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AGENDA - Special Council - 20080528SPECIAL COUNCIL PUBLIC PLANNING MEETING N0.08-16 WEDNESDAY, MAY 28, 2008 7:00 P.M. COUNCIL CHAMBERS AURORA TOWN HALL 6 PUBLIC RELEASE ta 23/05/08 IV TOWN OF AURORA SPECIAL COUNCIL - PUBLIC PLANNING MEETING AGENDA NO. 08-16 Wednesday, May 28, 2008 7:00 p.m. Council Chambers DECLARATIONS OF INTEREST APPROVAL OF AGENDA RECOMMENDED: THAT the agenda be approved as presented. PLANNING APPLICATIONS READING OF BYLAWS RECOMMENDED: THAT the following listed. by-law be given 1st, 2nd and 3rd readings, and enacted: 5035-08.0 BEING A BY-LAW to Confirm Actions by Council Resulting From Meeting No. 08-16 on Wednesday, May 28, 2008 V ADJOURNMENT pg. 33 Special Council — Public Planning Agenda No. 08-16 Page 2 Wednesday, May 28, 2008 AGENDA ITEMS 1. PL08-053 — Application to Amend the Zoning By-law pg. 1 Coland Developments Inc. Lots 6 and 7, Part of Lots 2, 3, 4 and 5 Part of Reserved Part of Centre Street Registered Plan 231 230 Wellington Street East File D14-05-08 RECOMMENDED: THAT report PLO8-053 be received as information and that Council determine their position with respect to the application, subject to public comments received. 2. PL08-060 —Zoning By-law Amendment pg. 14 Infill Housing By-law File D14-08-07 RECOMMENDED: THAT report PL08-060 be received as information and that Council determine their position with respect to the application, subject to public comments received. PUBLIC PLANNING - MAY 28, 2008 ITEM # - /- TOWN OF AURORA AURORA PUBLIC PLANNING MEETING No. PL08-653 SUBJECT: Application to Amend the Zoning By-law Coland Developments Inc. Lots 6 and 7, part of Lots 2, 3, 4 and 5, Part of Reserved Part of Centre Street, Registered Plan 231 230 Wellington Street East File: D14-05-08 FROM: Marco Ramunno, Director of Planning and Development Services DATE: May 28, 2008 THAT report PL08-053 be received as information and that Council determine their position with respect to the application, subject to public comments received. BACKGROUND. Proposal Coland Developments have submitted a zoning by-law amendment application to rezone the subject lands from "Rural General (RU) Zone" to site specific "Industrial/Commercial Exception Zones" to permit business and professional offices, convenience retail stores, animal hospitals, dry, cleaning establishments, restaurants/take-out restaurants, commercial school (dance school) and a child care centre located within three (3) free standing buildings (see Figure 3). Notification Notice of the subject application was given by mail to all assessed property owners within 120 metres of the subject property, a public notification in the Aurora Era Banneron May 6, 2008 and information sign was placed on the property. Location The subject lands are located on the north side of Wellington Street East; east of Industrial Parkway North, and west of the future St. Maximillian Kolbe Secondary school (see Figure 1). The lands are 0.98 ha (2.42 acres) in size, vacant, with a frontage of approximately 29.6 m (97.11 ft.) on Wellington Street East. Lands also included as part of this application -1- PUBLIC PLANNING - MAY 28, 2008 ITEM # 1 - 2 May 28 2008 .2- Report No. PL08-053 include the municipally owned, unopened road allowance known as Park Street, located adjacent to the easterly property line of the subject lands (see Figure 1). Surrounding Uses North: Institutional (St. Maximillian Kolbe Secondary school, under construction); South: Wellington Street East and beyond are industrial and commercial uses; East: Residential, Institutional (St. Maximillian Kolbe Secondary school, under construction); West: Residential and Industrial uses/existing self storage and commercial uses. Official Plan The subject lands are.designated "General Industrial' and "Service Commercial' by the Official Plan (see Figure 2). Zoning By-law The subject lands are zoned 'Rural General (RU) Zone" within the Town of Aurora By-law 2213-78. PROPOSAL Coland Developments have submitted a zoning by-law amendment application to rezone the subject lands including the municipally owned, unopened road allowance from "Rural General. (RU) Zone" to site specific "industrial/Commercial Exception Zones" to permit three (3) free-standing buildings shown as Buildings A, B and C (see Figure 3). Building A - A proposed one (1) storey commercial building fronting Wellington Street East approximately 656.5 m� (7,066 sq. ft.) in size. Uses include restaurants/take-out restaurants, excluding drive-thrus, dry cleaning establishments, convenience retail stores and animal hospitals. Building B - A proposed one-two (1-2) storey commercial building located in the middle of the site approximately 2035.3 m2(21,904 sq. ft.) in size. Uses include a daycare centre and commercial school (dance school). Building C- A proposed four (4) storey office building located at the rear of the site approximately 3240.0 m2 (34,875 sq. ft.) in size. Uses include business and professional offices, excluding medical uses. The conceptual elevation plans submitted provide that the proposed building will include a mix of materials including brick, stucco, precast and glass (see Figures 4-abc). .2. PUBLIC PLANNING - MAY 28, 2008 ITEM # i - 3 May 28, 2008 .3. Report No. PLO8-053 As noted, lands forming part of this application include the municipally owned, unopened road allowance known as Park Street, which is located adjacent to the easterly property line of the subject lands which provides access to the site (see Figures 1 and 3). The applicant has submitted. a Traffic Impact Study prepared by Cole Engineering which provides that vehicular access to the site is proposed via a full movement driveway onto Wellington Street East, with the provision of providing an eastbound left turn lane along Wellington Street East. A secondary access is proposed at the north end of the property, via a cross connection from the abutting School's driveway, connecting directly to Industrial Parkway North. The school driveway will be signalized once the school is built. The site access connection to the school driveway will consist of an exclusive outboard left and an inbound right turn lane in order to decrease the impact of the site traffic on the school including York Region Transit (YRT) buses and vehicles accessing the school property. The applicant has not yet submitted a formal site plan application for the proposed development. As part of the site plan review process, Town Departments along with the Region of York and the Town's Urban Design Peer Review Consultant, will work with the applicant regarding site development matters, including the site access design, building locations, parking layout, elevations and landscaping. COMMENTS Planning Consideration Official Plan The subject lands are designated "General Industrial" and "Service Commercial" by the Official Plan (see Figure 2). The lands to the rear of the property are designated "General Industrial" and permitted. uses include business and professional offices and accessory uses with the exception of medical offices. The proposed uses of these lands for a business and professional office use, excluding medical uses is in keeping with the official plan. The use is appropriate and compatible with the surrounding and existing proposed lands uses. The lands fronting Wellington Street East are designated "Service Commercial" and permitted uses include restaurants, commercial schools, institutional uses and recreational uses. The proposed uses for these lands are in keeping with the official plan. The "Service Commercial" policies provide that redevelopment shall be carefully considered with respect to design and compatibility with surrounding residential uses. The policy provides that Council shall require site plan approval for service commercial areas which include that the developments have a high standard of design; separation from residential areas; strictly controlled vehicular access points; safe pedestrian and transit access; appropriate locations for loading facilities and the restriction of outdoor storage. The conceptual site plan (see Figure 3) has taken into consideration many of the site plan -3- PUBLIC PLANNING - MAY 289 2006 ITEM # May 28 2008 - 4 - Report No. PL08-053 matters as identified in the Official Plan policies; however, through the site plan process, . staff will continue to work with the applicant to ensure that all the above requirements are incorporated into the design of this site. Staff will work with the applicant to ensure a high standard of design of buildings; massing and siting through an urban deign' peer review. In regards to the compatibility with the surrounding residential areas, the applicant shall be required to design the Wellington Street East entrance while taking into account the existing residential property located east of the un-opened road allowance, which slightly encroaches into the Town's lands. The applicant is aware of this situation, and will design the entrance accordingly. The applicant shall also be required to screen the development from the residential properties with appropriate fencing and buffer landscaping. Similar buffer and screening requirements shall be required in the outdoor playground area to screen the proposed use from the existing industrial uses to the west of the development. The applicant has proposed a full moves access from Wellington Street East, and has provided a secondary access via across connection from the abutting School's driveway, connecting directly to a signalized Industrial Parkway North. The York Catholic District. School Board has advised that they have no objection to the proposed cross easement from the subject lands to the school lands. The conceptual site plan provides for internal walkways from each building and a connection to Wellington Street East. A sidewalk shall be required fronting the development with and an eventual connection to the sidewalk fronting the school lands. In regard to appropriate locations for loading facilities and the restriction of outdoor storage; outdoor storage will not be permitted, and loading locations will be reviewed through the site plan process. The proposed commercial / business and professional offices development is in keeping with the policies of the Official Plan and the proposed uses are considered appropriate and compatible with the surrounding land uses. Zoning The: applicant proposes to rezone the subject lands, including the municipally owned, unopened road allowance from "Rural General (RU) Zone" to site specific "Industrial/Commercial Exception Zones" to permit the proposed uses. As noted, the lands have two (2) Official Plan designations, and the permitted uses within the proposed zone categories will be consistent with the .permitted uses within the Official Plan categories. The "General Industrial" lands zone category shall permit business and professional offices excluding medical uses. The "Service Commercial" lands zone category shall permit; convenience retail stores, animal hospitals, dry cleaning establishments, restaurants, take-out restaurants (excluding drive-thru restaurants), -4. PUBLIC PLANNING - MAY 287 2008 ITEM # 1 - 5 May 28, 2008 - 5 - Report No. PL08-053 commercial schools and child care centres. The proposed zone requirements will be site specific based on the site plan, while taking into consideration the existing Service Commercial Zone specifications and Industrial Zone specifications in regard to lot specifications, siting specifications and building specifications. The owner has advised that the proposal will comply with the Town's parking space requirements. Access The applicant was previously granted a non-exclusive temporary easement over the full length of the unopened road allowance known as Park Street for access purposes. It is recommended that the temporary non-exclusive easement be amended (through the site plan process) to a'permanent exclusive easement over the north portion of the unopened road allowance to allow the applicant to utilize, construct and maintain these lands for parking, driveway, landscaping and fencing. The lands south of the residential property would remain as a temporary non-exclusive easement as these also provide access to the residential property to the east (see Figure 3). Department Comments/Region of York Transportation Services All Town Departments and the Region of York Transportation Services have reviewed the subject zoning by-law amendment application and have no objection to the proposal in principle; however through the site plan process will provide detailed technical comments. The Public Works Department and Region of York have reviewed the Traffic Impact Study prepared by Cole Engineering and have no objection in principle to the full moves Wellington Street access and the interconnection via a cross connection from the abutting School's driveway, connecting directly to Industrial Parkway North. The Region has advised that they will provide technical comments regarding the design of the Wellington Street access, the eastbound left turn lane and all technical matters through the site plan process. SERVICING ALLOCATION Not applicable. FINANCIAL IMPLICATIONS Not applicable. -5- PUBLIC PLANNING - MAY 28, 2008 ITEM # i - 6 May 28 2008 - 6 - Report No. PL08-053 LINT( TO STRATEGIC PLAN The following goals and objectives of the strategic plan would be met by the proposed zoning by-law amendment. Goal A: Foster and enhance a strong and stable economy consistent with the attributes of a sustainable community. Objective All: Develop economic opportunities to aid in the growth and progress of Aurora as a desirable place to do business. Objective A2: Support the growth of a variety of businesses to encourage a sustainable business environment. OPTIONS At the Public Planning Meeting, taking into consideration comments from staff and residents, Council has the option of: 1. Approving the application in principle, subject to the resolution of outstanding issues; or 2. Resolving that the application be brought back to Committee or a further Public Meeting upon resolution of the major outstanding issues, or 3. Refusal of the application. CONCLUSIONS Coland Development Inc. has submitted a zoning by-law amendment application to permit business and professional offices, convenience retail stores, animal hospitals, dry cleaning establishments, restaurants/take-out restaurants, commercial schools and a child care centre located within three (3) free standing buildings. Should Council determine there is merit in the proposal, it is recommended that the application be approved in principle, subject to the resolution of outstanding issues and staff be directed to 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 ensure for a more detailed review of the proposed development and would ensure the proper function of the site and its compliance with the implementing zoning by-law. -6- PUBLIC PLANNING - MAY 28, 2008 ITEM May 28, 2008 - 7 - Report No. PL08.053 ATTACHMENTS Figure 1 - Location Plan Figure 2 - Land Use Figure 3 - Conceptual Site Plan Figure 4 (a, b and c) - Conceptual Elevation Plans PRE -SUBMISSION REVIEW Management Team Meeting — May 21, 2008 Prepared by. Cristina Celebre, Planner Extension 4343 Marc6lfaWunno. MCIP, RPP Director of Planning and Development Services -7- olrhRogers C.A,O.