AGENDA - Special Council - 20071212SPECIAL COUNCIL
PUBLIC PLANNING
AGENDA
N0.07-33
WEDNESDAY, DECEMBER 12, 2007
7:00 P.M.
COUNCIL CHAMBERS
AURORA TOWN HALL
PUBLIC RELEASE
7/12/07
AURORA
TOWN OF AURORA
SPECIAL COUNCIL - PUBLIC PLANNING MEETING
AGENDA
NO. 07-33
Wednesday, December 12, 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:
4984-07.0 BEING A BY-LAW to Confirm Actions pg. B-1
by Council Resulting From Special Council —
Public Planning Meeting 07-33 on December
12, 2007
V ADJOURNMENT
Special Council — Public Planning Meeting No. 07-33 Page 2
Wednesday, December 12, 2007
AGENDA ITEMS
1. PL07-153 — Draft Plan of Subdivision and
Zoning By-law Amendment Applications pg. 1
Clifford Sifton
908 Vandorf Sideroad
Files: D12-04-07 and D14-12-07
RECOMMENDED:
THAT Council receive staff report PL07-153 related to the Draft Plan of
Subdivision and Zoning By-law Amendment Applications for 908 Vandorf
Sideroad (Files: D12-04-07 and D14-12-07); and
THAT public comments be received as input for staff and Council for
future consideration on the applications; and
THAT staff report back on the applications by way of Committee or Public
Planning Meeting upon resolution of the major outstanding issues.
SPECIAL COUNCIL - PUBLIC PLANNING DECEMBER 12, 2007._
AGFNDA ITM #�.
TOWN OF AURORA
AURORA , PUBLIC PLANNING MEETING REPORT No.PL07-153
SUBJECT: Draft Plan of Subdivision and Zoning By-law Amendment Applications
Clifford Sifton
908 Vandorf Sideroad
Files: D12-04-07 and D14-12-07
FROM: Sue Seibert, Director of Planning and Development Service
DATE: December 12, 2007
RECOMMENDATION
That Council receive Staff report PL07-153 related to the Draft Plan of Subdivision
and Zoning By-law Amendment Applications for 908 Vandorf Sideroad (Files: D12-
04-07 and D14-12-07);
That public comments be received as input for Staff and Council for future
consideration on the applications, and,
That Staff report back on the applications by way of Committee or Public Planning
Meeting upon resolution of the major outstanding issues.
BACKGROUND
Location/Land Use:
The subject property is located east of Bayview Avenue, north of Vandorf Sideroad, and is
municipally known as 908 Vandorf Sideroad (see Figure 1). The property contains a total
site area of approximately 10.4 hectares (25.8 acres), has approximately 166 metres
(544ft) of frontage along Vandorf Sideroad, and is used for residential purposes.
Surrounding Uses:
North: Vacant (designated as "Urban Residential' and "Open Space" by Official
Plan Amendment (OPA) 20)
South: Draft Approved 75-unit residential plan of subdivision (Brookvalley D12-05-
2A) to the southwest (across Vandorf Sideroad). Vacant land to the
southeast.
East: Estate unit (designated as "Public Open Space" by OPA 20, as well as being
designated Oak Ridges Moraine "Natural Linkage" and "Countryside Area")
West: Hydro One Corridor, beyond which exists a proposed 61 unit Residential
-1-
SPECIAL COUNCIL — PUBLIC PLANNING DECEMBER 12, 2007
December 12. 2007 -2- Report No. PL07-153
Plan of Subdivision (File: D12-01-1A (Polsinelli))
Oak Ridges Moraine (ORM)
The subject lands are located within the "Settlement Area", "Natural Linkage Area", and
"Countryside Area of the Oak Ridges Moraine Conservation Plan (ORMCP) as
implemented through Official Plan Amendment (OPA) 48. Schedule "K" of OPA 48
indicates that the site contains Key Natural Heritage Features (woodlands, wetlands and a
watercourse) and the associated minimum vegetation protection zones. Schedule "L" of
OPA 48 also indicates that the site is within a Category 1 — Complex Landform, Landform
Conservation Area.
Settlement Area:
The Settlement Area designation permits land uses that have been approved by the Town
of Aurora Official Plan (see next section titled OPA 20), subject to the applicable provisions
of the ORMCP.
Natural Linkage Area:
Natural Linkage Areas are natural open space systems located between Natural Core
Areas, and along river valleys and streams. These areas form part of a central corridor
system that supports, or has the potential to support, the movement of plants and animals
among the Natural Core Areas, Natural Linkage Areas, river valleys and stream corridors.
Countryside Area:
Countryside Areas contain rural land uses such as agriculture, recreation, mineral -
aggregate operations, as well as parks and open spaces.
Key Natural Heritage Features:
The subject lands contain the following Key Natural Heritage Features:
• Permanent East Holland River cold water fish habitat;
a locally significant wetland -Leslie Street Wetland Complex; and
• a significant woodlot.
The ORMCP requires that each of these Key Natural Heritage Features be afforded a
30metre (98.5 ft) Minimum Vegetation Protection Zone (MVPZ) buffer, which is subject to
further study.
Category 1 - Complex Landform:
A Category 1 Complex Landform represents the highest Landform Conservation Area
classification. However, as noted above the subject lands are also designated as
Settlement. Where these two (2) classifications overlay the ORMCP requires the Town to
—2—
SPECIAL COUNCIL — PUBLIC PLANNING DECEMBER 12, 2007
December 12, 2007 -3- Report No. PL07-153
consider the importance of adopting planning, design and construction practices that will
keep disturbance to landform character to a minimum, so as to satisfy prescribed landform
requirements of the ORMCP.
Official Plan Amendment (OPA) 20
The subject lands fall within the Bayview Southeast Secondary Plan (OPA#20). Schedule
'AX of this Secondary Plan identifies the land use designations and Schedule "BB"
identifies Environmental Policy Areas. With respect to land use, the subject property is
designated as "Urban Residential" and "Public Open Space" on Schedule "AX (Figure 2).
Regarding environmental policy areas, the property is identified as "Environmental Policy
Area "A", "Environmental Protection Area", and contains moderate to steep slopes ranging
from 10 to greater than 25 percent as illustrated on Schedule "BB" (See Figure 3).
Schedule "AA" — Urban Residential:
The Urban Residential designation permits a range of dwelling types such as single
detached, semi-detached, and block townhouses not exceeding 3 storeys in height.
Schedule "AA" — Public Open Space
Policies regarding the Public Open Space designation relate to the preservation of
significant environmental features and the commitment of gaining sufficient lands for active
and passive recreational purposes. It is intended that these areas remain in their natural
state, with alterations to these areas permitted only for sensitively designed recreational
facilities, appropriately located stormwater management facilities and environmental
enhancement.
Schedule "BB" — Environmental Policv Area "A"
Lands which are designated as Environmental Policy Area "A" represent lands that contain
a high level of environmental constraint to development. Such constraints include, but are
not limited to, areas where existing slopes range from 10-25%, lands that contain active
seepage or highly permeable soils, or lands that contain a watercourse feature. OPA 20
requires that development proposals on these lands be subject to significant evaluation.
Schedule "BB" - Environmental Protection Areas:
Lands designated as Environmental Protection Areas are representative of the Key Natural
Heritage Features and are their associated buffers noted above. In addition, a significant
landform feature (knoll) that is located along the western portion of the property is also
classified as an Environmental Protection Area. Development on these lands is prohibited
save works required and/or proposed and approved for streambank erosion protection and
fish, wildlife, forestry, and conservation management, as well as passive recreation
activities.
—3—
SPECIAL COUNCIL — PUBLIC PLANNING DECEMBER 12, 2007
December 12 2007 - 4 - Report No. PL07-153
(Pi -
:a)
Where Environmental Protection Areas overlay designated Public Open Space lands,
Section 3.3.3.a) of Official Plan Amendment 20 states:
"Lands within the Public Open Space category shall consist of lands which are to be
conveyed, or are intended to be conveyed to the municipality and which are classified on
Schedule "BB" as Environmental Protection Areas."
Hence, it is the intention of the Official Plan that these lands be conveyed to the Town. It is
noted that such a conveyance would not contribute to parkland dedication requirements as
set forth by the Planning Act when processing a plan of subdivision.
Zoning By-law:
The subject property is zoned "Oak Ridges Moraine Rural (RU-ORM)"; "Oak Ridges
Moraine Natural Linkage Area (NIL-ORM)", and "Oak Ridges Moraine Countryside Area (C-
ORM)" by the Town of Aurora Zoning By -Law 2213-78, as amended within by-law 4469-
03.D. Schedule "B" of the by-law indicates that the site contains Key Natural Heritage
Features and the associated minimum vegetation protection zones (Woodlands, Wetlands
and a watercourse). Schedule"E" of the by-law indicates that the site is within a Category 1
— Complex Landform, Landform Conservation Area.
SPECIAL COUNCIL — PUBLIC PLANNING DECEMBER 12, 2007
December 12, 2007 - 5 - Report No. PL07-153
PROPOSAL
Draft Plan of Subdivision
The applicant proposes to develop 3.36 hectares (8.3 acres) of the northern portion of the
subject property as a 28-unit residential plan of subdivision (Figure 4). Access to the site is
proposed from BayviewAvenue, through the Polsinelli lands (D12-01-1A), and through the
Hydro One corridor. Servicing to the subject lands is proposed from Bayview Avenue, and
a storm water management pond is proposed at the southeast corner of the proposed
development (Block 29). There is no parkland proposed within the draft plan of
subdivision; 5% cash -in -lieu of parkland is to be applied.
The following support materials have been submitted by the applicant and are currently
being reviewed by Department Staff and external agencies:
• Landform Conservation Report
• Natural Heritage Assessment and Oak Ridges Moraine Conformity Report
• Phase 1 Environmental Site Assessment Report
■ Stage 1 and 2 Archaeological Assessment Report
• Hydrogeological Study
• Functional Servicing Report
• Geotechnical Investigation
• Traffic and Access Study
Zoning
The applicant proposes to rezone the residential portion of the subject lands to a
"Detached Dwelling Second Density Residential (R2) Zone" (see Appendix A). This zone
requires a minimum lot size of 460m2 (4,951 ft), which contains a minimum lot frontage of
15m (49ft). The proposed subdivision illustrates that the range of lot sizes and frontages is
as follows:
Minimum lot size = 551.6m2 (5,937ft2)
Maximum lot size = 1,531.5m2 (16,485ft2)
Minimum lot frontage = 16.8m (55ft)
Maximum lot frontage = 23.2m (76ft)
The applicant has not proposed a zoning classification for the stormwater management
pond or open space block 30. Traditionally, such lands would be zoned as "Major Open
Space (0-9) Exception Zone". The "0-9" zone solely permits the construction of buildings
or structures that are accessory to a public park, or that are intended for flood or erosion
control.
—5—
SPECIAL COUNCIL — PUBLIC PLANNING DECEMBER 12, 2007
December 12, 2007 - 6 - Report No. PL07-153
COMMENTS
Planning Considerations
The subject applications have been brought forward to the December 12 Public Planning
Meeting at the applicant's request. It is noted that Staff advised the applicant that a
complete set of first submission comments may not be available for this meeting; however,
the applicant is of the opinion that it is beneficial to bring the applications forward at this
time. Staff do see merit in bringing the applications to a Public Planning Meeting early, as
it affords an opportunity to gather and integrate both public and Council input into the
proposed applications near the start of the review process. That being said, Staff are
currently not in a position to provide a detailed recommendation to Council regarding the
merits of the proposed applications. Further review is required.
Based on a preliminary review of the proposal, it is noted that many of the Key Natural
Heritage Features, Environmental Protection Areas, and Public Open spaces fall outside of
the proposed draft plan of subdivision boundaries. In order to address Oak Ridges
Moraine and Official Plan policies of the entire landholding, it is the objective of Planning
Staff to work with the applicant to expand the draft plan of subdivision boundaries to
encompass the entirety of the owner's current property. Furthermore, North -South
Environmental has been retained by the Town to conduct an environmental peer review of
the subject application. Prior to the writing of this report, a meeting was scheduled
between Planning Staff, North -South Environmental, and the Lake Simcoe Region
Conservation Authority to discuss preliminary finds. However, the weather the night before
and day of this meeting forced its cancellation; therefore, the meeting was rescheduled and
held after this report was written. At this time, Planning Staff are reviewing the applications
conformity to Oak Ridges Moraine Conservation Plan and Official Plan policies. Staff will
be required to report back to Council on these issues.
Regarding access to the subdivision, it is noted that the applicant is required to negotiate
with Hydro One to obtain right-of-way access through the Hydro corridor. This would
normally be dealt with through a condition of draft approval. Hydro 1 has been circulated
with this application, however at the time of preparation of this report, comments were
outstanding.
External Agency Comments
Central York Fire Services (CYFS):
In addition to standard comments, CYFS has recommended that emergency access be
provided at the south end of the development connecting to Vandorf Sideroad.
Region of York:
Comments were not received at the time this report was written.
Lake Simcoe Region Conservation Authority (LSRCA):
SPECIAL COUNCIL — PUBLIC PLANNING DECEMBER 12, 2007
December 12. 2007
-7-
Comments were not received at the time this report was written.
North South Environmental Inc.:
Comments were not received at the time this report was written.
No. PL07-153
York Region District School Board and York Catholic District School Board
YRDSB and YCDSB have no objections to the proposal.
Departmental Comments
Public Works and Building Administration:
The Public Works Department has made a considerable number technical comments
regarding geotechnical, environmental site assessment, Hydrogeological, functional
servicing, stormwater management, and traffic related issues. Building Administration has
made various comments related to zoning provisions and the status of the existing private
servicing systems.
Both Public Works and Building Administration require clarification on the existing private
servicing system. Should the Draft Plan be expanded to include the existing dwelling,
which currently lies to the south of the draft plan, Staff will discuss with the applicant the
ability to connect the existing dwelling to the future municipal water and sanitary services to
be constructed. In addition to comments on servicing, both the Public Works Department
and Building Administration are seeking clarification on the impacts of the high water table;
how it will affect building construction and maintenance; will it impact the functioning of the
stormwater management pond? Clarification is required.
Leisure Services:
Pursuant to Official Plan policies, the Leisure Services Department is requesting that all
lands that are identified as Public Open Space and Environmental Protection be conveyed
gratuitously to the Town. It is recognized that the majority of said lands fall outside of the
proposed development area. in addition, Leisure Services is requesting that the
stormwater management pond be designed to accommodate a 3.0 metre (10 ft) wide trail
connection from the internal street to open space block 30, which is also to be conveyed
gratuitously to the Town.
Pursuant to recommendations from the Trails Sub -Committee, The Leisure Services
Department is seeking to acquire a 6 metre wide easement along the north property
boundary in order to facilitate a future east -west multi -use trail. Planning Staff will work
Leisure Services and the applicant to address the need for an east -west trail connection
route.
—7—
SPECIAL COUNCIL — PUBLIC PLANNING DECEMBER 12, 2007
December 12, 2007 - 8 - Report No. PL07-153
Legal Services:
Legal Services has verified ownership as well as the legal description of the subject lands.
Corporate Services:
No objection
PROVINCIAL POLICY STATEMENT
Matters of Provincial Interest are being reviewed as part of the evaluation of the proposal
and will be further reported upon in a subsequent report.
SERVICING ALLOCATION
The subject proposal currently does not have servicing allocation. However, Council
passed a resolution on March 28, 2006 which indicates that certain development
applications may be considered for servicing allocation. The current allocation matrix was
approved on March 20, 2007. The subject application is not currently ranked on the
approved servicing allocation matrix.
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.
LINK TO STRATEGIC PLAN
The Strategic Plan contains objectives to promote a sustainable community that respects
its historic culture and character and embraces diverse cultural development and renewal
in harmony with sound environmental management and business development activity. In
addition, a key objective of the Strategic Plan is to govern in a transparent and accountable
manner, in concert with informed and involved citizens. By presenting the subject
applications at a Public Planning Meeting, as required by the Planning Act, and by Staff
conducting a detailed review of the applications with ongoing consultation with interested
stakeholders, the Town is contributing to the achievement of these objectives. ,
OPTIONS
At the Public Planning Meeting, taking into consideration comments from Staff and
residents, Council has the options of:
1. Resolving that these applications be brought back to a further Committee or Public
Meeting upon resolution of the major outstanding issues; or,
2. Approving the applications in principle, subject to the resolution of outstanding
issues; or
SPECIAL COUNCIL - PUBLIC PLANNING DECEMBER 12, 2007
December 12, 2007 - 9 - Report No. PL07-153
- 3. Denying the applications outright.
CONCLUSION:
The purpose of the Public Planning Meeting is to provide Council and the Public with an
overview of the subject applications and for Staff to receive comments that will be
considered when conducting a further review of the application. At the time of preparation
of this report, several agency comments were outstanding. As well, the Town's peer
review consultants have not yet been able to provide a complete review of the application.
It is anticipated that further discussion with the applicant will be required prior to staff
finalizing its analysis of the application. In view of this, staff are suggesting that the public
comments provided be received as information at this time and that staff be requested to
bring the application to a further Committee or public meeting upon resolution of the major
outstanding issues of the public and Council.
ATTACHMENTS
Figures
Figure 1 - Location Plan
Figure 2 - OPA 20 Schedule AA Land Use Designations; and
ORM Natural Linkage and Countryside Area Designations
Figure 3 - OPA 20 Schedule BB Environmental Policy Areas
Figure 4 - Proposed Draft Plan
Appendices
Appendix A - Detached Dwelling Second Density Residential (R2) Zone -
PRE -SUBMISSION REVIEW
Management Team Meeting December 5, 2007
Prepared by: Andrew Harper, Planner
Ext. 4349
S Sei rt, M.C.I.P., R.P.P. John S. Rogers
D "rector of Planning and Development Services C.A.O
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