AGENDA - Special Council - 20060628PUBLIC PLANNING
EETING
N0.06-20
WEDNESDAY, TUNE 28, 2008
7:00 mm.
COUNCIL CHAMBERS
AURORA TOWN HALL
6
PUBLIC RELEASE let
23/06/06
TOWN OF AURORA
SPECIAL COUNCIL - PUBLIC PLANNING MEETING
AGENDA
NO. 06-20
Wednesday, June 28, 2006
7:00 p.m.
DECLARATIONS OF INTEREST
II 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:
4818-06.0 BEING A BY-LAW to Confirm (pg. B-1)
Actions by Council Resulting
From Special Council — Public
Planning Meeting 06-20 on
June 28, 2006.
V ADJOURNMENT
Aurora Special Council — Public Planning Agenda No. 06.20 Page 2
Wednesday, June 28, 2006
AGENDA ITEMS
1. PL06-089 - Applications to Amend the Zoning By-law and (pg. 1)
Draft Plan of Subdivision
MI Developments Inc.
Part of Lot 21, Concession 2, E.Y.S
Files: D14-03-06 & D12-01-06
RECOMMENDED:
THAT Council determine its position respecting Applications to Amend the
Zoning By-law and Draft Plan of Subdivision (Files: D14-03-06 and D12-
01-06), subject to public comments received.
2. PL06-090 - Application to Amend Zoning By-law 2213-78, as amended(pg. 21)
1087931 Ontario Ltd.
15356 Yonge Street
Lot 13, and Part of Lot 14, R.P.246
File: D14-11-06
RECOMMENDED:
THAT Council determine its position respecting the Application to Amend
the Zoning By-law (Files: D14-11-06), subject to public comments
received.
3. PL06-087- Applications to Amend the Zoning By -Law and (pg. 33)
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 Council determine its position respecting Applications to Amend the
Zoning By-law and Draft Plan of Subdivision (Files: D14-06-05 and D12-
05-02A), subject to public comments received.
Aurora Special Council — Public Planning Agenda No. 06-20 Page 3
Wednesday, June 28, 2006
4. PL06-088- Applications to Amend the Zoning By-law and (pg. 52)
Draft Plan of Subdivision
Stefano and Rose Polsinelli
14575 Bayview Avenue, Aurora
Part of Lot 16, Concession 2, E.Y.S
Files: D14-04-01 & D12-01-1A
RECOMMENDED:
THAT Council determine its position respecting Applications to Amend the
Zoning By-law and Draft Plan of Subdivision (Files: D14-04-01 and D12-
01-01A) subject to public comments received.
SPECIAL COUNCIL - PUBLIC PLANNING - JUNE 28, 2006
AGENDA ITEM #
TOWN OF AURORA
PUBLIC PLANNING REPORT No. PL06-089
SUBJECT: Applications to Amend the Zoning By-law and Draft Plan of
Subdivision
Ml Developments Inc.
Part of Lot 21, Concession 2, E.Y.S
Files: D14-03-06 & D12-01-06
FROM: Sue Seibert, Director of Planning and Development Services
DATE: June 28, 2006
THAT Council determine its position respecting Applications to Amend the
Zoning By-law and Draft Plan of Subdivision (Files: D14-03-06 and D12-01-06),
subject to public comments received.
BACKGROUND
Location
As illustrated on Figure 1, the subject lands are located north of Wellington Street East,
to the west of the Town's pumping station, fire hall, and recreation complex, and to the
east of the Preserve (Metrus) subdivision. The subject lands are bisected by one of two
small tributaries of the East Holland River that course through the property. These
tributaries have been designated by the Ministry of Natural Resources as components
of the Provincially Significant "East Aurora Wetland Complex". The subject
development block is located to the south and to the east of these aforementioned
tributaries, and contains an area of approximately 9.9 hectares (24% acres). The lands
have extensive frontage along Wellington Street East and are currently vacant.
Surrounding Land Uses
To the North:
Rural - 2C lands
East:
Municipal Uses - Pumping station, Fire Hall, Recreation Complex
South:
Business - Magna Headquarters (across Wellington Street East)
West:
Approved Residential & BP Development - Preserve (Metrus)
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SPECIAL COUNCIL - PUBLIC PLANNING - JUNE 28, 2006
June 28, 2006 -2- Report No. PL06-089
Official Plan
The development block is located to the south of tributary #1 (Figure 1), and is
designated as "Medium — High Density Residential" by the Bayview Northeast Area 2B
Secondary Plan (OPA #30). Medium density residential development is defined in the
Official Plan as,
"areas with 25-50 units per net residential hectare (UPH) or 10 to 20 units per net acre
(UPA)"
OPA 30 suggests that housing development on the subject lands consist of a range of
housing forms such as stacked row houses, terrace houses, maisonettes, garden
apartments, and block row housing.
The lands on the north side of tributary #1 fall within the 2C study area and are
designated Rural. There is no development proposal for this portion of the subject
property.
Zoning 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 is
required to implement the subject proposal. Two (2) "ROW Dwelling Residential (R6-X)
Exception Zones" have been proposed by the applicant to support the proposal.
7ae]�01
Draft Plan
The subject applications for Draft Plan of Subdivision and Zoning By-law Amendment
are for the purposes of establishing a 134 unit Townhouse development as illustrated
on Figure 2. Details of the draft plan are as follows:
➢ residential development density equates to 36.5 UPH, or 15 UPA (134 units
constructed on 3.6ha (9.Oac) of developable land);
➢ a total of 4.2ha (10.4ac) of open space features are to be dedicated to the Town;
➢ a 0.7ha (1.7ac) storm water management block is proposed to be located in the
north west corner of the site;
➢ 5% Cash in lieu of parkland is proposed;
➢ The development is projected to facilitate population growth by 402 people,
based on 3 people living in each dwelling.
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SPECIAL COUNCIL - PUBLIC PLANNING - JUNE 28, 2006
June 28, 2006 -3- Report No. PL06-089
Road Network
The proposed road network for the residential development comprises of a single full
turn movement Wellington Street East arterial access point located at the easterly
property boundary, which connects to an internal "ring road" that services the residential
lots. The location of the arterial access point reflects the preferred location in
discussions between the applicant and The Regional Municipality of York. The Region
has advised that a second arterial access point will only be approved for emergency
access purposes.
Proposed Zoning
In order to achieve the applicants desired development goals for the subject lands, two
(2) "ROW Dwelling Residential (R6-X) Exception Zones" have been proposed. The two
zones are described as follows:
R6-X1 (Blocks 13 to 16)
The four (4) blocks illustrated below abut Wellington Street East and are similar to the
zoning provisions of the R6-49 zone, which represent the lots in the Preserve
subdivision that abut Wellington Street East and Bayview Avenue. The requested
zoning provisions would implement the site plan attached as Figure 3. As illustrated
below, the dwelling units will front Wellington Street East, while the detached garages
will front the local "Street B". A minimum of one (1) parking space is provided for within
each garage, and two (2) parking spaces are provided for in every driveway, which is in
compliance with Town parking standards.
2 bay —
garage
1 bay
garage
Tandem Side by
parking / side
parking
WIPPrAd
WELLINGTON STREET EAST
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SPECIAL COUNCIL - PUBLIC PLANNING - JUNE 28, 2006
June 28, 2006 .4- Report No. PL06-089
R6-X2 (Blocks 1 to 12, and 17 to 22)
The remaining residential blocks within the subdivision would be zoned similar to that of
the R6-50 zone, which represents the zone of the lots in the Preserve subdivision that
are only adjacent to local roads and have attached garages. The intent of the proposed
R6-X2 exception zone would be to implement the site plan attached as Figure 4. A
special provision would be included in this exception zone that would increase the front
yard setback of the garage from 6m to 8.9m for Blocks 17 to 19 (refer to image below).
The purpose of an increased setback provision for said lots is to accommodate a
sidewalk, while still complying with on site parking standards as illustrated by the site
plan (Figure 4) and the above image.
Parking Provisions
As illustrated by Figure 5, the subject application would permit the following:
• 3 parking spaces are proposed for each unit: 1 in the garage, 2 in the driveway;
and
• 68 on -street parking spaces
Conformity to OPA #30
Issues of land use, development density, drainage, and buffering to sensitive
environmental features proposed in the subject application were reviewed and
evaluated against the policies of OPA 30. The findings are as follows:
Land Use - As stated above, the subject lands are designated as "Medium - High
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SPECIAL COUNCIL - PUBLIC PLANNING - JUNE 28, 2006
June 28, 2006 - 5 - Report No. PL06-089
Density Residential' by Official Plan Amendment #30. The proposed 36.5
UPH (15 UPA) conforms to the minimum density requirement of 25 UPH
(10 UPA). The application is considered to be a medium density
residential development and conforms to OPA #30 in this regard.
As illustrated by the conceptual elevations (Figures 6-10 inclusive), the
proposal is considered to provide a suitable architectural style range for
the residential block units. To this end, the application is considered to
conform to housing range policies prescribed by OPA #30.
Drainage - As envisioned in the 2B Master Servicing Plan and Environmental
Management Strategy prepared by Cosburn Patterson Mather Limited
(1998), the subject application proposes to locate the stormwater
management facility (SWMF) at the northwest corner of the development
block. Although the general location of the SWMF conforms to the 2B
environmental and servicing plans, revisions are required to the functional
servicing report prior to draft plan approval to ensure that the 0.694ha
(1.7ac) block illustrated on the proposed draft plan is of a sufficient size to
accommodate the residential development and to comply with the
recommendations contained in the aforementioned reports.
Buffering - A scoped environmental impact study (EIS) was submitted with the
subject application. The EIS cites previous environmental studies that
have been conducted on the subject lands over the course of the past 8
years by Cosburn Patterson Mather, Michael Michalski Associates,
Ecoplans Limited, and North -South Environmental Inc. The subject EIS
notes that the proposed draft plan reflects a buffering proposal that is
more sensitive to the Provincially Significant Wetland (PSW) than any of
the aforementioned environmental studies and to that of OPA #30, OPA
#30 requires that the minimum development setback on the subject lands
to the PSW be represented by the top of bank, subject to the findings of
an EIS. The draft plan as submitted complies with said setback for the
northern development limit (adjacent to tributary #1), and provides for a
20m (66ft) development setback from the western property boundary
(adjacent to tributary #2). It is noted that there is no top of bank along the
western portion of the subject lands, and the proposed 20m (66ft) setback
is larger than any of the other recommended setbacks noted in the
aforementioned documents.
Staff are of the opinion that subject to an approved sediment and erosion
control plan, as well as appropriate plantings within the buffer area, the
proposed development limit is acceptable.
In summary, Staff are of the opinion that the subject applications conform to the land
use designation and policies contained within OPA #30.
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SPECIAL COUNCIL - PUBLIC PLANNING - JUNE 28, 2006
June 28, 2006 - 6 - Report No. PL06-089
Leisure Services Department
Leisure Services has no objection to the proposed draft plan of subdivision. Open
Space Blocks 23, 24, 25, 26, and 27 are to be conveyed gratuitously to the Town. It is
noted that Figure 2 illustrates that Block 25 is to be dedicated as part of parkland
requirements. Staff are of the opinion that the dimensions and steepness of grades
within this Block yield it to be insufficient to situate any recreational equipment on these
lands. As such, this block will not be considered as contributing to parkland dedication
to the Town.
With respect to parkland dedication, two (2) options are currently being explored by
Staff as illustrated by Figure 11. Option #1 would require that 5% of land be provided
for parks purposes within the subdivision. This park would be located in the northwest
corner of the development and be visible from the arterial Wellington Street East
access.
Option #2, also illustrated by Figure 11, would consist of taking 5% cash in lieu of
parkland for the development, and applying said fees to purchase lands of equal value
on the north side of the PSW (also owned by the applicant). These lands are adjacent
to the western boundary of the Town's Recreational Complex lands, and would
therefore merge with said lands once conveyed. It is noted that land in this location is to
be conveyed to the Town as parkland requirement for the condominium development
adjacent to the Magna golf course south of Wellington Street. Should option 2 be
pursued, additional lands would be added to these lands already being assembled west
of the recreational complex.
In order to provide access from the proposed subdivision to the newly expanded
recreational complex lands, a trail would have to be provided through the PSW. As
illustrated below, the width of the PSW narrows dramatically in one section.
(Bridge crossing)
It is at this location where the trail access is envisioned with the potential of a small
bridge to cross the PSW.
SPECIAL COUNCIL - PUBLIC PLANNING - JUNE 28, 2006
June 28, 2006 - 7 - Report No. PL06-089
Staff will continue to review and negotiate with the applicant with respect to the two (2)
options noted above, and return to Council with a recommendation at a later date.
Lastly, Leisure Services has made note that a full submission of landscape plans will be
required through the subdivision agreement process to address landscaping issues.
Building Department
The Building Department has advised that the zoning appears to be generally in order.
Public Works Department
Many of the comments provided by Public Works refer to revisions to site grading as
well as revisions to the noise and functional servicing report supplied with the
application. Public Works has also requested daylight triangles be provided at the
corner of blocks 8 and 16.
Lake Simcoe Region Conservation Authority
The Lake Simcoe Region Conservation Authority is generally satisfied with the
proposed draft plan; however, revisions have been requested to the functional servicing
report.
Central York Fire Services
Central York Fire Services has no objection to the subject applications; however, a
suitable emergency access from Street A to Wellington Street East will have to be
established prior to draft approval.
Regional Municipality of York
In addition to providing standard conditions of draft approval, York Region has
requested that a Holding provision be added to the proposed zoning for those lots which
do not have servicing allocation.
As stated above, York Region has advised that the proposed subdivision will be
serviced entirely by an internal road network with a single entrance to/from Wellington
Street East. This access is required to have two 15m daylight triangles located on each
side of the entrance, and a west bound right turn lane is to be constructed with 30m
(98ft) of vehicle storage and a 60m (197ft) taper. Street B is also required to maintain a
clear `throat distance' of 60m from the widened limit of Wellington Street East.
—7—
SPECIAL COUNCIL — PUBLIC PLANNING — JUNE 28, 2006
June 28, 2006 - 8 - Report No. PL06-089
YRDSB & YCDSB
The Public and Catholic School Boards have no objection to the proposed applications.
Other Comments
PowerStream, Enbridge Consumer Gas and Canada Post have commented
respectively that they have no concerns with the applications and they request the
imposition of standard conditions of draft approval.
PROVINCIAL POLICY STATEMENT
The proposal is consistent with the provisions of the Provincial Policy Statement of
intensification and protection of natural heritage features. Medium density development
on an arterial road will also support public transit and provincial transportation policies.
SERVICING ALLOCATION
At the June 20 General Committee, an updated servicing matrix was considered and
recommended for approval. The matrix ranks the various applications based on
approved criteria. The subject application received a ranking of #1. Should Council
wish to draft approve the proposed plan of subdivision it would qualify for allocation of
servicing capacity. The report further elaborated on details of the split that has been
recommended between constrained and unconstrained capacity and recommends that
33 units of unconstrained capacity be allocated to this development.
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. They also have the option of resolving that the
application is brought back to a further public meeting upon resolution of the major
SPECIAL COUNCIL - PUBLIC PLANNING - JUNE 28, 2006
June 28, 2006 - 9 - Report No. PL06-089
outstanding issues, or they have the option of denying the applications outright.
CONCLUSIONS
Staff have no objection in principle to the proposed development of the subject lands
given the broader conformity of the proposal with the land use designations and policies
contained within Official Plan Amendment #30. However, some concerns have been
expressed with regards to the design of the SWM block, access to Wellington Street
East, as well as other technical issues.
To this end, it is recommended that subject to the resolution of the outstanding issues,
parkland dedication options, and any concerns raised by Staff and the public, Council
direct Staff to report back to Council on the outstanding issues as well as to prepare a
zoning by-law amendment and conditions of draft approval for the subject lands.
ATTACHMENTS
Figure 1 — Location Plan
Figure 2 — Proposed Draft Plan of Subdivision
Figure 3 — Blocks 13-16 Site Plan
Figure 4 — Typical Street Townhouse Block
Figure 5 — Parking and Sidewalk Plan
Figures 6 through 10 — Conceptual Elevations
Figure 11 — Parkland Dedication Options
PRE -SUBMISSION REVIEW
The subject applications were reviewed at the Management Team Meeting of June 21,
2006.
Prepared by. Andrew Harper, B.E.S., Planner
Extension 4349
7
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Su eibertf M C.I.P., R.P.P. ohn S. Rogers
Dire for of fanning and Development Services C.A.O
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SPECIAL COUNCIL - PUBLIC PLANNING - JUNE 28, 2006
LOCATION PLAN
APPLICANT: 1276074 ONTARIO INC. AulloPA
FILES: D12-01-06 & D14-03-06 SUBJECT LANDS
AURORA PLANNING & DEVELOPMENT SERVICES
DATE: JUNE 28, 2006 FIGURE 1
Location Map created by the Town of Aurora Planning Department, June 12th, 2006. Modified on June 19th, 2006. Base data provided by York Region.
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SPECIAL COUNCIL - PUBLIC PLANNING - JUNE 28, 2006
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—13—
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