AGENDA - Special Council - 20100421SPECIAL COUNCIL
PUBLIC PLANNING
AGENDA
NO.10-09
WEDNLADAY, APDIL 21, 2010
7:00 P.M.
COUNCIL
TOWN NALL
PUBLIC RELEASE
April 16, 2010
AURORA
TOWN OF AURORA
SPECIAL COUNCIL - PUBLIC PLANNING MEETING
AGENDA
NO. 10-09
Wednesday, April 21, 2010
7:00 p.m.
Council Chambers
DECLARATIONS OF INTEREST
it 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:
5237-10 BEING A BY-LAW to Confirm Actions by Council pg. 11
Resulting from Special Council — Public Planning
Meeting 10-09 on April 21, 2010
V ADJOURNMENT
Public Planning Agenda
Wednesday, April 21, 2010
Page 2 of 2
AGENDA ITEMS
PL10-033 — Zoning By-law Amendment Application
2091685 Ontario Inc.
15565 Yonge Street
File Number: D14-02-10
RECOMMENDED:
pg. 1
THAT report PLIO-033 be received for information and that Council
determine their position with respect to the application, subject to public
comments received.
Public Planning Meeting Agenda ITEM # 1 -1
April 21, 2010
TOWN OF AURORA
AUR—ORA PUBLIC PLANNING REPORT No. PL10-033
SUBJECT: Application to Amend the Zoning By-law
2091585 Ontario Inc.
15565 Yonge Street
File Number., D14-02-10
FROM: Marco Ramunno, Director of Planning and Development Services
DATE: April21, 2010
RECOMMENDATION
THAT report PL10-033 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 this report is to evaluate a Zoning By-law Amendment application which
proposes to:
Amend the "Central Commercial Residential (C2-15) Exception Zone" to permit an
additional 3 residential apartment units permitting a total of 18 units within an approved 5
storey building currently under construction. The applicant is also proposing a reduction in
the parking requirement from 36 parking s aces to 33 parking spaces and a reduction in
the amenity space requirement from 18 m (194 sq, ft.) per unit to 17 mZ (183 sq. ft.) per
unit.
BACKGROUND
Public Notification
On March 30, 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 April 14th, 2010, no written comments have been received by
the Planning Department.
Location
The subject lands are located at 15565 Yonge Street, located on the east side of Yonge
Street south of Batson Drive (see Figure 1). 'The lands are approximately 1800 m2 (0.44
acres) in size and have a frontage of approximately 30 metres (98 ft.) along Yonge Street.
- 1 -
Public Planning Meeting Agenda ITEM # 1-2
April 21, 2010
April 21 2010 .2. Report No. PL10-033
The surrounding land uses are as follows:
North: open space (Craddock Park);
South: commercial lands;
East: open space (Craddock Park) and residential lands; and
West: Yonge Street and commercial lands,
Previous Approvals
On April 24, 2007, Council approved an implementing Zoning By-law Amendment 4910-
07.D to rezone the subject lands to "Central Commercial Residential (C2-15) Exception
Zone' to permit a 5 storey mixed use residential commercial building having a maximum of
15 residential units on floors 2 to 4 and a maximum of 275 m2 of commercial floor area and
providing 34 parking spaces. A minor variance application under file D13-49-08 was
granted to permit 33 parking spaces. This application was a result of the applicant
reducing the commercial floor area and therefore reducing the parking requirement from 34
spaces to 33 spaces. Furthermore, a site plan application under file D11-22-06 was
approved by Council for the subject development on April 24, 2007.
Proposal
The applicant proposes 3 additional residential units within an ap roved 5 storey building
currently under construction. The units are proposed on the 5t floor and the amenity
space area / party room relocated on the ground floor. The approximate size of the 3
additional units is 108 m2 (1163 sq. ft.), 97.5 m2 (1050 sq. ft.) and 60 m2 (650 sq. ft.)
respectively. Two units have a balcony, while the middle unit does not, With the
relocation of the amenity area / party room to the ground floor, the commercial floor area
has decreased slightly; therefore the ground floor commercial area proposed is 183 m2
(1970 sq. ft.) and the amenity area / party room is 47.3 m2 (509 sq. ft.). With the addition
of the 3 units, the parking requirement increases to 36 parking spaces, therefore the
applicant is requesting a reduction in the parking requirement from 36 to 33 parking
spaces. In addition the applicant is requesting a reduction in the amenity space
requirement per unit from 18 m2(194 sq. ft.)to 17 m2(183 sq. ft.).
Town of Aurora Official Plan
The lands are designated "Community Commercial Centre" by the Official Plan. The
permitted uses include a full range of retail and commercial uses and residential uses
permitted above the commercial uses. In considering the development and redevelopment
of Community Commercial Centres, Council shall encourage infili and intensification
including the potential for mixed use with residential above the first storey of commercial
land uses. The policy further states that Council should consider reduced parking
requirements for residential units above commercial uses where alternative parking and
transit services are available. The proposed use is in keeping with the official plan. The
subject lands are also within the study area of the ongoing Aurora Promenade Study.
-2-
Public Planning Meeting Agenda ITEM # 1-3
April 21, 2010 _.._._.
April 21, 2010 -3- Report No. PL10-033
Zoning By-law Amendment
The approved "Central Commercial Residential (C2-15) Exception Zone" permits:
- Banks or financial establishments;
- Business and professional offices, excluding medical;
- Dry cleaner's distribution depots;
- Personal service shops;
- Travel agencies;
- Retail stores, excluding supermarkets and warehouse drugstores;
- Data processing centres; studios
- Dwelling units shall only be permitted above the first storey, on floors 2 to
4, having a maximum of 15 units;
- Floor 5 shall be used for amenity purposes only; and
- Commercial uses shall only be permitted on the first floor, and the total
combined floor area shall not exceed 275 metres
- A minimum of 33 parking spaces shall be provided (approved by Minor
Variance D13-49-08)
The applicant has proposed the following amendments to "Central Commercial
Residential (C2-15) Exception Zone":
- Dwelling units shall be permitted on floors 2 to 5 having a maximum of 18
units;
- Commercial uses shall only be permitted on the first floor, and the total
combined floor area shall not exceed 200 metres;
- A minimum of 33 parking spaces shall be provided (approved by Minor
Variance D13-49-08)
- A minimum of 17 m2 of amenity space per residential unit shall be
provided
COMMENTS
Apartment Units / Parkin
With the addition of 3 residential units, the building will have a total of 18 residential
apartment units and the current parking by-law requires 1.5 parking spaces per unit;
requiring a total of 27 parking spaces for the residential component of the development.
The commercial area which has been reduced from the original proposal from 275 m2
(2960 sq. ft.) to a proposed commercial area of 183.75m2 (1978 sq. ft.) requires 4.5
spaces per 100 m2 of commercial floor area which is 9 spaces. Therefore a total of 36
parking spaces are required under the current by-law, and the current approved site plan
provides for 33 parking spaces, for a shortfall of 3 spaces.
The owner has submitted a Parking Review prepared by Paradigm Transportation
Solutions Limited to assess the adequacy of the proposed parking supply. The report
-3-
Public Planning Meeting Agenda ITEM # 1-4
April 21, 2010
April 21, 2010 - 4 - Report No. PLIO.033
concludes that the property can fully accommodate the expected peak demand for parking
for the 18 residential units and the 183.75 m2 of commercial floor area. The Town's Traffic /
Transportation Analyst has reviewed the Parking Study and has no concern with the
parking supply.
The parking justification report provides that the subject location is in walking distance of
many activities and uses within the community. The development is on a major transit
service corridor including YRT and VIVA and access to the Aurora GO station. The
applicant's traffic engineer concludes that with the location of the development, the peak
parking demand related to the residential development will not exceed 1.3 vehicles per unit
which is 24 residential parking spaces. The applicant's engineerfurther states that peak
demand for the residential development occurs at night, for office land uses occurs mid -
daytimes and for commercial uses occurs in the early evening. During the day, when the
peak demand for parking by the office and commercial component occurs, the residential
parking demand is considerably lower and the overall combined parking demand is less
than the parking demand in the late evening and overnight hours. With the location of the
development, the peak parking demand related to the commercial development will not
exceed 4.0 vehicles per 100 m which is 8 parking spaces and this is a reasonable basis
on which to plan the development.
The Parking Review concludes that the overall peak parking needs forthe development is
32 parking spaces. With the 33 parking spaces planned for this development, the parking
demand can be readily accommodated. 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 Town staff concurs with the proposed
parking supply. Staff have no objections to the 3 additional residential units and consider
the request to be an appropriate and compatible addition to this building. The location of
this development on Yonge Street which is a transit corridor and within a mixed use
environment further supports the addition of residential apartment units.
Amenity Area
The applicant proposes a small reduction in the amenity space requirement for each unit.
The by-law requires 18 m2 (194 sq. ft.) and the applicant proposed 17 m2 (183 sq. ft.) per
unit. The addition of the 3 units on the 5th floor results in the relocation of the party room /
amenity room to the 15t floor. The party room / amenity room has reduced in size,
therefore the per unit amenity space requirement is smaller. Staff consider the request
appropriate as the development does provide for an amenity room, 17 of the 18 units have
a balcony and the development is adjacent to a Craddock park.
Department Comments
Town Departments including the Building and By-law
Services, Engineering Division and Central York Fire
zoning by-law amendment application.
Services, Parks and Recreation
Service have no objection to the
-4.
Public Planning Meeting Agenda ITEM # 5
April21, 2010
April 21, 2010 .5- Report No. PL10-033
External Departments and Agencies
The Lake Simcoe Region Conservation Authority and the York Region Transportation
Services have reviewed the application and have no comments or objections,
FINANCIAL IMPLICATIONS
There are no financial implications associated with this report.
SERVICING ALLOCATION
The proposed zoning amendment application would require an additional 3 units of
servicing allocation.
PROVINCIAL POLICY STATEMENT
The subject application is consistent with the policies of the Provincial Policy Statment.
ALTERNATIVE(S) TO THE RECOMMENDATION
At the Public Planning Meeting, taking into consideration comments from staff and
residents, Council has the following options:
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 amend the "Central Commercial Residential (C2-15)
Exception Zone" to permit an additional 3 residential units permitting a total of 18 units
within an approved 5 storey building currently under construction. The applicant is also
proposing a reduction In the parking requirement from 36 parking spaces to 33 parking
spaces and a reduction in the amenity space requirement from 18 m2 (194 sq. ft.) per unit
to 17 m2 (183 sq. ft.) per unit.
Should Council determine,there is merit in the proposal, it is recommended that the zoning
by-law amendment application be approved in principle, and staff be directed to bring
forward to Council an implementing zoning by-law and further recommended that an
additional 3 units of sewage and water capacity be allocated to the development.
-5-
Public Planning Meeting Agenda
April 21, 2010
ITEM # 1-6
April 21, 2010 - 6 - Report No. PL10-033
ATTACHMENTS
Figure 1 - Location and Zoning Plan
Figure 2 - Site Plan (16i Floor Plan)
Figure 3 - 5th Floor Plan
Figure 4 - Elevation Plan
PRE -SUBMISSION REVIEW
Management Team Meeting — April 14, 2010
Prepared by. Cristina Celebre, Planner - Extension 4343
Mar6JRdmunno, XCIP., R.P.P.
Director of Planning and Development Services
A
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Neil Garbe
Chief Administrative Officer
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Public Pi nning A?pelting Agenda By-law m237-10 - 1
April21, 010 II II
THE CORPORATION OF THE TOWN OF AURORA
By-law Number 5237-10
BEING A BY-LAW to Confirm Actions by Council
Resulting From Special Council - Public Planning
Meeting 10-09 on April 21, 2010
THE COUNCIL OF THE CORPORATION OF THE TOWN OF AURORA HEREBY
ENACTS AS FOLLOWS:
1, THAT the actions of the Council at its Special Council— Public Planning meeting
held on April 21, 2010 in respect to each motion, resolution and other action
passed and taken by the Council at the said meeting is, except where prior
approval of the Ontario Municipal Board is required, 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.
READ A FIRST AND SECOND TIME THIS 21Sr DAYOFAPRIL, 2010,
READ A THIRD TIME AND FINALLY PASSED THIS 21" DAY OFAPRIL, 2010.
PHYLLIS M. MORRIS, MAYOR
CINDY JANZEN, DEPUTY CLERK
-11-
ADDITIONAL ITEM TABLED FOR
PUBLIC PLANNING MEETING
Wednesday, April 21, 2010
• Correspondence Received from Mr. Joe Caruso, Re: Item 1
PL10-033 —Zoning By-law Amendment Application
2091585 Ontario Inc.
15565 Yonge Street
File Number: D14-02-10
A.pri 1 19, 21010
-D1`i- oa— t o
Town of Aurora
Planning and Development ,Services
l Municipal Drive
Aurora, Ont.
L4G 6J 1
Attention CCristina Celebre:
TOWN AURORA
PLANNING & D` Vc .:,- :v<"NT CERVICES DEPT,
APR 2 Q 2010
INITIALS
ACTION
1, Joe Caruso am the owner of the property located at 15543Yonge Street, known as the
Aurora Fruit Market Ltd.
This letter is in regards to the property directly to the north, municipally known as 15565
Yonge Street. An application by 2091585 Ontario Inc. (File No. D 14-02- l 0) has been
submitted to amend the zoning and permit said property to allow an additional 3
residential units. The applicant has further requested to reduce the number of parking
spaces allotted from 36 to 33, also proposing a reduction of the amenity space
requirement. My main concerns are the elimination of parking spaces will not allow
adequate parking for each unit along with a Limited "visitor" parking allotment.
My tenants at 15543Yonge Street run affluent businesses with limited parking available.
I also have tenants of residential units with designated parking. We are constantly
conflicting with patrons from the Restaurants and Bar from the plaza to the immediate
south of our plaza regarding the excess use of my parking lot. t. do not want to further
see my lot being the "overflow's parking for 15565 Yonge Street as well
Let it be known that my opposition is primarily in regards to the parking and not the
addition of the extra units, unless one compromises the other.
Sincerely,
Joe Caruso
Owner.