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AGENDA - Public Planning - 20220118Town of Aurora Council Public Planning Meeting Agenda Date:January 18, 2022 Time:7 p.m. Location:Video Conference 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 2.Land Acknowledgement 3.Approval of the Agenda 4.Declarations of Pecuniary Interest and General Nature Thereof 5.Planning Applications 5.1.PDS22-003 - Application for Zoning By-law Amendment, 2578461 Ontario Inc., 15356 Yonge Street 1 PLAN 246 LOT 13 PT LOT 14 RP 65R31151 PARTS 1 TO 3, File Number: ZBA-2017-06, Related File Number: SP-2017-05 That Report No. PDS22-003 be received; and1. That comments presented at the Public Planning Meeting be addressed by Planning and Development Services in a report at a future General Committee meeting. 2. 6.Confirming By-law 6.1.By-law No. XXXX-22 Being a By-law to Confirm Actions by Council Resulting from a Council Public Planning Meeting on January 18, 2022 29 7.Adjournment 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Public Planning Report No. PDS 2 2 -0 03 Subject: Application for Zoning By-law Amendment 2578461 Ontario Inc. 15356 Yonge Street PLAN 246 LOT 13 PT LOT 14 RP 65R31151 PARTS 1 TO 3 File Number: ZBA-2017-06 Related File Number: SP-2017-05 Prepared by: Brashanthe Manoharan, Planner Department: Planning and Development Services Date: January 18, 2022 Recommendation 1. That Report No. PDS22-003 be received; and 2. That comments presented at the Public Planning Meeting be addressed by Planning and Development Services in a report at a future General Committee meeting. Executive Summary The purpose of this report is to provide Council with updated information related to the proposed Zoning By-law Amendment Application at 15356 Yonge Street (the subject lands). This application was referred to a future Public Planning Meeting at the Statutory Public Planning Meeting held on November 22, 2017. The Zoning By-law Amendment application proposes to amend the Zoning By-law to retain in situ and integrate the Knowles-Readman House and develop a four-storey residential apartment building with 35 units with two levels of below-grade parking on the subject lands.  The property is designated under Part V of the Ontario Heritage Act as part of the Northeast Old Aurora Heritage Conservation District and is located adjacent to significant Heritage Resources. Page 1 of 29 January 18, 2022 2 of 18 Report No. PDS22-003  The subject land is currently occupied by the Knowles-Readman House, which is proposed to be retained in situ and integrated the into the new development for a four storey residential building.  The proposal has been revised to reduce the previous height of 5-storeys (plus rooftop enclosures to access rooftop amenity) to 4-storeys. Rooftop amenities have been eliminated.  Total GFA has been reduced from approximately 3,901.92 m2 (42,000 ft2) to approximately 3,065.80 m2 (33,000 ft2)(approximately 22% reduction).  Refinements to exterior massing and materials have been made since previous submission to improve the visual relationship to its surroundings, particularly on the north side in relation to Hillary House.  Staff will continue to work with the applicant to address any comments presented at the Public Planning Meeting and circulation comments from internal/external departments and public agencies. Background Application History The subject Zoning By-law Amendment application was submitted to the Town on September 28, 2017. A site plan application to construct a 5 storey apartment building comprising of 37 units was also submitted. On June 27, 2017 Council passed Comprehensive Zoning Bylaw 6000-17 and pursuant to Section 34 (10.0.0.2) of the Planning Act passed a Resolution to only accept certain classes of Zoning Bylaw Amendment Applications. A Council resolution is required to receive, or not receive, the Zoning Bylaw Amendment Applications. On September 19, 2017 zoning proposal ZP-2017-04 was considered by General Committee to receive the subject zoning by-law amendment application. The following resolution was provided by General Committee for the subject lands: 1. That Report No. PBS17-068 be received; and 3. That the Zoning By-law Amendment Proposal for (b) 15356 Yonge Street Page 2 of 29 January 18, 2022 3 of 18 Report No. PDS22-003 (2578461 Ontario Inc.) be received as a Zoning By-law Amendment Application. The resolution was adopted by Council on September 26, 2017. A Statutory Public Planning Meeting was held on November 22, 2017 whereby concerns related to compatibility with neighbouring properties as well as the Hilary House, encroachment into floodplain, scale and height of building, access point change in relation to an existing easement, etc. were raised. As such, Council passed the following resolution at the November 2017 meeting: 1. That Report No. PBS17-083 be received; and 2. That comments presented at the Public Planning meeting be addressed by Planning and Building Services in a comprehensive report outlining recommendations and options at a future Public Planning meeting. Since Public Planning Meeting, the applicants have worked closely with residents, the Aurora Historical Society (AHS), as well as the Ontario Heritage Trust (OHT) to address the concerns. In April 2021, the applicants submitted a revised proposal to retain and restore the Knowles-Redman House (except for tail wing) as well as the construction of a four (4) storey, 35 unit residential building with two (2) levels of below grade parking. The new residential building, including balconies and canopy, will be set back between 13.2 metres (43.4 feet) and 17.4 metres (57 feet) from the House above grade. On November 1, 2021, the Heritage Advisory Committee considered the removal of the entire tail wing located at the rear of the House to permit the construction of underground parking, loading, and waste storage areas. Removal of the tail wing will enable the location of the underground parking to be close to the rear of the House. The Committee stated that they were pleased that the applicants will be establishing a heritage easement for the House as it represents the highest form of protection, and that the House is proposed to be restored to its former glory through the proposed redevelopment of the site. The Heritage Advisory Committee had no objection to the approval of Heritage Permit Application HPA-2021-14. The Heritage Permit Application was approved by Council on November 23, 2021. The applicants have revised their proposal since the Statutory Public Meeting held in November 2017, following an iterative and cooperative process to carefully consider Page 3 of 29 January 18, 2022 4 of 18 Report No. PDS22-003 feedback from staff, the Aurora Design Review Panel, Aurora Heritage Committee, Ontario Heritage Trust, and local residents. The revisions are highlighted below: Subject Response/Change Height & Shadows  Previous height of 5-storeys (plus rooftop enclosures to access rooftop amenity) has been reduced to 4-storeys and rooftop amenities have been eliminated.  About 6.5 metres of overall height has been eliminated, which is the equivalent of approximately 2 stories and reduces the mass and visual effects significantly.  Shadowing has been substantially reduced as a result of the height reduction and the stepping down of the bulk and mass of the building. Density  Total GFA has been reduced from about 42,000 ft2 to about 33,000 ft2, which is about a 22% reduction.  Type and number of units have been reconfigured so there are 36   units including the existing house from 38 units previously. Neighbourhood & Heritage Compatibility  Changes to height and total GFA dramatically reduce the appearance of the bulk of the building and provide for more stepping down towards neighbouring properties.  Refinements to exterior massing and materials have helped the building better relate to its surroundings, particularly on the north side in relation to Hillary House. This includes: o Additional wood-style paneling, warmer materials and colour palette, and greater vertical and horizontal articulation on the north building façade; and, o The reduction of the large expanse of glazing in favour of a more residential feel and townhouse scaled units at- grade.  Screening has been added to the exposed portions of the below grade garage through masonry and wood-style paneling, in order to visually enhance views from adjacent properties.  Refinements were made to the massing and terrace arrangements and orientation of the west facing units with the neighbours immediately to the west in order to reduce overlook and increase privacy, including off-site landscaping.  Integration of the new driveway with improvements to the Hillary House driveway will improve access to Hillary House.  In addition, a Construction Management Plan (CMP) will be prepared and followed by the developer during the construction of the proposed development in order to organize and minimize the effects of construction on the adjacent and proximate properties. Page 4 of 29 January 18, 2022 5 of 18 Report No. PDS22-003 Landscaping Enhanced landscaping including the introduction of 3 additional large trees in the front yard, 6 additional large trees in the north side yard, 3 additional large trees in the south side yard and 3 additional large trees along with other landscaping at the rear of the site. o This additional landscaping will provide further screening from adjacent properties, including the Hillary house, and will further enhance the natural aesthetic of the area. o Significant off-site landscape is proposed in order to provide additional screening and increased privacy and noise attenuation for adjacent properties and residents. Location / Land Use The subject land is municipally know as 15356 Yonge Street, and is located on the west side of Yonge Street, north of Irwin Avenue and immediately south of the Hilary House (Figure 1). The subject lands are approximately 2,556 m2 (27,512.56 ft2) in area, with a frontage of approximately 20.16 m (66.14 ft). The property contains a 2 ½ storey solid brick house, constructed in an Edwardian Classicism architectural style. The House a rectangular layout, with a projection towards the rear of the north side that gives the house a slight ‘L’ shape. The House has a wood clad two storey tail wing. Surrounding Land Uses The surrounding land uses are as follows: North: Existing Institutional - Hilary House South: Existing office use (Horton Hall) and single detached dwellings East: Existing Institutional – Our Lady of Grace Roman Catholic Church West: Single Detached residential dwellings The subject property is located immediately south of the Hilary House. The subject property is adjacent to two properties designated under Part IV of the Act – Hillary Page 5 of 29 January 18, 2022 6 of 18 Report No. PDS22-003 House (15372 Yonge Street) and Horton Hall (15342 Yonge Street), and across the street from Our Lady of Grace Roman Catholic Church (15347 Yonge Street). Policy Context Provincial Policies 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 Lake Simcoe Protection Plan (LSPP) 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 land is designated “Urban Area”, “Regional Greenlands System”, and “Regional Corridor” by the YROP. York Region’s vision for the Urban Area is to strategically focus growth while conserving resources to create sustainable lively communities. Under the YROP, a regional urbanization goal is to enhance the urban structure through city building, intensification, and compact, complete communities. York Region’s vision for the Regional Greenlands System is to identify, protect and enhance the Greenlands System and its functions to ensure a healthy system rich in native biodiversity. Yonge Street is a regional road. Regional Corridors serve a critical role as the primary locations for the most intensive and greatest mix of development within the Region. They are planned to be an urban form and design that is compact, mixed-use, oriented to the street, pedestrian- and cyclist-friendly, and transit supportive. The subject land is located within Wellhead Protection Area B. The subject land is not located within the Oak Ridges Moraine Conservation Plan area. Page 6 of 29 January 18, 2022 7 of 18 Report No. PDS22-003 Town of Aurora Official Plan The subject land is designated as “The Aurora Promenade”. More specifically, it is designated as “Downtown Shoulder” and “Promenade General” by the Town of Aurora Official Plan (Figure 2). Residential uses (including apartment buildings) are permitted within the “Downtown Shoulder” and “Promenade General” designations. The intent of the “Downtown Shoulder” is to protect and reinforce the Area’s heritage ‘residential’ character and identity. There is potential for infill development, so long as it is sensitive to heritage resources and adjacent neighbourhoods. Careful regulation of land uses and control over the scale and placement of infill structures is required to enhance the pedestrian experience. The intent of the “Promenade General” is to promote transformation into a vibrant, pedestrian oriented mixed-use area. Change will primarily occur through the introduction of higher densities in high quality mid-rise forms placed close to the street, while providing appropriate transitions to adjacent neighbourhoods. Schedule “D” of the Official Plan identifies the property as designated under Part V of the Ontario Heritage Act. Northeast Old Aurora Heritage Conservation District Plan In 2006, Town Council passed By-Law 4804-06.D to designate 15356 Yonge Street under Part V of the Ontario Heritage Act as part of the Northeast Old Aurora Heritage Conservation District. Town Council also passed By-Law 4809-06.D to adopt the “Northeast Old Aurora Heritage Conservation District Plan” as the document to guide the preservation, redevelopment and alteration of the properties and streetscapes located within the boundaries of the District. The intent of the District Plan is to establish objectives, policies, and guidelines to ensure the conservation of heritage resources and to guide future development so that it enhances the area’s special heritage character. As per Section 9.5.3.5 of the District Plan, the subject land is considered a High Value Heritage Property, whereby existing buildings will be conserved, any new construction on the lands will be at the rear of the lots, and any new construction will be architecturally sympathetic to the principal building. The subject land is located directly south to the Hillary House, which is a National Historic Site. The proposed development will consider the view sheds and heritage context in relation to the Hillary House. Page 7 of 29 January 18, 2022 8 of 18 Report No. PDS22-003 Zoning By-law 6000-17, as amended The subject land is currently zoned Promenade Downtown Shoulder- Special Mixed Density 'PDS4(380)’ Exception Zone, Environmental Protection ‘EP’, and Environmental Protection ‘EP(381)’ Exception Zone by Zoning By-law 6000-17, as amended (Figure 3). The 'PDS4(380)’ Exception Zone permits a site specific development of 6 dwelling units comprising of one single detached dwelling and one block of Townhouse Dwelling with a maximum of 5 units. The EP(381)Exception Zone permits private open space, decks and fences related to Townhouse Dwellings. The existing site-specific Zoning By-law was approved by Council in 2009. The Site Plan application for the townhouse proposal was never executed by the owner. An amendment to the Zoning By-law is required to facilitate the development of the proposed for the four (4) storey residential apartment building on the subject land. Reports and Studies Reports and Studies submitted as part of a complete application were outlined in Report No. PBS17-083 dated November 22, 2017. Proposed Applications Zoning By-law Amendment and Site Plan Control applications have been submitted to permit the development of a four (4) storey apartment building with a total of 36 units. The applicant has submitted a draft Zoning By-law which is currently under review by staff. The applicant proposes site specific amendments to the Promenade Downtown Shoulder-Special Mixed Density 'PDS4(380)’ Exception zone to permit a four (4) storey apartment building with 35 units and the retention of the existing detached dwelling on the subject lands, which is counted as an additional 1 unit for a total of 36 units (Figure 5). The applicants propose to utilize a portion of the EP lands for the development and maintain the remaining westerly portion of the EP lands. The applicant is requesting to allow all permitted uses within the PDS4 Parent Zone on the lands, which includes a variety of low and medium density residential uses and limited commercial uses such as Offices, Day Care Centres, Personal Service Shops and limited Retail uses. It is noted that the existing detached dwelling on the lands (the Knowles-Readman House) is proposed to be restored and used as a detached residential use comprising one dwelling unit. Page 8 of 29 January 18, 2022 9 of 18 Report No. PDS22-003 The following is a table to compare the difference between the parent PDS4(380) Exception Zone requirements with the proposed PDS4(XX) Exception Zone to facilitate the development: Parent PDS4(380) Exception Zone Requirement Proposed PDS4(XX) Exception Zone Permitted Uses A total of 6 dwelling units comprising of one single detached dwelling and one block of Townhouse Dwelling with a maximum of 5 units. In addition to the uses permitted in Section 8.1, the lands zoned PDS(380) may also be used for one apartment building. Interior Side Yard – South Yard (minimum) 1.2 m for 1 storey buildings 1.5 m for 2 storey buildings 0.5 metres* Interior Side Yard – North Yard (minimum) 1.2 m for 1 storey buildings 1.5 m for 2 storey buildings 1.5 metres* Separation from Single Detached Dwelling and rear yard development 2.0 metres 12 metres* Manoeuvering Space (90 degree spaces) (minimum) 7.0 metres 6.0 metres* Lot Coverage (maximum) 35% 45%* Height (maximum) 10 metres 20 metres* Page 9 of 29 January 18, 2022 10 of 18 Report No. PDS22-003 Parent PDS4(380) Exception Zone Requirement Proposed PDS4(XX) Exception Zone Natural Hazards (NH) Overlay Zone Notwithstanding subsection 2.6 (a), parking spaces and stacking spaces required by this By-law may be provided anywhere on a lot that falls into two or more zones except that portion of a lot in any Natural Hazard Overlay Zone or Environmental Protection Zone. Notwithstanding Provision 2.6 (b) of this By-law, parking spaces may be provided in a Natural Hazard Overlay Zone* Note: The proposed bylaw exceptions are highlighted and labelled with an asterisk “*”. Final zoning performance standards will be evaluated by Staff in detail prior to the implementing Zoning By-law Amendment being brought forward to Council for enactment. Site Plan Application A site plan application (SP-2017-05) has also been submitted concurrently with the Zoning By-law Amendment application. As illustrated in Figure 5, the proposed site plan application is to conserve and restore the Knowles-Readman House and integrate the House into the development of a four-storey residential apartment building with 35 units, with two levels of below-grade parking on the subject lands. The House is proposed to be used as a single residential dwelling unit, therefore totaling 36 residential units proposed on the subject lands. Heritage Permit Application HPA-2021-14 for the removal the entire tail wing located at the rear of the House was approved by Council on November 23, 2021. The removal of the tail wing will allow the construction of underground parking, loading, and waste storage areas. For vehicular access to the lands, the proposal proposes a single access point from Yonge Street. The access point is proposed to be shared between the subject lands and the Hillary House property to the north. The Ontario Heritage Trust (OHT) holds a heritage easement agreement on the Hilary House property. As such, a heritage easement is proposed to preserve the House on the subject lands, making the OHT the final approval authority over the shared access to the Hilary House. Page 10 of 29 January 18, 2022 11 of 18 Report No. PDS22-003 Proposed Use Proposed GFA Proposed Unit Count Building A 4 storey apartment building 3,055.44m2 35 units Building B 2 storey detached dwelling (Knowles-Readman House) 156 m2 1 unit Two (2) applications are being reviewed concurrently 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 second submission is under review to confirm whether all comments identified to date have been addressed. All comments will need to be adequately addressed prior to the preparation of a recommendation report for Council’s consideration The proposed applications were circulated to all internal and external agencies for review and comments. With the second submission review underway, some comments may be addressed but have not been confirmed via responses from the associated Town Departments or external agencies. Below is a summary of comments received to date: Planning The applicant is seeking amendments to the Zoning By-law to facilitate the development a four-storey residential apartment building with 35 units with two levels of below-grade parking, and to retain in situ and integrate the Knowles-Readman House on the subject lands. For vehicular access to the lands, the proposal proposes a single access point from Yonge Street. The access point is proposed to be shared between the subject lands and the Hillary House property to the north. Staff note that significant changes to the proposed development’s massing have been successfully made (i.e., reduction in height and GFA reduces appearance, refinements to the exterior materials have made the proposed development more sympathetic to the surrounding neighbourhood, screening to the exposed portions of below-grade parking via masonry and wood-style panelling). Page 11 of 29 January 18, 2022 12 of 18 Report No. PDS22-003 Staff are still assessing the planning merits of the proposal based on the subject land’s relationship with the surrounding lands and the applicable planning documents. Building and Zoning Technical Building and Zoning comments on the Draft Zoning By-law Amendment are currently under review. Traffic Analysis At the time of writing this report, comments based on the second submission from the Town’s Traffic Analyst have not been received. Matters of traffic maneuverability within below-grade parking, loading location of garbage truck, peak traffic flow are currently under review as part of the site plan application. Any additional comments will have to be addressed by the applicant and will be detailed in a future recommendation report. Parks Division The Parks Division notes that the proposed setbacks, building siting and site conditions does not allow implementation of the minimum landscape standards per the Town’s Landscape Design Guidelines and that it should be identified in any subsequent reports to Council or to the Heritage Advisory Committee. Further it is noted that significant tree removal is proposed which will significantly reduce the mature canopy of this site. Written approval from adjacent property owners is required for removal of trees straddling property lines or on adjacent properties. As the subject property is in the heritage conservation district, this will be presented to a future Heritage Advisory Committee meeting as tree removal within a HCD is subject to HAC and Council approval. Engineering Municipal Servicing Development Engineering has requested that the reports and drawings be updated to address the following but not limited to fire hydrants, Town’s Backflow Prevention By- Law, existing concrete retaining wall, and snow storage. In addition, Development Engineering has provided technical comments on the civil engineering plans and identified review fee and securities amounts to be collected through the future site plan agreement. Page 12 of 29 January 18, 2022 13 of 18 Report No. PDS22-003 Any additional comments and outstanding matters will have to be addressed by the applicant and will be detailed in a future recommendation report. York Region In a letter dated May 20, 2021, the Region of York provided updated comments including but not limited to the implementation of Low Impact Development (LID) measures, the submission of Hydrogeological Study and a Dewatering Plan, Source Water Impact and Assessment Mitigation Plan (SWIAMP), and a Travel Demand Management Addendum. Outstanding matters will have to be addressed by the applicant and will be detailed in a future recommendation report. Design Review Panel (DRP) On November 10, 2017 the proposed applications were considered by the Town’s DRP, whereby comments relating to architectural details (i.e., colours and materials), sympathy towards Yonge Street (i.e., stepping down to Yonge Street by eliminating a floor, etc.) were provided. Revisions including but not limited to reduction from 5-storeys (plus rooftop enclosures to access rooftop amenity) to 4-storeys, refinements to exterior massing and materials, reduction in glazing, additional screening, etc. were made at the time of the second submission. Any additional comments and outstanding matters will have to be addressed by the applicant and will be detailed in a future recommendation report. Heritage Planning The property contains a 2 ½ storey solid brick house, constructed in an Edwardian Classicism architectural style. The House a rectangular layout, with a projection towards the rear of the north side that gives the house a slight ‘L’ shape. The House has a wood clad two storey tail wing. Section 6.4 of Figure 10 of the Heritage Impact Assessment dated July 2017 identified the following heritage attributes of the House including but not limited to the 2 ½– storey house form building, the scale, form, height and massing on a rectangular- shaped lot, placement of the House on the lot, front yard with its green space in front of the House and walkway to Yonge Street and the north and south side yards. Page 13 of 29 January 18, 2022 14 of 18 Report No. PDS22-003 The two-storey tail wing is not a heritage attribute and was approved to be removed by Council on November 23, 2021. Although over the years, the House has experienced a few exterior modifications, which are listed below, the structure, when viewed from the street, is largely as originally constructed. The exterior modifications include, but not limited to the loss of porch posts and piers, addition of the metal fire escape and upper floor door on the north elevation, alteration of window openings, possible addition of dormer window, etc. Proposed restoration works of the exterior includes but is not limited to the front and side porches, windows, doors, removal of the exterior fire escape, infilling any associated openings, repairs to masonry, roof, trim, and decorative details, removal of tail wing and associated infilling, and treatment of the west wall including the foundation. Restoration of the interior includes repairs to the staircase from ground to upper floor, use or replication of original materials for doors and window casings, baseboards, and flooring. Further, the four-storey residential development that is proposed behind the House is not anticipated to have any adverse impacts on the cultural heritage values of the subject and adjacent properties, provided that the conservation and protection measures are successfully implemented. Site Plan Approval for the proposed development of 15356 Yonge Street will be conditional upon the submission of a Conservation Plan and Protection plan for the heritage features of the property and the House. The Conservation plan will outline the ways the heritage resources will be conserved and adapted (i.e., exterior and interior restoration of the House, landscaping of the front and side yards, and continued maintenance of the building). The Protection Plan will detail the ways in which the House will be protected white vacant and during construction. A heritage easement is proposed to preserve the home on the subject lands, making the OHT the final approval authority over the shared access to the Hilary House. It is recommended that the owner commemorate the heritage values of the property and the House through the erection of a plaque, which would provide information about the House. Plaque wording and location will be approved by the Planning Division. Staff are satisfied that the proposed restoration works for the House will improve the overall appearance and will restore the original heritage character of the building. The restoration of the House will be discussed at a future Heritage Advisory Committee and Council meeting. Page 14 of 29 January 18, 2022 15 of 18 Report No. PDS22-003 Ontario Heritage Trust (OHT) In an e-mail dated December 8, 2021, the OHT expressed their general support for the location of the shared access as the new proposal that retains more of the existing trees, the design of the apartment building, its materials, and colour scheme. The Trust believes that the trees retained during construction and the proposed new plantings after construction will provide sufficient natural screening between the two properties. While they have provided their general support for the location, number and species of trees used in the landscape plan, an Alteration Request Form for these changes must be submitted to the Trust and formally approved before they can move forward with the development. Lake Simcoe Region Conservation Authority At the time of writing this report, comments from the LSRCA on the second submission have not been provided to the Town. In a letter dated October 7, 2021, second submission Natural Heritage comments were provided, whereby comments relating to tree replacement ratios and conformity with policies outlined in Aurora’s OP relating to the Environmental Protection Designation for the property were provided. While a portion of the property is identified as Environmental Protection in the Town of Aurora OP, the EIS submitted by the applicant has confirmed through background and site specific investigations that the proposed development will occur within an anthropogenic area where no natural heritage features are present. There is a small off- site wooded area which does not meet the criteria to be considered significant and Tannery Creek is approximately 100 m from the proposed development. Standard, best practice mitigation measures have been recommended. This has been accepted by the LSRCA. Hydrogeological Assessment and Stormwater Management Report are currently under review. The LSRCA is in receipt of the second submission and any additional comments will have to be addressed by the applicant and will be detailed in a future recommendation report. Page 15 of 29 January 18, 2022 16 of 18 Report No. PDS22-003 Public Comments One written submission was received at the time of writing this report. Concerns relating to impacts on neighbouring properties including sewage/drainage systems from the new development, storm water run-off, snow thaw during Spring months, and that the surrounding area has been already been subject to significant tree removal over the years (i.e., Irwin Street/Yonge Street) were expressed. Further, it was expressed that at the face of climate change, that this is not the time to rezone residential lands that abut Environmentally Protection lands and/or Environmentally Protection lands as flooding may result to the surrounding properties. Advisory Committee Review Not applicable. Legal Considerations Section 34(11) of the Planning Act states that if Council refuses a Zoning By-Law Amendment application or fails to make a decision on it within 90 days after the receipt of the application, the applicant (or the Minister) may appeal the application to the Ontario Land Tribunal. This application was received on September 28, 2017 and therefore, the applicant may appeal to the Tribunal at any time. 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 November 2, 2017, a Notice of Complete Application and Public Planning Meeting was published in the Auroran and Aurora Banner newspapers and given by mail to all addressed property owners within a minimum of 120 m (393.7 ft) of the subject lands. A Notice of Public Planning Meeting sign was also posted on the subject lands fronting Yonge Street. On December 23, 2021, a Notice of Public Planning Meeting was published in the Auroran and Aurora Banner newspapers, issued by mail to all addressed property owners within 120 metres (393.7 ft) of the subject property, and all interested parties of Page 16 of 29 January 18, 2022 17 of 18 Report No. PDS22-003 the applications. Signage on the property was posted on December 22, 2021, with information regarding the public meeting. Public notification has been provided in accordance with the Planning Act. Site plan applications submitted under Section 41 of the Planning Act do not require public notification. The Planning Application Status is available on the Town’s website and is reported to Council and updated quarterly. Climate Change Considerations The proposal is anticipated to generate an increase in greenhouse gas (GHG) emissions due to the increase in density. To better understand the impacts, staff will be requesting a Green Development Report in accordance with Section 5 of the Official Plan. Link to Strategic Plan The proposed Zoning By-law Amendment supports the Strategic Plan goal of supporting an exceptional quality of life for all through its accomplishment in satisfying requirements in the following key objectives within this goal statement: Strengthening the fabric of our community: Through the review and approval of the Zoning By-law Amendment, housing opportunities are created that collaborates with the development community to ensure future growth includes housing opportunities for everyone. Alternative(s) to the Recommendation 1. That Council provide direction. Conclusions Staff are continuing the review the subject applications while having consideration for the above noted matters, together with comments received from agency circulation, public and Council at the Public Planning Meeting, or submitted in writing. A report with recommendations will be presented to a future General Committee Meeting. Page 17 of 29 January 18, 2022 18 of 18 Report No. PDS22-003 Attachments Figure 1 – Location Map Figure 2 – Existing Official Plan Designation Figure 3 – Existing Zoning By-Law Figure 4 - Proposed Zoning By-law Figure 5 – Proposed Site Plan Figure 6 – Proposed Elevations – North Figure 7 – Proposed Elevations – South Figure 8 – Proposed Elevations – West Figure 9 – Proposed Elevations – East Figure 10 – Street view Rendering Previous Reports General Committee Report No. PDS21-128 - Heritage Permit Application File: HPA-2021- 14 – dated November 16, 2021 Public Planning Report No. PBS17-083 - dated November 22, 2017 Pre-submission Review Agenda Management Team review on January 6, 2022 Approvals Approved by Lisa Hausz, Acting Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 18 of 29 Yonge StreetMachell AvenueSpruceStreetYonge StreetIrwin Avenue Spruce StreetCatherine Avenue Maple Street Mark Street LOCATION MAP Map created by the Town of Aurora Corporate Services Department, 12/21/2021. B ase data provided by York Region & the Town of Aurora. Air Photos taken Spring 2021, © First Base Solutions Inc., 2021 Orthophotography. ¯FIGURE 1 St John's Sdrd Wellington St E Vandorf SdrdHenderson Drive ^Wellington St W UV404 UV404Leslie StYonge StBathurst StBayview AveBloomington Rd 0 40 80 Metres APPLICANT: 2578461 Ontario IncFILE: ZBA-2017-06 SUBJECT LANDS Document Path: J:\data\data\Planning Maps\15356 Yonge Street (ZBA-2017-06 & SP-2017-05)\Report_Maps_January 2022\Figure_1_Location_Map.mxd Page 19 of 29 A l e x Ga rdne rCircleMachell AvenueIrwin Avenue Spruce StreetCatherine Avenue Maple Street Mark Street YONGE STREETPromenadeGeneral PromenadeGeneral DowntownShoulder UpperDowntown EXISTING OFFICIAL PLAN DESIGNATION Map created by the Town of Aurora Corporate Services Department, 12/21/2021. Base data provided by York Region & the Town of Aurora. ¯0 50 100 MetresAPPLICANT: 2578461 Ontario IncFILE: ZBA-2017-06FIGURE 2 St John's Sdrd Wellington St E Vandorf SdrdHenderson Drive ^Wellington St W UV404 UV404Leslie StYonge StBathurst StBayview AveBloomington Rd SUBJECT LANDS TH E AURORA PROMENADE Document Path: J:\data\data\Planning Maps\15356 Yonge Street (ZBA-2017-06 & SP-2017-05)\Report_Maps_January 2022\Figure_2_Existing_Official_Plan_Designation.mxd Environmental Protection Schedule B1 Secondary Plan Area Schedule A OPA Public Parkland Stable Neighbourhoods Existing Major Institutional Private Parkland Page 20 of 29 EP PDS3 R7 R7 R7 RA2 EP(117) R7 PDS3(394) PD1 PDS4(459) O1 PDS4(380) R7 EP(20) PDS4 PDS4(114) PDS4(69) PDS4(335) EP(460) C4 EP(381) Irwin Avenue Yonge StreetMaple Street Machell AvenueCatherine AvenueYonge StreetYonge StreetEXISTING ZONING BY-LAW ¯0 25 50 Metres APPLICAN T: 2578461 Ontario IncFILE: ZBA-2017-06FIGURE 3 Subject Lands EP ZONING LEGEND RESIDENTIAL ZONES OPEN SPACE Z ONES EnvironmentalProtection Major Open Space Second Density Apartment ResidentialRA2 Special Mixed Density Residential PROMENADE Z ONES Promenade Downtown Promenade Downtown Shoulder - InstitutinalPromenade Downtown Shoulder - Special Mixed Density Residential R7 EP O1 PD1 PDS3 PDS4 Map created by the Town of Aurora Corporate Services Department, 12/21/2021. Base data provided by York Region & the Town of Aurora. Document Path: J:\data\data\Planning Maps\15356 Yonge Street (ZBA-2017-06 & SP-2017-05)\Report_Maps_January 2022\Figure_3_Existing_Zoning_By-law.mxd Page 21 of 29 EP to PDS4(380) EP(381) to PDS4(380)YongeStreetMachellAvenueCatherine AvenueYonge StreetMaple Street Machell AvenueYonge StreetIrwin Avenue PDS4(380)EP EP(460) PDS4(69) PDS4(459) PDS4 EP(117) R7 PDS4(114) R7 R7 RA2 PDS4(335)C4 R7 R7 R7 EP(20) PDS3(394) O1 PDS3 PD1 ¯0 25 50 Metres PROPOSED ZONING BY-LAW APPLICAN T: 2578461 Ontario IncFILE: ZBA-2017-06FIGURE 4 15356 Yonge Street EP ZONING LEGEND RESIDENTIAL ZONES OPEN SPACE ZONES EnvironmentalProtection Major Open Space Second Density Apartment ResidentialRA2 Special Mixed Density Residential PROMENADE ZONES Promenade Downtown Promenade Downtown Shoulder - InstitutinalPromenade Downtown Shoulder - Special Mixed Density Residential R7 EP O1 PD1 PDS3 PDS4 Map created by the Town of Aurora Corporate Services Department, 1/5/2022. Base data provided by York Region & the Town of Aurora. Document Path: J:\data\data\Planning Maps\15356 Yonge Street (ZBA-2017-06 & SP-2017-05)\Report_Maps_January 2022\Figure_10_Proposed_Zoning_By-law - Copy.mxd EP to PDS4(380) EP(381) to PDS4(380) Page 22 of 29 Map created by the Town of Aurora Corporate Services Department, 12/21/2021. Data Provided by OneSpace Architects. PROPOSED SITE PLAN APPLICANT: 2578461 Ontario IncFILE: ZBA-2017-06 FIGURE 5 Document Path: J:\data\data\Planning Maps\15356 Yonge Street (ZBA-2017-06 & SP-2017-05)\Report_Maps_January 2022\Figure_4_Proposed_Site_Plan.mxd Page 23 of 29 ELEVATIONS - NORTH APPLICANT: 2578461 Ontario IncFILE: ZBA-2017-06 FIGURE 6 Map created by the Town of Aurora Corporate Services Department, 1/4/2022. Data Provided by OneSpace Architects. Document Path: J:\data\data\Planning Maps\15356 Yonge Street (ZBA-2017-06 & SP-2017-05)\Report_Maps_January 2022\Figure_5_Proposed_Elevations_North.mxd Page 24 of 29 PROPOSED ELEVATIONS - SOUTH APPLICANT: 2578461 Ontario IncFILE: ZBA-2017-06 FIGURE 7 Map created by the Town of Aurora Corporate Services Department, 1/4/2022. Data Provided by OneSpace Architects. Document Path: J:\data\data\Planning Maps\15356 Yonge Street (ZBA-2017-06 & SP-2017-05)\Report_Maps_January 2022\Figure_6_Proposed_Elevations_South.mxd Page 25 of 29 PROPOSED ELEVATIONS - WEST APPLICANT: 2578461 Ontario IncFILE: ZBA-2017-06 FIGURE 8 Map created by the Town of Aurora Corporate Services Department, 1/4/2022. Data Provided by OneSpace Architects. Document Path: J:\data\data\Planning Maps\15356 Yonge Street (ZBA-2017-06 & SP-2017-05)\Report_Maps_January 2022\Figure_7_Proposed_Elevations_West.mxd Page 26 of 29 PROPOSED ELEVATIONS - EAST APPLICANT: 2578461 Ontario IncFILE: ZBA-2017-06 FIGURE 9 Map created by the Town of Aurora Corporate Services Department, 1/4/2022. Data Provided by OneSpace Architects. Document Path: J:\data\data\Planning Maps\15356 Yonge Street (ZBA-2017-06 & SP-2017-05)\Report_Maps_January 2022\Figure_8_Proposed_Elevations_East.mxd Page 27 of 29 STREETVIEW RENDERING APPLICANT: 2578461 Ontario IncFILE: ZBA-2017-06 FIGURE 10 Map created by the Town of Aurora Corporate Services Department, 1/4/2022. Data Provided by OneSpace Architects. Document Path: J:\data\data\Planning Maps\15356 Yonge Street (ZBA-2017-06 & SP-2017-05)\Report_Maps_January 2022\Figure_9_Streetview_Rendering.mxd Page 28 of 29 The Corporation of The Town of Aurora By-law Number XXXX-22 Being a By-law to confirm actions by Council resulting from a Council Public Planning meeting on January 18, 2022. 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 January 18, 2022, 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 18th day of January, 2022. Tom Mrakas, Mayor Michael de Rond, Town Clerk Page 29 of 29