AGENDA - Special Council - 20080326SPECIAL COUNCIL
PUBLIC PLANNING
AGENDA
NO.08-09
WEDNESDAY, MARCH 26, 2008
1:00 P.M.
COUNCIL CNAMBERS
AURORA TOWN NALL
PUBLIC RELEASE
20/03/08
TOWN OF AURORA
SPECIAL COUNCIL - PUBLIC PLANNING MEETING
AGENDA
NO. 08-09
Wednesday, March 26, 2008
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 BYLAWS
RECOMMENDED:
THAT the following listed by-law be given 1st, 2nd and 3rd readings, and
enacted:
5016-08.0 BEING A BY-LAW to confirm actions by pg. 25
Council Resulting From Special Council
— Public Planning Meeting 08-09 on
March 26, 2008.
V ADJOURNMENT
Aurora Special Council — Public Planning Agenda No. 08-09 Page 2
Wednesday, March 26, 2008
AGENDA ITEMS
1. PL08-018 — Application to Amend the Zoning By-law pg. 1
ASL Properties Ltd.
Part of Lots 2 and 3, Registered Plan 535
16 Industrial Parkway South
File D14-14-07
RECOMMENDED:
THAT report PL08-018 be received as information and that Council
determine their position with respect to the application, subject to public
comments received.
2. PL08-026 - Application to Amend the Zoning By-law pg. 13
6768148 Canada Limited
219 Old Yonge Street
File D14-09-07
RECOMMENDED:
THAT report PL08-026 be received as information and that Council
determine their position with respect to the application, subject to public
comments received.
3. Correspondence from Ms Dianne Hurdle of Tara Hill Circle pg. 24
Re: Item 2 - PL08-026 - Application to Amend the Zoning By-law
6768148 Canada Limited
219 Old Yonge Street
File D14-09-07
RECOMMENDED:
THAT the correspondence from Ms Diane Hurdle of Tara Hill Circle be
received for information.
PUBLIC PLANNING - MARCH 26, 2008
ITEM #1 - 1
TOWN OF AURORA
AURORA PUBLIC PLANNING MEETING No, PL08-018.
SUBJECT: Application to Amend the Zoning By-law
ASL Properties Ltd.
Part of Lots 2 and 3, Registered Plan 535
16 Industrial Parkway South
File: D14-14-07
FROM: Marco Ramunno, Director of Planning and Development Services
DATE: March 26, 2008
RECOMMENDATION
THAT report PL08-018 be received as information and that Council determine their
position with respect to the application, subject to public comments received
BACKGROUND
Proposal
ASL Properties Ltd. has submitted a zoning by-law amendment application to add site
specific exceptions to the "Restricted Industrial (M1-A) Exception Zone" to permit the
following:
■ business and professional offices, excluding medical uses as an additional
permitted use
■ site specific development standards including:
o a rear yard setback for the accessory building (parking structure) of 0.67 m
(2,19 ft.), whereas the by-law requires a minimum rear yard setback for
accessory buildings of 1.0 m (3.28 ft);
o aisle width of 6.5 m (21.3 ft); whereas the by-law requires a minimum aisle
width of 7.4 m (24.2 ft);
o building height for the accessory building (parking structure) of 3.8 m (12.46
ft); whereas the by-law require a maximum height of 3.5 m (11.48 ft); and
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PUBLIC PLANNING - MARCH 26, 2008
ITEM #1 - 2
Mardi 26, 2008 -2- Report No. PL08.018
o parking space located along the rear lot line,(parking space #7); whereas the
by-law requires parking spaces be located not less than 1.5 m (4.92 ft.) from
any side or rear lot line.
ASL Properties Ltd. has applied to the Town to develop the subject site for the national
head office of "Apple Self Storage" (see Figures 2, 3, 4 and 6). The applicant proposes a
two storey business and professional office building (excluding medical uses) being
approximately 790 m2 (8,503 sq. ft.) in size. Access to the site is proposed from Industrial
Parkway South (south property line). The applicant proposes 27 parking spaces, 6 of
which are enclosed in a parking structure.
The applicant has not yet submitted a formal site plan application for the proposed office
development. As part of the site plan review process, the Planning Department will work
with the, applicant regarding site development matters, including the final site access
design and location, building location, parking layout, elevations and landscaping.
Notification.
Notice of the subject application was given by mail to all assessed property owners within
120 metres of the subjectproperty, a public notification in the Aurora Era Banner on March
4, 2008 and information sign was placed on the property. To date, no comments have
been received by the Planning Department.
Location/Land Use
The subject lands are located at 16 Industrial Parkway South and legally identified as Part
of Lot 2 and 3 of Registered Plan 535 as illustrated on the attached Figure 1. The subject
property has the following characteristics:
■ Total site area approximately 2200 m2 (0.54 acres);
■ Frontage of approximately 90 m (296 ft.) on Industrial Parkway South having two
(2) access points;
■ The land.is occupied by a 390 m2 (4197.9 sq. ft.) concrete foundation, from a pre-
existing building (destroyed by fire). The remainder of the site is a paved parking
area.
■ School buses are currently stored on -site.
Surrounding Uses
The surrounding land uses are as follows:
North: Industrial use/storage;
South: Industrial Parkway South, beyond which is an existing self storage facility;
East: Industrial Parkway South, beyond which are mixed office/industrial uses; and,
.2.
PUBLIC PLANNING - MARCH 26, 2008
ITEM #1 - 3
March 26, 2008 - 3 - Report No. PL08-018
West: GO Transit parking lot.
COMMENTS
Planning Consideration
Official Plan.
The subject lands are designated "General Industrial' by Official Plan Amendment 66.
Permitted uses include business and professional offices and accessory uses with the
exception.of medical offices. The lands are also identified on Schedule "O" of the Official
Plan as an "Employment Area". The proposed. development is in keeping with the policies
of the OP and staff has determined that the proposed use is appropriate and compatible
with the surrounding land uses.
Zoning 8v-law Amendment
The subject lands are zoned "Restricted Industrial (Ml-A) Exception Zone" by the Town of
Aurora Zoning By-law 2213-78, as amended. The permitted uses include:
warehouses and industrial uses, including food processing
establishments, light metal products plants and printing
establishments, however not including any obnoxious use,
contractors yard, lumber yard, machine or welding shop,
plumbing shop, saw or planing mill, or sheet metal shop
ancillary retail in accordance with the provisions of Section
6.50
commercial self storage facilities .
data processing centres
fitness centres, recreation centres and private clubs provided
that no part of the building in which such uses are located is
used for any commercial self -storage facility, warehouse or
industrial use
office use accessoryto a permitted use on the same premises
offices, other than the offices of a doctor or drugless
practitioner, in multi -premises buildings provided that no part of
the building is used for a printing establishment and that the
combined floor area of the offices does not exceed 30 percent
of the total floor area of the building
repair shops, light
- research labs
trade schools
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PUBLIC PLANNING - MARCH 26, 2008
ITEM #1 - 4
March 26 2008 - 4 - Report No. PL08-018
The applicant is proposing to add site specific exceptions to the "Restricted Industrial (MI -
A) exception Zone" to permit an additional permitted use as well as site specific
development standards. This additional use and the proposed development standards are
not consistent with the current zoning of the subject property and therefore an amendment
to the zoning by-law is required. The following is an overview of the requested
amendments:
o proposed additional use of the lands for business and processional offices,.
. excluding medical
Currently, the "M1-A" zone permits offices, other than the offices of a doctor or drugless
practitioner, as an accessory use in a multi -premises building (see above -"Restricted
Industrial (M1-A).Exception Zone" permitted uses). With the recent amendments to the.
General Industrial policies, implemented through OPA 66, business and professional,
excluding medical uses are permitted as a sole use within a building and no longer an
accessory use. Therefore the additional permitted use. of the business and professional
offices excluding medical offices is compatible with the existing permitted uses within the
"Restricted Industrial (MI -A) Exception Zone" and therefore acceptable.
o reduced rear yard setback for the accessory building (parking structure) of 0.67 m
(2.19 ft.) and building height for the accessory building (parking structure) of 3.8 m
(12.46 ft);
Staff would like the opportunity to further review through the site plan. process, the location,
configuration. and design of the proposed parking structure; therefore this request will be
evaluated through the site plan process.
o aisle width of 6.5 m (21.3 ft); whereas the by-law requires a minimum aisle width of
7A m (24.2 ft)
The requested reduction in the aisle width is acceptable as vehicles can still maneuver
appropriately in the parking lot.
o parking space located along the rear lot line (parking space #7)
The By-law requires parking spaces be located not less than 1.6 m (4.92.ft.) from any side
or rear lot line. Parking space #7 is proposed to be located along the rear property line.
Staff request the applicant reconfigure the parking lot area to attempt to meet the 1.6 m
(4.92 ft.) requirement and provide landscaping in this area.
-4-
PUBLIC PLANNING - MARCH 26, 2008
ITEM #1 - 5
March 26, 2008 - 5 - Report No. PL08.018
Other Planning Matters
o Soil Remediation and the use of Holding symbol "H"
Phase 1 and Phase 2 Environmental Site Assessments and Soil Sampling Report were
prepared for this property which concluded that soil remediation is necessary. Prior to
1992, the land was occupied by a solvent manufacturing plant. This plant was destroyed
by a fire in 1992.
The owner/applicant has confirmed that soil remediation will be undertaken prior to the
occupancy of the building. Through the site plan approval process, the applicant will be
required to submit to the Town a remediation plan. Staff advise that an "H" symbol be
placed on the proposed zoning by-law amendment and a condition of removal of the "H"
symbol shall require the Owner of the lands to remediate the site. Zoning the lands with
an "H" Holding provision is consistent wit the Provincial Policy Statement (PPS) that states
that contaminated sites shall be remediated as necessary prior to any activity on the site
associated with the proposed use such that there will be no adverse effects.
o Enclosed Parking Structure
The Building Department advises that although the enclosed parking structure meets the
minimum required parking space depth of 5.3_m (1 T3 ft.); staff request that the applicant
demonstrate that an average vehicle can be stored in the individual parking garages.. The
Building Department advises, that since 2000, the site specific zoning for new residential
developments have required a minimum interior garage depth of 6.0 m. (19.6 ft.).
Further to the Building Departments comments, staff would like the opportunity to further
review during the site plan process the location, configuration and design of the proposed
parking structure.
Departmental/External Comments
The subject application was circulated to internal departments and external agencies; and
comments have been received,
Public Works Department
The applicant submitted a Transportation Impacts Report prepared by Mark Engineering.
The Public Works Department has reviewed the report and provide that the applicant is
proposing to maintain the west access only being a full turns access. Although there are
slight distance issues with the access that cannot be overcome, the applicant submits that
safe stopping sight distance is achievable. The existing east access is proposed to be
closed due to severe slope issues and less than minimum safe stopping site distances.
Public Works Department concludes the westerly access is acceptable.
-5-
PUBLIC PLANNING - MARCH 269 2008
ITEM #1 - 6
March 26, 2008 - 8 - Report No. PL08-018
The Public Works Department has advised that the owner/applicant must confirm that the
environmental site remediation work, as recommended through the. Phase 1 and 2
Environmental Site Assessments, is completed and the soils are suitable forthe proposed
use. Staff have evaluated this in the above section Zoning By-law Amendment.
The Department also advises that through the site plan review process, staff will review
and. comment on technical matters including general grading, access locations,
stormwater management, erosion and sediment control measures, drainage system, all
underground services etc..
Building Department
Furtherto the requested amendments submitted by the applicant, the Building Department
has advised. of further exceptions to the by-law that are needed to facilitate the subject
proposal including height of the accessory parking garage and setbacks.
The Building Department advises that although the enclosed parking structure meets the
minimum required parking space depth of 5.3 m (17.3 ft.); staff request that the applicant
demonstrate that an average vehicle can be stored in the individual parking stales. The
Building Department advises, that since 2000, the site specific zoning for new residential
developments have required a minimum interior garage depth of 6.0 m (1.9.6 ft.). These
exemptions have been evaluated in the above section- Zoning By-law Amendment
Leisure Services Department
The Leisure Services Department advises that a landscape plan is required through the
site plan approval process and will be evaluated. at that time. Through the zoning by-law
amendment review, Leisure Services has expressed a concern with the location of a
parking space within the 1.6 m (4.92 ft.) rear yard setback and the setback proposed for
the accessory, structure. Staff have evaluated these concerns in the above section -Zoning
by-law Amendment.
Planning and Development Services Department -Community Planning
The applicant has submitted conceptual building elevation plans which have been reviewed
by the Town's Community Planner (see Figures 3 and 4). The applicant has expressed a
desire to construct a frame building and retain the early Canadian residential house form
with the influence of the Georgian Style. The Community Planner Is of the opinion that
while the proposed design concept may not be the most appropriate for the site, it is not
inappropriate, and could result in an attractive building at this location. The Community
Planner has worked with the applicant to refine the design of the proposed building to be.
more compatible with historic aurora precedents and to make use of materials such as
stone for accents which would help it to tie betterwith the industrial context of the site. The
applicant has expressed that he is able to accommodate these recommendations into the
IZr
PUBLIC PLANNING - MARCH 26, 2008
ITEM #1 - 7
March 26, 2008 -7- Report No. PL08.018
revised design. A formal review of the design shall occur through the site plan approval
process.
GO transit
GO Transit has reviewed the application and recommends that the owner conduct a noise
study to examine noise implications of rail activity in the.area - in case the building tenants
are using noise -sensitive equipment or if the use is changed in the future to include
medical facilities.
Central York Fire Services
Central York Fire Services has no comment on the application.
Lake Simcoe Region Conservation Authority
LSRCA have no objection to the approval of the zoning by-law amendment.
PROVINCIAL POLICY STATEMENT
In accordance with the policies of the PPS, the lands are proposed to be zoned with an "H"
Holding Provision to ensure that the site will be remediated prior to any activity on the site
associated with the proposed use.
SERVICING ALLOCATION
Not applicable.
FINANCIAL IMPLICATIONS
Fees and development charges would be payable at the site plan and permit application
stage.
LINK TO STRATEGIC PLAN
The Strategic Plan contains objectives to ensure high quality, comprehensive community
planning to protect the overall investment of citizens in the community. Critical review of
the subject application through the zoning by-law amendment process will facilitate this
objective.
-7-
PUBLIC PLANNING - MARCH 26, 2008
ITEM #1 - 8
March 26, 2008 - 8 - Report No, PL08-018
OPTIONS
At the Public Planning Meeting, taking into consideration comments from staff and
residents, Council has the option of:
Approving the application in principle, subject to the resolution of outstanding
issues.
Resolving that the application be brought back to Committee or a further Public
Meeting upon resolution of the major outstanding issues., or
Refusal of the application.
CONCLUSIONS
ASL Properties Ltd. has submitted a zoning by-law. amendment application to add site
specific exceptions to the "Restricted Industrial (M1-A) Exception Zone" to permit business
and professional_ office use excluding medical uses and site specific development
standards.
Should Council determine there is merit in the proposal, it is recommended that the
application be brought back to Committee upon the resolution of the major outstanding
issues and at that time staff prepare an Implementing Zoning By-law amendment. It is
further recommended that approval of the Implementing Zoning By-law amendment be
subject to the review of at least the first site plan submission. This would allow for a
detailed review of the proposed development ensuring the proper function of the site and
its compliance with the Implementing By-law.
ATTACHMENTS
Figure 1 - Location Plan
Figure 2 Conceptual Site.Plan
Figure 3 - Conceptual Elevation for.Proposed Office Building
Figure 4 - Conceptual Elevation for Proposed Parking Structure
PRE -SUBMISSION REVIEW
Management Team Meeting — March 19, 2008
Prepared by: Cristina Celebre, Planner
Extension 4343
Ma c anno. MCIP, RPP
Director of Planning and Development
Services
John Rogers
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PUBLIC PLANNING - MARCH 26, 2008
ITEM #2 - 1
/- TOWN OF AURORA
AURORA PUBLIC PLANNING MEETING No. PL08-026
SUBJECT: Application to Amend the Zoning By-law
6768148 Canada Limited
219 Old Yonge Street
File; D14-09-07
FROM: Marco Ramunno, Director of Planning and Development Services
DATE: March 26, 2008
RECOMMENDATION
THAT report PL08-026 be received as information and that Council determine their
position with respect to the application, subject to public comments received.
BACKGROUND
Proposal
The applicant is proposing to rezone the subject lands to a site specific "Special Mixed
Density Residential (115) Exception Zone" to permit the following:
professional and business offices and a single detached dwelling whereas the by-
law does not permit these uses;
the conversion of the existing building to an office use which requires site specific
development standards including:
o recognition of Old Yonge Street as the lot frontage for purposes of
interpreting the By-law;
o parking to be provided in accordance with Section 6.26.1.4 of the Town's
Zoning By-law, being 3.3 spaces for each 90m2 of commercial floor area;
o an exception to Section 6.26 of the by-law to allow for a minimum
manoeuvring space of 6.3 metres (to maintain existing trees and grading on
site) whereas the by-law requires a minimum of 7.4 metres (24 feet);
o to permit parking in the front yard of lands zoned residential whereas the by-
law does not permit parking in the front yard of a residential zone;
o relief from curb requirements for parking areas whereas the by-law requires
curb or rolled asphalt to define parking areas; and,
o relief from the provisions of Section 6.31 requiring a berm and/or fencing to
buffer the proposed use from the residential lands to the south
The site specific zoning is sought to accommodate the conversion of the existing dwelling
to an office for Prolellenium Medical Technologies, a business involved in the sale of
cosmetic goods to physicians. . The operations at the subject property will include
telephone operation, administration and the processing of orders. There is no shipping,
warehousing or product deliveries associated with their operations. No external
WIRE
PUBLIC PLANNING - MARCH 269 2008
ITEM #2 - 2
March 26, 2008 .2. Report No. PL08-026
renovations to the building are proposed. If the sub1ect application is approved, the Owner
will be required to submit a site plan application'for the proposed changes to the parking
area and landscaping.
Notification
Notice of the subject application was given by mail to all assessed. property owners within
120 metres of the subject property; by, public notification in the Aurora Era Banner on
March 4, 2008; and, an information sign posted on the subject property. To date,
correspondence from two area residents in opposition to the application has been received
by staff. Their concerns/issues are discussed in detail in the Planning Considerations
section of this report.
History
Council approved a zoning by-law amendment application (D11-02-05, Stefan and Mary
Lips) in March 2006 that rezoned the subject property from "Rural Residential RU" to the
current zoning "Row Dwelling Residential Holding Exception Zone (H) R6-52)". This
approval permitted the lands to be developed for seven (7) townhouse units subject to
removal of an "H holding provision. The requirement for the removal of the 'H' holding
provision is the execution of a Site Plan agreement. A site plan application for this
development was subsequently submitted and approved by Council. The site plan
agreement was prepared by staff and forwarded to the Owner but was never executed.
The Town was subsequently notified that the property had been sold to the current owners,
6768148 Canada Limited.
The current owners initially proposed to maintain the previous zoning permissions for
townhouses so as not to preclude the future development potential of the property for
these purposes. In the interim, they were proposing to add business and professional
offices as an additional use as well as site specific development standards to the existing
zone category to facilitate the use of the existing dwelling as an office. Through
consultation with Staff, the applicant has now revised their proposal which eliminates the
townhouse permissions and only proposes to permit business and professional office uses;
a single detached dwelling; and, site specific development standards that will allow the
existing dwelling to be used for these purposes.
Location/Land Use
The subject lands are located at 219 Old Yonge Street and identified legally as Part of Lot
4 of Plan 461 as illustrated on the attached Figure 1. The subject property has the
following characteristics: • A total site area of approximately 3,598m2 (38,729.8 ft);
■ Frontage of approximately 30.48 metres (100.00 feet) along Old Yonge Street
■ An existing two -storey single detached dwelling (no heritage status); and,
■ The west portion of the property is located within a flood plain.
-14-
PUBLIC PLANNING - MARCH 26, 2008 ITEM #2 - 3
March 26, 2008 - 3 - Report No. PLOB-026
Surrounding Uses
The surrounding land uses are as follows:
North: existing commercial lands (Oakland Hall Restaurant);
South: existing townhouse dwellings;
East:. Old Yonge Street, beyond which are existing single detached dwellings; and,
West: Yonge Street, beyond which are.Environmental Protection lands.
Official Plan
The subject lands are designated "Urban Residential" by the Town of Aurora Official
Plan and are located within the Town's designated "Heritage Resource Area". The
existing dwelling is not a heritage building however, the property is located within the
Heritage Resource Area and therefore the policies of the Official Plan respecting these
areas apply. The Official Plan contains policies.that are intended to support the viability of
Aurora's Heritage Resource Areas. Section 3.1.1 j (1) states:
"limited commercial uses such as small scale professional or business offices, and studios
which are compatible with residential uses in residentially designated structures along
arterial streets in Heritage Resource Areas, as shown on Schedule C. Such. uses shall be
subject to:
• the lands being appropriately rezoned,
• a site plan agreement with the municipality,
• availability of sufficient on site parking which is screened to protect
adjacent residential areas,
• substantial retention of the residential houseform, style and structure;
additions shall retain residential and architectural style and be compatible
with the adjacent area.
• signs which comply with the Town's sign by-law."
Staff are of the opinion that the subject proposal represents a small scale professional or
business office which is consistent with the permissions outlined above. Further, the
requirements as outlined above, in. particular, the availability of sufficient on -site parking
which is screened to protect adjacent residential areas will be implemented through the
subsequent site plan approval process. It should be noted that the applicant has already
demonstrated (see Figure 2) that they can provide sufficient on -site parking. Based on the
aforementioned, the subject proposal is deemed to conform to the Official Plan policies.
Zoning By-law
The table land portion of the property is currently zoned "Row Dwelling Residential
Holding Exception Zone (H) R6-52)" and the flood plain portion of the property is zoned
"Environmental Protection (EP) Zone" by.the Town of Aurora Zoning By-law 2213-78, as
amended.. The applicant is proposing a site specific "Special Mixed Density Residential
(R5) Exception Zone" to permit business and professional offices; a single detached
dwelling; and, site specific development standards as outlined previously. These uses and
the proposed development standards are not consistent with the current zoning of the
-15-
PUBLIC PLANNING - MARCH 26, 2008
ITEM #2 - 4
March 26, 2008 - 4 - Report No. PL08-026
subject property and therefore an amendment to the zoning by-law is required to facilitate.
this application.
Planning Considerations
The property is flanked to the north by a restaurant (Oakland Hall) and to the south and
east by existing residential uses. The proposed use is considered a small scale office use.
The activities of said use will be contained entirelywithin the existing building with minimal,
if any, impact on adjacent properties. Sufficient on -site parking can be provided (as
illustrated on Figure 2) and the remaining site specific development standards are for the
most part needed to acknowledge the existing dwelling for office purposes. The R5
Exception zone category is intended for these types of development scenarios in the
Heritage Resource area where an existing building is sought to be converted for other
uses. Given the low intensity use that is being proposed for the subject property and the
surrounding land uses, there are no land use compatibility issues. Accordingly, staff do not
have an objection to the proposed uses for the subject property.
Staff would recommend that the business and professional office use permission not
include medical office uses. These types of offices have a much higher volume of traffic
(patients attending appointments) and the parking requirements are much higher also.
These issues would present land use compatibility issues and have a potentially negative
impact on the adjacent properties and surrounding area that is predominantly residential.
Accordingly, medical office uses would not be considered appropriate in the context of this
property and staff recommends that this restriction be imposed. ,
o recognition of Old Yonge Street as the lot frontage for purposes of interpreting the
By-law
Staff have. no concern or objection to the proposed amendment given that the Old Yonge
Street frontage is currently used for access and for all other intensive purposes has been
traditionally recognized as the lot frontage.
o office use parking to. be provided in accordance with Section 6.26.1.4, being an
office standard of 3.3 spaces for each 90m2 of commercial floor area.
This proposed by-law exception is not needed. If the subject application is approved,
parking is calculated in accordance with the by-law requirements for offices.
o exception from Section 6.26 of the by-law to allow for a minimum manoeuvring
space of 6.3 metres;
Public Works staff raised concern with this by-law exception during the application
circulation. The applicant has provided Public Works staff with a letter of opinion from R.J.
Burnside and Associates Limited dated March 18, 2008 addressing this issue. Public
works staff have reviewed the letter of opinion related to the proposed by-law exception in
-16-
PUBLIC PLANNING MARCH 26, 2008
ITEM #2 - 5
March 26, 2008 -5 - Report No. PL08-026
the context of this site, and are satisfied that a reduced manoeuvring space of 6.3 metres
(20.6 feet) will still permit vehicles to appropriately manoeuvre in and out of the parking
spaces on the subject property. Accordingly, staff considers.this by-law exception
appropriate.
o _ to permit parking in the front yard of lands zoned residential whereas the by-law
does not permit parking in the front yard of a residential zone;
Parking in the rear of this property is not possible unless a portion of the building is
demolished. There is approximately a 3 metre (9.8 feet) setback from the dwelling to both
the north and south property lines. Ingress and egress requirements to the parking area at
the rear of the property is a minimum of 4 metres (13 feet) which is not possible in the
context of this property. In addition, parking in the rear of the subject property would not be
considered appropriate as the. lands are environmentally sensitive. Accordingly, staff
concurs with the proposed by-law exception to locate the parking in the front yard in this
instance.
o relief from curb requirements for parking areas whereas the by-law requires curb or
rolled asphalt to define parking areas.
Staff does not have an objection with the above proposed exception_ The installation of
curbs and asphalt to define parking areas is primarily intended for larger commercial
properties. Through the site pan approval process, staff will ensure that the parking area is
appropriately defined in the context of this property. This exception will allow the property
to maintain more of a residential character which is in keeping with the surrounding area.
Accordingly, this exception is considered appropriate in the context of this property and
proposal.
o exception from the provisions of Section 6.31 requiring a berm and/or fencing to
buffer the use from the residential lands to the south
There is a mature cedar hedge along the south property line can be utilized as screening
for the abutting property to the south. Staff generally prefer this type of screening in
particular in a residential are such this one. While staff generally does not have an
objection with the applicant's request for relief from this requirement, staff may, through the
site plan approval process require additional planting etc. if necessary to adequately
screen the property to the south.
Other Planning Matters
Traffic
Increased traffic is a potential concern with the subject application. Upon submission of
the.application, the applicant submitted a traffic report/letter prepared by Read, Voorhees &
Associates Limited dated September 21, 2007 for review by Public Works staff. The study
reviewed the traffic impact of the proposed office use relative to the existing residential
dwelling use of the property as well as to a seven (7) townhouse dwelling unit
development. The study also reviewed the parking demand for the proposed use. The
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PUBLIC PLANNING - MARCH 26, 2008
ITEM #2 - 6
March 26, 2008 - 6 - Report No. PLO8-026
study concluded the following:
1. The approved seven townhouse unit development will result in considerably greater
traffic impact than the call centre and order processing type of office being
proposed.
2. Compared to the existing single family residence, the office will result in a very
minor increase in traffic on Old Yonge Street on weekdays and a decrease in traffic
on week -ends. The changes in traffic volumes will barely be noticeable and I
consider the impact to be negligible.
3. The proposed parking supply is approximately twice the average demand
anticipated for such an office. The amount of parking will be more than adequate."
Public Works staff reviewed said report and concurred with the findings.
Noise.
The applicant has indicated that the activities of the business will be conducted entirely
within the building and there will be no shipping and receiving associated with their
operations. Based on the aforementioned, it is not anticipated that noise will be an issue
as a result of this application. However, staff does have the opportunity to address any
noise related concerns or issues through the. site plan approval process. This may entail
the requirement of a noise study and 'appropriate mitigation measures .if deemed
necessary.
Screening of parking areas from adjacent residential uses
The applicant is proposing to utilize the existing mature cedar hedge as the screening
mechanism for the proposed parking area on the subject property to fulfil the Official Plan
policy for development proposals within Heritage Resource Areas..WhiI6 this situation will
be taken into consideration, Staff does realize that this property is within a predominantly
residential area and as such, particular attention to this issue is necessary. Staff may
through the site plan review process require additional screening if deemed necessary to
ensure that the parking. area is appropriately screened through additional planting etc.
Public Comments Received
Staff have received written correspondence from two area residents. Staff have responded
to the land use planning issues and concerns raised by these residents respecting the
subject application as follows-
0
Compatibility of the proposed use in this area
The applicant is proposing to retain the existing dwelling and utilize it fora low intensity use
such as business and professional offices. As discussed in the Zoning section of this
report above, the proposed use is considered a small scale office use and the activities of
said use will be contained entirely within the existing building. There is no shipping
warehousing or product deliveries associated with the applicant's business; hours of
operation will be Monday to Friday between the hours of 9am to 5pm and clients are not
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PUBLIC PLANNING - MARCH 26, 2008
ITEM #2 - 7
March 26, 2008 -_7 - . Report No. PL08-026
visiting the property. The property will continue to appear (given the proposal to retain the
existing residential dwelling) and function quite similarly to its existing residential use.
Based on the aforementioned, staff anticipates that there will be minimal, if any, impact on
adjacent properties and the surrounding area as a result of this application.
o Parking congestion
The parking space requirement for office uses is outlined in Section 6.26.1.4 of the Town
of Aurora By-law 2213-78, as amended. Parking space requirements for office uses is.
calculated as 3.3 spaces for each 90m2 of commercial floor area. Based on this
requirement_ the applicant is required to provide a total of 10 parking spaces which they
have demonstrated is achievable on the subject property (see Figure 2). In addition, the
applicant has advised Town staff that the parking is primarily for employees given the
nature of the operations of the office use proposed for the subject property. There is no
shipping, warehousing or product deliveries associated with their operations nor are there
clients visiting the office etc.
o Removal of trees
There will be very limited "development" on the property as a result of the subject
application. The only development that will occur is the installation of the parking area and
landscaping. The applicant will utilize the existing driveway and it appears that only two
(2) trees may be removed to provide the requisite parking area. Before any work is
undertaken in this regard, the applicant is required to obtain site plan approval from the
Town. As part of that process, tree preservation will be fully examined and where possible
development will be limited and/or redirected to achieve tree preservation on the subject
property.
Application Circulation
The subject application was circulated to both internal departments and external agencies
and generally there were no objections with the application in principle. Given that a site
plan application will be required, detailed issues and concerns related to landscaping,
general grading, stormwater management, erosion and sediment control measures,
drainage, noise impact fencing, surface treatment, underground services etc. will be
addressed through that process.
The Building Department and Public Works did initially raise concern with the applicant's
desire to utilize the existing private septic system on the subject property. Staff have
required, as part of this application, the Owner to connect to full municipal services. The
Owner has agreed to comply with this requirement. As a result, the existing septic system
will be required to be removed and decommissioned. A permit is required through the
Town's Building department for Septic Tank Decommissioning and staff have provided the
applicant with guidelines for doing so.
External Agencies
The application was circulated to the Lake Simcoe Region Conservation Authority. Lake
Simcoe Region Conservation Authority (LSRCA) had no objection to the application
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PUBLIC PLANNING - MARCH 265 2008
ITEM #2 - 8
March 26, 2008 _ -. 8 - Report No, PL08-026
however did. provide comments as the subject property is within the LSRCA's regulation
limits and partially within the Regional Floodplain and Floodplain setback area. Their
comments relate to the proposed rock check dam and swale that are proposed to address
stormwater management on site. LSRCA staff have indicated that detailed review of these
issues will be undertaken through the Site Plan application process and a permit to locate
the rock check dam and swale will be required.
PROVINCIAL POLICY STATEMENT
The existing building on the subject property is currentlyon private services. In accordance
with the policies of the Provincial Policy Statement, intensification and redevelopment
within settlement areas where existing municipal sewage and water services are available
shall be promoted. As part of the subject application, the applicant will be required to
connect to full municipal services. Accordingly; the subject proposal is consistent with the
policies of the Provincial Policy Statement.
SERVICING ALLOCATION
Not applicable.
FINANCIAL IMPLICATIONS
Fees and development charges would be payable at the site plan and permit application
stage, if approved:
LINK TO STRATEGIC PLAN
The Strategic Plan contains 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 contributes to the facilitation of
these objectives.
OPTIONS
At the Public Planning Meeting, taking into consideration comments from staff and
residents, Council have the following the options;
• Approving the applications in principle, subject to the resolution of outstanding
issues.
• Resolving that the application be brought back to Committee or a further Public
Meeting upon resolution of the major outstanding issues, or
• Refusal of the application.
CONCLUSIONS
The subject proposal to permit business and professional office uses and associated
development standards within the existing residential dwelling is considered appropriate
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PUBLIC PLANNING - MARCH 269 2008
ITEM #2 - 9
March 26, 2008 - 9 - Report No. PL08-026
from a land use planning perspective. It represents proper and orderly development. The
proposal conforms to the Town's Official Plan policies, is consistent with the Provincial
Policy Statement and maintains the objectives of the Strategic Plan. Should Council
determine there is merit in the proposal it is recommended that Council approve the
application in principle, subject to the resolution of outstanding issues.
ATTACHMENTS
Figure 1 - Location Plan
Figure 2 - Proposed Site Plan
PRE -SUBMISSION REVIEW
Management Team Meeting — March 19, 2008
Prepared by: Deborah Giannetta, M.ScYl., Planner
Extension 4347
Marco am o. MC/P, RPP
Director of Planning and
Development Services
John Rogers
C.A.O.
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