AGENDA - Special Council - 20071128Council/Committee
Secretary
AuR(:3RA
SPECIALCOUNCIL
PUBLIC PLANNING
EETING
NO.07-31
WEDNESDAY, NOVEMBER 28, 2007
7:00 P.M.
COUNCIL CHAMBERS
AURORA TOWN NALL
PUBLIC RELEASE
23/11 /07
AURORA
TOWN OF AURORA
SPECIAL COUNCIL - PUBLIC PLANNING MEETING
AGENDA
NO. 07-31
Wednesday, November 28, 2007
7:00 p.m.
Council Chambers
DECLARATIONS OF INTEREST
II APPROVAL OFAGENDA
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:
4979-07.0 BEING A BY-LAW to Confirm Actions pg. B-1
by Council Resulting From This
Meeting - Wednesday, November 28,
2007.
V ADJOURNMENT
Special Council — Public Planning Meeting No. 07-31 Page 2
Wednesday, November 28, 2007
AGENDA ITEMS
1. PL07-145 — Zoning By-law Amendment Application pg. 1
66 Wellington Street East Inc.
69 Wellington Street East
Lot 7, Registered Plan 68
File D14-11-07
RECOMMENDED:
THAT report PL07-145 be received as information and that Council.
determine its position with respect to the application, subject to public
comments received.
2. PL07-136 — Official Plan Amendment, Zoning By-law Amendment and pg. 15
Proposed Plan of Condominium Applications
Westhill Redevelopment Company Limited
Part Lot 12 Conc. EYS and Part Lots 11 and 12 Conc. 3 EYS
Files D09-04-00 D14-12-00 and D07-03-OOA
OMB Case File: PL030997
OMB Fite No.: 0030373, Z030149 and S030085
RECOMMENDED:
THAT Council receive staff report PL07-136 related to Official Plan and
Zoning By-law Amendment Applications and Proposed Plan of
Condominium Application on lands owned by Westhill Redevelopment
Company Limited, Files: D09-04-00, D14-12-00 and D07-03-00A; and
THAT public comments be received as input for future Council
consideration on the applications; and
THAT staff report back to Council for direction on the applications prior to
the April 7, 2008 Ontario Municipal Board Hearing.
SPECIAL COUNCIL - PUBLIC PLANNING - NOVEMBER -
AGENDA # J7r,-7UUT.
-
i TOWN OF AURORA
AURORA PUBLIC PLANNING MEETING No. PL07-146
SUBJECT: Zoning By-law Amendment Application
66 Wellington Street East Inc.
69 Wellington Street East
Lot 7, Registered Plan 68
File Number., D14-11-07
FROM: Sue Seibert, Director of Planning and Development Services
DATE: November 28, 2007
RECOMMENDATION
THAT report PL07-145 be received as information and that Council determine their
position with respect to the application, subject to public comments received.
BACKGROUND
Location/Land Use
The subject lands are sited on Wellington Street, just east of Wells Street and west of
Larmont Street (see Figure 1). As illustrated on Figure 2, the subject property is located on
the south side of Wellington Street East and is the third property east of Wells Street, and
is municipally described as 69 Wellington Street East. The subject lands have the
following characteristics:
total site area of approximately 1,020.69 sq. metres (0.25 acres);
■ 15.47 metres (50.75 ft) of frontage along Wellington Street East;
■ 2-storey single detached dwelling currently exists on the subject lands and is
located towards the front of the property; and
■ existing frame dwelling, known as The Carpenter's House, is designated under
Part IV of the Ontario Heritage Act.
Surrounding Uses
The surrounding land uses are as follows:
North: Wellington Street East, beyond which is existing residential (R5 and R5
Exception zoned lands);
South: Existing residential (R5 zoned lands);
East: Existing residential and business and
Exception zoned lands); and
West: Existing residential (R5 zoned lands).
professional office uses (R5 and R5
-1-
SPECIAL COUNCIL — PUBLIC PLANNING — NOVEMBER 28, 2007
November 28, 2007 - 2 - Report No, PL07-145
Official Plan
f The subject lands are designated "Urban Residential" by the Town of Aurora Official Plan
(see Figure 3). In addition, the subject property is also located within the Town's
designated Heritage Resource Area. To support the viability of Aurora's Heritage
Resource Area, the Official Plan contains policies that permit limited commercial uses,
such as small scale business or professional offices, within Urban Residential and Heritage
Resource Areas. Such uses are subject to a rezoning and site plan agreement ensuring
the availability of sufficient on -site parking, which is screened to protect adjacent residential
areas.
Zoning By-law
The subject lands are currently zoned "Special Mixed Density Residential (R5) Zone" by
the Town of Aurora Zoning By-law 2213-78, as amended (see Figure 4). The R5 Zone
permits the subject lands to be used for residential purposes and a private home day care.
An amendment to the Zoning By-law is required to rezone the subject lands from the
current zoning to a site specific "(R5-X) Exception Zone" to permit the additional use as
proposed by the applicant.
PROPOSAL
The purpose of the application is to rezone the subject lands to a site specific "(R5-X)
Exception Zone" to permit the following:
■ Include a business and professional office, excluding medical as an additional
permitted use on the subject lands;
■ An exception to Section 6.26 of the Zoning By-law to reduce the required
manoeuvring space standard from 7.4 metres (24.28 ft) to 7.0 metres (22.97 ft); and
■ An exception to Section 6.31 of the Zoning By-law to reduce the minimum interior
side yard buffer strip requirement from 1.5 metres (5.0 ft) to 0.0 metres along the
western property limit from the front lot line running south for a distance of 21.74
metres (71.33 ft) and to allow the existing porch to encroach into the interior side
yard buffer strip on the eastern property line.
The applicant has submitted a conceptual site plan (see Figure 5), floor plan (see Figure
6), tree inventory plan (see Figure 7) and Landscape Plan (see Figure 8) to show the
proposed parking lot design, internal office layout and existing and proposed on -site
vegetation.
COMMENTS
Planning Considerations
The subject lands are designated "Urban Residential" by the Town of Aurora Official Plan.
—2—
SPECIAL COUNCIL — PUBLIC PLANNING — NOVEMBER 28, 2007
November 28, 2007 - 3 - Report No. PL07-145
As noted, the subject property is also located within the Heritage Resource Area, which
permits limited commercial uses in residentially designated structures along arterial streets,
such as small scale business or professional offices as proposed by the subject
development. Such uses are subject to a rezoning, site plan agreement, substantial
retention of the residential houseform, style and structure and the availability of sufficient
on -site parking, which is screened to protect adjacent residential areas.
The proposal to permit a business and professional office as an additional permitted use
on the subject lands is considered compatible with surrounding residential R5 and site
specific R5 zoned land uses. Consideration has been given to retaining the design
integrity of the existing heritage building and involves the incorporation of landscaping and
provision of sufficient on -site parking and access suitable for the proposed use and
development of the lands. The proposed business office use will provide programming to
various cable and satellite broadcasters throughout Canada and the United States. As
illustrated on Figure 6, the office will consist of program reviewing and editing facilities as
well as employ clerical and support staff. It is noted that this business was previously
located on the north side of Wellington Street at 66 Wellington Street East.
The applicant has requested an exception to Section 6.31 of the Zoning By-law to reduce
the minimum interior side yard buffer strip requirement to nil along the western property
limit from the front lot line running south for a distance.of 21.74 metres (71.33 ft). The
requested exception is to address the existing asphalt driveway on the west side of the
building. In addition to the above, the existing driveway will facilitate access to the
proposed parking lot in the rear yard. The total number of parking spaces required for the
proposed business and professional office use is 7 spaces. The applicant however, has
proposed 14 parking spaces to allow for the versatility of medical and dental offices should
the building ever be used for that purpose in the future. The current application does not
however propose medical uses and a further application would be needed should medical
uses be proposed in the future.
In terms of landscaping, the applicant has identified several trees for removal in order to
accommodate the proposed parking lot construction. As illustrated on the Tree Inventory
Plan (see Figure 7), the trees subject to removal include 8 Colorado Spruce and 1 Norway
Maple within the proposed buffer strip along the western property limit. As noted on the
Plan, the existing Colorado Spruce trees are in poor condition and the quality of the
Norway Maple is considered fairlgood. The trees subject to removal within the proposed
buffer strip along the eastern property limit include 1 Horse Chestnut and 2 White Spruce;
all considered to be in poor and fair condition. The trees subject to removal that are
located within the proposed parking lot area include 1 Apple, 2 Chinese Elm, 1 Silver
Maple and 1 Norway Maple clump (3-4 trunks) all of which are in poor and fair/good quality.
While several existing trees must be removed in order to facilitate the parking lot
construction as proposed by the applicant, all of those proposed to be removed have been
assessed for the most part as being in poor to fair condition.
The Horse Chestnut on the front [awn, which has been listed as being a high priority for
preservation, has been identified as being in fair to good condition. It is noted that 6 Sugar
Maple, 4 Green Ash and 4 Colorado Spruce are proposed to be planted. The Colorado
Spruce would be located adjacent to the southerly property line adjacent to a 1.5 metre
—3—
SPECIAL COUNCIL — PUBLIC PLANNING — NOVEMBER 28, 2007
November 28, 2007 - 4 - Resort No. PL07-145
privacy fence. 38 Silver Edge Dogwood and 29 False Spirea are to be located in
combination with the Maple and Ash trees along the east and west property lines.
In staff's review of the subject application, the site specific zoning designation proposed —
"Special Mixed Density Residential (R5-X) Exception Zone" — will not impact on
neighbouring residential and business and professional office uses. Given the above, the
subject proposal represents a supportable development application from a land use
planning perspective.
Department and External Agency Comments
Staff have circulated the application to departments and external agencies for review and
the following comments have been provided. The Town's Community Planner has
reviewed the subject application and has no objection to the proposed zoning amendment
in principle, however requested that any exterior alterations to the existing dwelling,
including signage, be reviewed by the Community Planner to ensure compatibility with the
neighbouring homes. The Community Planner also noted that the existing frame dwelling,
known as The Carpenter's House, is designated under Part IV of the Ontario Heritage Act.
The Public Works Department has no concerns or objections to the proposed zoning by-
law amendment. However, staff advised that general grading, stormwater management,
erosion and sediment control measures, drainage system and site servicing matters will be
reviewed with the future minor site plan application for the proposed parking lot
construction. Public Works staff also note that final approval will be contingent on the
Owner entering into a minor site plan agreement with the Town.
1 The Building Administration Department has reviewed the application and has noted that
comments pertaining to the buffer strip exception and fencing provision will be addressed
in the site specific Zoning By-law amendment.
The Leisure Services Department has reviewed the application and has commented that
the majority of existing trees will have to be removed to facilitate the required parking for
the proposed office use. Staff also noted that the site works may impact existing trees on
adjacent properties whose root zones extend into the subject property. With respectto the
above -noted concerns, the applicant has advised that a row of Colorado Spruce trees will
be planted along the southern property limit as well as Sugar Maples and several shrub
plantings along the western and eastern property limits to compensate for the removal of
trees within the Duffer strips. The applicant has also indicated that the parking stalls will be
constructed in Eco pavers, which is a permeable surface treatment that will promote
infiltration. It should be noted that the proposed landscape plan was not available at the
time the application was submitted and circulated and therefore, has not yet been reviewed
by the Leisure Services Department for comment.
Comments received from the Economic Development Office indicate no concerns or
objections to the proposal. The Central York Fire Services Department was circulated and
has no objection to the proposal provided that a final inspection is conducted prior to
occupancy. PowerStream Inc have reviewed the application and have advised that they
have no objection to the proposed zoning by-law amendment.
—4—
SPECIAL COUNCIL — PUBLIC PLANNING — NOVEMBER 28, 2007
November 28, 2007 - 5 - Report No. PL07-145
Public Comments Received To -Date
No written comments or concerns from the public have been received to -date.
PROVINCIAL POLICY STATEMENT (PPS)
There are no conflicts with the policies of the Provincial Policy Statement as a result of this
application.
SERVICING ALLOCATION
Not applicable.
FINANCIAL IMPLICATIONS
Development charges and other associated development fees will be generated as a result
of the subject development proposal.
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 contribute to
the facilitation of these goals.
OPTIONS
At the Public Planning Meeting, taking into consideration comments from staff and
residents, Council has the option of;
a) Approving the bylaw amendment application in principle, subject to the resolution
of outstanding issues;
b) Resolving that the application be brought back to a further Committee Meeting or
Public Meeting upon resolution of major outstanding issues; or
c) Denying the bylaw amendment application outright.
CONCLUSIONS
An application has been submitted for a Zoning By-law Amendment to amend the zoning
on the subject lands from the current Special Mixed Density Residential (R5) Zone" to a
site specific "(R5-X) Exception Zone" to include a business and professional office,
excluding medical as an additional permitted use on the subject lands. Additional Zoning
By-law exceptions have been requested as follows:
reduce the required manoeuvring space standard from 7.4 metres (24.28 ft) to 7.0
—5—
SPECIAL COUNCIL — PUBLIC PLANNING — NOVEMBER 28, 2007
November 28, 2007 - 6 - -_ _ Report No. PL07-145
metres (22.97 ft); and
■ reduce the minimum interior side yard buffer strip requirement from 1.5 metres (5.0
ft) to 0.0 metres along the western property limit from the front lot line running
south for a distance of 21.74 metres and to allow the existing porch to encroach
into the interior side yard buffer strip on the eastern property line.
The subject property is located within the Town's designated Heritage Resource Area and
therefore, the subject rezoning application is in keeping with the objectives and policies
contained within the Official Plan. Staff have no objection to the application subject to
submission of a site plan and at least first submission review. Should Council determine
there is merit in the proposal subject to public comments received, it is suggested that
Council approve the application in principle subject to the resolution of outstanding issues.
The site specific zoning by-law will include building setbacks and lot coverage to ensure
compatibility with the surrounding neighbourhood.
ATTACHMENTS
Figure 1 — Overview Map
Figure 2 — Location Plan
Figure 3 — Official Plan
Figure 4 — Existing Zoning
Figure 5 — Conceptual Site Plan
Figure 6 — Floor Plan
Figure 7 — Tree Inventory Plan
Figure 8 — Landscape Plan
PRE -SUBMISSION REVIEW
Management Team Meeting — November 21, 2007
Prepared by: Leigh Ann Wiseman, Acting Planner
Extension 4350
Sue Seib emW.c.l.P., R.P.P. John S. Rogers
Director of Planning and Development Services C.A.O
em m¥ n \ ¥� < /
. q/
/0{ \
/n
I� ®,mM`/ y \ » \
. \
pH£ / ���
& + o - S
2 / ® . \ § % . %
\ / 0 .
/ / \
§ 0 �
�
o .
Im!
a . Q m � l }
\ ° c � § « f
¥ ® w }
�w n
® . s ai m o /
<�e ! z !
s 4 e %« - ;
o a e off% D \p9gRej.}
) , 7_ ) e u . q (
\ u/ oC75 co
\
9\ W 9 m p# ( 4 }& ®
&3oeeei y
m� y&/o«. q. 2 « 2 $
ca
\ c 2 w m q 0 \
4 \ k « « @4
. ®` �.No
aW
n�G � �5 � .®y�o� a_m m! ® /
/ k `
��GA ° ) @A } ; 5
__ ' U) f .e uj
\° 4 A b ` } `§
f //<m� . % Game yr\ /
& � # ` \ « § � \ k
o ¥§ f * w { .
± ; ) /
;?uj
Sala f  w 0§
m ) m a Wucl §IX
y e >
. : �'$
kAu k }� \ _ ; \ ' O&)-