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Agenda - Public Planning - 20241008Town of Aurora Council Public Planning Meeting Revised Agenda Date:Tuesday, October 8, 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 PDS24-112 - Application for Official Plan Amendment and Zoning By-law Amendment, 1000265154 Ontario Inc., 180 Wellington Street East, Part Lot 106, Plan 246, Parts 1, 2 and 3, Plan 65R-39371 1 File Number: OPA-2024-02; ZBA-2024-02 That Report No. PDS24-112 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 35 5.2 PDS24-113 - Application for Official Plan Amendment and Zoning By-law Amendment, TWTH Development Inc., 252, 260 and 272 Old Bloomington Road, Lot 6 and Part of Lot 7, Registered Plan 166 50 File Number: OPA-2023-02, ZBA-2023-02; Related File Number: SUB- 2023-02 That Report No. PDS24-113 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 Committee of the Whole meeting. 2. *5.2.1 Staff Presentation 73 *5.2.2 Applicant Presentation 87 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 October 8, 2024 96 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 -112 Subject: Application for Official Plan Amendment and Zoning By-law Amendment 1000265154 Ontario Inc. 180 Wellington Street East Part Lot 106, Plan 246, Parts 1, 2 and 3, Plan 65R-39371 File Number: OPA-2024-02; ZBA-2024-02 Prepared by: Antonio Greco, Senior Planner Department: Planning and Development Services Date: October 8, 2024 Recommendation 1. That Report No. PDS24-112 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 Amendment (OPA) and Zoning By-law Amendment (ZBA) applications on 180 Wellington Street East. The following is a summary of the development proposal:  The proposed OPA seeks to amend Site Specific Policy Area Fifty-Eight (58) to increase the maximum building heights from eight (8) storeys to twelve (12) storeys and the maximum number of buildings on the property from two (2) to four (4) apartment buildings and to permit dwelling units on the ground floor fronting onto an arterial road.  The proposed ZBA seeks to amend the “Second Density Apartment Residential (RA2) Exception Zone (537)” to include retail uses as a permitted use, reduce the Page 1 of 96 October 8, 2024 2 of 12 Report No. PDS24-112 minimum setback standards, increase the maximum building height and total number of units, remove the landscaping requirements, and decrease the required amenity area on the subject property. 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 May 2024. 180, 190 and 220 Wellington Street East (OPA-2015-05; ZBA-2015-15; SP-2016-10) The subject lands were previously known as 180, 190, & 220 Wellington Street East and identified as three separate parcels. In March 2021, the Ontario Land Tribunal approved the Official Plan Amendment (OPA-2015-05), Zoning By-law Amendment (ZBA-2015-15) and Site Plan Applications (SP-2016-10) to permit for two (2) apartment buildings, eight (8) storeys in height, containing 223 units in total (Figure 8). The OLT decision also removed the requirement for an urban square at this location. Following the OLT decision, a Site Plan Agreement was signed between the previous owner and the Town of Aurora to implement the approved development. Location / Land Use The Subject property is municipally known as 180 Wellington Street East. The property is located on the northeast corner of the Wellington Street East and Industrial Parkway North (Figure 1 – Location Map). The property has an area of 1.08 hectares (2.68 acres) and contains 114 metres (374 feet) of frontage along Industrial Parkway North and 82 metres (269 feet) along Wellington Street East. The Subject Land is currently vacant but was previously utilized as the Aurora Tire & Wheel and The Royal Wood Shop. Surrounding Land Uses The surrounding land uses are as follows: North: U-Haul Self-Storage facility, and commercial/industrial uses South: Wellington Street East, and commercial uses East: Commercial/retail uses, and St. Maximilian Kolbe Catholic High School Page 2 of 96 October 8, 2024 3 of 12 Report No. PDS24-112 West: Industrial Parkway North, and a five (5) storey mixed-use residential building with commercial retail uses at-grade 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 implementation. The subject lands are not within the Regulated Area by the Lake Simcoe Region Conservation Authority (LSRCA). York Region Official Plan 2022 (YROP) The subject property is designated as part of the established “Urban Area” and “Community 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. The Community Areas are where residential, population-related employment and community services are directed to accommodate concentrations of existing and future population and employment growth. Furthermore, the YROP also identifies the subject property within a Major Transit Service Area (MTSA) and requires a density target of is 150 people and jobs per hectare. Major Transit Service Areas are a key component of the Region’s Intensification and Growth Management Strategy and represent areas with access to higher order transit that are suitable for high density. Page 3 of 96 October 8, 2024 4 of 12 Report No. PDS24-112 The Official Plan and Zoning By-law Amendment applications were submitted to the Town of Aurora in May 2024, prior to Bill 185 receiving Royal Assent, which would effectively remove all planning responsibilities from the Regional Municipality of York as of July 1, 2024. Town of Aurora Official Plan 2024 Aurora Promenade and Major Transit Station Area Secondary Plan The subject property is designated as “Aurora Promenade and MTSA Mixed Use” under Schedule ‘B’ – Land Use Plan in the Town of Aurora Official Plan. As shown on Figure 2, the subject property is further identified as “Major Transit Station Area” in Schedule ‘D1’ and Site-Specific Policy Area Fifty-Eight (58) in Schedule ‘H’ of the Town’s Official Plan 2024. The intent of the Major Transit Station Area (MTSA) is to serve as the Town’s primary focus area for growth and intensification, accommodating the highest densities within Aurora. The MTSA designation is also intended to transform into a vibrant, pedestrian- oriented mixed-use area and transit hub. This designation is well situated to accommodate redevelopment based on its existing transit infrastructure and proximity to existing community amenities and services within the Aurora Promenade area. Furthermore, this area is intended to play a key role in offering a range of compact housing forms and tenures, while focusing on pedestrian activity, services and amenities. Within the MTSA designation, compact housing forms are encouraged, with dwellings that are intrinsically affordable for low and moderate-income households. A minimum of 35% of new housing within the designation shall be affordable. The intensification and redevelopment of properties must ensure that it is appropriately designed and provides an appropriate transition to adjacent neighbourhoods. Zoning By-law 6000-17, as amended As shown on Figure 3, the subject property is currently zoned “Second Density Apartment Residential (RA2) Exception Zone (537),” within the Town’s Zoning By-law 6000-17, as amended. The Second Density Apartment Residential zone permits for the highest densities within the Town, through the form of Apartment Buildings. Exception Zone 537 speaks to building standards that are specific to the subject property, as it relates to lot heights, density, lot coverage and setbacks. Page 4 of 96 October 8, 2024 5 of 12 Report No. PDS24-112 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 Weston Consulting Draft Official Plan Amendment Weston Consulting Draft Zoning By-law Amendment Weston Consulting Architectural Drawing Set ICON Architects Boundary and Topographic Survey Schaeffer Dzaldov Purcell Ltd. Building Heights and Topography Land Owner Schedule of Lots and Blocks Indicating Area and Frontage Weston Consulting Urban Design Report Weston Consulting Landscape Plans MSLA Tree Inventory and Preservation Plan/Arborist Report Kuntz Forestry Tree Inventory Preservation Plan Kuntz Forestry Geotechnical Investigation Report Soil Engineers Ltd. Hydrogeological Report Soil Engineers Ltd. Phase One ESA NextEnviro Phase Two ESA NextEnviro Civil Engineering Drawing Set NextEng Consulting Group Functional Servicing and Stormwater Management Report NextEng Consulting Group Noise and Vibration Impact Study NextEng Consulting Group Page 5 of 96 October 8, 2024 6 of 12 Report No. PDS24-112 Report Name Report Author Transportation Impact Study NexTrans Stage 1 & 2 Archaeological Assessment The Archaeologists Inc. Proposed Applications Proposed Official Plan Amendment The proposed OPA seeks to amend Site Specific Policy Area Fifty-Eight (58) to increase the maximum building heights from eight (8) storeys to twelve (12) storeys and the maximum number of buildings on the property from two (2) to four (4) apartment buildings and to permit dwelling units on the ground floor fronting onto an arterial road. As shown in Figure 4, the applicant proposes to amend Site Specific Policy Area Fifty- Eight (58) which may be developed to permit an eight (8) storey residential apartment building, containing two (2) towers with a common two (2) storey podium and to remove the requirement for an urban square at this location. The applicant is proposing to increase the maximum building heights to twelve (12) storeys, increase the maximum number of buildings on the property to four (4), and permit dwelling units on the ground floor fronting onto an arterial road. Proposed Zoning By-law Amendment The proposed ZBA seeks to amend the “Second Density Apartment Residential (RA2) Exception Zone (537)” to include retail uses as a permitted use, reduce the minimum setback standards, increase the maximum building height and total number of units, remove the landscaping requirements, and decrease the required amenity area on the subject property. As shown in Figure 5, the applicant proposes to amend the “Second Density Apartment Residential (RA2) Exception Zone (537),” to include retails uses as a permitted use, decrease the minimum standards and amenity area, increase the building height, and remove the need for landscaping strip requirements. The applicant 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 as of right zoning for the subject property and the proposed building standard amendments. Page 6 of 96 October 8, 2024 7 of 12 Report No. PDS24-112 Parent RA2 Exception Zone (537) Requirements Proposed RA2 Exception Zone (XXX) Permitted Uses Apartment Buildings Apartment Buildings Retail Uses (Coffee Shop and Convenience Store) * Lot Area (minimum) 10,264m 10,264m Density (maximum) 223 units 948 units* Lot Frontage (minimum) 30 metres 78.51 metres Front Yard (minimum) 3.0 metres 2.0 metres* Rear Yard (minimum) 15 metres 6.0 metres* Interior Yard (minimum) 3.0 metres 3.0 metres Exterior Yard (minimum) 3.0 metres 1.90 metres* Lot Coverage 50% (minimum) 56.1 (maximum) Height (maximum) 8 storeys Parapet and mechanical penthouse roof level shall be excluded in the measure of Building Height. 41.3 metres or 12 storeys* Parapet and mechanical penthouse roof level shall be excluded in the measure of Building Height. Parking Residential: 1.0 space per dwelling unit, inclusive of visitor parking (948 total spaces) Residential and Retail: 0.89 space per dwelling, inclusive of visitor parking (850 total spaces: 687 Page 7 of 96 October 8, 2024 8 of 12 Report No. PDS24-112 Parent RA2 Exception Zone (537) Requirements Proposed RA2 Exception Zone (XXX) Retail: 6.0 spaces per 100 m2 of GFA (21 total spaces) resident spaces, 163 visitor and non-residential spaces) * Landscaping 3.0 metres along North Property Boundary (Minimum) 1.8 metre solid wood privacy fence along Northern and Easterly Property Boundary A minimum landscaping strip shall not be required on any lot line* A 1.8 metre privacy wood fence shall be provided along the Northern and Easterly lot lines Amenity Space 18m² per dwelling unit 6.8m² per dwelling unit* (this includes shared indoor/outdoor amenity and private amenity space) 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. Conceptual Site Plan The applicant has not formally submitted a Site Plan application with Planning and Development Services. The proposed development will require a Site Plan application to implement the proposed land use amendments. As part of the Official Plan and Zoning By-law Amendment applications, the applicant has provided a conceptual Site Plan and Elevation drawings as shown in Figure 7 and 8. The conceptual Site Plan demonstrates the development of four 12-storey apartment buildings, three levels of underground parking and retail uses in the form of a coffee shop and convenience store on the ground level of Building Two. The proposed development demonstrates two vehicular access points, one which is aligned with Centre Street and an additional entrance at the northwest corner of the property. The access point aligned with Centre Street will mainly serve as a pickup/drop-off and the northern access point as the lone entrance for the underground parking, serving the resident and visitor parking spaces. 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 Page 8 of 96 October 8, 2024 9 of 12 Report No. PDS24-112 the subject Site Plan application is delegated to staff, however, 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:  Conformity to the Provincial Policy Statement, the Growth Plan, Regional and Local policies.  Proposed site-specific zoning standards.  Further evaluation of the proposed developments built form and its relation to the previous OLT approval.  Appropriateness of vehicular access off Industrial Parkway North.  The inclusion of a adding an exclusive westbound right turn lane at Wellington Street and Industrial Parkway.  Lake Simcoe Region Conservation Authority (LSRCA) review and confirmation hydrogeology and stormwater management on the subject property.  Ensuring appropriate landscaping is provide along the frontages of Wellington Street East and Industrial Parkway North.  A full landscape plans submission will be required as this development proceeds through the Site Plan Application process, in accordance with the Town’s Landscape Design Guidelines.  The maintenance and management of stormwater on site. Public Comments A Community Information Meeting (CIM) was held on September 4, 2024, Aurora Public Library. Questions raised by members of the public included the following, with the corresponding responses also provided:  Will the proposed development contain access off Wellington Street East? No, the proposed development will have no direct access off Wellington Street East. Vehicular access will be provided off Industrial Parkway North. The Page 9 of 96 October 8, 2024 10 of 12 Report No. PDS24-112 northern driveway will serve as access to the underground parking and the southern driveway as a pick-up/drop-off for the apartment buildings.  Will there be a dedicated right turn lane when travelling westbound on Wellington Street East? As part of the Town’s review of the first submission, the Town’s Traffic Engineer and Regional Municipality of York have provided comments to improve the traffic operations at the Wellington Street and Industrial Parkway intersection, by providing a dedicated westbound right turn lane on Wellington Street East.  What is the unit mix breakdown amongst the four buildings? The unit mix will continue to evolve as the applicant obtains the necessary land use approvals for the subject property and formally submit a Site Plan application. As illustrated today, there are 22 units (Studio), 703 units (1BD/1BD+D), 180 Units (2BD/2BD+D) and 43 units (3BD).  What amenities are being provided as part of the proposed development? The proposed development will provide for amenities such as a coffee shop, convenience store, work share office and fitness centre, all located on the ground floor of Building 1 and 2. Advisory Committee Review The Town’s Accessibility Advisor reviewed the subject applications on behalf of the Accessibility Advisory Committee and provided no comments as it pertains to these applications. Any final review comments that need to be addressed with the Accessibility Advisory Advisor will be done prior to the approval of any 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 Page 10 of 96 October 8, 2024 11 of 12 Report No. PDS24-112 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 May 10, 2024, and therefore, the applicant may appeal to the OLT after the date of September 7, 2024. Financial Implications There are no direct financial implications as a result of this report. 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, including all the properties on Centre Street, east of the railway tracks. 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. Page 11 of 96 October 8, 2024 12 of 12 Report No. PDS24-112 Alternative(s) to the Recommendation 1. Direct staff to report back to another Public Planning Meeting addressing any issues that may be raised. 2. Refusal of the application with an explanation for the refusal. 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 Committee of the Whole 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 Official Plan Designation Figure 5 – Proposed Zoning By-Law Figure 6 – Conceptual Site Plan Figure 7 – Conceptual Elevations Figure 8 – OLT Approved Site Plan Previous Reports None. Pre-submission Review Agenda Management Team review on September 26, 2024 Approvals Approved by Marco Ramunno, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 12 of 96 Centre CrescentIndustrial Parkway SouthCentre StreetI n d u s t r i a l P a r k w a y No r th Wellington Street EastWellington Street East156601444014518014418222224427814715013623059181914815415015451514253128927581214165157160LOCATION MAPMap created by the Town of Aurora Planning and Building Services Department, 2024-09-09. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2023, © First Base Solutions Inc., 2023 Orthophotography.¯FIGURE 1St John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd0255075100MetresAPPLICANT: 1000265154 Ontario IncFILES: OPA-2024-02 & ZBA-2024-02SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\894809 Ontario Ltd (180 Wellington St E OPA-2024-02)\Report_Maps_Aug_2024\Figure_1_Location_Map.mxd180Page 13 of 96 BirchCourtScanlonCourtBerczy StreetIndustrialParkwaySouthCentre StreetI n d u s t r i a l P a r k w a y N o r th WELLINGTON STREET EASTEXISTING OFFICIAL PLAN DESIGNATION¯0255075100MetresAPPLICANT: 1000265154 ONTARIO INCFILES: OPA-2024-02 & ZBA-2024-02FIGURE 2St John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington RdMap created by the Town of Aurora Planning and Building Services Department, 2024-09-09. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2023, © First Base Solutions Inc., 2023 Orthophotography.Document Path: J:\data\data\Planning Maps\894809 Ontario Ltd (180 Wellington St E OPA-2024-02)\Report_Maps_Aug_2024\Figure_2_Existing Official_Plan_Map_Update.mxdSubject Lands andSite Specific Policy Area ‘58’ under Schedule ‘H’Parkland Designation - Aurora ArboretumExisting Employment - General IndustrialExisting Employment - Light Industrial/ServiceExisting Major InstitutionalMTSAService Commercial CentreStable NeighbourhoodsThe Aurora PromenadePage 14 of 96 BirchCourtScanlonCourtBerczy StreetIndustrialParkwaySouthCentre StreetI n d u s t r i a l P a r k w a y N o rt h Wellington Street EastC3(242)C2(267)E1(135)EPE1(9)C4(162)C3(342)E2C3(116)C3(355)C4(333)E1(10)C4(126)E1(226)PDS4(434)E2R3PDS1(267)E1(9)E2E2(140)RA2(537)E2I(365)E1(371)E1(226)E1(376)E1(461)R7E1(9)E1C3(375)C6(150)C4(225)EXISTING ZONING BY-LAW¯050100150200MetresFIGURE 3St John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington RdSUBJECT LANDSAPPLICANT: 1000265154 ONTARIO INCFILES: OPA-2024-02 & ZBA-2024-02Map created by the Town of Aurora Planning and Building Services Department, 2024-09-09. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\894809 Ontario Ltd (180 Wellington St E OPA-2024-02)\Report_Maps_Aug_2024\Figure_3_Existing_Zoning_By-law.mxdGeneral EmploymentEMPLOYMENT ZONESE2Service EmploymentE1Service CommercialC3InstitutionalINSTITUTIONAL ZONESISecond DensityApartment ResidentialRA2Central CommercialCOMMERCIAL ZONESC2Zoning LegendRESIDENTIAL ZONESOPEN SPACES ZONESEnvironmental ProtectionEPCommunity CommercialC4Mixed CommercialResidentialC6Promenade DowntownShoulder - Special MixedDensity ResidentialPROMENADE ZONESPromenade DowntownShoulder - CentralCommercialPDS1PDS4Page 15 of 96 BirchCourtScanlonCourtBerczy StreetIndustrialParkwaySouthCentre StreetI n d u s t r i a l P a r k w a y N o r th WELLINGTON STREET EASTPROPOSED OFFICIAL PLAN DESIGNATION¯0255075100MetresAPPLICANT: 1000265154 ONTARIO INCFILES: OPA-2024-02 & ZBA-2024-02FIGURE 4St John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington RdMap created by the Town of Aurora Planning and Building Services Department, 2024-09-09. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\894809 Ontario Ltd (180 Wellington St E OPA-2024-02)\Report_Maps_Aug_2024\Figure_4_Proposed Official_Plan_Map.mxdArea Subject to Site Specific Policy Area XXArea Subjectto Site Specific PolicyArea XXParkland Designation - Aurora ArboretumExisting Employment - General IndustrialExisting Employment - Light Industrial/ServiceExisting Major InstitutionalMTSAService Commercial CentreStable NeighbourhoodsThe Aurora PromenadePage 16 of 96 RA2-X;XBirchCourtScanlonCourtBerczy StreetIndustrialParkwaySouthCentre StreetI n d u s t r i a l P a r k w a y N o r t h Wellington Street EastC3(242)C2(267)E1(135)EPE1(9)C4(162)C3(342)E2C3(116)C3(355)C4(333)E1(10)C4(126)E1(226)PDS4(434)E2R3PDS1(267)E1(9)E2E2(140)E2I(365)E1(371)E1(226)E1(376)E1(461)R7E1(9)E1C3(375)C6(150)C4(225)PROPOSED ZONING BY-LAW¯0 50 100 150 200MetresFIGURE 5St John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington RdSUBJECT LANDSAPPLICANT: 1000265154 ONTARIO INCFILES: OPA-2024-02 & ZBA-2024-02Map created by the Town of Aurora Planning and Building Services Department, 2024-09-09. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\894809 Ontario Ltd (180 Wellington St E OPA-2024-02)\Report_Maps_Aug_2024\Figure_5_Proposed_Zoning_By-law.mxdGeneral EmploymentEMPLOYMENT ZONESE2Service EmploymentE1Service CommercialC3InstitutionalINSTITUTIONAL ZONESISecond DensityApartment ResidentialRA2Central CommercialCOMMERCIAL ZONESC2Zoning LegendRESIDENTIAL ZONESOPEN SPACES ZONESEnvironmental ProtectionEPCommunity CommercialC4Mixed CommercialResidentialC6Promenade DowntownShoulder - Special MixedDensity ResidentialPROMENADE ZONESPromenade DowntownShoulder - CentralCommercialPDS1PDS4Page 17 of 96 Page 18 of 96 Page 19 of 96 Page 20 of 96 Public Planning Meeting 180 Wellington Street East Application: Official Plan Amendment, Zoning By-law Amendment Applicant: 1000265154 Ontario Inc. Location: 180 Wellington Street East File Number: OPA-2024-02; ZBA-2024-02 October 8, 2024 Staff PresentationPage 21 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Site Context Surrounding Area Page 22 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Location Subject Land: 180 Wellington Street East Total size: • 1.08 hectares (2.68 acres) Total Frontage: • 114 metres (374 feet) of frontage along Industrial Parkway North • 82 metres (269 feet) along Wellington Street East. Page 23 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Existing Official Plan Designation Official Plan Designation: “Aurora Promenade and Major Transit Station Area (MTSA) Mixed Use ” • The intent of the MTSA area is to serve as the Town’s primary focus area for growth and intensification, accommodating the highest densities within Aurora. • Site-Specific Policy Area Fifty-Eight (58) outlines the site-specific development policies for the subject property: • Permits an eight (8) storey residential apartment building, containing two (2) towers with a common two (2) storey podium Page 24 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Existing Zoning Comprehensive Zoning By-law 6000-17: Second Density Apartment Residential (RA2) Exception Zone (537) The current “Second Density Apartment Residential (RA2) Exception Zone (537)” permits for: • Apartment Buildings • 8 Storeys in height • 223 residential units • Site specific standards regarding setbacks, landscaping and amenity area Page 25 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Project Cont. In March 2021, the OLT approved Official Plan Amendment (OPA-2015-05), Zoning By-law Amendment (ZBA-2015-15) and Site Plan Applications (SP-2016-10) Page 26 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Project Proposed Development • Four apartment buildings, 12 storeys in height (41.3 metres) • 948 total residential units • 22 units (Studio), 703 units (1BD/1BD+D), 180 Units (2BD/2BD+D) and 43 units (3BD) • 0.89 parking spaces per dwelling, inclusive of visitor parking and retail parking • 850 total parking spaces (687 resident spaces, 163 visitor and non-residential spaces) • Two vehicular access points, one aligned with Centre Street and an additional entrance at the northwest corner of the property Page 27 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Proposed Official Plan Proposed Site-Specific Policy Area Amendment • The applicant seeks to amend Site Specific Policy Area Fifty-Eight (58) to allow the following: • To increase the maximum building heights from eight (8) storeys to twelve (12) storeys • To increase the total number of buildings on the property from two (2) to four (4) apartment buildings • To permit dwelling units on the ground floor fronting onto an arterial road Page 28 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Proposed Zoning Proposed Zoning By-law • “Second Density Apartment Residential (RA2) Exception Zone (XXX)” • RA2 Site Specific provisions includes the following: • Retail Uses (Coffee Shop and Convenience Store) • Reduced minimum setback standards and amenity area • Increase maximum building heights and total number of units • No landscaping requirements Page 29 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Conceptual Rendering Looking west from Centre Street Looking south from Industrial Parkway North Looking northwest from Wellington Street East Looking northeast from Wellington Street East & Industrial Parkway South Intersection Page 30 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Public Comments To Date A Community Information Meeting was hosted by the applicant on September 4th, 2024, with public discussion on: • Will the proposed development contain access off Wellington Street East? ¾No direct access off Wellington Street East. Vehicular access will be provided off Industrial Parkway North. • Will there be a dedicated right turn lane when travelling westbound on Wellington Street East? ¾Town Traffic Engineering and York Region have provided comments to the applicant in adding an exclusive westbound right turn lane at Wellington Street East and Industrial Parkway North to improve the westbound through and right turn operations. • What amenities are being provided as part of the proposed development? ¾The proposed development will provide for amenities such as a coffee shop, convenience store, work share office and fitness centre, all located on the ground floor of Building 1 and 2. Page 31 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICES Application Circulation Review Staff have identified the following matters to be addressed: • 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. • Further review of the proposed twelve (12) story building heights. • Further evaluation of the proposed developments built form and its relation to the previous OLT approval. • Appropriateness of vehicular access off Industrial Parkway North. • All technical matters will be addressed through the Site Plan Approval process. Page 32 of 96 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 Committee of the Whole Meeting for consideration. • All interested parties will be notified of updates relating to the subject application. • Any further planning applications will be subject to the approval of the land use amendments as presented tonight. Page 33 of 96 Thank you For any questions please contact: Antonio Greco Senior Planner agreco@aurora.ca 365-500-3103 Page 34 of 96 PUBLIC PLANNING MEETINGAZY DEVELOPMENTS INC. OFFICIAL PLAN AMENDMENT AND ZONING BY-LAW AMENDMENT 180 WELLINGTON STREET EAST TOWN OF AURORA OCTOBER 8, 2024 Applicant PresentationPage 35 of 96 SUBJECT PROPERTY Aerial Photograph of Subject Property - Prepared by Weston Consulting • Location: Northeast intersection of Wellington Street E and Industrial Parkway North • Area: 10,874 m² • Frontage: 82.9 metres on Wellington Street E • Current Use: Vacant lot (previous use was Aurora Tire and Wheel, and The Royal Wood Shop Ltd) Public Planning Meeting 180 Wellington Street East, Town of Aurora October 8, 2024 2 Page 36 of 96 SITE CONTEXT Context Map - Prepared by Weston Consulting Public Planning Meeting 180 Wellington Street East, Town of Aurora October 8, 2024 3 Page 37 of 96 PREVIOUS APPROVALS – ONTARIO LAND TRIBUNAL • Settlement with the Town through OLT (dated October 8, 2021) • Oral Decision dated October 8, 2021 for Conditional Approval of two 8-storey residential buildings with 223 units joined with a common podium • 2ႈFLDO3ODQ$PHQGPHQW6LWHVSHFL¿FSROLF\DGGHGWRDSSOLFDEOHGHVLJQDWLRQWRSHUPLWPD[LPXPKHLJKWRI storeys • =RQLQJ%\ODZ$PHQGPHQW7RUH]RQHWKHODQGVWR6HFRQG'HQVLW\$SDUWPHQW5HVLGHQWLDO=RQH± + 5$ (537) • New owner acquired property in January 2023 • New (current) owner’s objective to increase density and height to provide more units, allowing for a greater UDQJHRIDႇRUGDELOLW\RSWLRQV Public Planning Meeting 180 Wellington Street East, Town of Aurora October 8, 2024 4 Page 38 of 96 POLICY FRAMEWORK – REGION OF YORK OFFICIAL PLAN 5HJLRQRI<RUN2ႈFLDO3ODQ0DS$±/DQG8VH'HVLJQDWLRQV 5HJLRQRI<RUN2ႈFLDO3ODQ$SSHQGL[±3076$$XURUD*26WDWLRQ0DS Public Planning Meeting 180 Wellington Street East, Town of Aurora October 8, 2024 5 Page 39 of 96 POLICY FRAMEWORK – TOWN OF AURORA OFFICIAL PLAN AND AURORA PROMENADE & MAJOR TRANSIT STATION AREA SECONDARY PLAN $XURUD2ႈFLDO3ODQ6FKHGXOH%±/DQG8VH3ODQ The Aurora Promenade and Major Transit Station Area Secondary Plan Area Schedule D1 Schedule D2 Aurora Promenade and Major Transit Station Area Building Heights: Maximum of 7 storeys Public Planning Meeting 180 Wellington Street East, Town of Aurora October 8, 2024 6 Page 40 of 96 POLICY FRAMEWORK – ZONING BY-LAW 2006 – 50 • Zoned as Second Density Apartment Residential Zone – (H)RA2 (537) • 3HUPLWWHGXVHV º Apartment Building • Density: Maximum of 223 units in total Town of Aurora Zoning By-law 6000-17 Key Map 3 Public Planning Meeting 180 Wellington Street East, Town of Aurora October 8, 2024 7 Page 41 of 96 PROPOSED DEVELOPMENT – CONCEPT SITE PLAN Subject Property Vehicular Circulation Pedestrian Circulation3 UG Parking Access Primary & Secondary Residential Entrances Convenience Store 4 &RႇHH6KRS Parking LEGEND Proposed Buildings Pedestrian Access Vehicular Access Retail Frontage Landscape Area Surface Parking Loading Area Proposed Deciduous Tree SITE PLAN STATISTICS 2 1 .96:::0;,(9,( ;6;(35<4),96-<50;: ;6;(3)<03+05..-(4 5,;-3669:7(*,05+,?-:0 9,;(03*6--,,:/67.-(4 9,;(03*65=,50,5*,:;69,.-(4 )<03+05./,0./; 6<;+669(4,50;@(9,(4 9(5.,796=0+,+7(9205. 4  4  4 4 :; 4 Concept Site Plan Prepared by Icon Architects Public Planning Meeting 180 Wellington Street East, Town of Aurora October 8, 2024 8 Page 42 of 96 PROPOSED DEVELOPMENTS – RENDERINGS Rendering Prepared by Icon Architects Rendering Prepared by Icon Architects Public Planning Meeting 180 Wellington Street East, Town of Aurora October 8, 2024 9 Page 43 of 96 10 October 8, 2024 180 Wellington Street East, Town of Aurora Public Planning Meeting +(,*+7,//8675$7,21 %HUF]\6WUHHW Subject Property 305 masl 305.46 masl 258.62 masl 269 masl Distance between developments not to scale Page 44 of 96 PROPOSED DEVELOPMENT – DETAILS Concept Site Plan Prepared by Icon Architects Public Planning Meeting 180 Wellington Street East, Town of Aurora October 8, 2024 11 Page 45 of 96 PURPOSE OF APPLICATIONS OFFICIAL PLAN AMENDMENT • (VWDEOLVKVLWHVSHFL¿FSROLFLHVWRSHUPLWWKHSURSRVHG development • Amendment maintains the existing designation of Aurora Promenade and MTSA Mixed Use • 6LWHVSHFL¿FSROLFLHVLQFOXGH º Changing the maximum height allowance to 12-storeys º Permitting residential uses at grade Public Planning Meeting ZONING BY-LAW AMENDMENT • (VWDEOLVKVLWHVSHFL¿FSURYLVLRQVWRIDFLOLWDWHWKHSURSRVHG development • Amendment seeks to maintain the Second Density Residential 5$ ]RQLQJ • 6LWHVSHFL¿FSURYLVLRQVLQFOXGH º º º º º º +HLJKW Density Setbacks /DQGVFDSLQJ%XႇHUV Amenity Areas Parking 180 Wellington Street East, Town of Aurora October 8, 2024 12 Page 46 of 96 SUPPORTING STUDIES • Tree Inventory and Preservation Plan/ Arborist Report • Noise and Vibration Impact Study • Geotechnical Investigation • Transportation Impact Study • +\GURJHRORJLFDO5HSRUW • Stage 1 & 2 Archaeological Assessment • Phase One and Two ESA • 3ODQQLQJ-XVWL¿FDWLRQ5HSRUW • Functional Servicing and Stormwater Management Report • Urban Design Report Public Planning Meeting 180 Wellington Street East, Town of Aurora October 8, 2024 13 Page 47 of 96 COMMUNITY INFORMATION MEETING SUMMARY 1. Question regarding timing of Construction Response: Dependent on planning approvals timeline, construction start anticipated to occur in 2-3 years. 2. Question regarding the diversity and size of units and desire for larger units. Response: Total of 948 units, 22 studios (2.3%), 703 one-bedrooms (74%), 180 two-bedrooms (19%) and 43 three-bedrooms (4.5%). 3. &RQFHUQVUHJDUGLQJH[LVWLQJDQGIXWXUHWUDႈFRQ Wellington Street East. Response: Mitigation measures provided in detailed 7UDႈF,PSDFW6WXG\LQFOXGLQJVLJQDOWLPLQJLPSURYHPHQWV LQWHUVHFWLRQVLJQDOL]DWLRQDQGURDGLPSURYHPHQWVEXWPRVW HႇHFWLYHPLWLJDWLRQPHDVXUHLV7UDQVSRUWDWLRQ'HPDQG Management measures to support active transportation. 4. Question regarding the provision of EV Charging Stations Response: EV ready charging stations are planned to be provided. 5. Question regarding type and use of retail space Response: Intent is to provide a full range of smaller scale FRPPHUFLDORႈFHDQGUHWDLOXVHSHUPLVVLRQVWRHQVXUHWKH IXWXUHXVHof the retail space. 6. Suggestion to revise the architectural material of theXSSHUÀRRUV Response: Project team considering materiality, in conjunction with any additional comments received at Public Meeting. Public Planning Meeting 180 Wellington Street East, Town of Aurora October 8, 2024 14 Page 48 of 96 Thank You Comments & Questions? Ryan Guetter, BES, MCIP, RPP Kayly Robbins, MPL, MCIP, RPP Executive Vice President Senior Planner & 905-738-8080 (ext. 241) 905-738-8080 (ext. 315) rguetter@westonconsulting.com krobbins@westonconsulting.com Public Planning Meeting 180 Wellington Street East, Town of Aurora October 8, 2024 15 Page 49 of 96 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Public Planning Report No. PDS 2 4 -113 Subject: Application for Official Plan Amendment and Zoning By-law Amendment TWTH Development Inc. 252, 260 and 272 Old Bloomington Road Lot 6 and Part of Lot 7, Registered Plan 166 File Number: OPA-2023-02, ZBA-2023-02 Related File Number: SUB-2023-02 Prepared by: Kenny Ng, Planner Department: Planning and Development Services Date: October 8, 2024 Recommendation 1. That Report No. PDS24-113 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 Committee of the Whole meeting. Executive Summary The purpose of this report is to present the revised Draft Plan and Block Plan to Council and acknowledge comments by council and public at the November 14, 2023 Statutory Public Planning Meeting on the proposed Official Plan Amendment and Zoning by-law Amendment application at 252-272 Old Bloomington Road (the ‘subject lands’). The following is a summary of the revisions made:  The Draft Plan of Subdivision was revised to decrease the total number of lots from 33 to 30 single detached lots;  The revised future vehicular access to connect with adjacent lands to the west will eliminate encroachment onto environmental features located on adjacent lands; Page 50 of 96 October 8, 2024 2 of 11 Report No. PDS24-113  The conceptual Block Plan has been updated to show revised future road network, lotting pattern, reduced density, municipal servicing connection, etc. through staff facilitated meeting with adjacent landowners. Background Application History Refer to prior report (PDS23-142, November 14, 2023) for detailed application background history. An initial Statutory Public Planning Meeting for the subject applications was held on November 14, 2023. Council passed a motion to receive Report No. PDS23-142, and to address comments presented at the meeting in a report to a future Public Planning Meeting. The main comments to be addressed as directed by Council at the meeting are to address future road and servicing connections to adjacent lands, protection of environmental land on the adjacent lands, and to facilitate meeting with adjacent landowners for the conceptual Block Plan. Location / Land Use The subject lands are located north of Old Bloomington Road and east of Yonge Street, and municipally known as 252-272 Old Bloomington Road (Figure 1). The subject lands have an area of approximately 3.89 hectares (9.61 acres) with a lot frontage of approximately 92 metres along Old Bloomington Road. The subject lands consist of three individual lots, and are currently vacant with mix of open meadow and treed areas located in the rear of the subject lands. Surrounding Land Uses The surrounding land uses are as follows: North: Estate Residential; South: Low and Medium Density Residential (City of Richmond Hill), Bloomington Road; East: Estate Residential, Proposed Draft Plan of Subdivision (326 Old Bloomington Road - 10 single detached lots SUB-2023-01); and Page 51 of 96 October 8, 2024 3 of 11 Report No. PDS24-113 West: Estate Residential, Vacant residential lands (132-198 Old Bloomington Road - approved Draft Plan of Subdivision SUB-2017-03 with 50 single detached lots) 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. 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. York Region Official Plan (YROP) The subject lands are designated “Urban Area” by the YROP (Map 1). The planning vision for the Urban Area is to strategically focus growth while conserving resources; and to create sustainable, lively communities. Map 1B Urban Systems Overlays of the YROP designates the lands as “Built-up Area”. Town of Aurora Official Plan The subject lands are designated as “Suburban Residential” and “Environmental Protection” in Schedule “B” of the Town’s Official Plan (Figure 2). Additionally, the subject lands are located within Yonge Street South Secondary Plan Area in Schedule “C” of the Official Plan and are designated “Cluster Residential” and “Environmental Function Areas” within the Secondary Plan (Figure 3). Zoning By-law 6000-17, as amended As shown on Figure 4, 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. Reports and Studies The Owner submitted the following documents as a resubmission package for the proposed applications since the initial public planning meeting: Page 52 of 96 October 8, 2024 4 of 11 Report No. PDS24-113 Report Name Report Author Draft Official Plan Amendment Evans Planning Draft Zoning By-law Amendment Evans Planning Draft Plan of Subdivision Evans Planning Conceptual Block Plan Evans Planning Conceptual Landscape Design Package HKLA Natural Heritage Response Letter Beacon Environmental Landform Conservation Addendum WSP Canada Inc. Hydrogeology Response Letter Harden Environmental Services Limited Geotechnical Investigation Sola Engineering Inc. Traffic Response Letter Noise Study Addendum HGC Engineering Limited Proposed Applications Proposed Official Plan Amendment As shown in Figure 5, the applicant is proposing a site-specific special policy area for the subject lands. The amendment is seeking several site-specific policy amendments, which include policies related to the minimum lot area, maximum density, disturbed lands, impervious area and building coverage. The amendment will only amend policies under suburban and cluster residential and will not impact any policies related to environmental protection and function. The following table compares the difference between the existing and proposed policies. Existing Proposed Gross Residential Density 5 units per hectare 7.72 units per hectare (*Reduced from 8.5 units per hectare) Minimum Lot Area 0.2 hectare per lot 0.05 hectare per lot Maximum Net Developable Lands 25% 71.5% Maximum Impervious Area 15% 36.8% Page 53 of 96 October 8, 2024 5 of 11 Report No. PDS24-113 Existing Proposed Maximum Building Coverage 12% 25% Proposed Zoning By-law Amendment As shown in Figure 6, the Applicant proposes to rezone the subject lands from “Estate Residential (ER) Zone” to two site-specific “Detached Third Density Residential Exception (R3-XXX) & (R3-YYY) Zones” and “Oak Ridges Moraine Environmental Protection (EP-ORM) Zone”. R3-XXX zone will apply to lots 1-13, and lots 15-30. R3-YYY zone will apply to Lot 14 only. The Oak Ridges Moraine Environmental Protection (EP- ORM) Zone will apply to the Environmental Protection Block to be conveyed to public ownership. The amendment will permit zoning relief on development standards including height, lot coverage, side yard setbacks, encroachments permissions, redefine Day light Triangle, Street Line and establish a landscape requirement. Detailed zoning comparison table is attached as Appendix “A” to this report. 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. Proposed Draft Plan of Subdivision The Draft Plan of Subdivision was revised to decrease the total number of lots from 33 to 30 single detached lots As illustrated on Figure 7, a revised Draft Plan of Subdivision is proposed to accommodate the new lotting pattern which includes thirty (30) single detached lots with lot frontages ranging from 15.2 to 36.81 metres, a public right-of-way from Old Bloomington Road, 2 blocks reserved for future road connection to adjacent lands, and a block (1.12 ha) of environmental protection land to be conveyed to public ownership. The applicant has lowered the number of proposed lots from 33 to 30 to allow for a reduced overall density for the subject proposal, reducing the proposed density from the originally proposed 8.5 unit per hectare to 7.72 units per hectare. The size (1.12 ha) and location of the proposed environmental protection block (Block 31) has not been changed from the original proposed draft plan. Page 54 of 96 October 8, 2024 6 of 11 Report No. PDS24-113 The following is a breakdown of the revised Draft Plan of Subdivision: Proposed Land Use Lot and Block # Area (ha) Site Coverage (%) Single detached residential lots Block 1 - 30 2.06 53 Environmental Protection Block Block 31 1.12 29 Future Road reserved for connection to lands to the east Block 32, 33 0.14 2 Reserve Block 34, 35 0.01 1 Public Right-of-way (Street ‘A’) n/a 0.56 15 Totals 3.89 100 The revised future vehicular access to connect with adjacent lands to the west will eliminate encroachment onto environmental features located on adjacent lands The subject development will be serviced by an 18.0-metre-wide public right of way (Street ‘A’) which extends from Old Bloomington Road. As per the revised draft plan, Street ‘A’ would terminate in a cul-de-sac in the north end of the subject lands, which differs from the original proposal, which was planned to extend to connect with lands to the west. To accommodate the new future connection to lands to the west, the applicant has relocated the future access to a mid block connection. The future road connection block (Block 32) now aligns with the future road connection block (Block 33) to access lands to the east. The relocation of future access to the west will help to resolve one of the action items to be addressed as identified at the initial public planning meeting, which is to eliminate the potential of encroaching onto environmental protection on the adjacent lands to the west. This was identified to be an issue because the original proposed road connection might impede the existing environmental features (significant woodland) that are located in the north end of the adjacent lands. The relocation of the future access can allow the future connection to no longer encroach onto existing environmental features. Page 55 of 96 October 8, 2024 7 of 11 Report No. PDS24-113 The conceptual Block Plan has been updated to show revised future road network, lotting pattern, reduced density, municipal servicing connection, etc. through staff facilitated meeting with adjacent landowners The applicant has submitted a revised Block Plan (Figure 8) with several updates from the original block plan that was presented at the November 14, 2023 meeting. The updates made on the submitted draft plan are reflected on the conceptual Block Plan, such as the aforementioned reduction in proposed lots, relocation of future road connection, and new road that will terminate in a cul-de-sac. The applicant has further revised the Block Plan after staff assisted consultations with the representatives of the landowners to the west, which resulted in updates including revised road network that connects subject lands with lands to the west, revised lotting patterns on the adjacent lands, establishing future municipal servicing connection, etc. The proposed connection access has been relocated from the north end of the two properties to a mid-block connection, which allows for a better alignment with the approved road connection from the Ambria Development (132-198 Old Bloomington Road), as well as a better delineation of environmental features on the adjacent lands. The overall density of the block has also been reduced due to lower number of lots on the subject lands and adjacent lands. The revised engineering materials helped to determine future municipal servicing connections which will extend from the Ambria subdivision to the subject lands. Department / Agency Comments A further review of the proposed applications has been undertaken by Town departments and public agencies since the initial public planning meeting. Staff have identified the following matters to be addressed in greater detail before bringing forward a recommendation report to Council for consideration:  Peer review of the proposed development limit and buffering established by the Natural Heritage Evaluation;  Appropriateness of the proposed road network and lotting pattern for future development in Block C;  Proposed site-specific zoning reliefs on development standards;  Any comments to be received at the October 8, 2024 meeting. Page 56 of 96 October 8, 2024 8 of 11 Report No. PDS24-113 Public Comments At the time of this report, no additional comments have been received following the November 14, 2023 Public Planning Meeting. Below is a highlight of key comments/concerns provided at the initial public planning meeting:  Concerns regarding proposed unit density on subject lands and overall conceptual Block Plan density;  Potential impacts of the proposed development on the functions of the Oak Ridges Moraine including wildlife corridors, head waters, and environmental protection.  Block Plan related comments: o Implementation of the block plan as it relates to density; o Consideration of subsequent applications in relationship to this block plan; o Whether the proposed extension of municipal sewers would address adjacent land holdings; o Accuracy of the block plan; o Road configuration and connections to adjacent lands. Any additional comments received after the writing of this report will be communicated at the Public Planning Meeting. 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 applications, in the event that decisions of approval are rendered. 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 Page 57 of 96 October 8, 2024 9 of 11 Report No. PDS24-113 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. 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. The applications were deemed as complete on August 11, 2023 and therefore, the applicant may appeal to the OLT at any time. Financial Implications There are no financial implications as a result of this report. Communications Considerations On September 19, 2024 a Notice of Public Planning Meeting was issued to all addressed property owners within 120 metres of the subject lands. The notice was also published in the Auroran newspaper. 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 has requested a Green Development Report in accordance with Section 6 of the Official Plan as part of the complete application submission. 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: Page 58 of 96 October 8, 2024 10 of 11 Report No. PDS24-113 Strengthening the fabric of our community: Through the addition of 30 residential units, housing is provided in accordance with the Collaborate with the development community to ensure future growth includes housing opportunities for everyone action item. 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 October 8, 2024 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 October 8, 2024 Non-Statutory 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 (Schedule B) Figure 3 – Existing Secondary Plan Designation (OPA 34) Figure 4 – Existing Zoning By-law Figure 5 – Proposed Official Plan Amendment Figure 6 – Proposed Zoning By-law Figure 7 – Proposed Draft Plan of Subdivision Figure 8 – Conceptual Block Plan Appendix “A” – Zoning Comparison Table Previous Reports PDS23-142, November 14, 2023 Pre-submission Review Agenda Management Team review on September 26, 2024 Page 59 of 96 October 8, 2024 11 of 11 Report No. PDS24-113 Approvals Approved by Marco Ramunno, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 60 of 96 Calla GateThornappleLaneCalamintL a n e Calla TrailBellflowerLa neSteeplechaseAvenueBloomington RoadOld Bloomington Road19825232627234442031237816624167308212442081481529018634232538226021614203981511121923171191021362175351782239132LOCATION MAPMap by the Town of Aurora Planning and Development Services Department, 2024-09-10. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2023, © First Base Solutions Inc., 2023 Orthophotography.¯FIGURE 1St John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd0 70 140MetersAPPLICANT: TWTH DEVELOPMENT INC.FILE: OPA-2023-02 and ZBA-2023-02SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\252-272 Old Bloomington Road (TWTH Development Inc.) (OPA-2023-02 and ZBA-2023-02)\Report Maps September 9 2024\Maps\Figure_1_Location_Map.mxdCITY OF RICHMOND HILLCITY OF RICHMOND HILLPage 61 of 96 Bloomington RoadBloomington RoadOld Bloomington RoadEXISTING OFFICIAL PLAN DESIGNATION (SCHEDULE B)Map by the Town of Aurora Financial Services Department, 2024-09-17. 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 Rd02550MetersAPPLICANT: TWTH DEVELOPMENT INC.FILE: OPA-2023-02 and ZBA-2023-02SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\252-272 Old Bloomington Road (TWTH Development Inc.) (OPA-2023-02 and ZBA-2023-02)\Report Maps September 9 2024\Maps\Figure_2_Existing_Official_Plan_Designation_SchB.mxdSchedule B Land UseEnvironmental ProtectionSuburban ResidentialEstate ResidentialPage 62 of 96 Bloomington RoadBloomington RoadOld Bloomington RoadEXISTING SECONDARY PLAN DESIGNATION (OPA 34)Map by the Town of Aurora Financial Services Department, 2024-09-17. 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: TWTH DEVELOPMENT INC.FILE: OPA-2023-02 and ZBA-2023-02SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\252-272 Old Bloomington Road (TWTH Development Inc.) (OPA-2023-02 and ZBA-2023-02)\Report Maps September 9 2024\Maps\Figure_3_Existing_Secondary_Plan_Designation_OPA34.mxdSchedule A OPA 34Environmental Function AreaEstate ResidentialCluster ResidentialEnvironmental Protection AreaPage 63 of 96 Bloomington RoadBloomington RoadOld Bloomington RoadERR3(525)R3(526)R3(526)R3(522)R3(526)R3(522)EP-ORMR3(523)R3(524)O2(527)O1EP-ORMEXISTING ZONINGMap by the Town of Aurora Financial Services Department, 2024-09-12. Base data provided by York Region & the Town of Aurora.¯FIGURE 4St John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd02550MetersAPPLICANT: TWTH DEVELOPMENT INC.FILE: OPA-2023-02 and ZBA-2023-02SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\252-272 Old Bloomington Road (TWTH Development Inc.) (OPA-2023-02 and ZBA-2023-02)\Report Maps September 9 2024\Maps\Figure_4_Existing_Zoning.mxdZoning LegendOak Ridges Moraine Environmental ProtectionOPEN SPACEPrivate Open SpacePublic Open SpaceO2RESIDENTIAL ZONESDetached Third Density ResidentialEstate ResidentialEP-ORMO1ERR3Page 64 of 96 Bloomington RoadBloomington RoadOld Bloomington RoadPROPOSED OFFICIAL PLAN AMENDMENTMap by the Town of Aurora Financial Services Department, 2024-09-16. 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: TWTH DEVELOPMENT INC.FILE: OPA-2023-02 and ZBA-2023-02SITE-SPECIFICPOLICY AREA XXDocument Path: J:\data\data\Planning Maps\252-272 Old Bloomington Road (TWTH Development Inc.) (OPA-2023-02 and ZBA-2023-02)\Report Maps September 9 2024\Maps\Figure_5_Proposed_Official_Plan_Amendment.mxdSITE-SPECIFICPOLICY AREA(XX)Schedule B Land UseEnvironmental ProtectionSuburban ResidentialEstate ResidentialPage 65 of 96 Bloomington RoadBloomington RoadOld Bloomington RoadERR3(525)R3(526)R3(526)R3(522)R3(526)R3(522)EP-ORMR3(523)R3(524)O1EP-ORMR3(YYY)EP-ORMR3(XXX)R3(XXX)PROPOSED ZONINGMap by the Town of Aurora Financial Services Department, 2024-09-12. Base data provided by York Region & the Town of Aurora.¯FIGURE 6St John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd02550MetersAPPLICANT: TWTH DEVELOPMENT INC.FILE: OPA-2023-02 and ZBA-2023-02SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\252-272 Old Bloomington Road (TWTH Development Inc.) (OPA-2023-02 and ZBA-2023-02)\Report Maps September 9 2024\Maps\Figure_6_Proposed_Zoning.mxdZoning LegendOak Ridges Moraine Environmental ProtectionOPEN SPACEPrivate Open SpacePublic Open SpaceO2RESIDENTIAL ZONESDetached Third Density ResidentialEstate ResidentialEP-ORMO1ERR3Lands to be rezoned from "Estate Residential ER Zone" to"Detached Third Density Residential R3(###) Exception Zone"and "Oak Ridges Moraine Environmental Protection EP-ORM Zone"Page 66 of 96 PROPOSED DRAFT PLAN OF SUBDIVISION Map created by the Town of Aurora Financial Services Department, 2024-09-16. Drawing provided by Applicant APPLICANT: TWTH DEVELOPMENT INC. FILE: OPA-2023-02 and ZBA-2023-02 FIGURE 7 Document Path: J:\data\data\Planning Maps\252-272 Old Bloomington Road (TWTH Development Inc.) (OPA-2023-02 and ZBA-2023-02)\Report Maps September 9 2024\Maps\Figure_7_Proposed_Draft_Plan_of_Subdivision.mxd Page 67 of 96 CONCEPTUAL BLOCK PLAN Map created by the Town of Aurora Financial Services Department, 2024-09-16. Drawing provided by ApplicantAPPLICANT: TWTH DEVELOPMENT INC.FILE: OPA-2023-02 and ZBA-2023-02FIGURE 8Document Path: J:\data\data\Planning Maps\252-272 Old Bloomington Road (TWTH Development Inc.) (OPA-2023-02 and ZBA-2023-02)\Report Maps September 9 2024\Maps\Figure_8_Conceptual_Block_Plan.mxdPage 68 of 96 The following is a table to compare the difference between the parent Detached Third Density Residential (R3) zone requirements with the two proposed Detached Third Density Residential Exception (R3-XXX) & (R3-YYY) Zones, as well as other requested zoning standards deviations. R3-XXX will apply to lots 1-13, and lots 15-30. R3-YYY zone will apply to Lot 14 only. Parent Detached Third Density Residential Zone Proposed Detached Third Density Residential Exception Zone (R3-XXX) Proposed Detached Third Density Residential Exception Zone (R3-YYY) Permitted Encroachments (Covered or uncovered Porches, terraces and decks) Front yard 2.5 metres Exterior Side Yard 3.0 metres Front yard 3.0 metres Exterior Side Yard 2.5 metres Front yard 3.0 metres Exterior Side Yard 2.5 metres Permitted Encroachments (Covered or Uncovered terraces and decks) In no case shall be closer than 3.8 m from the Rear Lot Line In no case shall be less than 3.0 metres from the rear lot line In no case shall be less than 3.0 metres from the rear lot line Steps and landings 2 m 2.0 metres beyond any structures (Covered or Uncovered terraces and decks) 2.0 metres beyond any structures (Covered or Uncovered terraces and decks) Maximum Lot Coverage 35% 40% 40% Appendix "A" Page 69 of 96 Parent Detached Third Density Residential Zone Proposed Detached Third Density Residential Exception Zone (R3-XXX) Proposed Detached Third Density Residential Exception Zone (R3-YYY) Maximum Height 10 metres 12 metres 12 metres Minimum Interior Side Yard 1.2 metres for one Storey buildings 1.5 metres for Buildings greater than one storey 1.2 metres 1.2 metres Minimum Exterior Yard 6 metres 4.5 metres 3.0 metres Daylight or Site Triangle Definition An area open and clear to the sky which area is to be determined by measuring, from the point of intersection of Street Lines on a corner lot, the distance required by this By-law along each such Street Line and joining such points with a straight line. The triangular-shaped land between the intersecting Street Lines or railway right- of-way created by the straight line joining the Notwithstanding any other provisions to the contrary, on a corner lot where a daylighting triangle has been conveyed to the Municipality, 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 Notwithstanding any other provisions to the contrary, on a corner lot where a daylighting triangle has been conveyed to the Municipality, 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 Page 70 of 96 Parent Detached Third Density Residential Zone Proposed Detached Third Density Residential Exception Zone (R3-XXX) Proposed Detached Third Density Residential Exception Zone (R3-YYY) points at the required distance along the Street Lines. 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. 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. Landscape Requirements 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 decks, porches or patios), swimming pools or any 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 decks, porches or patios), swimming pools or any Page 71 of 96 Parent Detached Third Density Residential Zone Proposed Detached Third Density Residential Exception Zone (R3-XXX) Proposed Detached Third Density Residential Exception Zone (R3-YYY) other covered area with impervious material. other covered area with impervious material. Street Line Definition Lot Line abutting a public highway or a 0.3 metre reserve abutting a public highway. n/a Entire Street Line shall be considered a Front Lot Line. Swimming Pool Pools shall be located in the Rear and Side Yards only; In-ground pools shall be setback a minimum of 1.2 metres from the Rear and Side Lot Lines; The perimeter deck of an above ground pool shall be setback a minimum of 0.6 metres from the Rear and Side Lot Lines. n/a A swimming pool may be located in any yard, provided it is set back a minimum of 1.2 metres from any Lot Line. A deck for an above ground pool shall be set back a minimum of 0.6 metres from any Lot Line. Page 72 of 96 Official Plan Amendment, Zoning By-law AmendmentSecond Public Planning Meeting 252-272 Old Bloomington RoadApplicant: TWTH Development Inc.File Number: OPA-2023-02, ZBA-2023-02Related File: SUB-2023-02Date: October 8, 2024Staff PresentationPage 73 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESBackgroundLot Area: 3.89 hectares (9.61 acres)Lot frontage: 92 metresSurrounding area is predominately low density residential Site Statistics Page 74 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Official Plan DesignationTown Official Plan Designation (Schedule B)- Suburban Residential- Environmental ProtectionPage 75 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Secondary Plan DesignationYonge Street South Secondary Plan Designation - Cluster Residential - Environmental Function AreaPage 76 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Zoning By-law •Estate Residential (ER) Zone•Permits one single family dwellingPage 77 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESComments received from Council/Public at Initial Meeting Comments received from the initial Public Planning Meeting:•Density is too high;•Proposed road connection to lands to the west might encroach onto existing environmental features;•Lack of consultation with area residents;•Other Block Plan related concerns.Page 78 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESRevised Applications Official Plan Amendment•Reduced Density•Amend development policies related to lot area, building coverage, etc.Zoning By-law Amendment •Rezone to two site-specific R3 zones and EP ZoneDraft Plan of Subdivision •Reduced lots, revised right-of-way, relocation of block reserved for future connectionPage 79 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Official Plan AmendmentPrevious Revised Gross Residential Density (5 units / ha)8.5 units / ha 7.72 units / haMinimum Lot Area (0.2 ha / unit)0.06 ha / unit 0.07 ha / unit Maximum Net Developable Lands (25%)71.5% UnchangedMaximum Impervious Area (15%)36.8% UnchangedMaximum Building Coverage (12%)25% UnchangedPage 80 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Zoning By-law•Rezone to R3-XXX, R3-YYY and EP-ORM Zone•R3-YYY zone will apply to lot 14 only, with slightly deviated zoning relief from R3-XXX to accommodate for the specific lot fabricPage 81 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESDraft Plan of Subdivision ComparisonRevisions•33 ĺ30 single detached lots•Temporary ĺPermanent Cul-de-sac•Relocated road connection to the westUnchanged•EP Block•Road connection to the eastPrevious RevisedPage 82 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESRevised Conceptual Block PlanAmbria Homes (SUB-2017-03)SUBJECT DEVELOPMENT (252-272 OLD BLOOMINGTON)326 Old Bloomington Road (SUB-2023-01)Subject LandsApproved PlanApplication under reviewConceptual PlanUpdated Block Plan shows the revised connection, reduced lots, etc. Page 83 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESApplication Circulation Review A further review of the proposed applications has been undertaken by Town departments and public agencies since the initial public planning meeting. Following matters to be addressed:•Peer review of the proposed development limit and buffering established by the Natural Heritage Evaluation;•Appropriateness of the proposed road network and lotting pattern for future development in Block C; •Proposed site-specific zoning reliefs on development standards;•Comments to be received at this Non-Statutory MeetingPage 84 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESNext StepFollowing review of comments received and revisions necessary, a recommendation report will be prepared for a future Committee of the Whole Meeting for Council’s consideration.All interested parties will be notified of any updates relating to the subject applications.Page 85 of 96 Following tonight’s meeting, questions and comments on this file may be directed to:Kenny Ng, Planner365-500-3102kng@aurora.ca Page 86 of 96 G O L D B E R G G R O U P252-272 Old Bloomington RoadSUB-2023-02OPA-2023-02ZBA-2023-02October 8, 2024Applicant PresentationPage 87 of 96 Source: YorkMapsLocation and Context MapNPage 88 of 96 R3 ZoneProposed R3 Exception (XXX)Proposed R3 Exception (YYY)Lot Area (min.)460 m2No ChangeLot Frontage (min.)15 metresNo ChangeFront Yard (min.)6 metres4.5 metres to main building, 6.0 metres to garage3.0 metres to main building, 6.0 metres to garageRear Yard (min.)7.5 metresNo ChangeInterior Side Yard (min.)1.5 metres (for a 2 storey building)1.2 metresExterior Side Yard (min.)6 metres 4.5 metres3.0 metresLot Coverage (max.)35% 40%Height (max.)10 metres 12 metresZone ComparisonPage 89 of 96 Conceptual Block PlanNPage 90 of 96 Draft Plan of SubdivisionJune 202333 Lots | 8.48 units per hectareJune 202430 Lots | 7.71 units per hectareRelocated RoadConnectionPage 91 of 96 Landscape PlanLegendNPage 92 of 96 Exception YYYNSpecial Setback ConditionPage 93 of 96 Conceptual StreetscapePage 94 of 96 THANK YOU | QUESTIONS?Page 95 of 96 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 October 8, 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 October 8, 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 8th day of October, 2024. Tom Mrakas, Mayor Ishita Soneji, Deputy Town Clerk Page 96 of 96