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AGENDA - Public Planning - 20220614Town of Aurora Council Public Planning Meeting Agenda Date:Tuesday, June 14, 2022 Time:7 p.m. Location:Council Chambers, Aurora Town Hall Meetings are available to the public in person and via live stream on the Town’s YouTube channel. To participate, 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.PDS22-083 - Applications for Zoning By-law Amendment and Draft Plan of Subdivision, Highfair Investments Inc., 5 to 70 Archerhill Court 1 Lots 1 to 14, Plan 65M-2494, File Numbers: ZBA-2021-06 and SUB-2021- 02 That Report No. PDS22-083 be received; and1. That the comments presented at the Public Planning meeting be addressed by Planning and Development Services in a report to a future General Committee meeting. 2. 5.2.PDS22-098 - Applications for Official Plan Amendment and Zoning By- law Amendment, 2697331 Ontario Inc., 1289 Wellington Street East 16 File Numbers: OPA-2022-02 and ZBA-2022-02 That Report No. PDS22-098 be received; and1. That the comments presented at the Public Planning meeting be addressed by Planning and Development Services in a report to 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 June 14, 2022 34 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 83 Subject: Applications for Zoning By-law Amendment and Draft Plan of Subdivision Highfair Investments Inc. 5 to 70 Archerhill Court Lots 1 to 14, Plan 65M-2494 File Numbers: ZBA-2021-06 & SUB-2021-02 Prepared by: Sean Lapenna, Planner Department: Planning and Development Services Date: June 14, 2022 Recommendation 1. That Report No. PDS22-083 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 on the proposed Zoning By-law Amendment and Draft Plan of Subdivision applications for the properties municipally known as 5 to 70 Archerhill Court (the ‘subject lands’). The following is a summary of the planning applications:  The applicant is proposing to re-develop the subject lands in order to accommodate 145 Single-Detached Dwellings, public streets and open space blocks;  The applicant is proposing to rezone the subject lands from “Estate Residential (ER) Zone” to “Detached Third Density Residential Exception Zone R3(XX)”, “Detached Fourth Density Residential Zone (R4)”, “Detached Fourth Density Residential Exception Zone R4 (X1)”, “Detached Fourth Density Residential Exception Zone R4 (X2)”, “Public Open Space (O1) Zone” and “Environmental Protection (EP) Zone”; Page 1 of 34 June 14, 2022 2 of 9 Report No. PDS22-083  A preliminary review of the proposed applications has been undertaken by Town departments and public agencies. Comments have been identified that need to be addressed before bringing forward a recommendation report to Council for consideration. Background Application History A pre-consultation package for the proposed applications was issued on January 15, 2021. The applications for Zoning By-law Amendment and Draft Plan of Subdivision were received on August 4, 2021and deemed complete on September 22, 2021. Location / Land Use The subject lands are municipally known as 5 to 70 Archerhill Court and are located south of Wellington Street East and north of Vandorf Sideroad (Figure 1). The subject lands consist of 14 Estate Residential lots which currently accommodate 14 individual Estate Residential Dwellings as well a public road (Archerhill Court) which includes a cul-de-sac. The total combined lot area is 12.33 hectares (30.48 acres) and the total combined Lot Frontage is 241.48 metres (792.26 ft). Surrounding Land Uses The surrounding land uses are as follows: North: Open Space, Environmentally Protected lands and Detached Dwellings; South: Environmentally Protected lands, Vandorf Sideroad and Detached Dwellings; East: Bayview Avenue and Detached Dwellings; West: Open Space, Environmentally Protected Lands and Employment lands. 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. Page 2 of 34 June 14, 2022 3 of 9 Report No. PDS22-083 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. The subject lands are within an area regulated by the Lake Simcoe Region Conservation Authority (LSRCA). The Oak Ridges Moraine Conservation Plan (ORMCP) provides land use and resource management planning direction on how to protect the Moraine’s ecological and hydrological features and functions. Official Plan Amendment No. 48 (OPA 48) was adopted by Council on October 22, 2003 to bring the Town of Aurora Official Plan into conformity with the ORMCP. York Region Official Plan (YROP) The YROP designates the subject lands as “Urban Area”. The planning vision for the Urban Area is to strategically focus growth while conserving resources; and to create sustainable, lively communities. A primary goal of the YROP is to enhance the Region’s urban structure through city building, intensification and compact, complete vibrant communities. Town of Aurora Official Plan The subject lands are predominantly designated “Stable Neighbourhoods” by the Town of Aurora Official Plan while smaller areas along the east and west borders of the existing subdivision are designated “Environmental Protection” (Figure 2). The Stable Neighbourhood designation seeks to ensure that residential neighbourhoods are protected from incompatible forms of development, while also allowing neighbourhoods to evolve and be enhanced over time. The Environmental Protection Designation is designed to identify, protect and enhance the environmental features and functions that form a strong and permanent Greenlands System. Page 3 of 34 June 14, 2022 4 of 9 Report No. PDS22-083 Zoning By-law 6000-17, as amended The subject lands are zoned “Estate Residential (ER) Zone” by the Town of Aurora Zoning By-law 6000-17, as amended (Figure 3). Permitted uses in this zone include a detached dwelling, second suite, and home occupation. Reports and Studies As part of complete application for the subject applications, the applicant has submitted the following documents for the proposed applications: Table 1: Reports and Studies Document Consultant Planning Opinion Report Macaulay Shiomi Howson Ltd. Draft Zoning By-law Amendment Macaulay Shiomi Howson Ltd. Draft Plan of Subdivision MiCAD inc. Urban Design Brief The Planning Partnership Landscape Master Plan Macaulay Shiomi Howson Ltd. Hydrogeological Investigation R.J Burnside & Associates Phase 1 Environmental Site Assessment EXP Services Inc. Noise Study Valcoustics Canada Ltd. Functional Servicing and Stormwater Management Report SCS Consulting Group Ltd. Preliminary Environmental Impact Study Dillon Consulting Slope Assessment EXP Services Inc. Transportation Impact Study The Municipal Infrastructure Group Ltd. Proposed Applications The applicant is proposing to re-develop the subject lands with 145 single-detached lots, public streets and open space blocks. 145 single-detached lots are proposed with lot frontages ranging from 11.0 m to 15.0 m frontages with an average lot area of 462.0 m² and average lot depth of 32.0 m. The existing dwellings will be demolished to accommodate the new development. The entrance will be from the existing Archerhill Court access (Figure 1). The existing public right of way (Archerhill Court) is intended to be removed and replaced with a new 18.0 m wide municipal right-of-way in the form of a ‘ring road’ layout to provide access to all lots in the newly proposed community (Figure 4). Page 4 of 34 June 14, 2022 5 of 9 Report No. PDS22-083 The applicant is seeking a Zoning By-law Amendment with site-specific provisions to permit the Single-Detached Dwelling built-form proposed. A Zoning By-law Amendment is required to rezone the subject lands from its current “Estate Residential (ER) Zone” to several different zone categories in order to accommodate to the proposed lot sizes as well as site specific zone standards. A Draft Zoning By-law is currently under review by staff. According to the applicant, 116 residential units are proposed for the “Detached Fourth Density Residential Exception Zone R4 (X1)”, 3 residential units are proposed for the “Detached Fourth Density Residential Exception Zone R4 (X2), 16 residential units are proposed for the “Detached Fourth Density Residential Zone (R4)” and 10 residential units are proposed for the “Detached Third Density Residential Exception Zone R3(XX)” for a total of 145 Single-Detached Dwellings (Figure 6). A variety of lot sizes have been proposed ranging from 11.0 m to 15.0 m in frontage, proposed lot coverage of 50% and building heights of 11.0 m. Final Zoning standards will be evaluated by staff in detail prior to a final report and implementing by-laws being brought forward to council. The applicant is also seeking an associated Draft Plan of Subdivision application to establish the newly proposed lotting pattern, open space blocks and road network. A new subdivision is proposed to accommodate the new lotting pattern which includes 145 new single-detached lots, open space blocks along the east and west boundaries and new road network. In conjunction with the associated Zoning By-law Amendment application submitted, the latest Draft Plan outlines that approximately 6.697 ha (16.55 ac) is allocated for the 145 Single-Detached residential lots, 0.138 ha (0.34 ac) is allocated for park space, 3.198 ha (7.90 ac) is allocated for two Open Space Blocks, 0.014 ha (0.03 ac) for reserve blocks D & E along Vandorf Sideroad and 2.287 ha (5.65 ac) for the proposed road network internal to the site (Figure 4). Analysis Department / Agency Comments A preliminary review of the proposed applications has been undertaken by Town departments and public agencies. Staff have identified the following matters to be addressed in greater detail before bringing forward a recommendation report to Council for consideration: Page 5 of 34 June 14, 2022 6 of 9 Report No. PDS22-083  Proposal will be reviewed in context of the Provincial Policy Statement, the Growth Plan as well as applicable Regional and Provincial Policies;  Density;  Lotting pattern contemplated through proposed plan of subdivision;  Urban Design and Architectural Control;  Considerations with respect to any existing environmental features;  Site Servicing and Grading;  Stormwater Management;  Noise attenuation;  Traffic and access;  Pedestrian Connectivity  Tree Protection;  Parkland and Amenity space. Public Comments Comments have been received from the public opposing the proposed planning applications and a following is a summary of cited concerns:  Number of dwellings proposed is too high;  Increased volume of traffic in the area & safety;  Preservation of existing trees and environmental impact;  Noise pollution. In addition to this, the Town also received written correspondence outlining support for the proposed development as well. Advisory Committee Review The Town’s Accessibility Advisor reviewed the subject applications on behalf of the Accessibility Advisory Committee. Any final review comments that need to be addressed with the Accessibility Advisory will be done prior to approval of the subject applications, in the event that decisions of approval are rendered. Legal Considerations Section 34 (11) of the Planning Act states that if Council refuses the zoning by-law amendment application or fails to make a decision on it within 90 days after the receipt Page 6 of 34 June 14, 2022 7 of 9 Report No. PDS22-083 of the application, the applicant (or the Minister) may appeal the application to the Ontario Land Tribunal (OLT). Section 51(34) of the Planning Act states that if Council fails to make a decision on the subdivision application within 120 days after the receipt of the application, the applicant may appeal the application to the OLT. If Council approves or refuses the application, then the applicant, Minister, public body or other person that made oral or written submissions may appeal to the OLT after receiving notice of Council’s decision. These applications were received on August 4, 2021 and therefore, the applicant may appeal to the OLT at any time. Lastly, in order to remove and replace Archerhill Court with the new proposed right-of- way shown on the draft plan, Council will be required to enact a by-law to permanently close Archerhill Court. In accordance with the notice requirements of the Town’s Public Notice By-law, notice of the intention to pass the by-law must be given at least 14 days prior to Council’s consideration of the by-law by posting an informational sign on the side of Archerhill Court. The by-law will not take effect until the by-law is registered on title. Financial Implications There are no direct financial implications arising from this report. Communications Considerations On October 7, 2021, a Notice of Complete Application respecting the Draft Plan of Subdivision and Zoning By-law Amendment Applications was published in the Auroran and Aurora Banner newspapers. On May 25, 2022, notices were issued to all addressed property owners within 120 m of the subject lands. Signage on the subject lands was posted on May 19, 2022 with information regarding the Public Meeting. On May 26, 2022, Notice of Public Planning Meeting was published in the Auroran and Aurora Banner newspapers. Public Meeting notification has been provided in accordance with the Planning Act. 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 Page 7 of 34 June 14, 2022 8 of 9 Report No. PDS22-083 a Green Development Report in accordance with Section 5 of the Official Plan as part of a future Site Plan application. Link to Strategic Plan The applications will be reviewed in accordance with the Strategic Plan and its goal of supporting an exceptional quality of life for all through the key objective within this goal statement, including: Collaborating with the development community to ensure future growth includes housing opportunities for everyone. Alternative to the Recommendation 1. Direct staff to report back to another Public Planning Meeting addressing any issues that may be raised at the June 14, 2022 Public Planning Meeting. Conclusions Staff continue to review the subject applications having consideration for the above noted matters, the comments received from the agency circulation, and the feedback to be received from the Public and Council at the June 14, 2022 Public Planning Meeting. Attachments Figure 1 – Location Map Figure 2 – Existing Official Plan Designation Figure 3 – Existing Zoning Figure 4 – Proposed Plan of Subdivision Figure 5 – Proposed Landscape Master Plan Figure 6 – Proposed Zoning Previous Reports Not applicable. Pre-submission Review Agenda Management Team review on May 30, 2022 Page 8 of 34 June 14, 2022 9 of 9 Report No. PDS22-083 Approvals Approved by Marco Ramunno, Director of Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 9 of 34 !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Hydro Corridor Britton TrailDanbrookCourtMonkmanCourtColyton Court Carisbrooke Circle RickardStreetBonnellCrescentStrawbridgeFarmDriveLongthorpeCourtFurbacher LaneBayview AvenueStonecliffe Cres centRoy Benjamin CourtArcher hi ll Court MonkmanCourtCrossing Bridge PlaceCarisbrooke Circle Vines PlaceEngelhard DriveVandorf SideroadLOCATION MAPMap created by the Town of Aurora Planning and Building Services Department, 24/05/2022. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2021, © First Base Solutions Inc., 2021 Orthophotography.¯FIGURE 1St John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd0100200MetresAPPLICANT: Highfair Investments IncFILES: SUB-2021-02 & ZBA-2021-06SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\Highfair Investments Inc (ZBA-2021-06, SUB-2021-02; Archerhill)\Report_June_2022\Figure_1_Location_Map.mxdPage 10 of 34 !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!VANDORF SIDEROADVANDORF SIDEROADBAYVIEW AVENUECrossingBridgePlaceEngelhardDriveRickard StreetL o n gthorpeCourtFurbacher LaneRoy Benjamin CourtA rc h e rh illC o u r t MonkmanCourtStonecliffeCrescentCarisbrookeCircleVinesPlaceOPA 20OPA 34OPA 34OPA 48EXISTING OFFICIAL PLAN DESIGNATION¯APPLICANT: Highfair Investments IncFILES: SUB-2021-02 & ZBA-2021-06FIGURE 2SUBJECT LANDSMap created by the Town of Aurora Planning and Building Services Department, 24/05/2022. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\Highfair Investments Inc (ZBA-2021-06, SUB-2021-02; Archerhill)\Report_June_2022\Figure_2_Existing_Official_Plan_Designation.mxdSt John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd0100200MetresLand Use DesignationsEnvironmental ProtectionEnvironmental Protection/Oak Ridges MoraineExisting Employment - General IndustrialPrivate ParklandRural/Oak Ridges MoraineStable NeighbourhoodsSuburban ResidentialOPA 34, Public Open SpaceOPA 34, Cluster ResidentialOPA 34, Environmental Protection AreaOPA 20, Urban ResidentialOPA 20, Suburban ResidentialOPA 20, Public Open Space!!Official Plan AmendmentLand Use DesignationsPage 11 of 34 R3(168)EPERR3(395)O1O1(431)O1C-ORMR5(396)EPEP-ORM(H)O2(430)R3(167)O1EP-ORMR3(223)EP-ORMO1R8(260)RU-ORMR3(223)E2R3(168)E2(6)R8(169)EPR5(397)EP-ORM(H)O2(430)E1(100)R3(168)R3(366)R2(356)R3(366)O1NL-ORMEP-ORMEP(429)E2(21)Vandorf SideroadBayviewAvenueCrossingBridgePlaceDanbrookC o u rtMonkmanCourtColyt o nCou rtEngelhardDriveCarisbrooke Circle RickardStreetL o n gthorpeCourtFurbacher LaneRoy Benjamin CourtA rc h e rh illC o u r t MonkmanCourtStonecliffeCrescentCarisbrookeCircleVinesPlaceEXISTING ZONING BY-LAW¯FIGURE 3SUBJECT LANDSMap created by the Town of Aurora Planning and Building Services Department, 24/05/2022. Base data provided by York Region & the Town of Aurora.St John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd0100200MetresAPPLICANT: Highfair Investments IncFILES: SUB-2021-02 & ZBA-2021-06Document Path: J:\data\data\Planning Maps\Highfair Investments Inc (ZBA-2021-06, SUB-2021-02; Archerhill)\Report_June_2022\Figure_3_Existing_Zoning_By-law.mxdOak Ridges MoraineRuralRU-ORMEMPLOYMENT ZONESGeneral EmploymentE2Oak Ridges MoraineNatural Linkage AreaORM NATURAL LINKAGE AREANL-ORMDetached SecondDensity ResidentialR2Zoning LegendRESIDENTIAL ZONESDetached ThirdDensity ResidentialR3Public Open SpaceOPEN SPACES ZONESO1Environmental ProtectionEPRuralRURURAL ZONESPrivate Open SpaceO2Detached FifthDensity ResidentialR5Townhouse DwellingResidentialR8Oak Ridges MoraineCountryside AreaORM NATURAL LINKAGE AREAC-ORMOak Ridges MoraineEnvironmental ProtectionEP-ORMO1Page 12 of 34 PROPOSED PLAN OF SUBDIVISIONAPPLICANT: Highfair Investments IncFILES: SUB-2021-02 & ZBA-2021-06FIGURE 4Map created by the Town of Aurora Planning and Building Services Department, 24/05/2022. Data provided by miCAD Inc.Document Path: J:\data\data\Planning Maps\Highfair Investments Inc (ZBA-2021-06, SUB-2021-02; Archerhill)\Report_June_2022\Figure_4_Proposed_Plan_of_Subdivision.mxdPage 13 of 34 PROPOSED LANDSCAPE MASTER PLANAPPLICANT: Highfair Investments IncFILES: SUB-2021-02 & ZBA-2021-06FIGURE 5Map created by the Town of Aurora Planning and Building Services Department, 25/05/2022. Data provided by Highfair Aurora.Document Path: J:\data\data\Planning Maps\Highfair Investments Inc (ZBA-2021-06, SUB-2021-02; Archerhill)\Report_June_2022\Figure_5_Proposed_Landscape_Master_Plan.mxdPage 14 of 34 R3(168)EPR3(395)O1O1(431)O1C-ORMR5(396)EPEP-ORM(H)O2(430)R3(167)O1EP-ORMR3(223)EP-ORMO1R8(260)RU-ORMR3(223)E2R3(168)E2(6)R8(169)EPR5(397)EP-ORM(H)O2(430)E1(100)R3(168)R3(366)R2(356)R3(366)O1NL-ORMEP-ORMEP(429)E2(21)Vandorf SideroadBayviewAvenueCrossingBridgePlaceDanbrookC o u rtMonkmanCourtColyt o nCou rtEngelhardDriveCarisbrooke Circle RickardStreetL o n gthorpeCourtFurbacher LaneRoy Benjamin CourtMonkmanCourtStonecliffeCrescentCarisbrookeCircleVinesPlaceEPEPR3-XXR3-XXR4R4-X1R4-X2R4-X2O1PROPOSED ZONING¯FIGURE 6SUBJECT LANDSMap created by the Town of Aurora Planning and Building Services Department, 24/05/2022. Base data provided by York Region & the Town of Aurora.St John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd0100200MetresAPPLICANT: Highfair Investments IncFILES: SUB-2021-02 & ZBA-2021-06Document Path: J:\data\data\Planning Maps\Highfair Investments Inc (ZBA-2021-06, SUB-2021-02; Archerhill)\Report_June_2022\Figure_6_Proposed_Zoning.mxdOak Ridges MoraineRuralRU-ORMEMPLOYMENT ZONESGeneral EmploymentE2Oak Ridges MoraineNatural Linkage AreaORM NATURAL LINKAGE AREANL-ORMDetached SecondDensity ResidentialR2Zoning LegendRESIDENTIAL ZONESDetached ThirdDensity ResidentialR3Public Open SpaceOPEN SPACES ZONESO1Environmental ProtectionEPRuralRURURAL ZONESPrivate Open SpaceO2Detached FifthDensity ResidentialR5Townhouse DwellingResidentialR8Oak Ridges MoraineCountryside AreaORM NATURAL LINKAGE AREAC-ORMOak Ridges MoraineEnvironmental ProtectionEP-ORMDetached FourthDensity ResidentialR4O1Page 15 of 34 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Public Planning Report No. PDS 2 2 -098 Subject: Applications for Official Plan Amendment & Zoning By-law Amendment 2697331 Ontario Inc. 1289 Wellington Street East File Number: OPA-2022-02 and ZBA-2022-02 Prepared by: Rosanna Punit, Planner Department: Planning and Development Services Date: June 14, 2022 Recommendation 1. That Report No. PDS22-098 be received; and 2. That the comments presented at the Public Planning 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 on the proposed Official Plan Amendment, Zoning By-law Amendment for the property municipally known as 1289 Wellington Street East (the ‘subject lands’). The following is a summary of the applications:  The proposal is for 519 apartment units and twelve (12) townhouse blocks consisting of 59 units.  The Official Plan Amendment proposes to re-designate the subject lands from “Business Park and “Linear and Other Open Space” to “Medium-High Density Residential” and “Linear and Other Open Space”  The Zoning By-law Amendment proposes to re-zone the subject lands from “Rural Zone (RU)” to “Townhouse Dwelling Residential Exception Zone R8(XX)”, Page 16 of 34 June 14, 2022 2 of 8 Report No. PDS22-098 “Second Density Apartment Residential Exception Zone RA2(XX)” and “Environmental Protection Zone (EP)”  A preliminary review of the proposed applications undertaken by the Town and external agencies have identified comments to be addresses before a final recommendation report is prepared for Council’s consideration. Background Application History A pre-consultation application was submitted in December 2020. The applications for Official Plan Amendment and Zoning By-law Amendment were submitted on February 15, 2022. The Town declared the subject applications complete on February 28, 2022 and the applications were circulated for review and comment by Town of Aurora to internal departments and external agencies. Location / Land Use The subject lands are located on the southwest corner of Wellington Street East and Leslie Street (See Figure 1). The subject lands are irregular in shape with frontages along Wellington and Leslie Street. The subject lands have a total land area of approximately 14.47 aces (5.86 hectares). The lands are currently vacant (no structures), however the lands have areas of vegetation, woodland, wetlands and a watercourse. Surrounding Land Uses The surrounding land uses are as follows: North: Wellington St E, low density residential, gas station, and Aurora Recreation complex South: low density residential, golf course East: Leslie St, gas station, business park area West: low density residential Policy Context Provincial Policies Page 17 of 34 June 14, 2022 3 of 8 Report No. PDS22-098 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 lands are designated “Urban Area” within the current York Region Official Plan. The intent of the Urban Area is to strategically focus growth while conserving resources and to create sustainable, lively communities. A range of uses are permitted within the Urban Area. A portion of the site along the western boundary is within the Regional Greenlands System. containing a watercourse and woodland. The site is partially within a Wellhead Protection Area D (WHPA-D), as well as a Recharge Management Area (WHPA-Q). Current policies prohibit conversions of employment lands to non-employment uses outside the Municipal Comprehensive Review (MCR) process. However, as part of York Region’s MCR process underway, the lands are not intended to be maintained as employment through the MCR and Regional Official Plan (ROP) update process. The subject lands are presently designated as “Community Area” in the York Regions Draft Official Plan. Town of Aurora Official Plan The subject lands are designated “Business Park” “Linear and Other Open Space”, allowing for employment uses and environmental protected lands within the Bayview North East Secondary Plan (OPA 30). Zoning By-law 6000-17, as amended The subject lands are currently zoned “Rural Zone (RU)” which permits: Agricultural uses, detached dwelling, second suite, greenhouses, home occupation and a place of worship. Page 18 of 34 June 14, 2022 4 of 8 Report No. PDS22-098 Reports and Studies The Owner submitted the following documents as part of a complete application for the proposed official plan amendment and zoning amendment applications: Document Consultant Planning Justification Report Groundswell Urban Planners Draft Official Plan Amendment Groundswell Urban Planners Draft Zoning By-law Amendment Groundswell Urban Planners Conceptual Plan, Shadow Study, Architectural Plans AND Architecture Inc. Traffic Impact Study JD Northcote Engineering Inc. Landscape Plan Landscaping Planning – Landscape Architects Topographic and Staking survey Lloyd ad Purcell – Ontario Land Surveyors Environmental Impact Study & Scoped Natural Heritage Evaluation GEI Consultants Geotechnical Investigation Fisher Engineering Hydrogeological Investigation Fisher Engineering Phase 1 & 2 Environmental Site Assessment Fisher Engineering Tree Inventory and Edge Management Report The Urban Arborist Urban Design Brief MBTW -WAI Functional Servicing Report and Stormwater Management Report, grading, drainage and servicing plans SCS Consulting Group Noise Study HGC Engineering Stage 1 &2 Archaeological Assessment Amick Consultants Limited Proposed Applications The proposal is for 519 apartment units and twelve (12) townhouse blocks consisting of 59 units. A total of 578 residential units are proposed on the subject lands. Applications for Zoning By-law amendment and Official Plan amendment are required to facilitate the proposal. Page 19 of 34 June 14, 2022 5 of 8 Report No. PDS22-098 The Official Plan Amendment proposes to re-designate the subject lands from “Business Park and “Linear and Other Open Space” to “Medium-High Density Residential” and “Linear and Other Open Space” The “Medium- High Density Residential” designation will permit the apartment and townhouse development, and the amendment also requests a site-specific policy to include permitted uses for ‘apartment’ and ‘townhouse’ development. The maximum net density proposed is 161 units per hectare. The current Business Park designation allows for employment uses. Currently the York Region Official Plan is under review and is known as a Municipal Comprehensive Review (MCR) process. As part of the York Region MCR process, the lands are not intended to be maintained as employment through the Regional Official Plan (ROP) update process. The subject lands are presently drafted as “Community Area” as part of the update process. The “Linear and Other Open Space” designation exists on the property due to an existing woodland feature and water feature present on the lands. The subject Linear and Open Space designation will further be refined subject to the Lake Simcoe Region Conservation Authority review and comment. The Zoning By-law Amendment proposes to re-zone the subject lands from “Rural Zone (RU)” to “Townhouse Dwelling Residential Exception Zone R8(XX)”, “Second Density Apartment Residential Exception Zone RA2(XX)” and “Environmental Protection Zone (EP)” 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. Analysis A preliminary review of the proposed applications undertaken by the Town and external agencies have identified comments to be addresses before a final recommendation report is prepared for Council’s consideration. Below are some preliminary comments to date to be addresses:  The consideration of the subject applications relative to the Provincial Policies, existing Regional and Town policies to assess the appropriateness of the proposal.  Access points require York Region approval  Trail connectivity will be required, as per the Trails Master Plan Page 20 of 34 June 14, 2022 6 of 8 Report No. PDS22-098  Cash in lieu of parkland will be required.  Confirmation that natural heritage area (Environmental Protection (EP) lands) be conveyed to the Town as this area is contiguous with adjacent Town EP lands and will support trail connectivity in consultation with LSRCA.  The Stage 1 & 2 Archaeological Assessment prepared by AMICK Consultants Limited, concludes that no archaeological resources were identified within the property and that no further assessment is required. A letter from the Ministry of Tourism Culture and Sport is required to confirm that the assessment meets all the applicable standards and guidelines.  The subject site is located within an area that is subject to the policies contained in the Source Protection Plan.  The proposed development is considered to be ‘Major Development’ under the Lake Simcoe Protection Plan (LSPP). As a result, the proposed development is required to demonstrate conformity with the Stormwater Management policies (4.8 – 4.11 – DP) and Settlement Area policies (6.32 – 6.34-DP) of the LSPP. Public Comments Planning Staff have received comments from members of the public to date. The comments relate to:  Change to residential use, should remain commercial;  Traffic congestion;  Flooding concerns at the intersection of Leslie/Wellington;  Removal of wildlife habitat;  Tree removals; All comments received from the public will be reflected in the final recommendation report and presented to Council at 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 21 of 34 June 14, 2022 7 of 8 Report No. PDS22-098 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 By- law 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 LPAT. Financial Implications There are no financial implications at this time. Communications Considerations On May 26, 2022, a Notice of Public Planning Meeting respecting Official Plan Amendment and Zoning By-law Amendment was published in the Auroran and Aurora Banner newspapers. In addition, the notices were given by mail to all addressed property Owners within a minimum of 120 metres (393 feet) of the subject lands. A Notice of the Public Planning meeting sign was also posted on the subject lands. Public Meeting notification has been provided in accordance with the Planning Act. Link to Strategic Plan The applications will be reviewed in accordance with the strategic plan and its goal of Supporting an exceptional quality of life for all and enabling a diverse, creative and resilient economy and Strengthening the fabric of our community: working with the development community to ensure future growth includes housing opportunities for everyone. Alternative(s) to the Recommendation 1. That comments presented at the Public Meeting be addresses by Planning and Development Services in a report to a Future Public Planning meeting. Page 22 of 34 June 14, 2022 8 of 8 Report No. PDS22-098 Conclusions Staff continue to review the subject applications having consideration for the above noted matters, the comments received from the agency circulation, and the feedback received from the public and Council at the Public Planning Meeting. A final report with recommendations will be presented to Council for consideration at a future General Committee Meeting. Attachments Figure 1 – Location Map Figure 2 – Existing Official Plan Designation Figure 3 – Existing Zoning By-Law Figure 4 – Proposed Official Plan Designation Figure 5 – Proposed Zoning By-law Amendment Designation Figure 6 – Proposed Site Plan Figure 7 – Proposed Renderings Figure 8 – Proposed Renderings Figure 9 – Proposed Renderings Figure 10 – Proposed Renderings Previous Reports N/A Pre-submission Review Agenda Management Team review on June 2, 2022 Approvals Approved by Marco Ramunno, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 23 of 34 Map created by the Town of Aurora Planning and Building Services Department, 03/06/2022. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2021, © First Base Solutions Inc., 2021 Orthophotography.¯St John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd0100200MetresLOCATION MAPAPPLICANT: 2697331 Ontario IncFILES: OPA-2022-02 & ZBA-2022-0FIGURE 1SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\1289 Wellington Street East (Leslie-Wellington Developments Inc) (SUB-2016-01, OPA-2016-01 & ZBA-2016-03)\Report_Maps_June_2022\Figure_1_Location_Plan.mxdPage 24 of 34 WELLINGTON STREET EASTLESLIE STREETLESLIE STREETOPA20OPA30EXISTING OFFICIAL PLAN DESIGNATION¯APPLICANT: 2697331 Ontario IncFILES: OPA-2022-02 & ZBA-2022-0FIGURE 2SUBJECT LANDSMap created by the Town of Aurora Planning and Building Services Department, 12/05/2022. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\1289 Wellington Street East (Leslie-Wellington Developments Inc) (SUB-2016-01, OPA-2016-01 & ZBA-2016-03)\Report_Maps_June_2022\Figure_2_Existing_Official_Plan_Designation2.mxdSt John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd075150MetresLand Use DesignationsOPA BoundaryOPA 30, Medium-High Density ResidentialOPA 30, InstitutionalOPA 30, Business Park -Regional Commercial CentreOPA 30, Business ParkOPA 30, Low-Medium Density ResidentialOPA 30, Community CommercialOPA 30, Linear and Other Open SpaceOPA 30, Mixed UseOPA 20, Golf CourseOPA 20, Urban ResidentialPage 25 of 34 EPRURUEPR3(481)O2(249)O2(249)R4(491)R4(491)R4(493)R4(492)R3(481)R4(492)RUIR2(296)R2(296)R2(296)RU(T)E-BP(159)O2(249)R3(482)R3(483)EPEPEPEPE-BP(357)C3(11)C3(328)C3(426)C4(464)E-BP(338)E-BP(349)R8(363)R8(364)E-BPO1IEPRURUO2RU-ORMO2(249)RUEPR3(489)R4(492)R3(482)R3(490)R3(489)R3(489)R3(490)R3(481)R3(487)EPR3(482)EPEPR3(488)R3(487)R3(489)R4(491)R3(484)R3(482)R3(490)R2(325)¯SUBJECT LANDSMap created by the Town of Aurora Planning and Building Services Department, 07/06/2022. Base data provided by York Region & the Town of Aurora.St John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd075150MetresEXISTING ZONING BY-LAWAPPLICANT: 2697331 Ontario IncFILES: OPA-2022-02 & ZBA-2022-0FIGURE 3Document Path: J:\data\data\Planning Maps\1289 Wellington Street East (Leslie-Wellington Developments Inc) (SUB-2016-01, OPA-2016-01 & ZBA-2016-03)\Report_Maps_June_2022\Figure_3_Existing_Zoning_By-law.mxdOak Ridges MoraineRuralRU-ORMEMPLOYMENT ZONESBusiness ParkE-BPServiceC3InstitutionalINSTITUTIONAL ZONESIDetached SecondDensity ResidentialR2COMMERCIAL ZONESZoning LegendRESIDENTIAL ZONESDetached ThirdDensity ResidentialR3Public Open SpaceOPEN SPACES ZONESO1Environmental ProtectionEPRuralRURURAL ZONESCommunity CommercialC4Private Open SpaceO2Detached FourthDensity ResidentialR4Townhouse DwellingResidentialR8Page 26 of 34 WELLINGTON STREET EASTLESLIE STREETLESLIE STREETOPA20OPA30PROPOSED OFFICIAL PLAN DESIGNATION¯APPLICANT: 2697331 Ontario IncFILES: OPA-2022-02 & ZBA-2022-0FIGURE 4SUBJECT LANDSMap created by the Town of Aurora Planning and Building Services Department, 07/06/2022. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\1289 Wellington Street East (Leslie-Wellington Developments Inc) (SUB-2016-01, OPA-2016-01 & ZBA-2016-03)\Report_Maps_June_2022\Figure_4_Proposed_Official_Plan_Designation.mxdSt John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd075150MetresLand Use DesignationsOPA BoundaryOPA 30, Medium-High Density ResidentialOPA 30, InstitutionalOPA 30, Business Park -Regional Commercial CentreOPA 30, Business ParkOPA 30, Low-Medium Density ResidentialOPA 30, Community CommercialOPA 30, Linear and Other Open SpaceOPA 30, Mixed UseOPA 20, Golf CourseOPA 20, Urban ResidentialOP Amendment DesignationsLands to be Redesignated Linear and Other Open SpaceLands to be Redesignated Medium-High Density ResidentialPage 27 of 34 PROPOSED ZONING BY-LAW AMENDMENT DESIGNATIONAPPLICANT: 2697331 Ontario IncFILES: OPA-2022-02 & ZBA-2022-0FIGURE 5Map created by the Town of Aurora Planning and Building Services Department, 07/06/2022. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\1289 Wellington Street East (Leslie-Wellington Developments Inc) (SUB-2016-01, OPA-2016-01 & ZBA-2016-03)\Report_Maps_June_2022\Figure_5_Proposed_Zoning_ByLaw_Amendment_Designation.mxdPage 28 of 34 SITE PLANAPPLICANT: 2697331 Ontario IncFILES: OPA-2022-02 & ZBA-2022-0FIGURE 6Map created by the Town of Aurora Planning and Building Services Department, 07/06/2022. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\1289 Wellington Street East (Leslie-Wellington Developments Inc) (SUB-2016-01, OPA-2016-01 & ZBA-2016-03)\Report_Maps_June_2022\Figure_6_Site_Plan.mxdPage 29 of 34 RENDERINGSAPPLICANT: 2697331 Ontario IncFILES: OPA-2022-02 & ZBA-2022-0FIGURE 7Map created by the Town of Aurora Planning and Building Services Department, 07/06/2022. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\1289 Wellington Street East (Leslie-Wellington Developments Inc) (SUB-2016-01, OPA-2016-01 & ZBA-2016-03)\Report_Maps_June_2022\Figure_7_Renderings.mxdPage 30 of 34 RENDERINGSAPPLICANT: 2697331 Ontario IncFILES: OPA-2022-02 & ZBA-2022-0FIGURE Map created by the Town of Aurora Planning and Building Services Department, 07/06/2022. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\1289 Wellington Street East (Leslie-Wellington Developments Inc) (SUB-2016-01, OPA-2016-01 & ZBA-2016-03)\Report_Maps_June_2022\Figure_10_Renderings.mxdPage 31 of 34 RENDERINGSAPPLICANT: 2697331 Ontario IncFILES: OPA-2022-02 & ZBA-2022-0FIGURE Map created by the Town of Aurora Planning and Building Services Department, 07/06/2022. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\1289 Wellington Street East (Leslie-Wellington Developments Inc) (SUB-2016-01, OPA-2016-01 & ZBA-2016-03)\Report_Maps_June_2022\Figure_11_Renderings.mxdPage 32 of 34 RENDERINGSAPPLICANT: 2697331 Ontario IncFILES: OPA-2022-02 & ZBA-2022-0FIGURE Map created by the Town of Aurora Planning and Building Services Department, 07/06/2022. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\1289 Wellington Street East (Leslie-Wellington Developments Inc) (SUB-2016-01, OPA-2016-01 & ZBA-2016-03)\Report_Maps_June_2022\Figure_13_Renderings.mxdPage 33 of 34 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 June 14, 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 June 14, 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 14th day of June, 2022. Tom Mrakas, Mayor Michael de Rond, Town Clerk Page 34 of 34