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AGENDA - Public Planning - 20211012Town of Aurora Council Public Planning Meeting Agenda Date:October 12, 2021 Time:7 p.m. Location:Council Chambers, Aurora Town Hall Due to the COVID-19 pandemic, meetings will be available to the public via live stream only on the Town’s YouTube Channel. To participate electronically, please visit aurora.ca/participation. Pages 1.Call to Order Land Acknowledgement 2.Approval of the Agenda 3.Declarations of Pecuniary Interest and General Nature Thereof 4.Planning Applications 4.1.PDS21-117 - Applications for Official Plan and Zoning By-law Amendment and Site Plan Control, 2766872 Ontario Inc., 15296, 15306 and 15314 Yonge Street 1 Lots B and C and Part of Lot D, registered Plan 36 and Part of Lots 15 and 16, Registered Plan 246, Town of Aurora, File Numbers: OPA-2021- 03, ZBA-2021-03 and SP-2021-07 That Report No. PDS21-117 be received; and1. That comments presented at the Public Meeting be addressed by Planning and Development Services in a report to a future General Committee meeting. 2. 5.Confirming By-law 5.1.By-law No. XXXX-21 Being a By-law to Confirm Actions by Council Resulting from a Council Public Planning Meeting on October 12, 2021 22 6.Adjournment 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Public Planning Report No. PDS 21-117 Subject: Applications for Official Plan and Zoning By-law Amendment and Site Plan Control 2766872 Ontario Inc. 15296, 15306 and 15314 Yonge Street Lots B and C and Part of Lot D, registered Plan 36 and Part of Lots 15 and 16, Registered Plan 246, Town of Aurora File Number: OPA-2021-03, ZBA-2021-03 and SP-2021-07 Prepared by: Stephen Corr, Senior Development Planner Department: Planning and Development Services Date: October 12, 2021 Recommendation 1. That Report No. PDS21-117 be received; and, 2. That comments presented at the Public Meeting be addressed by Planning and Development Services in a report to a future General Committee meeting. Executive Summary The purpose of this report is to provide Council with background information and to receive public input on proposed Official Plan and Zoning By-law Amendment and Site Plan Control applications at 15296, 15306 and 15314 Yonge Street (“the subject lands”). It is not the purpose of this meeting to have all the answers to the technical questions that have been identified to date by the circulation of the planning applications. The following is a summary of the proposal:  Official Plan Amendment, Zoning By-law Amendment and Site Plan Control applications have been submitted to permit the development of a 6-storey apartment building with a total of 136 units. Page 1 of 22 October 12, 2021 2 of 16 Report No. PDS21-117  The Official Plan Amendment proposes to permit residential uses at grade and an increased building height of 23.54 m. The Region has confirmed that the Town is the approval authority for the private Official Plan Amendment.  The Zoning By-law Amendment proposes to permit residential uses at grade, decreased amenity space and site-specific Zone Standards to permit the proposed apartment built form.  The Site Plan Control Application initiates the detailed technical review to facilitate this development.  The first submission review of the proposed applications by Town Departments and external agencies is complete. The applicant has filed a second submission of the application addressing identified comments. All comments will need to be adequately addressed prior to the preparation of a final recommendation report for Council’s consideration.  The Application was presented to the Aurora Design Review Panel (DRP) in July 2021, and comments provided will also need to be addressed prior to the preparation of a final recommendation report for Council’s consideration. Background Application History  The Pre-Consultation for this development was submitted to the Town in October of 2020 and a detailed list of submission requirements was provided to the Applicant at that time.  The Applications were submitted on April 19, 2021, and deemed complete on May 20, 2021, at which time they were circulated for review.  Comments on the first submission were provided to the applicant on June 30, 2021.  The applications were presented to the Aurora Design Review Panel (DRP) on July 12, 2021. Page 2 of 22 October 12, 2021 3 of 16 Report No. PDS21-117  The second submission was filed on September 2, 2021, to address first submission comments. The second submission reduced the total number of proposed apartment units by one, from 137 to 136.  The second submission is currently under review by Town Departments and external agencies. Comments are anticipated to be provided by mid October. Location/Land Use The subject lands are located at the southwest quadrant of Yonge Street and Irwin Avenue, and north of Wellington Street West (See Figure 1). The site consists of three properties, municipally known as 15296, 15306 and 15314 Yonge Street which have a combined area of approximately 0.4 ha (0.99 ac) and frontages of approximately 85 m (280 ft) along Yonge Street and 50.0 m (160 ft). along Irwin Avenue. The subject lands are currently vacant and do not contain any significant vegetation. Tree removals on the subject lands were permitted by the Parks Operations Division in August 2020. Past uses on the two south properties at 15296 and 15306 Yonge Street have included automotive uses. Past use of the north property at 15314 Yonge Street was a detached dwelling which was demolished in the mid 1990s. Surrounding Land Uses The surrounding land uses are as follows: North: Properties to the north and northwest, across Irwin Avenue, are within the Northeast Old Aurora Heritage Conservation District. These properties predominantly consist of detached dwellings, with office uses fronting Yonge Street. South: A 4-storey stacked townhouse development abuts the subject property to the south and southwest. East: A 6-storey mixed-use building with at grade commercial units fronting Yonge Street is located east of the subject lands, across Yonge Street. West: Properties to the west consist predominantly of detached dwellings. A six- storey apartment building is also located to the west at 36 Machel Avenue. Policy Context Provincial Policies Page 3 of 22 October 12, 2021 4 of 16 Report No. PDS21-117 All Planning Act development applications are subject to provincial policies. The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest. These policies support the development of strong communities through the promotion of efficient land use and development patterns. The Growth Plan for the Greater Golden Horseshoe is a guiding document for growth management within the Greater Golden Horseshoe (GGH) Area to 2041. The Growth Plan provides a framework which guide decisions on how land will be planned, designated, zoned, and designed. The site is located within the Lake Simcoe watershed and is subject to the applicable policies of the Lake Simcoe Protection Plan (LSPP), which is a provincial document that provides policies which addresses aquatic life, water quality, water quantity, shorelines and natural heritage, other threats and activities (including invasive species, climate change and recreational activities) and implementation. York Region Official Plan (YROP) The subject lands are designated “Urban Area” by the York Region Official Plan, which permits a wide range of residential, commercial, industrial, and institutional uses. The northwest portion of the subject lands is within the Regional Greenlands System. It should be noted that the boundary of the Greenlands System is conceptual and to be identified more specifically in Local Municipal Official Plans. The site is also within Wellhead Protection Area B (WHPA-B), as well as a Recharge Management Area (WHPA-Q). While the section of Yonge Street abutting the subject lands is not a Regional Road, it is identified as a Regional Rapid Transit Corridor. Town of Aurora Official Plan Most of the subject lands are designated “Aurora Promenade – Upper Downtown” in the Town of Aurora Official Plan. The northwest portion of the site, having an approximate area of 7 m2 (75 ft2) is designated ‘Private Parkland” (See Figure 2). The intent of the “Upper Downtown” designation is to guide development to extend and reinforce the heritage ‘main street’ character and identity associated with the “Downtown” designation south of Wellington Street. This to be achieved through ‘careful regulation of land uses and control over [the] scale and character of new structures to enhance pedestrian experience. Retail, entertainment and cultural venues are encouraged as well as the introduction of more residential uses.’ Page 4 of 22 October 12, 2021 5 of 16 Report No. PDS21-117 Further, ‘a mixture of uses is encouraged to provide high activity to animate the streetscape, such as retail and restaurants at grade with offices and residential uses on second floors above. As such, this designation provides for a range of commercial uses including financial institutions, offices retail stores, personal services, funeral parlours, tourist accommodations such as Hotels or Information Centres, small scale institutional uses, cultural, recreational and entertainment uses. Dwelling units are permitted on the second storey and/or above of all building types. Section 11.4.1 c) specifically prohibits residential uses at grade and/or below grade. (Although a limited number of ancillary residential units are permitted at grade and/or below, providing they are at the rear of a site and maintain the intent of the Official Plan and Aurora Promenade Concept Plan – Urban Design Strategy.) The intent of the “Private Parkland” designation is to augment the Town’s existing open space system by providing important physical linkages. Permitted uses include passive and active recreation uses, conservation uses, cemeteries, commercial or office uses accessory to conservation or cemetery uses, public uses and private infrastructure. Staff note that where appropriate Conservation Authority and any other required Ministry of Environment of Climate and Parks (MOECP) or Ministry of Natural resources (MNR) approval are obtained for development, limited extension of uses permitted on subject lands is permitted without requiring an Official Plan Amendment. Aurora Promenade Concept Plan – Urban Design Strategy The subject lands are located within the ‘Old Town’ Character Area in the Aurora Promenade Concept Plan – Urban Design Strategy. Key objectives for new development are to:  Provide a transition in scale and use from Yonge Street to the adjacent residential neighbourhoods.  Protect and reinforce heritage residential character and identify, particularly with the sites proximity to the abutting Aurora Conservation District to the north and northeast.  Enhance the public realm with a focus on creating an inviting pedestrian environment. The Promenade Concept Plan also identifies the Yonge Street and Irwin Avenue intersection on the subject lands, as a Key Visual Terminus Site, due to its prominence when traveling south along Yonge Street into the Upper Downtown and Downtown Page 5 of 22 October 12, 2021 6 of 16 Report No. PDS21-117 areas, and as view corridor from the Catherine Street in the Conservation District east of Yonge Street. The Concept Plan strives to enhance the visual distinction and landmark quality of new buildings at Key Terminus View Sites, by encouraging massing and design that accentuate the sites visual prominence. Recommendations to achieve this include unique architectural elements such as drums, spires and turrets. Zoning By-law 6000-17, as amended The subject lands are Zoned Promenade Downtown (PD1) under Zoning By-law 6000- 17, as amended (See Figure 3). This zone permits the commercial uses provided for in the “Upper Downtown” Official Plan designation and requires that dwelling units be located above the first storey of a building. Parking for new residential development within the Promenade Downtown designations, as required by the Zoning By-law, is one (1) space per unit inclusive of visitor parking. Amenity space is to be provided at a rate of 18 m2 (193.6 ft2) per unit, in which 50% is to be provided as indoor amenity space. Reports and Studies As part of a complete application submission for the subject applications, the Owner has submitted the documents listed in Appendix ‘A’. Proposed Applications Official Plan Amendment, Zoning By-law Amendment and Site Plan Control applications have been submitted to permit the development of a 6-storey apartment building with a total of 136 units. The proposed Official Plan Amendment and Zoning By-law Amendment Applications will facilitate the development of a 6-storey, 136 unit condominium apartment building at the southwest intersection of Yonge Street and Irwin Avenue (See Figure 1). The proposed site plan is shown in Figure 4. The proposed building is ‘L’ shaped in design and oriented to both street frontages to provide strong urban street edge. Pedestrian access to the site is provided to a Lobby with entrances of Yonge Street and the rear of the building. Ground floor units also have direct and independent access to Yonge Street. Vehicular access to the site is provided via Irwin Avenue at the rear of the building, to access passenger pick—up/drop-off areas, limited surface parking, waste management functions, and two-levels of underground parking. Passive amenity space with tables, seating and landscaping is provided at the rear of the building, at the southwest portion site, and having an approximate area of 369.2 m2 (3974.7 ft2). Page 6 of 22 October 12, 2021 7 of 16 Report No. PDS21-117 A total of 136 parking spaces are provided to accommodate the proposed development, which includes 5 surface spaces, 42 on the first level of underground parking and 89 on the second level. This satisfies the parking requirements in Zoning By-law 6000-17, as amended which requires one space per unit, inclusive of visitor parking. The total amount of parking also includes six barrier free spaces, which also satisfies the zoning by-law requirement. The total amount of bicycle parking spaces is 28 which also satisfies zoning by-law requirement for 1 space per 5 units. This includes 5 short term bicycle spaces in the form of bike racks at the front and rear entrances to the building and 23 spaces within the underground parking levels for residents. A rendering of the proposed building elevations is shown in Figure 5. The building materials comprise of a brick base on the first three levels, windows and glazing on the upper levels, metal panel window boxes, and exterior insulation and finish system (EIFS) around the mechanical penthouse enclosures. The total proposed building height is 23.54 m (77.2 ft), measured from Average Finished Grade to the highest point of the structure. This height excludes the roof-top mechanical enclosure, which is exempted from being included in the total height calculation, as defined in the Zoning By-law (providing it does not include any other gross-floor-area or amenity space). While the proposed building is six-storeys in height, staff note that existing grading conditions which slope to the southwest, result in exposed basement elevations at the rear of the building. Thus, the building is 6-storeys along the Yonge Street frontage and visually appears as 8-storeys along the Irwin Avenue frontage and the rear. The building design incorporates step-backs above the third storey and angular plane requirements to comply with the Official Plan and Aurora Promenade Concept Plan – Urban Design Strategy. The Official Plan Amendment proposes to permit residential uses at grade and an increased building height of 23.54 m. The Region has confirmed that the Town is the approval authority for the private Official Plan Amendment. As noted, the “Aurora Promenade – Upper Downtown” designation only permits dwelling units on the second storey and/or above of all building types and prohibits dwelling units at grade or below grade. The Applicant is proposing an entirely residential condominium apartment building, and therefore has submitted an Official Plan Amendment to permit dwelling units at grade/on the first level of the building. For this designation, the Official Plan contemplates building heights between 2 to 5 storeys, with allowance for a bonus storey up to the lesser of 6-storeys or 22 m (72.18 Page 7 of 22 October 12, 2021 8 of 16 Report No. PDS21-117 ft) subject to the provision of public benefits. The Official Plan Amendment proposes to permit an increased height up to 23.54 m. Staff have requested that the Official Plan Amendment be revised to permit the 8-storeys to reflect the building form at the rear. In an email dated September 22, 2021, the Region exempted itself as the approval authority for the private Official Plan Amendment, as it is considered a matter of Local interest. Accordingly, the approval authority for the Official Plan Amendment is delegated to the Town of Aurora. The Zoning By-law Amendment proposes to permit residential uses at grade, decreased amenity space and site-specific Zone Standards to permit the proposed apartment built form. Similar to the above, the applicant is proposing a Zoning by-law Amendment to permit dwelling units at grade which are not permitted in the Promenade Downtown (PD1) Zone. The applicant is also requesting zoning approval to permit a total amenity area of 1,611.30 m2 (17,343.9 ft2), whereas the By-law requires 18 m2 (193.75 ft2) per unit for a total of 2,448 m2 (26,350 ft2). Fifty percent, or 1,224 m2 (13,175 ft2) of the required Amenity Area is to be provided as indoor Amenity Area. The applicant is proposing Amenity Area as follows:  1,009.8 m2 (10,869.4 ft2) as private Amenity Area (balconies, terraces and patios)  369.2 m2 (3,974.0 ft2) as common outdoor Amenity Area, and  232.3 m2 (2,500.5 ft2) as common indoor Amenity Area. Review of the second submission of the draft Zoning By-law has identified that additional items will need to be added to the By-law to facilitate the development proposal. This includes a request to permit increased building heights to 23.54 m, whereas the PD1 zone permits a maximum building height of 10 m (32.8 ft) and up to 18.5 m (60.7 ft) for the upper levels provided the main wall above the third storey is step-backed by 3.0 m (9.8 ft). As well as a site-specific interpretation that Yonge Street be deemed to be the front lot line so that yard setbacks are applied as intended by the proposed Building Design. (On corner lots, the shortest street frontage is deemed to be the frontage, which in the case of the subject lands is Irwin Avenue, which then has ramifications on the interpretation of yard requirements and placement of parking areas). Page 8 of 22 October 12, 2021 9 of 16 Report No. PDS21-117 The Site Plan Control Application initiates the detailed technical review to facilitate this development In conjunction with the Official Plan and Zoning By-law Amendment applications, the Applicant has submitted a Site Plan Control Application to initiate the detailed technical review to facilitate this proposed development. Thus, the three applications are being reviewed comprehensively and will be reported back to Council when all comments from Town Departments, external agencies, and those provided by the public and members of Council at the Public Planning Meeting have been adequately addressed. A summary of outstanding matters is provided in the following section. Department/Agency Comments The first submission review of the proposed applications by Town Departments is complete. The applicant has filed a second submission addressing identified comments. All comments will need to be adequately addressed prior to the preparation of a final recommendation report for Council’s consideration. Below is a summary of the comments received to date from Town Departments and external agencies. With the second submission review underway, it should be noted that some of following comments may have been addressed but have not yet been confirmed via responses from the associated internal Town Departments and external agencies. Planning Staff are still assessing the planning merits of the proposal based on the subject site’s relationship with the surrounding lands and compatibility with the adjacent Northeast Aurora Heritage Conservation District, applicable planning policies and plans and comments provided by the Town’s Design Review Panel on July 12, 2021 (discussed further below). Staff will continue to work with the applicant to address comments arising from the technical review of the development applications and the Public Planning Meeting. Planning Staff are reviewing the appropriateness of the private Official Plan and Zoning By-law Amendment applications to permit residential uses at grade, and the associated impact on protecting for an active pedestrian streetscape fronting Yonge Street. While the applicant is proposing ground floor residential uses, Staff have recommended designing these units in a way that they may transition to either live-work or non- residential uses in the future. Suggestions have included providing larger floor to ceiling heights or an open concept design. Alternatively, staff have recommended providing Page 9 of 22 October 12, 2021 10 of 16 Report No. PDS21-117 common indoor amenity area on the Yonge Street frontage, to provide active space and synergy with the public street. The indoor amenity area is currently proposed at the rear of the building. It is also recommended that more indoor amenity space be provided to better reflect the existing zoning by-law standards. Planning Staff are reviewing the proposed increase in height, including the ‘bonus’ 6th storey and proposed public benefits to support it in accordance with Section 37 of the Planning Act and Official Plan. Section 11.4.2 of the Official Plan provides criteria for the height bonus, which states that ‘the development must provide a public benefit which may include, but is not limited to, heritage protection, public amenity space, public art, social housing, affordable artist space and streetscape improvements. The Applicant is proposing streetscape improvements and an area for public art at the Yonge Street and Irwin Avenue intersection to support the height bonus as a Section 37 benefit. Staff are still assessing the adequacy of the proposed public benefits and will work with the applicant to ensure appropriate considerations are provided to quantify any approved increase in building height. Building and Zoning As noted, the staff review of the Draft Zoning By-law has identified additional items that need to be included to facilitate the proposed development, including a request for an increased building height and interpretation of yard requirements. Engineering and Municipal Servicing Water and Sanitary Service is proposed to be provided via existing services on Irwin Avenue. Development Engineering and Public Works staff advise that there are sanitary capacity constraints in the surrounding area affecting York Region’s storm sewer on Wellington Street West. Capacity constraints will need to be addressed prior any development approval for the subject lands. Development Engineering staff also advise that a Record of Site Condition (RSC) is required for the proposed change in land use from former commercial use; and that the Phase 1 Environmental Site Assessment (ESA) identifies potential contaminated activity on the subject lands, requiring details on the method of cleanup. A Phase 2 ESA has been submitted with the second submission to address this. Traffic Analysis The Town’s Traffic Analyst identified several technical comments on the Site Plan and Transportation Impact Study (TIS). Comments include: Page 10 of 22 October 12, 2021 11 of 16 Report No. PDS21-117  Ensuring the proposed driveway, stop sign and stop bar are designed in accordance with the Town Design Criteria Manual for Engineering Drawings.  Provision of Bicycle Parking to follow the general guidelines outlined in the Essentials of Bike Parking: Selecting and Installing Bike Parking that Works, published by the Association of Pedestrian and Bicycle Professionals.  Updating the TIS to include nearby development proposals to anticipate future traffic growth.  Providing a swept path analysis for a typical front loader refuse truck.  Submission of a Construction Traffic Management Plan. Parks Operations Comments from the Parks Division include:  Ensuring that the Yonge Street streetscape section of the development implements the design principles of the Aurora Promenade Concept Plan to greatest possible degree.  Incorporate snow storage areas (which the Applicant provided on the second submission).  That the landscape strip along the west side of the driveway, with a width of 1.5 m (3.3 ft) and 0.7 m (2.29 m), does not meet the Departments minimum requirement of 3.0 m (9.98 ft), impacting the ability to install buffer landscaping to the low density residential property to the west. Lake Simcoe Region Conservation Authority In a letter dated June 22, 2021, the Lake Simcoe Region Conservation Authority (LSRCA) has advised that they have no objection to approval of the Official Plan Amendment, Zoning By-law Amendment and Site Plan Control Applications, providing that any technical comments are addressed by the applicant. Technical comments relate to review of the Storm Water Management Report, Groundwater Report, Hydrogeological Assessment and Tree Protection and Preservation Plans. The LSRCA has also provided site plan conditions that will need to be addressed prior to Site Plan Approval or included as clauses within the Development Agreement. Page 11 of 22 October 12, 2021 12 of 16 Report No. PDS21-117 York Region In a letter dated June 17, 2021, and July 13, 2021, the Region of York provided comments related to review of the development applications. A summary of key comments is as follows:  Confirmation from the Town whether the lands designated as “Regional Woodlands” in the Region of York Official Plan will need to be re-designated in the Town of Aurora Official Plan. As noted in this report, staff are recommending these same lands, designated as “Private Parkland’ in the Aurora Official Plan be redesignated to “Upper Downtown”. Although the RYOP and Aurora Official Plan provide flexibility in interpretation of these designation boundaries, it is appropriate to redesignate this portion to ensure a consistent designation applies to the subject lands as part of the OPA under review. This has been confirmed to the Region and the approach is acceptable to the LSRCA.  Confirmation on the availability of water and sewer service allocation, and if not available, that the proposed Zoning By-law Amendment should include a Holding provision.  Requiring a response to technical comments regarding potential impact to Wellhead Protection Area B (WHPA-B) and Recharge Management Area (WHPA- Q).  The Region has confirmed, in an email dated September 22, 2021, that they have delegated approval of the OPA to the Town as it is considered a matter of local interest The Application was presented to the Aurora Design Review Panel (DRP) on July 2021, and those comments will also need to be addressed prior to the preparation of a final recommendation report for Council’s consideration. At the July 12, 2021 DRP the following comments were provided:  The panel considered that even if ground units are residential, it is appropriate they be designed to accommodate a potential commercial or live-work transition to encourage and support a vibrant pedestrian-oriented streetscape. Recommendations were to provide larger floor to ceiling heights of 4.5 m, and a greater prominence of windows and doors. Page 12 of 22 October 12, 2021 13 of 16 Report No. PDS21-117  Provide a larger building setback than the proposed 1 m (0.98 ft) along Yonge Street to achieve more room for landscaping or streetscape elements, and to provide larger patio/terraces and entranceways to ground floor units.  Enhance the Yonge Street and Irvin Avenue corner of the building to create more visual prominence in accordance with the Aurora Promenade Concept Plan, key Terminus Site guidelines.  Provide more building articulation to break up the mid-point of building mass on the Yonge Street façade. The panel was concerned with the with monolithic +80 m (262 ft) building line along this frontage.  The panel appreciated that the building was compliant with the angular plane guidelines. However, to soften the aesthetic and mitigate overlook and privacy issues, it was recommended that the stepped back terraces at the rear of the building incorporate a planter wall.  The panel believed the landscaping submission was well thought out but agreed with staff comments that the landscape buffer to the adjacent detached dwelling property to the west should be widened to 3.0 clear of the underground parking garage (9.98 feet) to accommodate sizeable plantings. Public Comments No written comments had been received at the time of drafting this report. Any written comments received will be provided in advance of the October 12, 2021, public planning meeting. Staff will provide a response to any written or verbal correspondence related to the development applications in a final Recommendation Report to a future General Committee Meeting. Advisory Committee Review Not Applicable. Legal Considerations Subsections 22(7) and 22(7.0.2) of the Planning Act states that if Council refuses the Official Plan Amendment application or fails to make a decision on it within 120 days Page 13 of 22 October 12, 2021 14 of 16 Report No. PDS21-117 after the receipt of the application, the applicant (or the Minister) may appeal the application to the Ontario Land Tribunal (“OLT”). Subsection 34(11.0.0.0.1) of the Planning Act states that if the passing of a Zoning Bylaw Amendment also requires an amendment to the Official Plan, and that if both applications are made on the same day, if Council refuses the Zoning By-law Amendment application or fails to make a decision on it within 120 days after the receipt of the application, the applicant (or Minister) may appeal the application to the OLT. The Applications were deemed complete on May 20, 2021, and the 120 days has passed. Financial Implications All applicable development fees and charges in this regard have been and will continue to be collected by the Town as required. Communications Considerations On June 3, 2021, a Notice of Complete Application respecting the Official Plan Amendment and Zoning By-law Amendment Applications was published in the Auroran and Aurora Banner newspapers. On September 16, 2021, notices were issued by mail to all addressed property Owners within 120 metres (393.7 ft) of the subject property, and all Interested Parties to the applications. Signage on the property was posted on September 9, 2021 with information regarding the Public Meeting. On September 23, 2021, Notice of Public Planning Meeting was published in the Auroran and Aurora Banner newspapers. The Town will share the outcome of Council’s decision in accordance with its usual practices. Page 14 of 22 October 12, 2021 15 of 16 Report No. PDS21-117 Link to Strategic Plan The applications will be reviewed in accordance with the Strategic Plan and its goal of enabling a Diverse, Creative and Resilient Economy through promoting economic opportunities that facilitate the growth of Aurora as a desirable place to do business. Alternative(s) to the Recommendation 1. That the comments presented at the Public Meeting be addressed by Planning and Development Services in a report to a future Public Planning meeting. Conclusions Staff are continuing to review the subject planning applications having consideration for the above noted matters, the comments received from the agency circulation, and any feedback received from the public and Council at this Public Planning Meeting. A final report with recommendations will be presented to a future General Committee Meeting. Attachments Figure 1 – Location Map Figure 2 – Existing Official Plan Designation Figure 3 – Existing Zone Categories Figure 4 – Proposed Site Plan Figure 5 – Proposed Elevation Renderings Previous Reports There are no previous reports for the subject applications Pre-submission Review Agenda Management Team review on September 30, 2021 Approvals Approved by David Waters, MCIP, RPP, PLE, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 15 of 22 October 12, 2021 16 of 16 Report No. PDS21-117 Appendix ‘A’ – Reports and Studies Report Name Report Author Site, Elevation and Architectural Plans Icon Architects Shadow Study Icon Architects Planning Rationale Report Smart Density Urban Design Brief Smart Density Draft OPA and ZBA documents Smart Density Landscape Drawings, Tree Preservation and Removals, Plan, Landscape Cost Estimates Landscape Planning, Landscape Architects Transportation Impact Study NexTrans Engineering Consultants Storm Water Management Report, Site Servicing Plan, Erosion & Sediment Control Plan, Site Grading Plan, Engineering Cost Estimate SCS Consulting Group Ltd. Construction Impact Plan SCS Consulting Group Ltd. Construction Management Plan SCS Consulting Group Ltd. Geotechnical Soil Report Terraprobe Inc. Groundwater Report Terraprobe Inc. Photometric Analysis RTG Systems Private Site Lighting Plan RTG Systems Noise Control Feasibility Study SS Wilson Associates Page 16 of 22 Yonge StreetMachell AvenueAlex Gardner CircleAlex Gardner CircleCatherine AvenueCentre StreetIrwin AvenueLOCATION PLANMap created by the Town of Aurora Corporate Services Department, September 16, 2021. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2020, © First Base Solutions Inc., 2020 Orthophotography.¯010203040MetresAPPLICANT: 2766872 Ontario Inc.FILE: OPA-2021-03, ZBA-2021-03 and SP-2021-07FIGURE 1Subject LandsSt John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington RdPage 17 of 22 AlexGardnerCircleMachell AvenueIrwin AvenueCatherine AvenueCentre StreetYONGE STREETEXISTING OFFICIAL PLANMap created by the Town of Aurora Corporate Services Department, September 16, 2021. Base data provided by York Region & the Town of Aurora.¯010203040MetresAPPLICANT: 2766872 Ontario Inc.FILE: OPA-2021-03, ZBA-2021-03 and SP-2021-07FIGURE 2SUBJECT LANDSSt John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington RdDowntown ShoulderUpper DowntownSchedule B1 Secondary Plan AreaPublic ParklandExisting Major InstitutionalEnvironmental ProtectionSchedule A OPAPublic ParklandStable NeighbourhoodsPrivate ParklandPage 18 of 22 R7(244)PDS4(380)EPPD1(59)PDS1PDS1(428)EP(460)R8(505)PD1PDS1(131)PDS4(459)PD1(432)R8(336)R7PD1(92)PD2(473)R7R7R7PD1(462)EP(20)O1PD1(387)EP(381)PDS3PD1Yonge StreetAlexGardnerCirc le Machell AvenueIrwin AvenueCatherine AvenueCentre StreetAlexGardnerCircleA lexGardnerCircleEXISTING ZONING BY-LAWMap created by the Town of Aurora Corporate Services Department, September 16, 2021. Base data provided by York Region & the Town of Aurora.¯0 255075100MetresAPPLICANT: 2766872 Ontario Inc.FILE: OPA-2021-03, ZBA-2021-03 and SP-2021-07FIGURE 3SUBJECT LANDSZoning LegendRESIDENTIAL ZONESOPEN SPACES ZONESPROMENADE ZONESPromenade DowntownPD1PromenadeDowntownSpecial - MixedDensity ResidentialPD2Promenade Downtown Shoulder - Central CommercialPDS1Promenade DowntownShoulder - InstitutionalPDS3Promenade DowntownShoulder - SpecialMixed DensityResidentialPDS4Special Mixed Density ResidentialR7Townhouse DwellingResidentialR8Public Open SpaceO1Environmental ProtectionEPPD1Page 19 of 22 CONCEPTUAL SITE PLANMap created by the Town of Aurora Corporate Services Department, September 16, 2021. Data provided by Icon Architects.APPLICANT: 2766872 Ontario Inc.FILE: OPA-2021-03, ZBA-2021-03 and SP-2021-07FIGURE 4Page 20 of 22 CONCEPTUAL ELEVATIONSMap created by the Town of Aurora Corporate Services Department, September 16, 2021. Data provided by Icon Architects.APPLICANT: 2766872 Ontario Inc.FILE: OPA-2021-03, ZBA-2021-03 and SP-2021-07FIGURE 5Page 21 of 22 The Corporation of The Town of Aurora By-law Number XXXX-21 Being a By-law to confirm actions by Council resulting from a Council Public Planning meeting on October 12, 2021. The Council of the Corporation of The Town of Aurora hereby enacts as follows: 1. That the actions by Council at its Council Public Planning meeting held on October 12, 2021, in respect of each motion, resolution and other action passed and taken by the Council at the said meeting is hereby adopted, ratified and confirmed. 2. That the Mayor and the proper officers of the Town are hereby authorized and directed to do all things necessary to give effect to the said action or to obtain approvals where required and to execute all documents as may be necessary in that behalf and the Clerk is hereby authorized and directed to affix the corporate seal to all such documents. Enacted by Town of Aurora Council this 12th day of October, 2021. Tom Mrakas, Mayor Michael de Rond, Town Clerk Page 22 of 22