AGENDA - Special Council - 20060125AURORA
PUBLIC PLANNING
AGENDA
N0. OB-oY
WFINESDl1Y IANUARIf 25, Y006
COUNCIL CRIIMBERS
AURORA TOWN NALL
PUBLIC RELEASE
20/01 /06
TOWN OF AURORA
SPECIAL COUNCIL - PUBLIC PLANNING MEETING
AGENDA
NO. 06-02
Wednesday, January 25, 2006
7:00 p.m.
I DECLARATIONS OF INTEREST
11 APPROVAL OF AGENDA
RECOMMENDED:
THAT the content of the Agenda be approved as presented.
III PLANNING APPLICATIONS
IV READING OF BYLAWS
RECOMMENDED:
THAT the following listed by-law be given 1st, 2nd and 3rd readings, and
enacted:
4765-06.0 BEING A BY-LAW to Confirm (pg. 23)
Actions by Council Resulting
From Meeting 06-02 on
January 25, 2006.
V ADJOURNMENT
AGENDA ITEMS
1. PL06-013 - Applications to Amend the Zoning By-law and (pg. 1)
Draft Plan of Subdivision
Brookvalley Developments (Aurora)
14425 Bayview Avenue, Aurora
Part of Lot 15, Concession 2, E.Y.S
Files D14-06-05 & D12-05-02A
RECOMMENDED:
THAT report PL06-013 be received as information; and,
THAT staff report back to Council following the resolution of technical
matters and when final comments/draft conditions are received.
2. PLO6-015 - Zoning By-law Amendment Application (pg. 16)
Hollandview Professional Building Corporation
Part of Lot 23, 24 & 25, Part of Block 42 and Part of
Earl Stewart Drive,
Plan 65M-2873, Part of Block 1, Plan 65M-3193
372 Hollandview Trail
File D14-18-05
RECOMMENDED:
THAT report PL06-015 be received as information and that Council
determine their position with respect to the application, subject to public
comments received.
SPECIAL COUNCIL - PUBLIC PLANNING - JANUARY 25, 2006
AGENDA ITEM #
'TOWN OF AURORA
PUBLIC PLANNING No. PL06-013
SUBJECT: Applications to Amend the Zoning By-law and Draft Plan of
Subdivision
Brookvalley Developments (Aurora)
14425 Bayview Avenue, Aurora
Pan` of Lot 15, Concession 2, E.Y.S
Files: D14-06-05 & D12-05-02A
FROM: Sue Seibert, Director of Planning and Development Services
DATE: January 25, 2006
RECOMMENDATION
THAT report PL06-013 be received as information; and,
That staff report back to Council following the resolution of technical matters and
when final comments/draft conditions are received.
BACKGROUND
Location
The subject property is located at the south-east corner of Baview Avenue and Vandorf
Sideroad. It is municipally known as 14425 Bayview Avenue and legally described as
Part of Lot 15, Concession 2, E.Y.S. The property has the following characteristics:
• a total site area of 16.51 hectares (40.79 acres);
• has frontage on Bayview Avenue and Vandorf Sideroad;
• has an existing house to be retained and incorporated
development; and,
• a portion of the property has environmentally significant
identified as part of the "Natural Linkage Area" within
Conservation Plan.
Surrounding Land Uses
The surrounding land uses are as follows:
into the proposed
features which is
the Oak Ridges
-1-
SPECIAL COUNCIL — PUBLIC PLANNING — JANUARY 25, 2006
January 25, 2006 - 2 - Report No. PL06-013
North: Vandorf Sideroad, beyond which are rural lands that are currently the subject of
Zoning Amendment and Draft Plan of Subdivision applications D14-04-01 and
D 12-01-01 A;
South: Rural lands zoned "RU-ORM";
East: Ontario Hydro Corridor; and,
West: Bayview Avenue, beyond which are existing residential lands.
PROPOSAL
The subject applications for a Draft Plan of subdivision and Zoning Amendment propose
75 single detached dwellings. Details of this proposal are as follows:
• 75 single detached lots (with minimum lot widths of 18 metres, minimum lot
depths of 44 metres and minimum lot areas of 792m2);
• a 0.66 hectare (0.27 acre) stormwater management pond;
• a 1.55 hectare (3.83 acre) open space feature; and,
• access is proposed via Bayview Avenue.
• Density: 4.54 units per gross hectare (1.83 units per gross acre)
The estimated population projection for this development is 225 persons (based on a
calculation of 3 persons per dwelling unit).
PLANNING CONSIDERATIONS
Oak Ridaes Moraine
The majority of the subject property is located with the Settlement Area of the Oak
Ridges Moraine- Conservation Plan with the exception of south-west corner of the
property which is part of the Natural Linkage Area. No development is proposed for this
portion of the property and it will remain in a natural state and protected by a 10 metre
buffer. This is consistent with the policies of the Oak Ridges Moraine Plan.
The lands within the Settlement Area are also identified as "Category 2-(Moderately
Complex Landform)" according to Schedule "L" Oak Ridges Moraine Landform
Conservation Areas and "Low Vulnerability' as per Schedule "M" of the Oak Ridges
Moraine Areas of High Vulnerability. In terms of Landform Conservation, the applicant
has submitted a Natural Heritage Evaluation and Hydrological Evaluation as per the
requirements of the Oak Ridges Moraine Conservation Plan. Staff have requested
North -South Environmental to peer review these reports for conformity with the Oak
Ridges Moraine Conservation Policies. Lake Simcoe Region Conservation Authority
are also reviewing these reports as well. An addendum to these reports is forthcoming
and therefore comments have not yet been received from either North -South
Environmental or Lake Simcoe Region Conservation at this time.
—2—
SPECIAL COUNCIL — PUBLIC PLANNING — JANUARY 25, 2006
January 25, 2006 - 3 - Report No. PL06-013
Upon receipt of the comments on the Natural Heritage Evaluation and the Hydrological
Evaluation, staff will be able to determine whether the proposed plan of subdivision
conforms to the policies of the Oak Ridges Moraine Plan.
Official Plan
The subject property is currently designated "Suburban Residential" and "Private
Open Space" on Schedule "AA" and "Environmental Policy Area "A" and
"Environmental Protection Areas" on Schedule "BB" within the Bayview Southeast
Secondary Plan (Official Plan Amendment 20). The lands are also located within the
"Settlement Area" of the Oak Ridges Moraine Conservation Plan as implemented
through Official Plan Amendment 48. These lands were included in Official plan
Amendment 20 as per the Ontario Municipal Board Decision.
The "Suburban Residential" designation permits a range of residential dwelling types.
The subject proposal proposes only single detached which conforms with the
designation permissions. The "Private Open Space designation is applied to the south-
west corner of the property that is not located within the Oak Ridges Settlement Area
and is identified as part of the "Oak Ridges Moraine Natural Linkage Area" according
to the Oak Ridges Moraine Conservation Plan and Schedule `A' Land Use Plan of the
Town of Aurora Official Plan. These lands are proposed to be left in a natural state and
surrounded by a 10 metre buffer which is consistent with
The proposed plan as it relates to the environmental designations is considered to
conform to the policies of the Bayview Southeast Secondary Plan. As mentioned
previously, the lands designated "Environmental Policy Area A" will remain in a natural
state and protected by a 10 metre buffer. The remainder of the site is designated
"Environmental Protection Area." Section 3.5.4 a) (i) of the secondary plan states:
"Lands shown as Environmental Protection Areas on Schedule "BB" shall remain in their
natural state, except as otherwise permitted by the policies of the secondary plan."
The "Environmental Protection Area" designation is intended to protect these areas and
restrict development. However, given that the remainder of the site is designated
"Suburban Residential" these lands otherwise permit residential purposes. Therefore,
the subject proposal is consistent with the provisions of the "Environmental Protection
Area" designation.
The subject property is further identified on Schedule "CC" of the Bayview Southeast
Secondary Plan as Phase III(c). This allows for a range of 55 to 75 units which this
proposal is consistent with. However, the policies of Section 4.1 (a) to (d) of the
secondary plan indicates that the development of the Bayview Southeast lands shall
follow in sequence as per Schedule "SS" with priority given to the Magna lands located
along Bayview Avenue and progressing southward. Accordingly, this may impact the
timing of this development.
—3—
SPECIAL COUNCIL — PUBLIC PLANNING — JANUARY 25, 2006
January 25, 2006 - 4 - Report No. PL06-013
Overall, the proposal is consistent with the policies of the Official Plan and Secondary
Plan. Therefore, amendments to these documents will not be required to facilitate the
subject applications.
Environmental Issues
It should be noted that the subject property is located to the north of the old Aurora
Landfill Site. This landfill site is currently being monitored and the latest monitoring
reports are being reviewed by the Public Works Department.
The applicant has submitted Hydrological reports that are currently under review by
North -South Environmental (Peer Review) and Lake Simcoe Region Conservation
Authority. An addendum report is forthcoming. It is expected that these reports will
address impacts, if any, that the proximity of the landfill to this site may have on
groundwater and associated matters.
Zoning By-law
The subject property is currently zoned "Rural General RIJ-4 Exception Zone" within
the Town of Aurora By -Law 2213-78, as amended. An amendment to the zoning by-law
will be required to implement the subject proposal. Zoning to permit single detached
dwellings will be applied to this site.
Circulation Comments and Planning Considerations
The subject application was circulated to Town Departments and external agencies.
Final comments and/or conditions of draft approval have not yet been received.
The following final comments still remain outstanding from external agencies
• Region of York;
• Fire Services;
• York Region Catholic District School Board;
• Canada Post;
• Hydro One Networks; and,
• Peer Review Consultant, North South on Hydrogeology Study
A summary of the comments received to date are outlined below.
Building Department
The Building Department have commented on the application. Additional details and
technical information is required.
—4—
SPECIAL COUNCIL — PUBLIC PLANNING — JANUARY 25, 2006
January 25, 2006 . - 5 - Report No. PL06-013
Leisure Services
Leisure services staff have commented on the application and have made some
suggestions for revisions. Leisure Services Staff have also indicated that they will be
seeking the maximum entitlement for parkland. Given that there is no park shown on
this plan, this will require revisions to the draft plan. Conditions of Draft Plan approval
were not provided at this time.
Public Works
Public works staff have provided comments on the plan, the Functional Servicing
Report, Stormwater Management Report and Traffic Report. Revisions and/or
additional information are required to be addressed prior to draft approval. Draft plan
conditions have been provided.
Aurora Cable Internet
Aurora Cable has indicated that should the development proceed that they will extend
their services to provide cable and internet services to all serviced lots.
Enbridge Gas
Conditions of Draft Approval has been provided.
Lake Simcoe Region Conservation Authority
Final comments have not been provided. Lake Simcoe staff have reviewed the
Functional Servicing Report and are awaiting additional materials for the Hydrological
Report from the applicant to complete their review. Top of bank confirmation for the
Open Space block will be required.
Bell Canada
Conditions of Draft approval have been provided.
Aurora Hydro PowerStream
Comments and draft conditions have been required.
York Region District School Board
York Region School Board has confirmed that a school on this site will not be required.
Upon receipt of the outstanding and final comments, staff will report back to Council
with the results of the aforementioned circulation so Council can finalize their position
—5—
SPECIAL COUNCIL — PUBLIC PLANNING — JANUARY 25, 2006
January 25, 2006 - 6 - Report No. PL06-013
on the subject applications.
Public Comment/Correspondence Received
A letter from the neighbouring property owner, Mr. Fred Rankel of 955 Vandorf Road,
has been provided to planning staff with comments on the subject proposal. A copy of
his letter is attached as an appendix to this report.
Mr. Rankel suggests that the proposed draft plan be redesigned to allow for an
interconnection between his property and the subject property. This would necessitate
the crossing of Hydro lands which are not owned by the Town, Brookvalley
Developments or Mr. Rankel. This would be somewhat onerous to the subject property
owner and may not be feasible as Hydro One would have to be willing to sell a portion
of their lands or allow a crossing of their lands. Further, there is no anticipated timing or
indication that the boundary of the settlement area of the Oak Ridges Moraine Plan
Area will be expanded to allow for the lands to the east of the subject property (Mr.
Rankel's property) to be brought into the Oak Ridges Settlement Area. The Town
cannot plan for the development of lands which are currently considered undevelopable
by the Province. The Rankel property does have frontage onto Vandorf SideRoad, and
therefore access to the property exists in the event that this property should someday
be designated for development.
.elii9C�l�6'
As per the recommendations, staff recommends that Council receive this report as
information and direct staff to report back following the resolution of technical matters
and when final comments/draft conditions are received so Council may finalize their
position on the application.
SERVICING ALLOCATION
The subject proposal does not have servicing allocation at this time. The subject
applications will be evaluated according to the servicing allocation matrix that was
approved at the Council meeting of January 17, 2006. Servicing allocation for these
lands will also have to take into account the phasing plan as outlined in the Bayview
Southeast Secondary Plan.
PROVINCIAL POLICY STATEMENT
The subject proposal is consistent with the provisions of the Provincial Policy
Statement.
FINANCIAL IMPLICATIONS
Development charges and other associated development fees will be generated as a
ME
SPECIAL COUNCIL — PUBLIC PLANNING — JANUARY 25, 2006
January 25, 2006 - 7 - Report No. PL06-013
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. The
subject applications will facilitate this objective through the creation of this new
community of residential homes.
CONCLUSIONS
The subject applications were brought forward at this time in the interest of keeping
Council informed on applications under consideration, and to ensure that early public
input is received. In view of the various outstanding comments from external agencies
and the resolution of technical matters, staff recommends that a further report be
brought before Council that includes a complete review of all subdivision matters.
ATTACHMENTS
Figure 1 - Location Plan
Figure 2 —Proposed Plan of Subdivision
PRE -SUBMISSION REVIEW
The subject application was reviewed at the Management Team Meeting of January 18,
2005.
Prepared by: Deborah Giannetta, M.Sc.PI., Planner
tension 4347
Z
S Sib , M.C.1.P., R.P.P.
Director o Planning and Development Services
—7—
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SPECIAL COUNCIL — PUBLIC PLANNING — JANUARY 25, 2006
Dec. 22, 2005
Town of Aurora
1 Municipal Drive, Box 1000
Aurora, Ontario
L4G 6J1
ATTN: Deborah Giannetta, M.Sc.P1
RE: Brookvalley Developments - Public Planning Meeting
After reviewing the Draft Plan of Subdivision by Brookvalley
Developments on part of Lot 15, Concession 2 EYS, I must object
to the street design since it does not provide for the long-term
development of my property. The attached material speaks to its
development potential while recognizing the policies of the Oak
Ridges Moraine Protection Plan.
I therefore ask that the plan be redesigned to provide for a
street that can be extended across the Hydro corridor to my
property and in a location close to the north end of the street
parallel to the Hydro corridor that will also provide for the
extension of sanitary sewers and storm water systems. This is a
typical request under such circumstances.
Ultimately my lands will qualify for development. I am not asking
for development today and recognize that planning is a long-term
responsibility.
I am asking that this matter be decided by the Town of Aurora.
Yours very truly;
_Z' /e ///
FRED RANKEL
955 VANDORF ROAD
AURORA, ONTARIO
L4G 3G8
TEL: 905-841-2170
FAX: 905-841-7462
ENCL: 5 Pages
C/C Sue Seibert, MCIP,
Mayor Tim Jones
Members of Council
RPP, Director of Planning and Development
—10—
DEC-20-20e5 06:54 AM William Power 1 905 477 6995 P.03
SPECIAL COUNCIL — PUBLIC PLANNING — JANUARY 25, 2006
}
It is re cognized in the Oak Ridges Moraine Protection Plan that lands
currently designated Countryside can be considered for urban
development after tea years subject to satg certain coalitions. The
Plan was adopted in ApriL 2002 and therefore just over 6 years remain.
The opportunity to permit development of Mr. ltankel lands within 6 years
as provided for in the Oak Ridges Moraine .Protection Plan should be
allowed and the Brookvalley Developwants subdivision should be
designed to permit street connections across the Hydro corridor, Such a
connection will provide for access to Mr. Rankel's property and ahernate
ingtm and egress to both pmpertias.
The Oak Ridges Moraine Cotwvation Plan reads its part as follows where
urban areas may be extended into Countryside Areas '77m area proposed
to be added to Settlement Areas has been Inept as low as passible, by
permitting development at densities that promote efcient use of existing
infrastructure and minim6w latest consumption." We feel that the proposed
Cluster/Open Spats plan can meet this provision.
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W .f ti allowed ed develop as a SotdamentArea, due o previous
applications for development. Mr, Rankel lands did not have the same
advantage prior to adoption of the Protection Plan.
Soff and environmentalif... ! 1i' developtnewf
pwpetties does not have any enviroanmtal constraints,
—11—
DEC-20-2005 08155 AM William Power 1 905 477 6995 P.04
SPECIAL COUNCIL — PUBLIC PLANNING — JANUARY 25, 2006
• A high quality, taw density reshdentiallopen spaoe chaster type
developmeltt can be constructed on the property as shown on the attached
Cluster/Open Space ]Plan. Such a design will protect the valley lands and
can control water run-off and permit utfil ndan into the ground.
a It may be argued that the Hydra tiara is a logical separator between the
urban Area and the Countryside Area. It should be noted that the Urban
Area north of Vandorf Road and east of Bayvkw Avenue crosses the
Hydro Jim as shown on the Location Plan. It is therefore not recognized a$
a boundary. Arena that can logically he developed should be the criteria.
It is not practical to prevent this property from having a form of
development that would be consistent with those in other parts of the
Town of Aurora, and located on the Oak Ridges Moralm.
a All necessary studies required by the Town of Aurora and the Regional
Municipality of York regarding servicing and. ewhrowrentat concerns and
other matters will be carried out and all requiremeadts will be implemented.
—12—
DEC-19-2005 09:52 AM William Power 1 905 477 6995
SPECIAL COUNCIL — PUBLIC PLANNING-JANUARY 25 2006
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-15-
SPECIAL COUNCIL - PUBLIC PLANNING - JANUARY 25, 2006
TOWN OF AURORA
PUBLIC PLANNING MEETING No. PL06-015
SUBJECT: Zoning By-law Amendment Application
Hollandview Professional Building Corporation
Part of Lot 23, 24 & 25, Part of Block 42 and Part of Earl Stewart Drive,
Plan 65114-2873, Part of Block 9, Plan 65111-3193
372 Hollandview Trail
File NumberD14-18-05
FROM: Sue Seibert, Director of Planning and Development Services
DATE: January 25, 2006
RECOMMENDATION
THAT report PL06-015 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 located at the northeast corner of Hollandview Trail and McMaster
Boulevard (see Figure 1). The lands are 8,092.0 sq.m. (2.0 acres) in size and have a
frontage of approximately 116.0 m (380 ft.) on Hollandview Trail. The proposed medical
office building is currently under construction.
Surrounding Uses
North: Industrial building currently under construction;
South: Residential dwellings;
East: Commercial buildings;
West: Hydro Corridor and Residential dwellings.
Official Plan
The subject lands are designated "Office Commercial Special' by Official Plan Amendment
#40 to the Town of Aurora Official Plan. The use of the lands shall be generally developed
for business and professional offices including medial and dental offices, clinics, medical
and dental laboratories and other complimentary ancillary commercial uses shall be
permitted. The proposed rezoning to allow a fitness centre is in keeping with the policies of
the Official Plan.
-16-
SPECIAL COUNCIL — PUBLIC PLANNING — JANUARY 25, 2006
January 25, 2006 - 2 - Report No. PL06-015
Zoning By-law
The lands are zoned "Office Commercial C6-4 Exception Zone". The proposed use is not
permitted in the By-law.
PROPOSAL
The owner has applied to the Town to rezone the lands to include a fitness centre use to
the current "Office Commercial C6-4 Exception Zone". The current uses permitted
include:
■ business and professional offices including medical and dental offices
■ post offices, and government administration offices
■ medical and dental laboratories
■ clinics
■ animal hospitals
■ overnight patient care facility limited to 6 beds (granted through minor variance file
D13-27-05)
■ Notwithstanding any provisions to the contrary, ancillary commercial uses shall be
permitted. The combined floor space occupied by all ancillary commercial uses
shall not exceed 30% of the total floor area. The permitted ancillary commercial
uses shall include the following:
• optical supply
■ drug store
• copy centre
■ automated teller machines.
The subject three storey medical office building is currently under construction and was
given site plan approval in the summer of 2005. The building has a total floor area of
approximately 3300 sq. m. (35, 000 sq. ft.). The fitness centre is proposed to be located
on the ground floor having a floor area of approximately 280 mz (3,000 sq.ft.)
approximately 8.5% of the total floor area of the building. The applicant has indicated that
the fitness centre is a small scale woman only facility offering an exercise and weight room
operating from the hours of approximately 7 am to 10 pm. This facility does not have any
courts for indoor sports. Other uses proposed on the ground floor include: medical walk-in
clinic, medical dispensary and physiotherapy clinic and office space. The Physiotherapy
clinic would be operated by a chiropractor and is intended to work togetherwith the fitness
centre when patients need specific treatments offered at the fitness centre. Proposed
uses on the second floor include: general dental office, orthodontist and oral surgery, sleep
disorder clinic and business and professional. The third floor proposed uses include
business and professional offices. A total of 156 parking spaces are proposed.
COMMENTS
Planning Considerations
The proposed additional use includes:
—17—
SPECIAL COUNCIL — PUBLIC PLANNING — JANUARY 25, 2006
January 25, 2006 - 3 - Report No. PL06-015
■ A fitness centre located on the ground floor having a maximum floor area of
approximately 280 sq. m. (3000 sq. ft.)
As noted, the lands are designated "Office Commercial Special' by Official Plan
Amendment #40 to the Town of Aurora Official Plan. The fitness centre use is in keeping
with the policies of the OP which allow for commercial uses which are ancillary to the
business and professional offices including medical uses.
Please see below the breakdown of the proposed uses with the required parking spaces
based on the floor area of the proposed uses. Office uses require a parking standard of
3.3 spaces/90 sq.m. of GFA, medical clinic is 6.5 spaces/100 sq,m of GFA and fitness
centre is 1 space /30 sq. m of GFA. The applicant has not secured all leases, and
therefore changes may occur in proposed users and their floor area calculations.
Proposed Users
Ground Floor
Approximate Floor Area
Parking Spaces
Provided
Medical Walk -in -Clinic
140 sq. m. -186 sq. m.
12
Medical Dispensary
93 sq. m.
6
Physiotherapy Clinic
233 sq. m.
15
Fitness Centre
279 sq. m.
10
Office Space
178 sq. m.
7
Proposed Uses
Second Floor
General Dental,
Orthodontist Oral Surgery
558 sq. m.
36
Sleep Disorder Clinic
140 sq. m.
9
Business and Professional
Offices
445 sq. m.
17
Proposed Users
Third Floor
Business and Professional
Offices
1189 sq. m.
44
Required Parking 156
Provided Parkin 156
In reviewing this proposal, staff required that the applicant demonstrate that the fitness
centre use would be feasible and compatible given that this use was not contemplated in
staffs review of the site plan. The applicant has demonstrated that the proposed use is
ancillary to the medical uses (8.5 % of the total floor area of the building), parking is
achievable as shown above, and that the use will be a separate business from others in the
building, however, it is anticipated that the physiotherapy clinic and the fitness centre may
have clients using both services in a given day.
Given the above, staff feel that the proposed use in appropriate and compatible with the
proposed uses in the building and may offer a service to the uses as well as the
community. If Council sees merit in the application, staff recommends including a
maximum floor area for the fitness centre to the By-law, to ensure that the fitness centre
SPECIAL COUNCIL — PUBLIC PLANNING — JANUARY 25, 2006
January 25, 2006 - 4 Report No. PL06-015
functions as intended, as an ancillary use (8.5 % of the floor area of the building) to the
medical office uses of the building.
Department Comments
Staff have reviewed the application and have no concerns with the proposed use. The
Building Administration Department has stated that the addition of the fitness centre use
meets the required number of parking spaces however, has noted that any change to the
size of any of the uses may increase the parking requirement and therefore the site would
not conform to the Zoning By-law.
Resident Concerns
A resident, who lives on Hollandview Trail directly across from this site, has expressed
concerns with the development and the additional use proposed. The concerns include
sufficient parking and the possibility of street parking, the hours of operation and lights from
this development shinning into their home at night.
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. They also have the option of resolving that the
application is brought back to a further public meeting upon resolution of the major
outstanding issues, or they have the option of denying the applications outright.
FINANCIAL IMPLICATIONS
Not applicable.
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 facilitate this
objective.
PROVINCIAL POLICY STATEMENT
There are no conflicts with the policies of the Provincial Policy Statement as'a result of this
application.
CONCLUSIONS
An application has been submitted for a Zoning By-IawAmendment application to permit a
fitness use having a maximum floor area of approximately 280 sq. m. (3000 sq.ft) to the
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SPECIAL COUNCIL— PUBLIC PLANNING — JANUARY 25, 2006
January 25, 2006 - 5 - Report No. PL06-015
lands currently zoned "Office Commercial C64 Exception Zone". Should Council
determine there is merit in the proposal, it is suggested it be referred back to staff to
prepare an Implementing Zoning By-law.
ATTACHMENTS
Figure 1 - Location Plan
Figure 2 - Site Plan
PRE -SUBMISSION REVIEW
Management Team Meeting — January 18, 2006
Prepared by: Cristina Celebre, Planner
Extension 4343
� , I', L,
S r art, M.c.I.P., R.P.P.
Director of Planning and Development Services
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