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AGENDA - Special Council - 20090128SPECIAL COUNCIL PUBLIC PLANNING I mildliliff, NO.09-02 WEDNESDAY, JANUARY 28, 2009 1:00 P.M. COUNCIL CHAMBERS AURORA TOWN HALL PUBLIC RELEASE let January 23, 2009 TOWN OF AURORA SPECIAL COUNCIL - PUBLIC PLANNING MEETING AGENDA NO. 09-02 Wednesday, January 28, 2009 7:00 p.m. Council Chambers DECLARATIONS OF INTEREST II APPROVAL OF AGENDA RECOMMENDED: THAT the agenda be approved as presented. III PLANNING APPLICATIONS IV READING OF BY-LAWS RECOMMENDED: THAT the, following listed by-law be given 1st, 2nd and 3rd readings, and enacted: 5104-09.0 BEING A BY-LAW to Confirm Actions by Council pg. 28 Resulting From Special Council — Public Planning Meeting 09-02 on January 28, 2009 V ADJOURNMENT Public Planning Meeting 09-02 Wednesday, January 28, 2009 Page 2 of 2 AGENDA ITEMS 1. PL09-018 — Applications to Amend the Official Plan and pg. 1 Zoning By-law P.A.R.C.E.L Inc. Plan M-42 Block B & Part of Block A Official Plan Amendment File D09-03-08 Zoning By-law Amendment File D14-14-08 RECOMMENDED: THAT report PL09-018 be received as information and that any issues raised at the Public Planning meeting be directed to staff for consideration; and THAT staff continue working with the applicant and other stakeholders in the further processing and evaluation of the applications to address outstanding technical matters and issues; and THAT staff report back on the applications at a future Public Planning meeting. PUBLIC PLANNING - JANUARY 28, 2009 ITEM # 1-1 1 TOWN OF AURORA AURORA PUBLIC PLANNING MEETING No. PL09-018 SUBJECT: Applications to Amend the Official Plan and Zoning By-law P.A.R.C.E.L. Inc. Plan M42 Block B & Part of Block A Official Plan Amendment File Number: D09-03-08 Zoning By-law Amendment File Number. D14-14-08 FROM: Marco Ramunno, Director of Planning and Development Services DATE: January 28, 2009 RECOMMENDATION THAT report PL09-018 be received as information and that any issues raised at the Public Planning meeting be directed to Staff for consideration; THAT Staff continue working with the applicant and other stakeholders in the further processing and evaluation of the applications to address outstanding technical matters and issues; and THAT Staff report back on the applications at a future Public Planning meeting. PROPOSAL BRIEF The Owner has submitted site specific applications to amend the Town of Aurora Official Plan and Zoning By-law to facilitate the development of a health and wellness centre. and a 45-unit residential complex. The proposal includes private medical services that are complimented by recreational facilities, anon -site doctor's residence, and a 45-unit apartment building. NOTIFICATION On January 6, 2009 notice of a public meeting respecting the subject application was advertised in the Aurora Banner, distributed by mail to all assessed property owners within 120 metres (393 feet) of the subject property, and signs were posted along the Yonge Street and Elderberry Trail frontages of the subject lands. BACKGROUND Location and Land Use As illustrated on Figure 1, the subject lands are located at the southwest corner of Yonge Street and Elderberry Trail. The property is approximately 3.47 hectares (8.57 acres) in area and has extensive frontage and flankage along Yonge Street and Elderberry Trail respectively. The property is currently vacant. -1- PUBLIC PLANNING - JANUARY 28, 2009 ITEM# 1-2 January 28, 2009 .2- Report No. PL09.018 Surrounding Land Uses North: Elderberry Trail, beyond which is residential that is under construction South: Institutional; OPP, provincial ministry offices; East: Yonge Street, beyond which is existing estate residential West: existing estate residential Official Plan The lands are subject to policies contained within the Yonge Street South Secondary Plan (Official Plan Amendment (OPA) #34), and that of OPA #48, being an OPA to bring the Town into conformity with the Oak Ridges Moraine Conservation Plan. Yonge Street South Secondary Plan (OPA #34) In 1996 the Town adopted OPA #17, which implemented the recommendations of the Growth Management Study that is intended to guide growth until 2016. The Yonge Street South area was included within the urban boundary of the Town with specific direction that this area develop as a "low -intensity, environmentally -sensitive residential development on full municipal services". OPA #34 is intended to guide development of the Yonge Street South area as a low intensity, primarily residential land uses, with an environment first approach. New development is intended to be characterized primarily by ground -oriented housing located in. clusters of smaller lots within a setting of significant open space, or alternatively, on larger individual lots.: No new Major Institutional uses were anticipated by the Secondary Plan and specific locations were identified for the development of limited Minor Institutional uses within Plan area. Furthermore, it was.Council's intent that Yonge Street through the Secondary Plan Area should continue to maintain a rural profile. Overall, the Yonge Street South Secondary Plan is intended to be used as a guide for Council when considering the appropriateness of development proposals and its policies are designed to create a development framework that reinforces the distinctive identity and character within the Plan Area. The majority of the subject property is designated as "Cluster Residential". A small portion of the lands at the southern perimeter is designated as "Environmental Protection", and a portion of the lands in the northwest corner of the property is identified'as "Estate Residential", which coincides with lot lines of a former property that ultimately merged with the subject lands (Figure 2). Permitted uses of the Estate Residential designation is one single detached dwelling per lot. However, this requirement became moot once the subject lands merged into one lot, with the vast majority of the newly formed property designated as Cluster Residential. The Cluster Residential designation permits multiple single detached dwellings, semi-detached dwellings, linked housing, townhouses. and Private Open Space uses. Gross residential density averaged over the constrained and unconstrained lands are not permitted to exceed more than 5 units per hectare (2 unitslacre). Additional Cluster Residential policies relating to development standards are in the areas of percentage of building coverage, lot area to be preserved as open -2- PUBLIC PLANNING - JANUARY 28, 2009 ITEM # - 3 January 28, 2009 - 3 - Report No. PL09-018 space, minimum distance separation to Estate Residential and Institutional designations, and minimum setbacks of developments to the centre line of Yonge Street. These quantitative development standards are further described and compared to the land use proposal under the Proposal Details section of this report (pages 5-6.) The Environmental Protection designation on the subject lands correspond to the eastern limit of a mature hedgerow located at the southern perimeter of the property, which is intended to be preserved. This hedgerow is a portion of what is better known as Monk's Walk. It is also within this vicinity that the Secondary Plan speaks to acquiring lands for the purposes of public trails that are intended to capitalize on the exceptional vistas afforded by the undulating terrain of the Oak Ridges Moraine. The subject lands are also identified as possessing High/Moderate Infiltration Potential by the Yonge Street South Secondary Plan. As such, new developments are required to demonstrate that the current level and quality of infiltration will be maintained through natural rather than engineered means to the greatest extent possible. OPA #48 — Conforming to the Oak Ridges Moraine Conservation Plan The subject lands are located within the Settlement Area, are classified as a Category 1 Complex Landform, contain areas of both High and Low Aquifer Vulnerability, and are partially within a 10-25 year Wellhead Protection Zone. Developments within Category 1 Complex Landforms that are located within Settlement Areas are required to apply best efforts in attempting to keep disturbances to landform character to a minimum so as to satisfy the following criteria: • limit the portion of the net developable area of the site that is disturbed to not more than 25% of the total area of the site; and • limit the portion of the net developable area of the site that has impervious surfaces to not more than 15% of the total area of the site. It is noted that unauthorized on -site grading works occurred in July of 2006, predominantly in the central portion of the site. By-law services responded to such works and took measures to prevent any further disturbances. With regards to Aquifer Vulnerability, OPA #48 prohibits land uses that generate or store hazardous and contaminating waste on lands identified as being located within a High Aquifer Vulnerability area. Policies related to Wellhead Protection reinforce this prohibition as well as exclude additional specific materials such as road salt and pesticides. Furthermore, water service policies of the OPA #48 require that the quantity and quality of groundwater and surface water be maintained or enhanced. Zoning By-law The lands are zoned "Rural (RU-ORM) Zone" within the Town of Aurora By-law 2213- 78, as amended. The RU-ORM zoning prohibits the development of the subject lands subject to an amendment to the Zoning By-law. -3- PUBLIC PLANNING - JANUARY 28y 2009 JITEM # -!_14J January 28, 2009 -4- Report No. PL09-018 In accordance with OPA 48, the Zoning By-law also identifies the subject lands as being Iodated within. a Category 1 Complex Landform, containing both High and Low Aquifer Vulnerability areas, and being partially located within a Wellhead Protection Zone. The Zoning By-law echoes those policies contained within OPA #48 with respect landform conservation provisions and prohibiting the generation or storage of hazardous and contaminating waste within High Aquifer Vulnerability areas .and Wellhead Protection zones. Pre -Application Consultation Multiple pre -application meetings have occurred between Staff and the applicant with respect to identifying applicable planning policies, submission requirements, applications fees, and process. Through consultation, Staff encouraged the applicant to discuss any proposals with the local rate -payers group prior to formalizing plans and making submission. The applicant has indicated that one such meeting was held, which Staff were not party to. PROPOSAL DETAILS Proposed Land Use and Conceptual Development The applicant proposes to amend the Town of Aurora Official Plan and Zoning By-law from "Cluster Residential". and "Rural (RU-ORM)" to "Cluster Residential Site Specific Policy" and "Institutional (1-24) Exception Zone" respectively (see appendix A and B). As stated at the outset of this report, the intent of these applications are to permit the development of what the applicant terms as a "Wellness Centre". The proposed land uses consists of a variety of private medical services and a 3-storey 45-unit residential complex that are to be complimented by recreational facilities and an on -site doctor's residence. In essence, the proposed amendments would change the planned land use. on the subject lands from a low density residential land use to a mixed use development containing residential, institutional, and commercial components. The applicant has provided a conceptual site plan, illustrated on Figure 3, together with conceptual building elevations of the proposed development (Figures 4-7). Four buildings are proposed to be developed that have the following characteristics: Building A (Primary Medical Centre - Figure 4) • 3-storey 4041m2 (43,500ft2) structure containing 3 levels of underground parking for a total of 152 parking spaces. • Proposed uses include Medical clinic, medical laboratory, pharmacy, restaurant, travel agency, spa, retail, etc. Building B (Recreational Building — Figure 5) • 2-storey 464m2 (5,000ft) structure with 25 surface parking spaces. • Proposed uses include professional offices including clinics, hospital and/or ambulatory care unit, medical laboratory, senior's respite centre assembly hall, recreational uses, etc. -4- PUBLIC PLANNING - JANUARY 28, 2009 ITEM # - 5 January 28, 2009 - 5 - Report No. PL09-018 Building C (Residential Apartment Complex — Figure 6) • 3-storey 5,574m2 (60,000ft2) structure with 68 surface parking spaces. • Proposed use is a 45-unit adult -living residence. Building D (Doctor's House — Figure 7) • 2-storey 929m2 (10,000ft2) structure with 1 surface parking space. Access Access to the lands are proposed to/from Elderberry Trail as well as tolfrom Yonge Street. The Yonge Street access will be a right -in -right -out, and it is proposed that the Yonge Street and Elderberry Trail/Hunters Glen intersection also be signalized in conjunction with the development. Parking Based on parking calculations prepared by the applicant for the proposed uses, the required and proposed parking spaces are as follows: Building Required Proposed Building A 212A 152" Building B 27.8 25 Building C 67.5 68 Building D 1 1 TOTAL 309* 246 *rounded up A parking justification report, prepared by Cole Engineering (July 2008), has been submitted in support of the proposed parking supply. Acquisition of Adjacent York Region Lands As illustrated on Figure 1, York Region owns what may be surplus road allowance lands adjacent to the southeast portion of the subject lands. The applicant has indicated their intent to acquire these lands and retain them for open space purposes. Alterations to Cluster Residential Development Standards The following table depicts the traditional development standards of the Cluster Residential Development in comparison to the applicant's proposal: Area of Policy, Policy Requirements/Standards Proposed Document, and Section # Max Density 5 units per hectare 12.78 per hectare OPA 34, Sec.3.2.3c 2units per acre) (5.17 per acre)* -5- PUBLIC PLANNING - JANUARY 28, 2009 ITEM # 1-6 January 28, 2009 - 6 - Report No. PL09-018 Max Building Coverage OPA 34, Sec.3.6.2 12% 12.44%* Max Net Developable Area that can be disturbed OPA 48, Zoning By-law 25%** 47.0 to 49%* Sec. 34.4.1 Max Net Developable Area that has impervious surface OPA 48, Zoning By-law 15%** 18.5%* Sec. 34.4.1 Min Distance Separation to Estate Residential or 35m Building C = 16m Institutional lot line Building D = 26m OPA 34, Sec.3.6.3c Min Setback from Yonge Street Centre line OPA 34, Sec.3.6.3e 60m 41.7m Water infiltration Maintain current infiltration Recharge deficit = 1195m multiple OPA 34 policies levels through natural or means to the greatest Recharge surplus 482m3 extent possible With additional collection and storage methods *notel — calculations need to be confirmed inclusive of the influence of the land area of the proposed property to be acquired from York Region. **note 2 -required to apply best efforts to attempt to keep disturbances to a minimum to satisfy this criteria. COMMENTS Through the pre -submission consultation process Staff identified technical studies that were required to be submitted by the applicant in conjunction with the application forms and fees in order for the applications to be considered complete. These studies are listed in Appendix C for reference purposes, and were consequently submitted by the applicant for review by applicable departments and agencies. Department -and Agency comments Public Works: The Public Works Department has no objection in principle to the proposed amendments. Pursuant to development studies submitted to date, Public Works has advised that additional detailed information is required to be submitted and assessed to evaluate aspects of servicing, traffic and parking. Building Department: The Building Department has advised that there are proposed uses that are not defined -6- PUBLIC PLANNING - JANUARY 26, 2009 ITEM # January 28, 2009 .7. Report No. PL09-018 in the Town's Zoning -By-law (e.g. senior's respite centre, ambulatory care unit), which need to be defined by the applicant. Clarifications are also required with respect to parking and lot coverage calculations, and parking dimension standards. Based on the applicant's parking calculations, the entire development requires 309 parking spaces based on Zoning By-law parking rates whereas 246 are proposed (63 space shortfall). Leisure Services Leisure Services has no objection.to the application in principle. Preliminary comments have been provided respecting requested trail locations and linkages, together with landscape preservation and planting comments. . York Region York Region Transportation Services have no objection in principle to the application and have confirmed that a 46m right-of-way is required for this area of Yonge Street and that a 15mxl5m daylight triangle will be required at southwest corner of the Yonge and Elderberry intersection. Transportation Services have reviewed the Traffic Impact Study submitted by the applicant and have advised that the signalization of Yonge St. and Elderberry intersection will only be signalized once the Regional warrants are met and if the signalization of the subject intersection complies with the Environmental Assessment being completed by York Region in support of their Rapid Transit Corridor. More information regarding the feasibility of future signals at the subject intersection will be provided once a formal Site Plan application is received. Although comments have been received from York Region Transportation Service Staff, the Town is still awaiting Regional Planning Department comments respecting the application. Lake Simcoe Region Conservation Authority (LSRCA) The LSRCA has commented that they have no objection to the proposed amendments. The Authority has advised that there are no key natural heritage features or key hydrological features on or adjacent to the site of the proposed development; however, the site is located within a Category 1 Complex Landform Area. Accordingly, the LSRCA requests that landform matters be addressed through the Site Plan process. PowerStream PowerStream has objection to the proposed amendments. ENVIRONMENTAL PEER REVIEW The Town retained North -South Environmental to conduct a peer review of the application's conformity to the Oak Ridges Moraine Conservation Plan together with applicable Town policies. Comments from North -South have been summarized below and have been categorized into the areas of Natural Heritage, Landform Conservation, and Hydrogeology. -7 PUBLIC PLANNING.- JANUARY 28, 2009 ITEM # 1 - 8 January 28, 2009 8 - Report No. PL09-018 Natural Heritage and Tree Conservation The subject lands do not contain any Key Natural Heritage Features and the Environmental Impact Study submitted by the applicant is considered to be generally well done. Minor recommendations include conducting a spring or summer floral inventory, providing clarification of proposed vegetative buffers, and providing further information on environmental monitoring techniques and the reporting of results. Landform Conservation In general, the Landform Conservation Report (LCR) submitted by the application fails to provide adequate reasoning for proposed disturbances to the site; to delineate. practices that will keep landform disturbances to a minimum. Two of the four buildings, A and C, have been confined to existing relatively flat surfaces, but this is not sufficient justification for the locations of buildings B and D. Further detailed information has been requested, such as cut -and -fill maps to show elevation changes in the post development condition, as well as to have the study prepared under the direction of a Professional Geoscientist: Landform disturbance calculations need to be confirmed, discrepancies clarified, matters of erosion need to be better addressed, and further information/justification overall is needed to better evaluate the proposal. Hydrogeofogy The water balance analysis has shown that under, post -development conditions a net deficit in groundwater recharge of 1,195m3 per year will. occur in the absence of a mitigation strategy. However, the deficit can be mitigated through the proposed installation of a roof. leader system directed to an underground detention facility on Building C which will result in an overall surplus of 482m3 per year under post - development conditions. Comments provided to the applicant with respect to hydrogeology cover matters such as assumptions outlined in the water balance methodology and calculations, addressing water quality issues; addressing wellhead protection policies of QPA #48, and the need for discussion on the potential interference with private wells in the vicinity of the subject lands Preliminary Planning Department Review In addition to departmental and agency technical reviews to date, a preliminary review of the proposed application has been undertaken by the Planning and Development Services Department. Staff have identified the following matters need to be addressed in greater detail prior to making a final recommendation to Council on the applications: 1) the incorporation of public input into the review of the subject applications; 2) continued review of existing and revised technical studies ; 3) conformity of the applications to applicable Provincial, Regional and Town policies; and 4) consideration of the subject application relative to existing and future surrounding land uses to assess the compatibility and appropriateness of the proposed amendments -8: PUBLIC PLANNING - JANUARY 28, 2009 ITEM # January 28, 2009 - 9 - Report No. PL09-018 OPTIONS At the Public Planning. Meeting, taking into consideration comments from staff and residents, Council has the following options: 1. As stated in the recommendation section of the report 2. Approving the application in principle, subject to the resolution of outstanding issues; or 3. Refusal of the application. FINANCIAL IMPLICATIONS This will be addressed when a technical review of the proposal is complete. LINK TO STRATEGIC PLAN Goal D: Ensure transparent, accountable and open governance in concert with informed and involved citizens. Objective D3: Be accountable and transparent to residents by ensuringopen and accessible information flow and accessible decision -making. Link to Objectives and Goals: The Strategic Plan.contains objectives and goals to ensure transparent, accountable and open governance in concert with informed and involved citizens. Review of .the subject application through the Zoning By-law Amendment process, inclusive of holding a Public Planning Meeting, contributes to meeting these objectives and goals. SERVICING ALLOCATION Water and sanitary servicing capacity are not currently available for the residential components of the proposed development. SM. PUBLIC PLANNING - JANUARY 28, 2009 ITEM # -10 January 28, 2009 - 10 - Report No. PL09-018 CONCLUSION Applications have been submitted to amend the Town of Aurora Official Plan and Zoning By-law to facilitate the development of a health and wellness centre in conjunction with a 45-unit residential condominium, recreational facilities building, and an on -site doctor's residence on the lands located at the southwest corner of Yonge Street and Elderberry Trail. Staff are currently assessing the applications and seek public input at this time to contribute in the further processing of the files. Accordingly it is recommended that any issues expressed at the Public Planning Meeting or in, writing be addressed in a comprehensive report to a future Public Planning Meeting and that Staff continue working with the applicant in processing and evaluation of the applications. ATTACHMENTS Figures Figure 1 — Location, Notification, and Zoning Plan Figure 2 — Official Plan Designation and Trails Plan Figure 3 — Conceptual Site Plan Figure 4 — Building A: Wellness Centre Elevations Figure 5 — Building B: Recreational Facility Elevations Figure 6 — Building C: Adult Living Facility Elevations Figure 7 — Building D: Doctor's Residence Elevations Appendix Appendix A — Draft Official Plan Amendment (as submitted by the applicant) Appendix B — Draft Zoning By-law Amendment (as submitted by the applicant) Appendix C — List of Technical Studies PRE -SUBMISSION REVIEW Management Team Meeting — January 21, 2009 Prepared by: Andrew Harper, M.C.I.P., R.P.F. Planner, Extension 4349 Marco RaMuhno, M.c.LP., R.P.P. Director of Planning and Development Services Neil Garbe, Chief Administrative Officer -10- I A 760 2 7 z Z Q J a w J Q a W Z U ZQ J 4 1!1 � U� O s(.9 aM M 4 Q O M V O W pJ, W Q LL LL