Loading...
AGENDA - Special Public Planning - 20230130Town of Aurora Special Council Public Planning Meeting Agenda Date:Monday, January 30, 2023 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 PDS23-004 - Applications for Draft Plan of Subdivision and Zoning By-law Amendment, Highfair Investments Inc., 5 to 70 Archerhill Court, Lots 1 to 14, Plan 65M-2494, File Numbers: SUB-2021-02 and ZBA-2021-06 1 That Report No. PDS23-004 be received; and1. That comments presented at the Non-Statutory Public Meeting be addressed by Planning and Development Services in a report to a future General Committee meeting. 2. 5.1.1 Staff Presentation 29 5.1.2 Applicant Presentation 38 6.Confirming By-law 6.1 By-law No. XXXX-23 Being a By-law to confirm actions by Council resulting from a Special Council Public Planning meeting on January 30, 2023 57 7.Adjournment 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Public Planning Report No. PDS 2 3 -004 Subject: Applications for Draft Plan of Subdivision and Zoning By-law Amendment Highfair Investments Inc. 5 to 70 Archerhill Court Lots 1 to 14, Plan 65M-2494 File Numbers: SUB-2021-02 & ZBA-2021-06 Prepared by: Sean Lapenna, Development Planner Department: Planning and Development Services Date: January 30, 2023 Recommendation 1. That Report No. PDS23-004 be received; and, 2. That comments presented at the Non-Statutory 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 present the revised Draft Plan to Council and acknowledge comments made at the June 14, 2022 Statutory Public Planning Meeting. The following is a summary of the revisions made:  The Draft Plan of Subdivision was revised to decrease the total number of lots from 145 to 139 single detached lots;  A secondary vehicular access (right in and right out) has now been added connecting to Bayview Avenue;  The proposed park block has increased in size by 0.32 ha (0.79 ac) from the previous submission and will include a playground, pickleball courts, shelter and seating;  The proposed park block has being relocated from the north end of the proposed subdivision to the south end. Page 1 of 57 January 30, 2023 2 of 9 Report No. PDS23-004 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, 2021 and deemed complete on September 22, 2021. An initial Statutory Public Planning Meeting for the subject applications was held on June 14, 2022. Council passed a motion to receive Report No. PDS22-083, 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. 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 12.334 hectares (30.48 acres). 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. 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 Page 2 of 57 January 30, 2023 3 of 9 Report No. PDS23-004 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 primarily 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 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. 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. Page 3 of 57 January 30, 2023 4 of 9 Report No. PDS23-004 Reports and Studies Reports and Studies submitted as part of a complete application were outlined in Report No. PDS22-083, dated June 14, 2022. Proposed Applications Draft Plan of Subdivision The revised Draft Plan of Subdivision contains 139 single detached lots, open space blocks, a new road network and a park block. A revised Draft Plan of Subdivision is proposed to accommodate the new lotting pattern which includes 139 new single-detached lots, open space blocks along the east and west boundaries, a new road network (full access on Vandorf Sideroad and right- in/right-out on Bayview Avenue) and a park block in the south-west of the proposed subdivision. The existing public right of way (Archerhill Court) is intended to be removed and replaced with a new 18.0 m wide ‘ring road’ municipal right-of-way layout to provide access to all lots in the newly proposed community (Figure 4). According to the latest Landscape Master Plan, the park block has increased in size by 0.32 ha (0.79 ac) from the previous submission and will include a playground, pickleball courts, shelter and seating (Figure 4). The revised Draft Plan outlines the following breakdown: Proposed Land Use Area Lot Coverage 139 Single-Detached Lots 6.326 ha (15.64 ac) 51.30% Park Space 0.458 ha (1.13 ac) 3.70% Open Space Blocks (2) 3.188 ha (7.88 ac) 25.90% Storm Outlet & Overland Flow 0.030 ha (0.007 ac) 0.20% Reserve Blocks F & H along Vandorf Sideroad & Bayview Avenue 0.010 ha (0.02 ac) 0.10% Internal Road Network 2.322 ha (5.74 ac) 18.80% Totals: 12.334 ha (30.48 ac) 100% The 139 single-detached lots proposed contain lot sizes ranging from 11.0 m to 18.3 m frontages with an average lot depth of 32.0 m. Page 4 of 57 January 30, 2023 5 of 9 Report No. PDS23-004 Zoning By-law Amendment The Zoning By-law Amendment with site-specific provisions is to permit the Single- Detached Dwelling built-form and to implement the proposed Draft Plan. A Zoning By-law Amendment is required to rezone the subject lands from its current “Estate Residential (ER) zone” to several different zone categories using the “Detached Third Density Residential (R3) zone” and “Detached Fourth Density Residential (R4) zone” districts as the parent zones, which exist in the Town’s Zoning By-law and are generally used to accommodate Single-Detached Dwellings with lot areas of 460 m² and 370 m². The applicant is proposing site specific zone standards through the zoning by- law amendment. Since the statutory public meeting the Draft Zoning By-law has been revised to facilitate the revised Draft Plan. The following is a summary of the proposed zoning changes: Draft Zoning By-law (June 14, 2022) Draft Zoning By-law (Jan 24, 2023) Detached Fourth Density Residential Exception Zone R4 (X1) 116 112 Detached Fourth Density Residential Zone (R4) 16 12 Detached Fourth Density Residential Exception Zone R4 (X2) 3 5 Residential Units - Detached Third Density Residential Exception Zone R3(XX) 10 10 Total 145 139 Final zoning standards will be evaluated by staff in detail prior to a final report and implementing by-law being brought forward to council. Analysis Department / Agency Comments Comments have been identified by Town departments and public agencies 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 57 January 30, 2023 6 of 9 Report No. PDS23-004 Development Engineering The sewers and watermain have capacity and storm water management can be accommodated. Draft Plan conditions addressing matters as it relates to detailed design would need to be included into a future subdivision agreement. Traffic Analyst To support and encourage active transportation, the following items are recommended by the Town’s Traffic Analyst:  Provide a sidewalk on Bayview Avenue along the frontage of the site connecting to Vandorf Sideroad;  Provide a sidewalk on one side of the road within the proposed Draft Plan;  Provide multi-use path on Vandorf Sideroad between Bayview Avenue and the existing trail entrance located just west of the site to enhance the connectivity of the Lake-to-Lake route. Operations – Parks Park Staff are generally accepting of the proposed revisions (relocation and increased sizing of the park block) to the Draft Plan of Subdivision. Parks Staff is requesting a trail connection on Block E (the Storm Outlet & Overland Flow) to the Town’s adjacent open space. Furthermore, Park Staff is requesting that sidewalks are to be provided in all boulevards fronting the Park. Central York Fire Services CYFS has no objections to the proposed Draft Plan of Subdivision and Zoning By-law Amendment applications. Draft Plan conditions addressing matters as it relates to detailed design would need to be included into a future subdivision agreement. Lake Simcoe Region Conservation Authority (LSRCA) The LSRCA has no further comments and advises that comments related to the functional review have been addressed for the proposed applications. Draft Plan conditions addressing matters as it relates to detailed design would need to be included into a future subdivision agreement. Page 6 of 57 January 30, 2023 7 of 9 Report No. PDS23-004 The Regional Municipality of York York Region (Transportation Planning and Sustainable Mobility) has no concerns with the proposed access to Bayview Avenue to be right-in right-out only. Furthermore, York Region has no objection to the proposed applications subject to Pre-conditions and Schedule of Clauses/Conditions for the plan of subdivision. Public Comments A summary of comments received from the public were outlined in Public Planning Report No. PDS22-083. At the time of this report, no additional comments have been received following the June 14, 2022 Public Planning Meeting. Staff have responded to comments provided by the public at the June 14, 2022 Public Planning Meeting which are attached as Appendix ‘B’ to this report. Advisory Committee Review The Town’s Accessibility Advisor reviewed the proposal on behalf of the Accessibility Advisory Committee and has expressed no objection to the proposed Draft Plan of Subdivision and Zoning By-law Amendment. Any matters as it relates to accessibility for use of the proposed park block will be addressed with the applicant through detailed design and prior to execution of an agreement, in the event that decisions of approval are rendered on the subject applications. 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 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, or a public body or specified person (as defined in the Act) that made oral or written submissions may appeal to the OLT after receiving notice of Council’s decision. Page 7 of 57 January 30, 2023 8 of 9 Report No. PDS23-004 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 January 4, 2023, notices were issued 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 second Public Planning Meeting. On January 5, 2023, 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 which will be included as a draft plan condition for a required future development agreement. 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. Page 8 of 57 January 30, 2023 9 of 9 Report No. PDS23-004 Alternative to the Recommendation 1. Direct staff to report back to another Public Planning Meeting addressing any issues that may be raised at the January 30, 2023 Public Planning Meeting. Conclusions Staff continue to review the proposed 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 January 30, 2023 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 Appendix ‘A’ – June 14, 2022 Public Planning Meeting Minutes Appendix ‘B’ – Staff’s response to public comments provided at the June 14, 2022 Public Planning Meeting Previous Reports Public Planning Report No. PDS23-083 Pre-submission Review Agenda Management Team review on January 12, 2023 Approvals Approved by Marco Ramunno, Director of Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 9 of 57 Hydro Corridor Britton TrailDan brookCourtMonkmanCourtColyton Court Carisbrooke Circle RickardStreetBonnellCrescentStrawbridgeFarmDriveLongthorpeCourtFurbacher LaneBayview AvenueStonecliffeCrescentRoy Benjamin CourtArcher hill C o urt MonkmanCourtCrossing Bridge PlaceCarisbrooke Circle Vines PlaceEngelhard DriveVandorf SideroadLOCATION MAPMap created by the Town of Aurora Planning and Building Services Department, 15/12/2022. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2022, © First Base Solutions Inc., 2022 Orthophotography.FIGURE 1St John's SdrdWellington St EVandorf SdrdHenderson DriveWellington St W404404Leslie 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_Dec_2022\Figure_1_Location_Map.mxdPage 10 of 57 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 DESIGNATIONAPPLICANT: Highfair Investments IncFILES: SUB-2021-02 & ZBA-2021-06FIGURE 2SUBJECT LANDSMap created by the Town of Aurora Planning and Building Services Department, 15/12/2022. 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_Dec_2022\Figure_2_Existing_Official_Plan_Designation.mxdSt John's SdrdWellington St EVandorf SdrdHenderson DriveWellington St W404404Leslie StYonge StBathurst StBayview AveBloomington Rd090180MetresLand Use DesignationsEnvironmental ProtectionEnvironmental Protection/Oak Ridges MoraineExisting Employment - General IndustrialPrivate ParklandRural/Oak Ridges MoraineStable NeighbourhoodsSuburban ResidentialOfficial Plan AmendmentLand Use DesignationsOPA 34, Public Open SpaceOPA 34, Cluster ResidentialOPA 34, Environmental Protection AreaOPA 20, Urban ResidentialOPA 20, Suburban ResidentialOPA 20, Public Open SpacePage 11 of 57 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 SideroadBayview AvenueCrossingBridgePlaceDan b rookC o u rtMonkmanCourtColyt onCou rtEngelhardDriveCarisbrooke Circle Rickard StreetL o n gthorpeCourtFurbacher LaneRoy Benjamin CourtArcher hill C o urt M o n k m a nCourtStonecliffeCrescentCarisbrookeCircleVinesPlaceEXISTING ZONING BY-LAWFIGURE 3SUBJECT LANDSMap created by the Town of Aurora Planning and Building Services Department, 15/12/2022. Base data provided by York Region & the Town of Aurora.St John's SdrdWellington St EVandorf SdrdHenderson DriveWellington St W404404Leslie StYonge StBathurst StBayview AveBloomington Rd090180MetresAPPLICANT: 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_Dec_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 57 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, 15/12/2022. Data provided by miCAD Inc.Document Path: J:\data\data\Planning Maps\Highfair Investments Inc (ZBA-2021-06, SUB-2021-02; Archerhill)\Report_Dec_2022\Figure_4_Proposed_Plan_of_Subdivision.mxdPage 13 of 57 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, 15/12/2022. Data provided by Highfair Aurora.Document Path: J:\data\data\Planning Maps\Highfair Investments Inc (ZBA-2021-06, SUB-2021-02; Archerhill)\Report_Dec_2022\Figure_5_Proposed_Landscape_Master_Plan.mxdPage 14 of 57 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 SideroadBayviewAvenueCrossingBridgePlaceDan b rookC o u rtMonkmanCourtColyt o nCou rtEngelhardDriveCarisbrooke Circle RickardStreetL o n gthorpeCourtFurbacher LaneRoy Benjamin CourtMonkmanCourtStonecliffeCrescentCarisbrookeCircleVinesPlaceEPEPR3-XXR3-XXR4R4-X1R4-X2R4-X2R4-X2O1PROPOSED ZONINGFIGURE 6SUBJECT LANDSMap created by the Town of Aurora Planning and Building Services Department, 15/12/2022. Base data provided by York Region & the Town of Aurora.St John's SdrdWellington St EVandorf SdrdHenderson DriveWellington St W404404Leslie 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_Dec_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 57 1 Town of Aurora Council Public Planning Meeting Minutes Date: Time: Location: Tuesday, June 14, 2022 7 p.m. Council Chambers, Aurora Town Hall Council Members: Mayor Tom Mrakas (Chair) Councillor Harold Kim (arrived 7:17 p.m.) Councillor Wendy Gaertner* Councillor Sandra Humfryes (arrived 7:20 p.m.) Councillor Michael Thompson Councillor John Gallo Members Absent: Councillor Rachel Gilliland Other Attendees: Marco Ramunno, Director of Planning and Development Services Sean Lapenna, Planner Rosanna Punit, Planner Michael de Rond, Town Clerk Linda Bottos, Council/Committee Coordinator *Attended electronically _____________________________________________________________________ 1.Call to Order The Mayor called the meeting to order at 7 p.m. Council consented to recess the meeting at 9:04 p.m. and reconvened the meeting at 9:14 p.m. Council consented to extend the hour past 10:30 p.m. 2.Land Acknowledgement Mayor Mrakas acknowledged that the meeting took place on the Anishinaabe lands, the traditional and Treaty #20 territories of the Chippewas of Georgina APPENDIX ‘A’ – June 14, 2022 Public Planning Meeting Minutes Page 16 of 57 2 Island, recognizing the many other Nations whose presence here continues to this day and that Aurora has shared responsibility for the stewardship of this land. It was noted that Aurora is part of the treaty lands of the Mississaugas of the Credit, recognized through Treaty #13 and the Williams Treaties of 1923. 3.Approval of the Agenda Moved by Councillor Thompson Seconded by Councillor Gallo That the agenda as circulated by Legislative Services be approved. Yeas (4): Mayor Mrakas, Councillor Gaertner, Councillor Thompson, and Councillor Gallo Absent (3): Councillor Kim, Councillor Humfryes, and Councillor Gilliland Carried (4 to 0) 4.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. 5.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. 5.1 PDS22-083 - 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 and SUB-2021-02 Planning Staff Sean Lapenna, Planner, presented an overview of the staff report regarding the Zoning By-law Amendment and Draft Plan of Subdivision applications, noting the applicant proposes to develop the subject lands to accommodate 145 single-detached dwellings, public streets and open space blocks, and 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 APPENDIX ‘A’ – June 14, 2022 Public Planning Meeting Minutes Page 17 of 57 3 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. Applicant/Agent Angela Sciberras, Principal, Macaulay Shiomi Howson Ltd., noted she was accompanied by representatives of Highfair Investments Inc. (Treasure Hill Homes), and Sarah Kurtz, Senior Engineer, SCS Consulting Group Ltd. to answer engineering questions. Ms. Sciberras presented an overview of the proposed development including project timeline, policy context, built form and neighbourhood character, key issues raised by community, revised draft plan of subdivision, proposed zoning, density comparison, landscape master plan, conceptual elevations, key items, and next steps. Public Comments Aurora residents, including J-P Bernier, Colin Deschamps, Paul Frisk, Frank Giorgio, John Green, Sabrina Greupner, Tim Jones, Stephane Perron, Klaus Wehrenberg, and Keith Wilson, expressed the following comments: Concerns regarding: Density too high, unsustainable Incompatibility with area character, form and density Traffic flow and congestion Single access point on Vandorf Sideroad Traffic studies done during COVID-19 pandemic not realistic Emergency services access Window for review of application is too short for the public Environmental impacts of green space being removed and effect on aquifer currently exposed to environment Loss of nearby neighbourhood Lack of consultation with area residents Removal of mature trees (to be replaced with shrubs) Lack of respect for the Oak Ridges Moraine No plan for outflow of traffic from proposed subdivision Proximity of site access to intersection at Bayview Avenue and Vandorf Sideroad Lack of adequate public park space Stormwater runoff APPENDIX ‘A’ – June 14, 2022 Public Planning Meeting Minutes Page 18 of 57 4 Proposal does not meet landform policies Existing watercourse, woodlands, buffer protection of 30 meters Wastewater, pumping; possible maintenance issues for homeowners and Town re proposed individual water pumps and sanitary sewer main with pumping station Environmental impacts, intrusion into natural areas to west, loss of green space Suggestions regarding: Reduce the number of homes, increase lot sizes Main access should be on Bayview Avenue, with emergency access on Vandorf Sideroad Opportunity for public/charitable organizations to survey existing homes for reusable components prior to destruction Need additional access on Bayview Avenue or Vandorf Sideroad Should have full access onto Bayview Avenue Need compromise between developer and community Urge developer to consult with surrounding area homeowners Possibility of protected species on site should be investigated Buffers and setbacks should be maximum in relation to added light impact on existing wildlife Cluster residential units to accommodate higher density, more green space, more affordable units, and trail access away from regional roads Apply Green Development Standards, such as solar panels on roofs of all homes Require establishment of a local commercial area to satisfy some shopping needs, to minimize number of vehicle trips Accommodate non-vehicular traffic by establishing direct connections from the proposed subdivision to safe walking and cycling routes Questions regarding: Compensation/management plan for multiple years of major disruption including construction vehicle parking, noise and inconvenience Plan with specific environmental steps to address protection of existing flora and fauna, water runoff, reflected heat from shingles Location of real green space APPENDIX ‘A’ – June 14, 2022 Public Planning Meeting Minutes Page 19 of 57 5 Water line to supply water to new development (Falconwood Estates water pressure already low) Ensured safety of trail system access across Vandorf Sideroad Possible reimbursement of premiums paid for lots overlooking green space and estate lots Possible need for stormwater management pond instead of houses to manage and mitigate severe water damage Bayview/Vandorf streetscapes should be similar treatment as other local corners, e.g., fencing Sufficient hydro capacity for proposed subdivision OPA 34 boundary includes Monkman Court; why not Archerhill Court Enforcement of the Town's Green Development Standards Planning Staff Staff addressed the concerns regarding density, traffic, environmental impact, groundwater impact, review of background studies and reports (including traffic, environmental impact, and hydrogeological), functional servicing plan and storm servicing, water pressure, trees, environmental protection area, emergency services, existing hydro capacity, stormwater runoff and engineering standards, OPA 34 boundaries, and compliance with the Town's Green Development Standards. Applicant/Agent The Applicant/Agent addressed the concerns regarding trail connections and a possible second site access on Bayview Avenue. Moved by Councillor Humfryes Seconded by Councillor Thompson 1.That Report No. PDS22-083 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 Public Planning meeting. Yeas (6): Mayor Mrakas, Councillor Kim, Councillor Gaertner, Councillor Humfryes, Councillor Thompson, and Councillor Gallo Absent (1): Councillor Gilliland Carried (6 to 0) APPENDIX ‘A’ – June 14, 2022 Public Planning Meeting Minutes Page 20 of 57 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Public Planning Meeting Report No. ZBA -202 1 -0 6 _______________________________________________________________________________________ Appendix B – Public Comments received at June 14, 2022 Public Meeting with responses from the Town. Public Concerns Response Density too high, unsustainable Since the Statutory Public Planning Meeting in June 2022, the applicant has revised the Draft Plan to decrease the total number of units from 145 to 139. Incompatibility with area character, form and density The Town’s Planning Department acknowledges this comment and will continue to review all latest submission materials. Any future recommendation report brought forward to council will include a section on compatibility with surrounding area. Traffic flow and congestion As outlined in the latest Public Planning Meeting report and through the revised draft plan, the proposed subdivision now includes a secondary access connecting to Bayview Avenue to the east which has been added specifically to address this concern. Single access point on Vandorf Sideroad The proposed subdivision now includes a secondary access connecting to Bayview Avenue to the east which has been added specifically to address the concern of having a singular vehicular access point from Vandorf Sideroad alone. Traffic Studies done during Covid-19 pandemic not realistic A revised Transportation Impact Study (dated September 2022) was submitted and reviewed by the Regional Municipality of York’s Transportation Planning and Sustainable Mobility Division as well as the Town’s Traffic Analyst and no concerns were raised by either Page 21 of 57 January 30, 2023 2 of 8 commenting body as it relates to dates/times of data collection used for analysis. Emergency Services Access In addition to the two access points now provided, Central York Fire Services (CYFS) has reviewed and commented on each submission of this application and have confirmed that they have no objections to either application. Window for review of application is too short for the public In response to this comment, a second statutory public planning meeting was scheduled after the initial June 2022 public planning meeting to allow residents additional time to review and comment. Environmental impacts of green space being removed and effect on aquifer currently exposed to environment Former and present versions of the draft plan have included nearly 8 acres of open space blocks to the west and east areas of the proposed subdivision which are proposed to be zoned Environmental Protection (EP) and as outlined on the draft plan, are intended to accommodate wetland, woodlot and buffer space. The LSRCA, York Region and Town Development Engineer who reviewed the submitted environmental studies have expressed no concerns as it relates to potential negative impacts to aquifers. Loss of nearby neighbourhood The proposed zoning by-law amendment and draft plan of subdivision applications do not extend beyond the borders of the existing Archer Hill subdivision. Lack of consultation with area residents Additional community information meetings took place between the developer/applicant and local residents in August & December 2022. Town Planning Staff were also in attendance for these meetings. Removal of mature trees (to be replaced with shrubs) Town Parks Staff will require as a draft plan condition to ensure any tree removal Page 22 of 57 January 30, 2023 3 of 8 will be completed in accordance with the Town’s Tree removal/Pruning & Compensation Policy Lack of respect for Oak Ridges Moraine Planning Staff acknowledges this comment and will continue to review all latest submission materials. Any future recommendation report brought forward to council will include a section addressing conformity with the Oak Ridges Moraine Conservation Plan. No plan for outflow of traffic from proposed subdivision In addition to the existing access from Vandorf Sideroad to the south, a new right- in/right-out secondary access connecting to Bayview Avenue has now been added to address this concern. Proximity of site access to intersection at Bayview Avenue and Vandorf Sideroad The site access from Vandorf Side road to the south has existed since at least 1988 and was approved as part of the original Archer Hill Court subdivision. The Town’s Traffic Analyst nor York Region has expressed any concern with proximity of this access point to the Bayview Avenue intersection to the east. Lack of adequate public park space A 0.458 ha (1.13 ac) park block has been included as part of the proposed future subdivision and is located in the south- west corner of the site. According to the latest Landscape Master Plan, the park block will include a playground, pickleball courts, shelter and seating Stormwater runoff Upon review of all latest engineering studies and plans included as part of the most recent submission, no concerns were raised from the Town’s commenting Development Engineer, the Regional Municipality of York or the Lake Simcoe Region Conservation Authority regarding stormwater runoff. Page 23 of 57 January 30, 2023 4 of 8 Proposal does not meet landform policies Planning Staff acknowledges this comment and will continue to review all latest submission materials. Any future recommendation report brought forward to council will include a section addressing conformity with all applicable landform policies. Existing watercourse, woodlands, buffer protection of 30 meters The latest version of the draft plan includes nearly 8 acres of open space blocks to the west and east areas of the proposed subdivision which are proposed to be zoned Environmental Protection (EP). These areas are intended to accommodate wetland, woodlot and buffer space. The engineering and environmental studies submitted support the overall lot and block pattern which again, includes designated open space buffers for woodlot and wetland space. Wastewater, pumping; possible maintenance issues for homeowners and Town regarding proposed individual water pumps and sanitary sewermain with pumping station The Town’s commenting Development Engineer confirmed that the sewers and watermain have capacity. As such, no servicing capacity issues have been identified to date. Environmental impacts, intrusion into natural areas to west, loss of green space The commenting agencies (LSRCA, York Region and Town Development Engineer) who have reviewed the submitted environmental studies have expressed no concerns as it relates to potential negative impacts in this regard. Green space is to be included in the nearly 8 acres of open space blocks proposed. Public Suggestions Response Reduce the number of homes, increase lot sizes Since the Statutory Public Planning Meeting in June 2022, the applicant has revised the Draft Plan to decrease the total number of lots from 145 to 139. Page 24 of 57 January 30, 2023 5 of 8 Main access should be on Bayview Avenue, with emergency access on Vandorf Sideroad An access point (right-in/right-out) has now been added along Bayview Avenue to the east. Through the review of the latest submission, no concerns were raised with the Vandorf Access point remaining in it’s present day location. Opportunity for public/charitable organizations to survey existing homes for reusable components prior to destruction Planning Staff have inquired about this with the applicant. Need additional access on Bayview Avenue or Vandorf Sideroad Secondary access to Bayview Avenue now provided. Vandorf Sideroad access to remain. Should have full access onto Bayview Avenue Additional access now provided to Bayview Avenue (right-in/right-out). Need compromise between developer and community The developer has responded to concerns raised by the community through their latest draft plan, which includes a reduction in residential lots as well as a secondary access connection to Bayview Avenue. Urge developer to consult with surrounding area homeowners Additional community information meetings took place between the developer/applicant and local residents in August & December 2022. Town Planning Staff were also in attendance for these meetings. Possibility of protected species on site should be investigated An Environmental Impact Study has been submitted and reviewed by The Town’s Development Engineer, the Regional Municipality of York and the Lake Simcoe Region Conservation Authority. Upon completion of this review, no concerns were raised regarding any negative impacts in this regard. Buffers and setbacks should be maximum in relation to added light impact on existing wildlife The latest draft plan has included nearly 8 acres of open space blocks to the west and east areas of the proposed subdivision which are proposed to be Page 25 of 57 January 30, 2023 6 of 8 zoned Environmental Protection (EP) and as outlined on the draft plan, are intended to accommodate wetland, woodlot and buffer space. Cluster residential units to accommodate higher density, more green space, more affordable units, and trail access away from regional roads. Planning Staff acknowledge this suggestion and note that the applicant has not requested an Official Plan Amendment in order to conform with all applicable Official Plan policies. Apply Green Development Standards, such as solar panels on roofs of all homes. A future Green Development Standards report will be a draft plan condition of subdivision approval. The owner will be required to demonstrate what green and sustainable features will be incorporated into this development. Require establishment of a local commercial area to satisfy some shopping needs, to minimize number of vehicle trips Planning staff are of the opinion that the commercial needs of this local area are already well serviced provided the existing commercial establishments located in close proximity to the north-east and north-west. Accommodate non-vehicular traffic by establishing direct connections from the proposed subdivision to safe walking and cycling routes Town Parks staff have included in their latest comments as well draft plan conditions that future trail connections into the Town’s adjacent open space lands be provided Public Questions Response Compensation/management plan for multiple years of major disruption including construction vehicle parking, noise and inconvenience A Construction Impact Mitigation Study would be required as a Draft Plan condition through the subdivision process in order to mitigate any impacts to surrounding property owners during construction. The applicant was notified of this through the pre-consultation process. Plan with specific environmental steps to address protection of existing flora and fauna, water runoff, reflected heat from shingles An Environmental Impact Study as well as an Environmental Site Assessment was previously submitted and reviewed by The Town’s Development Engineer, the Regional Municipality of York and the Lake Page 26 of 57 January 30, 2023 7 of 8 Simcoe Region Conservation Authority. Upon completion of this review, no concerns were raised regarding any negative impacts on flora and fauna or water runoff. Location of real green space Open Space Blocks as well as a Park Block has been included on the draft plan. Water line to supply water to new development (Falconwood Estates water pressure already low) The Town’s commenting Development Engineer confirmed that the sewers and watermain have capacity. As such, no servicing capacity issues have been identified to date. Ensured safety of trail system access across Vandorf Sideroad An Environmental Impact Statement has been submitted and reviewed by The Town’s Development Engineer, the Regional Municipality of York and the Lake Simcoe Region Conservation Authority. Upon completion of this review, no concerns were raised regarding any negative impacts on flora and fauna. Possible reimbursement of premiums paid for lots overlooking greenspace and estate lots This would be a matter between the land developer any purchaser. The Town is not party to purchase and sale agreements between private land developer and prospective home buyers. Possible need for stormwater management pond instead of houses to manage and mitigate severe water damage The environmental and engineering studies provided as part of a complete application did not identify the need for the inclusion of a stormwater management pond, as a necessary requirement to manage and mitigate potential water damage. The latest stormwater management report also includes Low Impact Development (LID) measures to facilitate appropriate stormwater drainage. Approval of a final stormwater management report by the Town will be required prior to execution of the associated subdivision agreement. Bayview/Vandorf streetscapes should be similar treatment as other local corners, e.g., fencing The submission of an Architectural Control Report will be a condition of subdivision approval, where staff will evaluate matters such as these. Page 27 of 57 January 30, 2023 8 of 8 Sufficient hydro capacity for proposed subdivision Hydro One has been circulated on each submission and has expressed no objection to this proposal. In addition to this, Alectra Utilities has also confirmed they have no objections to the approval of these applications, subject to their requirements being met. OPA 34 boundary includes Monkman Court; why not Archerhill Court As per Schedule ‘A’ of the Town’s Official Plan, OPA 34 does not apply to any lands north of Vandorf Sideroad. Archerhill Court is located north of Vandorf Sideroad so therefore, was not included. Archerhill Court is not part of OPA 34 and from an Official Plan policy standpoint, is designated ‘Stable Neighbourhoods’. Enforcement of the Town's Green Development Standards A future Green Development Standards report will be a draft plan condition of subdivision approval. The owner will be required to demonstrate what green and sustainable features will be incorporated into this development. Page 28 of 57 Public Planning MeetingAApplication: Zoning By-law Amendment File Number: ZBA-2021-06Applicant: Highfair Investments Inc.Location: 5 – 70 Archerhill Court Date: January 30, 2023Page 29 of 57 Public Planning Meeting – January 30, 2023Location Map Page 30 of 57 Public Planning Meeting – January 30, 2023Existing Official PlanPage 31 of 57 Public Planning Meeting – January 30, 2023Existing Zoning By-law 6000-17, as amendedCCurrently zoned as Estate Residential (ER)Page 32 of 57 Public Planning Meeting – January 30, 2023Plan of Subdivision from June 2022 Public Meeting Comments received from the Public:•Density is too high•Incompatibility with area character•Concern for traffic flow and congestion -single access point on Vandorf Sideroad•Lack of consultation with area residents•Removal of mature trees•Lack of adequate public park space.Page 33 of 57 Public Planning Meeting – January 30, 2023Revised Draft Plan of Subdivision RRevisionsinclude:•Reduction of lots from 145 to 139 (singles)•Secondary vehicular access (right in and right out) on Bayview Avenue•Park block increased from 0.138 ha (0.34 ac) to 0.458 ha (1.13 ac);•Relocated Park block to front onto VandorfSideroad.Page 34 of 57 Public Planning Meeting – January 30, 2023Proposed Zoning By-law PProposedZoning•New site specific R3 and R4 residential exception zones (R3-XX, R4-X1 and R4-X2)•R4 Residential zone (R4)•Environmental Protection zone (EP)•Public Open Space Zone (O1)Page 35 of 57 Public Planning Meeting – January 30, 2023Next StepsNext Steps in the Planning process•Continue to review the submission and providefeedback to the applicant.•Address feedback received from the Public andCouncil at the Public Planning Meeting.•When appropriate, a staff recommendation reportfor Council’s consideration will be discussed at afuture General Committee (GC) meeting.•Notice of the future GC meeting will be provided toall Interested PartiesPage 36 of 57 Thank you Page 37 of 57 PUBLIC MEETINGJANUARY 30, 2023Zoning By-law Amendment & Draft Plan of Subdivision: File No.: ZBA-2021-03 & SUB-2021-02Treasure Hill HomesHighfair Investments Inc.5 – 70 Archerhill Court (Inclusive)Page 38 of 57 Subject Site –5 to 70 Archerhill CourtJanuary 30, 2023Page 39 of 57 Area ContextJanuary 30, 2023Page 40 of 57 APPLICATION SUBMITTED AND CIRCULATED FOR COMMENTSCOMMUNITY INFORMATION MEETINGSTATUTORY PUBLIC MEETINGAPPLICATION RESUBMISSIONSTAFF RECOMMENDATION REPORT TO COUNCILAUG – DEC 2021JANUARY 20, 2022WE ARE HEREPUBLIC CONSULTATION #1PUBLIC CONSULTATION #2Project TimelineJUNE 14,2022APPLICATION RESUBMISSIONMARCH2022January 30, 2023ONGOING CONSULTATIONRESIDENT COMMITTEE SECOND PUBLIC MEETINGSEPTEMBER2022JANUARY 30,2023PUBLIC CONSULTATION #3Page 41 of 57 Original Submitted Draft Plan of SubdivisionJanuary 30, 2023Page 42 of 57 Statutory & Resident Meetings: What We HeardKey Issues raised:•Traffic•need for 2ndaccess onto Bayview Avenue•Improvements to Vandorf/Archerhill intersection•Lack of parks•Density and compatibility with surroundingsubdivisionsJanuary 30, 2023Page 43 of 57 What We Heard: Response•Traffic•2ndright-in/right-out access onto Bayview Avenue•Exclusive left turn lanes Vandorf/Archerhill intersection•Park•Various locations considered•Confirmation of park along Vandorf frontage, west ofArcherhill•Meets Town requirements & provides additional activities•Provides buffer along Vandorf•Provides direct linkage to existing open space system•Increased pedestrian connectivityJanuary 30, 2023Page 44 of 57 What We Heard: Response•Density and compatibility with surroundingsubdivisions•Low density, Single detached dwellings in keeping withsurround area•Meets all provincial initiatives•Complies with Region of York OP•Complies with Town OPJanuary 30, 2023Page 45 of 57 Conceptual ElevationsFOR DISCUSSIONPURPOSES ONLYJanuary 30 2023Page 46 of 57 Revised Draft Plan of SubdivisionJanuary 24, 2023Page 47 of 57 Landscape PlanJanuary 30, 2023Page 48 of 57 Access ImprovementsJanuary 30, 2023Page 49 of 57 Proposed ZoningƒProposed lots are to be rezoned:ƒDetached, Third DensityResidential (R3)ƒDetached, Fourth DensityResidential (R4)ƒSite Specific Zoning Standardsregarding setbacksƒPark Block (O1)ƒEnvironmental features to be zoned“Environmental Protection (EP)” andto be conveyed to the TownJanuary 30, 2023Page 50 of 57 Key Take-Aways•Compliance with Provincial, Regional & Town policies•Wetlands to be protected•8 acres +/- of open space lands to be conveyed fromprivate ownership to public ownership•Provision of Natural Heritage feature buffers (30 m forwetland, 10 m for woodland)•Tree Compensation and enhancement of natural areas•New right-in/right-out Bayview Avenue access•Exclusive left turn lanes from Vandorf SideroadJanuary 30, 2023Page 51 of 57 Key Take-Aways: continued•Removal of lots from private septic system•Provision of active parkland•Provision of pedestrian connectivity•Sidewalks (internal, Bayview, Vandorf)•Park•Walkway to north•Provision for Multi-Use Path along Vandorf Road•All departmental and agency comments addressed;conditions of draft approval will be addressed atdetailed design stagePage 52 of 57 Next Steps•Comprehensive resubmission•Staff Recommendation Report to Council with:•Zoning By-law amendment•Conditions of Draft Approval for Plan of SubdivisionJanuary 30, 2023Page 53 of 57 Questions?Page 54 of 57 Access Improvement Detail -VandorfJanuary 24, 2023Page 55 of 57 Access Improvement Detail - BayviewJanuary 24, 2023Page 56 of 57 The Corporation of The Town of Aurora By-law Number XXXX-23 Being a By-law to confirm actions by Council resulting from a Council Public Planning meeting on January 30, 2023. The Council of the Corporation of The Town of Aurora hereby enacts as follows: 1. That the actions by Council at its Council Public Planning meeting held on January 30, 2023, 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 30th day of January, 2023. Tom Mrakas, Mayor Jaclyn Grossi, Deputy Town Clerk Page 57 of 57