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AGENDA - Public Planning - 20220412
Town of Aurora Council Public Planning Meeting Agenda Date:Tuesday, April 12, 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.PDS22-046 - Applications for Official Plan Amendment and Zoning By- law Amendment, 200 Wellington Holding Corp., 200 Wellington Street West 1 Part of Lot 3, Registered Plan 582, Parts 1 and 6, 65R38654, File Numbers: OPA-2021-06 and ZBA-2021-08 That Report No. PDS22-046 be received; and1. That comments presented at the Public Meeting be addressed by Planning and Development Services in a report to a future General Committee Meeting. 2. 5.2.PDS22-047 - Application for Zoning By-law Amendment, 2300485 and 2333564 Ontario Inc., 25-29 George Street 18 Plan 246, Part Lot 27, File Number: ZBA-2020-06, Related File Number: SP-2021-11 That Report No. PDS22-047 be received; and1. That comments presented at the Public Meeting be addressed by Planning and Development Services in a report to a future 2. General Committee Meeting. 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 April 12, 2022 39 7.Adjournment 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Public Planning Report No. PDS22 -046 Subject: Applications for Official Plan Amendment and Zoning By-law Amendment 200 Wellington Holding Corp. 200 Wellington Street West Part of Lot 3, Registered Plan 582, Parts 1 and 6, 65R38654 File Numbers: OPA-2021-06 and ZBA-2021-08 Prepared by: Matthew Peverini, Planner Department: Planning and Development Services Date: April 12, 2022 Recommendation 1. That Report No. PDS22-046 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 Official Plan Amendment and Zoning By-law Amendment applications for the property municipally known as 200 Wellington Street West (the ‘subject lands’). The following is a summary of the planning applications: The applicant is proposing to develop the subject lands with 27 townhouse dwelling units situated on a private road; The applicant is seeking an Official Plan Amendment to introduce site-specific policies that permit a townhouse built-form; The applicant is proposing to rezone the subject lands from a “Detached First Density Residential Zone (R1)” to a “Townhouse Dwelling Residential Exception Zone R8(XX)”; and, Page 1 of 39 April 12, 2022 2 of 10 Report No. PDS22-046 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 March 25, 2021. The applications for Official Plan Amendment and Zoning By-law Amendment were received on November 2, 2021, and deemed complete on November 16, 2021. Location / Land Use The subject lands are municipally known as 200 Wellington Street West, and are located on the north side of Wellington Street West, west of Hilldale Road (Figure 1). The subject lands are irregular in shape and have a lot area of 6,472 m2 (1.6 acres), and lot frontage of approximately 91 metres (300.75 feet) along Wellington Street West. The subject lands are vacant, with driveway access from Wellington Street West. The lands are relatively flat, with vegetation along the north property line and driveway. A natural heritage feature (a tributary of Tannery Creek) and its minimum vegetation protection zone (MVPZ) are located along the south property line. Surrounding Land Uses The surrounding land uses are as follows: North: Detached dwellings, Kenlea Court, and environmental protection lands; South: Wellington Street West, detached dwellings, and an approved proposed development at 497 Wellington Street West (11 single detached dwellings on a private road); East: Detached dwellings, Hilldale Road, townhouse dwellings; and, West: Place of Worship, detached dwellings, Mcleod Drive, and Lacey Court. Page 2 of 39 April 12, 2022 3 of 10 Report No. PDS22-046 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. 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. The subject lands front Wellington Street West, which is a Regional road with a 36 metre right-of-way. The subject lands are located in Wellhead Protection Area C, and partially within a Highly Vulnerable Aquifer. A watercourse is located along the south property line. At this time, York Region remains the approval authority for the proposed Official Plan Amendment application. Page 3 of 39 April 12, 2022 4 of 10 Report No. PDS22-046 Town of Aurora Official Plan The subject lands are designated “Suburban Residential” by the Town of Aurora Official Plan (Figure 2). This designation permits low density residential uses, including detached dwellings, an accessory dwelling, and compatible home occupations. Suburban Residential density requires a minimum lot area of 0.2 net residential hectare (0.5 acres) per unit, or, clusters of at least 10 units (provided that 25% of the overall lot area is designated as common or public open space), and that development is on full municipal water and sanitary services. The subject lands are located within the Oak Ridges Moraine, and are subject to the relevant policies of the ORMCP. The subject lands are designated as “Oak Ridges Moraine Settlement Area”, and a watercourse and its MVPZ is identified along the south property line. Settlement Areas are designated for development of an urban type, permitting a range of residential, commercial, industrial and institutional uses. Existing York Region and Town of Aurora Official Plan policies and land use designations shall guide development within these designations. Zoning By-law 6000-17, as amended The subject lands are zoned “Detached First Density Residential (R1) 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 submissions for the subject applications, the applicant has submitted materials listed in Appendix ‘A’. Proposed Applications The applicant is proposing to develop the subject lands with 27 townhouse dwelling units situated on a private road. Five townhouse blocks are proposed (3 consisting of 5 units, and 2 consisting of 6 units) along a private road (Figure 4). The townhouse blocks are 3-storeys (10 metres) in height, and units will contain 3 bedrooms with approximately 2,100 square feet of gross floor area. Each unit has 2 parking spaces; and a total of 6 visitor spaces are proposed at grade along the proposed driveway access. A full-moves driveway access is proposed from Wellington Street West. The proposed driveway aligns with the approved development plan to the south (497 Wellington St W). Page 4 of 39 April 12, 2022 5 of 10 Report No. PDS22-046 The applicant is seeking an Official Plan Amendment to introduce site-specific policies that permit a townhouse built-form. The applicant is seeking an Official Plan Amendment to introduce site-specific policies that would amend parts of Section 8.2 of the Town’s Official Plan. Proposed amendments include permitting a townhouse development built-form with a maximum of 27 dwelling units. In consultation with the applicant and the Lake Simcoe Region Conservation Authority (‘LSRCA’), the natural heritage feature and its MVPZ will be re-designated in the Official Plan to “Environmental Protection”. This change will be reflected through a resubmission to the Town, following this Public Planning Meeting. The applicant is proposing to rezone the subject lands from a “Detached First Density Residential Zone (R1)” to a “Townhouse Dwelling Residential Exception Zone R8(XX)”. The applicant proposes to rezone the lands from R1 to R8(XX) (Figure 5). A draft Zoning By-law is currently under review by staff. A chart comparing the proposed exception zone, existing zone, and parent zone categories is attached as Appendix ‘B’. Exceptions requested include permitting townhouse uses, lot area, lot frontage, yard setbacks, lot coverage, encroachments, and driveway width for access. In consultation with the LSRCA, the natural heritage feature and its MVPZ will be rezoned to “Environmental Protection Zone (EP)”. Further, as a standard condominium tenure is contemplated, technical changes to the R8(XX) zone are required. These changes will be reflected in a resubmission to the Town, following the Public Meeting. Analysis Department / Agency Comments 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. Below is a summary of the key comments received to date from Town staff and external agencies: Page 5 of 39 April 12, 2022 6 of 10 Report No. PDS22-046 Planning Consider re-designating the developable area of the subject lands to “Stable Neighbourhood”. Also, re-designate the portion of the subject lands containing the key natural heritage feature and its MVPZ to “Environmental Protection”. Applicant to confirm amenity area to be provided, and lot coverage calculations. Development Engineering Works within the LSRCA regulated area will require approval and permit. A Noise and Vibration Report will be required upon submission of a Site Plan application. The proposed access/egress from Wellington Street West will require Regional approval. The applicant is to confirm that waste and emergency services are satisfied with access and backup parameters. Traffic Analyst To promote active transportation, it is recommended that bicycle parking spaces be provided in a secure and weather protected location. It is recommended that the applicant explore the feasibility to eliminate curves at the vehicular access point. The applicant is supplying excess parking for residents, and therefore the deviation from the total visitor parking is acceptable to service the proposed development. Parks Vegetation Management initiatives will be required through the development agreement process to address impacts to trees within the subject property and along the property boundaries. Landscape strips should be of a sufficient width to provide tree protection and a minimum of 3.0 metres to provide adequate space for new plantings. Cash-in-lieu of Parkland will be required as part of this development proposal. Public Works Snow removal and waste collection will be privately serviced. Central York Fire Services (CYFS) CYFS has no objections to the proposed applications. On-street parking is not permitted where a minimum 6.0 metre clear road width cannot be provided. Portions of the east- west private road will be part of the fire route as a turnaround facility is required. Page 6 of 39 April 12, 2022 7 of 10 Report No. PDS22-046 Urban Design (The Planning Partnership) It is acknowledged that due to existing constraints on the site, buildings are significantly setback from the street and cannot achieve the objective of building placement close to the street as set in the York Region Transit-oriented Development Guidelines. It is not clear how the rear yard/amenity space of units backing into Wellington Street West are to be delineated. The massing and height of the proposed townhouse blocks are appropriate for their location along Wellington Street West as a major road, reflect that of similar developments in the surrounding area; and provide for an appropriate transition to lower rise developments to the north. LSRCA Re-designate and rezone any natural heritage features and associated MVPZs and erosion hazard area to ‘Environmental Protection (EP)’. In consultation with the LSRCA, the Environmental Protection area should not affect the proposed building footprint. There is ongoing discussion to determine final limits of the Environmental Protection area, and any ecological offsetting strategy required. The applicant has agreed to revise the proposal to include the Environmental Protection Area in the Official Plan Amendment and Zoning By-law Amendment documents in a resubmission to the Town, following the Public Planning Meeting. The Regional Municipality of York The proposed Amendment generally conforms to the YROP, as it will enable a development project that is designed to ensure accessibility to people of all ages, cultures, and abilities and will assist in ensuring that residential development will occur within the built-up area as defined by the Growth Plan. The proposed development is in an urban form and design that is compact and transit supportive. York Region relies on the LSRCA to review and provide comment on natural heritage matters and associated applicable provincial plans. The Official Plan Amendment and Zoning By-law Amendment should be revised to re-designate and rezone the natural heritage feature and its MVPZ to “Environmental Protection”. Page 7 of 39 April 12, 2022 8 of 10 Report No. PDS22-046 The proposed development access/egress must align with the proposed access to the south of Wellington Street West, and daylighting triangles shall be provided to the Region. Further details regarding assessment of an exclusive eastbound left turn and westbound left turn is required for the next submission. Public Comments At this time, no comments from the public have been received on the proposed planning applications. Advisory Committee Review No communication required. 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 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 within 120 days after the receipt of the application, the applicant (or Minister) may appeal the application to the OLT. The applications were received on November 2, 2021 and therefore, the applicant may appeal to the OLT at any time. Financial Implications There are no direct financial implications arising from this report. Communications Considerations On November 25, 2021, a Notice of Complete Application respecting the Official Plan Amendment and Zoning By-law Amendment Applications was published in the Auroran and Aurora Banner newspapers. Page 8 of 39 April 12, 2022 9 of 10 Report No. PDS22-046 On March 17, 2022, notices were issued to all addressed property owners within 120 m of the subject lands. Signage on the subject lands was posted on March 18, 2022 with information regarding the Public Meeting. On March 24, 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 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 April 12, 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 April 12, 2022 Public Planning Meeting. Attachments Figure 1 – Location Map Figure 2 – Existing Official Plan Designation Figure 3 – Existing Zoning By-Law Figure 4 – Proposed Site Plan Figure 5 – Proposed Zoning By-law Amendment Appendix ‘A’ – Documents Submitted in Support of Complete Applications Page 9 of 39 April 12, 2022 10 of 10 Report No. PDS22-046 Appendix ‘B’ – Zoning By-law Comparison Previous Reports Not applicable. Pre-submission Review Agenda Management Team review on March 31, 2022 . Approvals Approved by Marco Ramunno, Director of Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 10 of 39 0F/HRG'ULYH+DUPRQ$YHQXH.HQOHD&RXUW0F/HRG'ULYH*LOEDQN'ULYH6 H Q D W R U &RXUW :HOOLQJWRQ6WUHHW:HVW7LPSVRQ'U L Y H +LOOGDOH5RDG/DFH\&RXUW:HOOLQJWRQ6WUHHW:HVW/2&$7,210$3Map created by the Town of Aurora Planning and DevelopmentServices Department, 3/22/2022. Base data provided by York Region & the Town of Aurora. 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'RFXPHQW3DWK - ?GDWD?GDWD?3ODQQLQJ0DSV?:HOOLQJWRQ6WUHHW:HVW :HOOLQJWRQ+ROGLQJ&RUS 23$=%$ ?5HSRUWB0DSVB$SULOB?)LJXUHBB([LVWLQJB=RQLQJB%\ODZP[G0HWHUV56W-RKQ V6GUG:HOOLQJWRQ6W(9DQGRUI6GUG+HQGHUVRQ'ULYH^:HOOLQJWRQ6W:UVUV/HVOLH6W<RQJH6W%DWKXUVW6W%D\YLHZ$YH%ORRPLQJWRQ5G6XEMHFW/DQGV:HOOLQJWRQ6WUHHW:HVW,167,787,21$/=21(6=RQLQJ/HJHQG5(6,'(17,$/=21(623(163$&(6=21(6(VWDWH5HVLGHQWLDO(5'HWDFKHG)LUVW'HQVLW\5HVLGHQWLDO5'HWDFKHG7KLUG'HQVLW\5HVLGHQWLDO5'HWDFKHG)RXUWK'HQVLW\5HVLGHQWLDO5(QYLURQPHQWDO3URWHFWLRQ(3,QVWLWXWLRQDO,7RZQKRXVH'ZHOOLQJ5HVLGHQWLDO5Page 13 of 39 352326('6,7(3/$1Map created by the Town of Aurora Planning & DevelopmentServices Department, 3/22/2022. Base data provided by 200 Wellington Holding Corp.$33/,&$17 :(//,1*721+2/',1*&253),/(6 23$$1'=%$),*85('RFXPHQW3DWK - ?GDWD?GDWD?3ODQQLQJ0DSV?:HOOLQJWRQ6WUHHW:HVW :HOOLQJWRQ+ROGLQJ&RUS 23$=%$ ?5HSRUWB0DSVB$SULOB?)LJXUHBB3URSRVHGB'HYHORSPHQWB3ODQP[GPage 14 of 39 +DUPRQ$YHQXH.HQOHD&RXUW0F/HRG'ULYH*LOEDQN'ULYH6HQDWRU&RXUW7 L P S V R Q 'U L Y H +LOOGDOH5RDG/DFH\&RXUW(3 (3,,(3(5 55 5561 5 5 55 5 5 5 :(//,1*721675((7:(67¯352326('=21,1*%</$:$33/,&$17 :(//,1*721+2/',1*&253),/(6 23$$1'=%$),*85(Map created by the Town of Aurora Planning and DevelopmentServices Department, 3/22/2022. Base data provided by York Region & the Town of Aurora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age 15 of 39 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Public Planning Report No. PDS22-046 Appendix ‘A’ Documents Submitted in Support of Complete Applications Document Firm Planning Justification Report MSH Plan Draft Official Plan Amendment MSH Plan Draft Zoning By-law Amendment MSH Plan Property Survey Guido Papa Surveying Site Plans, Floor Plans and Elevations Kirshenblatt Urban Architecture Arborist Report JDB Associates Limited Tree/Vegetation Management Plan and Tree Preservation Details JDB Associates Limited Conceptual Landscape Plan JDB Associates Limited Functional Servicing Report (including Grading and Servicing Plan) Husson Preliminary Hydrogeological Assessment WSP Natural Heritage Evaluation WSP Stage 1-2 Archaeological Assessment Amick Consultants Limited Geotechnical Investigation WSP Phase One Environmental Site Assessment WSP Traffic Impact Assessment JD Engineering Page 16 of 39 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Public Planning Report No. PDS22-046 Appendix ‘B’ – Zoning By-law Comparison Zone Standard R1 (Existing) R8 (Parent) R8(XX) (Proposed) Permitted Uses - Detached Dwelling - Second Suite - Home Occupation - Link Dwelling - Quadriplex - Townhouse - Back-to-back Townhouse - Stacked Townhouse - Second Suite - Home Occupation - 27 Dwelling, Townhouse Units * Lot Area 2,000 m2 180 m2 140 m2 * Lot Frontage 30 m 30 m (6 m per unit) 5.5 m per unit * Front Yard (minimum) 9 m 7.5 m 5.3 m * Rear Yard (minimum) 9 m 7.5 m 7.5 m * Interior Side Yard (minimum) 4.5 m - 0.0 m (along a common lot line) - 1.5 m for end units - 0.0 m (along a common lot line) - 1.2 m end unit * Lot Coverage (maximum) 35% 50 % N/A * Height (maximum) 10 m 10 m 10 m Parking 2.0 spaces per dwelling unit 1.5 spaces per dwelling unit. 20% of spaces set aside for visitor parking 2.0 spaces per dwelling unit and 6 visitor parking spaces * Amenity N/A 18 m2 dwelling unit N/A * Encroachment for Open Porches, Uncovered Terraces Decks Front and Exterior Side Yards – 2.5 m and in no case shall be 4.5 m from the Front Lot Line, 3 m from the Exterior Side Yard lot line. 3.0 m and in no case shall be 3.0 m from the Front Lot Line * Ingress/Egress (maximum) 9 m at street Line 9.5 m at street line * * Denotes proposed amendment to the Zoning By-law. As noted in the Report, technical amendments to the above are forthcoming as a result of a change in tenure. Page 17 of 39 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Public Planning Report No. PDS22 -047 Subject: Application for Zoning By-law Amendment 2300485 and 2333564 Ontario Inc. 25-29 George Street Plan 246, Part Lot 27 File Number: ZBA-2020-06 Related File Number: SP-2021-11 Prepared by: Matthew Peverini, Planner Department: Planning and Development Services Date: April 12, 2022 Recommendation 1. That Report No. PDS22-047 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 update Council on revised plans addressing comments and questions received at the February 9, 2021 Statutory Public Meeting for a proposed Zoning By-law Amendment application at 25-29 George Street (the ‘subject lands’). A Zoning By-law Amendment application to permit the development of a 25 unit, four-storey apartment building that integrates with the existing three-storey (8 unit) apartment building on the subject lands is proposed; The applicant has submitted an application for Site Plan Control which is being reviewed concurrently with the subject Zoning By-law Amendment application; and, A review of the proposed application 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. Page 18 of 39 April 12, 2022 2 of 9 Report No. PDS22-047 Background Application History A Pre-Consultation meeting was held on March 12, 2020. The application for Zoning By- law Amendment was received on October 5, 2020, and declared complete on October 23, 2020. The application was presented to the Town’s Design Review Panel (DRP) on January 25, 2021. A Statutory Public Meeting for the subject application was held on February 9, 2021. Council passed a motion to receive Report No. PDS21-017, and to address comments presented at the meeting in a report to a future Public Planning Meeting. Minutes are attached as Appendix ‘A’ to this report. To address comments provided, plans have been revised as follows: Number of units reduced from 34 to 33; The façade of the new building has been changed to a red brick; Reduction of the garage footprint to preserve existing trees in the rear yard; and, Inclusion of a stacked parking system for resident use. On August 10, 2021, the applicant submitted an application for Site Plan Control (File Number SP-2021-11). Location / Land Use The subject lands consist of two properties municipally known as 25 and 29 George Street, located on the east side of George Street and south of Wellington Street West (Figure 1). The subject lands have a lot area of 0.21 ha (0.53 ac), and a lot frontage of 38 m (125 ft) on George Street. The subject lands contain a three-storey apartment building with eight units, a vacant detached dwelling, a children’s playground, and a surface parking area. Access to the subject lands is currently from George Street. The topography of the subject lands is relatively flat, with a gradual slope from south to north. Vegetation is present along the mutual property line, and throughout the rear yard. Surrounding Land Uses The surrounding land uses are as follows: Page 19 of 39 April 12, 2022 3 of 9 Report No. PDS22-047 North: Residential apartment building, Wellington Street West, York Region District School Board Offices, Fleury Park; South: Long-term Care Facility, residential apartment building, low density housing; East: Residential apartment buildings; and, West: Residential apartment building, low density housing. Policy Context Provincial Policies All development applications shall have regard for the Provincial Policy Statement (‘PPS’), which 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. A Place to Grow: Growth Plan for the Greater Golden Horseshoe (the ‘Growth Plan’), is a guiding document for growth management within the Greater Golden Horseshoe Area. The Growth Plan provides a framework, which guides land-use planning. The Lake Simcoe Protection Plan (‘LSPP’) provides policies, which address aquatic life, water quality and quantity, shorelines and natural heritage, other threats and activities (invasive species, climate change and recreational activities) and implementation. Existing mapping indicates that the subject lands are outside of an area regulated by Ontario Regulation 179/06. 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. The subject lands are located within Wellhead Protection Area (WHPA) B, and partially within the Highly Vulnerable Aquifer. Town of Aurora Official Plan The subject lands are designated as “Stable Neighbourhoods” by the Town of Aurora Official Plan (Figure 2). The intent of the Stable Neighbourhoods designation is to protect existing neighbourhoods from incompatible forms of development, while Page 20 of 39 April 12, 2022 4 of 9 Report No. PDS22-047 balancing the evolution and enhancement of the neighbourhood over time. All new development abutting existing residential development must be sympathetic and compatible with the surrounding area and context, particularly in regards to built form, character, building scale and urban design. In May 2015, Council adopted OPA 7 on a portion of the subject lands (29 George Street). This amendment is identified on Schedule ‘H’ as “Site Specific Policy Area 30” (‘SSPA 30’) (Figure 3), and permits a four-storey apartment building (subject to appropriate zoning, an executed site plan agreement, and sufficient on-site parking). A Zoning by-law was adopted by Council for a four-storey apartment building consisting of 12 units. A Site Plan was also approved, but never came to fruition. Zoning By-law 6000-17, as amended The subject lands are zoned “First Density Apartment Residential Exception 151 Zone RA1(151)” and “First Density Apartment Residential Exception 449 Zone RA1(449)” in the Town’s Zoning By-law (Figure 4). The existing zoning does not permit the proposed development; therefore, a Zoning By-law Amendment is required. Reports and Studies Reports and Studies submitted as part of a complete application were outlined in Report No. PDS21-017, dated February 9, 2021. Proposed Applications A Zoning By-law Amendment application to permit the development of a 25 unit, four- storey apartment building that integrates with the existing three-storey (8 unit) apartment building on the subject lands is proposed. The applicant is proposing a four-storey L-shaped apartment building that steps down to three-storeys on the north portion of the subject lands. The new building will integrate with the existing three-storey building. In total there will be 33 units (25 new and 8 existing) , consisting of one (1) one-bedroom unit, twenty-nine (29) two-bedroom units, and three (3) three-bedroom units. Vehicular access from George Street is proposed at the northwest corner of the subject lands. A site plan and conceptual rendering are attached as Figures 5 and 6, respectively. Forty-one (41) partially below-grade parking spaces are proposed, including thirty-five (35) for residents and six (6) for visitors (one resident and one visitor space are designated barrier-free). A total of fifty (50) bicycle parking spaces are also proposed. In Page 21 of 39 April 12, 2022 5 of 9 Report No. PDS22-047 response to comments from the February 9, 2021 Public Meeting to preserve trees in the rear yard, the applicant has reduced the footprint of the parking area and is proposing that thirty-four (34) of the resident parking spaces be accommodated by a stacked (Klaus) parking system. Walkways link common areas between the two buildings. Units will have a terrace or balcony for private outdoor amenity space. Common indoor amenity areas are located on each floor of the new building. Common outdoor amenity areas are located on ground level and the fourth floor. A total of 243 m2 of indoor amenity area, and 285 m2 of outdoor amenity area is proposed. The applicant is proposing to rezone the subject lands to a “First Density Apartment Residential Zone RA1(XX)” (Figure 7). A Table comparing the parent RA1 Zone requirements to the proposed RA1(XX) Zone is attached as Appendix ‘B’ to this Report. To summarize, proposed site-specific exceptions include additional permitted uses, minimum lot area per unit, yard setbacks, parking standards, lot coverage, building height, landscape strip requirements, amenity area, and required manoeuvring space. The applicant has submitted an application for Site Plan Control which is being reviewed concurrently with the subject Zoning By-law Amendment application. The applicant submitted an application for Site Plan Control (SP-2021-11) on August 10, 2021. The Site Plan application is being reviewed concurrently with the Zoning By-law Amendment application by Staff. Analysis Department / Agency Comments A review of the proposed application 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 Below is a summary of the key comments received to date from Town staff and external agencies: Planning Consider a straight wall along George Street for the new building to provide a larger front yard setback and space for landscaping. Confirm landscaping treatment at the Page 22 of 39 April 12, 2022 6 of 9 Report No. PDS22-047 north property line. Consider locating the mechanical penthouse to the rear of the new building in an effort to scale down the massing of the building along George Street. Development Engineer Recent rainfall events have identified potential infiltration into the Region’s sanitary trunk in the area, resulting in surcharging. The applicant’s Engineer should address this matter with the next submission, and explore the option of replacing pick-hole lids. Parks Regarding the proposed Zoning By-law Amendment application, staff have no issue with the proposed development. We note that there is a zero lot-line setback on the northern property line, which will not allow us to implement our minimum landscape standards for site plan. This is an existing site condition. Cash-in-lieu of parkland will be required. Traffic/Transportation Analyst Additional proxy surveys and analysis to support the proposed parking rate are satisfactory for the development. Further, the Tannery and United Church developments were included in the Transportation Study to assess traffic growth in the immediate area further to comments arising at the February 9, 2021 Public Meeting. The proposed Klaus parking system will not be able to accommodate all types of vehicles. Therefore, a warning clause must be included in the purchase/lease agreement to notify future residents/tenants regarding vehicle restrictions. Public Works Snow removal and waste collection will be privately serviced. York Region York Region Planning staff has no objection on the above reference proposed Zoning By-Law Amendment application. Lake Simcoe Region Conservation Authority (LSRCA) The LSRCA has no objection to the application for Zoning By-law Amendment. Detailed matters pertaining to engineering and hydrogeology can be addressed through the site plan process. Page 23 of 39 April 12, 2022 7 of 9 Report No. PDS22-047 Public Comments A summary of comments received from the public were outlined in Public Planning Report No. PDS21-017. At this time, no additional comments have been received following the February 9, 2021 Public Planning Meeting. In response to the comments, the applicant has revised plans as outlined in the “Application History” section of this report. Advisory Committee Review No communication required. Legal Considerations Section 34(11) of the Planning Act states that if Council refuses the 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 (OLT). This application was received on October 5, 2020, and therefore, the applicant may appeal to the OLT at any time. Financial Implications There are no direct financial implications as a result of this report. Communications Considerations On October 29, 2020, a Notice of Complete Application respecting the proposed Zoning By-law Amendment application was published in the Auroran and Aurora Banner newspapers. Additionally, a sign giving Notice of a Complete Application was posted on the subject lands. On January 15, 2021, notices were issued by mail to all addressed property owners within 120 m of the subject lands, and all Interested Parties to the application. Signage on the property was updated with information regarding the Public Meeting. On January 21, 2021, Notices of Public Planning Meeting were published in the Auroran and Aurora Banner newspapers. Notice has been provided in accordance with the Planning Act. On March 17, 2022, notices were issued by mail to all addressed property owners within 120 m of the subject lands, and all Interested Parties to the application. Signage on the Page 24 of 39 April 12, 2022 8 of 9 Report No. PDS22-047 property was updated with information regarding this second Public Meeting. On March 24, 2022, notices of Public Planning Meeting were published in the Auroran and Aurora Banner newspapers. 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 as part of the 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 April 12, 2022 Public Planning Meeting. Conclusions Staff continue to review the subject application 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 February 9, 2021 and April 12, 2022 Public Planning Meetings. Attachments Figure 1 – Location Map Figure 2 – Existing Official Plan Designation Figure 3 – Existing Official Plan Schedule ‘H’ Figure 4 – Existing Zoning By-Law Figure 5 – Proposed Site Plan Figure 6 – Conceptual Rendering Figure 7 – Proposed Zoning By-law Page 25 of 39 April 12, 2022 9 of 9 Report No. PDS22-047 Appendix ‘A’ – February 9, 2021 Public Planning Meeting Minutes Appendix ‘B’ – Zoning By-law Comparison Previous Reports Public Planning Report No. PDS21-017. Pre-submission Review Agenda Management Team review on March 31, 2022 Approvals Approved by Marco Ramunno, Director of Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 26 of 39 George StreetTyler StreetWellington Street WestHarrimanRoadWellington Street WestTyler StreetTyler StreetMill StreetGeorgeStreetLOCATION MAPMap created by the Town of Aurora Planning and Building Services Department, January 15, 2021. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2020, © First Base Solutions Inc., 2020 Orthophotography.¯FIGURE 1St John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd0 255075100MetresAPPLICANT: 2300485 Ontario Inc. & 2333564 Ontario Inc.FILE: ZBA-2020-06SUBJECT LANDSPage 27 of 39 HarrimanRoadMill StreetGeorgeStreetWELLINGTON STREET WESTEXISTING OFFICIAL PLANMap created by the Town of Aurora Planning & Building Services Department, January 15, 2021. Base data provided by York Region & the Town of Aurora.¯0 1020304050MetresAPPLICANT: 2300485 Ontario Inc. & 2333564 Ontario Inc.FILE: ZBA-2020-06FIGURE 2SUBJECT LANDSExisting CommercialPrivate ParklandStable NeighbourhoodsOPA 73Environmental Protection AreaExisting Major InstitutionalPublic ParklandPage 28 of 39 HarrimanRoadMill StreetGeorgeStreet20930WELLINGTON STREET WESTEXISTING OFFICIAL PLAN SCHEDULE HMap created by the Town of Aurora Planning & Building Services Department, January 15, 2021. Base data provided by York Region & the Town of Aurora.¯0 1020304050MetresAPPLICANT: 2300485 Ontario Inc. & 2333564 Ontario Inc.FILE: ZBA-2020-06FIGURE 3Specific Policy AreaSUBJECT LANDSPage 29 of 39 HarrimanRoadMill StreetGeorgeStreetC4(35)EP(152)EPRA2(16)RA1EP(117)R3PD1RA2(121)R7RA1(449)RA2(86)EPRA1(151)EPI(289)R3WELLINGTON STREET WESTEXISTING ZONING BY-LAWMap created by the Town of Aurora Planning & Building Services Department, January 15, 2021. Base data provided by York Region & the Town of Aurora.¯0 10203040MetresAPPLICANT: 2300485 Ontario Inc. & 2333564 Ontario Inc.FILE: ZBA-2020-06FIGURE 4SUBJECT LANDSZoning LegendRESIDENTIAL ZONESOPEN SPACES ZONESEnvironmental ProtectionEPCOMMERCIAL ZONESCommunity CommercialC4Detached ThirdDensity ResidentialR3InstitutionalINSTITUTIONAL ZONESIApartmentFirst DensityRA1ApartmentSecond DensityRA2Page 30 of 39 Map created by the Town of Aurora Planning & Building Services Department, January 15, 2021. Base data provided by York Region & the Town of Aurora.352326(' SITE PLANAPPLICANT: 2300485 Ontario Inc. & 2333564 Ontario Inc.FILE: ZBA-2020-06FIGURE Page 31 of 39 Map created by the Town of Aurora Planning & Building Services Department, January 15, 2021. Base data provided by York Region & the Town of Aurora.CONCEPTUAL RENDERINGAPPLICANT: 2300485 Ontario Inc. & 2333564 Ontario Inc.FILE: ZBA-2020-06FIGURE Page 32 of 39 HarrimanRoadMill StreetGeorgeStreetC4(35)EP(152)EPRA2(16)RA1EP(117)R3RA2(121)RA2(86)EPEPI(289)R3WELLINGTON STREET WESTMap created by the Town of Aurora Planning & Building Services Department, January 15, 2021. Base data provided by York Region & the Town of Aurora.¯010203040Metres352326(' =21,1*%</$:APPLICANT: 2300485 Ontario Inc. & 2333564 Ontario Inc.FILE: ZBA-2020-06FIGURE SUBJECT LANDSZoning LegendRESIDENTIAL ZONESOPEN SPACES ZONESEnvironmental ProtectionEPCOMMERCIAL ZONESCommunity CommercialC4Detached ThirdDensity ResidentialR3InstitutionalINSTITUTIONAL ZONESIApartmentFirst DensityRA1ApartmentSecond DensityRA2RA1(XX)Page 33 of 39 APPENDIX ‘A’ – February 9, 2021 Public Planning Meeting Minutes 1 Town of Aurora Council Public Planning Meeting Minutes Date: Time: Location: Tuesday, February 9, 2021 7:00 p.m. Video Conference Council Members: Mayor Mrakas (Chair) Councillor Kim Councillor Gaertner Councillor Humfryes Councillor Thompson Councillor Gilliland Councillor Gallo Other Attendees: David Waters, Director of Planning and Development Services Matthew Peverini, Planner Michael de Rond, Town Clerk Samantha Yew, Deputy Town Clerk Ishita Soneji, Council/Committee Coordinator _____________________________________________________________________ 1. Procedural Notes This meeting was held electronically as per Section 19. i) of the Town's Procedure By-law No. 6228-19, as amended, due to the COVID-19 situation. The Mayor called the meeting to order at 7 p.m. 2. Approval of the Agenda Moved by Councillor Gaertner Seconded by Councillor Thompson That the agenda as circulated by Legislative Services, be approved. Page 34 of 39 APPENDIX ‘A’ – February 9, 2021 Public Planning Meeting Minutes 2 Yeas (7): Mayor Mrakas, Councillor Kim, Councillor Gaertner, Councillor Humfryes, Councillor Thompson, Councillor Gilliland, and Councillor Gallo Carried (7 to 0) 3. Declarations of Pecuniary Interest and General Nature Thereof There were no declarations of pecuniary interest under the Municipal Conflict of Interest Act, R.S.O. 1990, c. M.50. 4. Planning Applications The Mayor outlined the procedures that would be followed in the conduct of the public meeting. The Town Clerk confirmed that the appropriate notice was given in accordance with the relevant provisions of the Planning Act. 4.1 PDS21-017 - Application for Zoning By-law Amendment, 2300485 & 2333564 Ontario Inc., 25 and 29 George Street, Plan 246, Part Lot 27, File Number: ZBA-2020-06 Applicant Joanna Fast, Partner, Evans Planning, presented an overview of the proposed development, including details of the site location and surrounding existing conditions, current state of the subject lands, proposed site plan, floor plan design, and proposed parking arrangement. She further provided details on the conceptual renderings of the proposed development noting that comments received from the Design Review Panel will be taken into consideration and that further details regarding the site plan will be provided in future applications. Planning Staff Matthew Peverini, Planner, presented an overview of the staff report and the proposed Zoning By-law amendment application noting that the applicant is proposing to re-designate the dually zoned subject lands from "First Density Apartment Residential Exception 151 Zone RA1(151)” and “First Density Apartment Residential Exception 449 Zone RA1(449)” to "First Density Apartment Residential Exception Zone", in order to facilitate the development of a 26 unit, four-storey apartment building in addition to the existing eight unit, three-storey apartment building on the subject Page 35 of 39 APPENDIX ‘A’ – February 9, 2021 Public Planning Meeting Minutes 3 lands. He further provided details of the application history including the approved Official Plan Amendment in 2015, the proposed conceptual site plan and renderings, early comments received from any departments and agencies, the next steps, and provided a summary of any public comments received. Public Comments Aurora residents Kirsten Eastwood and Joe Bile expressed the following concerns and question: • Concerns regarding: • Difference in the proposed building height and incompatibility to the neighbourhood profile possibly setting a precedent for tall built • Insufficient visitor parking and possibility of overflow of parking into the surrounding neighbourhood streets • Question regarding: • Possibility of re-evaluating the traffic study to mitigate any impacts and request to take into consideration the findings of previous traffic studies conducted for similar developments Planning Staff and Applicant Staff addressed the question regarding the parking study noting that the submitted parking study is under review and findings from previous parking studies for similar development will be taken into consideration. Staff further addressed the concerns regarding the proposed building height and its compatibility with the surrounding neighbourhood. The Applicant provided further clarification on the proposed building height and the parking plan. Moved by Councillor Kim Seconded by Councillor Gallo 1. That Report No. PDS21-017 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. Motion withdrawn Page 36 of 39 APPENDIX ‘A’ – February 9, 2021 Public Planning Meeting Minutes 4 Moved by Councillor Kim Seconded by Councillor Gallo 1. That Report No. PDS21-017 be received; and 2. That comments presented at the Public Meeting be addressed by Planning and Development Services in a report to a future Public Planning Meeting. Yeas (7): Mayor Mrakas, Councillor Kim, Councillor Gaertner, Councillor Humfryes, Councillor Thompson, Councillor Gilliland, and Councillor Gallo Carried (7 to 0) 5. Confirming By-law 5.1 6309-21 Being a By-law to Confirm Actions by Council Resulting from a Council Public Planning Meeting of February 9, 2021 Moved by Councillor Humfryes Seconded by Councillor Gaertner That the confirming by-law be enacted. Yeas (7): Mayor Mrakas, Councillor Kim, Councillor Gaertner, Councillor Humfryes, Councillor Thompson, Councillor Gilliland, and Councillor Gallo Carried (7 to 0) 6. Adjournment Moved by Councillor Humfryes Seconded by Councillor Gaertner That the meeting be adjourned at 8:37 p.m. Carried Tom Mrakas, Mayor Michael de Rond, Town Clerk Page 37 of 39 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Public Planning Report No. PDS22 -047 Appendix ‘B’ – Zoning By-law Comparison Parent RA1 Zone Proposed RA1(XX) Exception Zone Permitted Uses One Apartment Building per Lot Two Apartment Buildings with a maximum of 33 dwelling units * Lot Area (minimum) 130 m2 per dwelling unit 60 m2 per dwelling unit * Lot Frontage (minimum) 30 m 38 m Front Yard (minimum) ½ the height of the Main Building and in no case less than 9 m from the Street Line 3.0 m * Rear Yard (minimum) 9 m 7.5 m * Interior Side Yard (minimum) ½ the height of the Main Building and in no case less than 6 m 2.4 m * Lot Coverage (maximum) 35% 48% * Building Height (maximum) 18.5 m 14 m (four storeys) * Amenity Area 18 m2 per dwelling unit. A minimum of 50% of the required Amenity Area is provided as interior amenity space 16 m2 per dwelling. A minimum of 45% of the required Amenity Area shall be provided as interior amenity space * Landscape Strip 1.5 m in width containing an opaque fence 1.5m in height Note: Housekeeping By-law is under appeal - South lot line: 2.4 m * - North lot line: 0.0 m * Parking 1.5 spaces per dwelling unit, minimum 20% of spaces provided shall be set aside for visitor parking Minimum of 41 spaces (35 resident and 6 visitor). 2 barrier free spaces required * Required Manoeuvring Space For 90 degree spaces, 7.0 m For 90 degree spaces, 6.5 m * Note: Proposed 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 Page 38 of 39 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 April 12, 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 April 12, 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 12th day of April, 2022. Tom Mrakas, Mayor Michael de Rond, Town Clerk Page 39 of 39