AGENDA - Special Council - 20081022SPECIAL COUNCIL
PUBLIC PLANNING
FETING
NO.08-21
WEDNESDAY, OCTOBER 22, 2008
FOLLOWING SPECIAL GENERAL COMMITTEE
AT 1:00 P.M.
COUNCIL CHAMBERS
AURORA TOWN NALL
PUBLIC RELEASE
17/10/08
IV
TOWN OF AURORA
SPECIAL COUNCIL - PUBLIC PLANNING MEETING
AGENDA
NO. 08-27
Wednesday, October 22, 2008
Following Special General Committee at 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:
5086-08.0 BEING A BY-LAW to Confirm pg. 10
Actions by Council Resulting
From Meeting 08-27 on
Wednesday, October 22,
2008
V ADJOURNMENT
Special Council — Public Planning Agenda No. 08-27
Wednesday, October 22, 2008
Page 2
AGENDA ITEMS
1. PL08-106 — Zoning By-law Amendment Application pg. 1
Aurora Wellness House Inc. (Sormeh Spa & Inn)
32 & 34 Wellington Street East and 33 Centre Street
File D14-11-08
RECOMMENDED:
THAT report PL08-106 be received as information and that Council determine
their position with respect to the application, subject to public comments
received.
PUBLIC PLANNING - OCTOBER 22, 2008
ITEM #
AURORATOWN OF AURORA
PUBLIC PLANNING MEETING No. PL08-106
SUBJECT: Zoning By4aw Amendment Application
Aurora Wellness House Inca (Sormeh Spa & Inn)
32 & 34 Wellington Street East and 33 Centre Street
File Number. D14-11-08 (Ref., D11-09-06)
FROM: Marco Ramunno, Director of Planning and Development Services
DATE: October 22, 2008
RECOMMENDATION
THAT report PL08-106 be received as information and that Council determine
their position with respect to the application, subject to public comments
received.
Proposal
The Owner has submitted a Zoning By-law Amendment Application to rezone. 32
Wellington Street East to permit four rooms forovernight accommodation for spa
customers, a reduction of parking from 33 spaces to 26 spaces (a total of 7 spaces) and
technical adjustments to the development standards of the zone category.
A site plan application has also been submitted by the Owner to facilitate the
development of the properties as shown on Figure 2 as follows:
32 Wellington Street: expansion of the existing spa use at Wellington Street to
include a restaurant (.which is currently a permitted use) and the addition of 4 rooms
for overnight accommodation for spa customers which shall require building
additions of approximately 238m2 (2,563 flz). As a result, this property will require a
reduction to the parking requirements;_
34 Wellington Street: conversion of the existing residence to business and
professional offices; and,
33 Centre Street: the demolition of the existing residential dwelling and the
conversion of the lot to a parking area consisting of 9 parking spaces to be merged
with 34 Wellington Street East. The existing structure is identified as having
historical interest.
A mutual driveway is proposed from Wellington Street East to facilitate access to both
properties. Access to these properties will also be provided via a mutual access on
Centre Street. Easements to facilitate these mutual accesses will require approval of
the Committee of Adjustment at a future date.
It should be noted that 32 and 34 Wellington Street East will operate and exist
independently except for the purposes of access.
- 1 -
PUBLIC PLANNING - OCTOBER 22, 2008 ITEM #
October 22, 2008 -2 - Report No. PL08-106
Notification
On September 30, 2008 Notice of a Public Meeting respecting the subject application
was given by mail to all. assessed property owners within 120 metres (393 feet) of the
subject property; by public notification in the Aurora Era Banner; and, an information
sign posted on each of the properties. As of October 16, 2008, no comments have
been received by the Planning and Development Services Department.
BACKGROUND
A Site Plan application was submitted in 2006 to facilitate the development of the three
subject properties under file D11-09-06. Through that process, a number of zoning
issues have arisen and to address these issues, the subject zoning amendment
application was submitted.
Location
The subject properties are located on the north side of Wellington Street East; west of
Wells Street and on the south side of Centre Street (see Figure 1). The properties are
municipally known. as 32 and 34 Wellington Street East and 33 Centre Street. The
properties have the following characteristics:
32 Wellington Street
• Total site area of approximately 0.15 hectares (0.38 acres);
• Frontages of approximately 27.96 metres (91.73 feet) along both Wellington Street
East and Centre Street); and,
■ An existing two -storey dwelling approximately 770m2 (8,288ff) that is currently
being used for a spa and beauty salon. The dwelling is a designated Heritage
building.
34 Wellington Street
Total site area of approximately 0.11 hectares (0.04 acres);
■ Frontage of approximately 16.89 metres (55.41 feet) along Wellington Street East;
and,
• An existing two -storey detached dwelling approximately 1850 (915ft2) that
is a designated Heritage building. The property has been used for residential
purposes until recently however is currently vacant.
33 Centre Street
■ Total site area of approximately 0.09 hectares (0.03 acres);
• Frontage of approximately 14.18 metres (46.52 feet) along Centre Street;
and,
• An existing single storey detached dwelling that is of historical interest (proposed to
be demolished).
-2-
PUBLIC PLANNING - OCTOBER 22, 2008
ITEM # - 3
October 22, 2008 - 3 - Report No. PL08-106
Surrounding Land Uses
The surrounding land uses are as follows:
North: Centre Street; existing residential;
South: Wellington Street East; existing commercial and mixed residential -
commercial uses;
East: existing mixed residential -commercial uses; and,
West: existing Canada Post facility.
The subject properties are designated "Commercial" and are identified within the
"Community Commercial Centre -Historic Core" and the "Heritage Resource Area"
by the Town of. Aurora Official Plan. All three properties are zoned "Central
Commercial (C2) Zone" within the Town of Aurora By-law 2213-78, as amended.
Planning Considerations
Official Plan
The subject properties are designated "Commercial" and are identified within the
"Community Commercial Centre -Historic Core" and the "Heritage Resource Area"
by the Town of Aurora Official Plan. These designations permit a full range of retail and
service commercial uses and contain numerous policies intended on encouraging
preservation of heritage structures, infill, consolidation and redevelopment of properties
within the Historic Core of the Town. The proposed overnight accommodation in
association with the existing spa. use at 32 Wellington Street is consistent with the uses
contemplated for these lands within the Official Plan,
With respect to the proposed parking reduction, Section 3.2.3 B (vii) of the Official Plan
regarding lands designated "Community Commercial Centre -Historic Core" states
Council shall "strengthen the Historic Core" by:
"encouraging heritage residential buildings fronting on arterial roads to be used for
commercial activities while maintaining the existing structure in accordance with Section
3.1.1, with consideration to reduced parking requirements."
Given that the proposal meets the criteria of the aforementioned policy and a parking
study, addressing the proposed parking deficiency was provided in support of this
application (which is discussed in greater detail later in this report), Staff concludes that
a reduced parking requirement should be considered in the context of the subject
proposal.
Zoning
The subject properties are all zoned "Central Commercial (C2) Zone" within the Town
of Aurora By-law 2213-78, as amended. There are no zoning changes proposed to 34
-3-
PUBLIC PLANNING - OCTOBER 22, 2008
ITEM # - 4
October 22, 2008 - 4 - Report No. PL08-106
Wellington Street East and 33 Centre Street however these properties have been.
included in this application because .the three properties are being redeveloped
comprehensively.
The proposed zoning amendments to 32 Wellington Street includes adding overnight
accommodation (4 rooms) as a permitted use; a reduced parking standard to' allow 26
parking spaces whereas 33 spaces are required; and a reduced manoeuvring to
The overnight accommodation is an extension of the existing spa use. In light of the
permissions contained within the commercial designation by the Official Plan and its
compatibility with the existing spa use, staff -do not object to the proposed overnight
accommodations as an additional use in association with a spa use on the subject
lands. The additional use and a.definition of said use will be incorporated into the
provisions of a site specific by-law applying to the subject property.
In addition, Building Department staff have identified the following exceptions to the
development standards of the C2 zone category that shall be required to facilitate the
proposal. These are as follows:
■ relief of Section 6.31 of the by-lawrespecting buffer strip requirements for
commercial properties . adjacent to residential properties (This is required
because 34.Wellington Street is considered a residential property until it is
converted to a commercial property);
■ designation of the Wellington Street frontage as the front line (this allows for the
existing building to meet the setbacks as per the definitions of the by-law); and,
• a reduced manoeuvring aisle width of 6.5 metres (21.3 feet) whereas a minimum
of 7.4 metres (24.27 feet) is required (this is required for parking space #10).
Given the relatively minor nature of the above exceptions and the minimal impact if any,
that is expected as a result of the above, Staff have no objections to these zoning
exceptions and they will be incorporated into the site specific by-law applying to this
property.
Parking and Access
As indicated above, a reduction in parking is proposed for 32 Wellington Street East. A
Parking Study was prepared by URS Canada Inc. to assess existing parking conditions;
determine parking requirements; review the town's parking requirements relative to the
existing and proposed uses; and, identify concerns and required mitigation measures if
any. The study concluded that the proposed 26 parking spaces provided by the
applicant would meet the needs of the spa (inclusive of the overnight accommodation)
and the future restaurant with a surplus of two spaces. It was suggested that in the
even that there was atypical situation at the spa and restaurant, on -street parking
available on both Centre Street and Wellington Street could accommodate any over
flow parking. The Town's Public Works reviewed the aforementioned study and concur
with its findings and the analysis presented in support of it.
By way of background, when the applicant created a through access to Centre Street
from Wellington Street in 2007, concerns were raised by area residents regarding traffic
-4-
PUBLIC PLANNING - OCTOBER 225 2008 ITEM # - 5
October 22, 2008 .5. Report No. PL0B-106
generated by this through road which resulted in the Town requesting the applicant to
install a chain across the driveway to prevent through traffic to Centre Street.
In terms of access, Wellington Street East is a Regional road and therefore, the Region
provides comment on access matters. The Region has no objection to the proposed
development of the subject lands. However, with respect to the proposed mutual
driveway access, the Region has identified that its preference would be to eliminate
access to Wellington altogether. Concerns related to the location of the mutual
driveway in. close proximity to the Victoria Street and Wellington Street. East intersection
and the inability to design an access that would meet any of the Region of York's design
standards and criteria for access.
Town Staff are not opposed to having a single access to Wellington Street East for the
purposes of ingress or egress given that there are currently two access points and it
would be reduced to one thereby minimizing the number of access points along
Wellington Street East, However, Staff does have concern with respect to controlling
this access -so that it does not become a through fare to Centre Street. One option is to
have the mutual driveway that is currently illustrated on Figure 2 narrowed to 4 metres
(13.1 feet) and used only for the purposes of ingress or egress with appropriate signage
demarcating this as a one way driveway. A narrowed driveway would also provide an
opportunity to provide heavier -landscaping along the Wellington Street East frontage.
Through the site plan process and Council direction, staff will continue to work the
Region of York Staff to determine the access arrangement for the subject properties
that produces the least impact on Wellington Street East and Centre Street.
Heritage
The dwellings at 32 and 34 Wellington Street East are designated heritage buildings.
Minimal exterior renovations will be done to the building at 32 Wellington Street East
and these renovations will be reviewed by the Planning Department through the site
plan approval process and if necessary, reviewed by the Town's Heritage Advisory
Committee. No external renovations are proposed at this time for 34 Wellington Street
East.
The structure currently located on the 33 Centre Street property is identified as being of
historical interest at the time of passing of the Heritage Conservation District Plan in
2006. The Owner and Town staff had reached an agreement at the time of the passing
of the Heritage Conservation Plan that the subject building would not be listed as a
significant heritage resource due to the applicant's commitment to construct a
compatible building on the same building footprint to maintain a structural presence
along Centre Street. Since the passing of the Heritage Conservation Plan, the house
has been vacant and has continued to deteriorate. The applicant is now proposing to
demolish the structure given its current state of deterioration and consolidate the
property with 34 Wellington Street East so as to use it for a parking area associated with
the commercial uses of this property.
Staff do not object to the proposed demolition of the structure given its state of
deterioration. In addition, the demolition of the residential structure and the
-5-
PUBLIC PLANNING - OCTOBER 22, 2008
ITEM # 1-6
October 22, 2008 - 6 - Report No. 131-08.106
consolidation of these properties will assist in making 34 Wellington Street a viable
commercial property. Currently despite its commercial zoning, the property cannot be
used for commercial purposes as it cannot meet the parking space requirements for any
commercial use. The proposed demolition and consolidation of these two properties will
make this property comparable to many of the converted residential properties along
Wellington Street East that have been redeveloped with mixed uses and contain
sufficient on -site parking.
The effect of the demolition of the structure at 33 Centre Street will leave a parking area
fronting onto Centre Street which is largely, a residential neighbourhood. Accordingly,
staff will require a heavily landscaped frontage to screen this area from the streetscape.
through the site plan approval process.
The proposal for demolition has not been reviewed by the Town's Heritage Advisory
Committee. The item was scheduled to be heard at the October 6th meeting however
this meeting was cancelled. The proposal will be heard at the next Heritage Advisory
Committee meeting scheduled for November 3, 2008.
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 objectio6 to the proposal
in principle. Based on the decision and direction of Council, the applicant will continue
towards finalizing the site plan application incorporating Council's comments and input
from the Region of York Transportation department regarding access matters.
SERVICING ALLOCATION
Not applicable.
PROVINCIAL POLICY STATEMENT
There are no conflicts with the policies of the Provincial Policy Statement as a result of
this application.
FINANCIAL IMPLICATIONS
Not applicable.
LINK TO STRATEGIC PLAN
Goal B:
To promote a sustainable community that respects its historic culture and character,
and embraces diverse cultural development and renewal with sound environmental
management and business development activity.
-6-
PUBLIC PLANNING - OCTOBER 22, 2008 ITEM # -
October 22, 2008 - 7 - Report No. PL08-106
Objective 131:
To plan for the future to continue controlled and well -planned growth
Link to Goals and Objectives
Review of the subject application through the zoning by-law amendment process
contributes to the development of a well -planned and sustainable community.
OPTIONS
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; 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.
CONCLUSION
Based on an evaluation of the subject zoning amendment application in the context of
the Provincial and Town policies, and its appropriateness and compatibility with existing
and future surrounding land uses, the Planning Department can support the proposed,
zoning amendment application.
ATTACHMENTS
Figure 1 - Location Plan
Figure 2 - Conceptual Plan
PRE -SUBMISSION REVIEW
Management Team Meeting —October 15, 2008
Prepared by. Deborah Giannetta, M.Sc.PI.
Planner, Extension 4347
Marco R nno, M.C,I.P., R.P.P.
Director of Planning and Development Services
-7-
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PUBLIC
- OCTOBER 22, 2008
By-law
e�Ov�n ofgrr THE CORPORATION OF THE TOWN OF AURORA
0
ml�
` By-law Number 5086-08.0
BEING A BY-LAW to Confirm Actions by
Council Resulting From Special Council
Public Planning Meeting 08-27 on October 22,
2008.
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE TOWN OF
AURORA HEREBY ENACTS AS FOLLOWS:
1. THAT the actions of the Council at its Special Council --Public Planning meeting
held on October 22, 2008 in respect to each motion, resolution and other action
passed and taken by the Council at the said meeting is, except where prior
approval of the Ontario Municipal Board is required, hereby adopted ratified and
confirmed.
2. THAT the Mayor and the proper officers of the Town are hereby authorized and
directed to do all things necessary to give effect to the said action or to obtain
approvals where required and to execute all documents as may be necessary in
that behalf and the Clerk is hereby authorized and directed to affix the corporate
seal to all such documents.
READ A FIRST AND SECOND TIME THIS 22ND DAY OF OCTOBER, 2008.
READ A THIRD TIMEAND FINALLYPASSED THIS 22N5 DAYOF OCTOBER, 2008.
PHYLLIS M. MORRIS, MAYOR
C. JANZEN, DEPUTY CLERK
-10-
ADDITIONAL ITEMS TABLED FOR
PUBLIC PLANNING MEETING
Wednesday, October 22, 2008
➢ Petition in support of:
Zoning By-law Amendment Application
Aurora Wellness House Inc. (Sormeh Spa & Inn)
32 & 34 Wellington Street East and 33 Centre Street
File D14-11-08
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Sormeh Beauty Spa
From: marci.prescott
Sent: Saturday, October 11, 2008 1:41 PM
To: Sormeh Beauty Spa
Subject: RE: - Request Information
Hi Vanessa,
I'm actually getting married December 13th this year. If it looks like the permit will go
through before my wedding, can you let me know?
We'd love to overnight here for a .couple of days as newlywed.
Cheers,
Marci Prescott
Quoting Sormeh Beauty Spa <sormeh@sormehbeautyspa.com>:
> Hello Marci,
>-Thank you for your interest in our spa. Regarding your question, we
> are working toward a permit for overnight accommodation. Sormeh would
> be the first overnight spa in Aurora. Due to this we are currently
> working with the Town of Aurora to secure the -permit for such.
> We are hoping that by this Christmas the .issue will be resolved.
>
> We are looking forward to hearing from you and currently you may book
> for day spa packages.
>
> Best Regards,
> Vanessa
> Sormeh Spa & Inn
> 32 Wellington Street East
> Aurora, Ontario L4G 1H5
> 905-713-0770 - ph
> 905-726-3043 - fax
> www.sormehbeautyspa.com <http://www.sormehbeautyspa.com/>
> From: sormeh@sormehbeautyspa.com [mailto:sormeh@sormehbeautyspa.com]
> Sent: Thursday, October 09, 2008 5:34PM
> To: sormeh@sormehbeautyspa.com
> Subject: - Request Information
>
> You have a Request Information.
> Request Information -
> Nam@ : Marci
> Email Address '
> Address :
> Province: untario
> PostalCode:
> Telephone '. -
> Additional Information : Can people stay overnight at this inn? If so,
> how much does it cost per night?
1