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AGENDA - Public Planning - 20240123Town of Aurora Council Public Planning Meeting Revised Agenda Date:Tuesday, January 23, 2024 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 PDS24-012 - Application for Official Plan Amendment and Zoning By-law Amendment, Macaulay Shiomi Howson Ltd., 65 St. John's Sideroad East, Con 1, Pt Lot 85, RS65R1582 Part 1, File Number: OPA-2023-04, ZBA-2023-04; Related File Number: SP-2023-13 1 That Report No. PDS24-012 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. *5.1.1 Staff Presentation 21 *5.1.2 Applicant Presentation 33 6.Confirming By-law 6.1 By-law Number XXXX-24 Being a By-law to confirm actions by Council resulting from a Council Public Planning meeting on January 23, 2024 55 7.Adjournment 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Public Planning Report No. PDS 2 4 -012 Subject: Application for Official Plan Amendment and Zoning By-law Amendment Macaulay Shiomi Howson Ltd. 65 St John's Sideroad East CON 1 PT LOT 85 RS65R1582 PART 1 File Number: OPA-2023-04; ZBA-2023-04 Related File Number: SP-2023-13 Prepared by: Antonio Greco, Planner Department: Planning and Development Services Date: January 23, 2024 Recommendation 1. That Report No. PDS24-012 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 Official Plan and Zoning By-law Amendment applications on 65 St. John’s Sideroad East. The following is a summary of the development proposal:  The proposed Official Plan Amendment seeks to increase the maximum height from 9.0 to 11.0 metres.  The proposed Zoning By-law Amendment application seeks to rezone the subject property to permit the construction of 45 townhouse units on a common-elements condominium road. Page 1 of 55 January 23, 2024 2 of 11 Report No. PDS24-012  Additional comments from this Public Planning Meeting will be reviewed prior to a recommendation report being brought forward to Council. Background Application History A pre-consultation meeting was held with the applicant in April 2023. The subject applications were then received and deemed complete by the Town in October 2023. Location / Land Use The Subject Site is located on the south side of St John’s Sideroad, east of Yonge Street (Figure 1 – Location Map). The site has a total area of 1.29 hectares (3.21 acres) with a frontage of approximately 60.88 metres along St John’s Sideroad. The site is currently vacant containing some vegetation with access currently provided via a driveway to St John’s Sideroad. Surrounding Land Uses The surrounding land uses are as follows: North: Multi-Storey Institutional (Hadley Grange Assisted Living Seniors Complex), Open Space (Tom Taylor Trail), low density residential, Environmental (McKenzie Wetland), St. John’s Sideroad. South: Low density residential subdivision, Pittypat Court and Twelve Oaks Drive. East: Open Space (Atkinson Park), Environmental (McKenzie Wetland), low density residential. West: Low density residential subdivision (with a designated heritage property - the “bunker” house), Old Yonge Street. 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 Page 2 of 55 January 23, 2024 3 of 11 Report No. PDS24-012 promotion of efficient land use and development patterns, and also encourages the creation of diverse housing opportunities that capitalize on proximity to goods, services, and 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, with assigned population, employment, and intensification targets to be met. 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 overall implementation. The subject lands are within the Regulated Area by the Lake Simcoe Region Conservation Authority (LSRCA) and any development on site will be subject to their approval. York Region Official Plan (YROP) The subject lands are designated as part of the established “Urban Area” of the YROP. The planning vision for the Urban Area is to strategically focus growth while conserving land and resources, and to create livable, accessible and complete communities. A primary goal of the YROP is to enhance the Region’s urban structure through intensification. The subject property is specifically recognized as part of the “Built Up Area”, where a minimum 50 per cent intensification target applies (Region-wide). The YROP further applies a residential unit intensification target to Aurora of 4,600 units to 2051, which this application supports. Town of Aurora Official Plan The subject property is designated “Stable Neighbourhoods” and “Private Parkland” within the Town of Aurora Official Plan. The Stable Neighborhoods designation occupies majority of the subject property as illustrated in Figure 2 and permits for a wide range of ground-related residential uses, including townhouse units, existing multiple-unit buildings and secondary uses. Furthermore, Section 8.1.3 (f) requires that all new development within the Stable Neighbourhoods designation shall have a maximum height of three storeys or nine metres, whichever is less. All new development within the Stable Neighbourhoods shall be compatible with its surrounding context and shall conform with all other applicable policies of the Official Plan. Page 3 of 55 January 23, 2024 4 of 11 Report No. PDS24-012 Additionally, the frontage of the subject property contains the Private Parkland designation which permits the use for public/private infrastructure. The Private Parkland designation on the subject property is to generally reflect the boundaries of the floodplain. However, section 15.1.1 of the Town’s Official Plan indicates that the boundaries identified on the schedules of the Official Plan are to be considered as approximate. Official Plan Amendments will not be required to permit minor adjustments to identified land use boundaries or to the conceptual locations of roads, trails and pathways provided that the general intent of this Plan is maintained. Zoning By-law 6000-17, as amended As shown on Figure 3, the subject lands are currently zoned “Detached Third Density Residential Exception Zone Fifty (R3-50),” and “Environmental Protection (EP) within the Town’s Zoning By-law 6000-17, as amended. The R3 zone only permits one single detached dwelling, a second suite and home occupation with specified requirements. The EP zone permits for a range of agricultural uses, conservation uses, public parks and private parks. Reports and Studies The Owner submitted the following documents as part of a complete application to the proposed Official Plan and Zoning By-law Amendment applications: Report Name Report Author Planning Justification Report Macaulay Shiomi Howson Ltd. Draft Official Plan Amendment Macaulay Shiomi Howson Ltd. Draft Zoning By-law Amendment Macaulay Shiomi Howson Ltd. Site Plans, Floor Plans and Elevations John G. Williams Architect Urban Design Brief John G. Williams Architect Environmental Impact Study Geoprocess Flood Impact Study and Mapping LEA Consulting Geotechnical Study Haddad Geotechnical Hydrogeological Study Haddad Geotechnical Page 4 of 55 January 23, 2024 5 of 11 Report No. PDS24-012 Report Name Report Author Phase 1 and 2 ESA Haddad Geotechnical Tree Inventory, Preservation Plan, Arborist Report Kuntz Forestry Landscape Plans and Details Landscape Planning Natural Heritage Evaluation (May 2022) WSP Traffic Impact Study JD Engineering Function Servicing including Stormwater Management, Servicing, Grading and ESC Siteplan Tech Construction Impact Management Plan Siteplan Tech Archaeological Report TMHC Slope Stability Report Haddad Geotechnical Traffic and TDM Report Trans-Plan Lighting Plans e-Lumen Noise Study YCA Engineering Heritage Impact Assessment TMHC Proposed Applications Proposed Official Plan Amendment The proposed Official Plan Amendment seeks to increase the maximum height from 9 to 11 metres. The applicant is proposing to amend Section 8.1.3 (f) of the Official Plan to increase the maximum height for all new development within the Stable Neighbourhoods designation from 9.0 metres to 11.0 metres on the subject property. The proposed Official Plan Amendment application is not introducing any new designations but specifically increasing the maximum height from 9.0 metres to 11.0 metres for development within the “Stable Neighbourhoods” designation. Page 5 of 55 January 23, 2024 6 of 11 Report No. PDS24-012 Proposed Zoning By-law Amendment The proposed Zoning By-law Amendment application seeks to rezone the subject property to permit the construction of 45 townhouse units on a common-elements condominium road. As shown in Figure 4, the Applicant proposes to rezone subject property from “Detached Third Density Residential (R3) Exception Zone (50)” and “Environmental Protection (EP) Zone” to “Townhouse Dwelling Residential R8 (XX) Exception Zone,” and “Environmental Protection (EP) Zone.” The Owner has submitted a draft Zoning By-law which is currently under review by staff. The following is a table to compare the difference between the parent R8 zoning requirements with the proposed Exception Zone: Parent R8 Zone Requirement Proposed R8 (XX) Exception Zone Permitted Uses Townhouses Townhouses Minimum Lot Area 180 square metres 128 square metres* Minimum Lot Frontage 6 metres per unit 5.5 metres per unit* Minimum Front Yard Setback 7.5 metres 4.5 metres* Minimum Rear Yard Setback 7.5 metres 5.5 metres* Minimum Exterior Side Yard Setback 6 metres 1.5 metres* Minimum Interior Side Yard Setback 0 metres for interior units 1.5 metres for end units 0 metres for interior units 1.2 metres for end units* Page 6 of 55 January 23, 2024 7 of 11 Report No. PDS24-012 Minimum Townhouse Parking 67.5 spaces 90 spaces Minimum Visitor Parking 13.5 spaces 10 spaces* Lot Coverage (maximum) 50% 59%* Height (maximum) 10 metres 11 metres* Note: The proposed bylaw exceptions are highlighted and labelled with an asterisk “*”. Final zoning performance standards will be evaluated by Staff in detail prior to the implementing Zoning By-law Amendment being brought forward to Council for enactment. Site Plan Application Concurrently, the applicant applied for a Site Plan application to implement the proposed land use amendments as shown in Figure 5. The Site Plan application will provide a further technical review of the proposed 45 townhouse units, access off St. John’s Sideroad East, emergency access off Pittypat Court, on-site parking, snow storage and the maneuverability of internal private common elements road. The proposed development seeks to provide walkway connections on site that will link to existing pedestrian infrastructure and trail connection to exiting neighbourhood park. As per Bill 109, the approval of the subject Site Plan application is delegated to staff. Furthermore, a future common elements Plan of Condominium application will also be required and directed to Council for consideration. Analysis Department / Agency Comments The proposed applications were circulated to all internal and external agencies for review and comments. The following is a summary of matters that will require further discussions on: Page 7 of 55 January 23, 2024 8 of 11 Report No. PDS24-012  Conformity to the Provincial Policy Statement, the Growth Plan, Regional and Local policies.  York Region approval on the vehicular access off St. Johns Sideroad East.  Proposed site-specific zoning standards.  Establish development limit established through Natural Heritage Evaluation and supporting environmental studies/reports.  Lake Simcoe Region Conservation Authority (LSRCA) review and confirmation of the floodplain limits on the subject property.  Ensuring the development protects the water quality, water quantity, phosphorous and water balance for the site. Public Comments A Community Information Meeting (CIM) was held on January 8, 2024, at the Aurora Public Library. Questions raised by members of the public included the following, with the corresponding responses also provided:  How long will the construction period be including the site remediation and excavation work? The applicant stated the project will be completed over approximately two years from approval, which includes initial excavation work, site remediation, and building construction.  What will unit pricing be? Unit pricing is not determined by the owner/applicant at this time but will be determined based on market conditions at the time of pre- sale.  Will St. John’s Sideroad East be widened? The Regional Municipality of York is the approval authority for any widening or access off St. John’s Sideroad East. The access off St. John's Sideroad will be restricted to right-in right-out.  Will Pittypat Court be affected by this proposal? The applicant is proposing an emergency only driveway access thru Pittypat Court. This emergency access is to serve the proposed development in case of a flooding event on St. John’s Sideroad East.  How is the floodplain affected by this development proposal? A portion of the subject property is within the floodplain. The floodplain limits are subject to the submission and approval of the appropriate environmental studies/reports by Lake Simcoe Region Conservation Authority (LSRCA). Page 8 of 55 January 23, 2024 9 of 11 Report No. PDS24-012 Advisory Committee Review The Town’s Accessibility Advisor reviewed the subject applications on behalf of the Accessibility Advisory Committee and provided comments related to the Design of Public Spaces (Built Environment) Standards enacted from the Province of Ontario, under the Accessibility for Ontarians with Disabilities Act. Any final review comments that need to be addressed with the Accessibility Advisory Advisor will be done prior to approval of the Site Plan application. Legal Considerations Subsections 22 (7) and 22 (7.0.2) of the Planning Act states that if Council refuses the Official Plan Amendment application or fails to make a decision on it within 120 days after the receipt of the application, the applicant (or the Minister) may appeal the application to the Ontario Land Tribunal (OLT). Subsection 34 (11.0.0.0.1) of the Planning Act states that if the passing of a Zoning Bylaw Amendment also requires an amendment to the Official Plan, and that if both applications are made on the same day, if Council refuses the Zoning By-law Amendment application or fails to make a decision on it within 120 days after the receipt of the application, the applicant (or Minister) may appeal the application to the OLT. The applications were received on October 20, 2023, and therefore, the applicant may appeal to the OLT after the date of February 17, 2024. Financial Implications There are no financial implications. Communications Considerations A Notice of Public Planning Meeting was published in the local newspapers and posted on the Town’s website. In addition, the notice was given by mail to all addressed property owners within a 120-metre radius of the subject lands. A Notice of the Public Planning meeting sign was also posted directly on the property. Public Meeting notification has been provided in accordance with the Planning Act. Page 9 of 55 January 23, 2024 10 of 11 Report No. PDS24-012 Climate Change Considerations To better understand if there are any adverse climate change impacts, staff has requested a Green Development Report in accordance with Section 5 of the Official Plan as part of the complete application submission of the site plan application. Link to Strategic Plan The proposed Official Plan and Zoning By-law Amendments 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 proposed official plan and zoning by-law amendments on the subject lands, the application will assist in working 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. Conclusions Staff will continue to review the subject applications having consideration for the above noted matters and comments received. The applicant can address the comments and incorporate required revisions as appropriate. A recommendation report will then be prepared for a future General Committee meeting once the technical review is completed. 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 – Site Plan and Architectural Details Page 10 of 55 January 23, 2024 11 of 11 Report No. PDS24-012 Previous Reports None. Pre-submission Review Agenda Management Team review on January 16, 2024 Approvals Approved by Marco Ramunno, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 11 of 55 O'HaraDrivePittypatCourtTaraHill CircleTwelve Oaks DriveSt John's SideroadYonge StreetOld Yonge Street Twelve Oaks DriveSt John's SideroadLOCATION MAPMap by the Town of Aurora Planning and Development Services Department, 11/14/2023. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2023, © First Base Solutions Inc., 2023 Orthophotography.kFIGURE 1St John's SdrdWellington St EVandorf SdrdHendersonDrive?Wellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington Rd02040MetresAPPLICANT: Macaulay Shiomi Howson Ltd.FILES: OPA-2023-04, ZBA-2023-04, SP-2023-13SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\65 St. John's Sideroad (Macauly Shiomi Howson Ltd) (OPA-2023-04, ZBA-2023-04, SP-2023-13)\65_St_Johns_Sideroad_Report_Maps.aprx, Figure_1_Location_MapPage 12 of 55 Pittypat Court Attridge DriveTara Hill CircleTwelveOaks Drive Old Yonge StreetST JOHN'S SIDEROADEXISTING OFFICIAL PLAN DESIGNATIONkAPPLICANT: Macaulay Shiomi Howson Ltd.FILES: OPA-2023-04, ZBA-2023-04, SP-2023-13FIGURE 2St John's SdrdWellington St EVandorf SdrdHendersonDrive?Wellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington RdSUBJECT LANDSExisting CommercialEnvironmental ProtectionSchedule A OPPublic ParklandStable NeighbourhoodsPrivate ParklandMap by the Town of Aurora Planning and Development Services Department, 2023-12-15. Base data provided by York Region & the Town of Aurora.02040MetresDocument Path: J:\data\data\Planning Maps\65 St. John's Sideroad (Macauly Shiomi Howson Ltd) (OPA-2023-04, ZBA-2023-04, SP-2023-13)\65_St_Johns_Sideroad_Report_Maps.aprx, Figure_2_Existing_Official_PlanPage 13 of 55 Pittypat Court Tara HillCircleSt John's SideroadTwelveOaksDriveOld Yonge StreetSt John's SideroadR1EPR3(50)C4(295)RA1(134)R3(269)R7(374)R3(392)RUO1EPR3(83)C4(251)R3R8(71)EXISTING ZONINGkFIGURE 3St John's SdrdWellington St EVandorf SdrdHendersonDrive?Wellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington RdAPPLICANT: Macaulay Shiomi Howson Ltd.FILES: OPA-2023-04, ZBA-2023-04, SP-2023-13SUBJECT LANDSOPEN SPACES ZONESOpen SpaceOZoning LegendCommunity CommercialC4COMMERCIAL ZONESRESIDENTIAL ZONESEnvironmental ProtectionEPDetached First Density ResidentialR1Detached Third Density ResidentialR3Special Mixed Density ResidentialR7Townhouse Dwelling ResidentialR8First Density Apartment ResidentialRA1RURAL ZONESRuralRUMap by the Town of Aurora Planning and Development Services Department, 11/14/2023. Base data provided by York Region & the Town of Aurora.02040MetresDocument Path: J:\data\data\Planning Maps\65 St. John's Sideroad (Macauly Shiomi Howson Ltd) (OPA-2023-04, ZBA-2023-04, SP-2023-13)\65_St_Johns_Sideroad_Report_Maps.aprx, Figure_3_Existing_ZoningPage 14 of 55 Tara Hill CircleSt John's SideroadTwelveOaksDriveOld Yonge StreetSt John's SideroadR1EPC4(295)R3(269)R7(374)R3(392)RUO1EPR3(83)C4(251)R3R8(71)R3(50)to R8-XXEP to R8-XXPROPOSED ZONINGkFIGURE 4St John's SdrdWellington St EVandorf SdrdHendersonDrive?Wellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington RdAPPLICANT: Macaulay Shiomi Howson Ltd.FILES: OPA-2023-04, ZBA-2023-04, SP-2023-13REZONE FROM R3(50) TO R8-XXOPEN SPACES ZONESOpen SpaceOZoning LegendCommunity CommercialC4COMMERCIAL ZONESRESIDENTIAL ZONESEnvironmental ProtectionEPDetached First Density ResidentialR1Detached Third Density ResidentialR3Special Mixed Density ResidentialR7Townhouse Dwelling ResidentialR8First Density Apartment ResidentialRA1RURAL ZONESRuralRUMap by the Town of Aurora Planning and Development Services Department, 09/01/2024. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\65 St. John's Sideroad (Macauly Shiomi Howson Ltd) (OPA-2023-04, ZBA-2023-04, SP-2023-13)\65_St_Johns_Sideroad_Report_Maps.aprx, Figure_4_Proposed_ZoningREZONE FROM EP TO R8-XXEPPage 15 of 55 434445161718191514131224252627232221209,6,72563$5.,1*06,'(:$/.06,'(:$/.06,'(:$/.06,'(:$/.&526 6 : $ / .$0(1,7<63$&(06,'(:$/.(0(5*(1&<$&&(66723,77<3$7&285706,'(:$/.06,'(:$/.&5266:$/.0:,'(/$1(:$<%8,/',1*$&&(667267-2+1 66,'(52$')/22'3/$,1352326('5(7$,1,1*:$//6((*5$',1*9,6,72563$5.,1*9,6,72563$5.,1*0:,'(/$1(:$<0:,'(/$1(:$<%8,/',1*%8,/',1*%8,/',1*1254367891011424140363534373839313233302928%8,/',1*%8,/',1*%8,/',1*352326('5(7$,1,1*:$//6((*5$',1*352326('5(7$,1,1*:$//6((*5$',1*352326('5(7$,1,1*:$//6((*5$',1*352326('5(7$,1,1*:$//6((*5$',1*'(9(/230(1767$1'$5'665 ST. JOHN'S SIDEROAD, AURORA=21,1*%</$:=21,1*%</$:$0(1'0(17352326('0,1,080/27)5217$*( 0 0,1,080/27$5($ 6400$;,080/27&29(5$*( 0,1,0805(48,5(')5217<$5' 0 0,1,0805(48,5(',17(5,256,'(<$5'00,1,0805(48,5('(;7(5,256,'(<$5'00,1,0805(48,5(')/$1.$*(<$5'00,1,0805(48,5('5($5<$5' 0 The Architect does not retain the consultants and thereforeis not responsible for the accuracy of the survey, structural,mechanical, electrical, etc. engineering information shown onthe drawing. Refer to the appropriate engineering drawingsbefore proceeding with work.Contractor shall verify and check all dimensions andconditions on site prior to starting any of the work andreport any discrepancy to the Architect and consultantsbefore proceeding. Construction must conform to allapplicable Codes and Requirements of Authorities havingJurisdiction pertaining to this application.No investigation has been undertaken or reported on by thisoffice in regards to the environmental condition or pollutionof this site.This drawing is not to be scaled.All dimensions and areas to be confirmed on site by OntarioLand Surveyor.COPYRIGHT JOHN G. WILLIAMS LIMITED ARCHITECTROPRELIMINARY SUBMISSIONOCT 02, 20231hZKZ͕KEϲϱ^d͘:K,EΖ^^/ZKΖ^/WZ<ΖD>,KD^/E͘KEWd^/dW>E^WͲϬϭ1tͲϮϳϮϱϭ͗ϯϬϬDdZ^KdKZϮϬϮϯZK D6&$/(0(75(6CONCEPT SITE PLANZ^/Ed/>s>KWDEdWZKWK^*MKYVIPage 16 of 55 Page 17 of 55 Page 18 of 55 Page 19 of 55 Page 20 of 55 Staff Presentation Public Planning Meeting 65 St. John’s Sideroad East Application: Official Plan Amendment, Zoning By-law Amendment Applicant: Macaulay Shiomi Howson Ltd. Location: 65 St John's Sideroad East File Number: OPA-2023-04; ZBA-2023-04 Related File: SP-2023-13 January 23, 2024 Page 21 of 55 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Location Subject Land: 65 St John's Sideroad East • Total Size: 1.29 hectares (3.21 acres) • Total Frontage: 61 metres (200 feet) Page 22 of 55 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Existing Official Plan Designation Official Plan designation: “Stable Neighbourhoods” and “Private Parkland” • Townhouse dwellings permitted within the Stable Neighbourhoods designation • Maximum height of 3 storeys or 9 metres • Private Parkland permits the use for public/private infrastructure. • The Private Parkland designation is to generally reflect the boundaries of the floodplain Page 23 of 55 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Existing Zoning • The current R3 (50) zoning is limited to one single detached dwelling unit and second suite dwelling • The EP zone permits for a range of agricultural uses, conservation uses, public parks and private parks Comprehensive Zoning By-law 6000-17: Zoned R3 (50) Detached Third Density Residential and EP Environmental Protection Page 24 of 55 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Project Proposed Development • 45 townhouse units, 3 storeys (11 metres) • Access through an internal condo road • 90 resident parking spaces (2 per unit) • 10 visitor spaces (8 regular, 2 barrier free) • Access off St. John’s Sideroad is restricted to right-in right-out • Emergency access thru Pittypat Court Page 25 of 55 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Emergency Access • An emergency access provides access to a subdivision development for emergency vehicles only, in the event the main access is not passable. • Adequate measures are to be incorporated on the emergency access to prevent use by private residents or delivery vehicles. For Illustration Purposes Only Page 26 of 55 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Proposed Official Plan Proposed Official Plan Amendment Official Plan Section 8.1.3 (f): ¾All new development within the ‘Stable Neighbourhoods’ designation shall have a maximum height of 3 storeys or 9 metres, whichever is less. Proposed Amendment: ¾The applicant is proposing to increase the maximum height within the ‘Stable Neighbourhoods’ designation to 11 metres. Page 27 of 55 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Proposed Zoning Proposed Zoning • “Townhouse Dwelling Residential (R8-XX)” with site specific standards and “Environmental Protection (EP)” • R8 site specific provisions includes the following: • setbacks • lot area • visitor parking • height • lot coverage • The proposed Environmental Protection boundary is subject to the approval of a Natural Heritage Evaluation. Page 28 of 55 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Conceptual Rendering • Townhouse units ranging from 1,800 sq.ft – 2,200 sq.ft • Two resident parking spaces per unit (one in garage and one on driveway) • Units will front onto a private condo road, which is subject to a future Plan of Condominium application Page 29 of 55 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Public Comments To Date A Community Information Meeting was hosted by the applicant on January 8th, 2024, with public discussion on: • Traffic conditions along St. John’s Sideroad East ¾The Regional Municipality of York is the approval authority for any widening or access off St. John’s Sideroad East. The access to St. John's Sideroad will be restricted to right-in right-out as confirmed by York Region. • Emergency access on Pittypat Court ¾The applicant is proposing an emergency only driveway access thru Pittypat Court. This emergency access is to serve the proposed development in case of a flooding event on St. John’s Sideroad East. • The impact to the existing floodplain limit ¾The applicant submitted a Natural Heritage Evaluation and accompanying environmental studies/reports, which are being reviewed by Lake Simcoe Region Conservation Authority (LSRCA) in relation to the existing floodplain limit. • The significant increase in density on the subject property ¾A detailed review of the proposed site-specific re-zoning application is being done by Town Staff and external agencies. Page 30 of 55 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Next Steps Next Steps in the Planning process: • Detailed review of the subject applications to be undertaken to address all comments including those received from this Public Planning Meeting • Detailed review of the proposed site-specific zoning standards • Development limit established by the Natural Heritage Evaluation • Revisions to be made by the applicant, and when appropriate, a staff report with recommendations will be presented at a future General Committee Meeting for consideration • All interested parties will be notified of updates relating to the subject application Page 31 of 55 Thank you For any questions please contact: Antonio Greco Planner agreco@aurora.ca 365-500-3103 Page 32 of 55 Applicant Presentation Side Park Community Information Meeting 65 St. John's Sideroad January 23, 2024 Page 33 of 55 IntroductionSituation OverviewRecommendationsImplementationAppendix4[JW[NJ\'JSJKNYX8JW[NHJXProjects6&4[JW[NJ\3J]Y8YJU)JXNLSProjects6&Projects4[JW[NJ\'JSJKNYX8JW[NHJX6&4[JW[NJ\1FSIXHFUJ)JXNLS4KKNHNFQ5QFS?TSNSLSite Plan9WFKKNHIJXNLS65 St. John’s Sideroad Side Park Page 34 of 55 IntroductionSituation OverviewRecommendationsImplementationAppendix4[JW[NJ\'JSJKNYX8JW[NHJXProjects6&4[JW[NJ\3J]Y8YJU)JXNLSProjects6&Projects4[JW[NJ\'JSJKNYX8JW[NHJX6&4[JW[NJ\1FSIXHFUJ)JXNLS4KKNHNFQ5QFS?TSNSLSite Plan9WFKKNHIJXNLS65 St. John’s Sideroad Side Park Page 35 of 55 IntroductionSituation OverviewRecommendationsImplementationAppendix4[JW[NJ\'JSJKNYX8JW[NHJXProjects6&4[JW[NJ\3J]Y8YJU)JXNLSProjects6&Projects4[JW[NJ\'JSJKNYX8JW[NHJX6&4[JW[NJ\1FSIXHFUJ)JXNLS4KKNHNFQ5QFS?TSNSLSite Plan9WFKKNHIJXNLS65 St. John’s Sideroad Side Park Page 36 of 55 IntroductionSituation OverviewRecommendationsImplementationAppendix65 St. John’s SideroadSide Park 4[JW[NJ\'JSJKNYX8JW[NHJXProjects6&4[JW[NJ\3J]Y8YJU)JXNLSProjects6&Projects4[JW[NJ\'JSJKNYX8JW[NHJX6&4[JW[NJ\1FSIXHFUJ)JXNLS4KKNHNFQ5QFS?TSNSLSite Plan9WFKKNHIJXNLSExisting Official PlanPage 37 of 55 IntroductionSituation OverviewRecommendationsImplementationAppendix65 St. John’s SideroadSide Park 4[JW[NJ\'JSJKNYX8JW[NHJXProjects6&4[JW[NJ\3J]Y8YJU)JXNLSProjects6&Projects4[JW[NJ\'JSJKNYX8JW[NHJX6&4[JW[NJ\1FSIXHFUJ)JXNLS4KKNHNFQ5QFS?TSNSLSite Plan9WFKKNHIJXNLSSide Park ZBA Schedule '1'Page 38 of 55 IntroductionSituation OverviewRecommendationsImplementationAppendix4[JW[NJ\'JSJKNYX8JW[NHJXProjects6&4[JW[NJ\3J]Y8YJU)JXNLSProjects6&Projects4[JW[NJ\'JSJKNYX8JW[NHJX6&4[JW[NJ\1FSIXHFUJ)JXNLS4KKNHNFQ5QFS?TSNSLSite Plan9WFKKNHIJXNLS65 St. John’s Sideroad Side Park Page 39 of 55 IntroductionSituation OverviewRecommendationsImplementationAppendix4[JW[NJ\'JSJKNYX8JW[NHJXProjects6&4[JW[NJ\3J]Y8YJU)JXNLSProjects6&Projects4[JW[NJ\'JSJKNYX8JW[NHJX6&4[JW[NJ\1FSIXHFUJ)JXNLS4KKNHNFQ5QFS?TSNSLSite Plan9WFKKNHIJXNLS65 St. John’s Sideroad Side Park Page 40 of 55 IntroductionSituation OverviewRecommendationsImplementationAppendix4[JW[NJ\'JSJKNYX8JW[NHJXProjects6&4[JW[NJ\3J]Y8YJU)JXNLSProjects6&Projects4[JW[NJ\'JSJKNYX8JW[NHJX6&4[JW[NJ\1FSIXHFUJ)JXNLS4KKNHNFQ5QFS?TSNSLSite Plan9WFKKNHIJXNLS65 St. John’s Sideroad Side Park Page 41 of 55 IntroductionSituation OverviewRecommendationsImplementationAppendix4[JW[NJ\'JSJKNYX8JW[NHJXProjects6&4[JW[NJ\3J]Y8YJU)JXNLSProjects6&Projects4[JW[NJ\'JSJKNYX8JW[NHJX6&4[JW[NJ\1FSIXHFUJ)JXNLS4KKNHNFQ5QFS?TSNSLSite Plan9WFKKNHIJXNLS 65 St. John’s Sideroad Side Park Community Information Meeting – January 8, 2024 Comments raised included: ● Servicing and SWM ● Snow Storage/ Salt mitigation ● Traffic, St. John SR/ Yonge Street, ● Access/Pittypat Interface ● Tree removals ● Retaining walls ● Visitor Parking ● Floodplain ● Density and unit types Page 42 of 55 IntroductionSituation OverviewRecommendationsImplementationAppendix4[JW[NJ\'JSJKNYX8JW[NHJXProjects6&4[JW[NJ\3J]Y8YJU)JXNLSProjects6&Projects4[JW[NJ\'JSJKNYX8JW[NHJX6&4[JW[NJ\1FSIXHFUJ)JXNLS4KKNHNFQ5QFS?TSNSLSite Plan9WFKKNHIJXNLS 65 St. John’s Sideroad Side Park Servicing and SWM ● Functional Servicing Report Submitted as part of complete application ● Reviewed by Town, Region and LSRCA ● Services are readily available to the site (St. John’s Sideroad) ● SWM is handled on-site, meeting all municipal and agency requirements Page 43 of 55 IntroductionSituation OverviewRecommendationsImplementationAppendix4[JW[NJ\'JSJKNYX8JW[NHJXProjects6&4[JW[NJ\3J]Y8YJU)JXNLSProjects6&Projects4[JW[NJ\'JSJKNYX8JW[NHJX6&4[JW[NJ\1FSIXHFUJ)JXNLS4KKNHNFQ5QFS?TSNSLSite Plan9WFKKNHIJXNLS 65 St. John’s Sideroad Side Park Snow Storage/ Salt mitigation ● Proposed Condo Development – excess snow would be trucked off site ● Additional Options for snow storage (later in this presentation) ● Discussion with LSRCA regarding salt management and mitigation Page 44 of 55 IntroductionSituation OverviewRecommendationsImplementationAppendix4[JW[NJ\'JSJKNYX8JW[NHJXProjects6&4[JW[NJ\3J]Y8YJU)JXNLSProjects6&Projects4[JW[NJ\'JSJKNYX8JW[NHJX6&4[JW[NJ\1FSIXHFUJ)JXNLS4KKNHNFQ5QFS?TSNSLSite Plan9WFKKNHIJXNLS 65 St. John’s Sideroad Side Park Transportation ● Transportation and TDM study submitted as part of complete application ● Reviewed by Town and Region ● Comments regarding St. John’s access from Region Page 45 of 55 IntroductionSituation OverviewRecommendationsImplementationAppendix4[JW[NJ\'JSJKNYX8JW[NHJXProjects6&4[JW[NJ\3J]Y8YJU)JXNLSProjects6&Projects4[JW[NJ\'JSJKNYX8JW[NHJX6&4[JW[NJ\1FSIXHFUJ)JXNLS4KKNHNFQ5QFS?TSNSLSite Plan9WFKKNHIJXNLS 65 St. John’s Sideroad Side Park Transportation ● Preliminary Analysis of Right in/Right out access from St. John’s Page 46 of 55 IntroductionSituation OverviewRecommendationsImplementationAppendix4[JW[NJ\'JSJKNYX8JW[NHJXProjects6&4[JW[NJ\3J]Y8YJU)JXNLSProjects6&Projects4[JW[NJ\'JSJKNYX8JW[NHJX6&4[JW[NJ\1FSIXHFUJ)JXNLS4KKNHNFQ5QFS?TSNSLSite Plan9WFKKNHIJXNLS 65 St. John’s Sideroad Side Park Access/Pittypat Interface Main Access Emergency Access Only Page 47 of 55 IntroductionSituation OverviewRecommendationsImplementationAppendix4[JW[NJ\'JSJKNYX8JW[NHJXProjects6&4[JW[NJ\3J]Y8YJU)JXNLSProjects6&Projects4[JW[NJ\'JSJKNYX8JW[NHJX6&4[JW[NJ\1FSIXHFUJ)JXNLS4KKNHNFQ5QFS?TSNSLSite Plan9WFKKNHIJXNLS 65 St. John’s Sideroad Side Park Tree removals ● Trees are proposed to be removed, Arborist Report and Landscape Plans are submitted as part of complete application and reviewed for compliance with Town Standards ● Will be replanted, replaced, compensated at (or exceeding) the Town Standard Retaining walls ● Sloping site does require the use of retaining walls ● Using all efforts to reduce the height of walls and screen from public view Page 48 of 55 IntroductionSituation OverviewRecommendationsImplementationAppendix4[JW[NJ\'JSJKNYX8JW[NHJXProjects6&4[JW[NJ\3J]Y8YJU)JXNLSProjects6&Projects4[JW[NJ\'JSJKNYX8JW[NHJX6&4[JW[NJ\1FSIXHFUJ)JXNLS4KKNHNFQ5QFS?TSNSLSite Plan9WFKKNHIJXNLS 65 St. John’s Sideroad Side Park Parking/Visitor Parking ● Town of Aurora By-law requires 1.5 parking spaces per unit and 20% visitor parking ● Current proposal includes 2.0 parking spaces per unit and; ● 10 visitor spaces currently proposed, reviewing options for additional visitor parking (discussed in upcoming slides) Page 49 of 55 IntroductionSituation OverviewRecommendationsImplementationAppendix4[JW[NJ\'JSJKNYX8JW[NHJXProjects6&4[JW[NJ\3J]Y8YJU)JXNLSProjects6&Projects4[JW[NJ\'JSJKNYX8JW[NHJX6&4[JW[NJ\1FSIXHFUJ)JXNLS4KKNHNFQ5QFS?TSNSLSite Plan9WFKKNHIJXNLS 65 St. John’s Sideroad Side Park Floodplain ● Floodplain Analysis completed and submitted as part of complete application ● St. John Sideroad (and north portion of this site) does flood in Major Storm scenarios ● Proposal includes cut and fill proposal which revises the current floodline on the site ● Cut/Fill is a standard practice that is utilized throughout the GTA, LSRCA has standards to be met ● Continuing to work with the LSRCA to finalize the floodline work and obtain approval Page 50 of 55 IntroductionSituation OverviewRecommendationsImplementationAppendix4[JW[NJ\'JSJKNYX8JW[NHJXProjects6&4[JW[NJ\3J]Y8YJU)JXNLSProjects6&Projects4[JW[NJ\'JSJKNYX8JW[NHJX6&4[JW[NJ\1FSIXHFUJ)JXNLS4KKNHNFQ5QFS?TSNSLSite Plan9WFKKNHIJXNLS 65 St. John’s Sideroad Side Park Density and unit types ● Current Official Plan permits townhouses ● OP Amendment only for building height (current OP permits 3 storeys or 9m) – proposal is for 11m ● No amendment required for proposed density ● New Official Plan (adopted by Aurora) ● Removes 9m height limit ● Permits Townhouses and Stacked Townhouses up to 4 storeys on properties at the edge of neighbourhoods with frontage/access on arterial road Page 51 of 55 IntroductionSituation OverviewRecommendationsImplementationAppendix4[JW[NJ\'JSJKNYX8JW[NHJXProjects6&4[JW[NJ\3J]Y8YJU)JXNLSProjects6&Projects4[JW[NJ\'JSJKNYX8JW[NHJX6&4[JW[NJ\1FSIXHFUJ)JXNLS4KKNHNFQ5QFS?TSNSLSite Plan9WFKKNHIJXNLS 65 St. John’s Sideroad Side Park Potential Option/ Next Steps Limited to Emergency Access Only Review this area, additional snow storage and visitor parking Review this area, additional flood storage Page 52 of 55 IntroductionSituation OverviewRecommendationsImplementationAppendix4[JW[NJ\'JSJKNYX8JW[NHJXProjects6&4[JW[NJ\3J]Y8YJU)JXNLSProjects6&Projects4[JW[NJ\'JSJKNYX8JW[NHJX6&4[JW[NJ\1FSIXHFUJ)JXNLS4KKNHNFQ5QFS?TSNSLSite Plan9WFKKNHIJXNLS 65 St. John’s Sideroad Side Park Next Steps ● Continue to work with the Town and commenting agencies to resolve comments ● Revised plan and circulation to follow this Public Meeting ● Access to be from St. John’s Sideroad only, Emergency Access only to Pittypat ● Look at ‘areas of interest’ on previous slide, which has the effect of responding to a number of the comments received to date: ○ Assisting with floodplain storage ○ Providing additional area for Snow Storage ○ Providing additional areas for tree planting and landscaping ○ Add additional visitor parking Page 53 of 55 Thank you for your time Page 54 of 55 The Corporation of The Town of Aurora By-law Number XXXX-24 Being a By-law to confirm actions by Council resulting from a Council Public Planning meeting on January 23, 2024. The Council of the Corporation of The Town of Aurora hereby enacts as follows: 1. That the actions by Council at its Council Public Planning meeting held on January 23, 2024, 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 23rd day of January, 2024. Tom Mrakas, Mayor Jaclyn Grossi, Deputy Town Clerk Page 55 of 55