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Agenda - Public Planning - 20240514
Town of Aurora Council Public Planning Meeting Revised Agenda Date:Tuesday, May 14, 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 PDS24-058 - Application for Official Plan Amendment and Zoning By-law Amendment, 200 Wellington Holding Corp., 7 Lacey Court, Plan 65M2583, Block 12, File Number: OPA-2024-01; ZBA-2024-01, Related File Number: SP-2024-01 1 That Report No. PDS24-058 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 Committee of the Whole meeting. 2. *5.1.1 Staff Presentation 21 *5.1.2 Applicant Presentation 36 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 May 14, 2024 59 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 -058 Subject: Application for Official Plan Amendment and Zoning By-law Amendment 200 Wellington Holding Corp. 7 Lacey Court PLAN 65M2583 BLOCK 12 File Number: OPA-2024-01; ZBA-2024-01 Related File Number: SP-2024-01 Prepared by: Antonio Greco, Planner Department: Planning and Development Services Date: May 14, 2024 Recommendation 1. That Report No. PDS24-058 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 Committee of the Whole 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 7 Lacey Court. The following is a summary of the development proposal: The proposed Official Plan Amendment seeks to redesignate a portion of the property from “Existing Major Institutional” to “Stable Neighbourhoods” and “Environmental Protection” and increase the maximum height from 9.0 to 10.0 metres. Page 1 of 59 May 14, 2024 2 of 12 Report No. PDS24-058 The proposed Zoning By-law Amendment application seeks to rezone a portion of the subject property to permit the construction of 29 townhouse units on a common-elements condominium road. A preliminary review of the proposed application has been undertaken by Town departments and public agencies, with those comments and any additional comments from the Public Planning Meeting to be addressed prior to a recommendation report being brought forward to Council. Background Application History A pre-consultation meeting was held with the applicant in June 2023. The subject applications were then received and deemed complete by the Town in March 2024. 200 Wellington Street West (OPA-2021-06; ZBA-2021-08; SP-2022-06) As shown in Figure 6, the property municipally knows as 200 Wellington Street West abuts the subject application on 7 Lacey Court. In March 2023, the Ontario Land Tribunal approved the Official Plan (OPA-2021-06) and Zoning By-law Amendments (ZBA-2021-08) subject to a site plan agreement. The Site Plan Application is currently under technical review with the Town and External Agencies. As such, the final Official Plan and Zoning By-law has not been enacted. The approved development on 200 Wellington Street West is considered as Phase 1 in the overall development of the abutting properties on 7 Lacey Court. The approved development will construct a total of 27 townhouse units in five blocks, with access via a private driveway and private road accessible via Wellington Street West. The subject Official Plan Amendment and Zoning By-law Amendment on the southern portion of 7 Lacey Court is considered as Phase 2. There is a direct connection between 7 Lacey Court and 200 Wellington Street West. Location / Land Use The subject site is located at the northeast corner of Wellington Street West and McLeod Drive, west of Yonge Street and east of Bathurst Street (Figure 1 – Location Map). The site has a total area of 1.06 hectares (2.71 acres) with a frontage of approximately 26.5 metres along Lacey Court and 98.5 metres along Wellington Street Page 2 of 59 May 14, 2024 3 of 12 Report No. PDS24-058 West. The site is currently home to the Christ Evangelical Luther Church, with access currently provided via a driveway off Lacey Court. The area subject to the proposed amendments comprises of approximately 0.7 hectares (1.77 acres) of the total site area and is illustrated as the southern portion in Figure 1. Surrounding Land Uses The surrounding land uses are as follows: North: Christ Evangelical Lutheran Church (is to remain) and single detached dwellings. South: Single detached dwellings, Ontario Land Tribunal (OLT) approved 11 single detached dwellings on 497 Wellington Street West (ZBA-2014-07; SP-2015-01). East: OLT approved in principle for 27 townhouse units on a private road with access via Wellington Street West (OPA-2021-06; ZBA-2021-08; SP-2022-06). West: Low-density residential subdivision and stormwater management facility. 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, and 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. Page 3 of 59 May 14, 2024 4 of 12 Report No. PDS24-058 York Region Official Plan (YROP) The subject lands are designated as part of the established “Urban Area” of the YROP. Urban Areas are planned to accommodate a significant portion of growth for the Region through intensification. 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. Additionally, the 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. Given that the subject property is fronting onto a Regional road, the Regional Municipality of York is the approval authority for all Official Plan Amendments. Section 7.3.8 of the Region of York Official Plan states that amendments to local Official Plans may be exempt from Regional approval if they are of local significance and no Regional interest is adversely affected. York Region is currently the approval authority for this Official Plan Amendment and will consider an exemption once Regional comments have been addressed. Town of Aurora Official Plan 2010 The subject property is designated “Existing Major Institutional” within the Town of Aurora Official Plan. The property also falls within the area covered by Official Plan Amendment 48 (OPA 48) which also designates the property as “Institutional.” It is the intent of this designation to protect the function of those existing uses and to facilitate the development of other major institutional uses to support the local community and strengthen the role of the Town as a regional service provider. The Existing Major Institutional occupies the entirety of the subject property as illustrated in Figure 2 and permits for public and private schools, Municipal Community Services and homes for the aged uses. Furthermore, as depicted in Figure 2, the southern portion of the property is subject to the Official Plan Amendment, with the northern portion to remain as currently designated “Institutional” and continue to house the Christ Evangelical Lutheran Church. Zoning By-law 6000-17, as amended As shown on Figure 3, the subject property is currently zoned “Institutional (I),” within the Town’s Zoning By-law 6000-17, as amended. The Institutional zone permits for a wide variety of uses such as Day Care Centres, Places of Worship, Recreation Centres, Page 4 of 59 May 14, 2024 5 of 12 Report No. PDS24-058 Schools, and Long-Term Care Facilities. The southern portion of the property is subject to the Zoning By-law Amendment, with the northern portion to remain as “Institutional.” 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. Architectural Plans Kirshenblatt Urban Architecture Arborist Report JBD Associates Limited Archaeological Study Amick Consultants Limited Construction Mitigation Plan Broadview Group Functional Servicing Report Husson Engineering + Management Geotechnical Investigation EXP Services Inc. Hydrogeology & Water Balance Report EXP Services Inc. Landscape Cost Estimate JBD Associates Limited Landscape Plans JBD Associates Limited Scoped Natural Heritage Evaluation Azimuth Environmental Consulting Noise and Vibration Report Thornton Tomasetti Phase One ESA EXP Services Inc. Survey Guido Papa Surveying Grading Plan Husson Engineering + Management Page 5 of 59 May 14, 2024 6 of 12 Report No. PDS24-058 Servicing Plan Husson Engineering + Management Cross Sections Plan Husson Engineering + Management Permeable Pavement Details Husson Engineering + Management Erosion and Sediment Control Plan Husson Engineering + Management Traffic Impact Assessment CGE Transportation Consulting Proposed Applications Proposed Official Plan Amendment The proposed Official Plan Amendment seeks to redesignate a portion of the property from “Existing Major Institutional” to “Stable Neighbourhoods” and “Environmental Protection” and increase the maximum height from 9.0 to 10.0 metres. As shown in Figure 4, the applicant proposes to redesignate a portion of the property from “Existing Major Institutional” to “Stable Neighbourhoods” and “Environmental Protection.” Additionally, the applicant is also 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 10.0 metres on the subject property. Proposed Zoning By-law Amendment The proposed Zoning By-law Amendment application seeks to rezone a portion of the subject property to permit the construction of 29 townhouse units on a common- elements condominium road. As shown in Figure 5, the applicant proposes to rezone a portion of the subject property from “Institutional (I) 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, the OLT principle approval for 200 Wellington Street West and the proposed R8 Exception Zone: Page 6 of 59 May 14, 2024 7 of 12 Report No. PDS24-058 Parent R8 Zone Standards 200 Wellington St. (OLT Approved in Principle) Proposed R8 (XX) Exception Zone Permitted Uses Townhouses Townhouses Townhouses Minimum Lot Area 180 square metres 140 square metres 140 square metres* Minimum Lot Frontage 6 metres per unit 5.5 metres per unit 5.5 metres per unit* Minimum Front Yard Setback 7.5 metres 5.3 metres 5.3 metres* Minimum Rear Yard Setback 7.5 metres 7.5 metres 7.5 metres Minimum Rear Yard Setback 6.0 metres 1.6 metres 2.0 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 0 metres for interior units 1.1 metres for end units* Minimum Townhouse Parking 44 spaces 54 spaces 58 spaces Minimum Visitor Parking 12 spaces 6 spaces 7 spaces* Minimum Combined Total Parking 53 spaces 60 spaces 65 spaces Page 7 of 59 May 14, 2024 8 of 12 Report No. PDS24-058 Lot Coverage (maximum) 50% 31% 30% Height (maximum) 10 metres 10 metres 10 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 6 and 7. The Site Plan application will provide a further technical review of the proposed 29 townhouse units, interconnectedness through the property to the east (200 Wellington Street), on-site parking, snow storage and the maneuverability of internal private common elements road. The current vehicular access for the proposed development demonstrates a Right- In only access from Wellington Street West. The Regional Municipality of York has provided comments in regard to this proposed access and permitted a Right-In/Right- Out access option, provided that a raised barrier median is constructed on Wellington Street. Further technical review of the Site Plan application will continue following the appropriate land use and zoning matters being in place. As per Bill 109, the approval of the subject Site Plan application is delegated to staff, however, a future common elements Plan of Condominium and Part Lot Control application will also be required and directed to Council for consideration. Consent Application As shown in Figure 8, the proposed development will also require a Consent application to the Committee of Adjustment to sever off the northern portion of the land containing the Christ Evangelical Lutheran Church, which is to remain as part of these applications. The Church would effectively remain as its own parcel and the proposed development, if approved, will occupy the southern portion of the site. The applicant as stated that they will be applying for a Consent Application following the statutory Public Planning Meeting. Page 8 of 59 May 14, 2024 9 of 12 Report No. PDS24-058 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: Conformity to the Provincial Policy Statement, the Growth Plan, Regional and Local policies. Appropriateness of vehicular access off Wellington Street West. Lake Simcoe Region Conservation Authority (LSRCA) review and confirmation of the Environmental Protection limits on the subject property. Ensuring appropriate landscaping buffers are provided for the proposed development. The maintenance and management of stormwater on site. Proposed site-specific zoning standards. Public Comments A Community Information Meeting (CIM) was held on April 9, 2024, at the Christ Evangelical Luther Church. Questions raised by members of the public included the following, with the corresponding responses also provided: Will the Christ Evangelical Luther Church remain on the property? The northern portion of the property containing the Church will remain and be severed off as its own parcel through a Consent Application to the Committee of Adjustment. Will the Church parking lot be used as overflow parking for the development? There is no physical connection between the proposed townhouse development and the existing Church. The proposed development provides for a surplus in total combined parking spaces (residential and visitor spaces) which can all be accommodated on site. Will the existing trees on the western side of the property be removed? The applicant has submitted a landscape plan demonstrating the trees in behind the four McLeod Drive properties being retained and the ones abutting the storm water management facility being removed. Page 9 of 59 May 14, 2024 10 of 12 Report No. PDS24-058 Will there be vehicular access from the proposed development to the Church? The internal driveway will provide for a dead end on the north side, with no vehicular access to the Church. What type of access is being provided off Wellington Street West? The applicant has demonstrated access to Wellington Street West to be limited to a Right-In only, which is subject to the approval of York Region. The Region has provided comments as part of the first submission review and has permitted a Right-In/Right-Out access option, provided that a raised barrier median is constructed on Wellington Street. Advisory Committee Review The Town’s Accessibility Advisor reviewed the subject applications on behalf of the Accessibility Advisory Committee and provided recommendations to install the appropriate accessible curb ramp wherever any path of travel crosses a curb and ensure snow storage does not interfere with barrier-free visitor parking, nor path of travel. 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 By- law Amendment also requires an amendment to the Official Plan, and that if both applications are made on the same day, if Council refuses the Zoning By-law Amendment application or fails to make a decision 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 March 7, 2024, and therefore, the applicant may appeal to the OLT after the date of July 5, 2024. Financial Implications There are no financial implications. Page 10 of 59 May 14, 2024 11 of 12 Report No. PDS24-058 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. 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. Page 11 of 59 May 14, 2024 12 of 12 Report No. PDS24-058 Attachments Figure 1 – Location Map Figure 2 – Existing Official Plan Designation Figure 3 – Existing Zoning By-Law Figure 4 – Proposed Official Plan Designations Figure 5 – Proposed Zoning By-law Figure 6 – Site Plan Figure 7 – Elevations Figure 8 – Proposed Severance Plan Previous Reports None. Pre-submission Review Agenda Management Team review on May 2, 2024. Approvals Approved by Marco Ramunno, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 12 of 59 KenleaCourtMurdockAvenue Wellington Street West Harmon Avenue Gilbank Drive Lacey Cou r tMcLeo d D r i v e J:\data\data\Planning Maps\7 Lacey Court (Macaulay Shiomi Howson Ltd) (OPA-2024-01, ZBA-2024-01, SP-2024-01)\Figure_Maps_7_Lacey_Court_BlackAndWhite_update.aprx Map created for the Town of Aurora Planning & Development Services Department, 4/19/2024. Base data provided by the Town of Aurora and the Regional Municipality of York. Air photos taken Spring2023,© First Base Solutions Inc., 2023 Orthophotography. k 02550 Metres Area Subject to the Amendments FIGURE 1 APPLICANT: 200 Wellington Holding Corp FILES: OPA-2024-01, ZBA-2024-01, SP-2024-01 LOCATION MAP HENDERSON DR IVEBAYVIEWAVENUELESLIESTREETBATHURST STREETBLOOMINGTON ROADYONGESTREETSTJOHN'S S I DEROAD WELLINGTON STREET EAST HIGHWAY404HIGHWAY404Subject Property Page 13 of 59 SismanAvenueMilestoneCrescent Wellington Street WestDelayne DriveLaurwoodCourtHill s i d e D r i v e Milestone Crescent LougheedCourtBell DriveBaycroftLaneCrawfordRose DriveDinsmore Terrace Mc L e o d D r i v e Gilbank D r i v e Tim psonDriveKenlea Court SenatorCourtAurora Heights Drive Autumn Way LangmanPlaceMarksburyCourt Lacey Court Tannery Creek Crescent Murray DriveHilldale RoadDelay n e D r i v e Fal a n H e i g h t s Cre s c e n t Harmon Avenue Murdo c k A v e n u e Hammond DriveJ:\data\data\Planning Maps\7 Lacey Court (Macaulay Shiomi Howson Ltd) (OPA-2024-01, ZBA-2024-01, SP-2024-01)\Figure_Maps_7_Lacey_Court_BlackAndWhite_update.aprx Map created for the Town of Aurora Planning & Development Services Department, 4/19/2024. Base data provided by the Town of Aurora and the Regional Municipality of York. Air photos taken Spring2023,© First Base Solutions Inc., 2023 Orthophotography. k 0 50 100 Metres Area Subject to the AmendmentsFIGURE 2 APPLICANT: 200 Wellington Holding Corp FILES: OPA-2024-01, ZBA-2024-01, SP-2024-01 EXISTING OFFICIAL PLAN DESIGNATION HENDERSON DR IVEBAYVIEWAVENUELESLIESTREETBATHURST STREETBLOOMINGTON ROADYONGESTREETSTJOHN'S S IDEROAD WELLINGTON STREET EAST HIGHWAY404HIGHWAY404Subject Property Suburban Residential Stable Neighbourhoods Public Parkland Private Parkland Existing Major Institutional Environmental Protection Official Plan Designation Page 14 of 59 Hill s i d e Drive Timps o n D r i v e SismanAvenueMurrayDriveLangmanPlaceLacey C ou rtSpringfair AvenueAutumn W a y McLe o d D r i v e Timpson DriveTannery C reekCrescentHilldale RoadF a l an Height s C r e s c e ntGilbank Drive Delay n e D r i v e Ti m p s on Drive Aurora Heights Drive Harmon Avenue Murdo c k A venue Wellington Street West HammondDriv e R3(84) EP(509) R3(43)R4(27) EP EP EP-ORM I RA2(521)I R3(43) R3 EP C1(129) O1 R8 R6 I ER(14) R3 R4(42) R3 R3(43) R4(27) EP R3(53) R1 R8 O1 R3(40) R3-SN(497) R3 R3(60)R3(51) R1 R3(50)R4(27)EP RA1 O1 R1(478) R3(43) EP R3(50) R4(39) R3(28) R4(38)R4(508)R8(224) EPR3(46)R1(250)R2(44)R4(42) R8(58) J:\data\data\Planning Maps\7 Lacey Court (Macaulay Shiomi Howson Ltd) (OPA-2024-01, ZBA-2024-01, SP-2024-01)\Figure_Maps_7_Lacey_Court_BlackAndWhite_update.aprx Map created for the Town of Aurora Planning & Development Services Department, 4/19/2024. Base data provided by the Town of Aurora and the Regional Municipality of York. Air photos taken Spring2023,© First Base Solutions Inc., 2023 Orthophotography. k 0 50 100 Metres Area Subject to the AmendmentsFIGURE 3 APPLICANT: 200 Wellington Holding Corp FILES: OPA-2024-01, ZBA-2024-01, SP-2024-01 EXISTING ZONING MAP ))3R(3((4403 HENDERSON DR IVEBAYVIEWAVENUELESLIESTREETBATHURST STREETBLOOMINGTON ROADYONGESTREETSTJOHN'S S I DEROAD WELLINGTON STREET EAST HIGHWAY404HIGHWAY 404 I Institutional EP Environmental Protection O1 Public Open Space C1 Convenience Commercial Commercial Zones Open Space Zones Institutional Zones R3 Detached Third Density Residential R8 Townhouse Dwelling Residential R1 Detached First Density Residential R4 Detached Fourth Density Residential RA1 First Density Apartment Residential RA2 Second Density Apartment Residential R6 Semi-Detached and Duplex Dwelling Residential ER Estate Residential Residential Zones Subject Property Page 15 of 59 HillsideDrive Dinsmore TerraceMcLeodDriveKenlea Court Wellington Street West Murdock Avenue Harmon Avenue Lacey Court Gilbank Drive Timpson DriveHilldale RoadJ:\data\data\Planning Maps\7 Lacey Court (Macaulay Shiomi Howson Ltd) (OPA-2024-01, ZBA-2024-01, SP-2024-01)\Figure_Maps_7_Lacey_Court_BlackAndWhite_update.aprx Map created for the Town of Aurora Planning & Development Services Department, 4/19/2024. Base data provided by the Town of Aurora and the Regional Municipality of York. Air photos taken Spring2023,© First Base Solutions Inc., 2023 Orthophotography. k 02550 MetresFIGURE 4 APPLICANT: 200 Wellington Holding Corp FILES: OPA-2024-01, ZBA-2024-01, SP-2024-01 PROPOSED OFFICIAL PLAN DESIGNATION HENDERSON DR IVEBAYVIEWAVENUELESLIESTREETBATHURST STREETBLOOMINGTON ROADYONGESTREETSTJOHN'S S I DEROAD WELLINGTON STREET EAST HIGHWAY404HIGHWAY404Suburban Residential Stable Neighbourhoods Public Parkland Private Parkland Existing Major Institutional Environmental Protection Official Plan Designation From Existing Major Institutional to Stable Neighbourhoods From Existing Major Institutional to Environmental Protection Proposed Official Plan Designation Area Subject to the Amendments Subject Property Page 16 of 59 Timpson Dri v e Kenlea C o u r t McLeod DriveSenator CourtHillsid e Drive McLeodD r i ve Lacey Cour t TimpsonDriveTannery C r e e k C r e s c e n t HilldaleRoadHarmon Avenue Timpson D ri v e Gilbank D r i v e Murdo ckAvenue Wellington S t r e e t W est R8-;; EP EP(509) EP EP EP-ORM I I EP ER(14) R3R4(27) R1 R3-SN(497)R3(60)R3(51) R1 R3(50) O1 EP R3(50) R3(28) R4(508) R8(224) J:\data\data\Planning Maps\7 Lacey Court (Macaulay Shiomi Howson Ltd) (OPA-2024-01, ZBA-2024-01, SP-2024-01)\Figure_Maps_7_Lacey_Court_BlackAndWhite_update.aprx Map created for the Town of Aurora Planning & Development Services Department, 4/19/2024. Base data provided by the Town of Aurora and the Regional Municipality of York. Air photos taken Spring2023,© First Base Solutions Inc., 2023 Orthophotography. k 02550 MetresFIGURE 5 APPLICANT: 200 Wellington Holding Corp FILES: OPA-2024-01, ZBA-2024-01, SP-2024-01 PROPOSED ZONING MAP a44HENDERSON DR IVEBAYVIEWAVENUELESLIESTREETBATHURST STREETBLOOMINGTON ROADYONGESTREETSTJOHN'S S I DEROAD WELLINGTON STREET EAST HIGHWAY404HIGHWAY 404Proposed Zoning I Institutional EP Environmental Protection O1 Public Open Space C1 Convenience Commercial Commercial Zones Open Space Zones Institutional Zones R3 Detached Third Density Residential R8 Townhouse Dwelling Residential R1 Detached First Density Residential R4 Detached Fourth Density Residential RA1 First Density Apartment Residential RA2 Second Density Apartment Residential R6 Semi-Detached and Duplex Dwelling Residential ER Estate Residential Residential Zones Rezone From I to EP Rezone From I to R8-;; Area Subject to the Amendments Subject Property Page 17 of 59 200 Wellington Street WestOLT Approved in Principle(OPA-2021-06; ZBA-2021-08; SP-2022-06))LJXUHPage 18 of 59 /(9(//(9(/ /(9(/ 5')/225&(,/,1*7232)522) 55/(9(//(9(/ /(9(/ 5')/225&(,/,1*7232)522) /(9(//(9(/ /(9(/ 5')/225&(,/,1*7232)522) /(9(//(9(/ /(9(/ 5')/225&(,/,1*7232)522) 55'UDZLQJ7LWOH 6FDOH 'UDZQE\ &KHFNHGE\ 3URMHFW1R 'DWH 1R ,VVXHG)RU 'DWH 'UDZLQJ1R 1R 5HYLVLRQ 'DWH 6RUZ°*GZK ,ORK°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° 63) B;YKXYBY_R]OB*UI[SKTZYB 6=KRROTMZUT°9ZXKKZ°=°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age 19 of 59 KenleaCourt Murdo c k A venueMcLeod Drive Wellington Street West Harmon Avenue Gilbank Drive Lacey Court M c L e o d Dri veWellington Street West J:\data\data\Planning Maps\7 Lacey Court (Macaulay Shiomi Howson Ltd) (OPA-2024-01, ZBA-2024-01, SP-2024-01)\Figure_Maps_7_Lacey_Court_BlackAndWhite_update.aprx Map created for the Town of Aurora Planning & Development Services Department, 4/19/2024. Base data provided by the Town of Aurora and the Regional Municipality of York. Air photos taken Spring2023,© First Base Solutions Inc., 2023 Orthophotography. k 02550 Metres PROPOSED SEVERANCE PLAN APPLICANT: 200 Wellington Holding Corp FILES: OPA-2024-01, ZBA-2024-01, SP-2024-01 FIGURE HENDERSON DR IVEBAYVIEWAVENUELESLIESTREETBATHURST STREET BLOOMINGTON ROADYONGESTREETSTJOHN'S S IDEROAD WELLINGTON STREET EAST HIGHWAY404HIGHWAY 404Proposed Severed Lot Proposed Retained Lot Page 20 of 59 Public Planning Meeting 7 Lacey Court Application: Official Plan Amendment, Zoning By-law Amendment Applicant: 200 Wellington Holding Corp. Location: 7 Lacey Court File Number: OPA-2024-01; ZBA-2024-01 Related File: SP-2024-01 May 14, 2024 Staff Presentation Page 21 of 59 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Site Context Surrounding Area Page 22 of 59 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Location Subject Land: 7 Lacey Court • Subject Property total Size: 1.06 hectares (2.71 acres) • Area subject to the proposed amendments comprises of approximately 0.7 hectares (1.77 acres) • Total Frontage: 26.5 metres (87 ft) along Lacey Court and 98.5 metres (323 ft) along Wellington Street West Subject applications Page 23 of 59 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Existing Official Plan Designation Official Plan designation: “Existing Major Institutional” Permitted Uses: • Government service delivery and administration facilities • Place of worship • Public and private educational facilities • Parks and recreation facilities • Adult care facilities • Public uses and public/private utilities Page 24 of 59 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Existing Zoning The current “Institutional (I),” zoning permits a wide variety of uses such as: • Day Care Centres • Places of Worship • Recreation Centres • Athletic fields • Schools • Long-Term Care Facilities Comprehensive Zoning By-law 6000-17: Institutional (I) Zone Page 25 of 59 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Project Proposed Development • 29 townhouse units, 3 storeys (10 metres) • 58 resident parking spaces (2 per unit) and 7 visitor parking spaces • Right-In/Right-Out access off Wellington Street West • No access onto Lacey Court • Connected to the adjacent approved development via Condo road. Page 26 of 59 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Project Cont. Proposed development with interconnection to the OLT Approved in principle development to the east Page 27 of 59 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Severance Application Proposed Severance • The northern portion of the land containing the Christ Evangelical Lutheran Church is to be severed off and identified as the “Retained Parcel” • The proposed townhouse development will occupy the southern portion and identified as the “Severed Parcel” Page 28 of 59 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Proposed Official Plan Proposed Site-Specific Official Plan Designation • Stable Neighbourhoods” and “Environmental Protection” • The applicant is proposing to increase the maximum height within the ‘Stable Neighbourhoods’ designation to 10 metres. • The proposed Environmental Protection boundary is to recognize the watercourse and vegetation protection zone, as well as maintain the EP connection from the property to the east Page 29 of 59 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Proposed Zoning Proposed Zoning By-law • “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 • The proposed Environmental Protection boundary is to recognize the watercourse and associated vegetation protection zone Page 30 of 59 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Conceptual Rendering • Standard Townhouse units ranging from 2,179 sq.ft - 2,561 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 31 of 59 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Public Comments To Date A Community Information Meeting was hosted by the applicant on April 9th, 2024, with public discussion on: • Will the Christ Evangelical Luther Church remain on the property? ¾Church will remain and be severed off as its own parcel through a Consent Application to the Committee of Adjustment. • Will the Church parking lot be used as overflow parking for the development? ¾The proposed development provides for a surplus in total combined parking spaces (residential and visitor spaces) which can all be accommodated on site. • Will there be vehicular access from the proposed development to the Church? ¾The internal driveway will provide for a dead end on the north side, with no vehicular access to the Church. • What type of access is being provided off Wellington Street West? ¾York Region is permitting a Right-In/Right-Out access option, provided that a raised barrier median is constructed on Wellington Street West. Page 32 of 59 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Application Circulation Review Staff have identified the following matters to be addressed: • Conformity to the Provincial Policy Statement, the Growth Plan, Regional and Local policies • Detailed review of the proposed site-specific zoning standards • Applicant to submit a Consent application to the Committee of Adjustment for approval • All technical matters will be addressed through the Site Plan Approval process Page 33 of 59 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Next Steps Next Steps in the Planning process: • 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 • A future common elements Plan of Condominium and Part Lot Control application will also be required and directed to Council for consideration • All interested parties will be notified of updates relating to the subject application Page 34 of 59 Thank you For any questions please contact: Antonio Greco Planner agreco@aurora.ca 365-500-3103 Page 35 of 59 Christ Evangelical Lutheran Church May 14, 2024 7 Lacey Court, Proposed Townhouse Redevelopment OPA-2024-01, ZBA-2024-01, SP-2024-01 Applicant Presentation Page 36 of 59 Site and Area Context Page 37 of 59 Surrounding Context Page 38 of 59 Surrounding Developments 200 Wellington Street W 27 Townhouses 497 Wellington Street W 11 Detached Houses Page 39 of 59 Proposed Context Zoning Diagram Page 40 of 59 Official Plan (Adopted by Aurora) Page 41 of 59 Official Plan (Adopted by Aurora) XSubject Lands are located within a Local Corridor, which is considered a Strategic Growth Area, along with Aurora Promenade and other intensification areas; XCompatible development and intensification is directed to these areas; XIntended to help achieve Town wide intensification target of 45%; XMaximum height of 4 storeys or 14m permitted. Page 42 of 59 Town of Aurora – Official Plan Policy Page 43 of 59 Town of Aurora – Road Classification Page 44 of 59 Proposed Site Plan Property to be severed into two parts Church (Northern - 0.94 Acres) • Church building and parking lot with 49 parking spaces to remain Townhouses (Southern - 1.77 Acres) • 6 Townhouse Blocks • 29 Townhomes with 2 Parking Spaces per Home • Internal Private Road connecting to Wellington Street • Internal private road does not connect to Church parking lot so cars cannot permeate through Lacey Court • 6’ high privacy fence to be installed along entirety of new property line Page 45 of 59 Town’s Parking Requirements Summary Page 46 of 59 Proposed Landscape Plan Page 47 of 59 Proposed Site Plan Context with adjacent 200 Wellington Street W Development • Site Area - 3.37 acres • 10% of site area to be designated Environmental Protection • 11 Townhouse Blocks • 56 Townhouses • 2 Private ParkingSpaces / Unit • 13 Visitor Spaces Page 48 of 59 Proposed Townhouse View From Wellington Frontage Page 49 of 59 Proposed Elevations Page 50 of 59 Proposed Front Elevation Page 51 of 59 Conclusion XSubject Lands are located along a major street with transit and shares a different context than lands to the north; XExtension of approved adjacent plan creating a more comprehensive site plan with access only to Wellington XSurrounding context includes schools, parks, commercial, place of worship and institutional/office uses all within walking distance; XAlso includes higher density building forms and townhouse building forms; XThe proposed townhouse development is consistent with the current and emerging context of the area; XThe Owner will continue to work with community & staff on resolving comments and outstanding concerns and bringing this application forward for a recommendation report. Page 52 of 59 Appendix Page 53 of 59 Tree Preservation Plan Page 54 of 59 Vegetation Protection Zone Planting Plan (EP) Page 55 of 59 Signage and Pavement Marking Plan Page 56 of 59 Proposed Floor Plans Page 57 of 59 Kitchen Dining Room Page 58 of 59 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 May 14, 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 May 14, 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 14th day of May, 2024. Tom Mrakas, Mayor Michael de Rond, Town Clerk Page 59 of 59