarrimanRoadMill StreetGeorgeStreet209 30 WELLINGTON STREET WEST EXISTING OFFICIAL PLAN SCHEDULE H Map created by the Town of Aurora Planning & Building Services Department, January 15, 2021. Base data provided by York Region & the Town of Aurora. ¯ 0 10 20 30 40 50 Metres APPLICANT: 2300485 Ontario Inc. & 2333564 Ontario Inc.FILE: ZBA-2020-06FIGURE 3 Specific Policy Area SUBJECT LANDS Page 13 of 21 HarrimanRoadMill StreetGeorgeStreetC4(35) EP(152)EP RA2(16) RA1 EP(117) R3 PD1RA2(121)R7RA1(449) RA2(86) EP RA1(151) EP I(289) R3 WELLINGTON STREET WEST EXISTING ZONING BY-LAW Map created by the Town of Aurora Planning & Building Services Department, January 15, 2021. Base data provided by York Region & the Town of Aurora. ¯0 10 20 30 40 MetresAPPLICANT: 2300485 Ontario Inc. & 2333564 Ontario Inc.FILE: ZBA-2020-06FIGURE 4 SUBJECT LANDS Zoning Legend RESIDENTIAL ZONES OPEN SPACES ZONES Environmental ProtectionEP COMMERCIAL ZONES Community CommercialC4 Detached ThirdDensity ResidentialR3 Institutional INSTITUTIONAL ZONES I ApartmentFirst DensityRA1 ApartmentSecond DensityRA2 Page 14 of 21 Map created by the Town of Aurora Planning & Building Services Department, January 15, 2021. Base data provided by York Region & the Town of Aurora. CONCEPTUAL SITE PLAN APPLICANT: 2300485 Ontario Inc. & 2333564 Ontario Inc. FILE: ZBA-2020-06FIGURE 5 Page 15 of 21 Map created by the Town of Aurora Planning & Building Services Department, January 15, 2021. Base data provided by York Region & the Town of Aurora. CONCEPTUAL RENDERING APPLICANT: 2300485 Ontario Inc. & 2333564 Ontario Inc. FILE: ZBA-2020-06FIGURE 6 Page 16 of 21 HarrimanRoadMill StreetGeorgeStreetC4(35) EP(152)EP RA2(16) RA1 EP(117) R3 RA2(121) RA2(86) EP EP I(289) R3 WELLINGTON STREET WEST Map created by the Town of Aurora Planning & Building Services Department, January 15, 2021. Base data provided by York Region & the Town of Aurora. ¯0 10 20 30 40 Metres PROPOSED ZONING BY-LAW APPLICANT: 2300485 Ontario Inc. & 2333564 Ontario Inc.FILE: ZBA-2020-06FIGURE 7 SUBJECT LANDS Zoning Legend RESIDENTIAL ZONES OPEN SPACES ZONES Environmental ProtectionEP COMMERCIAL ZONES Community CommercialC4 Detached ThirdDensity ResidentialR3 Institutional INSTITUTIONAL ZONES I ApartmentFirst DensityRA1 ApartmentSecond DensityRA2 RA1(XX) Page 17 of 21 February 9, 2021 Appendices Page 1 of 3 Report No. PDS21-017 Appendix ‘A’ – Documents Submitted in Support of a Complete Application Document Consultant Topographic and Boundary Survey Vladimir Dosen Surveying Planning Justification Report Evans Planning Inc. Draft Zoning By-law Evans Planning Inc. Site Plan Keith Loffler Mcalpine Architects Elevation Plans Keith Loffler Mcalpine Architects Colour Renderings Keith Loffler Mcalpine Architects Floor Plans Keith Loffler Mcalpine Architects Building Sections Keith Loffler Mcalpine Architects Urban Design Brief Williams & Stewart Associates Limited Context Plan Evans Planning Inc. Geotechnical Investigation Sola Engineering Hydrogeological Assessment Harden Environmental Services Limited Tree Inventory and Preservation Plan Kuntz Forestry Consulting Inc. Functional Servicing and Stormwater Management Report Aplin & Martin Consultants Ltd. Civil Plans Aplin & Martin Consultants Ltd. Transportation Study (inclusive of a Parking Study) Trans-Plan Transportation Inc. Section 59 Notice N/A Page 18 of 21 February 9, 2021 Appendices Page 2 of 3 Report No. PDS21-017 Appendix ‘B’ – Zoning By-law Comparison Parent RA1 Zone Requirement Proposed RA1(XX) Exception Zone Permitted Uses No more than One Apartment Building per Lot Two Apartment Buildings with a maximum of 34 units * Lot Area per dwelling unit (minimum) 130 m2 60 m2 * Lot Frontage 30 m 38 m * Front Yard (minimum) ½ the height of the Main Building and in no case less than 9 m from the Street Line 3.0 m * Rear Yard (minimum) 9 m 7.5 m * Side Yard (minimum) Exterior: Interior: ½ the height of the Main Building and in no case less than 9 m ½ the height of the Main Building and in no case less than 6 m N/A (not a corner lot) 2.5 m * Lot Coverage (maximum) 35% 51% * Height (maximum) 18.5 m 4 storeys * Amenity Area 18 m2 per dwelling unit, provided a minimum of 50% of the required Amenity Area is provided as interior amenity space 16.5 m2 per dwelling unit, provided a minimum of 45% of the required Amenity Area is provided as interior amenity space * Landscape Strip N/A Parking Garage may encroach * Page 19 of 21 February 9, 2021 Appendices Page 3 of 3 Report No. PDS21-017 Zoning By-law Requirements for Parking Proposed Parking Requirements Required Maneouvring Space for 90 degree spaces 7.0 m 6.5 m * Parking Standards for Apartment Building (minimum) 1.5 spaces per dwelling unit, minimum 20% of spaces provided shall be set aside for visitor parking. 1 barrier free visitor parking space. (51 total parking spaces required – 41 for residents, and 10 visitor inclusive of 1 barrier-free) 1.24 spaces per dwelling unit (A minimum of 42 parking spaces shall be provided, with 6 spaces set aside for visitor parking)* Note: 3 barrier-free parking spaces have been shown on proposed plans *Denotes proposed changes to the Zoning By-law Page 20 of 21 The Corporation of The Town of Aurora By-law Number XXXX-21 Being a By-law to confirm actions by Council resulting from a Council Public Planning meeting on February 9, 2021. The Council of the Corporation of The Town of Aurora hereby enacts as follows: 1. That the actions by Council at its Council Public Planning meeting held on February 9, 2021, in respect of each motion, resolution and other action passed and taken by the Council at the said meeting is hereby adopted, ratified and confirmed. 2. That the Mayor and the proper officers of the Town are hereby authorized and directed to do all things necessary to give effect to the said action or to obtain approvals where required and to execute all documents as may be necessary in that behalf and the Clerk is hereby authorized and directed to affix the corporate seal to all such documents. Enacted by Town of Aurora Council this 9 th day of February, 2021. Tom Mrakas, Mayor Michael de Rond, Town Clerk Page 21 of 21