Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
AGENDA - Public Planning - 20230613
Town of Aurora Council Public Planning Meeting Revised Agenda Date:Tuesday, June 13, 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: Added 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 PDS23-088 - Application for Zoning By-law Amendment, Edenbrook (Aurora) Inc. (Former applicant - Luvian Homes Limited), 1001 St. John’s Sideroad, Part of Lot 25, Concession 2, File Number: ZBA-2012-12, Related File Number: SUB-2012-04 1 That Report No. PDS23-088 be received; and1. That comments presented at the non-statutory 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 34 5.2 PDS23-087 - Application for Zoning By-law Amendment, 1626238 Ontario Inc., 326 Old Bloomington Road, Lot 3, Plan 166, File Number: ZBA-2023- 01, Related File Number: SUB-2023-01 37 That Report No. PDS23-087 be received; and1. That comments presented at the statutory Public Planning meeting be addressed by Planning and Development Services in a report to a future General Committee meeting. 2. *5.2.1 Staff Presentation 57 *5.2.2 Applicant Presentation 66 6.Confirming By-law 6.1 By-law Number XXXX-23 Being a By-law to confirm actions by Council resulting from a Council Public Planning meeting on June 13, 2023 76 7.Adjournment 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Public Planning Report No. PDS23 -0 88 Subject: Application for Zoning By-law Amendment Edenbrook (Aurora) Inc. (Former applicant - Luvian Homes Limited) 1001 St. John’s Sideroad Part of Lot 25, Concession 2 File Number: ZBA-2012-12 Related File Number: SUB-2012-04 Prepared by: Kenny Ng, Planner Department: Planning and Development Services Date: June 13, 2023 Recommendation 1. That Report No. PDS23-088 be received; and 2. That comments presented at the non-statutory Public Planning Meeting be addressed by Planning and Development Services in a report to a future General Committee Meeting. Executive Summary The purpose of this report is to provide Council and members of the public with background information on the proposed Draft Plan of Subdivision and Zoning By-law Amendment at 1001 St. John’s Sideroad (the ‘subject lands’). The following is a summary of the planning applications: The applicant is proposing to re-develop the subject lands to permit the creation of a future residential subdivision. The subdivision will be serviced by a proposed access from abutting lands to the west. The Draft Plan of Subdivision contains 28 single detached lots, 2 partial lots, an environmental protection block, the extension of an approved municipal road and a block to be retained with no development being proposed. Page 1 of 76 June 13, 2023 2 of 12 Report No. PDS23-088 The applicant is proposing to rezone the subject lands from “Rural (RU) Zone” to “Detached Fourth Density Residential Exception (R4) Zone”, “Rural Exception (RU) Zone”, and “Environmental Protection (EP) Zone”. 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 preliminary review of the proposed applications has been undertaken by Town departments and public agencies. Comments have been identified that need to be addressed before bringing forward a recommendation report to Council for consideration. Background Planning Act – Bill 23 On November 28, 2022, Bill 23, the More Homes Built Faster Act, 2022, received Royal Assent. Among other amendments to the Planning Act, R.S.O. 1990, c. P.13 (the “Planning Act”), there is no longer a requirement to hold a statutory public planning meeting for Draft Plan of Subdivision applications. As such, this report is focused on the proposed Zoning by-law Amendment application with supplementary information from the Draft Plan of Subdivision application. Application History Plan of Subdivision and Zoning By-law Amendment (2012) A Draft Plan of Subdivision and Zoning By-law Amendment application were originally submitted to the Town in October 2012 (File SUB-2012-04 & ZBA-2012-12). The original proposed development consist of 30 single detached residential lots, an environmental protection block, and a block retained for future use. The proposed development has no access directly onto St. John’s Sideroad and would require access through the approved residential Draft Plan of Subdivision (SUB-2012-06) located immediately west of the subject lands. The approved subdivision is owned by Edenbrook (Aurora) Inc. (“Edenbrook”). The subject lands and original applications were owned by Luvian Homes Ltd. However, Edenbrook acquired the subject lands in 2021 to complete the subdivision. A statutory Public Planning Meeting was first held on March 27, 2013 to discuss the original proposed development on the subject lands. At this meeting, Council received Page 2 of 76 June 13, 2023 3 of 12 Report No. PDS23-088 the Staff Report No. PL13-018 and directed Staff to organize a second non-statutory Public Planning Meeting. The subject applications have been revised to address Town and agency comments and the latest resubmission was submitted to the Town in December of 2022. The following are changes made in accordance with the comments received at the first public planning meeting: The draft plan now consists of 28 single detached lots and 2 partial lots (the partial lots will be merged with adjacent lots created in the Edenbrook draft approved subdivision) rather than the 30 lots in the original submission. The retained block fronting on St. John’s Sideroad has been reduced in size from 0.07 hectare to 0.04 hectare. The environmental protection block, which delineates the development limits of the subject lands have been further refined to protect on site environmental features and provide appropriate setbacks to flood plain. A Community Information Meeting, hosted by the applicant, was held on May 24, 2023, to introduce the application to area residents and to obtain feedback. The meeting was attended by approximately 8 residents, representatives of the Town, and the applicant and their consulting team. Location / Land Use The subject lands are located south of St. John’s Sideroad and east of Bayview Avenue, and municipally known as 1001 St. John’s Sideroad (Figure 1). The subject lands have an area of approximately 4.04 hectares (10 acres) with a lot frontage of approximately 205 metres along St. John’s Sideroad. The subject lands currently contains a detached dwelling, mix of open meadow and treed areas, the lands generally have a rolling terrain with a valley-like feature following the creek. Surrounding Land Uses The surrounding land uses are as follows: North: St. John’s Sideroad, low to medium density residential lots, Trent Park; South: Low density residential lots, stormwater management pond; East: Low density residential lots, stormwater management pond, environmental protection lands; West: Proposed gas utility station (Enbridge Gas), draft approved residential plan of subdivision (Edenbrook), environmental protection lands. Page 3 of 76 June 13, 2023 4 of 12 Report No. PDS23-088 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 2051. The Growth Plan provides a framework which guide decisions on how land will be planned, designated, zoned and designed. The Lake Simcoe Protection Plan (LSPP) is a provincial document that provides policies which addresses aquatic life, water quality, water quantity, shorelines and natural heritage, other threats and activities (including invasive species, climate change and recreational activities) and implementation. The subject lands are within an area regulated by the Lake Simcoe Region Conservation Authority (LSRCA). 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. Map 1B Urban Systems Overlays of the YROP designates the lands as “Designated Greenfield Area”. Policies 4.2.7 requires local municipalities shall plan to meet or exceed the designated greenfield area minimum density targets of 55 people and jobs per hectare by 2051. However, 4.2.13 of the YROP permits local municipalities to set residents to jobs ratio targets for each New Community Area to maximize live work opportunities and an appropriate balance of jobs to population in these areas. As shown on Map 11 of the YROP, St. John’s Sideroad is a Regional road. Town of Aurora Official Plan As shown in Figure 2, the subject lands is situated over two secondary plans, the Bayview Northeast Area 2B Secondary Plan (OPA 30) and the Aurora Northeast (2C) Secondary Plan (OPA 73). Majority of the subject lands are designated ‘Low-Medium Density Residential’ and “Linear and Other Open Space” under OPA 30. The remaining Page 4 of 76 June 13, 2023 5 of 12 Report No. PDS23-088 portion of the subject lands are designated as “Urban Residential 1” and “Environmental Protection Area” under OPA 73. Bayview Northeast Area 2B Secondary Plan (OPA 30) The Secondary Plan seeks to address the need to accommodate new residential neighbourhoods providing a range and mix of primarily at-grade housing, promote a development density and form that contributes to a high quality streetscape, supports the provision and use of transit, and complements the anticipated low profile development on adjacent land. Low-Medium Density Residential Designation is intended to promote predominantly at- grade housing forms including but not limited to single detached dwellings, semi- detached dwellings, and townhouses. The maximum density is 25 units per net residential hectare and the maximum building height is 3-storeys. The least intensive residential uses are encouraged adjacent to open spaces and environmental protection lands. The permitted uses in the Linear and Other Open Space designation are restricted to passive recreation, including trails, and other activities that contribute to conservation and enhancement of the natural landscape and features. Aurora 2C Secondary Plan Area (OPA 73) OPA 73 is intended to create a complete community that protects the environment and includes well-designed residential neighbourhoods and a business park. A portion of the subject lands (Block 32) proposed to be retained with no proposed development is designated “Urban Residential 1”. Urban Residential 1 is intended to promote well- designed, low density housing. A portion of the lands (Block 31) that is proposed to be conveyed to the Town is designated as Environmental Protection Area. This designation is intended to identify, protect and enhance the natural heritage features and functions that will form a strong and permanent component of the 2C Area greenlands system. Permitted uses are limited to low intensity recreational uses, conservation uses, infrastructure and utilities, and existing non-conforming uses. Zoning By-law 6000-17, as amended The subject lands are currently zoned “Rural (RU) Zone” by the Town of Aurora Zoning By-law 6000-17, as amended. (See Figure 3) The existing Rural permits agricultural uses, detached dwelling, Second Suite dwelling, Greenhouses, Home Occupations and Page 5 of 76 June 13, 2023 6 of 12 Report No. PDS23-088 Places of Worship. In order to facilitate the development of the property, an amendment to the Zoning By-law is required. Reports and Studies The Applicant submitted the following documents as part of a complete application to the proposed Draft Plan of Subdivision and Zoning By-law Amendment application: Report Name Report Author Draft Plan of Subdivision MEHI Planning Services Draft Zoning By-law Amendment MEHI Planning Services Boundary Survey Avanti Surveying Inc. Planning Rationale GHD Inc. Functional Servicing Report Schaeffer Consulting Engineers Natural Heritage Evaluation Michalski Nielsen Associates Limited Stage 1 Archaeological Assessment Archaeoworks Inc. Phase 1 Environmental Assessment Soil Engineers Ltd. Geotechnical Investigation Soil Engineers Ltd. Noise Study YCA Engineering Proposed Applications Proposed Plan of Subdivision The applicant is proposing to re-develop the subject lands to permit the creation of a future residential subdivision. The subdivision will be serviced by a proposed access from abutting lands to the west. As noted earlier in this report, the applicant has revised the Draft Plan of Subdivision to address Town staff and agencies’ comments from 2013, the changes include: Reduced the total lot count to 28 single detached lots and 2 partial lots, whereas the original submission had a total of 30 full lots; Page 6 of 76 June 13, 2023 7 of 12 Report No. PDS23-088 The retained block fronting on St. John’s Sideroad has been reduced in size from 0.07 hectare to 0.04 hectare. The environmental protection block, which captures the on site environmental features, have been further refined to protect on site environmental features and provide appropriate setbacks to flood plain. The Draft Plan of Subdivision contains 28 single detached lots, 2 partial lots, an environmental protection block, the extension of an approved municipal road and a block to be retained with no development being proposed. The proposed 28 single-detached lots proposes lot frontages which range from 11.7m (38.6 ft) to 18.1m (59.7 ft) with varying lot depth. The proposed Draft Plan of Subdivision does not have direct access onto St. John’s Sideroad. The Draft Plan requires the extension of a draft approved municipal road through the Edenbrook lands to the west (929 St. John’s Sideroad). The draft approved subdivision to the West also does not have direct access onto St. John’s Sideroad and was approved to gain accessed via the northerly extension of Van Allen Way. The proposed Street ‘A’ within the subject lands has a right of way width of 18.0 metres and terminate at the Environmental Protection block via a cul-da-sac. All of the residential lots are proposed to front onto the proposed Street ‘A’. The Environmental Protection block (Block 31) is proposed to be conveyed to the Town for environmental protection, stormwater management and future trail purpose. The Environmental Protection block would be accessed from the end of Street ‘A’, the existing St. John’s Sideroad access can remain or be removed as per Town direction. A stormwater management pond is proposed in Block 31 northwest of Street ‘A’. The existing pond located west of the existing dwelling is proposed to be unaltered from the development and will continue to serve minor stormwater management purpose. As a result of delineating the Environmental Protection block, Block 32 was created. At this time, the Owner has no development plans with this block. The lands adjacent to Block 32 is currently being used by Enbridge Gas for the proposed utility station. At this time, the Owner has no plans to merge Block 32 with the adjacent Enbridge Gas site. The following is a breakdown of the proposed Draft Plan of Subdivision: Proposed Land Use Block # Area (ha) Site Coverage (%) Single detached residential lots Block 1 - 28 1.07 0.29 Page 7 of 76 June 13, 2023 8 of 12 Report No. PDS23-088 Proposed Land Use Block # Area (ha) Site Coverage (%) Future residential part lots Block 29, 30 0.05 0.02 Environmental Protection Block Block 31 2.13 0.58 Block retained by owner Block 32 0.04 0.01 Internal road (Street ‘A’) 0.4 0.1 Totals 3.69 100 The applicant is proposing to rezone the subject lands from “Rural (RU) Zone” to “Detached Fourth Density Residential Exception (R4) Zone”, “Rural Exception (RU) Zone”, and “Environmental Protection (EP) Zone”. Proposed 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. As shown in Figure 5, the Applicant proposes to rezone the subject lands from “Rural (RU) Zone” to “Detached Fourth Density Residential Exception (R4-XX) Zone”, “Rural Exception (RU-XX) Zone”, and “Environmental Protection (EP) Zone”. The Owner has submitted a draft Zoning By-law, which is currently under review by staff. Block 32 is proposed to be zoned as RU-XX, which will have a site-specific exceptions for the lot area and lot frontage. The portion of the Draft Plan with residential lots is proposed to be zoned as R4-XX, which will have a site-specific exception for the lot area. Block 31 is proposing to be zoned as EP. 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. Page 8 of 76 June 13, 2023 9 of 12 Report No. PDS23-088 A preliminary review of the proposed application has been undertaken by Town departments and public agencies. Staff have identified the following matters to be addressed in greater detail before bringing forward a recommendation report to Council for consideration: Proposal will be reviewed in context of the Provincial Policy Statement, the Growth Plan as well as applicable Regional and Provincial Policies; Revised engineering reports to address staff comments; Considerations with respect to adjacent floodplain limit; Proposed site-specific zoning standards; Fire Services requirement for emergency access; Appropriateness of proposed Block 32 (retained block); Possibility of holding provision for partial residential lots (Lots 29 and 30). Public Comments At the time of this report, no additional comments have been received following the March 27, 2013 Public Planning Meeting. Staff have responded to comments provided by the public at the May 24, 2023 Community Information Meeting, below is a highlight or key comments/concerns: Lot Area: The proposed lot area of the draft plan of subdivision is not considered to be severely undersized nor considered to be non-compatible with existing lot fabric and area in the adjacent residential neighbourhood. The proposed R4 exception zoning is able to conform to all other zoning standards except for a slight reduction of lot area to accommodate for the proposed development, the slight reduction is negligible on a streetscape perspective and the lots have ample lot frontage (minimum 11.7 m) ensuring for high quality streetscape and adequate yard spaces. Construction Access: The construction of the subject draft subdivision is dependent on the adjacent draft approved subdivision (929 St. John’s Sideroad). A standalone, town approved construction access will be required for the construction of both the adjacent and subject subdivision, ensuring minimal disruption to the existing residential neighbourhood to the south. Construction nuisance: As a condition of draft subdivision approval, the Owner will be required to submit a Construction Management Plan/Report detailing the construction activities to be implemented during construction, as well as a Construction Impact Mitigation Plan, which will help mitigate potential impacts during the proposed construction and to address any unforeseen issues. Page 9 of 76 June 13, 2023 10 of 12 Report No. PDS23-088 Advisory Committee Review The Town’s Accessibility Advisor reviewed the subject applications on behalf of the Accessibility Advisory Committee. Any final review comments that need to be addressed with the Accessibility Advisory will be done prior to approval of the subject application, in the event that decisions of approval are rendered. Legal Considerations Section 34 (11) of the Planning Act states that if Council refuses the zoning by-law amendment application or fails to make a decision on it within 90 days after the receipt 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 Planning Act) that made oral or written submissions may appeal to the OLT after receiving notice of Council’s decision. These applications were deemed as complete on October 9, 2013 and therefore, the applicant may appeal to the OLT at any time. Financial Implications There are no financial implications. Communications Considerations On May 25, 2023, Notice of Public Planning Meeting was issued to all addressed property owners within 120 m of the subject lands. In addition, the notice was published in the Auroran and Aurora Banner newspapers. Signage on the subject lands was posted with information regarding the Public Meeting on the same day. Public Meeting notification has been provided in accordance with the Planning Act. Climate Change Considerations The proposal is anticipated to generate an increase in greenhouse gas (GHG) emissions due to the increase in density. To better understand the impacts, staff will be requesting Page 10 of 76 June 13, 2023 11 of 12 Report No. PDS23-088 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. Alternative(s) to the Recommendation 1. Direct staff to report back to another Public Planning Meeting addressing any issues that may be raised at the June 13, 2023 Public Planning Meeting. Conclusions Staff will continue to review the subject applications having consideration for the above noted matters, the comments received from the agency circulation, and the feedback to be received from the public and Council at the June 13, 2023 Public Planning Meeting. A recommendation report will be prepared for a future General Committee meeting for council’s consideration when technical review is completed. Attachments Figure 1 – Location Map Figure 2 – Existing Official Plan Designation Figure 3 – Existing Zoning Figure 4 – Proposed Draft Plan of Subdivision Figure 5 – Proposed Zoning Figure 6 – Proposed Draft Plan with Adjacent Draft Approved Subdivision Appendix ‘A’ – Zoning comparison chart Previous Reports Public Planning Report No. PL13-018, dated March 27, 2013 Page 11 of 76 June 13, 2023 12 of 12 Report No. PDS23-088 Pre-submission Review Agenda Management Team review on June 1, 2023 Approvals Approved by Marco Ramunno, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 12 of 76 V an A llen W a y Horsle y C o u r tMinlow WayStocks LaneA le x B r o d i e Drive PayneCrescentRoy Ha rpe rAvenueMavrinac BoulevardSt John's SideroadSt John's Sideroad280 7015115678286631465917762186147556860240169701408925023617675143671806617216019027680100771401896696266716026216876862467159932581077115090885663163157777667922701952225101959493492364241827203653712155491911312253310184860426637386101054114305308810410051722655213151810012651441525833145455115295962629614292922221127256002652538105848326192305261958818165924537151418123869187517983135891198090LOCATION MAPMap by the Town of Aurora Financial Services Department, 5/18/23. 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 Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd04080MetersAPPLICANT: EDENBROOK HOMES INC.FILES: SUB-2012-04 & ZBA-2012-12SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\1001 St John's Sideroad East (Edenbrook Homes Inc SUB-2012-04 & ZBA-2012-12)\PPM_May_2023\Figure_1_Location_Map.mxdPage 13 of 76 ¬«SWM¬«NP¬«SWM¬«SWMFieldsCourtV a n A llen W a y Horsle y C o u r tMinlow WayStocks LaneRoy Ha rpe r Av e nueA le x B r o d i e Dri ve PayneCrescentMavrinac BoulevardSt John's SideroadSt John's SideroadOPA 30OPA 73EXISTING OFFICIAL PLAN DESIGNATIONMap by the Town of Aurora Financial Services Department, 5/29/23. Base data provided by York Region & the Town of Aurora.¯FIGURE 2St John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd03060MetersAPPLICANT: EDENBROOK HOMES INC.FILES: SUB-2012-04 & ZBA-2012-12SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\1001 St John's Sideroad East (Edenbrook Homes Inc SUB-2012-04 & ZBA-2012-12)\PPM_May_2023\Figure_2_Existing_Official_Plan_Designation.mxdLegendOPA BoundarySCHEDULE A OPAOPA, LANDUSEOPA 30, Low-Medium Density ResidentialOPA 30, Linear and Other Open SpaceOPA 73 (2C Lands)LANDUSEEnvironmental Protection AreaNeighbourhood ParkRoad AllowanceStormwater Management FacilityUrban Residential 1Urban Residential 2Page 14 of 76 FieldsCourtHorsley CourtM avrin acB o u le v a r dMinlow WayStocks LaneRoy Ha rpe r AvenueA lexB r o d ie D r i v e PayneCrescentMavrinac BoulevardSt John's SideroadSt John's SideroadR4(283)R3(408)R3(281)R8(413)EP(441)R8(411)R4(282)R8(412)RU(440)R4(263)R8(412)EPR3(408)R3(407)(H)R4(282)EPR4(439)RUR4(283)R8(413)O1R6(284)(H)R4(282)EPRUR3(408)R2(438)EP(277)EXISTING ZONINGMap by the Town of Aurora Financial Services Department, 5/18/23. Base data provided by York Region & the Town of Aurora.¯FIGURE 3St John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd02550MetersAPPLICANT: EDENBROOK HOMES INC.FILES: SUB-2012-04 & ZBA-2012-12SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\1001 St John's Sideroad East (Edenbrook Homes Inc SUB-2012-04 & ZBA-2012-12)\PPM_May_2023\Figure_3_Existing_Zoning.mxdOPEN SPACES ZONESZoning LegendRURAL ZONESRESIDENTIAL ZONESDetached Third Density ResidentialR3Detached Second Density ResidentialR2Detached Fourth Density ResidentialR4Semi-Detached andDuplex Dwelling ResidentialR6Townhouse Dwelling ResidentialR8Environmental ProtectionEPPublic Open SpaceO1RuralRUPage 15 of 76 PROPOSED DRAFT PLAN OF SUBDIVISIONMap by the Town of Aurora Financial Services Department, 5/29/23. Drawing provided by MEHI Planning Services..FIGURE 4APPLICANT: EDENBROOK HOMES INC.FILES: SUB-2012-04 & ZBA-2012-12Document Path: J:\data\data\Planning Maps\1001 St John's Sideroad East (Edenbrook Homes Inc SUB-2012-04 & ZBA-2012-12)\PPM_May_2023\Figure_4_Proposed_Draft_Plan_Subdivision.mxdPage 16 of 76 FieldsCourtHorsley CourtM avrin acB o u le v a r dMinlow WayStocks LaneRoy Ha rpe r AvenueA lexB r o d ie D r i v e PayneCrescentMavrinac BoulevardSt John's SideroadSt John's SideroadR4(283)R3(408)R3(281)R8(413)EP(441)R8(411)R4(282)R8(412)RU(440)R4(263)R8(412)EPR3(408)R3(407)(H)R4(282)EPR4(439)RUR4(283)R8(413)O1R6(284)(H)R4(282)EPRUR3(408)R2(438)EP(277)PROPOSED ZONINGMap by the Town of Aurora Financial Services Department, 5/18/23. Base data provided by York Region & the Town of Aurora.¯FIGURE 5St John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd02550MetersAPPLICANT: EDENBROOK HOMES INC.FILES: SUB-2012-04 & ZBA-2012-12Document Path: J:\data\data\Planning Maps\1001 St John's Sideroad East (Edenbrook Homes Inc SUB-2012-04 & ZBA-2012-12)\PPM_May_2023\Figure_5_Proposed_Zoning.mxdOPEN SPACES ZONESZoning LegendRURAL ZONESRESIDENTIAL ZONESDetached Third Density ResidentialR3Detached Second Density ResidentialR2Detached Fourth Density ResidentialR4Semi-Detached andDuplex Dwelling ResidentialR6Townhouse Dwelling ResidentialR8Environmental ProtectionEPPublic Open SpaceO1RuralRURU-XXXEPR4-XXXSUBJECT LANDSEPR4-XXXRU-XXXPage 17 of 76 PROPOSED DRAFT PLAN WITH ADJACENT DRAFT APPROVED SUBDIVISIONMap by the Town of Aurora Financial Services Department, 5/29/23. Drawing provided by the applicant.FIGURE 6APPLICANT: EDENBROOK HOMES INC.FILES: SUB-2012-04 & ZBA-2012-12Document Path: J:\data\data\Planning Maps\1001 St John's Sideroad East (Edenbrook Homes Inc SUB-2012-04 & ZBA-2012-12)\PPM_May_2023\Figure_6_Proposed_Draft_Plan_with_Adjacent_Draft_Approved_Subdivision.mxdDraft ApprovedSubdivision(SUB-2012-06)Subject Lands(SUB-2012-04)Page 18 of 76 Parent Zoning By-law 6000- 17, as amended Proposed Zoning R4 - Detached Fourth Density Residential Zone R4(XX) - Detached Fourth Density Residential Exception Zone Permitted Uses Dwelling, Detached Dwelling, Second Suite Home occupation Dwelling, Detached Dwelling, Second Suite Home occupation Lot Area (minimum) 370 m2 315 m2* Lot Frontage 11 m 11 m Front Yard (minimum) 3.0 m to Main Building 5.5 m to the garage 3.0 m to Main Building 5.5 m to the garage Rear Yard (minimum) 7.5 m 7.5 m Minimum Exterior Side Yard 3.0 m to Main Building 5.0 m to the garage 3.0 m to Main Building 5.0 m to the garage Minimum Interior Side Yard 1.2 m one side 0.6 m other side 1.2 m one side 0.6 m other side Maximum Building Height 11 m 11 m Coverage 50% 50% Note: The proposed bylaw exceptions are highlighted and labelled with an asterisk “*”. Appendix 'A' Page 19 of 76 Parent Zoning By-law 6000- 17, as amended Proposed Zoning RU – Rural Zone RU(XX) - Rural Exception Zone Permitted Uses Agricultural uses Dwelling, Detached Dwelling, Second Suite Home occupation Greenhouses Place of Worship Agricultural uses Dwelling, Detached Dwelling, Second Suite Home occupation Greenhouses Place of Worship Lot Area (minimum) 10 ha 3500 m2* Lot Frontage 180 m 20 m* Front Yard (minimum) 15 m 15 m Rear Yard (minimum) 22 m 22 m Minimum Exterior Side Yard 15 m 15 m Minimum Interior Side Yard 9 m 9 m Maximum Building Height 10 m 10 m Coverage 20% 20% Page 20 of 76 Staff Presentation Public Planning Meeting, 1001 St. John’s Sideroad Date: June 13, 2023 Application: Zoning By-law Amendment Applicant: Edenbrook Homes Inc. Location: 1001 St. John’s Sideroad File Number: ZBA-2012-12 Related File: SUB-2012-04 June 13, 2023 Page 21 of 76 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Background Location • The subject lands are located south of St. John’s Sideroad and east of Mavrinac Boulevard • An approximate area of 4.04 hectares (10 acres) and 205 metres of lot frontage along St. John’s Sideroad Land use North: Trent Park, Low density Residential; South: Stormwater Management Pond, Low density Residential; East: Stormwater Management Pond, Environmental Protection Lands, and; West: Proposed gas utility station (Enbridge Gas), Approved Residential subdivision (Edenbrook). Page 22 of 76 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Project Proposed Application 1. The subject lands are to be redeveloped to permit a future residential subdivision. The subdivision contains 28 single detached lots, 2 partial lots, an environmental protection block, municipal road extension from abutting lands to the west and a block to be retained 2. The subject lands are proposed to be rezoned from “Rural (RU) Zone” to “Detached Fourth Density Residential Exception (R4) Zone”, “Rural Exception (RU) Zone”, and “Environmental Protection (EP) Zone”. The R4 and RU exception zones contain site-specific zone standards to permit the proposed development Page 23 of 76 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Existing Official Plan Designation OPA 30, ‘Low-Medium Density Residential’ Designation • Intended to promote predominantly at-grade housing forms including but not limited to single detached dwellings, semi-detached dwellings, and townhouses. OPA 30, ‘Linear and Other Open Space’ Designation • Permitted uses are restricted to passive recreation, including trails, and other activities that contribute to conservation and enhancement of the natural landscape and features. Page 24 of 76 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Existing Official Plan Designation OPA 73, ‘Urban Residential 1’ Designation • Intended to promote well-designed, low density housing. OPA 73, ‘Environmental Protection Area’ Designation • Intended to identify, protect and enhance the natural heritage features and functions. Page 25 of 76 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Existing Zoning By-law • The subject lands are currently zoned “Rural (RU)” • The zone permits Agricultural uses, detached dwellings, second suite, greenhouses, home occupations and place of worship. Page 26 of 76 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Proposed development Draft Plan of Subdivision • The Draft Plan of Subdivision contains: o 28 single detached lots o 2 partial lots to be merged with adjacent approved subdivision o An environmental protection block o Municipal road connected with adjacent block o A retained block without any proposed development Page 27 of 76 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Proposed development Draft Plan with Adjacent Draft Approved Subdivision Page 28 of 76 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Proposed Zoning By-law The amendment will • Rezone the subject lands from its current “Rural (RU) Zone” to “Detached Fourth Density Residential Exception (R4) Zone” for the residential portion, and “Rural Exception (RU) Zone” for the retained block, both with site-specific zone standards. The rest of the parcel will be rezoned to “Environmental Protection (EP) Zone”. Page 29 of 76 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Public Comments Received to Date A Community Information Meeting was hosted by the applicant on May 24, 2023, with discussion from the public on: Construction Access: A standalone, town approved construction access will be required for the construction of both the adjacent and subject subdivision, ensuring minimal disruption to the existing adjacent residential neighbourhood. Construction nuisance: Construction Management Plan/Report is required to detail all construction activities during construction, as well as a Construction Impact Mitigation Plan to help mitigate potential impacts and to address any unforeseen issues. Lot Area: The proposed lot area of the draft plan is not considered to be severely undersized or incompatible with adjacent existing and proposed development. Page 30 of 76 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Application Circulation Review A preliminary review of the proposed application has been undertaken by Town departments and public agencies. Staff have identified the following matters to be addressed: • Revised engineering reports; • Considerations with respect to adjacent floodplain; • Proposed site-specific zoning standards; • Fire Services requirement for emergency access; • Appropriateness of proposed Block 32 (retained block); • Agency requirements. Page 31 of 76 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Next Step Following review of comments received and revisions necessary, a recommendation report will be prepared for a future General Committee Meeting for Council’s consideration at a later date All interested parties will be notified of any updates relating to the subject application Page 32 of 76 Following tonight’s meeting, questions and comments on this file may be directed to: Kenny Ng, Planner 365-500-3102 kng@aurora.ca Page 33 of 76 Applicant PresentationPage 34 of 76 Page 35 of 76 Page 36 of 76 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Public Planning Report No. PDS 2 3 -0 87 Subject: Application for Zoning By-law Amendment 1626238 Ontario Inc. 326 Old Bloomington Road Lot 3, Plan 166 File Number: ZBA-2023-01 Related File Number: SUB-2023-01 Prepared by: Lawrence Kuk, Manager of Development Planning Department: Planning and Development Services Date: June 13, 2023 Recommendation 1. That Report No. PDS23-087 be received; and 2. That comments presented at the statutory Public Planning Meeting be addressed by Planning and Development Services in a report to a future General Committee Meeting. Executive Summary The purpose of this report is to provide Council and members of the public with background information on the proposed Draft Plan of Subdivision and Zoning by-law Amendment at 326 Old Bloomington Road. The following is a summary of the planning applications. The subject lands are within the settlement area, limits of the environmental features maybe refined without an amendment to the Town’s Official Plan. The Natural Heritage Evaluation will be peer reviewed as per Bill 23. OPA 34 requires new developments to have a density of 5 units per hectare All new development shall be serviced with municipal sanitary sewage and water supply services. Page 37 of 76 June 13, 2023 2 of 14 Report No. PDS23-087 Block Plan options provided showing possible future connectivity with the surrounding lands within the settlement area. OPA 34 requires Cluster Residential Designation to have appropriate density and separation from the estate residential designation. OPA 34 directs new development to determine the size of the ecological buffer through the preparation of an Environmental Impact Study. The proposed Zoning By-law Amendment will establish an environmental protection zone, to ensure a 40% landscape open space is provided on each of the proposed residential lots and to clarify the provision on Daylighting Triangle. The proposed Draft Plan of Subdivision consist of ten (10) single detached lots ranging from 9.75m (32ft) to 12.98m (43 ft) lot frontages on an 18.5m public road. Over 70% of the subject lands will be environmentally protected. Background Planning Act – Bill 23 On November 28, 2022, Bill 23, the More Homes Built Faster Act, 2022, received Royal Assent (“Bill 23”). Among other amendments to the Planning Act, there is no longer a requirement to hold a statutory public planning meeting for draft plan of subdivision application. As such, this report is focused on the proposed Zoning by-law Amendment application with supplementary information from the Draft Plan of Subdivision application. Application History A pre-consultation application was made by the applicant in July 2021. The proposed applications for Zoning By-law Amendment and Draft Plan of Subdivision were received by the Town on December 22, 2022. Town staff deemed the proposed applications complete on February 17, 2023. Page 38 of 76 June 13, 2023 3 of 14 Report No. PDS23-087 Location / Land Use The subject lands is generally located north of Bloomington Road, west of Bayview Avenue and east of Yonge Street (See Figure 1 – Location Map). The subject lands have a lot area of approximately 2.04 hectares (4.96 acres), lot frontage of approximately 50 metres (164 feet) along Old Bloomington Road and a lot depth of approximately 407 metres (1300 feet). The site is currently vacant and a majority of the vegetation and significant woodlands are concentrated towards the middle and rear of the property. Surrounding Land Uses The surrounding land uses are as follows: North: Existing low density residential dwellings along Hunters Glen Road. South: Old Bloomington Road, Bloomington Road, single detached dwellings and townhouse dwellings located within the Town of Richmond Hill with lot frontages ranging from approximately 6m (19.6 ft) to 12m (40 ft). East: Existing estate residential lots West: Existing estate residential lots, approved Draft Plan of Subdivision SUB-2017-03 (132- 198 Old Bloomington Road – Ambria Homes) consists of 50 single detached residential lots with lot frontages ranging from approximately 16.5m (54 ft) to 21.6m (70 ft). 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 2051. The Growth Plan provides a framework which guide decisions on how land will be planned, designated, zoned and designed. The Lake Simcoe Protection Plan (LSPP) is a provincial document that provides policies which addresses aquatic life, water quality, water quantity, shorelines and natural Page 39 of 76 June 13, 2023 4 of 14 Report No. PDS23-087 heritage, other threats and activities (including invasive species, climate change and recreational activities) and implementation. York Region Official Plan (YROP) The subject lands are designated as Urban Area and a portion Regional Greenland System as shown in Map 1 (Regional Structure Map of the YROP). The lands are designated Community Area within Map 1A which allows for residential development. Map 1B Urban Systems Overlays of the YROP designates the lands as “Built Up Area”. Section 4.1.3 anticipates small scale intensification and infill developments based on local context to occur within the Built Up Area. Section 4.4.2 of the YROP states that a minimum of 50% of all residential development between 2021 to 2041, and 55% from 2041 to 2051 will occur annually within the Built Up Area. Section 2.2.1 of the YROP states that the population and employment forecasts in Table 1 will be used as the basis for planning new development. Table 1 of the YROP has projected the Town of Aurora to have a population of 85,000 by the year of 2051. Northernly portions of subject lands contains significant woodlands with are classified as the Regional Greenlands System. As per Policies 3.4.7 and 3.4.9, Key natural heritage and hydrologic features are to be determined through an Environmental Impact Study. Furthermore, Policies 3.4.13 states that no development is permitted within a 30 metre Buffer or Vegetation Protection Zone of Significant Woodlands. However, YROP policies permits new developments to use an alternative buffer distance as directed in the local Official Plan, Secondary Plan and/or by-laws. This policy is only applicable to local official plan and secondary plans that were approved prior to April 22, 2002. Town of Aurora Official Plan/ Oak Ridges Moraine Conservation Plan The subject lands are within the settlement area, limits of the environmental features maybe refined without an amendment to the Town’s Official Plan. The Natural Heritage Evaluation will be peer reviewed as per Bill 23. On October 22, 2003, the Town of Aurora brought the Official Plan into conformity with the Oak Ridges Moraine Conservation Plan (OPA 48). As such, the subject lands are designated as “Oak Ridges Moraine Settlement Area”. Settlement Areas have been identified within the Oak Ridges Moraine Conservation Plan as areas designated for development of an urban type, permitting a range of residential, commercial, industrial and institutional uses. Schedule “K” of OPA 48 also identified portions of the subject lands as “Woodland” and “Woodland Minimum vegetation Protection Zone” with no key hydrologically sensitive features. As illustrated on Schedule “L”, the subject lands are Page 40 of 76 June 13, 2023 5 of 14 Report No. PDS23-087 also classified as Category 1 – Complex Landform. Lands under Category 1 – Complex Landform are required to keep disturbance to landform character to a minimum, including, a maintaining significant landform features such as steep, slopes, kames, kettles, ravines and ridges in their natural undisturbed form . Furthermore, policies are in place to limit the portion of the net developable area of the site that is disturbed to not exceed 25 per cent of the total area of the site. Lastly, it is required that the portion of the net developable area of the site that has impervious surfaces to not exceed 15 per cent of the total area of the site. Finally, Schedule “M” shows that the subject lands is located in an area of the Oak Ridges Moraine where there is a low aquifer vulnerability. Section 3.13.4f vi) and ix) requires a Natural Heritage Evaluation be prepared to determine the minimum vegetation protection zone. Policies in OPA 48 further notes that refinements to the boundary of such environmental features to reflect the minimum vegetation protection zones will not necessitate an amendment to the Town’s Official Plan. Bill 23 amended the Conservation Authorities Act to prohibit conservation authorities to comment on conservation and environmental matters in the development review process, except for flooding and erosion. As such, the submitted Natural Heritage Evaluation will be subject to a third party peer reviewer. Yonge Street South Secondary Plan Area (OPA 34) OPA 34 requires new developments to have a density of 5 units per hectare The subject lands are designated “Cluster Residential” and “Environmental Protection Area” as shown on Schedule A of the Town’s Official Plan (Figure 2 of this report). Permitted uses within the cluster residential designation include single detached dwellings, semi detached dwellings, linked housing, townhouses, and private open space. As per policies 3.1.3, new development will generally occur at somewhat higher densities than that of the existing area. Residential densities within the Blocks identified on Schedule CC of OPA 34 will average no more than 5 units/ha. (2 units/ac) over the constrained and unconstrained lands. All new development shall be serviced with municipal sanitary sewage and water supply services. As per policies 3.2.5, all development in Cluster Residential designations shall be designed so as to incorporate the following: a) municipal water supply service; Page 41 of 76 June 13, 2023 6 of 14 Report No. PDS23-087 b) municipal sanitary sewer service; c) Best Management Practices related to storm drainage requirements; d) paved streets, together with appropriate lighting, walkways and landscaping; e) any other services, works or considerations that are appropriate for the development or that are required elsewhere in OPA 34. Block Plan options provided showing possible future connectivity with the surrounding lands within the settlement area. Section 3.2.7 requires a Block Plan for the respective area be prepared prior to the approval of the new development. In accordance with section 11.1. Understanding that this area of OPA 34 contains a number of small property ownerships and is oriented to two different roads, Yonge Street and Old Bloomington Road. The Town may consider the preparation of more than one Block Plan for this area. The applicant has provided two block plan options which illustrates how the proposed development connects with future lands within the settlement area. Furthermore, the applicant has provided additional information such as a survey of the property, transportation study, Natural Heritage Evaluation, Hydrogeological Assessment, Functional Stormwater Report, Planning Justification Report and Landscape plan to supplement the Block Plan options. OPA 34 requires Cluster Residential Designation to have appropriate density and separation from the estate residential designation. OPA 34 also specifies that within the “Cluster Residential Designation” residential units shall be sited in a manner that provides for the following: that buildings shall not cover more than twelve (12%) of all the lands within a Cluster Residential Designation; accommodate setback and buffering from environmental features including conformity with environmental studies; arrangement and design which conserves landform and minimal effect on the natural hydrogeological recharge function of the moraine with a submitted Hydrogeological Study; Screen of topography and/or vegetation from existing areas of Estate Residential designation, institutional uses, arterial roads, rail corridors, and maintenance of a minimum separation of 35 metres between any Estate Residential designation and the lot line or limit of any area of private amenity space of any cluster residential unit; Page 42 of 76 June 13, 2023 7 of 14 Report No. PDS23-087 Separation from other clusters of residential lots, and from other residential or institutional land use designations, by areas zoned open space which will remain in common private use or may be dedicated to the municipality. In addition to the above, lots within the “Cluster Residential” Designation shall preserve a minimum 40% of the lot area for landscape open space area and shall not include any area devoted to a swimming pool, accessory building, paved driveway, patio or other area covered with impervious material. OPA 34 directs new development to determine the size of the ecological buffer through the preparation of an Environmental Impact Study. As mentioned earlier, portions of the subject lands are designated as Environmental Protection Area. OPA 34 states that no new development or land alterations shall be permitted in an Environmental Protection Area except for erosion and flood control works; fish, wildlife or conservation management measures, or ecologically based restoration or management. OPA 34 requires an Environmental Impact Study be undertaken to define the exact size, significance and extent of the environmental feature. OPA 34 requires an ecological buffer to provide adequate separation between environmental areas and the proposed development. The size of the ecological buffer will be based on the environmental feature that is being protected and will be determined during the preparation of an Environmental Impact Study in accordance with the provisions of section 11.2.2 of OPA 34. Zoning By-law 6000-17, as amended As shown on Figure 3, the subject lands are currently zoned Estate Residential (ER) within the Town’s Zoning By-law 6000-17, as amended, which only permits one single family dwelling, a second suite and home occupation with specified requirements. A zoning by-law amendment is required to facilitate the proposed Draft Plan of Subdivision and implement the Town’s Official Plan. Reports and Studies The Owner submitted the following documents as part of a complete application to the proposed applications: Report Name Author Draft Zoning By-law Amendment The Biglieri Group Ltd. Draft Plan of Subdivision The Biglieri Group Ltd. Planning Rationale Report The Biglieri Group Ltd. Page 43 of 76 June 13, 2023 8 of 14 Report No. PDS23-087 Report Name Author Block Plan Options The Biglieri Group Ltd. Survey Pearson and Pearson Surveying Ltd. Priority Lot Plan The Biglieri Group Ltd. Aurora Green Development and Design Report The Biglieri Group Ltd. Urban Design Brief The Biglieri Group Ltd. Conceptual Building Elevations Options Architects Streetscape Plan The Biglieri Group Ltd. Stage 1-2 Archaeological Assessment Archeoworks Inc. Functional Servicing Report (including the Stormwater Management Plan and Grading, Drainage, Servicing Plans) RVSantos and Associates Limited Memo-to-Block Plan (Block C) RVSantos and Associates Limited Preliminary Construction and Management Plan RVSantos and Associates Limited Environmental Noise Assessment YCA Engineering Limited Transportation Mobility Plan C.F. Crozier & Associates Inc. Natural Heritage Evaluation Beacon Environmental Arborist Report Beacon Environmental Vegetation Management Pland and Buffer Plans Beacon Environmental Geotechnical Report Pinchin Ltd. Hydrogeological Report Pinchin Ltd. ESA Phase 1 Pinchin Ltd. Proposed Applications Proposed Draft Plan of Subdivision The proposed Draft Plan of Subdivision consist of ten (10) single detached lots ranging from 9.75m (32ft) to 12.98m (43 ft) lot frontages on an 18.5m public road. Over 70% of the subject lands will be environmentally protected. As illustrated on Figure 4, the proposed draft plan of subdivision proposes ten (10) single detached dwellings on a public road. Over 70% of the subject lands will be environmentally protected. The applicant is proposing a public right of way, which would be conveyed to the Town of Aurora, that travels from Old Bloomington Road to northwesterly portion of the subject lands and terminates in a temporary cul-de-sac. The proposed development will require to extend the existing municipal sanitary sewage, watermain and storm drainage system along the frontages of Old Bloomington Road. Currently, the existing services stops at 198 Old Bloomington Road (Ambria Homes). Page 44 of 76 June 13, 2023 9 of 14 Report No. PDS23-087 The following is a breakdown of the proposed Draft Plan of Subdivision: Proposed Land Use Lot and Block # # of Units Area (ha) Single detached dwelling 1-10 10 0.35 Natural Heritage System 11 N/A 1.5 0.3m Reserve 12 N/A 0.001 Right-of-Way Street “A” N/A 0.19 Totals 2.041 Conceptual building elevations of the dwellings are illustrated in Figure 5. To supplement the proposed development, the applicant has submitted an Urban Design brief to inform the conceptual design of development on the subject lands. Proposed Zoning By-law Amendment The proposed Zoning By-law Amendment will establish an environmental protection zone, to ensure a 40% landscape open space is provided on each of the proposed residential lots and to clarify the provision on Daylighting Triangle. As shown in Figure 6, the applicant is proposing to rezone majority of the subject lands to Environmental Protection Zone (1.5 ha), the remaining lands is proposed to be Detached Fourth Density Residential (R4-XX) Exception Zone and Detached Fifth Density Residential (R5-XX) Exemption Zone. The purpose of the rezoning application is to implement the policies from OPA 34 to ensure 40% of the proposed lot will be landscaped. In addition, the zoning by-law amendment will help provide clarity on how daylighting triangle are measurements for the corner lots in the proposed Draft Plan of Subdivision. Please note that the applicant is not proposing any amendments to the existing permitted uses and development standards to the parent R4 and R5 zoning. The proposed Environmental Protection (EP) zone aligns with the Town’s Zoning By-law requirements. The proposed EP lands will be conveyed to the Town not as parkland dedication but for the purposes of environmental protection. The following table compares the existing Estate Residential Zone (ER) with the proposed R4 and R5 within the Town’s current Zoning By-law 6000-17, as amended: Page 45 of 76 June 13, 2023 10 of 14 Report No. PDS23-087 Existing Estate Residential (ER) Zone Requirement Proposed Detached Fourth Density Residential (R4) Detached Fifth Density Residential (R5) Permitted Uses Dwelling Detached, Second Suite, Home Occupation Dwelling Detached, Second Suite, Home Occupation Dwelling Detached, Second Suite, Home Occupation Lot Area (minimum) 8,000 m2 370m2 250m2 Lot Frontage 45m 11m 9m Front Yard (minimum) 15m 3m (to the garage access over an Exterior side lot line) 5.5m (other side) 3m (to the garage access over an Exterior side lot line) 5.5m (other side) Rear Yard (minimum) 22m 7.5m 7.5m Interior side yard 9m (one side) 4.5m (other side) 1.2m (one storey dwellings) 0.6m (other side) 1.2m (one storey dwellings) 0.6m (other side) Exterior Side yard 15m 3m (to main building) 5m (other side) 3m (to main building) 5m (other side) Lot Coverage (maximum) 15% 50% 50% Height (maximum) 10m 11m 11m Interior Garage Length N/A 6m 6m Interior Garage Width N/A 2.9 2.9m Daylighting N/A Notwithstanding any other provisions to the contrary, on a corner lot where a daylighting triangle has been conveyed, the Exterior Side Lot Line and the Front Lot Line shall be deemed to be the continued projection of the Exterior Side Lot Line and the Front Lot Line to a point of intersection, for the purposes of calculating the required minimum Front Yard and the required minimum Exterior Side Yard requirements. Notwithstanding the provisions above, and any other provisions to the contrary, no building or structure shall be permitted to encroach within the daylighting triangle. Page 46 of 76 June 13, 2023 11 of 14 Report No. PDS23-087 Existing Estate Residential (ER) Zone Requirement Proposed Detached Fourth Density Residential (R4) Detached Fifth Density Residential (R5) Landscaping N/A Notwithstanding any other provisions to the contrary, a minimum of 40.0% of the lot area shall be preserved in an open landscaped or natural condition. This 40.0% shall not include accessory buildings or structures (excluding a deck), swimming pools, or any other covered area with impervious material. Note: The proposed bylaw exceptions are highlighted in grey. Final zoning performance standards will be evaluated by Staff in detail prior to the implementing Zoning By- law Amendment being brought forward to Council for enactment. Analysis Department / Agency Comments The proposed applications were circulated to all internal and external agencies for review and comments. Staff have identified the following matters to be addressed in greater detail before bringing forward a recommendation report to Council for consideration: Proposal will be reviewed in context of the Provincial Policy Statement, the Growth Plan as well as applicable Regional and Provincial policies; Reviewing the Block Plan(s) to determine the orderly development of OPA 34; Determine the appropriate environmental buffers and identifying the environmental features; Clarity to the Town’s future access to the Environmental Protection lands; Review the consistency of the proposed zoning standards with the possibility of a Holding Provision over lots where the cul-de-sac is being proposed; Clarifications to the servicing connections; Understanding the Cash in Lieu of Parkland dedications requirements; Obtain clarity on access/maneuverability for Emergency Services and garbage truck; Review the urban design brief to ensure the proposed infill development will provide safety and compatibility with the existing community; and Conformity to the Town’s Green Development Standards. Page 47 of 76 June 13, 2023 12 of 14 Report No. PDS23-087 Public Comments At the time of writing this report, no formal comments have been received from the public regarding the proposed planning applications. General inquiries have been received from members of the public asking details of the proposal. The ward Councillor waived the need for a Community Information Meeting for the proposed applications. Advisory Committee Review As per the memo dated February 24, 2023, the Town’s Accessibility Advisor has reviewed the proposed applications on behalf of the Accessibility Advisory Committee and has no comments at this time. Legal Considerations Section 34(11) of the Planning Act states that if Council refuses the application or fails to make a decision on it within 90 days after the receipt of the application, the applicant (or the Minister) may appeal the application to the Ontario Land Tribunal (OLT). This application was received on December 22, 2022, and therefore, the applicant may appeal to the OLT at any time. Section 51(34) of the Planning Act states that if Council fails to make a decision on the subdivision application within 120 days after the receipt of the application, the applicant may appeal the application to the OLT. If Council approves or refuses the application, then the applicant, Minister, public body or other person that made oral or written submissions may appeal to the OLT after receiving notice of Council’s decision. Financial Implications There are no financial implications arising from this report. Communications Considerations On March 16th 2023, a Notice of Complete Application respecting the proposed Zoning By-law Amendment and Draft Plan of Subdivision applications were published in the Auroran and Aurora Banner newspapers. Page 48 of 76 June 13, 2023 13 of 14 Report No. PDS23-087 On May 25th, 2023, Notice of Public Planning Meeting was mailed out to all addressed property owners within 120 metres of the subject lands. In addition, the notice was published in the Auroran and Aurora Banner newspapers on May 25th, 2023. Signage on the subject lands was posted with information regarding the Public Meeting on May 23rd, 2023. Public Meeting notification has been provided in accordance with the Planning Act. Climate Change Considerations The proposal may generate an increase in greenhouse gas (GHG) emissions as a new infill development application. Link to Strategic Plan The proposed Zoning By-law Amendment and Draft Plan of Subdivision applications, support the Strategic Plan goal of Supporting an exceptional quality of life for all through its accomplishment in satisfying requirements in the following key objectives within this goal statement: Strengthening the fabric of our community: Through the development of ten (10) lots, housing opportunities are created that collaborates 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. The proposed Draft Plan of Subdivision also supports the Strategic Plan Goal of Supporting environmental stewardship and sustainability and the objectives of encouraging the stewardship of Aurora’s natural resources and promoting and advancing green initiatives. The goal and these objectives are supported through the Draft Plan of Subdivision process by conducting detailed analysis and evaluation of natural features, as well as identifying means of securing, protecting and enhancing those features both during the development process and after the site is built. 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. Page 49 of 76 June 13, 2023 14 of 14 Report No. PDS23-087 Conclusions Staff will continue the technical review the proposed applications and also ensure that feedback received from Council and members of the public through this Public Planning Meeting are incorporated in a revised proposal as necessary prior to a final report with recommendations being presented back to Council for consideration at a future General Committee Meeting. Attachments Figure 1 – Location Map Figure 2 – Existing Official Plan Designation Figure 3 – Existing Zoning By-law Figure 4 – Proposed Draft Plan of Subdivision Figure 5 – Conceptual Building Elevations Figure 6 – Proposed Zoning By-law Previous Reports N/A Pre-submission Review Agenda Management Team review on June 1, 2023 Approvals Approved by Marco Ramunno, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 50 of 76 CITY OF RICHMOND HILLCITY OF RICHMOND HILL1321481661781861921982082602162442522722903083123263443515171936237838239842031917151197510121416209666706771Calla TrailP a r adelleDriveBellflowerLaneCalamintLane ParadelleDriveWorthingtonAvenueSilverrodLaneS teeplechaseAvenueBloomington RoadOld Bloomington RoadSt John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington RdLOCATION MAP¯060120MetersAPPLICANT: 1626238 Ontario Inc.FILE: ZBA-2023-01 and SUB-2023-01SUBJECT LANDSFIGURE 1Map by the Town of Aurora Financial Services Department, 6/05/23. 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\326 Old Bloomington Road (1626238 Ontario Inc; OPA-2023-01, ZBA-2023-01 and SUB-2023-01)\Public_Planning_2023-06-13\Figure_1_Location_Map.mxdPage 51 of 76 S teeplechaseAvenueOld Bloomington RoadSt John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington RdEXISTING OFFICIAL PLAN¯0 50 100MetersAPPLICANT: 1626238 Ontario Inc.FILE: ZBA-2023-01 and SUB-2023-01SUBJECT LANDSFIGURE 2Map by the Town of Aurora Financial Services Department, 6/05/23. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\326 Old Bloomington Road (1626238 Ontario Inc; OPA-2023-01, ZBA-2023-01 and SUB-2023-01)\Public_Planning_2023-06-13\Figure_2_Existing_Official_Plan.mxdLanduse DesignationsOPA 34Environmental Function AreaEstate ResidentialCluster ResidentialEnvironmental Protection AreaPage 52 of 76 RoadFoxPointHuntersGlenCallaTrailS teeplechaseAvenueBloomington RoadOld Bloomington RoadCity of Richmond HillO1R3(522)EP-ORMEP-ORMERR3(524)O2(527)R3(526)ER(1)O2R3(523)R3(526)R3(526)R3(522)EXISTING ZONING BY-LAWSt John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd¯0 70 140MetersAPPLICANT: 1626238 Ontario Inc.FILE: ZBA-2023-01 and SUB-2023-01SUBJECT LANDSFIGURE 3Map by the Town of Aurora Financial Services Department, 6/05/23. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\326 Old Bloomington Road (1626238 Ontario Inc; OPA-2023-01, ZBA-2023-01 and SUB-2023-01)\Public_Planning_2023-06-13\Figure_3_Existing_Zoning_By-Law.mxdZoning LegendRESIDENTIAL ZONESEstateERPublic Open SpaceO1Detached ThirdDensity ResidentialR3OPEN SPACES ZONESPrivate Open SpaceO2OPEN SPACES ZONESOak Ridges MoraineEnvironmental ProtectionEP-ORMPage 53 of 76 PROPOSED DRAFT PLAN OF SUBDIVISION APPLICANT: 1626238 Ontario Inc. FILE: ZBA-2023-01 and SUB-2023-01 FIGURE 4 Map created by the Town of Aurora Financial Services Department, 6/05/23. Drawing provided by Applicant Document Path: J:\data\data\Planning Maps\326 Old Bloomington Road (1626238 Ontario Inc; OPA-2023-01, ZBA-2023-01 and SUB-2023-01)\Public_Planning_2023-06-13\Figure_4_Proposed_Draft_Plan_of_Subdivision.mxd OLD BLOOMINGTON ROAD 1 2 3 456 7 8 9 10 STREET A9.84 9.84 11.69 11.62 9.75 9.75 30.0030.0030.9032.2218.50 12.98 12.32 12.32 12.32 TemporaryTurningCircle5.4629.9531.6835.26BLOCK 12 0.3m RESERVE 0.001ha Natural Heritage Buffer Reduction (135m2) Natural Heritage Buffer Increase (420m2) 10m Buffer FUTU RE RESID E NTIAL F U TURE R E SIDEN T IA L LOT 4 PART 1, PLAN 65R-23125 REGISTERED REGISTERED PLAN M-70 LOT 4 LOT 3 LOT 2 BLOCK 11 NATURAL HERITAGE SYSTEM 1.50 ha WOODLAND LIMIT ¯ Page 54 of 76 Map created by the Town of Aurora Financial Services Department, 6/05/23. Drawing provided by ApplicantCONCEPTUAL BUILDING ELEVATIONSAPPLICANT: 1626238 Ontario Inc.FILE: ZBA-2023-01 and SUB-2023-01FIGURE 5Document Path: J:\data\data\Planning Maps\326 Old Bloomington Road (1626238 Ontario Inc; OPA-2023-01, ZBA-2023-01 and SUB-2023-01)\Public_Planning_2023-06-13\Figure_5_Conceptual_Building_Elevations.mxdPage 55 of 76 RoadFoxPointR5-XXR4-XXEPHuntersGlenCallaTrailS teeplechaseAvenueBloomington RoadOld Bloomington RoadCity of Richmond HillO1R3(522)EP-ORMEP-ORMERR3(524)O2(527)R3(526)ER(1)O2R3(523)R3(526)R3(526)R3(522)PROPOSED ZONING BY-LAWSt John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd¯0 70 140MetersAPPLICANT: 1626238 Ontario Inc.FILE: ZBA-2023-01 and SUB-2023-01SUBJECT LANDSFIGURE 6Map by the Town of Aurora Financial Services Department, 6/05/23. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\326 Old Bloomington Road (1626238 Ontario Inc; OPA-2023-01, ZBA-2023-01 and SUB-2023-01)\Public_Planning_2023-06-13\Figure_6_Proposed_Zoning_By-law.mxdZoning LegendRESIDENTIAL ZONESEstateERPublic Open SpaceO1Detached ThirdDensity ResidentialR3OPEN SPACES ZONESPrivate Open SpaceO2OPEN SPACES ZONESOak Ridges MoraineEnvironmental ProtectionEP-ORMSpecial Mixed DensityR5Triplex & Double DuplexDwelling Fourth DensityR4Environmental ProtectionEPPage 56 of 76 Staff Presentation Public Planning Meeting, 326 Old Bloomington Road Date: June 13, 2023 Application: Zoning By-law Amendment Applicant: 1626238 Ontario Inc. Location: 326 Old Bloomington Road File Number: ZBA-2023-01 Related File: SUB-2023-01 June 13, 2023 Page 57 of 76 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Background Location • The subject lands are located north of Old Bloomington Road • An approximate area of 2.04 hectares (4.96 acres) and 50 metres of lot frontage along Old Bloomington Road. Page 58 of 76 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Proposed development Draft Plan of Subdivision The proposed Draft Plan of Subdivision consist of ten (10) single detached lots ranging from 9.75m (32ft) to 12.98m (43 ft) lot frontages on an 18.5m public road. Over 70% of the subject lands will be environmentally protected. Page 59 of 76 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Proposed Zoning By-law Amendment • Establish an environmental protection zone • 40% landscape open space is provided on each of the proposed residential lots • Clarifying the method of calculation with regards to Daylighting Triangle Page 60 of 76 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Existing Official Plan Designation OPA 34, ‘Cluster Residential’ and ‘Environmental Protection Area’ Designation • Settlement area • 5 units per hectare • Municipal sanitary and water supply services • Cluster Residential Designation to have appropriate density and separation from the estate residential designation. Page 61 of 76 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Proposed development Draft Block Plan Page 62 of 76 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Application Circulation Review Staff have identified the following matters to be addressed: x Conformity of the Regional and Provincial policies; x Reviewing the Block Plan(s) to determine the orderly development; x Determine the appropriate environmental buffers and identifying the environmental features; x Clarity to the Town’s future access to the Environmental Protection lands; x Review the consistency of the proposed zoning standards with the possibility of a Holding Provision over lots where the cul-de-sac is being proposed; x Clarifications to the servicing connections; x Understanding the Cash in Lieu of Parkland dedications requirements; x Obtain clarity on access/maneuverability for Emergency Services and garbage truck; x Review the urban design brief to ensure the proposed infill development will provide safety and compatibility with the existing community; and x Conformity to the Town’s Green Development Standards. Page 63 of 76 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Next Step Following review of comments received and revisions necessary, a recommendation report will be prepared for a future General Committee Meeting for Council’s consideration at a later date All interested parties will be notified of any updates relating to the subject application Page 64 of 76 Following tonight’s meeting, questions and comments on this file may be directed to: Lawrence Kuk, Manager of Development Planning 365-500-3101 Lkuk@aurora.ca Page 65 of 76 326 Old Bloomington Road, Aurora CCouncil Public Planning Meeting Zoning By-Law Amendment: 2023-01 Draft Plan of Subdivision:SUB-2023-01 June 13, 2023 Applicant PresentationPage 66 of 76 CONTEXT MAP Page 67 of 76 ¾Town Official Plan: ¾“OPA 34: Yonge Street Secondary Plan” ¾Secondary Plan: ¾“Block C” ¾“Cluster Residential” ¾“Environmental Protection Area” ¾Zoning: ¾“Estate Residential” ¾Proposed: ¾R4 and R5 POLICY CONTEXT Page 68 of 76 PROJECT OVERVIEW Environmental Protection Area Natural Heritage System Single-detached Residential Dwellings Page 69 of 76 ¾Ten (10) Single-detached Residential Dwellings ¾Three (3) lots are proposed to front onto Old Bloomington Road, remaining seven (7) lots will be located internal to the Subject Site. ¾A proposed public road (“Street A”) will connect the northern lots to Old Bloomington Road. ¾1.5 ha natural heritage block supporting the preservation of a woodlot PROJECT OVERVIEW Page 70 of 76 PROJECT OVERVIEW Page 71 of 76 STREETSCAPE PLAN Page 72 of 76 BLOCK PLAN – OPTION A Page 73 of 76 BLOCK PLAN – OPTION B Page 74 of 76 QQuestions? Page 75 of 76 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 June 13, 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 June 13, 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 13th day of June, 2023. Tom Mrakas, Mayor Michael de Rond, Town Clerk Page 76 of 76