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AGENDA - Special Council - 20110126PUBLIC RELEASE January 21, 2011 TOWN OF AURORA SPECIAL COUNCIL – PUBLIC PLANNING MEETING NO. 11-03 AGENDA Wednesday, January 26, 2011 7:00 p.m. Council Chambers I DECLARATIONS OF PECUNIARY INTEREST II APPROVAL OF AGENDA RECOMMENDED: THAT the agenda as circulated by the Customer and Legislative Services Department be approved as presented. III PLANNING APPLICATIONS IV READING OF BY-LAWS RECOMMENDED: THAT the following listed by-law be given first, second, and third readings and enacted: 5305-11 BEING A BY-LAW to Confirm Actions by Council pg. 7 Resulting from Special Council – Public Planning Meeting held on January 26, 2011 V ADJOURNMENT Special Council – Public Planning Agenda Wednesday, January 26, 2011 Page 2 of 2 AGENDA ITEMS 1. PL11-007– Zoning By-law Amendment Application pg. 1 2246319 Ontario Inc. 70 Wellington Street East PLAN 107 S PT LOT 14 File: D14-05-10 RECOMMENDED: THAT the Public Meeting report for Zoning Amendment Application, 2246319 Ontario Inc., File D14-05-10, be received; and THAT comments presented at the Public Planning Meeting be addressed by the Planning and Development Services Department in a comprehensive report outlining recommendations and options at a future General Committee Meeting. ��_ TOWN OF AURORA AURORA PUBLIC PLANNING MEETING No. PL11-007 SUBJECT: Zoning By-law Amendment Application 2246319 Ontario Inc. 70 Wellington Street East PLAN 107 S PT LOT 14 File: D14-05-10 FROM: Marco Ramunno, Director of Planning and Development Services DATE: January 26, 2011 RECOMMENDATION THAT the Public Meeting report for Zoning Amendment Application, 2246319 Ontario Inc., File D14-05-10, be received; and THAT comments presented at the Public Planning Meeting be addressed by the Planning and Development Services Department in a comprehensive report outlining recommendations and options at a future General Committee Meeting. PURPOSE OF THE REPORT The purpose of this report is to provide Council with background information related to a Zoning By-law Amendment application, submitted by 2246313 Ontario Inc., which proposes to rezone the subject lands from "Special Mixed Density (R5) Zone" to a site specific "Special Mixed Density Residential (R5-X) Exception Zone" to permit business and professional offices, a reduction in required parking, and exceptions to the R5 development standards applying to the subject lands. BACKGROUND Public Notification On January 4, 2011 Notice of a Public Meeting respecting the subject zoning by-law amendment application was given by mail to all addressed property owners within 120 metres (393 feet) of the subject property; by notification in the Aurora Era Banner; and an information sign posted on the subject property. To date, no comments have been received by the Planning and Development Services Department. Any comments received will be addressed in the technical review and included in a comprehensive report at a future General Committee Meeting. Public Meeting notification has been provided in accordance with Section 34(12) of the Planning Act. Location/Land Use As illustrated by Figure 1, the subject lands are located on the north side of Wellington Street E., east of Wells Street. The property is 427 m2 (4,596 sq.ft.) in size; has a road January 26, 2011 - 2 - Report No. PL11-007 frontage of approximately 16.63 m2 (179 sq. ft.) and, contains a 1 'Y2 storey dwelling historically known as the "Robert Hughes House" and listed on the Aurora Register of Properties of Cultural Heritage Value or Interest. The surrounding land uses are as follows: • North: existing residential • West: existing residential • East: residential dwelling with office uses • South: residential dwellings with office uses Official Plan The subject lands are designated as "Urban Residential" by the Town's Official Plan and is located within the Heritage Resource Area. To support the viability of Aurora's heritage, limited commercial uses, such as small scale professional and business offices, and studios which are compatible with residential uses, as permitted in residentially designated structures along arterial streets in the Heritage Resource Area. Such uses are subject to a site plan agreement, availability of sufficient on — site parking which is to be screened to protect adjacent residential areas, the substantial retention of the residential house form, style and structure and shall be compatible with adjacent area. Furthermore, the subject lands are designated as "The Aurora Promenade Downtown Shoulder' by the Town's new Official Plan, adopted by Council on September 28th 2010, and currently with York Region for approval. The purpose of the Downtown Shoulder Area designation is to protect and reinforce the Area's heritage 'residential' character and identity. A mixture of uses is encouraged not just within the area in general, but on individual development sites and within individual buildings. The proposed business and professional office use conforms to the policies of both the current and new Official Plans. The new Official Plan provides new parking requirements for the Downtown Shoulder Area. New non-residential development shall provide parking on the basis of a minimum of 2 spaces and a maximum of 3 spaces per 100 m2 of building floor area. The floor area of the building is 149 m2 (1604 sq. ft.); thereby requiring a minimum of 3 parking spaces and a maximum of 5 parking spaces. Zoning By-law The subject lands are currently zoned "Special Mixed Density (R5) Zone" by the Town of Aurora Zoning By-law 2213-78, as amended. The R5 Zone permits one detached dwelling, one semi-detached dwelling, one duplex dwelling, one triplex or double duplex dwelling, one converted dwelling, and one private home day care per lot. Therefore, an amendment to the Zoning By-law is required to permit the business and professional office. January 26, 2011 - 3 - Report No. PL11-007 Proposed Site Development The Owner proposes to convert the existing dwelling for the purposes of a business office (mortgage brokerage business). The exterior design features of the existing house structure would be substantially retained and the interior will be renovated to create suitable office space. The remainder of the property will be used for landscaping, vehicular parking, and related access (Figure 2). According to information provided by the Owner's arborist, a total of four trees are proposed to be removed in order to accommodate the proposed driveway and parking area. To facilitate the proposed development as outlined above, the following site specific development standards are also proposed: • deletion of landscaped buffer strip requirements along the west property limit; • to allow a reduction in parking; • a reduction in the aisle width; and • to allow a parking space to extend into the front yard. With respect to parking, the Town's Zoning By-law parking requirement for an office use is 3.3 parking spaces for every 90 m2 of commercial floor area of the building. The commercial floor area of the building is 149 m2 (1604 sq. ft.); thereby requiring a total of 6 parking spaces. The Owner has submitted a conceptual site plan identifying 5 parking spaces (three in the rear yard, one parallel space in the west side yard, and one parallel space in the front yard). As previously noted, the new Official Plan Promenade area parking requirement is a minimum of 3 parking spaces and a maximum of 5 parking spaces shall be provided. The Town of Aurora Zoning By-law has yet to be amended to reflect these revised parking standards, as outlined in the new Official Plan. The Owner will be required to submit a formal site plan application for the proposal at a future date to be reviewed for consideration at a future General Committee meeting. COMMENTS A preliminary review of the proposed zoning by-law amendment application has been undertaken by internal departments and external agencies. Staff has identified the following matters to be addressed in greater detail prior to staff preparing a final report for Council's consideration: • the appropriateness of allowing a parking space in the front yard; • the loss of canopy trees as recommended by the applicant's arborist and the compensation planting in the form of new deciduous canopy trees for existing trees to be removed; • the deletion of the buffer strip along the west property line; • the manoeuvring of vehicles in the rear yard and within the site itself; • consideration of the subject application relative to existing and future surrounding land uses to assess the compatibility and appropriateness of the proposed amendment to the Zoning By-law. January 26, 2011 - 4 - Report No. PL11-007 SERVICING ALLOCATION Not applicable. FINANCIAL IMPLICATIONS This will be addressed when a technical review of the proposal is completed. CONCLUSION Staff will undertake a technical review of the subject application addressing the above outlined matters, but not limited to, as well as the comments received from the Public and Council raised at the Public Planning Meeting. A comprehensive report with recommendations and options will be presented to Council for consideration and direction at a future General Committee meeting. ATTACHMENTS Figure 1- Location Plan Figure 2- Proposed Site Plan PRE -SUBMISSION REVIEW Executive Team Meeting: Wednesday, January 19, 2011 Prepared by. Cristina Celebre, Planner, Extension 4343. Marc R munno, MCIP, RPP Director of Planning and Development Services Neil Garbe Chief Administrative Officer i a; t �, `o ILL �S jYOWH»r, Ln p [� N m 3 � si-sa N °za o sz-sa Ln ��:�:�:�: ►-� tie-sa � E Y yy W N Q JS RPM I �S sRaAt z Q GEC W c-sa C {n s a_ W t9 Z uj N Z d ©zo� og a a-sa Nz i U ado O v Z S aanadS m _ �� .15 c a � m ONp _ N . N V V J.2 3 4 lit U' W m / w O J s'z.7 8-z'J N w Oa. U' Jau.LL i . =Y O q�- a. a a 'S. 0 `3 a x h i m r # x; ��S N a la + � N O :b w m W' U W . t nF ao o_ F .,*cq o •. Te � .� e � � o �� x :? � � a � 'ask. 5 � e i y nyR d a xR s z ! w - D'ddS 433VdS ~ 43 is x N Cl) I I—•— __.I __ _..._ & ___ _ ee b �.. x J CX CL Ce i Q y Z O e� W 0 N O N � 0A CL Q IV N v O-6o.I a (9 aQLt. LL THE CORPORATION OF THE TOWN OF AURORA By-law Number 5305-11 BEING A BY-LAW to Confirm Actions by Council Resulting From Special Council – Public Planning Meeting 11-03 on January 26, 2011 THE COUNCIL OF THE CORPORATION OF THE TOWN OF AURORA HEREBY ENACTS AS FOLLOWS: 1. THAT the actions of the Council at its Special Council – Public Planning meeting held on January 26, 2011 in respect to each motion, resolution and other action passed and taken by the Council at the said meeting is, except where prior approval of the Ontario Municipal Board is required, 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. READ A FIRST AND SECOND TIME THIS 26TH DAY OF JANUARY, 2011. READ A THIRD TIME AND FINALLY PASSED THIS 26TH DAY OF JANUARY, 2011. GEOFFREY DAWE, MAYOR CINDY JANZEN, DEPUTY CLERK