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AGENDA - Public Planning - 20230214Town of Aurora Council Public Planning Meeting Revised Agenda Date:Tuesday, February 14, 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 Note: Additional items are marked with an asterisk (*). 2.Land Acknowledgement 3.Approval of the Agenda 4.Declarations of Pecuniary Interest and General Nature Thereof 5.Planning Applications 5.1 PDS23-015 - Zoning By-law Amendment Application, SmartCentres REIT (Aurora 14700 Yonge) Limited Partnership X and Calloway Real Estate Investment Trust Inc., 14700 and 14720-14760 Yonge Street 1 Con 1, Pt Lots 76 and 77, Plan RS65R18443, File Number: ZBA-2021-04, Related File Number: SP-2021-09 That Report No. PDS23-015 be received; and1. That the comments presented at the Public Planning meeting be addressed by Planning and Development Services in a report to a future General Committee meeting. 2. *5.1.1 Staff Presentation 21 *5.1.2 Applicant Presentation 30 6.Confirming By-law 6.1 By-law No. XXXX-23 Being a By-law to confirm actions by Council 62 resulting from a Council Public Planning meeting on February 14, 2023 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 -015 Subject: Zoning By-law Amendment Application SmartCentres REIT (Aurora 14700 Yonge) Limited Partnership X and Calloway Real Estate Investment Trust Inc. 14700 and 14720-14760 Yonge Street Con 1, Pt Lots 76 & 77, Plan RS65R18443 File Number: ZBA-2021-04 Related File Number: SP-2021-09 Prepared by: Adam Robb, MPL, MCIP, RPP, CAHP, Senior Planner Department: Planning and Development Services Date: February 14, 2023 Recommendation 1. That Report No. PDS23-015 be received; and 2. That the comments presented at the Public Planning Meeting be addressed by Planning and Development Services in a report to a future General Committee Meeting. Executive Summary The purpose of this report is to provide background information and receive feedback from Council and members of the public regarding the subject application. No decision on the application is being made at this time. The following is a summary of the proposal:  The site is located at the southwest corner of Yonge Street and Murray Drive within the Aurora Promenade area and is comprised of two land parcels with a total combined land area of approximately 5 hectares (12.5 acres).  The subject Zoning By-law Amendment application applies to both parcels and proposes to re-zone the subject lands from the existing “Community Commercial C4 (514) Exception Zone” (14700 Yonge Street lands) and “Community Page 1 of 62 February 14, 2023 2 of 14 Report No. PDS23-015 Commercial C4 (221) Exception Zone” (14720-14760 Yonge Street lands) to a uniform “Mixed Residential Commercial C6 (XXX) Exception Zone” across the whole site area to facilitate the future development.  The subject Site Plan application is for the development of Phase 1 only. Phase 2 is not part of this site plan application and will require future site plan approval. A breakdown of the Phases and the proposed 900 total units and over 2,400 square metres of retail GFA is as follows: Phase 1 14700 Yonge Street (Southern portion of the site – vacant Canadian Tire)  Two 7-storey apartments along Yonge Street (264 units)  One 6-storey apartment internal to the site (200 units)  2 rows/segments of townhouse units (each row contains 8 units for a total of 16 units) along the westerly lot line  Total of 480 units  Over 600 square metres or retail GFA  Site Plan application submitted as file SP-2021-09 Phase 2 14720-14760 Yonge Street (Northern portion of the site)  One 7-storey apartment along Yonge Street (242 units)  One 6-storey apartment internal to the site (170 units)  1 row of townhouse units (8 units) along the westerly lot line  Total of 420 units  Approximately 1,800 square metres of retail GFA  No site plan application yet received Background Application History An initial pre-consultation meeting was held between staff and the applicant in May 2021. The Zoning By-law Amendment application and related Site Plan application for Phase 1 were then submitted concurrently to the Town on July 19, 2021. Town staff declared the subject application complete on August 18, 2021, and the applications Page 2 of 62 February 14, 2023 3 of 14 Report No. PDS23-015 were then circulated for review and comment by internal departments and external agencies. Location / Land Use The subject lands are approximately 5 hectares (12.5 acres) in total size and are currently occupied by four 1-storey commercial buildings. The subject lands are located at the southwest corner of Murray Drive and Yonge Street, known as the SmartCentres Aurora Shopping Mall, and consist of: 1) 14700 Yonge Street - which is the vacant standalone commercial unit and surface parking area (former Canadian Tire retail location) that is located at the southern portion of the site; and 2) 14720-14760 Yonge Street - which is the existing three-building commercial plaza at the northern portion of the site directly south of Murray Drive (which includes the Scotiabank, State and Main, and former Winners retail use). Surrounding Land Uses The surrounding land uses are as follows: North: Immediately north of the subject lands is Murray Drive, which is identified as a Major Collector Road in the Town of Aurora Official Plan. Further north is a commercial plaza, known as the Aurora Shopping Centre. South: Immediately south of the subject lands are low-rise residential uses, an existing open space area, and a range of commercial uses within the Aurora Village Plaza. East: Immediately east of the subject lands is Yonge Street, which is identified as an Arterial Road in the Town of Aurora Official Plan. Across Yonge Street is the Aurora War Memorial Peace Park, as well as a range of other commercial uses. West: Immediately west of the subject lands is a townhouse development complex, 3- storeys in height, located along Mosaics Avenue. Further west is additional residential. 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 Page 3 of 62 February 14, 2023 4 of 14 Report No. PDS23-015 interest. These policies support the development of strong communities through the promotion of efficient land use and development patterns. The subject applications and proposed development supports the matters of Provincial interest by efficiently using land and contributing to the supply of housing by developing currently underutilized lands. The proposed development will also contribute to a mix and range of uses and unit sizes while directing growth to within the settlement area as part of building a complete community with services and access to existing transit. The Growth Plan for the Greater Golden Horseshoe is a guiding document for growth management within the Greater Golden Horseshoe (GGH) area to 2051. The Growth Plan provides a framework which guides decisions on how land will be planned, designated, zoned and designed. The proposed development assists the Town with achieving its Growth Plan population, density and intensification targets. The southern extent of the subject lands are located within the Oak Ridges Moraine Area of the Greenbelt Plan and recognized as ‘Settlement Area’ - appropriate for development. The Settlement Area is intended as a location to concentrate urban growth and promote the efficient use of land, which the subject proposal supports. Classified as major development, the proposal has also been supported by a Functional Servicing and Stormwater Management Report that has been prepared in accordance with the policies of the Oak Ridges Moraine Conservation Plan. The Lake Simcoe Protection Plan is a Provincial document that provides policies which address aquatic life, water quality, water quantity, shorelines and natural heritage. The subject lands are located within a Recharge Management Area (WHPA Q1 and Q2) and as such the necessary Hydrogeological Analysis, Functional Servicing and Stormwater Management Reports have been prepared in support of the application. York Region Official Plan (YROP) The subject lands are designated as Urban Area within the YROP. Urban Areas are planned to accommodate a significant portion of growth for the Region through intensification with a focus on the Region’s Centres and Corridors. Regional Corridors are to serve as the primary locations for the most intensive and greatest mix of development, promoting an urban form and design that is compact, mixed-use, cyclist and pedestrian friendly and transit supportive. The subject applications support the policies of the YROP. Page 4 of 62 February 14, 2023 5 of 14 Report No. PDS23-015 Town of Aurora Official Plan The Town of Aurora Official Plan identifies the subject lands within the Aurora Promenade Secondary Plan area. The Aurora Promenade area consists of the Yonge Street and Wellington Street Corridors, as well as the GO Rail Station, all of which have been identified as strategic areas planned to accommodate new growth through intensification. As the broader downtown area of Aurora, the site is expected to evolve and grow as an inviting urban area. Buildings and sites within the Aurora Promenade are encouraged to accommodate an array of uses and focus on high quality design that enhances the streetscape. The proposed applications assist the site in developing into a vibrant, pedestrian-oriented, mixed-use area in line with the intent of the Town’s Official Plan and Aurora Promenade Secondary Plan. Schedule B2 of the Town’s Official Plan relating to building heights also enables a maximum building height of 6-storeys (5+1) for the western half of the subject property, and 7-storeys (5+2) for the eastern half, which the proposal is consistent with. Zoning By-law 6000-17, as amended The northern Phase 2 portion of the subject lands is currently zoned Community Commercial C4 (221) Exception Zone and the southern Phase 1 portion is currently zoned Community Commercial C4 (514) Exception Zone. These Community Commercial Zone Exceptions permit a variety of commercial uses including retail stores, financial institutions and restaurants. The main exception is that the northern Phase 2 parcel does not permit drive-through restaurants. Residential uses are currently not permitted under either zone, which has necessitated the requirement for a rezoning. A table is also featured further in this report to illustrate the changes between the existing and proposed zoning. Reports and Studies The Applicant submitted the following documents as part of a complete application: Document Report Author / Consultant Survey Krcmar Surveyors Ltd. Site Plan, Floor Plans, Elevations and Shadow Study Diamond Schmitt Architects Page 5 of 62 February 14, 2023 6 of 14 Report No. PDS23-015 Document Report Author / Consultant Civil Engineering including Gradings and Servicing Plans WSP Landscape, Streetscape and Lighting Plans NAK Design Preliminary Geotechnical Investigation EXP Preliminary Hydrogeological Investigation EXP Phase One ESA EXP Functional Servicing Report WSP Stormwater Management Report WSP Transportation Noise Assessment Gradient Wind Engineering Transportation Impact Study WSP Planning Justification Report MHBC Planning Urban Design Brief MHBC Planning Green Development and Design Standards Report MHBC Planning Proposed Applications Zoning By-law Amendment Application The Proposed Zoning By-law Amendment would apply to the entire site area and facilitate a mixed-use development accommodating 900 residential units and over 2,400 square metres of retail GFA at full build out of the site As shown in the attached Figures, the Applicant proposes to re-zone the subject lands from the existing “Community Commercial C4 (514) Exception Zone” (14700 Yonge Page 6 of 62 February 14, 2023 7 of 14 Report No. PDS23-015 Street lands) and “Community Commercial C4 (221) Exception Zone” (14720-14760 Yonge Street lands) to a uniform “Mixed Residential Commercial C6 (XXX) Exception Zone” across the whole site area. The Zoning By-law Amendment is required in order to permit residential units as part of the higher density intensification and mixed-use infill development of the currently exclusively commercial site area. As mentioned prior, 900 residential units would be added between three 7-storey apartment buildings along Yonge Street, two 6-storey apartment buildings internal to the site, and then 24 townhouse units at the furthest west property boundary. The apartment buildings would be mixed-use and also accommodate over 2,400 square metres of retail GFA. The proposed development also emphasizes high quality landscaping with an Urban Square Linear Park component. The following is a table outlining the differences between the current zoning requirements with the proposed application: Current C4 Zone Requirements Proposed C6 Exception Zone for the entire site area 14700 Yonge Street C4 (514) 14720-14760 Yonge Street C4 (221) Permitted Uses art gallery, clinic, club, drive-thru facility, dry- cleaning establishment, financial institution, fitness centre, garden centre, office, pet services, personal service shop, place of entertainment, restaurant, retail store, veterinarian clinic animal hospitals, financial institutions, offices, clinics, restaurants excluding drive-thru restaurants, clubs, commercial schools, day care centres, dry cleaner's distribution depots, drive thru facilities excluding drive-thru restaurants, gymnasiums, fitness centre, laundromat, public authority, service shops, personal service shops, places of Generally similar to current zoning except for residential dwelling and associated permissions: Animal hospitals, apartment dwelling units at grade and above, club, commercial school, communal housing, garden centre, hotel, institutional uses, live-work units, parks, parking facilities at grade or in a structure, service shop, place of entertainment, public and private utilities, public authority, specialty food store, restaurants, pet Page 7 of 62 February 14, 2023 8 of 14 Report No. PDS23-015 Current C4 Zone Requirements Proposed C6 Exception Zone for the entire site area 14700 Yonge Street C4 (514) 14720-14760 Yonge Street C4 (221) entertainment, excluding cinemas, places of worship, retail stores, specialty food stores services, retail services, temporary sales trailer or office, tourist information centre, townhouse dwelling units at grade and above, urban squares Lot Area (minimum) 28,000 square metres 18,000 square metres As the two parcels are combined, the lot area in the zoning is now 46,000 square metres Siting Details (minimum setbacks) South property line to main building -17 metres North property line - 8.5 metres West property line – 6 metres East property line – 11.5 metres Individual siting specifications for each building – generally 9 metres from Murray Drive, 8.6 metres from Yonge Street and 10.5 metres from the westerly lot line and 7 metres from the southerly lot line Front lot line shall now be Murray Drive and exterior side lot shall be Yonge Street. Front yard – 6 metres Rear yard – 7 metres Interior side yard – 7 metres Exterior side yard – 6 metres, 3 metres to a daylight triangle Lot Frontage (minimum) 130 metres 90 metres Due to the front lot line now being Murray Drive: 170 metres Page 8 of 62 February 14, 2023 9 of 14 Report No. PDS23-015 Current C4 Zone Requirements Proposed C6 Exception Zone for the entire site area 14700 Yonge Street C4 (514) 14720-14760 Yonge Street C4 (221) Parking Shopping Centre with GFA less than 28,000 square metres – 4.5 spaces per 100 square metres 5.5 spaces per 100 square metres of commercial floor area As a higher density development, reduced parking specifically for the commercial component is contemplated in order to optimize the site: 1 parking space per dwelling unit of which a min. 20% of spaces provided shall be set aside for visitor parking. 3.5 spaces per 100 square metres of commercial floor area, which may be shared with required visitor parking Lot Coverage (max) 35% 35% 90% Height (max) 10 metres 10 metres In line with the Aurora Promenade Plan: Eastern half of property fronting Yonge Street is to be 7 Storeys or 25.5 metres Western half of property to be 6 storeys or 22 metres Note: Final zoning performance standards will also still be evaluated by staff in detail prior to the implementing Zoning By-law Amendment being brought forward to Council for enactment. Page 9 of 62 February 14, 2023 10 of 14 Report No. PDS23-015 Site Plan Application The Site Plan application only applies to the development of Phase 1 As described previously and illustrated in the attached Figures, the proposed site plan (SP-2021-09) applies to the Phase 1 southern portion of the overall site. The proposed phasing of the site prioritizes the development of the southern portion of the subject lands first as these lands are currently unoccupied by a tenant (former Canadian Tire site). The plan proposes two 7-storey apartment buildings fronting Yonge Street, as well as an interior 6-storey apartment building and 3-storey townhouses furthest to the west. The site plan includes 464 apartment units between the mid-rise apartment buildings as well as 16 townhouse units and over 600 square metres of retail GFA. Additionally, the plan features extensive landscaped area along the north boundary of the Phase 1 and the future Phase 2 lands, which allows for preservation of sightlines and vistas to the Aurora War Memorial Peace Park across Yonge Street. Analysis Department / Agency Comments The proposed applications were circulated to all internal and external agencies for review, and comments are to be addressed by the Applicant before a recommendation report is brought forward to Council for consideration The following is a general summary of comments that were presented back to the Applicant, and any technical matters will be resolved prior to the final implementing Zoning By-law Amendment being presented to Council for a decision. Note that some comments below pertain to the related site plan application, which can also be resolved as part of the subsequent site plan approval process.  Traffic/Parking/Access – Staff note that final confirmation of parking supply, parking space dimensions, aisle widths and loading space requirements are to be reviewed and satisfied. Staff noted concerns with bicycle parking which the Applicant has addressed, and the maneuvering of trucks and service vehicles was also accounted for. The Applicant is intending on achieving optimal utilization of the available space by designing the parking layout using altered space dimensions, which will be further reviewed. Page 10 of 62 February 14, 2023 11 of 14 Report No. PDS23-015  Urban Design and Block Planning – Staff commented on the need to ensure a comprehensive block plan for the area to ensure efficient mobility, functionality, and efficiency of the area overall. The Applicant updated their Urban Design Brief to include an evaluation of the block context in greater detail. Further consideration was also had for the inclusion of public art, and a 580 square metre Urban Square component was added at the end of the linear park close to Yonge Street, bringing the total park area to approximately 2,800 square metres.  Development Engineering and Servicing – Staff noted the need for a noise and vibration report, salt mitigation report, and construction management plan. Staff also noted the need to ensure appropriate servicing and downstream sanitary sewer analysis, with civil engineering drawings and sewer capacity models to be updated. The Applicant confirmed that the retaining wall on the westerly side is owned and maintained by SmartCentres.  Cultural Heritage – The open space and tree canopy area was reviewed to ensure an appropriate sightline to the Aurora War Memorial Peace Park is maintained.  Lake Simcoe Region Conservation Authority – The LSRCA provided comments on engineering and hydrogeology, with the Applicant confirming that the proposed development’s overall site imperviousness and runoff coefficient for both Phases appear less than under the current pre-development conditions. New infiltration facilities are proposed for the development, and a Hydrogeological investigation was provided.  York Region – York Region has no comments related to the Zoning By-law Amendment, with specific engineering and environmental services comments in line with the comments mentioned above, pertaining to the Site Plan component specifically. Public Comments A Community Information Meeting regarding the subject application was hosted by the applicant on January 26, 2023, to provide an opportunity for public dialogue and comment. Comments received from the public include concern for traffic and parking, a desire to see adequate commercial space to replace what is existing, the need for affordable housing units including opportunities for rental tenure, assurances of sustainable building design, and a desire for more on-site amenity space such as playgrounds. Additionally, comments were provided regarding noise, vibration and construction management, which will be addressed by the applicant prior to any construction occurring. Page 11 of 62 February 14, 2023 12 of 14 Report No. PDS23-015 The application will continue to be reviewed to ensure public comments are addressed, and further, any additional comments received from the public and through this Public Planning Meeting will be reflected in the final recommendation report to Council prior to making a decision on the application. Additional Public Planning Meetings can also be held as required prior to Council’s ultimate approval. Advisory Committee Review Not applicable. 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 in 2021 and therefore, the applicant may appeal to the OLT at any time. Financial Implications There are no financial implications arising from this report. Communications Considerations Notice of the Public Planning Meeting respecting the subject application was published in the local newspapers with at least 20 days notice. In addition, the notices were given by mail to all addressed property Owners within a minimum of 120 metres (393 feet) of the subject lands, and a sign was posted on the property. Public Meeting notification has been provided in accordance with the Planning Act. Site plan applications submitted under Section 41 of the Planning Act do not require public notification. The Planning Application Status is available on the Town’s website and is reported to Council and updated quarterly. This Public Planning Meeting is a statutory requirement of the subject Zoning By-law Amendment application specifically. Climate Change Considerations The proposal may generate an increase in greenhouse gas (GHG) emissions because it is a new infill development application. However, the applicant is applying several Page 12 of 62 February 14, 2023 13 of 14 Report No. PDS23-015 design elements that will mitigate this impact, including landscaping, water re-use within the building systems, electric vehicle charging, and the use of energy efficient appliances. The applicant has also prepared a Green Development and Design Report as part of their application, with the above noted strategies to be implemented as part of the development process. The proposal and design itself also prioritize alternative transportation methods including walking, cycling and public transportation access. The project overall supports the objectives from the Community Energy Plan, and Section 5 of the Town’s Official Plan pertaining to Building a Greener Community. Link to Strategic Plan The subject application supports the Strategic Plan goal of Supporting an exceptional quality of life for all through its accomplishment in satisfying requirements in the following key objectives: Strengthening the fabric of our community: Through the addition of 900 residential units, housing is provided in accordance with the Collaborate with the development community to ensure future growth includes housing opportunities for everyone action item. Strengthening the fabric of our community: Through the approval of an infill residential development, the Work with the development community to meet intensification targets to 2051 as identified in the Town’s Official Plan action item is realized. Promoting economic opportunities that facilitate the growth of Aurora as a desirable place to do business: By rezoning the subject lands to permit a mix of uses, this will help develop plans to attract businesses that provide employment opportunities for our residents. Alternative(s) to the Recommendation 1. That comments presented at the Public Planning Meeting be addressed by Planning and Development Services in a report to a future Public Planning Meeting. Conclusions Staff continue to review the subject application having consideration for the above noted matters, as well as the feedback that is to be received from Council and the public at the Public Planning Meeting. A final report with recommendations will be presented to Council for consideration at a future General Committee Meeting. Page 13 of 62 February 14, 2023 14 of 14 Report No. PDS23-015 Attachments Figure 1 – Location Map Figure 2 – Existing Official Plan Designation Figure 3 – Existing Zoning By-Law Figure 4 – Proposed Zoning By-law Figure 5 – Proposed Site Plan Figure 6 – Conceptual Rendering Previous Reports There are no previous reports for the subject application. Pre-submission Review Agenda Management Team review on January 26, 2023 Approvals Approved by Marco Ramunno, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 14 of 62 MurrayDriv 5348525456581724 Jones Court Wiles Court Mosaics Avenue e DavisRoad Edward Street D avis R o a d Murray Drive Yonge Street 265 14659 16 2 51 55 57 59 61 60 1 3 5 7 9 11 13 15 17 19 21 23 25 27 29 31 33 35 37 39 43 2 4 6 8 10 12 1 8 6 4 2 18 20 22 24 14720 14700 2 15 6 44 42 40 38 36 22 24 28 32 40 38 42 46 14721 14720 14760 14740 St John's Sdrd Wellington St E Vandorf Sdrd Henderson Drive ^ Wellington St W UV404 UV404 LeslieSt Yonge St Bathurst St Bayview Ave Bloomington Rd LOCATION MAP ¯ FIGURE 1 0 50 100 Meters APPLICANT: SmartCentres REIT Limited Partnership and Calloway REIT FILE: ZBA-2021-04 Subject Lands Map created by the Town of Aurora Planning and Development Services Department, 19/01/2023. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2022, © First Base Solutions Inc., 2022 Orthophotography. Document Path: J:\data\data\Planning Maps\14700, 14720-14760 Yonge St (ZBA-2021-04 and SP--2021-09)\Report_February_2023\Figure_1_Location_Map.mxd Page 15 of 62 CossarDriveNisbetSan WilesCourt Caruso Gardens Crescent Drive JonesCourt S to dart DduskyCrescent Davis Road Allaura Boulevard YONGE STREET HENDERSON DRIVE YONGE STREET ¯ Leslie St Yonge St Bathurst St Bayview Ave Bloomington Rd St John's Sdrd U404 VWellington St W Wellington St E ^ Vandorf Sdrd Henderson Drive U404 VMurray Drive Edward Street drive Richardson Drive Official Plan Designation Environmental Protection Existing Commercial Existing Employment - General Industrial Private Parkland Public Parkland Stable Neighbourhoods The Aurora Promenade PoplarEXISTING OFFICIAL PLAN DESIGNATION APPLICANT: SmartCentres REIT Limited Partnership and Calloway REIT FILE: ZBA-2021-04 SUBJECT LANDS 0 50 Meters 100 FIGURE 2 Map created by the Town of Aurora Planning & Building Services Department, 19/01/2023. Base data provided by York Region & the Town of Aurora. Document Path: J:\data\data\Planning Maps\14700, 14720-14760 Yonge St (ZBA-2021-04 and SP--2021-09)\Report_February_2023\Figure_2_Existing_Official_Plan_Designation2.mxd Page 16 of 62 E1(226) oulevard R3-SN(497) Mosaics Avenue Hendersn Drive Yonge Street Wiles Court JonesCourt Davis Road Allaura B ¯ Leslie St Yonge St Bathurst St Bayview Ave Bloomington Rd 50 R8(156) O1 R3 C4(202) C4(236) Murray Drive Edward Street C4(218) C4(221) R8(220) C4(514) R6 O1 E2 Zoning Legend RESIDENTIAL ZONES R3 Detached Third Density Residential Semi-Detached and Duplex R6 Dwelling Residential R8 Townhouse Dwelling Residential OPEN SPACES ZONES O1 Public Open Space C3(200) St John's Sdrd U404 O1 C4(8) VCOMMERCIAL ZONES C3 Service Commercial oWellington St W Wellington St E ^ Community Commercial C4 EMPLOYMENT ZONES Vandorf Sdrd Henderson R8 Drive C3(102) C4 Service Employment (H)C3(102) E1 U404 VGeneral Employment E2 EXISTING ZONING BY-LAW APPLICANT: SmartCentres REIT Limited Partnership and Calloway REIT SUBJECT LANDS 0 FILE: ZBA-2021-04 100 FIGURE 3 Meters Map created by the Town of Aurora Planning & Building Services Department, 19/01/2023. Base data provided by York Region & the Town of Aurora. Document Path: J:\data\data\Planning Maps\14700, 14720-14760 Yonge St (ZBA-2021-04 and SP--2021-09)\Report_February_2023\Figure_3_Existing_Zoning.mxd Page 17 of 62 PROPOSED ZONING APPLICANT: SmartCentres REIT Limited Partnership and Calloway REIT FILE: ZBA-2021-04 FIGURE 4 SUBJECT LANDS Map created by the Town of Aurora Planning & Building Services Department, 19/01/2023. Drawing provided by SmartCentres REIT Limited Partnership and Calloway REIT Document Path: J:\data\data\Planning Maps\14700, 14720-14760 Yonge St (ZBA-2021-04 and SP--2021-09)\Report_February_2023\Figure_4_Proposed_Zoning.mxd Page 18 of 62 PROPOSED SITE PLAN Map created by the Town of Aurora Planning & Building Services Department, 19/01/2023. Drawing provided by SmartCentres REIT Limited Partnership and Calloway REIT APPLICANT: SmartCentres REIT Limited Partnership and Calloway REIT FILE: ZBA-2021-04 FIGURE 5 Document Path: J:\data\data\Planning Maps\14700, 14720-14760 Yonge St (ZBA-2021-04 and SP--2021-09)\Report_February_2023\Figure_5_Proposed_Site_Plan.mxd Page 19 of 62 Map created by the Town of Aurora Planning & Building Services Department, 19/01/2023. Drawing provided by SmartCentres REIT Limited Partnership and Calloway REIT &21&(378$/5(1'(5,1* YLHZIURPHDVW APPLICANT: SmartCentres REIT Limited Partnership and Calloway REITFILE: ZBA-2021-04 FIGURE  Document Path: J:\data\data\Planning Maps\14700, 14720-14760 Yonge St (ZBA-2021-04 and SP--2021-09)\Report_February_2023\Figure_5_Proposed_Site_Plan.mxd Page 20 of 62 Public Planning MeetingApplication:Zoning By-law AmendmentFile Number: ZBA-2021-04Applicant: SmartCentres REIT (Aurora 14700 Yonge) Limited Partnership X and Calloway Real Estate Investment Trust Inc. Location: 14700 and 14720-14760 Yonge StreetDate: February 14, 2023Staff PresentationPage 21 of 62 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESLocationSubject Lands: 14700 and 14720-14760 Yonge StreetSubject LandsSouthern Parcel: 14700 Yonge StreetNorthern Parcel: 14720-14760 Yonge StreetTotal area: 5.05 ha / 12.47 acresPage 22 of 62 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Official Plan DesignationOfficial Plan Schedule A designation: “The Aurora Promenade”Maximum 6 storeysMaximum 7 storeysOfficial Plan Schedule B2: Aurora Promenade Building HeightsPage 23 of 62 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Zoning Existing Zoning:•“Community Commercial (C4)” with Exception zones for each parcel•The difference in each Exception zone is largely related to drive-through restaurant permissions –where (221) excludes the use, (514) does not•Currently the nature of both zones are for commercial, with no residential uses permittedPage 24 of 62 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Zoning Proposed Zoning•A uniform “Mixed Residential Commercial C6”Exception Zone for the entire subject lands to enable commercial and residential uses as part of a mixed-use, higher density development•Height permissions are in line with the Aurora Promenade Plan:– 7 storeys along Yonge – 6 storeys internallyPage 25 of 62 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed DevelopmentConceptual Site Plan•Three 7-storey buildings along Yonge Street and two 6-storey buildings internal to the site (876 apartment units)•Three sets of 8 unit, 3-storey townhouses along western property line (24 units total)•Total of 900 units and over 2,400 m2(25,800 ft2) of retail space•Urban Square Linear Park along central east-west corridor providing views of the Aurora War Memorial Peace Park•Development will be phased with Phase 1 being the southern vacant Canadian Tire sitePhase 2Phase 1Page 26 of 62 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESConceptual Rendering Phase 2Phase 1Site Plan application has only been submitted for Phase 1 so farPage 27 of 62 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESPublic Comments Received to Date and Next Steps •Community Information Meeting hosted by the applicant on January 26, 2023•Comments received from the public include concern for traffic and parking, a desire for adequate commercial space to replace what is existing, a desire for affordable units and rental tenure opportunities, the promotion of sustainable building design, desire for more on-site amenity space like a playground, and assurances through construction management of no negative impactsNext Steps in the Planning process•Detailed review of the subject application to be undertaken to address all comments including those received from this Public Planning Meeting•When appropriate, a staff report with recommendations will be presented at a future General Committee Meeting for consideration•Notice will be provided to all interested parties Page 28 of 62 Thank youAdam Robb, MPL, MCIP, RPP, CAHPSenior Plannerarobb@aurora.ca365-500-3104Page 29 of 62 14700 and 14720-14760 Yonge StreetPublic Planning MeetingFebruary 14, 2023Applicant PresentationPage 30 of 62 PUBLIC PLANNING MEETINGAURORA2SITE OVERVIEWSITE CONTEXTMagna Golf ClubAurora GO StationAurora Public LibraryFrom Subject Site Walking DistanceDriving DistanceToAurora Town Hall40min 7 minTo Aurora GO30min 5minToSheppards Bush30min 5minTo Aurora Public Library15min 3minToSecondary School13min 3minToAurora War Memorial Peace Park1min 30sTo Commercial Plaza5min 2minSheppardssBushSecondary SchoolBeacon Hall Golf ClubCommercial PlazaAurora War Memorial Peace ParkSUBJECT SITEAurora Town HallPage 31 of 62 PUBLIC PLANNING MEETINGAURORA3SITE OVERVIEWPLANNING CONTEXTExisting OP Schedule “B2” ” –––The Aurora Promenade Building HeightsLands to be rezoned from Commercial C4 (514) and Commercial C4 (221) Landto ds to be rezoned from Commercando oMixed Residential Commercial cial C4(514) amercal alC6 (xxx) ZoneMinimum 2-storeysMaximum 6-storeysMinimum 2-storeysMaximum 7-storeysPage 32 of 62 PUBLIC PLANNING MEETINGAURORA4SITE OVERVIEWSITE LOCATIONYONGE STAURORA WAR AURORA WARMEMORIALMEMORIALPEACE PARKCOMMERCIALTOWNHOUSESCOMMERCIALCOMMERCIALCOMMERCIALZBA BoundarySPA BoundaryBLOCK BBLOCK APage 33 of 62 PUBLIC PLANNING MEETINGAURORA5SITE OVERVIEWSURROUNDING AREA12341. On Murray Drive looking north towards the commercial plaza 2. Looking northwest towards townhouses along Mosaics Avenue3. On Yonge Street looking east towards Aurora War Memorial Peace Park 4. Looking east down Henderson Drive toward low-rise residential and commercial plazaPage 34 of 62 PUBLIC PLANNING MEETINGAURORA6CURRENT PROPOSALSITE STATSBLOCK A30,594 m21.49 FSI44,746 m2887 m245,633 m2480 units830 m27,810 m28,640 m2STATSSite Area Site DensityResidential GFACommercial GFATotal GFANumber of UnitsIndoor Amenity AreaOutdoor Amenity AreaTotal Amenity AreaBLOCK B19,890 m21.87 FSI35,346 m21,795 m237,141 m2420 units7,560 m2TOTAL50,484 m21.64 FSI80,092 m22,682 m282,774 m2900 units830 m215,370 m216,200 m2ZBA BoundarySPA BoundaryBLOCK BBLOCK APage 35 of 62 PUBLIC PLANNING MEETINGAURORA7CURRENT PROPOSALPEDESTRIAN MOVEMENT SIDEWALK BOTH SIDESPROPOSED MAJOR SIDEWALKPROPOSED SECONDARY SIDEWALKVIVA BUS STOPBLOCK ABLOCK BProposed Pedestrian Connection to the eNeighbourhoodPage 36 of 62 PUBLIC PLANNING MEETINGAURORA8CURRENT PROPOSALVEHICULAR CONNECTION PRIMARY ROADSECONDARY ROADPROPOSED INTERNAL PRIVATE ROADPRIMARY GATEWAYBLOCK ABLOCK BVehicle Connection to the eNeighbourhoodPage 37 of 62 PUBLIC PLANNING MEETINGAURORA9CURRENT PROPOSALVIEW FROM YONGE STREETPage 38 of 62 PUBLIC PLANNING MEETINGAURORA10CURRENT PROPOSALMATERIALITY1234MATERIAL LEGEND:1) Clear Glass2) Metal Panel 3) Aluminum Mullion4) Brick CladdingPage 39 of 62 PUBLIC PLANNING MEETINGAURORA11CURRENT PROPOSALVIEW FROM NORTH-EASTPage 40 of 62 PUBLIC PLANNING MEETINGAURORA12CURRENT PROPOSALVIEW FROM NORTH-WESTPage 41 of 62 PUBLIC PLANNING MEETINGAURORA13CONCEPTUALCURRENT PROPOSALAERIAL VIEW FROM SOUTH-EASTPage 42 of 62 PUBLIC PLANNING MEETINGAURORA14CURRENT PROPOSALVIEW FROM NORTH-EASTPage 43 of 62 PUBLIC PLANNING MEETINGAURORA15CURRENT PROPOSALPROPOSED LINEAR PARKLINEAR PARK PRECEDENTSProposed Urban Squareosed Urban Sq580 SQ.M.PROPOSED LINEAR PARKPOSED LINEAR P~2,800 SQ.M.16.61m186.11mKids PlayyKids PlayOutdoor FitnessSnow PilingMulti Purpose LawnSnow PilingGrass BermGrass BermPage 44 of 62 PUBLIC PLANNING MEETINGAURORA16CURRENT PROPOSALSUSTAINABLE DESIGN•Native and non-invasive species to ensure compatibility with the ecology of the area.•Water conservation practices (including integration of drought–tolerant species) to reduce water consumption. •Permeable paving materials and rain gardens to reduce surface run-off and recharge groundwater resources. •Sufficient sunlight exposure during cooler months and shading during the warmer months (including orienting the building, the linear park, amenity areas, and pedestrian activity areas appropriately that encourages sun penetration)•Energy efficiency practices (including the use of light coloured, energy efficient building and roof materials) to reduce urban heat island effects. SUSTAINABLE DESIGN PRECEDENTSPage 45 of 62 PUBLIC PLANNING MEETINGAURORA17CURRENT PROPOSALNORTH SITE ELEVATIONEXISTINGEXISTINGTOWNHOUSEPage 46 of 62 PUBLIC PLANNING MEETINGAURORA18CURRENT PROPOSALNORTH SITE ELEVATIONBuilding BoundaryBuilding BoundaryEXISTINGEXISTINGTOWNHOUSE39.36M7.11MFence2.7MPage 47 of 62 PUBLIC PLANNING MEETINGAURORAELEVATION ALONG YONGE ST19CURRENT PROPOSALEAST SITE ELEVATIONBLOCK ABLOCK BPage 48 of 62 PUBLIC PLANNING MEETINGAURORASOUTH SITE ELEVATION20CURRENT PROPOSALSOUTH SITE ELEVATIONEXISTINGEXISTINGTOWNHOUSEPage 49 of 62 PUBLIC PLANNING MEETINGAURORA21CURRENT PROPOSALBLOCK A GROUND FLOOR PLANLegend2-Storey Residential Unit3-Storey TownhouseAmenityStorage SpaceService SpaceLobbyRetailBikesParkingLoadingGarbageLockersPage 50 of 62 PUBLIC PLANNING MEETINGAURORA22CURRENT PROPOSALSE BLOCK LEVEL 2-3 PLANLegend1-Storey Residential Unit2-Storey Residential Unit3-Storey TownhouseAmenityStorage SpaceService SpaceLobbyRetailBikesParkingLoadingGarbageLockersPage 51 of 62 PUBLIC PLANNING MEETINGAURORA23CURRENT PROPOSALSW BLOCK LEVEL 3-4 PLANLegend1-Storey Residential Unit2-Storey Residential Unit3-Storey TownhouseAmenityStorage SpaceService SpaceLobbyRetailBikesParkingLoadingGarbageLockersPage 52 of 62 PUBLIC PLANNING MEETINGAURORA24CURRENT PROPOSALSW BLOCK TOWNHOUSE PLANLegend1-Storey Residential Unit2-Storey Residential Unit3-Storey TownhouseAmenityStorage SpaceService SpaceLobbyRetailBikesParkingLoadingGarbageLockersPage 53 of 62 PUBLIC PLANNING MEETINGAURORA25CURRENT PROPOSALVIEW FROM YONGE STREETPage 54 of 62 PUBLIC PLANNING MEETINGAURORA26THANK YOUPage 55 of 62 PUBLIC PLANNING MEETINGAURORA27APPENDIXPage 56 of 62 PUBLIC PLANNING MEETINGAURORA28CURRENT PROPOSALBLOCK A ROOF PLAN6Page 57 of 62 PUBLIC PLANNING MEETINGAURORA29CURRENT PROPOSALSHADOW STUDY – MARCH 21Page 58 of 62 PUBLIC PLANNING MEETINGAURORA30CURRENT PROPOSALSHADOW STUDY – JUNE 21Page 59 of 62 PUBLIC PLANNING MEETINGAURORA31CURRENT PROPOSALSHADOW STUDY – SEPTEMBER 21Page 60 of 62 PUBLIC PLANNING MEETINGAURORA32CURRENT PROPOSALSHADOW STUDY – DECEMBER 21Page 61 of 62 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 February 14, 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 February 14, 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 14th day of February, 2023. Tom Mrakas, Mayor Jaclyn Grossi, Deputy Town Clerk Page 62 of 62