AGENDA - Special Council - 20100908SPECIAL COUNCIL
MEETING AGENDA
NO.10-20
WEDNESDAY, SEPTEMBER 8, 2010
7:00 P.M.
COUNCIL CNAMBERS
AURORA TOWN NALL
PUBLIC RELEASE
September 3, 2010
AURORA
TOWN OF AURORA
SPECIAL COUNCIL MEETING
AGENDA
NO. 10-20
Wednesday, September 8, 2010
7:00 p.m.
Council Chambers
I DECLARATIONS OF PECUNIARY INTEREST
It APPROVAL OF AGENDA
RECOMMENDED:
THAT the agenda as circulated by the Customer and Legislative Services
Department be approved as presented.
Ill DELEGATIONS
None
IV CONSIDERATION OF ITEMS REQUIRING SEPARATE DISCUSSION
V READING OF BY-LAWS
RECOMMENDED:
THAT the following listed by-law be given 1st, 2nd and 3rd readings, and
enacted:
5277-10 BEING A BY-LAW to confirm actions by pg.9
Council Resulting from Special Council
Meeting 10-19on September 8, 2010
VI ADJOURNMENT
Special Council Meeting
Wednesday, September 08, 2010
Page 2 of 2
AGENDA ITEMS
1. PL10-059 — Five Year Official Plan Review pg. 1
RECOMMENDED:
THAT Council receive the report and that all comments be referred to
staff.
2. Town of Aurora Official Plan Review PowerPoint Presentation pg. 7
RECOMMENDED:
THAT Council receive the presentation and provide comments on the
Draft Official Plan.
3. Public Questions and Input into the Official Plan Review Process pg. 8
RECOMMENDED:
THAT Council receive the questions and input from the public and direct
the consultants to consider the input received in the preparation of the
Official Plan.
Special Council Meeting Agenda
September 8, 2010
�.. TOWN OF AURORA
Item1-1
1a,UJ7rO1t2Ji SPECIAL COUNCIL No. PL10-059
SUBJECT.. Five Year Official Plan Review
FROM.• Marco Ramunno, Director.of Planning and Development Services
DATE: September 8, 2010
RECOMMENDATION
THAT the report be received for information and that all comment be referred to
staff.
PURPOSE
To obtain comments from Council and from the public pertaining to suggested revisions
to the Official Plan required as part of the Five Year Official Plan Review process.
BACKGROUND
Council adopted a Terms of Reference for the Five Year Official Plan Review on May
12, 2009 and subsequently appointed a steering committee made up of Mayor Morris,
Councillor Gaertner; Councillor. Gallo and Councillor MacEachem. In addition, the
Town retained the consulting firm of The Planning Partnership, supported by a team of
expert advisors from URS Canada Inc. (transportation and civil engineers), Millier
Dickinson Blais Inc. (economic development) and Natural Resource Solutions Inc.
(natural heritage), to assist with the completion of the study.
The draft Five Year Official plan contains draft secondary plan polices to implement the
draft Aurora Promenade — Concept Plan within Chapter #11.
COMMENTS
Five Year Official Plan Review
Section 26(1) of the Planning Act requires municipalities to review their Official Plan at
least once every five years to ensure that it conforms to, or does not conflict with
Provincial plans; has regard for matters of provincial interest, is consistent with the
Provincial Policy Statement and to deal with the. removal of lands from employment
areas. In addition Section 27(1) of the Planning Act requires municipalities to amend
their Official Plan to conform to the upper -tier municipality (Region of York) Official Plan.
Section 26(3) of the Planning Act requires that a special meeting of Council, open to the
public, be held to discuss any revisions to the Official Plan that may be required. In
addition to comments that may be provided at the meeting the Town has also received
-1-
Special Council Meeting Agenda
September 8, 2010
Item 1 - 2
September 8, 2010 .2- Report No. PL10.059
written comments which are summarized in the correspondence matrix (Appendix 1).
The Town's Official Plan Review will address the entire Town of Aurora, emphasizing
the creation of a sustainable and complete community, with particular focus on the
Aurora Promenade (Yonge and Wellington Corridors — 4 public open house meetings
have been held pertaining to the Promenade), the protection of stable neighbourhoods,
the environment and sustainability. The Official Plan Review is based on a 20 year
timeframe which would guide the growth of Aurora until the year 2031.
Public Consultation
As mentioned above, several public meetings such as Public Open Houses, Workshops
and Steering Committee meetings have been held to date. The following is a
chronology of the meetings that were held for the Official Plan Review (inclusive of the
Aurora Promenade Study).
• Apr. 20, 2009:,
Aurora Promenade Steering Committee Meeting
• May 13, 2009:
Aurora. Promenade Community Workshop/Open House #1
Aurora Promenade Steering Committee Meeting
• May 28, 2009:
Joint EDAC-Aurora Promenade Steering Committee Meeting.
• June 15, 20.09:
Aurora Promenade Workshop/Open House # 2 (Day 1 of 3)
• June 16, 2009:
Aurora Promenade Workshop/Open House # 2 (Day 2 of 3)
Aurora Promenade Steering Committee Meeting
• June 17, 2009:
Aurora Promenade Workshop/Open House # 2 (Day 3 of 3)
« Nov. 2, 2009:
Aurora Promenade Steering Committee Meeting
« Nov. 18, 2009:
Aurora Promenade Public Open House # 3
« Nov. 25, 2009:
OP Review/2C Secondary Plan Steering Committee Meeting
• Dec. 14, 2009:
Aurora Promenade Steering Committee Meeting
• Jan. 12, 2010:
Public Open House for Official Plan Review
• Feb. 3, 2010:
OP Review/2C Secondary Plan Steering Committee Meeting
Feb. 10, 2010:
Aurora Promenade Steering Committee Meeting
• Feb. 17, 2010:
OP Review= Secondary Plan Steering Committee Meeting
• Mar. 3, 2010:
OP Review/2C Secondary Plan Steering Committee Meeting
• Mar. 29, 2010:
Workshop (Advisory Committee Forum) for the Town's
Advisory Committees Regarding the Official Plan Review
• Apr. 7, 2010:
OP Review/2C Secondary Plan Steering Committee Meeting
• Apr. 26, 2010:
OP Review/2C Secondary Plan Steering Committee Meeting
• May 19, 2010:
OP Review/2C Secondary Plan Steering Committee Meeting
• June 4, 2010:
Aurora Promenade Steering Committee Meeting
• June 7, 2010:
OP Review/2C Secondary Plan Steering Committee Meeting
• June 14, 2010:
Aurora Promenade Steering Committee Meeting
• June 21, 2010:
OP Review/2C Secondary Plan Steering Committee Meeting
• June 23, 2010:
Aurora Promenade Public Open House # 4
• June 28, 2010:
OP Review/2C Secondary Plan Steering Committee Meeting
• July 5, 2010:
OP Review/2C Secondary Plan Steering Committee Meeting
-2.
Special Council Meeting Agenda
September 8, 2010
Item 1 - 3
September 8, 2010 -3 - Report No. PL10-059
• July 12, 2010: Aurora Promenade Steering Committee Meeting
• July 14, 2010: OP Review/2C Secondary Plan Steering Committee Meeting
• . August 12, 2010 Special Council meeting for Both the OP Review and 2C
Secondary Plan ,
• . August 23, 2010 OP Review/2C Secondary Plan Steering Committee Meeting
• September 2, 2010 OP Review/2C Secondary Plan Steering Committee Meeting
FINANCIAL IMPLICATIONS
There. are no direct financial implications associated with this report. The costs of
implementing the programs and initiatives cited in this report have been managed by
Council in its administration of annual budgets and longer -term financial planning.
CONCLUSION
The draft Official Plan has evolved through public open houses and steering committee
meetings which have been open to the Council members, landowners and other
interested parties.
Additional Steering Committee meetings, and a statutory public planning meeting will be
held prior to the draft Official Plan being be forwarded to Council for consideration in
September 2010.
ATTACHMENTS
Appendix 1 = Correspondence Matrix
PRE -SUBMISSION REVIEW
CAO and Director of Planning and Development Services.
Marco Ra unno, M.C.1.P., R.P.P..
Director of Planning and Development
Services
l
Neil Garbe
Chief Administrative Offrcer
-3-
Special Council Meeting Agenda APPENDIX 1
Item 1 - 4
September 8, 2010
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Special Council Meeting Agenda
September 8, 2010
Item 1 - 5
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Item 1 - 6
Special Council Meeting Agenda
September 8, 2010
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-6.
Special Council Meeting Agenda
September 8, 2010
Item 2-1
Town of Aurora Official Plan Powerpoint Presentation
RECOMMENDED:
THAT Council receive the questions and input from the public and direct -
the consultants to consider the input receivedin the preparation of the
Official Plan.
-7-
Special Council Meeting Agenda
September 8, 2010
Item 3 - 9
Public Questions and Input Into the Official Plan Review Process
THAT Council receive the questions and input from the public and direct
the consultants to consider the input received in the preparation of the
Official Plan.
-8-
Special Council Meeting Agenda
September 8, 2010
Bylaw 5277-10 - 1
THE CORPORATION OF THE TOWN OF AURORA
By-law Number 5277-10
BEING A BY-LAW to Confirm Actions by Council
Resulting From Special Council Meeting 10-20 on
September 8, 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 meeting held on
September 8, 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 8' DAY OF SEPTEMBER, 2010.
READ A THIRD TIME AND FINALLY PASSED THIS 3' DAY OF SEPTEMBER,
2010,
PHYLLIS M. MORRIS, MAYOR
JOHN D. LEACH, TOWN CLERK
-9-
ADDITIONAL ITEMS FOR
SPECIAL COUNCIL MEETING
Wednesday, September 8, 2010
➢ Delegation (a) Nancy Henderson, Reserve Properties, and Julian Jacobs,
Julian Jacobs Architects, representing the Ownership
Group of 15278 Yonge Street
Re: Item 1 — PL10-059 — Five Year Official Plan Review
➢ Delegation (b) Wendy Nott, Walker, Nott, Dragicevic Associates Limited,
representing 1623 Wellington Street Development Ltd.
Re: Item 1 — PL10-059 — Five Year Official Plan Review
➢ Correspondence from Wendy Nott, Walker, Nott, Dragicevic Associates
Limited, regarding Draft Town of Aurora Official Plan
Re: Item 1 — PL10-059 — Five Year Official Plan Review
➢ Correspondence from Helen Lepek, Lepek Consulting Inc., regarding
15278 Yonge Street Limited
Re: Item 1 — PL10-059 —Five Year Official Plan Review
➢ Correspondence from Gary Templeton, Templeton Planning Ltd.,
regarding 2 Willow Farm Lane
Re: Item 1 — PL10-059 —Five Year Official Plan Review
➢ Correspondence from Brad Keast, Smart!Centres, regarding Draft Town
of Aurora Official Plan
Re: Item 1 — PL10-059 —Five Year Official Plan Review
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,yawi'm�ier�Aac� "tArzt�tva�r
Town of Aurora
1 Municipal Drive, Box 1000
Aurora, Ontario
L4G 6J1
Phone: 905-727-3123 ext. 4217
Fax: 905-726-4732
Delegation Request w .e-aurora.ca
Please complete the following form. You may submit to. the Town of Aurora by EITHER:
" Printing and faxing a copy to905-726-4732
Saving this file to your computer and emailing it to couacilsecrefariatstaff@e-aurora.ca
Once your delegation request is received, the Customer and Legislative Services Department will contact you
to confirm receipt.
Date September 3, 2010 - Meeting date September 8 2010
Subject linput regarding Revisions to the Town of Aurora Official Plan
Do you require any Accessibility Accommodation? rj Yes r No
Name of group or person(s) being represented, if applicable:
Representing the Ownership group of 15278 Yonge Street
Nancy Henderson (Vice President- Reserve Properties)
Julian Jacobs (Senior Partner- Julian Jacobs Architects)
.Brief statement of issue,or purpose of deputation:
on the proposed Official Plan as it relates to changes affecting the area defined as "Upper Downtown".
Personal information on this form is collected under the legal authority of the Municipal Act, as amended. The information is collected
and maintained for the purpose of creating a record that is available to the general public, pursuant to Section 27 of the Municipal
Freedom of Information and Protection of Privacy Act. Questions about this collection should be directed to the Town Clerk, Town of
Aurora, 1 Municipal Drive, Box 1000, Aurora, Ontario, L40 6,11, Telephone 905-727-3123.
AuRD.RA
jrDWre, io, Cgwd, LAN jw.0 'W
DELEGATION REQUEST
Customer and Legislative Services
Town Clerk
905-727-3123
info @ e-aurora-ca
Town of Aurora
1 Municipal Drive,
Box 1000. Aurora. ON L4G 6J1
Requests for delegation status, any written submissions and background information for
consideration by Council or committees of Council must be submitted to the Clerk's office by
4:30 P.M. ON THE MONDAY PRIOR TO THE REQUESTED MEETING
COI NCIVCOMMIT EE/ADVISORY COMMITTEE DATE,_ _ � 5r ip-f— lo
SUBJECT: VP
NAME: _ CA57n/'4;, y ✓tlo-rf
ADDRESS: %U[ — o[D €GL, WTO a -4u E
Street Address
�Olz0/t/fic, O A/
rnwn/City
PHONE: HOME:
FAX NO.: <— .�
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Postal Code
BUSINESS': q l(s� � �� �S-(1
E-MAIL. 'A,DDRESS: w4--f+f W ad xa 1. CprW
DO YOU REQUIRE ANY ACCESSIBILITY ACCOMMODATION .� 0
NAIVE OF GROUP OR PERSON(S) BEING REPRESENTED (if applicable)
(6�-3 - !�v, z-TA,
BRIEF STATEMENT OF ISSUE OR PURPOSE, OF DEPUTATION
Personal information on this form is collected under the legal authority of the Municipal Act, as amended. The information is
collected and maintained for the purpose of creating a record that is available to the general public, pursuant to Section 27 of
the Municipal Freedom of information and Protection of Privacy Act, Questions about this collection should be directed to
the Town Clerk, Town of Aurora f Municipal Drive Box f OOO Aurora, ON L4G 6J7 Telephone 905 727-3123.
irr
6e1f1a1' mr,
Community
VIA ELECTRONIC MAIL
September 8, 2010
Town of Aurora
1 Municipal Drive
Box 1000
Aurora, Ontario
L4G 6,11
Attention: Mayor and Members of Council
Clerk Department
Attention: Mr. J. Kyle, MCIP, RPP
Manager of Policy Planning
Planning and Development Services
Dear Madam/Sir:
Re: Draft Town of Aurora Official Plan
Our File 10.591
As you are aware, we are planning consultants to SmartCentres primarily with
respect to lands on the south side of Wellington Street, between Hwy. 404 and
Leslie Street. In this regard, we have recently provided comments and made
oral submission (Davies Howe Partners) on the draft Official Plan with respect
to these lands.
In accordance with Council's direction, we have had an opportunity to meet with
staff and the Town's consultant to discuss our specific concerns regarding the
designation of these lands. Through these discussions, we have been advised
that Council has directed that the Official Plan Review process (which is
intended to guide the municipality for the next 20 years) incorporate existing
Official Plan Amendment ('OPA') No. 30 (and other amendments such as OPA
20, 34 and 37) in their existing form without considering any change.
Respectfully, in our submission, an Official Plan Review which specifically
excludes key components of the Town's planning framework is inappropriate.
Walker, Nott, Dragicevic
Associates Limited
Planning
Urban Design
90 Eglinton Avenue East
Suite 701
Toronto, Ontario
M4P 2Y3
Tel. 4161968-3511
Fax. 4161960-0172
e-mail: admin@wndplan.com
web: www.wndi)lan.com
Peter R. Mike, FCIP, RPP
Wendy Nei FCIP, RPP
Robert A. Draglcavle, MCIP, RPP
Senior Pinncipals
Madha Coffey
Controller
Town of Aurora September 8, 2010
Page 2
OPA 30 was approved more than a decade ago (March 2000) and pre -dates
most of the key Provincial planning initiatives to which the Aurora Official Plan
must comply, including the Provincial Policy Statement (2005) and the Growth
Plan (2006). The Town's most recent employment lands review was
conducted in 2005.
Achievement of the policy directives of these documents requires an evaluation
and re -consideration of all components of the Town's existing Official Plan
within the Provincial policy framework. As such, the Town's Official Plan review
constitutes a 'municipal comprehensive review' as defined by the Province and
provides one of the (limited) opportunities for a review of employment lands
(both in terms of the geographic areas to be designated/protected for
employment uses and the permitted land uses and policies to be applied to
such areas). Any re -designation of employment lands does not, in this context,
represent a `conversion' of employment lands that is otherwise restricted by the
Growth Plan.
We have also reviewed the Town's initial terms of reference for the Official Plan
review process and find no direction that certain components of the existing
Official Plan (such as OPA 30) should not be subject to review or revision in the
current planning context. In fact, the terms of reference explicitly state that one
of the primary objectives of the Official Plan review is to:
• Review the employment land requirements and set targets for
residential to employment land ratios.
• Complete a detailed review of all employment areas (emphasis added)
and future employment needs.
In fact, the terms of reference go on to state that:
"The triple -bottom line principles of a) economic vitality; b) protection of the
natural environment, and c) healthy, balanced and liveable communities will
form the foundation of the Town's Official Plan Review."
In our submission, these principles cannot be achieved where the Official Plan
Review has been arbitrarily limited in its scope.
The exclusion of almost 25% of the Town's development area by restricting a
review of the above -noted OPAs would not represent an integrated and
cohesive planning process. To proceed in this manner would therefore be
inconsistent with the Provincial Policy Statement, Provincial Growth Plan and
the Planning Act.
The issue of employment land designation and related policies should also be
comprehensively re -considered in light of recent amendments to the Planning
Act regarding landowner appeal rights.
Town of Aurora
September 8, 2010
Page 3
As previously noted, SmartCentres is proposed to retain the employment
designation on these lands but is seeking an expanded range of uses to
achieve a mix of non-residential uses on these lands that would be
complementary to the approved development in the immediate area. This will
allow for the early development of these lands and provide jobs and
assessment revenues in the near -term.
We request that Council direct staff to further consult with SmartCentres
regarding the opportunity to expand the range of uses on this site and
specifically, to direct staff to evaluate the existing Official Plan for this area in
the context of the current planning framework.
Yours very truly,
WALKER, NOTT, DRAGICEVIC ASSOCIATES LIMITED
Planning • Urban Design
klt�e
Wendy Nott, FCIP, RPP
Senior Principal
cc. B. Keast, SmartCentres
J. Kaufman, SmartCentres
J. Davies, Davies, Howe Partners
LEPEK CONSULTING INC.
LAND USE PLANNING AND DEVELOPMENT CONSULTING
September 7, 2010
E-Mail
Town of Aurora
1 Municipal Drive
Aurora, ON
Attention: Mr. Marco Ramunno
Dear Mr. Ramunno:
Helen Lepek, Hon. B.A., M.C.LP., R.P.P.
LC 1002
Re: 15278 Yonge Street Limited
Mixed Use Residential Proposal
Former "Price Chopper" site.
N.W. Corner Yonge Street and Wellington Street
Draft Aurora Official Plan and Promenade Secondary Plan
This is a follow-up letter to our meeting on August 12th and to subsequent discussions
thereafter. We appreciate all the effort that has gone into the ongoing dialogue with staff,
the Town's consultants, and members of the Promenade Study Steering Committee.
This letter identifies specific policies that may pose problems when the Promenade
secondary plan is applied to the site plan layout for development of the above -noted
property. Some of the items have already been noted in my letter of August 10"'
(enclosed) and discussed at our meeting.
1. The Official Plan and Secondary Plan Designations -Conflict
The property is not shown in the same designation in both documents. The entire
property should be in the same Upper Downtown Promenade Designation.
Otherwise you are effectively down -zoning our property, which we understand is
not your intent.
Furthermore, it seems to make sense to designate the entire east side of Machell in
the same Upper Downtown Promenade Designation, In fact, since Machell Street
lies between the Holland River and Yonge Street —it is a self-contained area that
may lend itself to special consideration for commercial uses, such as restaurants,
galleries, etc.
2 Edith Drive Suite 503 Toronto, ON M4R 2117
lei. — (416)485-3390 fax (416) 485-9464
2. Preservation of Existing Rights
We are concerned about existing rights being taken away by this proposed official
plan and any implementing zoning by-law. While we have been assured that this is
not intended, there are policies for uses and building sitings that could cause
problems. For example, the proposed official plan policies will not allow a single
use retail building on this lot. The approved official plan and the approved C2
zoning permit single use retail buildings as well as other uses. We request that the
existing official plan policies and zoning by-law uses and standards be preserved
for this property.
3. Implementation Policies
There are several policies which could present problems at the site plan approval
stage. Policies in the official plan should be amended to reflect the following:
1) We believe that permitted height as discussed in the August 10`h letter would
be appropriate; however, we would ask that not less than 7 storeys be
authorized as maximum height for this property. Please amend the official
plan as it applies to this property.
2) Past projects for apartment use in the core have not required noise studies.
Please indicate if this will continue to be the case.
3) This is a "through' lot with frontages on both Yonge Street and Machell
Street some of the policies have assumed a standard lot with one frontage.
Please ensure that the wording permits flexibility in the application of these
"zoning" type requirements on such a property where 2 street frontages exist.
4) Parking standards are very specific and do not allow for a reduced "Seniors"
parking standard. Please amend the official plan accordingly.
5) Incentives for downtown development including reductions in development
charges and elimination of the cash -in -lieu payment are very helpful. The
much higher development charges in the "905" compared to the City of
Toronto become a genuine deterrent to encouraging downtown intensification
and redevelopment. We support the waiving of development charges for
developments which can be approved and built in an abridged time -frame.
FA
This our intention and this would serve to quick start the redevelopment of
downtown core properties,
6) The policies allow for no residential units on the ground floor. Please change
the wording to allow ground floor residential units not facing Yonge Street.
4. Design Principles —Compatibility and the Angular Plane
There are policies in the secondary plan text related to compatibility with
surrounding uses and a requirement for the use of the angular plane. Buffering for
the Machell properties can be achieved through other techniques including
landscaping, fencing, larger setbacks, and terracing.
The angular plane does not work on the Machell Street frontage. It is not an
appropriate design tool for sites with narrower frontages such as the frontage on
Machell Street and more specifically for the side yards of such a site. The use of
the angular plane will not allow the project to achieve a workable building design.
As you can see from the attached Exhibit A (which shows a view as if you are
standing on Machell Street looking east towards Yonge Street), a building
proposed for the Machell frontage as of right, given our current C2 Zoning could
be 5 storeys high. Use of 45 degree angular plane restriction severely restricts the
development potential to the point of making any development in that part of the
property completely untenable.
The flexibility should be in the official policies to allow the town to apply
appropriate techniques for buffering on a site by site basis. No single buffering
technique should be mandated.
5. Affordable and Rental Housing
We understand there are no mandated affordable or rental housing policies being
applied to this property which we support. Please note there may be a rental
seniors building included in the site plan when submitted.
We are continuing to review the secondary plan and hope to continue our dialogue.
Yours truly,
LEPEK CONSULTING INC.
Helen Lepek, M.C.LP., R.P.P.
encl.
copy: Wycliffe Homes
Reserve Properties
Julian Jacobs
Town of Aurora —Corporate Services -c/o C. Janzen