Loading...
AGENDA - Special Council - 20070926Council/Committee Secretary PUBLIC RELEASE 21 /09/07 AURoRA TOWN OF AURORA SPECIAL COUNCIL - PUBLIC PLANNING MEETING AGENDA NO. 07-23 Wednesday, September 26, 2007 7:00 p.m. Council Chambers DECLARATIONS OF INTEREST 11 APPROVAL OF AGENDA RECOMMENDED: THAT the agenda as circulated by the Corporate Services Department be approved. III PLANNING APPLICATIONS IV READING OF BYLAWS RECOMMENDED: THAT the following listed by-law be given 1st, 2nd and 3rd readings, and enacted: 4958-07.0 BEING A BY-LAW to Confirm Actions pg. B-1 by Council Resulting From This Meeting - Wednesday, September 26, 2006. V ADJOURNMENT Special Council — Public Planning Meeting No. 07-23 Page 2 Wednesday, September 26, 2007 AGENDA ITEMS PL07-112 — Applications to Amend Zoning By-law and pg. 1 Draft Plan Approval of Proposed Plan of Subdivision Victor Priestly/Claretree Developments 105 Inc. Part of Lot 25, Concession 2, E.Y.S. Files D14-17-06 and D12-03-06 RECOMMENDED: THAT Council determine its position respecting applications to amend the Zoning By-law and Draft Plan of Subdivision Applications submitted by Victor Priestly/Claretree Developments 105 Inc., Files D12-03-06 and D14-17-06, subject to public comments received. PUBLIC PLANNING - SEPTEMBER 26, 2007 [.A:GGENDA Ira #s1 Auk TOWN OF AURORA PUBLIC PLANNING MEETING No.PL07-112 SUBJECT: Applications to Amend Zoning By-law and Draft Plan Approval of Proposed Plan of Subdivision Victor Priestly/ Claretree Developments 1051nc. Part of Lot 25, Concession 2, E.Y.S Files: D14-17-06 & D12-03-06 FROM: Sue Seibert, Director of Planning and Development Services DATE: September 26, 2007 RECOMMENDATION: THAT Council determine its position respecting applications to amend the Zoning By-law and Draft Plan of Subdivision Applications submitted by Victor Priestly / Claretree Developments 105 Inc., Files: D12-03=06 and D14-17-06, subject to public comments received. BACKGROUND Location: The subject lands are located at the south-east corner of Bayview Ave and St. John's Sideroad as illustrated on Figure 1 to this report. The property has an area of 3.78 ha (9.4 ac) with frontage of 178 metres (584 ft.) on St. John's Sideroad and a flankage of approximately 200 metres (656 ft.) on Bayview Ave. An existing detached dwelling currently exists on the property and the site is partially vegetated. Surroundina Land Uses: North: Across St. John's Sideroad - vacant, designated Convenience Commercial. East: Draft approved Plan of Subdivision, Mattamy (Aurora) Limited, Enbridge Gas pressure reduction station. South: Draft approved Plan of Subdivision, St. John's Road Development Limited West: Across Bayview Ave., commercial, supermarket. Official Plan: The subject property is designated as "Medium - High Density Residential" and "Convenience Commercial" by the Bayview Northeast Area 213 Secondary Plan (OPA #30) as shown on Figure 3. -1- PUBLIC PLANNING - SEPTEMBER 26, 2007 September 26, 2007 - 2 - Report No. PL07-112 The Official Plan provides that Medium High- Density development consist of housing types such as stacked row houses, terrace houses, maisonettes, garden apartments, and may include block row housing to a maximum density of 99 units per ha (40 u/ac) with building heights generally not to exceed 4 storeys. The Residential Policies of OPA 30 also allow for "all forms of supportive housing including nursing homes, retirement home accommodation, (and) senior citizens' homes..." Block 5 on the Draft Plan is proposed as a senior citizen retirement residence. A 1.14 ha convenience commercial block is proposed at the north- west corner of the property in the general location of the Convenience Commercial designation as shown on the Official Plan. Zonina By-law: The subject property is currently zoned "Rural General (RU) Zone" by the Town of Aurora Zoning By -Law 2213-78, as amended. An amendment to the zoning by-law will be required to implement the draft plan of subdivision. _ Application Background: At the May 23, 2007 Council Public Meeting Council heard the subject applications for proposed plan of subdivision and rezoning. Staff Report PL07-060 was considered by Council, and the following resolution was passed: "THAT the application be brought back to a further Public Planning meeting, upon the resolution of the major outstanding issues, including but not limited to: density, parkland & amenity features, traffic flow, trail system, bird survey, vegetation, stormwater management, open space and connection to the trail system, gateway features, parking lot, (expanse of asphalt), noise buffering and the contribution of the development to sustainable growth." On September 14, 2007 Council considered staff report PL07-098 at which time staff advised Council that the applicant had submitted an itemized response to Council's resolution by providing additional information to address each of the comments as provided in Council's resolution. Staff advised the applicant that Council's comments indicated that changes to the draft plan would be required for the matter to be rescheduled for a second Public Meeting. It was noted in staff report PL07-098 that additional information was provided but there are no changes to the draft plan submission. Council provided direction to hold a second Planning Public Meeting for September 26, 2007 to consider the proposed plan of subdivision and rezoning applications. -' -2- PUBLIC PLANNING — SEPTEMBER 26, 2007 September 26, 2007 .3- Report No. PL07-112 PROPOSAL The subject applications for Draft Plan of Subdivision and Zoning By-law Amendment, propose the following uses. Land Use ® Townhouse lots at 7.2m frontage ® 1 Medium/ High density block Total number of units: • 1 Institutional/ Retirement residential block • 1 Convenience Commercial block • Road, road widening, .3m reserves Total site area: The draft plan is shown on Figure 2 Units Area (ha) 22 .549 (1.4ac) 76 .785 (1.9 ac) 100 suites .765 (1.9ac) 1.14 (2.8 ac) .55 (1.4ac) 3.79 (9.4 ac) The projected population of the development is expected to be 195 persons based on 2.67 persons per townhouse unit and 1.8 ppu for apartment units. 100 suites are proposed within the retirement home. The townhouse development has a net development density of 40 units per ha (16 units per ac.) and the Medium -High density (apt.) block has a net density of 97units per ha (39 units per ac.) The draft plan proposes an internal municipal road linkage (Street A) which will interconnect Lewis Honey Drive between the St. John's Road Development lands to the south and the Mattamy lands to the east. The street townhomes and 76 unit apartment block would front onto Street A. The easterly end unit within Block 3 will be developed in conjunction with a block within the adjacent Mattamy draft approved plan. The convenience commercial and retirement residence blocks will gain access onto Bayview Ave. and St. John's Sideroad as right -in right -out only. COMMENTS Official Plan Conformity: The "Medium -High Density Residential" designation applies the majority of the subject —3— PUBLIC PLANNING — SEPTEMBER 26, 2007 September 26, 2007 .4. Report No. PL07-112 lands and is configured in an 'L' shape around the corner "Convenience Commercial" designation. The "Medium -High Density Residential" designation shall include a range of predominately above grade housing forms such as stacked row houses, terrace houses, maisonettes, and garden apartments. A mix of housing types is to be provided including street townhousing. The maximum net density of the Medium High Density area shall generally not exceed 99 units per ha. (40 units per ac). The apartment block density is calculated to be 97 units per ha (39 units per ac) and the street townhouse development would have a density of 40 units per ha (16 units per ac.) The combined net density of development of the street townhousing and apartment blocks is approximately 74 units per ha (30 units per ac) and is considered to conform to the density provisions of the Official Plan. Section 3.2.1 c) of OPA 30 states that: "All forms of supportive housing including nursing homes, retirement accommodation, senior citizen's homes, housing for persons with special needs, group homes crisis care type facilities and rooming boarding and lodging houses may be permitted in residential designations. These uses shall be in bonformity with the prevailing residential land used designations subject to the requirements of the Zoning Bylaw." The land use polices of the Secondary Plan also provides that these housing forms shall be integrated within the neighbourhood and encouraged to locate adjacent to commercial centres. The Secondary Plan further = notes that these higher density forms of housing are to locate adjacent to St. John's Sideroad near Bayview Ave. where commercial, recreational, community services and transit facilities will be most accessible. The retirement residence block (Block 5) is located in the north east quadrant of the site and will provide accommodation for 100 senior citizens within a maximum four (4) storey building. Information provided by the applicant states that the residence will provide accommodation of about 20% assisted living retirement suites and 80% independent retirement suites. The level of service associated with this form of assisted living suites is substantially less than that provided by a nursing home and the remaining independent suites will receive less nursing care than the assisted living suites. None of the units would have kitchen facilities and a separate dining room would be provided for both the occupants of the independent and the assisted living suites. Based on discussions with the Region of York, retirement living suites with a central dining facility do not require servicing allocation. The use and location of the retirement residence is considered to conform to the provisions of the residential housing policies of OPA 30. Convenience Commercial Block 6 has an area of 1.14 ha (2.8 ac) which allows uses which "cater to day-to-day shopping needs including convenience stores, personal service establishments, drug stores and retail stores. Restaurants, places of entertainment and offices. Upper floor office and residential shall also be permitted." A maximum height limit of three storeys is permitted. The Convenience Commercial block is considered to conform to the OP. _i PUBLIC PLANNING — SEPTEMBER 26, 2007 September 26, 2007 - 5 - Report No. PL07-112 Staff have reviewed the draft plan and are of the opinion that proposed plan of subdivision can be considered to generally conform to the density and development policy provisions of The Bayview North East Secondary Plan (OPA 30). Proposed Zoning Bylaw: The applicant has applied to rezone the lands from an (RU) Rural General Zone to Row Dwelling Residential R6-X Exception Zone to allow the townhousing lots, RA1 X Exception Zone to allow apartment building units, Institution I-X zone to allow the retirement (seniors) residence and Commercial C-4 X Exception Zone to allow local convenience commercial uses. Staff recommend that a holding (H) bylaw provision be applied to all blocks within the draft plan. The hold would be lifted upon allocation of servicing capacity to the residential lands, registration of the plan of subdivision and appropriate site plan agreement(s). The draft zoning bylaw schedule for the draft plan background is attached as Figure 4. Staff recommend that the site specific provisions of the implementing bylaw should include, but are not limited to the following: RA1: a) Maximum number of units: 76. b) Maximum number of storeys: 4 c) No parking shall be provided in the front yard (adjacent to Street A). d) Minimum front and rear yards of 12m e) Minimum consolidated amenity area of 900m2 f) All non -visitor parking shall be provided underground. Inst. a) Maximum number of suites: 100 b) Maximum number of storeys: 4 c) No parking shall be provided in the front yard (adjacent to St. John's Sideroad) d) A minimum amenity area of 900m2 e) Minimum easterly side yard setback of 12m. e) Lands to be used only for a Senior Citizens Home. C4 *: a) Minimum landscape strip adjacent to road allowance: 6m b) Maximum building height: 2 storeys. c) Minimum landscape strip adjacent to residential or institutional zone: 3m. R6-46: Exceptions per existing zoning performance standards. * It is noted that the C1 Local Commercial zoning category of Zoning Bylaw 2213-78 is more restrictive in terms of permitted uses and would be a more appropriate zone category for the subject lands. —5— PUBLIC PLANNING — SEPTEMBER 26, 2007 September 26, 2007 - 6 - Report No. PL07-112 Based on the comments provided at the May 23, 2007 Public Meeting, and that the applicant's 'resubmitted' plan is the same as the previously considered draft plan staff suggest that Council consider deferring the final approval of the implementing zoning bylaw amendment until all the details of all site specific bylaw provisions have been finalized to Council satisfaction. This would involve a more detailed assessment of the applicant's and refinement of the concept plan including relevant urban design comments which may effect site specific provisions which Council would wish to include as requirements within the implementing zoning bylaw. Departmental and Agency Comments The draft plan and rezoning applications were circulated to internal departments and external agencies for review and comments at the time of the submission of the planning applications. The following comments were received: Public Works Department The development of the Priestly/ Claretree draft plan submission will be integrated and coordinated with the adjacent developments to the east (Mattamy) and south (St. John's Road/ Metrus). Street A is a local road and will interconnect to roads within the = abutting two draft plans. This is considered to be in keeping with the transportation plan for the 2B neighbourhood. The applicant has submitted a preliminary Servicing and Grading Report (TSH, November 2006) which has been reviewed by the Public Works Department and is considered acceptable for the consideration of draft plan approval. The conditions of draft plan approval will outline the requirements of the applicant to ensure that the lands are developed in accordance with the Environmental Servicing Plan (MESP) for the 2B lands. Building Administration Department The Building Dept will review the implementing zoning bylaw prior to approval to ensure that the appropriate zoning performance standards are applied to the blocks and to the street townhousing. Leisure Services Department The Leisure Services Department has considered the comments provided at the May 23, 2007 Public Meeting particularly whether a parkland dedication should be provided within the draft plan. The following comments have been provided: "We had originally requested cash -in -lieu of parkland for this development due to its close proximity to Ada Johnson Park which we are currently building. Ada Johnson Park is just over 2 ha (5 acres) in size and will facilitate a broad range of neighbourhood park i amenities. The distance from the Prieslty/ Claretree lands to Ada Johnson is about PUBLIC PLANNING — SEPTEMBER 26, 2007 September 26, 2007 - 7 - Report No. PL07-112 300m (the OPA service radius for a neighbourhood park is 400 to 800m). Also, the 2B development area has been serviced with neighbourhood parks in accordance with OPA 30." As such Leisure Services maintain that a cash -in -lieu of parkland requirement should be applied to the subject plan of subdivision. The cash -in -lieu from the remnant development parcels (Claretree, Mattamy, Jones, etc.) would contribute to other lands and possibly the neighbourhood/community park also proposed by OPA 30 just east of the East Holland River valley corridor in the 2C lands. It is noted that the route of the Aurora Trail System along St. Johns Sideroad is identified in the Official Plan. The specific design details will be finalized prior to final approval and draft plan conditions will be included to address this matter. The owner is aware of this requirement and has advised that it will accommodate appropriate lands for the trail system. All landscaping within the development shall conform to the Bayview Northeast Neighbourhood Architectural Design Guidelines and Aurora landscape standards. The Regional Municipality of York The Region's Planning and Development Services Department have provided comment on the draft plan including recommended conditions of draft plan approval. The Region will require appropriate road widenings and a sight triangle dedication adjacent to St. John's Sideroad and Bayview Ave. These dedications have been shown on the draft plan. Blocks 5 (Retirement Residence) and 6 (Convenience Commercial) are designed to gain vehicular access .directly onto St. John's Sideroad and Bayview Ave. in approximate locations as shown on the Development Concept Plan attached as Figure 6 to this report. No vehicular interconnections to internal blocks or the local road network are proposed. Both access points onto Bayview Ave. and St. John's Sideroad would be right -in right -out accesses only. (It is noted that at the May 23, 2007 Public Meeting the access onto St. John's Sideroad was proposed by the applicant as a full moves access). .3m reserves are shown adjacent to the entire Regional road allowance frontages and appropriate portions of the .3m reserves will be lifted upon the final approved access points at the time of site plan approval. The applicant has been provided with the Regional comments and is in agreement with implementing all conditions including the right -in right -out access restrictions. Lake Simcoe Conservation Authority The Conservation Authority (CA) has reviewed the applicant's EIS, storm water and servicing submissions that accompanied the draft plan circulation and have recently advised that they are satisfied with the submission and no objections to the approval of the draft plan application and rezoning. On September 19, 2007 the CA provided a —7— PUBLIC PLANNING — SEPTEMBER 26, 2007 September 26, 2007 - 8 - Report No. PL07-112 letter to the Town with the CA's recommended conditions of draft plan approval. Enbridge Consumers Gas Enbridge Gas Distribution Inc. owns a parcel of land abutting the north east corner of the subject site which is used for the operation of existing natural gas pressure reduction station. Enbridge is satisfied with the development proposal provided that the noise conditions of draft plan approval for the subject draft plan will be prepared in a manner consistent with the adjacent Mattamy plan of subdivision. Other Departments and Agencies The Central York Fire Services Department, York Region District School Board, York Catholic District School Board, Canada Post and Aurora Cable have indicated that they have no objection to the proposed applications. Planning Comments The Medium -High Density and Convenience Commercial land use designations at Bayview Ave. and St. John's Sideroad reflect the primary gateway as envisioned within the 2B Secondary Plan. These higher order land uses are intended to promote a development density and form that will contribute to the high quality streetscape, supporting the use of transit which frames the low profile development on adjacent lands. The concept plan prepared by the applicant allows Council to review how the placement of buildings, vehicular entrances, landscaping areas, parking and the associated setbacks could be provided to meet the urban design guidelines for the 2B neighbourhood. The applicant's submission also includes conceptual building elevations for the residential and commercial uses (see Figures 7a- 7c) At the May 23, 2007 Public Meeting Council directed that the following matters be further reviewed. Staffs comments are provided. Density: The allowable densities within the Medium -High Density designation of OPA 30 are outlined above under paragraph 1 of the Official Plan section of this report. The subject application conforms to the maximum density allowances. Also noted at the Public Meeting was the length of the linear configured Medium -High Density apartment block which is not a conventional shape for an apartment block. Staff note that the depth of the apartment block is 39m (128 ft.) is not dissimilar to the 31m (101ft.) depth of the street townhouse blocks on the south side of Street A. This relatively shallow depth creates the appearance of a 'dense' development as there is limited flexibility for building setbacks. Staff recommend that the owner increase the depth of the Medium -High Density block (Block 4) by approximately 7 metres. This will provide for improved building and parking setbacks and allow for greater flexibility in the site plan design for the residential apartment use. In this regard staff also recommend CM PUBLIC PLANNING — SEPTEMBER 26, 2007 September 26, 2007 - 9 - Report No. PL07-112 that increased minimum rear yard setbacks be applied to the height of the building (12m). An increased front yard may also be appropriate. The Local Commercial Block 6 would be reduced in area by this revision to the apartment block. It is noted that the applicant has provided Council with residential density comparisons to other apartment developments in Aurora. These are included within staff report PL07-096, Also included as Figure 5 to this report is a chart prepared by the applicant which identifies a density breakdown of each of the development blocks as illustrated on the concept plan. Parkland: The Leisure Services Department have reviewed this matter and recommend that cash -in -lieu of parkland be collected for the subject plan. This is described under Leisure Services Comments (above). For Council information an approximate total area of .38ha or (0.9 ac) of parkland would be required for this development. The applicant's (Figure 6) identifies an amenity area within the easterly portion of Block 4 which would serve as a private use area to be built and maintained by the owner of the apartment block. The owner advises that this area would be utilized by residents of = both the apartment block and the seniors block. The current provisions of the Zoning Bylaw require a minimum amenity area of 1368 m2 (14,725 sq. ft.) for the 76 units within the apartment. (76 units x 18m2 per unit). Staff recommend that a consolidated amenity area be provided on site having a minimum area of 900m2 (9687 sq. ft.) This would equate to an area roughly 100ft. x 100ft. The balance of the amenity space would still be required elsewhere on the property. An amenity area is also proposed within the retirement home Block 5, and a minimum amount of 900m2 is, also recommended to be included within an implementing bylaw. Traffic Flow: The seniors residence Block 5 and the convenience commercial Block 6, will both access onto St. John's Sideroad and Bayview Ave. respectively. These blocks are also interconnected so that traffic can flow between the two sites and use the appropriate access. The apartment block and street townhomes will access onto local Street A (extension of Lewis Honey Drive). Cansult/UMA prepared a traffic report (November 2006) in support of the subject plan of subdivision which has been reviewed by the Public Works Department. The Cansult/UMA report assessed that Street A will function at a good level of service for a local road. In response to the comments made at the Public Meeting the consultant has further assessed the difference in traffic flow due to the St. John's Sideroad access being restricted to right in/right out. It is reported that "this access restriction generally should not produce a significant impact." Cansult/UMA further reports that "In the evening peak hour, however, there will be additional vehicles exiting onto Bayview Ave north to make :E'D PUBLIC PLANNING — SEPTEMBER 26, 2007 September 26, 2007 - 10 - Report No. PL07-112 a westbound move on St. John's, in the order of a maximum 25 vehicles. The result of this may be that if the intersection queuing is unacceptable, drivers will find alternatives such as driving further north to make a westbound turn or by driving through the adjoining neighbourhood (via St. John's Sideroad to Mavrinac) to access the east west collectors to Bayview Ave (Hartwell, Spring Farm, Borealis). The latter alternative would result in a maximum 15 vehicles through the neighbourhood. All the other additional movements in the morning and evening peak hours remain very low, in the order of 5 to 10 vehicles." In staff's opinion controlling vehicular access movements to right -in and/or right -out will have the consequence of creating vehicular travel routes through abutting neighbourhoods. Trail System: A pedestrian and bicycle trail system will be provided across the frontage of the property along St. John's Sideroad in accordance with the Official Plan and in a location and design to the satisfaction of the Leisure Services Department. Bird Survey: The original comments provided by the LSRCA (April 3, 2007) requested that a breeding bird survey be conducted as is standard practice of the Authority. The = applicant's consultant (Gartner Lee) subsequently met with the Authority and as a survey was recently conducted on the adjacent lands the Authority determined that this would be sufficient and a new survey would not be required. Vegetation: A portion of the site is identified as a `medium constraint' area within the 2B Environmental Management Strategy. (EMS) The applicant's Tree Assessment Study and Environmental Impact Study (EIS) as reviewed by the Leisure Services Department and the LSRCA, indicate that the value of the vegetation within this area is limited. The report states that the vegetation on site is of low environmental function because of the disturbed nature of the entire area and the small size of the site. The small thicket that exists will not be feasible to maintain. The appropriately sized specimen trees that exist on the property will be moved and transplanted where feasible. The conditions of draft plan approval will require that the owner evaluate vegetation for possible relocation and that any tree relocation be to a suitable nearby site. Through the conditions of draft plan approval Priestly/ Claretree will also be required to provide financial compensation for the loss of trees, similar to the requirements applied to the abutting Mattamy and Metrus lands. Stormwater Management: The Environmental Management Strategy and the Master Servicing Plan for the Secondary Planning area were documents that formed the basis for the creation of policies contained within OPA 30. These include policies for servicing which address environmental considerations and servicing in general, as well as specific infrastructure issues such as stormwater management. The subject site has split drainage flowing east and west to controlled points and has been reviewed by Public Works for conformity to the 213 servicing strategy. The easterly flows will drain into Pond 1 on the north side of St. John's Sideroad, being constructed by Mattamy, and —10— PUBLIC PLANNING — SEPTEMBER 26, 2007 September 26, 2007 - 11 - Report No. PL07.112 the westerly flows will drain to the storm pond west of Bayview Ave. A stormwater management facility is not required on the site. The conditions of draft plan approval will ensure the stormwater plan will function in accordance with the approved 213 Servicing Strategy. Open Space and Connection to Trail System: The applicant's resubmitted concept plan (Figure 6) shows the approximate amount of landscaping and green space that would be provided within the development. Any lands not covered by buildings and parking will be landscaped in accordance with the provisions of the zoning bylaw and subject to the more detailed site plan review. This includes minimum landscape strips adjacent to roads and property lines. The location of sidewalks and walkways will also be considered at the site plan stage and connectivity to the St. John's Road Trail system will form part of that review. Gateway Features: The lands at the south east corner of St. John's Sideroad and Bayview Ave. are identified as a Primary Gateway within the Bayview Northeast Neighbourhood Architectural Design Guidelines. The Guidelines identify design considerations to be applied at the development stage for landscaping, wrap around walls and identity features,signage where appropriate, co-ordination of building elements and landscaping to conform with the streetscape of the 213 community. The = owner will be required to design and construct these features at the time of development, which will be peer reviewed by an architectural consultant. The guidelines were prepared primarily for the residential community but also include general commercial guidelines to ensure integration of non residential land uses to compliment the residential community. The applicant's concept plan illustrates a design that would appear to generally meet the minimum provisions of the design guidelines related to building setbacks, screening of parking, and landscaped buffering. A condition of draft plan approval will be included to ensure architectural and urban design peer review is applied to the development blocks. Staff note that the design concept is only illustrative to show how the plan of subdivision could be developed. Significantly more review of a site plan would be required by staff prior to Council consideration of site plan application(s). Parking Lot (expanse of parking): The amount of parking is generated by the requirements of the zoning bylaw. The apartment building will be providing underground parking for all non -visitor parking spaces, and commercial parking will be screened wherever possible. The commercial and seniors building parking areas are interconnected and will provide a single access eliminating the need for two access points. Peripheral landscaping will be provided adjacent to parking areas and landscaping islands will be provided within parking areas where appropriate. These matters will be reviewed at the site plan submission stage of development at which time the appropriateness of including landscaped islands and decorative paving to reduce the visual impact of the parking areas can be considered. Noise buffering: An environmental noise analysis was prepared for the development by —11— PUBLIC PLANNING — SEPTEMBER 26, 20'07 September 26, 2007 - 12 - Report No. PL07-112 Valcoustics (November 2006, addendum March 8, 2007). Traffic, commercial and the Enbridge Gas feed station sound levels were evaluated. The MOE indoor and outdoor amenity area noise guidelines can be met with the implementation of the noise control recommendations. Noise warning clauses will also be applied to residential units where appropriate. Noise mitigation measures have already been installed on the Enbridge Gas lands. Contribution to the development of sustainable growth: The province has approved The Places to Grow Act, and the Growth Plan for the Greater Golden Horseshoe to create complete live/ work communities, provide choice in housing types, develop within settlement areas and provide transportation choices. An initiative that has been undertaken by some municipalities is to make energy efficiency a priority as part of their efforts to attempt to make development more sustainable. In June, the Region considered a report aimed at matching an increase in servicing allocation for development proposals that meet criteria that would provide for significant water conservation, meet density criteria, be served by public transit, be located within Regional Centres, Regional Corridors or Local Centres, incorporate 3 stream waste reduction and achieve LEED Silver Certification. This initiative is under discussion with municipal staff. It is not know if the subject proposal would meet all of the criteria to allow for the increase in servicing allocation, however consideration could be given to = utilizing these principles as a means to triggering servicing allocation. Staff will report further on the feasibility of using such mechanisms as part of the Town's servicing allocation criteria. SERVICING ALLOCATION The proposed draft plan of subdivision does not currently have servicing allocation. At the March 27, 2007 Council meeting, an updated servicing matrix was considered and recommended for approval. The matrix ranked the various applications based on approved criteria and the subject application received a ranking of #2. Should Council draft approve the subject proposed plan of subdivision it would qualify for allocation of servicing capacity. It is noted that based on Regional criteria the retirement residence would not require an allocation of servicing capacity as that development would be developed as an Institutional land use and would have a single central dining facility. Servicing capacity would be required for the street townhousing and apartment block totalling 98 units. A report regarding Servicing Allocation will be scheduled for consideration at the October 2, 207 General Committee meeting in accordance with the 6 month protocol. PROVINCIAL POLICY STATEMENT The proposal is consistent with the provisions of the Provincial Policy Statement of managing and directing land uses to achieve efficient development and land use patterns. The medium -high density residential development adjacent to the arterial roads will also support public transit and provincial transportation policies. —12— PUBLIC PLANNING — SEPTEMBER 26, 2007 September 26, 2007 - 13 - Report No. PL07-112 FINANCIAL IMPLICATIONS Development charges and other associated development fees will be generated as a result of the subject development proposal. In addition, cash in lieu of parkland will be collected or parkland dedication will be provided. 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. The processing of the proposed residential development through the subdivision process will facilitate this objective. OPTIONS At the Public Planning Meeting, taking into consideration comments from staff and residents, Council has the option of; • 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 • Denying the applications outright. CONCLUSIONS Applications have been submitted for a Draft Plan of Subdivision and Zoning By-law Amendment to allow the lands to developed as; 98 medium -high density residential units, a 100 suite retirement residence and a 1.14 ha (2.8 ac) convenience commercial block. The subject lands are located at a primary Gateway intersection within the 26 neighbourhood. On May 23, 2007 Council directed that a second Public Meeting be held to consider the subject planning applications to address a list of concerns. The applicant has submitted a response to Council's concerns reiterating that the proposed development complies with the Secondary Plan and development standards of the Town. Should Council find merit in the subject applications, it is recommended that Council approve the applications in principle subject to the resolution of minor outstanding issues, and direct staff to prepare the necessary Conditions of Draft Approval. Staff suggest that Council consider withholding its approval of the implementing zoning bylaw amendment until the site specific exemptions applying to the various development blocks within the plan have been evaluated by staff in greater detail along with a review of more detailed conceptual development plans. Council may also wish to consider requesting that additional criteria be added to the Servicing Allocation Criteria to assist in achieving it' sustainable development goals. —13— PUBLIC PLANNING — SEPTEMBER 26, 2007 September 26, 2007 - 14 - Report No. PL07-112 ATTACHMENTS Figure 1 - Location Plan Figure 2 - Proposed Draft Plan of Subdivision Figure 3 —Official Plan land use designations Figure 4- Draft Zoning Bylaw schedule Figure 5 — Development Concept Plan showing density chart (as prepared by applicant) Figure 6- Development Concept Plan Figure 7a — Apartment building concept elevation Figure 7b- Retirement Residence concept elevation Figure 7c- Commercial concept elevations PRE -SUBMISSION REVIEW Management Team Meeting of September 19, 2007. Prepared by: Glen Letman, Manager of Development Planning Extension 4346 Sa elbert, M.C.I.P., R.P.P. n S. Rogers rector of Planning and Development Service C,A.O —14— l st ❑ 0 LU Z 0 i 0 NO Fn Z 0 I" J❑ J MMIN=MMIN H•W _ LLI E :� 00 I. J C,) Q Joplidoo zqlqr 0 F- J z Z W n (L 0 J U) W W U o W r U) W F- at W W CL Q� 0 a W Z J��. Q } ti N J W J r ❑ (.tq`o6N z 6 ❑ Z W o `> 9 a W QaTaW U®�yW o OpLWMFW-❑ J<Ir<aM 6 0 N R ' ' y0 I— 1 IN6a �1�tl �2A�Nn �e G�8g O V/s/ue// Y^^eA �Vd Ld s ®J z Z 2 00 IL � w LouU 1' K li W N L aW a O U �DWo ®-J4pN W Na N awz02 m ® wzI o zgs..a ® V v g W N N aUJMLU c LL Q9 LL a J