AGENDA - Special Council - 20050629PUBLIC PLANNING
ABEIIDA
N0.05-24
WEDNESDAY JUNE 29, 2005
7:00 P.M.
COUNCIL CHAMBERS
AURORA TOWN NALL
PUBLIC RELEASE
24/06/05
1TA
TOWN OF AURORA
SPECIAL COUNCIL - PUBLIC PLANNING MEETING
AGENDA
NO. 05-24
Wednesday, June 29, 2005
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:
4583-05.0 BEING A BY-LAW to Confirm (pg. 98)
Actions by Council Resulting
From This Meeting -
Wednesday, June 29, 2005.
V ADJOURNMENT
AGENDA ITEMS
1. PL05-058 - Official Plan & Zoning By-law Amendment Applications (pg. 1)
Amourin Investments Limited,
J-G Cordone Investments Limited & J. Cordone Realty Ltd.
Lots 123, 124, 125, 127 and Part of 122, Plan 246
15277, 15283, & 15291 Yonge Street and
10, 12 & 14 Centre Street
Files D09-03-97, D14-16-97
RECOMMENDED:
THAT staff report PL05-058 be received as information with respect to
Official Plan and Zoning Bylaw Amendment application made by Amourin
Investment Limited and J-G Cordone Investments Limited (Files: D09-03-
97 and D14-16-97), scheduled for the June 29, 2005 Public Planning
Meeting.
2. PL05-060 - Subdivision Application (pg. 27)
Town of Aurora
Part of Lot 19, Concession III
15059 Leslie Street
File D12-05-1A
Related Zoning By-law Amendment File D14-05-04
RECOMMENDED:
THAT Report PL05-060 be received as information and that Council
determine their position with respect to the application, subject to public
comments received.
3. PL05-061 - Official Plan and Zoning By-law Amendment (pg. 82)
Applications, S&R Hardware Ltd.
289 Wellington Street East
Files D09-01-05, D14-03-05
RECOMMENDED:
THAT report PL05-061 be received as information; and
THAT Council determine their position with respect to the application,
subject to public comments received.
PUBLIC PLANNING - JUNE 29, 2005
'TOWN OF AURORA
AGENDA ITEM #
Public Planning Report No. PL05-058
SUBJECT: Official Plan & Zoning By-IawAmendment Applications
Amourin Investments Limited,
J-G Cordone Investments Limited & J. Cordone Realty Ltd.
Lots 123, 124, 125, 127 and Part of 122, Plan 246
15277, 15283, & 15291 Yonge Street and
10, 12 & 14 Centre Street
File: D09-03-97, D14-16-97
FROM: Susan Seibert, Director of Planning
DATE: June 29, 2005
RECOMMENDATIONS
That staff report PL05-058 be received as information with respect to Official Plan
and Zoning Bylaw Amendment application made byAmourin Investment Limited and
J-G Cordone Investments Limited (Files: D09-03-97 and D14-16-97), scheduled for
the June 29, 2005 Public Planning Meeting.
BACKGROUND
Location/Land Use:
The subject lands incorporate a total of six properties located at the northeast corner of
Yonge Street and Centre Street (see Figure 1). The properties have a combined frontage
of approx. 56m on the east side of Yonge St. and a flankage of aprox. 65m on the north
side of Centre Street with a total lot area of 3,583m2 (0.87 acres) A retail commercial
building currently exists at the immediate corner of the Yonge and Centre intersection
(15277 Yonge Street) with associated on site parking. The remainder of the lands are
vacant, have been cleared of debris and are fenced for security purposes. The lands slope
towards the north east corner (rear) of the site.
Official Plan:
The lands are located within the Historic Core - Community Commercial Centre
designation of the Official Plan and are also included within a Heritage Resource
designation per Schedule C of the Official Plan.
The Historic Core Area Community Commercial designation encourages both commercial -
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PUBLIC PLANNING — JUNE 29, 2005
June 29, 2005 -2- Report No. PL05-058
and residential intensification with residential (and office uses) located above ground floor
commercial. Building heights are to be generally between two (2) and three (3) storeys at
the street fagade and limited to five (5) stories. The Official Plan also outlines design
guidelines to address the built form of the Historic Core.
The subject Official Plan amendment application would permit an increase in building
height at the street fagade from 3 storeys to 4 storeys and an increase in maximum
building height for the Yonge Street portion of the building from 5 storeys to six storeys.
Zoning By-law:
The lands are currently zoned "Central Commercial (C2) Zone" by Town of Aurora Zoning
Bylaw 2213-78, allows commercial and residential uses but amendments are required to
permit the scale of the proposed development.
Surrounding Uses:
To the North: Residential uses facing Yonge Street and Catherine Avenue
South: Yonge Street commercial
East: Residential uses facing Centre Street
West: Yonge Street commercial.
Application Background:
The background of this file is outlined as as Figure 1 to this staff report identified
PROPOSAL
The land use applications as submitted by the Owners propose to;
a) amend the provisions of the Community Commercial Centre Official Plan
designation as it applies to maximum building heights.
b) rezone the lands from "Central Commercial (C2) Zone" to a site specific
"Central Commercial (C2) Exception Zone" to allow the development as
proposed on the submitted concept plans.
c) requested that servicing allocation be allotted to the subject development from
the downtown Core reserve.
The proposed land use amendments would allow the owner to develop a building of six (6)
storeys in height along the Yonge Street fagade and five (5) stories along Centre Street.
The site is to be used as a mixed -use development accommodating sixty-two (62)
residential apartment units and incorporating approx. 3002 (3230 fe) of commercial floor
area on the ground floor. A total of 112 parking spaces are proposed on two levels, one
level accessing Yonge St. and the 'upper' level accessing Centre St. The building and
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PUBLIC PLANNING — JUNE 29, 2005
June 29, 2005 - 3 - Report No. PL05-068
parking structure would have a lot coverage of 87%.
For Council's information the applicants submission considered at the December 14, 2004
public meeting proposed fifty eight (58) residential units, 924m2 (9950 sq.ft.) gfa of
commercial floor area and 104 parking spaces.
The building is proposed to be situated abutting both the Yonge and Centre Street road
allowances, with a corner tower feature as the building focus. The building is tiered (or
setback) above the second and fourth floors fronting on Yonge Street and above the third
floor facing Centre Street. The corner tower feature is a full six storeys at the street line.
Yonge Street commercial is proposed as ground floor street access.
It is noted that the street level appearance of the commercial component of the building
reads as two storeys, but interior commercial floor area of the building is proposed as open
above the first storey.
Exceptions required to the C2 Zone standards include the following:
a) The current provisions of the by-law permit a maximum building height of three
stories, however, five stories may be permitted provided the fourth and fifth stories
are set back a minimum 3.0 m (9.8 ft) from the main and exterior side walls of the
third storey. The applicants are proposing a six storey building that is stepped back
from Yonge Street only beyond the third floor.
b) An increase in the permitted amount of residential floor area within a commercial
zone from 50% to approximately 95%;
c) A reduction in the amenity space required per dwelling unit from 18.0 m2 (193.0 ft2) to
an indoor combined total of 306m2, outdoor of 593m2 plus the individual unit
balconies (where provided);
d) A reduction in the min. parking aisle width requirements in certain areas from
7.4m to 6.0m.
e) A reduction in the minimum rear yard setback from 7.5 m (24.6 ft) to 1.4 m (4.6ft);
(Note: easterly property line is rear lot line)
It is noted that additional bylaw exceptions may be required or applied following review
by Council.
COMMENTS
Departmental and Agency comments:
On May 5, 2005 the current submission was circulated to external agencies and internal
departments for comment. Departments or agencies that have not yet provided comment
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PUBLIC PLANNING — JUNE 29, 2005
June 29, 2005 - 4 - Report No. PL05-058
but had commented on the previous proposal are noted herein. Some of the comments
received requested the opportunity to review and comment on the design details of the
future site plan application. Comments from the Region of York have not yet been
provided and the agent has advised that an application has been made to the Region to
exempt the local OPA application from Regional approval. Comments received as of the
date of the preparation of this report are summarized as follows:
Public Works:
No objection in principle to the proposed OPA and ZBA applications. With respect to the
conceptual plans submitted it is noted that a 3.Om road widening is required on Centre
Street and a 5.0 x 5.0 site triangle is required at the intersection. A 375 mm storm sewer
currently traverses the property and must be maintained, also demonstrate that the
capacity of the existing storm sewer system is adequate to accommodate post
development flows. Additional servicing and connection information will be required when -
more detailed plans are submitted as will fire escaping routings. Other details will be
evaluated as part of a site plan submission.
Building Department:
Exceptions are required to the current C2 zone provisions (as noted under Proposal
section of this report). Additional dimensions will need to be shown on plans to confirm
zoning compliance (eg loading space size). Plans do not show pedestrian access from the
parking areas to the street. Screening of the parking deck is recommended to prevent
disturbance of adjacent residential uses. Building and Fire Code compliance will be
evaluated with the submission of more detailed site plan drawings. Final Building Code
compliance may affect the applicant's proposed exterior building design possibly
necessitating alterations to building aesthetics. The applicant has submitted preliminary
soils testing addressing environmental issues. One test pit shows a concentration of lead.
Two concerns are raised; firstly that the tests show the site is suitable for
industrial/commercial/community development; and as the site will be developed for
residential purposes Building staff have concerns with proceeding with a site plan until the
extent of the contaminant exceedance has been determined and the site has been cleaned
up. Consideration should be given proceeding with any agreements prior to clean up of the
site. As part of a site plan application a noise report is recommended to determine building
materials and methods to abate noise form the Yonge Street and Centre Street corridors,
the Building Dept. will review the proposed bylaw amendment text prior to enactment.
Central York Fire Services:
(previous comments) Require a site servicing plan in order to provide detailed comment,
access to the rear parking area appears very limited and may be of concern.
Economic Development Officer:
Concerned with the significant decrease in the amount of commercial in this submission.
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PUBLIC PLANNING — JUNE 29, 2005
June 29, 2005 - 5 - Report No. PL05-058
Proposal form 942m2 to 300m2 represents a decrease of 68% decrease. Additional
commercial/ retail is vital to this commercial precinct. Reducing commercial will diminish
mixed use function of the development. Commercial space with on site parking would be
extremely attractive to tenants. Applicant is encouraged to maintain previous commercial
residential mix.
Leisure Services Department:
(previous comments) No objection in principle to the development, cash in lieu of parkland
will be required in accordance with Town policy, more detailed landscape design
information will be required as part of the site plan review including; landscape buffering of
east and north elevations, coordination of sidewalk grades, and Yonge Street streetscape
enhancements.
Lake Simcoe Region Conservation Authority:
No objection to the OPA and ZBA applications. Storm water management and erosion
control plans to be submitted and reviewed at site plan stage.
York Region District School Board and Aurora Hydro Connections Limited:
(previous comments) no objections.
Heritage Committee per its meeting of June 13, 2005:
"That the memorandum from the Community Planner regarding 15277 Yonge Street be
received, and that the Community Planner be requested to continue discussions with the
applicants architect in order to modify the proposed tower by reducing its height and
incorporating it as part of the building design as shown in the example provided by the
Community Planner of the Goodrham King Edward Building."
Transportation and Parking:
An updated traffic report was prepared and submitted by Lea Consulting Ltd. dated April
26, 2005 and concludes that there is sufficient capacity within the road network to
accommodate the proposed development and that the parking is adequate and meets
Town standards. The Public Works Dept have reviewed the report and has submitted
comments that there is sufficient gaps now and in the future for ingress and egress traffic
access to and from Yonge Street, trip distribution and generation rates to and from the
development are acceptable, and the parking requirements of the Town have been
satisfied. The revised traffic report addresses all of staff's concerns related to parking trip
generation rates, trip distribution and access to and from the site.
The lands are within 60m of Wellington Street, which is a regional road. The Region of
York have not yet submitted comments to the applicants Traffic Report.
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PUBLIC PLANNING — JUNE 29, 2005
29, 2005 - 6 - Report No. PL05-058
Traffic on Centre Street continues to be a concern for residents and the function of the
access from the site onto Centre and Yonge Streets will have to be evaluated in detail prior
to reporting to Council on the development application. The Public Works Dept. require a
3.Om road widening on Center Street and a 5m x 5m sight triangle at the Centre and Yonge
intersection. The building footprint has been moved north to accommodate a 2.5m road
widening as proposed by the applicant however, as noted above this will impact on the
northerly side yard which has a width that would not appear to allow for tree plantings or
buffering.
The applicant's plans propose a total of 112 parking spaces on two levels; 66 on the lower
level accessing to Yonge Street, and 46 'at grade' spaces accessing onto Centre Street.
The applicant proposes to allocate the lower level spaces to the residents of the building
and the grade level parking to the retail commercial and visitor parking. The current
requirements of the Town's bylaw require 1.5 parking spaces per residential unit (62 x 1.5
= 93 spaces ) and 4.5 spaces/ 100m2 for retail uses within the Central Business District -
(4.5 x 300m2 = 14 spaces), totaling a requirement of 112 on site parking spaces (20% of
which is to be devoted to visitor parking). The applicant's plan proposes 112 spaces in
compliance with the parking standards of the bylaw. Due to the parking demands of the
core area staff feel that adherence to all parking requirements is necessary and note that
the applicant's submission conforms to the parking requirements of the Town.
The site's location within the Aurora Core provides a wide range of commercial needs for
residents, and is served by direct access to GO and Viva transit on Yonge Street.
Planning Considerations:
The applicant has provided the following information which is considered to be in general
conformity to the December 14, 2005 direction of Council:
• Revised conceptual site plan
• Revised ground floor and upper floor plans
• Revised building elevations.
• Itemized list of design modifications per architectural peer review comments.
• Shadow plans
• Revised traffic study (Lea Consulting)
• Soils report
• Draft zoning bylaw amendment
• Public meeting fee of $1407.00
The subject site is located at a strategic downtown core corner location and thorough
review of the planning and urban design issues are critical to ensure that the development
proposal meets the core area objectives of the Official Plan, contributes to the vitality of the
downtown core and is compatible with the abutting residential neighbourhood.
The Official Plan outlines a series of policies that have been designed to assist staff
PUBLIC PLANNING — JUNE 29, 2005
June 29, 2005 -7- Report No. PL05-058
and Council in the review of redevelopment proposals for the historic core area. Major
policy directives include the following:
• Encouraging infilling and redevelopment projects compatible in design, style,
scale and function with the surrounding built environment.
• Commercial uses on the ground floor with mixed residential/office uses in the
upper stories, offering a variety of tenures and price ranges.
• Safe and accessible grade related parking for the commercial component.
• Direct street access to commercial establishments.
• High standards in architectural facade treatments, incorporating display
windows and awnings to shelter pedestrians, and in keeping with the
surrounding built environment.
• Appropriate site plan measures dealing with issues such as garbage collection,
lighting, pedestrian routes, buffer treatments and building design to mitigate
the effects of any development on neighbouring properties.
• Buildings heights generally between two and three storeys at the street facade,
stepping back to a maximum of five storeys.
On January 7, 2005 the Region of York approved its Centres and Corridors Strategy
(ROPA 43). The ROPA supports transit supportive development within designated
corridors including the Aurora core which is defined as a Local Centre. A series of policies
are provided but in general terms mixed use, compact form development with increased
residential densities and floor space indexes is encouraged. Historic streetscapes should
be retained and enhanced by this form of development. The subject application would be
considered to conform to these polices.
The subject application has been considered at three previous Council public meetings.
The June 29, 2005 public meeting is required based on Council's direction for the applicant
to submit additional information. The applicant's most recent plans incorporate
modifications to the conceptual plans considered by Council on December 14, 2004 and
Council requested information has been submitted which support the proposal. The
current architectural plans are in a relatively advanced state of preparation and include
architectural articulation to respond to comments provided at the previous public meeting
and comments provided by the Town's peer review urban design consultant. The overall
building design is essentially similar to the previously considered plan. It is noted that the
entire building footprint has been moved northerly by approx. 2.5m to accommodate a
2.5m road widening on Centre Street. (Note: the Public Works Dept has requested a 3.0m
road widening).
The modification to incorporate a road widening is noteworthy as this will only provide a
northerly (interior side) yard of between 1.4m and .5m, which would be an insufficient
landscape strip for tree plantings to visually buffer the north wall of the proposed building.
The applicant proposes the plant vines on this wall to soften the appearance of the
building. Staff have concerns about the use of vines as an adequate method of screening
for the wall of the parking structure which is directly exposed to the residential uses fronting
on Catherine Ave. The vegetation shown on Figure 7 does not accurately portray the
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PUBLIC PLANNING — JUNE 29, 2005
June 29. 2006 - 8 - Report No. PL05-058
potential screening as it shows large coniferous plantings which, as noted above are not
viable within the narrow landscape strip. An increased building setback to allow a dense
landscape screening would be the preferred method of treating the interface between the
abutting residential lands fronting on Catherine Ave and the subject development.
The overall building design has been reviewed by staff in the context of its locational
context in the core proximity to the abutting residential neighbourhood and with the Town's
urban design principles. Some of the comments to be considered are that commercial
storefronts on Yonge Street do not align and are not architecturally consistent with a
traditional core area design. The tower feature should be further considered to reduce the
overall building height and possibly simplify the peaked roof cap. It is also considered that
the tower feature should be incorporated into the building and not protrude from the mass
of the proposed structure. An improved commercial street presence should also be
incorporated into the design. The applicant has expressed his willingness to review these
design issues with staff. The architecture and site design matter has been reviewed by the - ..
Town's Heritage Committee which passed a resolution as noted above.
From a land use perspective the applicant's resubmitted plans vary in three ways from the
plan previously considered at the December 14, 2004 public meeting:
the current plan has a decrease in commercial floor area from 924m2 (9946 sq.ft.)
to 300m2 (3230 sq. ft.),
an increase in residential units from 58 to 62 and
the plan now conforms to the Town's parking requirements as provided in the
zoning bylaw (total of 112 parking spaces required and provided).
The applicant's plans have reduced the amount of ground level commercial floor area
along Yonge Street in part by the elimination of the proposed mezzanine (proposed by the
previous application). As a result this 'second storey' of the building has been eliminated
which would result in the height of the ground floor commercial area being fully open from
the ground floor to a height of approx 6m. The applicant is suggesting that this should be
considered to be a single storey and as such, with the exception of the tower feature, the
building would conform to the maximum height and setback requirements of the Official
Plan. Staff maintain that the provisions of the Official Plan take into account the intent of
building height and massing and, if the applicant arguments were applied a build of 10
storeys in actual height could be considered a 5 storey structure. As such staff maintain
that in addition to the tower feature an Official Plan amendment is required for the Yonge
Street building height. In relation to the actual building elevation it is acknowledged that
the proposal does provide for one floor of commercial and four floors of residential.
It is also noted that the number of building storeys viewed from the north elevation also
show a total of six, two storeys as garage and parking deck and four above as residential,
albeit the residential component of the building is seback roughly 36m (120 ft) from the
northerly edge of the building. Grading plans have not been prepared for the site
development however, due to the low area in the north east corner of the site staff are
uncertain as to whether the north wall of the parking garage will be able to conform to the
PUBLIC PLANNING — JUNE 29, 2005
June 29, 2005 - 9 - Report No. PL05-058
height as illustrated on Figure 7.
Of particular note to this application however is that the current provisions of the Official
Plan provide a number of polices which encourage mixed use development within the
historic core. These policies require commercial use on the ground floor and residential (or
office use) above. While the subject application could be argued to conform to the mixed
use policy provisions, staff are concerned that the amount of commercial floor area at this
core area location is less than optimal and feel that the current residential to commercial
ratio of 96% residential floor area/ 4% commercial does not satisfy the intent of the mixed
use concept envisioned by the Official Plan. It is recommended that the applicant look at
modifying the floor plans to reduce the gap between the commercial to residential floor
areas.
Council will note that the actual residential density of the development is 175 units per ha
(71 units per acre)- 62units x . 3538 m2. The policies allowing mixed use development -
within the Official Plan outline building scale and massing guidelines for this form of
development within the Historic Core and do not outline max. (or min.) density allowances.
The shadowing plans are shown as Figures 8-10 to this report. The shadowing plans
show the building's projected shadowing at various times of the day during: summer
solstice (highest point of the sun in the sky), fall/ spring equinox (sun's mid point in the
sky) and winter solstice (lowest point of the sun in the sky). The shadowing of the
building is cast most prominently over the residential properties to the north and east.
Of note the plans illustrate the shadowing that would occur if the building was
constructed with one less storey in height in full conformity with the height provisions of
the Official Plan.
The soils report has been carried out as an environmental site assessment (ESA)
Phase 1 and 2 by Soils Engineers Ltd. March 2005. That report summarizes that the
site has been filed with material of unknown origin and that one of the six test pits
revealed that lead was found which exceeds the EPA standards for
residential/parkland/institutional property use. Further soil sampling and chemical
analysis is recommended by the soils consultant to delineate the impact of lead in the
area for the purposes of remediation of the affected area. The Director of Building
Administration recommends that the application not proceed to site plan approval until
the extent of the contaminant has been determined and the site has been cleaned up.
OPTIONS
At the Public Planning Meeting, 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 applications be brought back to a further public meeting upon resolution
of the major outstanding issues, or they have the option of denying the applications
outright.
Should Council find merit in the application it may wish to recommend approval of the
PUBLIC PLANNING — JUNE 29, 2005
June 29, 2005 - 10 - Report No. PL05-058
Official Plan and Rezoning applications in principle, and prior to Council adoption of the
Official Plan Amendment direct that the ownerto consider comments provided at the public
meeting and also address matters identified in the staff report related to: increasing the
amount of commercial to residential floor space ratio which would be achieved by reducing
the amount of residential floor area and thereby reducing the number of residential units.
Other matters to be considered should include; appropriate building setback or methods to
achieve an adequate level of screening to the north wall of the parking ,transportation
design issues related to the Official Plan road widening dedication of 3.Om on Centre
Street, the owners' action to be taken on the soils report and building elevation revisions
per the architectural/ urban design review comments.
The zoning bylaw amendment should proceed to a subsequent Council meeting for
approval following the submission and comments to a formal site plan application. This will
ensure site plan compliance with the Town's Core area development standards and identify
the applicable exceptions required to the C2 zoning standards.
Servicing Allocation:
While the property is located within the Historic Core Area and listed as pending Council
have not allocated servicing capacity to this proposal. Should Council determine that it
wishes to approve the development mechanisms will need to be put in place to ensure the
capacity is utilized within a reasonable period of time.
CONCLUSIONS
The subject Official Plan and Rezoning applications were submitted in 1998 and have not
proceeded to final approval. The owner is seeking approval of a development proposal to
allow a six (6) storey mixed use commercial and residential development. The subject site
is located at a strategic downtown core corner location. Thorough review of the planning
and design issues are critical to ensure that the development proposal meets the core area
objectives of the Official Plan, and is compatible with the abutting residential
neighbourhood. This application was considered by Council in December 2004, at which
time additional information was requested by Council.
Should Council determine there is merit in the subject applications, it is recommended that
the applicant consider modifying the plans to respond to the staff comments particularly
related to the residential/ commercial floor area ratio, and be subject to the public
comments received. It is further recommended that approval of the Implementing Zoning
By-law be subject to the review of the first site plan submission. This would allow for a
more detailed review of the proposed development to ensure site function and compliance
with an Implementing zoning by-law.
FINANCIAL IMPLICATIONS
Should the development proceed, Development Charges, various fees and ultimately
commercial and residential assessment would be generated.
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June 29, 2005 - 11 - Report No. PL05-058
LINK TO STRATEGIC PLAN
The Strategic Plan has goals of attracting new business and employment opportunities
while ensuring that growth is well planned and moderate. The continued processing of the
subject applications, while having regard for all issues involved, will assist in furthering
these goals.
ATTACHMENTS
Figure 1 —Appendix, Application background.
Figure 2 - Location Plan
Figure 3 — Conceptual Site Plan
Figure 4-Conceptual Yonge Street Parking level plan
Figure 5-Conceptual Centre Street Parking level plan
Figure 6 Conceptual upper level floor plan
Figure 7 — Conceptual West and North Building Elevations
Figure 8 — Conceptual East and South Building Elevations
Figure 9- Shadow plan Summer solstice
Figure 10- Shadow plan Fall/ Spring equinox
Figure 11-Shadow plan Winter solstice
Figure 12- OP Location Plan
Figure 13- Photo of conceptual model
PRE -SUBMISSION REVIEW
Management Team Meeting- June 22, 2005
Prepared by. Glen Letman, Manager of Development Planning
Extension 4346
Su bent MCIP, RPP
Nrector of Planning
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PUBLIC PLANNING — JUNE 29, 2005
Figure 1
Appendix 1
Background to File: D09-03-97 and D14-16-97.
Amourin Investments Limted, J-G Cordone Investments Limited and J. Cordone
Realty Ltd..
On March 26, 1998, a Special Public Planning Meeting was held by Council to
consider the subject Official Plan and Rezoning amendments to allow the
redevelopment of the lands for a seven (7) storey multi -use building having 400
mz (4,400 ftz) of commercial space on the ground floor and additional storey
consisting of seventy-two (72) residential units. The balance of the building and
site was made up of a parking garage and surface parking to accommodate a
total of 126 spaces. At that meeting Council resolved:
"THAT additional information be completed in conjunction with the
resubmission of revised plans in keeping with Official Plan policies to the
satisfaction of the municipality.
"THAT a report providing a full analysis of the application be forwarded to
Council for a full review; and
"THAT an additional public meeting be scheduled to consider the revisions
to the proposal and the issues raised at the meeting including water flow
and height of the building."
Staff and the applicant subsequently met in an attempt to address a number of
the site development and planning issues, and on February 23, 2000, Council
held a second public meeting which was attended by a number of residents and
the following Resolution was approved by Council:
"THAT Council approve, in principle, the official Plan and Zoning By-law
Amendment applications, as submitted by Amourin Investments Limited &
J-G Cordone Investments Limited (Files: D09-03-97 & D14-16-97);
"THAT the enactment of the implementing zoning by-law be subject to the
processing of a site plan agreement, taking into consideration the
applicable issues and recommended design changes as set forth in
Planning Report PL00-002, including such factors as shadow cast impacts
an the provisions of amenity space; and
"THAT the applicant retain an urban design consultant, at their expense,
to address the relevant design issues and concerns and that LACAC be
given an opportunity to review and comment on the design and scale of
the proposed development; and
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PUBLIC PLANNING — JUNE 29, 2005
"THAT Planning staff report back to Council at such time as all relevant
issues have been addressed.
The Town retained the services of John Williams Architect to conduct a peer
review of the development plans, and revised plans were prepared by the owners
architect to respond to and address the comments of Mr. Williams peer review.
On August 22, 2001 staff sent a letter to the applicant noting that the application
had been inactive for an extended period of time and that the Town will close the
subject files unless suitably advised as to the status of the development
application. The owner responded by requesting more time to finalize the issues
of the development application. The owner subsequently suspended further
process of their applications, due to market conditions, and the file was held in
abeyance.
On August 27, 2004 the applicant submitted a letter requesting that the subject
Official Plan and Rezoning land use proposal be considered for final approval.
Staff advised the owner that based on the February 2000 Council direction the
subject Official Plan and Rezoning applications would require further
consideration by Council, and as the proposal appeared before Council at a
public meeting over three and a half years ago (February) 2000) it would be
appropriate to have the matter rescheduled for a public meeting to receive public
input. The applicant has acknowledged the time frames since the previous
submission and the intervening time lag between planning review and as such
the matter was scheduled before a public meeting as presentation of the
proposal.
On October 12, 2004 Council considered staff report PL04-114 to schedule the
public meeting and Council passed the following resolution:
"THAT staff report PL04-114 be received as information with respect to
Official Plan and Zoning By-law Amendment application made by Amourin
Investment Limited and J-G Cardone Investments Limited (Files: D09-03-
97 and D14-16-97). scheduled for the November 24, 2004 Public Planning
Meeting.'
The owner subsequently provided the required information and a Council public
meeting was held on December 15, 2004.
The minutes of the public meeting record that concerns were raised by residents,
primarily pertained to the issue of increased traffic and further aggravation of
existing parking problems in the area, as well as the height of the building and it's
proximity to the street and neighbouring homes. Many of the residents who
spoke urged Council to address the traffic problems in that area, before allowing
this application to be finalized. Many of the residents advised that they are in
support of the proposed use for this location, apart from the traffic issues,
—13—
PUBLIC PLANNING — JUNE 29, 2005
however noted that the height is a bit overpowering in relation to the other
buildings in the vicinity, which may result in a shadowing effect.
Some residents expressed concern with regard to the large external wall at the
south elevation of the site, as this will be an unattractive view from the homes
along Centre Street.
One resident requested that staff take into consideration garbage pick-up, snow
clearing, soil quality testing as a result from the former use of that location as a
dumping site, storm water management and the availability of handicapped
parking spaces for the proposed site.
Council passed the following resolution:
"THAT applications be brought back to a future Public Planning meeting
upon resolution of the major outstanding issues in report PL04-133 and
raised at this meeting including, but not limited to the following:
• Shadowing effect due to height;
• Establishment of appropriate setbacks;
• Landscaping and amenities on the subject property; and
• Parking reduction request feasibility;
• Review of the Traffic Impact Study;
• The entranceway off of Yonge Street;
• The daylight triangle issue as required by Public Works;
• Compatibility to the Historic Core area."
Pursuant to Council direction the applicant has resubmitted plans and information
to address these matters and the revised plans have been circulated for
comment.
On May 10, 2005 Council directed that this application proceed to a public
meeting on June 29, 2005.
—14—
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