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AGENDA - Special Council - 20060329PUBLIC PLANNING AGENDA N0.06-10 WEDNESDAY MARCN 29, 2006 7:00 P.M. COUNCIL CNAMBERS AURORA TOWN NALL PUBLIC RELEASE 24/03/05 IV TOWN OF AURORA SPECIAL COUNCIL - PUBLIC PLANNING MEETING AGENDA NO. 06-10 Wednesday, March 29, 2006 7:00 p.m. DECLARATIONS OF INTEREST APPROVAL OF AGENDA RECOMMENDED: THAT the content of the Agenda be approved as presented. PLANNING APPLICATIONS READING OF BYLAWS RECOMMENDED: THAT the following listed by-law be given 1st, 2nd and 3rd readings, and enacted: 4789-06.0 BEING A BY-LAW to Confirm (pg. B-1) Actions by Council Resulting From Meeting 06-10 on March 29, 2006 V ADJOURNMENT AGENDA ITEMS 1. PL06-036 - Applications to Amend the Official Plan and (pg. 1) Zoning By -Law Aurora Heights Development Inc. 15450 Yonge Street Part of Lot 3 and Part of Block B of Registered Plan 246 Files D09-02-06 and D14-06-06 RECOMMENDED: THAT report PL06-036 be received as information and that Council determine their position with respect to the applications subject to the public comments received; and, THAT servicing allocation for three additional residential units be considered at the time of the passing of the Official Plan Amendment and the Zoning By-law. 2. PL06-039 - Zoning By-law Amendment Application (pg. 9) Paula Bell 15 Mosley Street Pt Lot 1, R.P. 68 File D14-05.06 RECOMMENDED: THAT report PL06-039 be received as information and that Council determine their position with respect to the application, subject to public comments received. 3. PL06-040 - Zoning By-law Amendment Application (pg. 18) Richard Arnold 66 Wellington Street East Pt Lots 15&16, R.P. 107 File D14-07-06 RECOMMENDED: THAT report PL06-040 be received as information and that Council determine their position with respect to the application, subject to public comments received. Aurora Special Council — Public Planning Agenda No. 06-10 Page 3 Wednesday, March 29, 2006 4. PL06-041 - Proposed Official Plan Updates pertaining to (pg. 26) Industrial/Commercial designations and Economic Development File D09-03-06 RECOMMENDED: THAT report PL06-041 be received as information; and THAT, staff finalize the Official Plan Updates based on comments received at the Public Planning Meeting and present the completed Official Plan Amendment document to Council upon its completion. PUBLIC PLANNING - MARCH 29, 2006 'TOWN OF AURORA PUBLIC PLANNING �JA ffEM�. No. PL06-036 SUBJECT: Applications to Amend the Official Plan and Zoning By -Law Aurora Heights Development Inc. 15450 Yonge Street Part of Lot 3 and Part of Block B of Registered Plan 246 Files: D09-02-06 and D14-06-06 FROM: Sue Seibert, Director of Planning and Development Services DATE: March 29, 2006. RECOMMENDATIONS THAT report PL06-036 be received as information and that Council determine their position with respect to the applications subject to the public comments received; and, THAT servicing allocation for three additional residential units be considered at the time of the passing of the Official Plan Amendment and the Zoning By-law. BACKGROUND An Application to Amend the Zoning By-law was submitted by the applicant in 2002 for the subject lands. The proposal was for a 5 storey residential building with commercial uses at grade. A total of 64 residential units were proposed for floors 2 thru 5. A Public Meeting was held on November 27, 2002 for this application at which Council approved the application. The implementing by-law was passed on August 16, 2005. A site plan application was subsequently submitted and processed by staff. Site plan approval was delegated to the Director of Planning and Development Services and is virtually complete with the exception of the execution of the agreement. Since the original submission of this application, the size of the residential units was reduced. As a result, 61 units are proposed for floors 2 thru 5 with the 3 remaining units on the main floor. This is not permitted by the Official Plan therefore, the applicant has submitted this application for this permission. PROPOSAL The subject application proposed three residential units on the main floor of the —1— PUBLIC PLANNING — MARCH 29, 2006 March 29, 2006 -2- Report No. PL06-036 following residential/commercial building: • 61 residential units on floors 2 thru 5; • Commercial Gross Floor Area: 436.8m2 (4,701.83ft2) • Total Gross Floor Area: 6637.4 m2 (71,447 ft2) • Building Height: 5 Storeys • Parking: 122 spaces (40 at grade and 82 underground) • Access: Full moves accesses are proposed on both Yonge Street and Aurora Heights Drive. • Landscaped Open Space: 42.1 % or 1912.7m2 The three ground floor units are proposed to be located at the north side of the building (See Figures 2 and 3). These three units will comprise a total area of 655.2m2 (7,053 ft2) and each unit wily have a small walk -out patio. A privacy fence will be installed to separate these units from the commercial uses to the north. Location/Land Use The subject property is located at the north-west quadrant of Yonge Street and Aurora Heights Drive. It is municipally known as 15450 Yonge Street and is legally described as Part of Lot 3 and Part of Block B of Registered Plan 246. The property is currently used for the purposes of a car leasing business, bus storage and residential purposes. The subject lands have the following characteristics: • a lot area of 0.45 hectares (1.13 acres); • irregular shaped with a portion of the lands being floodplain; • two road frontages, along Yonge Street and along Aurora Heights Drive; and, • currently has a 1 Y2 storey storey building with a frame garage (these are proposed to be demolished). Surrounding Land Uses The surrounding land uses are as follows: North: existing commercial lands; South: existing commercial lands (Petro Canada Gas Station); East: Yonge Street, beyond which are existing commercial lands; and, West: Aurora Heights Drive, beyond which is the Aurora Community Centre and Tannery Creek. —2— PUBLIC PLANNING — MARCH 29, 2006 March 29, 2006 - 3 - Report No. PL06-036 PLANNING CONSIDERATIONS Official Plan The subject property is designated "Community Commercial Centre" within the Official Plan. Overall the proposal is in keeping with the objectives and policies contained therein. However, Section 3.2.2 b, d vi, a vii and Section 3.2.3 c viii and d ii of the Community Commercial Centre Policies and Historic Core -Community Commercial Centre Policies within the Official Plan consistently refer to residential uses above commercial uses where permitted. Based on these references, the subject proposal does not conform with these policies. Staff does not have an objection to the subject proposal. The proposal maintains the objectives and policies with respect to mixed residential -commercial uses within the downtown. The commercial uses on the ground floor of the approved building for this property are located primarily towards the front of the building along the Yonge Street frontage so as to take advantage of the pedestrian and vehicular activity along Yonge Street. The unusual configuration of the site dictated the siting of the building which, lends the portion of the building where the proposed residential units are proposed, not conducive to commercial uses. Therefore, it is reasonable to extend the residential permissions to the ground floor of this building as proposed by the applicant. A site specific policy applicable will be included in the Official Plan Amendment to permit the proposed ground floor residential units on the subject property. Zoning By-law The property is zoned "Central Commercial Residential (C2-14) Exception Zone" and "Open Space (0) Zone" under zoning by-law 2213-78, as amended. This site specific zoning permits residential uses however, Section 21.16.1 of the by-law permits "dwelling units above the first storey to a maximum of 61 units." Therefore, the subject proposal does not comply with this provision of the by-law. A site specific provision will be added to the zone category applicable to the subject lands to implement the proposed three residential units. Staff have no objection to the proposed site specific development standard given the context of the approved uses for the subject lands. Land Use Analysis The proposed land use designation and by-law amendment for the subject lands represents proper and orderly planning from a land use perspective. The proposal is generally consistent with the Official Plan policies, conforms to the intent of the by-law; maintains the objectives of the Town's Strategic plan; and is consistent with the Provincial Policy Statement. —3— PUBLIC PLANNING — MARCH 29, 2006 March 29, 2006 - 4 - Report No. PL06-036 Given that the three additional units will have their own private outdoor amenity areas which will be adjacent to the parking lot of the commercial property to the north, staff recommend that a warning clause be included in the Purchase and Sale Agreement for these three units to warn of potential noise, lighting, smell and activity from patrons of the neighbouring property. Staff also recommends that if deemed necessary, additional planting and screening along the northern property boundary be required through an amendment to the approved site plan to ensure that the three residential units are adequately buffered from the commercial uses to the north. Circulation Comments and Planning Considerations The subject applications were circulated to Town Departments and applicable external agencies. No objections or concerns were raised regarding the subject applications. The Region of York has determined that the subject applications are a routine matter of local significance and therefore is exempt from Regional Approval. PROVINCIAL POLICY STATEMENT The subject proposal is consistent with the provisions of the Provincial Policy Statement. SERVICING ALLOCATION The original Aurora Heights development project has servicing allocation for 61 units. The 3 additional residential units proposed by these applications will be required to obtain additional servicing allocation. Formal allocation of servicing shall be granted when Council considers the Official Plan Amendment and Zoning By-law. FINANCIAL IMPLICATIONS Development charges, cash -in -lieu of parkland and associated economic spin-off benefits to the Historic Core of the Town are anticipated as a result of this development. 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 proposal is consistent with these objectives. OPTIONS At the Public Planning Meeting, taking into consideration comments from staff and residents, Council has the option of approving the application in principle including Staff's recommendations to include a warning clause to prospective purchasers of the —4— PUBLIC PLANNING — MARCH 29, 2006 March 29, 2006 - 6 - Report No. PL06-036 three ground floor units and if necessary, require additional screening along the north property boundary to ensure the three additional units are appropriately buffered. Council also has the option of resolving that the applications be brought back to a further public meeting upon resolution of any outstanding issues, or has the option of refusing the applications as proposed. CONCLUSIONS Staff are of the opinion that the subject proposal represents proper and orderly planning. The proposed amendments to the Official Plan and Zoning By-law would permit three additional residential units on the ground floor of an approved mixed residential commercial building on the subject property. The proposal is considered appropriate given the approved uses of the lands and the unsuitability of the portion of the building for commercial uses; it is consistent with the Provincial Policy Statement; it achieves the objectives of the Town's Strategic Plan; and, no objections or concerns were raised as a result of the application circulation. Should Council determine that there is merit in the subject applications, Staff suggest that there should be warning clauses to purchasers of the ground floor units and if necessary, require additional screening along the north property boundary to ensure the three additional units are appropriately buffered. ATTACHMENTS Figure 1 - Location Plan Figure 2 - Proposed Site Concept Plan Figure 3 — Ground Floor Plan PRE -SUBMISSION REVIEW The subject application was reviewed at the Management Team Meeting of March 22, 2006. Prepared by: Deborah Giannetta, M.Sc.Pb, Planner Extension 4347 StWseioft, &C.l.P., R.P.P. Director of Planning and Development Services —5— I• M.11hiM ME 2808 f � C U c wQ �. L LL m ' 6 � ! y T i7j 5 + k yipkpyxyrn��5agaepa °dal �s fo, 5khk T hall a fi y 'BE� ae �' ICICYi 0 az`s� ;!$4 ja 7 m 1ff!° � al� liiiie df `� m �d °a38da R __ B a o i k 0 y+ ,oaux ti D w U ,e m v \ m 41 if t! ` IL a > o a > o a l �/ .. f�-� T✓ i a � f0 Z � 9wfJi Zvo. W �❑� a.. W W —7— QU-Q a ad l��3tl i dl a ? !� a?d7 Ei� •" tl " • s ; d� !t{{ °, a•oa lEJIJEEE(1°oaf i ! t:�ae a!ta�fl 4�'Ess °a°O ss • Stii !!s Y�II����lt }73 •" I �:. o E I is oo••lll7 � i #t tf ltti�3i: aR,a� is iF la ff}7 FUbL I L; VCM7ffrR=— MAHUH ZU, Z= LU ------- — ------ LL O Vdio aGi 4 fp p f V4: Tj OZ�JOJQZ/ �_7ad ------------ ------ ...... OR wwi . . . . ....... I. ............. z F- z ANN! w PE iL P 0 W > w z CI LJ6. LU �D .. . .... w CL loll ch Lij LL cD e 0 ca II C) CQD z to z 4 < 0 2 � 6 o w J= PUBLIC PLANNING - MARCH 29, 2006 EAq1ELN,9A1TE-M# TOWN OF AURORA PUBLIC PLANNING MEETING No. PL06-039 SUBJECT: Zoning By-law Amendment Application Paula Bell 15 Mosley Street Pt Lot 1, R.P. 68 File Number D14-05-06 FROM: Sue Seibert, Director of Planning and Development Services DATE: March 29, 2006 RECOMMENDATION THAT report PL06-039 be received as information and that Council determine their position with respect to the application, subject to public comments received. BACKGROUND Location/Land Use As illustrated on Figure 1, the subject lands are located east of Yonge Street, west of Victoria Street, and are municipally known as 15 Mosley Street. The subject property has an area of 611m2 (6,577ft2) and has a frontage of approximately 20m (66ft.) on Mosley Street. There is an existing 176m2 (1,895ft2) two -storey residential building on the subject lands. Surrounding Uses To the North: Mixed Use South: Institutional East: Residential West: Commercial Official Plan The subject lands are designated as "Urban Residential" by the Town of Aurora Official Plan. In addition, the subject property is also within the designated Heritage Resource Area and Historic Core Community Commercial Centre. 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 designated areas. Such uses are subject to a site plan agreement and the availability of sufficient on -site parking which is screened to protect adjacent residential areas. PUBLIC PLANNING — MARCH 29, 2006 March 29 2006 .2- Report No. PL06-039 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. The R5 Zone permits the property to be used for residential purposes and a private home day care. An amendment to the By-law is required to allow the consulting & retail use as proposed by the owner. 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 an interior design consulting service and complementary retail boutique as an additional permitted use on the ground floor of the existing building (residential use will remain on 2"d floor); ■ an exception to Section 6.26 of the Zoning By-law to reduce the required on -site parking from 6 spaces to 5; ■ an exception to Section 6.27.7 of the Zoning By-law to permit one parking space to be located in the front yard of a residential zone; ■ an exception to Section 6.27.8 of the Zoning By-law to reduce the required aisle width from 4.0 meters (13 ft.) to 3.6 metres (12 ft.); and • an exception to Section 6.2.2 of the Zoning By-law to permit an accessory building (gazebo) to be located within the 6.0 metre (19.5 ft.) required front yard setback, to be constructed 3.5 metres (11.5 ft.) from the front lot line. The applicant has prepared a draft site plan (refer to Figure 2) to accommodate 5 on -site parking spaces, and proposes to construct a gazebo 3.5 metres (11.5 ft.) from the front lot line. As illustrated by the conceptual site plan, three (3) tandem parking spaces are provided 0.5metres (1.5 ft.) from western lot line, while the remaining two (2) parking spaces are provided to the rear of building. No exterior building alterations are proposed. COMMENTS Department Comments Leisure Services Zoning ■ No objection in principle to the subject rezoning. Conceptual Site Plan ■ Leisure Services has advised that the preliminary site plan does not provide sufficient property boundary landscape strips along the west property boundary to implement their minimum landscape standards. It is noted; however, that there is no by-law requirement for said landscape strip along the western property boundary adjacent to the office/commercial use; ■ Leisure Service also note that an arborist report may be required through the Site —10— PUBLIC PLANNING — MARCH 29, 2006 March 29, 2006 - 3 - Report No. PL06-039 Plan process to assess and protect existing and adjacent trees that may be impacted from the development. Public Works Zoning ■ Public Works has concerns with the proposed reduction in the parking standards from six (6) spaces to five (5) for this site and has advised that since there is limited off -site parking available in the area around this site, all needed parking should be provided for on the property. Site Plan A storm water management report will be required to be submitted as part of the Site Plan application; and Servicing and Grading Plan(s) will also be required as part of the Site Plan application as well as applicable cost estimates. Building Department Zoning ■ The Building Department has advised that the frame shed (southeast corner of the site) is encroaching onto the neighbouring property, does not comply with Section 6.2.2 (side yard setback) of the zoning by-law, and is located where the 1.5metre (5 ft.) buffer strip is required. ■ The Building Department has confirmed that the Zoning By-law requires 6 parking spaces for the proposed use; ■ It is recommend that an implementing Zoning By-law specify that the ground floor area will be used for the Retail Boutique and Interior Design Consulting Service, and that the 2"d floor will be used for one apartment dwelling unit; and ■ A buffer strip in accordance with Section 6.31 will be required along the easterly property line adjacent to the residential use; Aurora Hydro ■ No Objections Central York Fire Services ■ No Objections Planning Considerations Proposed Use As noted above, the subject lands are designated Urban Residential and fall within the Heritage Resource Area and Historic Core Community Commercial Centre of the Official Plan. Policies pertaining to the subject property as well as the lands within one (1) block of the Yonge and Wellington Street intersection, support conversion of residential buildings to —11— PUBLIC PLANNING - MARCH 29, 2006 March 29, 2006 - 4 - Report No. PL06-039 a mix residential and limited commercial use subject to, among other criteria, the availability of sufficient on -site parking. Staff are of the opinion that the subject application would conform to the Official Plan in this regard so long as sufficient on -site parking can be provided. On -Site Parking 4.0 parking spaces are required for the consulting & retail service on the main floor of the existing building, while 1.5 parking spaces are required for the apartment unit located on the second floor. Hence, a total of 5.5 on -site parking spaces are required. This number has been rounded up to 6.0 as per standard Town practice for calculating parking requirements. It is noted that the applicant has requested for a reduction in parking requirements from 5.5 spaces to 5.0. Planning Staff have considered the proponents request for the reduction in parking and are of the opinion that there may be sufficient space to the rear of the building to locate one addition parking space (figure 3), and therefore, be in conformity to the Zoning By-law in respect to supplying adequate on -site parking. It is noted that locating this additional parking space to the rear of the building would be a tight fit and may require the removal of a rear porch entry. This would also require the removal of the planting bed and this parking stall would require approximately 0.2 metres (0.65 ft.) of relief from the 7.4 metre (24 ft.) manoeuvring space By-law requirement. Staff have no objection to these minor exceptions. As Staff are satisfied that there is sufficient room to comply with Town parking requirements, and are of the opinion that the function of the proposed use will not be weakened by the construction of the extra parking space, it is suggested that the parking standard be maintained. If Council does see merit in the parking reduction, it is noted that the parking calculation shortfall is 0.5 spaces. Front Yard Parking Staff have no objection to the first tandem parking space situated in front of the main building. However, if Council does see merit in the request to reduce the required number of parking spaces, Staff are of the opinion that the fifth parking space may be better served behind the building (Figure 3). Aisle Width Section 6.27.8 of the By-law requires that ingress and egress to and from required parking spaces shall be provided by means of unobstructed driveways of at least 4 metres (13ft.) unless specified otherwise in a Site Plan agreement. Given the location of the existing building on the subject lands, and the proposed tandem parking spaces along the western boundary of the property, the applicant has requested a reduction in the aisle width to 3.6 metres (12ft.). It is noted that the aisle width varies from greater than 4.0 metres (13ft.), to 3.6 metres (12ft.) at the closest point to the building. Staff are of the opinion that the access aisle is of sufficient width to service the on -site parking lot. -12- PUBLIC PLANNING — MARCH 29, 2006 March 29, 2006 - 6 - Report No. PL06-039 Accessory Building in Front Yard Given that the proposed accessory building is a gazebo which would enhance the pedestrian amenity of the streetscape, and can be designed in an aesthetically pleasing manner, Staff have no objection to the reduction in the front yard setback for this structure. Summary In conclusion, Planning Staff have no objection in principle to the proposed Zoning By-law Amendment application; however, suggest that the number of parking spaces on the site be maximized with the provision of six (6) parking spaces rather than the five (5) proposed. Resident Concerns None received. OPTIONS At the Public Planning Meeting, taking into consideration comments from staff and residents, Council has the option of approving the application in principle, subject to the resolution of outstanding issues. Staff suggest that if Council decides to approve the application in principle, it is approved by using one of the following two possible resolutions, subject to public comments received: 1. The application is approved in principle as presented, subject to the resolution of outstanding issues and a satisfactory review of at least the first site plan submission; or 2. The application is approved in principle with the additional sixth (6th) parking space as suggested by Staff, and is subject to the resolution of outstanding issues and a satisfactory review of at least the first site plan submission. Council also has 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. Review of the subject application through the Zoning By-law Amendment process will facilitate this objective. —13— PUBLIC PLANNING — MARCH 29, 2006 March 29, 2006 -6- Report No. PL06-039 PROVINCIAL POLICY STATEMENT There are no conflicts with the policies of the Provincial Policy Statement as a result of this application. CONCLUSIONS A rezoning application has been submitted in respect to the subject lands to include an interior design consulting service and complementary retail boutique as an additional permitted use on the ground floor of the existing building on the property. Additional Zoning By-law exceptions have been requested in the areas of number of parking spaces required (6 required, 5 requested), permitting a parking space in the front yard of a residential zone, a reduction in the minimum required aisle width (4 metres to 3.6 metres), and locating an accessory building within a required front yard setback (6 metres required, 3.5 metres requested). Staff have raised concerns in respect to granting an exception to the number of required parking spaces provided for on -site. As such, should Council determine there is merit in the subject application, it is requested that Council advise Staff as to their preferred option for granting an exception to the required number of parking spaces to be provided on site as noted above. It is also recommended that approval of the Zoning By-law Amendment be subject to the public comments received and the review of at least the first site plan submission. This would ensure for a more detailed review of the proposed development and would ensure the proper function of the site and its compliance with the Implementing By-law. ATTACHMENTS Figure 1 — Location Plan Figure 2 — Conceptual Site Plan Figure 3 — Parking Layout Modification PRE -SUBMISSION REVIEW Management Team Meeting - March 22, 2006 Prepared by: Andrew Harper, Planner Extension 4349 U Se rt, M.C.I.P., R.P.P. erector of Planning and Development Services —14— WELLINGTON STREET EAST W W � o fq W Z Mosley St Tyler St rn m Q Church St U Metcalfe St m a o 50 too E Harrison Ave Metres LOCATION PLAN OWNER: PAULA BELL' FILE: D14-05-06 • :- SUBJECT LANDS Au> -®RA AURORA PLANNING DEPARTMENT DATE: MARCH 29, 2006 FIGURE 1 t.ocatlon Map created by the Town of Aurora Planning Department, Octobgrg tth, 2005. Modified March 17th, 2006. Base data provided by York Region. PUBLIC PLANNING - MARCH 29, 2006 N H� W a� I �,.�� � tv v (n u•2 Z 99c' ' X 9 O �' „s`O� k 9 ay (, ,�_ _O S pax SS99 n® uN w 99Zxajx>fut� ulo`Z�9g 00,9d.L OjvJ ZA. 0) 0�� xu 6UI dDosp INS x 9� o `�.,. ° !�9 <S'`9 2 2q'99 a6poH s M' OS.9gZ"� UU9.97 ap oSI a JZ CSO� '[d) s — ( 2v ,� , 5992 70. �99le) ck i \ 1 � Sl Y o a't W � v CD IQ 19/ <IQ VIP p q 0 9 3 p `? o -p 99 0 2 I �sin L U C U Z �9� O y O1 S, (O a) 3 z r= I Tr� 2 (D to m � N g O _ (q v (ti O it C y I LMf N 5919 9 (D (o \ a t J 'Id)c :./ ` \ a ul uq yo�gd c 4 � 55 awDJ 4 yc�sy;o 9-6p3 oS 9 q I �) ' 20 ,In L Ii Sy9 �q �S I I J I I = • OC[ i}S LLJ �o y a o9y _ abPO o'er dL g - *L\4J as a x .a ` 1.0 9JC �sM—pao __ 9q' N u3 6 ol�J •I� a Iullo loy! d NxFl ,4u0 /0 �O m� S.,e o W- o Zg "c .9 u.00 I caul s st N r9 O to o`. Euw to s (D d L7) Os N O4 o s .°i o -16- PUBLIC PLANNING - MARCH 29, 2006 "� o � 39: 0� a c c af� n Z' /lc 9c> —17— PUBLIC PLANNING - MARCH 29, 2006 TOWN OF AURORA PUBLIC PLANNING MEETING A LIDA ITEM, 3 SUBJECT: Zoning B34aw Amendment Application Richard Arnold 66 Wellington Street East Pt Lots 15&16, R.P. 107 File NumberD14-07-06 FROM: Sue Seibert, Director of Planning and Development Services DATE: March 29, 2006 RECOMMENDATION No. PL06-040 THAT report PL06-040 be received as information and that Council determine their position with respect to the application, subject to public comments received. BACKGROUND Location/Land Use As illustrated on Figure 1, the subject property is located two lots east of Wells Street North and is municipally known as 66 Wellington Street East. The subject property has an area of 386m' (4,155ft2) and has a frontage of approximately 14m (46ft.) on Wellington Street East. There is an existing 161m2 (1,733ft2) two -storey residential building on the subject lands. Surrounding Uses To the North: Residential South: Residential East: Residential with Home Office West: Residential Official Plan The subject lands are designated as "Urban Residential" by the Town of Aurora Official Plan. In addition, the subject property is also within the designated Heritage Resource Area. To supportthe viability of Aurora's Heritage Resource Area, the Official Plan contains policies that permit limited commercial uses along arterial streets in the Heritage Resource Area. Such uses are subject to a site plan agreement and the availability of sufficient on - site parking which is screened to protect adjacent residential areas. om PUBLIC PLANNING — MARCH 29, 2006 March 29, 2006 -2- Report No. PL06-040 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. The R5 Zone permits the subject lands to be used for residential purposes and a private home day care. 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 as an additional permitted use; • an exception to Section 6.26 of the Zoning By-law to reduce the required on -site parking from six (6) parking spaces to five (5); • an exception to Section 6.26 of the Zoning By-law to reduce the required manoeuvring space standard from 7.4 metres (24 ft.) to 6.7 metres (22 ft.), and to permit two (2) tandem parking spaces; ■ an exception to Section 6.27.6 of the Zoning By-law to reduce the required aisle width from 4.0 metres (13 ft.) to 3.39 metres (11 ft.); and ■ an exception to Section 6.31 of the Zoning By-law to reduce the minimum interior side yard buffer requirement from 1.5 metres (5 ft.) tapering down to 0.0 metres as per the site plan. The applicant has prepared a draft site plan (refer to Figure 2) that illustrates the above noted site alterations. COMMENTS Department Comments Leisure Services Zoning ■ No objection in principle to the subject rezoning. Conceptual Site Plan ■ Leisure Services has advised that the preliminary site plan does not provide sufficient property boundary landscape strips to implement their minimum landscape standards; ■ Leisure Service also note that an arborist report will be required through the Site Plan process to assess and protect existing on -site and adjacent trees that may be impacted from the development. Specifically, the proposed site changes as indicated on the conceptual site plan includes disturbance to the root zones of the existing mature trees along the north property boundary. —19— PUBLIC PLANNING — MARCH 29, 2006 March 29, 2006 - 3 - Report No. PL06-040 Public Works Zoning ■ Public Works has concerns with the proposed reduction in the parking standards for this site and has advised that since there is limited off -site parking available in the area around this site all needed parking should be provided for on the property. Site Plan ■ A storm water management report will be required to be submitted as part of the Site Plan application; and ■ Servicing and Grading Plan(s) will also be required as part of the Site Plan application as well as applicable cost estimates. Building Department Zoning A buffer strip in accordance with Section 6.31 of the By-law is required along the east, west, and rear lot line; The parking does not meet the minimum manoeuvring space and driveway standards as per Section 6.26 of the By-law; and Based on the floor area of 161 mz (1,733ft2) calculated at 3.3 spaces/90M2 for the office use, the zoning by-law requires 6 parking spaces. Aurora Hydro ■ No Objections Central York Fire Services ■ No Objections Planning Considerations Proposed Use As noted above, the subject lands are designated Urban Residential and fall within the Heritage Resource Area of the Official Plan. To support the viability of Aurora's Heritage Resource Area, the Official Plan contains policies that permit limited commercial uses along arterial streets in the Heritage Resource Area. Such uses are subject to a site plan agreement and the availability of sufficient on -site parking which is screened to protect adjacent residential areas. The owner proposes to use the subject lands for a business office use. The proposed business relates to the provision of programming to various cable and satellite broadcasters throughout Canada and the United States. The owner has projected that four (4) people, including the owner, will be required to staff the business office. The applicant —20— PUBLIC PLANNING — MARCH 29, 2006 March 29, 2006 - 4 - Report No. PL06-040 has advised that business will be conducted primarily by phone or by site visits and that there are few outside visitors anticipated to visit the business office itself. Planning Staff are of the opinion that the subject application would conform to the Official Plan, so long as sufficient on -site parking can be provided. On -Site Parking 5.9 parking spaces are required for the proposed business office use. This number has been rounded up to 6.0 as per standard Town practice for calculating parking requirements. It is noted that the applicant has requested for a reduction in parking requirements from 5.9 spaces to 5.0. Planning Staff have considered the proponents request for the reduction in parking space requirements and echo the concerns noted by the Public Works Department in this regard. Staff are of the opinion that there is limited off -site parking available in the surrounding area that would offset a reduction in on -site parking requirements. As such, Planning Staff have concerns with granting the request to reduce the on -site parking requirement to five (5) spaces. If Council does see merit in the parking reduction, it is noted that the parking calculation shortfall is 0.9 spaces. Tandem Parking The Zoning By-law requires that tandem parking spaces have a dimension of 2.7 metres (9ft.) by 6.5 metres (21.3 ft.), and have a 3.6 metre (12 ft.) manoeuvring space. The applicant proposes that the two (2) tandem parking spaces provided at the westerly vehicle entrance be dimensioned to the 90 degree parking space By-law requirement of 2.7 metres (9ft.) by 5.3 metres (17.3 ft.), as Om of manoeuvring room space will be available for in out movement. In essence, the parking space dimensions are sufficient to park two (2) vehicles in the proposed location; however, the rear parking stall will effectively be'trapped' if the front parking stall is occupied. It is acknowledged that complying with By-law standards in respect to parking spaces requirement is difficult given the limited size of the subject lands, and that the applicant is attempting to maximize on -site parking in this instance. Planning Staff appreciate that an attempt has been made to maximize on -site parking; however, are hesitant to support a tandem parking space configuration that would effectively box -in one of the limited parking stalls. Aisle Width Section 6,27.8 of the By-law requires that ingress and egress to and from required parking spaces shall be provided by means of unobstructed driveways of at least 4 metres (13 ft.) unless specified otherwise in a Site Plan agreement. Given the location of the existing building on the subject lands, the applicant has requested a reduction in the aisle width to 3.39 metres (11 ft.). Staff are of the opinion that access to the rear parking lot, although narrow, is of sufficient —21— PUBLIC PLANNING — MARCH 29, 2006 March 29, 2006 -5. Report No. PL06-040 width to accommodate passage of a single vehicle. Two way access; however, if not available. Buffering Requirements Section 6.31 of the Zoning By-law requires that a 1.5 metre (5 ft.) grassed buffer strip containing a 1.5 metre (5 ft.) high solid wood fence be constructed adjacent to a residential zone or use. This buffer requirement applies to the west, north, and east property boundaries of the subject lands. The applicant has requested relief from the grass buffer strip to be in accordance with the attached conceptual site plan. Planning Staff are of the opinion that the proposed reductions to the buffer strip may not have an impact on adjacent properties given that a 1.5 metre (5 ft.) wood fence is required along the property boundaries. However, as indicated by Leisure Services, there may be a possible disturbance on the root zones of the mature trees along the north property boundary from the proposed development. As indicated above, an arborist report would be required to assess this potential impact through the site plan process. Summary The Official Plan contains policies that support the proposed use of the subject application; however, these use oriented conversion policies are dependent on the ability of a property to accommodate sufficient on -site parking which is screened to protect adjacent residential areas. Planning Staff are of the opinion that although the proposed use is considered to conform to the Official Plan, concerns have been expressed by Department Staff that the subject application does not provide for adequate on -site parking, manoeuvring, and may have a negative impact on the mature vegetation along the northern property boundary. Resident Concerns None received. 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 —22— PUBLIC PLANNING — MARCH 29, 2006 March 29, 2006 - 6 - Report No. PL06-040 planning to protect the overall investment of citizens in the community. 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 A rezoning application has been submitted in respect to the subject lands to include a business and professional office as an additional permitted use on the subject lands. Additional Zoning By-law exceptions have been requested in the areas of number of parking spaces required (6 required, 5 requested), a reduction in manoeuvring space standards (7.4 metres to 6.7 metres), permitting two tandem parking spaces, reduction in the required aisle width (4 metres to 3.39 metres), and a reduction in interior side yard buffer requirements from 1.5 metre tapering down to 0.0 metre. Staff are of the opinion that although the proposed use is considered to conform to the Official Plan, there are still concerns that the subject application does not provide for adequate on -site parking, manoeuvring, and may have a negative impact on the mature vegetation along the northern property boundary. Should Council determine that it wishes to support the proposed amendment it is suggested that medical offices of any kind not be permitted. ATTACHMENTS Figure 1 — Location Plan Figure 2 — Conceptual Site Plan PRE -SUBMISSION REVIEW Management Team Meeting — March 22, 2006 Prepared by. Andrew Harper, Planner Extension 4349 'Z � , L'�- tu Sei r , M.C.I.P., R.P.P. . ecto Planning and Development Services -23- 1 1'7 71' co U W Centre St W z C7 in >- WELLINGTON STREET EAST co c •L 0 U Mosley St E50100 MMEw LOCATION PLAN OWNER: RICHARD ARNOLD FILE: D14-07-06 SUBJECT LANDS AUIIZoPA AURORA PLANNING DEPARTMENT Y""Ni DATE: MARCH 29, 2006 FIGURE 1 Location Map created by the Town of Aurora Planning Department, January 27 2006. Modified on March 17th, 2006. Base data provided by York Region. 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(J1 zo15. 0.30 /5 16W r Of '�fi'f17 r ✓L'f.S i Of f fi lLf2Q/ t /) � 119 51 M1B N rlu BJBM-1tu56 Iz.ex ° f<.B.us J B.J.w 5 P9 03636.0057 C) p61 01r xfii n.JO f. f y] 0 Z � kem< Y<m5 U 1 5\ary o ^ �9�m:m� Nebl tlnJ y5�00ry0S 2.70 ' B �5 11 -S.IBIS t4J YNam._ gB1''1 Z imen � 4 � (P g�20 2 z � r Yni msJR-Bose en �o:eunq pe PLH/ 4.25 1 N0el.1 Sloray <t pwl z 1/z sw<y un<x nStY q65 nnm" Yw u I Z a Z y01 9I framo Yor4i �3 del r �e N sense B LANDSCAPING N72'56'00"E 14.77 n510 ain BsSnrvnnoz FIGURE 2 ST"fFT fH,5T (fl.nrtnlea sr nr -ind"fl `� fiJa - Bn- Ixe mnmimenl N' RZOwao) PUBLIC PLANNING - MARCH 29, 2006 TOWN OF AURORA PUBLIC PLANNING MEETING LAGENDA � __f] No. PL06-041 SUBJECT. Proposed Official Plan Updates pertaining to Industrial/Commercial designations and Economic Development File Number D09-03-06 FROM: Sue Seibert, Director of Planning and Development Services DATE: March 29, 2006 RECOMMENDATION THAT report PL06-041 be received as information; and THAT, staff finalize the Official Plan Updates based on comments received at the Public Planning Meeting and present the completed Official Plan Amendment document to Council upon its completion. BACKGROUND The Town of Aurora completed a Five Year Official Plan Review in 2003. The Strategic Directions Report was completed in April 2003 and Council adopted recommendations pertaining to the Official Plan Review on May 27, 2003. Two of the priority recommendations were to complete a "Natural Heritage Evaluation" for the "2C" lands and to complete an "Employment Land Retention Strategy". The "Natural Heritage Evaluation" is currently underway and the "Employment Land Retention Strategy" was adopted by Council on February 8, 2005 and approved by the Region of York on May 24, 2005. The "Employment Land Retention Strategy" added policies to the Official Plan pertaining to the conversion of "Employment Lands" to other uses. In addition to these policies, the Five Year Official Plan Review process recommended that the "Industrial" and "Commercial" policies of the Official Plan be updated and that an "Economic Development" section be added to the Official Plan. The main purpose of these recommended updates is to provide consistent, up to date policies for all employment/commercial areas within the Town and to strengthen the viability of these areas while achieving a desirable ratio of residential to employment lands. A separate section in the Official Plan devoted to economic development would clearly articulate the Town's economic objectives. The employment areas within the Town of Aurora are for the most part currently —26— PUBLIC PLANNING — MARCH 29, 2006 March 29. 2006 - 2 - Report No. PL06-04 designated 'Industrial' within the Official Plan and the newer employment areas are designated "Business Park" within Secondary Plans. The commercial areas have a range of designations based on the commercial hierarchy in both the parent Official Plan and Secondary Plans, however, the provisions of the secondary plans do not match the older official plan provisions. On June 21, 2005, Council approved the Terms of Reference for the Official Plan updates pertaining to Industrial/Commercial policies and the addition of new Economic Development policies. On September 27, 2005, Council authorized the retainer of Meridian Planning Consultants Inc. to complete the Official Plan updates pertaining to Industrial/Commercial policies and the addition of new Economic Development policies. COMMENTS Goals of the Updates The overall goal of the review/update is to ensure that the Industrial and Commercial policies of the Official Plan and associated Secondary Plans are up to date and meet the current and future needs of the Town. Related to these goals is the need to ensure a balanced assessment base and ensure the economic development objectives of the Town are included within the Official Plan Policies. Industrial Most of the older employment areas are designated "Industrial' within the parent Official Plan and OPA 52 — The Aurora East Industrial Estates Secondary Plan. Newer employment areas are designated `Business Park" within OPA 30 — The Bayview Northeast Area 2B Secondary Plan. Modern employment areas contain and demand a wide mix of employment uses and as such it is important that that the Official Plan Policies be updated to meet the current and future employment needs of the Town. In addition the Town has recently adopted OPA 55 - Employment Land Retention Strategy. The purpose of the Employment Land Retention Strategy is to protect employment lands from being redesignated to other uses. The Employment Land Retention Strategy recognized that the Official Plan Policies pertaining to employment lands should be updated to allow for a suitable range of employment uses to meet the needs of the Town and employers/employees. Commercial The parent Official Plan policies set up a hierarchy of commercial areas within the Town —27— PUBLIC PLANNING — MARCH 29, 2006 March 29, 2006 - 3 - Report No. PL06-041 This hierarchy has been built upon by secondary plans and site specific official plan amendments. Recently the Bayview Avenue node has undergone some official plan changes and policies to permit a new regional commercial centre at Wellington Street and Highway 404 have been adopted. The commercial hierarchy, designations and policies need to be reviewed and updated to ensure that they meet the current and future needs of the Town. Economic Development In 2003, the Town of Aurora approved its first Economic Development Strategy, which highlighted the importance of economic development initiatives in the Town's physical development and economic well being. The recently completed Implementation and Monitoring Plan, the corollary document to the Strategy, provided further detail to the Strategy through the identification of a set of economic targets as well as initiatives to promote economic diversity and implementation strategies for economic success. The initiatives and targets contained in these two economic development documents have never been formalized in the Town's existing Official Plan and, therefore, there is a gap in the policy framework between planning and economic development. Previous Town policy documents such as The Growth Management Strategy (OPA #17) and the Five-year Official Plan review have clearly identified the link between land use policies/designations and economic prosperity and this gap should be bridged in the Official Plan to ensure that Aurora develops in an economically viable and sustainable manner. Consequently, the following general economic development policy areas should be addressed in any OP review/update: ➢ Recognition of the important relationship between planning, economic development, and environmental preservation in sustainable development and healthy communities; ➢ The fostering of a positive climate for economic development and growth, the building of community capacity through development opportunities and local employment, and the diversification of the employment base; ➢ The importance of maximizing employment lands in the Town; ➢ Private/public partnerships as a vehicle for achieving economic goals; and ➢ The recognition of an Economic Development Strategy as an important tool to implement key policy goals and objectives. Completion of the Official Plan Policy Recommendations The Official Plan Update work program consists of four phases as follows: 190 PUBLIC PLANNING - MARCH 29, 2006 March 29, 2006 - 4 - Report No. PL06-041 Phase One consists of an existing conditions review, Phase Two consists of analysis and options, Phase Three consists of development of policy recommendations and Phase Four consists of preparation of Official Plan policies to Council. The Phase One, Two and Three reports have been completed (See Attachment's 1, 2 and 3) and the Phase four report will be completed subsequent to the Public meeting to obtain public and political input into the process. Presentations have been made to EDAC on January 11 and February 15, 2006. The consultant has been working with the Planning and Development Services Department and Economic Development Division and has been co-ordinating the study with the Economic Sectors Analysis being undertaken by UrbanMetrics Inc. Existing Conditions Report - findings The Phase 1 report on existing conditions completed by Meridian Consultants Inc. (See Appendix 1) provided a context within which to evaluate options for land use policy changes which would address future employment and commercial land use development. The general findings were as follows: 1. The Town's existing development is reflective of several of the general trends and changes experienced over the last twenty years to employment and commercial land use. The Town is well planned and provides a good balance of both employment and commercial development in comparison to its residential population. 2. The Town's population is expected to increase by close to 25,000 persons over the next twenty years, with employment expected to increase by 14,000 employees. The Town's supply of land is limited and the growth will have to be accommodated by the existing land supply. Maintaining the current employment land supply to accommodate future industrial growth is critical. 3. The Town's commercial development has generally evolved in a nodal fashion. The commercial policies in the current Official Plan are not reflective of the existing commercial structure. There is a need to provide for a policy framework that is more representative of the Town's current commercial development and to re-emphasize the importance of the downtown. A more flexible approach may be the most appropriate given the Town's mature state. 4. The current Official Plan policies for employment and commercial land use need to be updated to reflect current Provincial policy. Many of the current Official Plan references to Provincial policy are also outdated and irrelevant. 5. While the current industrial designations and policies provide a good policy base, they should be updated and expanded. A more concise approach should be -29- PUBLIC PLANNING — MARCH 29, 2006 29, 2006 - 5 - Report No. PL06-041 considered which incorporates previous recommendations relating to the supply of industrial land, redefines industrial areas as employment areas and provides a clear range of industrial types and forms of uses. There is also a need to provide specific restrictions relating to commercial uses in industrial areas. At the same time that the Phase 1 report was being completed, the Town was undertaking an economic sector analysis. UrbanMetrics were retained by the Town to complete the analysis. The information from the economic sector analysis report will be considered prior to the final policy recommendations. The Town is also undertaking a strategic planning exercise at the same time as the commercial and employment area policy review. From the Strategic Planning Orientation Workshop, a summary of responses from the key interviews were provided. There was a clear emphasis on the importance of industrial land retention by the Town and the need to increase opportunities within the employment lands. There was also an interest in the redevelopment of the downtown. Options Report— Findings The Phase 2 report completed by Meridian Planning Consultants Inc. provides the following options: Employment Land Policy options The following are three general approaches for designating employment land within an Official Plan: (i) Detailed Categorization This approach provides a fairly detailed categorization of employment and industrial uses through designations based on a classification of the type of industrial uses and their impacts. This could result in five or more categories of industrial uses. This approach requires that the Official Plan is used to a certain extent as a development control document for employment uses. This approach may be beneficial in municipalities who have a very broad industrial base with distinctive operational and locational attributes. It can recognize specific types of uses and provide detailed policies associated with such uses. Designating future industrial lands using this approach can be, problematic as the approach is not flexible enough to allow for new types of operations and uses without either an amendment to the Plan or the creation of a new category. The approach assumes there will be a requirement for amendments due to market changes but allows the municipality control through the Official Plan to respond to those changes. —30— PUBLIC PLANNING — MARCH 29, 2006 March 29, 2006 - 6 - Report No. PL06-041 (ii) Broad Industrial Designation This option provides a general industrial designation with broad policies to cover all industrial areas and allow existing and new uses as well as redevelopment to occur without further amendment to the Official Plan. This type of approach requires highly detailed zoning controls. In municipalities which are built out, this type of approach may allow for the most flexibility for redevelopment of industrial areas. It can also provide forvery strong policies to preserve such areas for industrial only uses. (iii) Balanced Approach The balanced approach provides a policy framework which provides overall goals, objectives and policies for employment areas and then sets out two or three basic designations which generally cover the older industrial areas, the newer and proposed employment areas and transitional areas. The designations are generally reflective of the municipality's existing and projected employment. This type of approach provides the municipality with clear policies for each type of area and allows site specific exceptions using special policy areas. In determining which approach is most suitable for Aurora, it is important to consider Aurora's current employment structure, the existing policy framework and the Town's economic development strategy. It is clear that there is a strong emphasis on creating a strong and viable business environment in the Town which meets the needs of existing businesses and also attracts new enterprises. The Town has also prepared "employment land retention" policies through OPA 55 and any changes to current policy should recognize the importance of existing industry. It will be important to ensure non - employment uses are limited and where permitted are clearly accessory. Any exceptions to the permitted uses must be justified on a site specific basis and maintain the intent of the policies. While newer areas should be promoted to attract new businesses, the renewal and redevelopment of the existing, older employment and transitional areas should be encouraged. As these areas decline in value, other uses which require lower costs to operate will be attracted to the area. The older industrial/employment areas serve an extremely valuable function in the Town by providing an environment for new, small speculative ventures to locate. A balanced approach would be the most suitable option for Aurora to consider based on its current structure and direction for employment growth. This approach will also allow the Town to develop and implement policies consistent with the PPS. —31— PUBLIC PLANNING — MARCH 29, 2006 March 29, 2006 - 7 - Report No. PL06-041 In summary, it is recommended that the Official Plan be amended to provide for a more clear identification of the two basic forms of employment areas: the older general industrial areas and the newer business park areas. The existing industrial section of the Official Plan should be renamed as Section 3.3, Employment Areas. It should contain an introduction (updated) with a general goal and set of objectives. There should also be general policies for all of the employment areas. Within the employment area policy section there should be a reference to the new policies on economic development and the employment land retention policies from OPA 55 should be moved to this section. The two designations: General Industrial and Business Parks should then be defined. Each designation should have a general description, list of permitted uses and set of policies which generally describe the form and function of the uses and the areas. There should be a strong emphasis on the limitation of accessory uses in these areas. Commercial uses in these areas should be accessory to industrial uses on site or be part of a designated and zoned service commercial area that serves the area. This should provide greater controls over the intrusion of commercial uses into the industrial areas. Implementation of Economic Development policies Based on the current format of the Official Plan, there are two options for implementing the economic development policies in the Town. The policies could be added into the new Employment Area general policy section, However, given their importance to all economic areas, it is recommended that they be stand alone policies. Most municipalities have proceeded with stand alone policies. A review was completed of other municipalities that have economic development policies within their Official Plans. A summary of these policies is contained within the Phase 1 — Existing Conditions Report. In addition the policies of the Region of York Official Plan and the Town of Aurora Economic Development Strategy were used to prepare the following suggested option for a new Official Plan section devoted to economic development. Suggested Economic Development Policies Economic Development is essential to the future of the Town. Goal The Official Plan must provide a policy framework which supports economic development initiatives and facilitates the implementation of the Town's Economic Development Strategy. Land use decisions must maintain the intent of the economic —32— PUBLIC PLANNING — MARCH 29, 2006 March 29, 2006 - 8 - Report No. PL06-041 development -focused mission statement for Aurora and be committed to: `Supporting a healthy business environment and vibrant community that is responsive to the needs of its existing businesses and also attracts new business enterprises, thereby enhancing the Town's prosperity and sustainability, resident's well-being and quality of life. Promoting a positive community image and meeting the needs of its future population'. Objectives The Town shall strive to meet the following objectives for economic development, (i) the Town shall recognize the important relationship between planning, economic development, and environmental preservation in sustainable development and healthy communities; (ii) the Town shall foster a positive climate for economic development and growth and the building of community capacity through development opportunities and local employment and the diversification of the employment base; (iii) the Town shall ensure that employment lands are used to theirfullest and highest potential; (iv) private/public partnerships shall be encouraged as a vehicle for achieving economic goals; and, (v) the Town's economic development strategy shall be recognized as an important tool to implement key policy goals and objectives." The detailed policies will contain land use related policies from the three key components of the action plan: product to market, market the product, and provision of service to support the product. The land use related policies will include: "Product to Market • Designating appropriate lands for employment uses within the Town to provide for a short and long term supply for business development opportunities in Aurora; • Require high quality design and development standards to increase development opportunities; • Support opportunities to develop the Wellington Street East Corridor as a prestige, mixed use area; and, • Target a goal formore balanced residential to non-residential assessmentin Aurora with an activity rate of at least 1 job for every 2.5 residents. Market the Product —33— PUBLIC PLANNING — MARCH 29, 2006 March 29, 2006 - 9 - Report No. PL06-041 • Retain existing businesses and support local expansion opportunities, and, • Identify revitalization programs for the Historic Core; Provide Service to Support the Product • Identify and implement opportunities to streamline and expedite non- residential development approvals." Commercial Policy Options There are generally three approaches used by Ontario municipalities to regulate commercial development: a controlled hierarchical approach, a flexible approach and a maximum choice approach. The approaches represent a range of choice available to a municipality given the current enabling legislation. At one end of the spectrum is the controlled approach whereby a municipality can utilize several regulatory mechanisms to limit and control commercial development within a defined hierarchy. At the other end of the spectrum is a non -regulatory, maximum choice approach which has few restrictions or controls and allows the market to determine what and how much commercial development should proceed. In the middle of the spectrum area range of options which can provide for flexible controls with a balance of choice and regulation and a basic hierarchy based on planned function. These options and the pros and cons of each are outlined in detail in the Phase 1 report. The regulatory framework imposed by Aurora needs to recognize the changing market trends which includes a blurring of the distinction between retail uses, large grocery stores and department stores. Therefore, distinct uses are slowly evolving to provide the same function. The continued trend towards the clustering of large format retailers (the big boxes) should also be addressed. Based on Aurora's current context and growth state, a flexible and balanced approach to commercial land use policy is recommended. A flexible and balanced approach will direct forms of retail uses to convenient and accessible locations (nodes) that will provide the residents of Aurora with a convenient range of goods and services. The approach should carefully balance the degree of competition, the range of choice and support for the downtown. The preferred approach would allow a wide range of retail and service commercial uses in defined commercial areas without the need to specify store size, type or form in the Official Plan. The recommended locations for commercial uses should be indicated conceptually in the Official Plan, allowing some flexibility in exact boundaries. Consideration should be given to the role of market studies. It may be more appropriate to only require studies for new or expanding commercially designated areas with a focus on the impact of a new or expanding area on the existing planned commercial structure ratherthan on the impacts on —34— PUBLIC PLANNING — MARCH 29, 2006 March 29, 2006 - 10 - Report No. PL06-041 a specific store. The size of the commercial areas could be established by the land area designated and zoned and/or limits on the amount of retail floor space. The defined commercial areas should be supported by the Town's infrastructure and transportation network. Revised Designations In order to simplify the commercial hierarchy and implement a more flexible approach, the following options for new designations should be considered: Option No. 1 • Regional Commercial Centre; • Sub -Regional Commercial Centre; • Community Commercial Centres; • Convenience Commercial Centres; • Service Commercial Areas; and, • The Historic Core. Option No.2 • Regional Commercial Centre; • Community Commercial Centres (with recognition of the Historic Core and Sub - Regional Centre as special policy areas); • Convenience Commercial Centres; and • Service Commercial Areas; The first option provides for two new designations: sub -regional commercial centre and the historic core. Both of these new designations could be used to clearly define the existing users and intended function of the areas. Alternatively, the two areas could be recognized as special policy areas under the Community Commercial designation. With option two the level of detail provided in the separate designations for the historic core and the sub - regional centre would be provided in the special policy areas. Summary of Commercial Land use Policy Changes In summary, the objective of the revisions is to implement a more simplified approach which is reflective of the Town's current and planned commercial structure and the market, and which is more flexible in order to respond to opportunities to improve and redevelop commercial areas. It is recommended that the redefined hierarchy in the plan provide for regional, community and convenience commercial centres to serve the public with special policy areas for the historic core. The service commercial areas will provide a clearly defined designation in which service commercial uses can function. The identification of —35— PUBLIC PLANNING — MARCH 29, 2006 March 29, 2006 -11 - Report No. PL06-041 the historic core as a defined area is important and the core together with the remainder of the Yonge Street Corridor should be the focus of further study. OPTIONS The Phase Two component of the Official Plan policy updates (Attachment 2) is an Options report pertaining to the suggested Official Plan Policies. The main options of the Phase Two study are summarized within the "Comments" section of this report. Council has the option of supporting the consultants suggested preferred options as indicated within the draft Official Plan Amendment —Attachment 3 or suggesting alternative policy suggestions. It should be noted that Attachment 3 will be modified based on comments received at the public planning meeting and presented to Council at a future date for final consideration. FINANCIAL IMPLICATIONS Funds in the amount of $30,000 to carry out the study have been provided in the budget. CONCLUSIONS The conclusions of this review support a more flexible approach for both employment and commercial policy while generally remaining consistent with the existing policy structure. The recommended option and approach for both forms of land use is to lessen the role of the Official Plan as a development control tool and increase its use as a tool to provide strategic direction. If the Town is to move to a more flexible approach so that the market can respond to consumer preferences and investor decisions, there must be an assurance that the new facilities will reflect the urban design goals of the people of Aurora. As such, any new development should contribute to the sense of community — in its location, building form, compatibility with its surroundings and the nature of its use. This will be critical for the newly developing employment areas and the redeveloping Yonge Street corridor. There have been two presentations to EDAC pertaining to the Official Plan updates. The completion of the background reports has been co-ordinated with the Town Planning Staff, the Economic Development Officer and the Economic Sectors Analysis. Final recommendations will be prepared in the form of the required Official Plan Amendments subsequent to the Public Planning Meeting. The attached Figures 1 and 2 depict the employment areas and Figure 3 depicts the commercial areas within the Town. In addition there are several commercial areas within —36— PUBLIC PLANNING — MARCH 29, 2006 March 29, 2006 - 12 - Report No. PL06-041 OPA 6 — Bayview Wellington Centre Secondary Plan along BayviewAvenue and OPA 30 — The Bayview Northeast (213) Secondary Plan along Wellington Street. LINK TO STRATEGIC PLAN The Strategic Plan has goals of supporting a healthy business environment that attracts new business and is responsive to the need of our current business community. The updates to the Official Plan will help achieve these goals. ATTACHMENTS Figure 1 and 2 — Employment Areas Figure 3 — Commercial Areas Appendix 1 Phase One Report — Background Appendix 2 Phase Two Report — Options Appendix 3 Phase Three — Draft Official Plan Policies. PRE -SUBMISSION REVIEW Management Team Meeting — March 22, 2006 Prepared by: Jim Kyle, Manager of Policy Planning Extension 4345 M S e eib , M.C.I.P., R.P.P. D clot 6f Planning and Development Services —37— 0 /v wa LEGEND Municipal Boundary Oak Ridges Moraine m- Conservation Plan Area � HmHUO�[IaioMHepuhllu�tlWOi x�llcn � peunNryol OeX Wtl9uMm.'ne ae. a, V no s.y�,vuon Diaz St Road TOWN OF RICHMOND HILL TOWN OF AURORA SCHEDULE "O" - EMPLOYMENT AREAS MAP 1 — Major Streets Minor Streets - - - - Proposed Streets '°.`.'.'.©'.,"...'. Employment Areas 0 0.5 Kllomekes FIGURE 1 Iuk AURORA fl ucsaeYMe Town MA.Plo , onpommnnl, o[[nnrM1azaas, nnanrucon[n wiIM1IM1e CnIMO MIMxIwolMuni[ipslAlfnps [ne Houelipsacs. NO Ywk. AiMcmuOcn eMrna f Rnpbnol mrn[[M1nwbmn an.otianlbn a,elsPaPn W fv uxrvnMnnceenlY Pc[a[cWele re/nleMrey qn MginN OPA SCM1OMks Mount 6o mnwlloe Copies orme wighals ere evallahb In Ilia GwNv a %smRrg OePo[Imanls.