AGENDA - Special Council - 20050223Council/Committee
Secretary
g,4
PUBLIC PLANNING
AGENDA
NO.05-06
WEDNESDAY FEBRUARY 23, 2005
7:00 P.M.
COUNCIL CHAMBERS
AURORA TOWN NALL
PUBLIC RELEASE
18/02/05
IV
V
TOWN OF AURORA
SPECIAL COUNCIL - PUBLIC PLANNING MEETING
AGENDA
NO. 05-06
Wednesday, February 23, 2005
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:
4544-05.0 BEING A BY-LAW to Confirm (pg. 16)
Actions by Council Resulting From
This Meeting - Wednesday,
February 23, 2005.
ADJOURNMENT
AGENDA ITEMS
1. PL05-013 - Zoning By-law Amendment Application (pg. 1)
Minto Communities (Toronto) Inc. [Spring Farm]
Part of Lot 23, Concession II, EYS Phase II
File D14-12-04
RECOMMENDED:
THAT report PL05-013- be received as information; and
THAT Council determine their position with respect to the application,
subject to public comments received.
2. PL05-014 - Proposed By-law Amendment Application (pg. 10)
(Temporary Use)
Kylemore Homes/ Priestly Holding Corporation
623 Wellington Street East
Block 43, Plan 65M-3461
File D14-01-05
RECOMMENDED:
THAT staff report PL05-014 with respect to a proposed By-law
amendment (Temporary Use), Kylemore Homes/ Priestly Holding
Company, File: D14-01-05, be received as information and that Council
determine their position with respect to the application, subject to public
comments received.
SPECIAL COUNCIL - PUBLIC PLANNING - FEBRUARY 23, 2005
AGENDA ITEM
TOWN OF AURORA
PUBLIC PLANNING REPORT No. PL05-013-
SUBJECT: Zoning8y--law Amendment Application
Minto Communities (Toronto) Inc. [Spring Farm]
Part of Lot 23, Concession 11, EYS
Phase h
File: D14-12-04
FROM: Sue Seibert, Director of Planning
DATE: February 23, 2005
RECOMMENDATION
THAT report PL05-013- 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 east of Bayview, north of Wellington, and south of St. John's
Side Road, and are legally identified as Part of Lot 23 Concession II (see Figure 1).
Surrounding Uses
To the North: Low -Medium Density Residential (Proposed Residential Plan of Subdivision
File.: D12-00-1A)
South: Low -Medium Density Residential (Proposed Residential Plan of Subdivision
File.: D12-00-7A)
East: Open Space
West: Low -Medium Density Residential (Phase I of subject subdivision)
Official Plan
The subject lands are designated as "Low— Medium Density Residential" by Official Plan
Amendment #30 (Bayview Northeast Secondary Plan). This designation provides for a mix
of housing types within the density limits of OPA 30.
—1—
SPECIAL COUNCIL — PUBLIC PLANNING — FEBRUARY 23, 2005
February 23, 2005 -2- Report No. PL05-013
Zoning By-law
The subject lands are currently zoned as "Detached Dwelling Second Density Residential
Holding [(H)R2-73] Exception Zone" and "Detached Dwelling Second Density Residential
Holding [(H)R2-74] Exception Zone" by Zoning By-law 2213-78, as amended (Figure 2). It
is noted that a portion of the subject lands are zoned as "Institutional (1-15) Exception
Zone" for the purposes of a separate elementary school, and "Major Open Space (0-9)
Exception Zone" for the purposes of storm water management pond; however, the subject
application does not affect these blocks.
PROPOSAL
The applicant has applied to amend Zoning By-law 2213-78 to:
a. Revise the residential zone boundary resulting in:
I. An increase of 23 lots having a frontage of 11.6 metres (38 ft);
ii. A decrease of 41 lots having a frontage of 13.7 metres (45 ft); and
iii. The creation an R2 Exception Zone to provide for 19 lots having a
minimum of 20 metre (66 ft) frontage.
b. Permit a maximum garage and driveway width of 10 metres (33 ft.) and a
maximum driveway width at street line of 9 metres (30 ft.) for lots within
the proposed 20 metre (66 ft.) frontage R2 zone. (This will permit the
construction of three car garages on these lots if desired)
It is noted that the owner of the subject lands has also filed an application to amend the
corresponding plan of subdivision (File: D12-01-4A), which was approved with
conditions on May 28th, 2002. The purpose of the amendments to the draft plan, which
are considered to be minor in nature, are to facilitate the above noted lot fabric and
zoning changes.
The table below outlines the existing draft approved vs. proposed lotting and zoning
breakdown. For a mapping representation, please refer to Figures 2 (existing draft
approved) and 3 (proposed amendments):
Table a) Number of Units by Type
LOT TYPES
Number of Units
Number of Units
(by frontage)
Existing Draft Approved .
Proposed Draft Plan
Plan
Zone R2-73
13.7m 45 ft
113
72
Zone R2-74
11.6m 38 ft
91
114
20m 66 ft
0
19
Total
204
205
—2—
SPECIAL COUNCIL — PUBLIC PLANNING — FEBRUARY 23, 2005
February 23, 2005 - 3 - Report No. PL05-013
The proposed 20-metre frontage lots are to be situated along the eastern boundary of the
subdivision, which is adjacent to two Open Space designations. Block 206 as identified in
Figure 4, is zoned as "Major Open Space (0-9) Exception Zone" and will be utilized for
storm water management purposes. The remaining easterly adjacent lands are designated
as "Linear & Other Open Space" by OPA # 30.
In order to facilitate the creation of these larger frontage lots, while at the same time
maintain the approximate draft approved lot count (204) for phase II and conform to the
density requirements of OPA # 30, the applicant requests that the zoning boundary
between the R2-73 and R2-74 zones be modified. The proposed modified zone boundary
will result in a net increase of one (1) lot, bringing the total lots within Phase II of the
subdivision to 205 units.
Official Plan (Conformity with OPA 30)
As noted above, the subject lands are designated as "Low— Medium Density Residential'.
Applicable Official Plan policies related to the subject application are in the areas of
residential density, housing type and lot size, and compatibility of the proposed
development to adjacent uses.
Density:
Section 3.2.2.a)ii) of OPA #30 states that,
"The overall density of development for lands designated Low -Medium Density Residential
shall not exceed 25 units per net residential hectare (10 units per net acre)."
The subject application represents a net increase of one (1) new residential lot within
phase 2 to of the Springfarm draft approved,plan of subdivision (File: D12-01-4A) having a
net density residential density of approximately 24.3 units per hectare (9.84 upa). Staff are
of the opinion that the subject application conforms to the prescribed density requirements
of OPA #30.
Housing Type and Lot Size:
Section 3.2.2.a)i) of OPA #30 states that,
"In areas designated for Low -Medium Density Residential, a mix of housing types shall be
provided, subject to the maximum density and building heights."
Staff are of the opinion through the introduction of new 20-metre frontage lots, the subject
application will increase the mix of of housing types and lot design. In this regard, the
subject application conforms to the Official Plan.
—3—
SPECIAL COUNCIL — PUBLIC PLANNING — FEBRUARY 23, 2005
February 23, 2005 - 4 - Report No. PL05-013
Compatibility
The proposed zoning changes will not alter the existing provisions of the R2-73 and R2-74
zones, and will merely adjust the zoning boundary. As such, compatibility between the two
zones will not be affected by the subject application. The rezoning would also introduce
20-metre frontage lots which would be the largest lot frontages. within th Bayview Northeast
Secondary Plan area. Staff are of the opinion that the creation of a new R2-Exception
Zone to create nineteen (19) new 20-metre frontage lots along the eastern boundary of the
subdivision, with 10-metre driveway and 9-metre street edge widths, is compatible to the
Official Plan policies and the overall development pattern of the community.
Given the above, Staff are of the opinion that the subject application conforms to the
Bayview Northeast Secondary Plan (OPA #30).
Departmental and Agency Comments
The applications were circulated internally and externally and to date the following
comments were obtained:
Building Administration Department
The Building Department has advised that they have no concerns with the subject
application.
Public Works
The Public Works Department has advised that the applicant has provided on -site and on -
street parking calculations which demonstrate compliance with Town parking requirements,
and have no objection to approval of the subject application.
Leisure Services Department
The Leisure Department has no objection to the subject application.
The Regional Municipality of York
The Regional Municipality of York have advised that they have no objection to the
proposed plan and zoning changes.
Lake Simcoe Region Conservation Authority
Staff have been in contact with the LSRCA and they have advised that they are in the
process of reviewing the stormwater drainage data for the subject lands and broader 2B
area at this time. Staff will report to Council if any issues arise out of this review that would
impact on the proposed revision to the plan of subdivision. ' J
—4—
SPECIAL COUNCIL — PUBLIC PLANNING — FEBRUARY 23, 2005
February 23, 2005 - 5 - Report No. PL05-013
Community Response
No comments to date.
OPTIONS
At the Public Planning Meeting, Council has the option of approving the applications in
principle, subject to the resolution of outstanding issues, orthey have the option of denying
the applications outright. Should Council decide to deny the applications, they should be
cognizant of the Departmental and Agency comments and OPA # 30
FINANCIAL IMPLICATIONS
None.
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.
CONCLUSIONS
Applications have been submitted for a revision to a Draft Approved Plan of Subdivision
and Zoning By-law to alter the lot fabric for Phase II of the draft approved subdivision
(Files: D12-01-4A, D14-12-04). The proposed amendments will add one (1) additional lot
to the overall development by permitting an increase in the number of 11.6 metre frontage
lots, decreasing the number of 13.7 metre lots, and introducing 20 metre lots abutting the
Open Space lands to the east. The Zoning Amendment would also contain provisions for
an increased maximum garage and driveway width of 10.0 metres (9m at street line) for
those lots with 20 metre frontages. The application was circulated to all internal
departments and relevant external agencies, and no objection has been raised against the
proposal.
Should Council determine there is merit in the proposal, it is suggested it be referred back
to staff and that the application be further processed in concert with the draft plan
amendment application, as well as to resolve those issues that may be raised bythe public
and members of Council. A report detailing how such matters have been addressed will
then be prepared for Council consideration.
—5—
SPECIAL COUNCIL — PUBLIC PLANNING — FEBRUARY 23, 2005
February 23, 2005 - 6 - Report No. PL05-013
ATTACHMENTS
Figures
Figure 1 — Location Plan
Figure 2 — Existing Draft Approved Lot Fabric & Zoning for Phase II
Figure 3 — Proposed Lot Fabric & Zoning
PRE -SUBMISSION REVIEW
Management Team Meeting — February 16, 2005
Prepared by. Andrew Harper, Planner
Extension 4349
u S606rt, M.C.l.P., R.P.P.
erector of Planning
—6—
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-9-
SPECIAL COUNCIL — PUBLIC PLANNING — FEBRUARY 23, 2005
AGENDA ITEM # 2
'TOWN OF AURORA
PUBLIC PLANNNING REPORT No. PL05-014
SUBJECT: Proposed Bylaw Amendment Application (Temporary Use)
Kylemore Homes/ Priestly Holding Corporation
623 Wellington Street East
Block 43, Plan 65114-3461
File: D14-01-05
FROM: Sue Seibert, Director of Planning
DATE: February 23, 2005
RECOMMENDATION
THAT staff report PL05-014 with respect to a proposed Bylaw amendment
(Temporary Use), Kylemore Homes/Priestly Holding Company, File: D14-01-05, 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 on the south side of Wellington Street approx. 200m west of
Bayview Ave. know municipally as 623 Wellington Street East as shown on attached
Figure 1. The lands are currently vacant and are located adjacent to a .3m reserve
abutting Wellington Street. The subject lands have an area of approximately .43ha, and
the proposed sales trailer and parking will be located on the eastern half of the site.
Surrounding Uses
To the North:
(across Wellington St.) Open Space/ Wetland;
South:
Residential;
East:
Montesorri school, and
West:
Hydro lines/ valley lands.
Official Plan
The majority of the subject lands are designated "Service Commercial Centre" and a
portion of the lands adjacent to Wellington Street and the Hydro corridor are designated
"Linear and Other Open Space" by Official Plan Amendment Number 61 (North Bayview
—10—
SPECIAL COUNCIL — PUBLIC PLANNING — FEBRUARY 23, 2005
February 23, 2005 -2 - Report No. PL05-014
Residential 'Cat Tail' Secondary Plan). The use of the lands for the purposes of a
temporary sales trailer is considered to conform to the provisions of the Official Plan.
Zoning By4aw
The subject lands are currently zoned "Industrial Commercial H (C5-5) Exception Zone" by
Town of Aurora Zoning Bylaw 2213-78. The site specific provisions of the Bylaw as it
applies to the subject lands outlines minimum lot specifications and building siting
requirements. The H provisions require a full site plan prior to development of the site. In
addition the provisions of Bylaw 4059-99.D (which rezoned the lands to the H C5-5 zone)
include a temporary use provision for a sales trailer, which was allowed for a period of time
to not exceed beyond the date of May 1, 2002. A sales trailer previously located on the
site has since been removed, and the temporary use bylaw was not extended. As such,
the applicant has applied to amendment the H (C5-5) Zone to reinstate the use of a
temporary sales trailer on the lands for a period of three years per Section 39 of the
Planning Act. A public meeting is required to consider the Bylaw amendment.
PROPOSAL
The applicants have applied for an approval of a Temporary Use Bylaw to allow the use of
a portion of the lands to be used by Kylemore Homes for the.purposes of a temporary
sales trailer. The trailer will be used for the future sale of homes to be constructed on the
Chapman Court property which was recently purchased from the Town by Kylemore
Homes. As noted above the lands were previously zoned to permit the same use under
the temporary use bylaw. No other changes to the bylaw as it affects the lands are
proposed (ie. the Holding provision will continue to apply for any commercial or industrial
use to be developed on the site)
COMMENTS
Planning Considerations
The subject Zoning By-law Amendment application was circulated to both internal
departments and external agencies and there have been no objections or concerns
expressed to the proposed sales trailer use on the subject lands.
It is noted that an access and driveway currently exists on the site, and that a portion of the
driveway is located within the Regional floodline. The LSRCA have been circulated a copy
of the applicant's concept plan with a request for comment on the proposal. Staff have
contacted the LSRCA who advise that a site clearance letter is forthcoming and that they
have no issues with the proposal. A letter will also be sent to the Building Dept. verifying
the clearance.
It is also noted that a .3m reserve in favour of the Region of York extends across the entire
frontage of the property abutting Wellington Street. A centre median also exists on
—11—
SPECIAL COUNCIL — PUBLIC PLANNING — FEBRUARY 23, 2005
February 23, 2005 - 3 - Report No. PL05-014
Wellington Street at this location preventing a full moves access. The Region will have to
be satisfied with access provisions to the site as part of the Building Department's permit
requirements for temporary sales office or trailer. The applicant is aware of these
provisions. Staff are of the opinion that all technical issues can be addressed through the
review and approval of a sales trailer permit by the Building Department.
There have been no concerns expressed from neighbourhood residents.
OPTIONS
At the Public Planning Meeting, Council has the option of approving the application
directing that staff bring forward the implementing Bylaw, subject to the resolution of
outstanding issues. They also have the option of resolving that the application be brought
back for further resolution of the outstanding issues, or they have the option of denying the
application outright.
CONCLUSIONS
An application has been submitted to amend the Zoning By-lawto allow the temporary use
of the lands for the purposes of a sales trailer. This temporary use was previously
permitted on the subject lands, but expired in May 2002. Should Council determine there is
merit in the subject applications, it is recommended that the approval of the Zoning By-law
Amendment be subject to the public comments received.
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 applications through their respective processes will facilitate this objective.
ATTACHMENTS
Figure 1 - Location Plan
Figure 2 — Proposed sales trailer and parking site plan.
PRE -SUBMISSION REVIEW
Management Team Meeting — February 16, 2005
Prepared by. Glen Lefman, Manager of Development Planning
—12—
SPECIAL COUNCIL - PUBLIC PLANNING - FEBRUARY 23, 2005
February 23, 2005 - 4 - Report No. PL05-014
Extension 4346
Sde ib4rt, M.C.i.P., R.P.P
Dir otor of Planning
-13-
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