AGENDA - Special Council - 20090225NO.09-05
WEDNESDAY, FEBRUARY 25, 2009
6mmOO P.M. -CLOSED SESSION
1:00 P.M. - PUBLIC PLANNING MEETING
COUNCIL CHAMBERS
AURORA TOWN HALL
PUBLIC RELEASE
February 20, 2009
AUIZORA
TOWN OF AURORA
SPECIAL COUNCIL - PUBLIC PLANNING MEETING
AGENDA
NO. 09-05
Wednesday, February 25, 2009
6:00 p.m. — Closed Session
7:00 p.m. — Public Planning Meeting
Council Chambers
6:00 p.m. - CLOSED SESSION
RECOMMENDED:
THAT Council resolve into a Closed Session, in accordance with Section
239 (3.1) of the Municipal Act (2001) for the purpose of educational or
training sessions.
DECLARATIONS OF INTEREST
II APPROVAL OF AGENDA
RECOMMENDED:
THAT the agenda, as circulated by the Corporate Services department, be
approved as presented.
III PLANNING APPLICATIONS
Public Planning Meeting 09-05
Wednesday, February 25, 2009
Page 2 of 3
IV READING OF BY-LAWS
RECOMMENDED:
THAT the following listed by-law be given 1st, 2nd and 3rd readings, and
enacted:
5114-09.0 BEING A BY-LAW to Confirm Actions by Council pg. 43
Resulting from Special Council — Public Planning
Meeting 09-05 on February 25, 2009
V ADJOURNMENT
Public Planning Meeting 09-05
Wednesday, February 25, 2009
Page 3 of 3
AGENDA ITEMS
1. PL09-027 — Applications to Amend the Official Plan and pg. 1
Zoning By-law
WED Investments Ltd., 974672 Ontario Limited and
668390 Ontario Ltd.
Lots 123, 124, 125, 126 and Part of Lot 22
Registered Plan 246, 15277, 15283 and
15291 Yonge Street and 10, 12, and 14 Centre Street
Official Plan Amendment File D09-03-97
Zoning By-law Amendment File D14-16-97
(Related Site Plan File D11-01-07)
RECOMMENDED:
THAT report PL09-027 be received as information and that Council
determine its position with respect to the application, subject to public
comments received.
PUBLIC PLANNING - FEBRUARY 25, 2009
AiJIZORA TOWN OF AURORA
PUBLIC PLANNING MEETING No. PL09-027
SUBJECT: Applications to Amend the Official Plan and Zoning By-law
WED Investments Ltd., 974672 Ontario Limited and
668390 Ontario Ltd.
Lots 123, 124, 125,126 and Part of Lot22 Registered Plan 246, 15277,
15283 and 15291 Yonge Street and 10, 12, and 14 Centre Street
Official Plan Amendment File: D09-03-97
Zoning By-law Amendment File: D14-16-97
(Related Site Plan File: D11-01-07)
FROM: Marco Ramunno, Director of Planning and Development Services
DATE: February 25, 2009
RECOMMENDATION
THAT report PL09-027 be received as information and that Council determine
their position with respect to the application, subject to public comments
received.
PURPOSE
The applications as submitted by the owners propose to;
a) Amend the Official Plan provisions of the Community Commercial Centre -
Historic Core Official Plan designation as it applies to building height and
setback, and
b) Rezone the lands from "Central Commercial (C2) Zone" to a site specific
"Central Commercial (C2-X) Exception Zone"
The amendments would facilitate the development of the subject lands as a six storey
(seven along the east/ Yonge Street faQade) mixed use building incorporating 76
residential apartment units and approx. 377 m2 (4,058 ftZ) of ground floor retail
commercial floor area.
Parking for 103 vehicles will be located within a parking garage accessed from Yonge
Street and a second level deck accessed from Centre Street.
The owner has also submitted a site plan application which will be scheduled for
consideration by Council at a future date. The building layout, landscaping and
elevation plans are attached to this report.
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PUBLIC PLANNING - FEBRUARY 25, 2009 ITEM # 1 - 2
February 25, 2009 —2- Report No. PL09-027
NOTIFICATION
On February 3, 2009 notice of a public meeting respecting the subject applications 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 Centre Street frontages of the subject lands. Notices were also
mailed to individuals who expressed an interested of future notification at the June 29
2005 Public Meeting. The area of the mailing distribution is. shown on the attached
Location Map (Figure 1)
BACKGROUND
Location:
The subject lands are located at the north east corner of Centre Street and Yonge
Street with a frontage of approximately 56m on the east side of Yonge Street and a
flankage of approximately 65m on the north side of Centre Street. The site has a total
lot area of 3,583m2 (0.87 acres) A vacant commercial building currently exists on the
immediate corner of the property. The remainder of the lands are vacant and the lands
slope towards the north east corner (rear) of the site.
The surrounding land uses are as follows:
North: Townhome units facing Yonge Street and detached residential fronting on
Catherine Avenue
South: Yonge Street commercial
East: Townhome units and detached. residential fronting on. Centre Street
West: Across Yonge Street; commercial and vacant commercial.
LAND USE.STATUS
Official Plan:
The lands are located within the Historic Core - Community Commercial Centre Official
Plan designation (Figure 2). Permitted uses within this designation include a full range
of retail and service commercial uses. Residential uses above or to the rear of
commercial uses shall be permitted in accordance with design and locational criteria as
outlined in the Official Plan.
The Historic Core Community Commercial Centre designation calls for the
strengthening of the Historic Core by encouraging infill development and mixed use
developments which are compatible in design, style, scale and function with the existing
surrounding buildings in the area. Developments shall also have regards for a height
limitation of 5 storeys, including bonusing and heights generally to be 2 to 3 storey at J
the street fagade. An amendment to the Official Plan is required to allow the six/seven
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PUBLIC PLANNING - FEBRUARY 25, 2009
ITEM # 1 - 3
February 25, 2009 -3- Report No PL09-027
storey building and four storeys at street faoade.
Zoning By-law:
The lands are currently zoned 'Central Commercial (02) Zone" by Town of Aurora
Zoning Bylaw 2213778, which allows a broad range of commercial uses and also
permits residential dwelling units above the first floor. The C2 zone permits a maximum
height of 3 storeys, but allows a 4th and 5m storey provided these are setback a
minimum of 3 metres from the front wall of the 3`d storey:
The zoning bylaw also requires a minimum of 132 parking spaces for the proposed
development. The applicant has requested that an amendment to the parking
standards of the bylaw also be approved to allow 103 parking spaces (a reduction of 29
parking spaces.)
Site specific amendments to the C2 zone are required to permit the development as
proposed.
APPLICATION HISTORY
Previous Council Consideration of Planning Applications:
The subject OPA and ZBA applications have been considered by Council at four (4)
previous Public Meetings. A summary of the public comments and Council's
Resolutions to the planning applications considered at those meetings is attached as
Appendix C to this report.
The Iast.Public Meeting was held on June 25, 2005 at which time Council considered
staff report PL05-058 and comments from the public and passed the following
resolution:
"THAT Council approve of the Official Plan and Rezoning applications in
principle, subject.to the resolution of outstanding issues; and
THAT prior to Council adoption of the Official Plan Amendment, the owner be
requested to consider comments provided at the public meeting and also
address matters identified in the staff report related to: increasing the amount of
commercial to residential floor space ratio which would be achieved by reducing
the amount of residential floor area and thereby reducing the number of
residential units; appropriate building setback or methods to achieve an adequate
level of screening to the north wall of the parking lot; transportation design issues
related to the Official Plan road widening dedication of 3.Om on Centre Street; the
owners'. action to be taken on the soils report and building elevation revisions per
the architectural/urban design review comments; and
THAT the Zoning By-law Amendment proceed to a subsequent Council meeting
for approval following the submission and comments to a formal site plan
application, to ensure site plan compliance with the Town's Core Area
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PUBLIC PLANNING - FEBRUARY 25, 2009
ITEM# 1 - 4
February 25, 2009 .... -4 - Report No. PL09-027
development standards and identify the applicable exceptions required to the C2
zoning standards; and
THAT when all concerns have been addressed, allocated servicing capacity to
this proposal will need to be put in place to ensure the capacity is utilized within a
reasonable period of time."
It was not until June 4, 2007 that a Site Plan application was filed with the Town by
WED Investments Ltd. (The Kaitlin Group) and was considered to be generally
consistent with the plans that.were considered at the June 25, 2005 Public Meeting.
(File: D11-10-07). However, the latest submission of the Site Plan (received December
2, 2006) differs from the June 2005 as it now includes an additional storey (6 to 7), an
additional eighteen (18) apartment units (58 to 76) .an increase of 77M2 of ground floor
commercial space (300m2 to 377m) and a reduction in required parking spaces
necessitating a bylaw amendment (130 required by bylaw, 103 proposed).
On January 13, 2009 Council received Public Meeting scheduling staff report PL09-002,
and directed that the Heritage Advisory Committee provide comment on the latest site
plan submission,
DEVELOPMENT PROPOSAL DETAILS
The following is a statistical analysis of the applicant's development proposal:.
Total Lot Area:
.3538ha (.8742 acre)
Total Lot Area less widening:
.3326ha (.8218 acre)
Yonge Street frontage:
55.9 metres (183 ft.)
Centre Street flankage:
66.5 metres (218 ft.)
Building coverage:
78.5% (existing lot area)
83.5% (less road widening)
Landscaped area (hard and soft):
21.5% -761m2 (2,496 sq. ft)
Landscaped area less widening:
16.5%- 549m2 (1,800 sq. ft.)
Height of Building:
6-7 storeys
31.56 metres (103.5 ft.)
Residential Units:
One bedroom:
22
One bedroom plus den:
32
Two bedroom:
19
Two bedroom plus den:
3
Total Residential Units.
76
Range in unit sizes:
51 m2 to 126 m2
(548 sq. ft. to 1361 sq. ft.)
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PUBLIC PLANNING - FEBRUARY 25, 2009
February 25, 2009 - 5 - Report No. PL09-027
Residential Floor Area: 81668 mZ (93,477 sq. ft.)
Residential Balcony Area: 1,226 m2 (13,196 sq. ft.)
Indoor Residential Amenity Area: 317m2 (3,412 sq. ft.)
Total Residential Floor Area: 10,211 m2 (109,913 sq. ft.)
Residential Density: 214 units/ ha (87 units/ acre) existing lot area
228 units/ ha (92 units / acre) less rd. widening
Floor Space index: 2.56 (existing lot area)
2.72 (less road widening)
Commercial Units ' 6
Commercial Floor Area: 377 m2 (4058 sq. ft.)
Total Gross Floor area: 14,222 m (153,089 sq. ft.)
Garage parking spaces: 51 residents
2°d level deck parking spaces: 33 residents and
19 shared visitor and commercial
Total parking: 103 (including 2 barrier free spaces)
Urban Design
The proposed development occupies a prominent site at the north east corner of Yonge
Street and Centre Street within the historic downtown core. The applicant proposes to
develop the site as a 6.-7 storey residential apartment and ground floor commercial
mixed used building. A grade difference exists across the street frontages of the
property with the southeast corner of the property on Centre Street being approximately
3.5 metres higher in elevation than the northwest corner of the site adjacent to Yonge
Street. As such the building is designed so that the building appears as seven (7)
storeys across the Yonge Street fagade, and six (6) storeys across the Centre Street
fapade.
The building's traditional architectural style is considered by staff to be complementary
to the surrounding context and provides a strong street edge along the Yonge Street
and Centre Street frontages (Figures 7i-iv).
The proposed 7 storey building massing has three distinct components; a base, mid-
section and top. A 4 storey intermediate height is provided along the Yonge Street
frontage beyond which the upper floors are set back approximately 3 metres. The
building's massing is articulated to provide a prominent.2 storey high 'base' which
contextually references the massing of the existing buildings along Yonge Street
particularly the buildings south of Wellington Street. The residential mid -section of the
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PUBLIC PLANNING - FEBRUARY 25, 2009.
ITEM# i-s
February 25, 2009 .. - 6 - Report No. PL09-027
building which forms the 3`1 and 4th storeys'is accented by a change in material and
colour from the grooved lighter stucco of the 'base' to the darker brick and precast
material of the upper storeys. The mid -section provides a distinct precast cornice
moulding and larger floor to ceiling windows. The top of the building which forms the 5t4
to 7th storeys is accented by a setback in the wall, projecting balcony colonnades,
punched windows, precast cornice moulding and on the 7tn floor the use of arched
windows and projecting parapets in combination with cornice moulding. The building is
sculpted to create a dynamic mass which is articulated with an appropriate balance of
setbacks, fenestration, materials and detailing.
The ground floor retail units have individual entrances that are accessed directly from
the Yonge Street sidewalk. Store front canopies and accent lighting will be provided
along this street fagade. The main pedestrian entrance and focus to the residential
component of the building is accessed from the Centre Street ,sidewalk. Vehicular
parking spaces have been incorporated within the building structure (Figures 5-6).
Traffic and Access
Vehicular access to the site is proposed by two full movement access points, one onto
Yonge "Street and one onto Centre Street as shown on Figure 3. The Yonge Street
access leads to 51 parking spaces to be used exclusively by the residents of the
building, the Centre Street access leading to 52 parking spaces would be used by
residents and shared visitors and commercial patrons.
i
The Region has completed an Environmental Assessment (EA) for the future York
Region Rapid Transit Plan. That plan conceptually identifies a VIVA bus station to be
located within the Yonge Street road allowance in the vicinity of the north west corner of,
the site, This is in the location of a vehicular access point leading into the site. As the
Transit Plan is moving into, its design, stage it will be necessary for the applicant to
address this matter with VIVA.
A traffic and parking study was submitted with the most recent site plan (Lea Consulting
Ltd. / November.2008). Lea Consulting had prepared an earlier traffic assessment in
June 2005 and the most recent report updates and assesses the road network, transit,
intersection capacity future traffic and trip generation. The Public Works. Department
have provided comments to the applicant noting some inaccuracies in the "existing
conditions (eg. recent revisions to the traffic calming) and requesting further information
to the.technical information, provided. Due to the significance of the proposal staff
recently retained AECOM Consultants to conduct a peer review of the applicant's
report. As of the time of the preparation of this report the peer review comments were
not available.
A 3 metre road widening is required along the Centre Street flankage of the site and a
5m x 5m sight triangle is required at the intersection of Centre and Yonge Street. The
applicant's plan provides for these dedications.
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PUBLIC PLANNING - FEBRUARY 25, 2009
1 TEM # 1 - 7
February 25, 2009 - 7 - Report No. PL09-027
Parking
The current parking standards of the bylaw require _1.5 spaces per residential unit, of
which 20% (.3 parking space) is to be assigned as visitor parking, and 4.5 spaces of
leasable floor area for commercial use. It is noted that the Town does not have
combined parking provisions for mixed use developments and as such parking is
calculated by individual use. The applicant's calculation's of required parking state that
130 parking spaces are required to meet the requirements of the Town's zoning bylaw.
Factoring in percentages staffs calculations identify a total bylaw parking requirement of
132 spaces. The applicant's, development proposal provides for 103 parking. spaces
resulting in a bylaw deficiency of 29 parking spaces.
As noted above Lea Consulting submitted a parking study which conducted a parking
demand survey of an existing commercial site and a similar residential site during peak
times of the week. The parking survey showed that peak demand for commercial
parking was 2.48 space 7 100m2 and residential condominium parking was 1.1 spaces
per unit. The report further recommends that visitor and commercial parking could be
combined as the two demands operate at different times of the day. The report also
notes that the site is well served by public transit services and would likely attract
tenants who would find this transportation service desirable.
Staff acknowledge that the site is well served by public transit and the Region's
commitment to further improving rapid transit will lessen the demand for vehicle parking
spaces. In addition the site is also within close proximity to the GO rail line. The Town's
Official Plan recognizes that parking within the Historic Core Area can be alleviated by:
"maintaining and improving signage for public off-street parking; considering parking
reductions for residential units over commercial uses; considering cash -in -lieu payments
for parking requirements where conditions such as sufficient alternative parking and
transit warrant; providing bicycle stands, and; supporting improved transit access"
(Section 3.2.3 B ix)
In this regard staff are able to support reduced parking standards to those outlined in
the zoning bylaw, however the Public Works Department have requested that the
applicant provide parking survey information to comparable proxy sites for further
evaluation. AECOM has been retained as peer, review consultant to also review the
parking report.
In reviewing the subject application Council may wish to consider the option of
collecting cash -in -lieu of parking for the parking deficiency. Section 40 of the Planning
Act enables the council of a municipality to enter into an agreement exempting an
owner of a property from providing on -site parking that would otherwise be required by
the applicable Zoning By-law. Such agreements provide for one or more payments of
money to the municipality in lieu of the parking shortfall and are required to describe the
basis upon which the payment(s) is/are calculated. All money that is received by a
municipality -in this regard is required to be put into a specific account, which is to be
drawn upon for the purposes of constructing parking spaces/lots. The Town's Official
Plan incorporates a policy to allow the cash -in -lieu provisions to be applied. .
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PUBLIC PLANNING - FEBRUARY 25, 2009
ITEM# 1-s
February 25, 2009 .... - 8 - Report No. PL09-027
CURRENT POLICY FRAMEWORK
Provincial Policy Statement (PPS) 2005
The Provincial Policy Statement (PPS) requires that all land use decisions to be
consistent with provincial policy. The policy focuses on building strong communities
through efficient development patterns, optimizing use of land and managing resources.
This speaks to intensification and redevelopment taking into account areas and the use
of existing infrastructure and services, A full range of housing, densities and
employment uses is to meet the needs of current and future residents of communities.
Residential growth and densities are to be directed towards built up areas,
transportation modes and public transit.
The subject proposal will increase the residential densities along the Yonge Street
Corridor which is already served by local services and transit. The PPS transportation
polices promote land use patterns, density and mix of uses that minimize the length and
number of vehicle trips and support the development of viable choices and plan for
public transit and other alternative transportation modes and facilitate pedestrian
mobility. The proposed development will assist in achieving this goal.
The PPS also identifies that built and cultural heritage resources shall beconserved,
with development occurring adjacent to protected heritage property where it can be
demonstrated that heritage attributes will be conserved. The subject site is adjacent to
the North East Old Aurora Heritage District and the applicant will be required to address
the cultural heritage components of the PPS for further evaluation by staff.
Places To Grow (Provincial Growth Plan)
The Places to Grow for the Greater Golden Horseshoe Growth Plane (Growth Plan) is
intended to guide planning decisions on a wide range of issues including economic
development, land use planning, urban form and housing. The Growth Plan envisages
increasing intensification of existing built up areas, with a focus on urban growth
centres, intensification corridors and major transit stations. The Growth Plan requires
that by 2015 a minimum of 40% of all residential development occurs within the defined
built up areas.
The Growth Plan requires municipalities to develop strategies through their Official
Plans to phase in and achieve intensification targets which provide a diverse and
compatible mix of land uses to support vibrant neighbourhoods. Automotive
dependence is to be reduced through the development of mixed use, transit supportive,.
pedestrian friendly urban environments. The Yonge Street corridor through the built up
area of Aurora is designated as an "intensification corridor" within the Growth Plan, and,
higher density mixed use developments is encouraged within these areas
The proposed development addresses these principles and policies through its location,
built form and intensification, in that the application is for a density higher than the
current planning allowances. The proposal is in accordance with the goals established
in the Growth Plan.
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PUBLIC PLANNING - FEBRUARY 25, 2009
lTEM # 1 - 9
February 25, 2009 - 9 - Report No. PLO9-027
Region of York Official Plan
The Region of York Official Plan is a broad based plan that establishes a set of polices
that are intended to guide economic, environmental, and community building decisions
affecting the use of land and to assist with the coordination of more detailed planning by
local municipalities.
The Regional Plan indentifies Yonge Street as a "Regional Corridor". The. Plan
encourages and promoted opportunities for higher densities, recognizing the function of
the corridors in linking centers and providing transit routes. Corridors should provide for
a range of housing units employment and services in a mixed use form that is transit
supportive. Key development areas within the corridors should support a long term
density target of 2.5 floor space index. Official Plan reviews to be undertaken by
municipalities which include regional corridors are to be consistent with the objective of
the Regional Official Plan by, amongst other matters, promoting residential density and
employment to encourage transit ridership, high quality of urban design, pedestrian
friendly streetscapes, mixed land use and compact development form.
In view of the above, the subject applications are consistent with the objectives of the
Regional Official Plan. The applicant's propose residential intensification along a
Regional Corridor makes efficient use of land and existing services, and provides
compact development that promotes transit supportive densities.
Aurora Official Plan
The Official Plan outlines a series of policies that have been designed to assist staff and
Council in the review of redevelopment proposals for the Historic Core area. Major
policy directives include the following:
• Encouraging infilling and redevelopment projects compatible in design, style,
scale and function with the surrounding built environment.
• Commercial uses on the ground floor with mixed residential/office uses in the
upper stories, offering a variety of tenures and price ranges.
• Safe and accessible grade related parking for the commercial component.
• Direct street access to commercial establishments.
• High standards in architectural facade treatments, incorporating display
windows and awnings to shelter pedestrians, and in keeping with the
surrounding built environment.
• Appropriate site plan measures dealing with issues such as garbage collection,
lighting, pedestrian routes, buffer treatments and building design to mitigate
the effects of any development on neighbouring properties.
• Comprehensive design schemes are encouraged which have regard for a
height limitation of 5 storeys, including bonusing and building heights generally
between two and three storeys at the street facade.
The policies allowing mixed use development within the Official Plan outline building
scale and massing guidelines for this form of development within the Historic Core and
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PUBLIC PLANNING - FEBRUARY 25, 2009
ITEM# 1-10
February 25, 2009 10 - Report No. PL09-027
do not currently outline maximum (or minimum) density provisions. Council will note
that the Floor Space Index of the development would be 2.72 (gross floor area / lot
area) and a residential density of 228 units per ha (92 units per acre) - 76 units / .3326
ha.
Shadow plans have been submitted by the applicant and are shown as Figures 8i -8 iv)
to this report. The shadowing plans show the building's projected shadowing at various
times.of the day during: summer solstice (highest point of the sun in the sky), fall/spring
equinox (sun's mid point in the sky) and winter solstice (lowest point of the sun in the
sky). The shadowing of the building is cast most prominently over the residential
properties to the north and east. -It should be noted that the shadow plans illustrate the
proposed seven (7) storey building. A (6) six storey building has been approved in
principle by Council.
From an economic standpoint the applicants plans would bring vitality to the downtown
core and would created a stimulus for further development, infill development and
redevelopment. Comments have been provided to the applicant related to site design
and urban design considerations. The latest plans have been reviewed by the Town's
peer review architect who advises that the building massing, architectural style and
detailing of the building will be complimentary and in keeping with the historic core
development pattern. The planning applications are considered to generally conform to
the existing Historic Core Area policies of the Official Plan with the exception of the last
bullet (above) related to height.
It is noted that on February 17, 2009 General Committee approved a Motion to retain a
planning consult to undertake a study of the Yonge Street and Wellington Street
Corridor. The main focus of the study is to stimulate economic development in the
Downtown Core and to investigate and prepare strategies and an urban design
framework that will guide redevelopment and promote new opportunities in the area.
Location as well as compatibility to surrounding land use considerations suggest that
the proposed development is complimentary and appropriate for the site. Review of
provincial, regional and local policy context indicates the proposed development is
appropriate in terms of location, development form and density and would promote
transit supportive uses.
In considering the subject application Council will. need to determine whether the
request for increase in height of a 6/7 storey mixed used building is appropriate,
desirable and compatible to the Historic Core and the surrounding neighbourhood.
COMMENTS
Technical studies and plans have been submitted to the Town in support of the subject
Official Plan, Rezoning and Site Plan applications. Studies submitted for review have
been. circulated to appropriate departments and agencies for review and comments.
The following is a summary of those comments.
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PUBLIC PLANNING - FEBRUARY 25, 2009
lTEI!ll # 1 - 11
February 25, 2009 ,. I-11 - Report No. PL09-027
Heritage Advisory Committee:
On February 5, 2009 the Heritage Advisory Committee reviewed that applicants plans
and passed the following motion:
"THAT the Heritage Advisory Committee receive staff report PL09-011
background information related to the development application for lands
at the north east corner of Yonge Street and Centre Street; and
THAT the Heritage Advisory Committee advise Council that it is pleased
with the ,proposed improvements to the exterior design for the building;
and
THAT the Heritage Advisory Committee advise Council that it has
concerns respecting the overall height of the proposed project, and it
would prefer that the building height be reduced in order to better reflect
and maintain the ambiance of the Heritage District and to conform to the
zoning requirements for that areas; and
THAT the Heritage Advisory Committee advvse Council that it also has
.concerns regarding overall impact on traffic within the area"
Department and Agency comments
Public -Works:
The Public Works Department has no objection in principle to the proposed
amendments. It is noted that a 3m road widening is required.across the Center Street
frontage and a 5m x 5m sight triangle is required at the Yonge Street and Centre Street
intersection. A 6m storm sewer easement will also be required adjacent to the northerly
and part of the easterly property lines. Detailed engineering plans have been submitted
as part of the site plan review. Staff comments have been provided related to the
servicing plans. These are primarily technical in nature and will be addressed as part of
the site plan review.
Public Works have also provided comments related to traffic and parking which are
noted in this report.
Building Department:
The Building Department has no objection to the application in principle. The Building
Department are currently reviewing the draft zoning bylaw to ensure that any and all
exceptions are addressed by the draft zoning bylaw amendment. It is noted that there
is a shortfall of parking to .meet to requirements of Bylaw 2213-78. They have also.
provided comments to the applicant's site plan submission related to building code and
permit issues.
The soils report has been carried out as an environmental site assessment (ESA)
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PUBLIC PLANNING - FEBRUARY 25, 2009 ITEM # 1 - 12
February 25, 2009 -12 - Report No. PL09-027
Phase 1 and 2 by Soils Engineers Ltd. March 2005. That report summarizes that the
site has been filed with material of unknown origin. and that one of the six test pits
revealed that lead was found which exceeds the EPA standards for
residential/parkland/institutional property use. Further soil sampling and chemical
analysis is recommended by the soils consultant to delineate the impact of lead in the
area for the purposes of remediation of the affected area. The Director of Building
Administration advises that the Chief Building Official is responsible for this area of
review and that prior to the issuance of a building permit for site servicing and/ or any
construction on site a ,Record of Site Condition must be filed on the Ministry of
Environment Brownfield Environmental Site Registry.
Leisure Services
Leisure Services has no objection to the application in principle: Leisure Services
recommend that mature vegetation be preserved along the property line wherever
possible to act as a vegetative buffer, and to provide effective landscape .plantings
between the building and the rear and side property lines. It is noted that a walkway
exists along the north wall of the building, it is recommended that this be relocated (or
eliminated) to maximize plantings in this area which would include vines on the northerly
face wall. A 1.8m high wood privacy fence is also proposed to be built along the
property line which abuts.residential uses.
Landscaping, planters and unit paving are proposed along the street frontages and
within the Yonge Street and Centre Street road allowances. Final plans will incorporate
a streetscape design to enhance the downtown heritage character and core area
linkage envisioned for this area. Detailed landscaping comments will be provided as
part of the site plan process for this site.
Economic Development
The Economic Development Office is in support of the above application as it will
provide substantial economic benefits to the Aurora's downtown. This development
could bring more consumer dollars to our downtown as there is a possibility that new
residents will stay downtown to shop and or work due to the convenience of walking. It
is anticipated that downtown businesses and the downtown office realty market could
benefit. The investment is substantial and it will provide momentum for future
investment and upgrades in our downtown core.
The Economic Development Office recognizes that the space allocated for commercial
uses has increased from earlier submissions and the amount of commercial space that
is part of this proposal is satisfactory, '
York Region
York Region Transportation Services advise that it has completed an in-depth review of
the materials provided in support of the proposed development application and have no
objections. The conditions at Yonge and Wellington with respect to level of service and \ J
right of way of the intersection have also been reviewed and will continue to be
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PUBLIC PLANNING - FEBRUARY 25, 2009
ITEM# 1-13
February 25, 2009 -13 - Report No. PL09-027
monitored. It is noted -that VIVA is conducting an Environmental Assessment (EA) for
the North Yonge Corridor Public Transit and Associated Road Improvements, which
includes the subject site. Due to the location of the existing buildings in the area and
their relation to the right of way there. are verylimited improvements that can
implemented in this general location. It is noted however that a VIVA bus.stop is
conceptually shown at the same location as the proposed Yonge Street vehicular
access to the site.
Staff are awaiting Regional Planning Department comments respecting the application
Central York Fire Services
No objection to the principle of development as proposed by the planning applications.
Additional technical information is to be provided on the site plans related to hydrants
and water supply sizing..
Lake Simcoe Region Conservation Authority (LSRCA)
No objection to the OPA and ZBA applications. Storm water management and erosion
control plans are being reviewed as part of the site plan submission.
PowerStream
PowerStream has objection to the proposed amendments.
ALTERNATIVES TO RECOMMENDATIONS
At the Public Planning Meeting, taking into consideration comments from staff and
residents, Council has the following options:
1. Approving the application in principle, subject to the resolution of outstanding
issues.
2. Resolving that the application be brought back to a.General Committee or Public
Planning Meeting upon resolution of outstanding issues.
3. Refusal of the application with an explanation for the refusal.
FINANCIAL CONSIDERATIONS
Should the development be approved and proceed to construction applicable
Development Charges, building permit fees and ultimately commercial .and residential
assessment would be generated from the site.
SERVICING ALLOCATION
Water and sanitary servicing capacity has been assigned for the 58 units previously
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