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AGENDA - Special Council - 20100224SPECIAL COUNCIL PUBLIC PLANNING AGENDA NO,10-04 WEDNESDAY, FEBRUARY 24, Y010 7:00 P.M. COUNCIL CHAMBERS AURORA TOWN NALL PUBLIC RELEASE February 19, 2010 AURORA TOWN OF AURORA SPECIAL COUNCIL - PUBLIC PLANNING MEETING AGENDA NO, 10-04 Wednesday, February 24, 2010 7:00 p.m. Council Chambers DECLARATIONS OF INTEREST 11 APPROVAL OF AGENDA RECOMMENDED: THAT the agenda as circulated by the Customer and Legislative Services Department be approved as presented. III PLANNING APPLICATION IV READING OF BY-LAWS RECOMMENDED: THAT the following listed by-law be given 1st, 2nd and 3rd readings, and enacted: 5219-10 BEING A BY-LAW to Confirm Actions by Council pg. 11 Resulting from Special Council — Public Planning Meeting 10-04 on February 24, 2010 V ADJOURNMENT Public Planning Agenda Wednesday, February 24, 2010 Page 2 of 2 AGENDA ITEMS 1. PL10-021 —Zoning By-law Amendment Application pg. 1 Coland Developments Inc. 222, 230, 236 and 224 Wellington Street East File D14-01-10 RECOMMENDED: THAT report PL10-021 be received for information and that Council determine its position with respect to the application, subject to public comments received. PUBLIC PLANNING AGENDA - February 24, 2010 ITEM # 1-1 TOWN OF AURORA PUBLIC PLANNING MEETING No. PL10-021 SUBJECT: Zoning By-law Amendment Application Coland Developments Inc. 222, 230, 236 and 244 Wellington Street East File NumberD14-01-10 FROM: Marco Ramunno, Director of Planning and Development Services DATE: February 24, 2010 RECOMMENDATION THAT report PL10-021 be received for information and that Council determine their position with respect to the application, subject to public comments received. PURPOSE. OF THE REPORT The purpose of the report is to evaluate the following Zoning By-law Amendment application that proposes to: 1. Rezone the lands located at 222 and 244 Wellington Street East from "Rural General (RU) Zone" to "Service Commercial (C3-17) Exception Zone" (with proposed amendments); and 2. Amend the "Service Commercial (C3-17) Exception Zone" lands located at 230 and 236 Wellington Street East proposing additional uses including business and professional offices, clinics and retail uses, exceptions to the development standards and a reduction in the parking standard. The application would facilitate the development of the subject lands with two additional commercial buildings that will form part of a larger commercial office complex. An amendment to the approved site plan has been submitted and is under review. Public Notification On February 2, 2010 Notice of a Public Planning Meeting respecting the subject applications was given by mail to all assessed property owners within 120 metres (400 ft.) of the subject property; by public notification in the Aurora Era Banner; and an information sign posted on the subject property. As of February 18, 2010, no written comments have been received. - 1 - PUBLIC PLANNING AGENDA - February 24, 2010 ITEM # 1-2 February 24 2010 .2- Report No. PL10-021 Location The lands forming part of this application are located north of Wellington Street East and east of Industrial Parkway North, municipally known as 222, 230,236 and 244 Wellington Street East (see Figure 1). The subject lands are approximately 15,622 m2 (3.8 acres) in size and have a frontage of 87 metres (285 ft.) along Wellington Street East. The comprehensive development also includes a future building located at the back of the development known as 238 Wellington Street East which is approved for a future four storey office building. The lands located at 230 and 236 Wellington Street East are currently under construction and the lands at 222 and 244 Wellington Street East contain residences that are proposed to be demolished and form part of this development. The surrounding land uses are as follows: North: Industrial and institutional lands (Saint Maximilian Kolbe); South: Wellington Street East, industrial and commercial lands; East: Institutional (Saint Maximilian Kolbe) and commercial lands; and West: Industrial. Previous Approvals On April 28, 2009, Council approved an implementing Zoning By-IawAmendment 6130-09 to rezone the lands located at 230 and 236 Wellington Street East to "Service Commercial C3-17 Exception Zone" to permit commercial uses and to rezone lands at 238 Wellington Street East to "Restricted Industrial M1-16 Exception Zone" to permit business and professional office uses, excluding medical uses. A site plan application underfile D11-11- 08 was also approved by Council for the entire development. The applicant has submitted a site plan amendment application for the two additional buildings (see Figure 2). Proposal The applicant has began construction for an approved commercial office development located at 230 and 236 Wellington Street East; however has not yet began construction on the four storey office building located at the back of the development, known as 238 Wellington Street East. The applicant proposes to expand the approved commercial office development and has purchased 222 and 244 Wellington Street East. The applicant proposes two buildings on either side of 230 Wellington Street East. The proposed buildings are 2-storey and have an approximate total floor area of 1226 m2 (13,200 sq. ft.). In order to incorporate these lands into this development, the applicant has submitted a Zoning By-law Amendment application to rezone the lands from "Rural General (RU) Zone" to "Service Commercial (C3-17) Exception Zone" which is the current zoning for the commercial property. In addition the applicant has requested that additional uses be permitted in the C3A 7 zone including business and professional offices, clinics and retail uses. Exceptions to the C3-17 zone standards have also been requested including reduction of the west and east side yard setbacks, deletion of buffer requirements and a reduction to the parking standards. Accordingly, all the lands fronting Wellington Street .2- PUBLIC PLANNING AGENDA - February 24, 2010 ITEM # 1-3 February 24, 2010 _ - 3 - Report No. PL10-021 East will fall under the same zone category; the northern portion of the property zoned M1- 16 will not change. The development will continue to utilize the current approved access from Wellington Street East, with the addition of a new restricted right —out access. Atotal of 228 parking spaces is proposed for the comprehensive development. The applicant will also construct a sidewalk along the entire frontage of the Wellington Street property. Town of Aurora Official Plan The lands are designated "Service Commercial' by Official Plan Amendment No. 66 and permitted uses include restaurants, commercial schools, and offices. The proposed uses are in keeping with the official plan. The "Service Commercial' policies provide that redevelopment shall be carefully considered with respect to design and compatibility with surrounding land uses. The policy provides that Council shall require site plan approval for service commercial areas having a high standard of design; strictly controlled vehicular access points; safe pedestrian and transit access; appropriate locations for loading facilities and the restriction of outdoor storage. Through the site plan review process staff will work with the applicant to ensure that the proposed site plan amendment (Figure 2) conforms to the Official Plan. The subject lands are also within the study area of the ongoing Aurora Promenade Study. Zoning By-law Amendment The applicant has proposed that the lands located at 222 and 244 Wellington Street East be rezoned to a "Service Commercial (C3-17) Exception Zone". Furthermore the applicant has requested that the zoning for the lands currently under construction and zoned "Service Commercial (C3-17) Exception Zone" be amended. The applicant has proposed the following amendments including additional permitted uses and site specific zone provisions. The approved C3-17 zone permits: - Animal hospitals Commercial schools - Convenience retail stores - Day care centres - Dry cleaner's distribution depots - Dry cleaning establishments - Restaurants and take-out restaurants (excluding drive-thru restaurants) - Specialty food store having a maximum gross floor area of 700 mZ -3. PUBLIC PLANNING AGENDA - February 24, 2010 ITEM # 1-4 February 24 2010 - 4 - Report No. PL10-021 The applicant is proposing the following additional uses: retail stores (excluding grocery store) business and professional offices clinics provided that they do not exceed 15% of the total commercial floor area restaurants and take-out restaurants (excluding drive-thru restaurants); provided that the total combined commercial floor area does not exceed 30% Staff considers the proposed additional uses compatible and appropriate for this type of commercial office development. The cap on the clinic and restaurant uses is appropriate, as these uses require a higher parking standard than other uses such as offices, retail and daycare uses. Staff have no objections to the proposed changes to the zoning by-law. The applicant has also proposed the minimum west side yard setback of 2.5 metres, whereas the by-law requires 3.0 metres, and the minimum east side yard setback of 1.5 metres, whereas the by-law requires 15.0 metres. The applicant has also proposed the deletion of the buffer strip requirement. The existing zone provisions were reflective of the approved site plan, however with the new design of this site which incorporates the remaining two residential properties in this area, the revised setbacks are appropriate and the buffer requirement is no longer needed. The Planning Department is satisfied that the above noted exceptions are appropriate to facilitate the proposed development. With respect to parking, the applicant will continue to include in the by-law that parking shall be shared for the entire development lands which includes the lands located in the C3-17 and the M1-16 zoned areas. The M1-16 zone, which permits offices, requires that parking shall be required at a rate of 3.3 spaces / 90 m2 of commercial floor area. The C3- 17 zone which permits a variety of commercial uses, requires a shopping centre rate of 4.5 spaces / 100 0 of commercial floor area. Based on the requirements, the applicant needs a total of 265 spaces for the entire development, whereas the applicant has provided 228 spaces. With the two new buildings proposed, the applicant was not able to meet the Town's shopping centre standard which is 4.5 spaces / 100 m2 commercial floor area for the C3-17 lands. With the number of parking spaces proposed by the applicant, a parking rate of 3.5 spaces/ 100 m2 of commercial floor area is being requested. The owner has submitted a Traffic Impact Study and Parking Justification prepared by Cole Engineering in support of reducing the parking standard to 3.5 spaces / 100 commercial floor area which has been reviewed by the Town's Traffic / Transportation Analyst to their satisfaction. Accordingly, staff do not have any concerns with the proposed reduced parking standard. -4. PUBLIC PLANNING AGENDA - February 24, 2010 ITEM # 1 - 5 February 24, 2010 - 5 - Report No. PL10-021 The Parking Justification report explains that based on the multi -use character of the development, parking occupancy based on peaking requirements for each use will provide opportunities for shared parking. The specific examples given in the report include the daycare, dance studio, restaurants, clinic and office uses. The daycare centre has occupancy in the morning and before six pm and is a drop-off/ pick up use; whereas the dance studio does not have occupancy in the day and has high occupancy after six and on the weekends. The offices uses have high occupancy in the morning and afternoon, but has a low occupancy after 6 pm and on the weekends. The report further concludes that it is anticipated that some of the retail patrons will be walk-ins from the office and other uses already parked on site. The report also provided a parking by-law comparison and suggests that the 4.5 spaces / 100 m2 commercial floor area rate is more appropriate for a larger shopping centre, and based on the recommendations of the report, a 3.5 spaces / 100 m2 of commercial floor area is a more appropriate standard for this type of development. As part of the Aurora Promenade Study a review of the parking standards along the portions of the Yonge / Wellington Corridor is being considered. In view of the submitted parking study and the recommended cap on restaurants and clinics, Town staff concurs with the proposed parking supply. Department Comments Town Departments including the Building and By-law Services, Parks and Recreation Services, Engineering Division and Central York Fire Service have no objection to the zoning by-law amendment application. Through the site plan review process, Town departments will work with the applicant regarding site development matters, including stormwater management design, parking layout, landscaping and urban design. External Departments and Agencies York Region The Roads Branch of the Regional Transportation Services Department has reviewed the conceptual plan and have no objection to the proposal FINANCIAL IMPLICATIONS There are no financial implications associated with this report. SERVICING ALLOCATION Not applicable. PROVINCIAL POLICY STATEMENT The subject applicaiton is consistent with the policies of the Provincial Policy Statment. -5- PUBLIC PLANNING AGENDA - February 24, 2010 ITEM # 1-6 February 24 2010 -6 - Report No. PL10-021 ALTERNATIVE(S) TO THE RECOMMENDATION At the Public Planning Meeting, taking into consideration comments from staff and residents, Council has the following options: 1. Approving the applications in principle; subject to the resolution of any outstanding issues. 2. Resolving that the application be brought back to Committee or a further Public Planning Meeting upon resolution of any outstanding issues. 3. Refusal of the application with an explanation for the refusal. CONCLUSIONS An application has been submitted to rezone the lands located at 222 and 244 Wellington Street East from Rural General (RU) Zone to Service Commercial (C3-17) Exception Zone" and to amend the "Service Commercial (C3-17) Exception Zone" lands located at 230 and 236 Wellington Street East proposing additional uses including business and professional offices, clinics and retail uses, amendments to the development standards and a reduction in the Town's parking standard Should Council determine there is merit in the proposal, it is suggested that subject to any public comments received, the Zoning By-law Amendment application be approved in principle. Once a formal site plan amendment application has been reviewed by Town staff and the Region; the preparation of the implementing zoning by-law amendment with the site plan amendment application be presented to Council for consideration at a future date. ATTACHMENTS Figure 1 - Location and Zoning Plan Figure 2 - Proposed Amended Site Plan Figures 3 and 4 - Proposed Elevation Plans PRE -SUBMISSION REVIEW Management Team Meeting — February 17, 2010 Prepared by, Cristina Celebre, Planner Extension 4343 Marc am mn0, M.C.LP., R.P.P. Director of Planning and Development Services Neil Garbe Chief Administrative Officer -6- AGENDA - FM2;3ry 241N39AIAL M1 C5-71 C3 somw CB InduWal C7 RoeldenUel INDUSTRALMNES ST. MAXIMILIAN KOLBE 1At R Moted CATHOLIC SCHOOL -23 I Mz Genera PARKING LOT & PLAYING FIELDS NsnTunoNAL7ANEs TInottwooel RURAL20NES I-23 RU Rula M1-16 INDUSTRIAL/ SELF STORAGE a ......... ......:.:::::::::::..,:.: y l:;;i••:'.;�'s:�(?:;.:,fir: INDUSTRIAL! Z COMMERCIAL - I 23 0 .. ROYAL {ir' ::•:: WOODWORKING ;?;�:r.;,, • ,::,:::�;.::,•.u{.:.;t•t: , .?�.a•,::a: ST. MAXIMILIAN .::i:a..,::. �_:,�;•�;":�; .ir.c :#::::>:}::>.; f;:+i;;i;::i`•:::; rj!{i' KOLBE CATHOLIC ±ii::. ,:_... SCHOOL RU C5-3 WELLINGTON STREET EAST INDUSTRIAL M 1 (QUEBECOR WORLD) LOCATION & ZONING PLAN H . APPLICANT: COLAND DEVELOPMENTS INC D25 se AURaRA FILE: D14.0140 0 SUBJECT LANDS Y .w FIGURE 1 Metres . Location Plan created by the ToWn ofAuA" Planning & Deveropkent Services Department. Febroary 1st, 2010. Undated on Febmary 18th. 2010. USLIC PLANNING AGENDA - --- - ITEM # - 2 Storey Building Under 1 Storey Building Under 4 Store! Future PROPOSED AMENDED SITE PLAN N APPLICANT: COLAND DEVELOPMENTS INC A� RvRA FILE: 014-0140 FIGURE 2 February 12th, MO.. Updated ee February 18th, 2010,