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Agenda - Public Planning - 20240910Town of Aurora Council Public Planning Meeting Revised Agenda Date:Tuesday, September 10, 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 PDS24-094 - Application for Official Plan and Zoning By-law Amendment, Esmail Zameni, 14086 Yonge Street, Part Lot 1, Plan 132 King as in K125783, except R679438, File Number: OPA-2021-05, ZBA-2021-07 1 That Report No. PDS24-094 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 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 September 10, 2024 50 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 -094 Subject: Application for Official Plan and Zoning By-law Amendment Esmail Zameni 14086 Yonge Street Part Lot 1, Plan 132 King as in K125783, except R679438 File Number: OPA-2021-05, ZBA-2021-07 Prepared by: Kenny Ng, Planner Department: Planning and Development Services Date: September 10, 2024 Recommendation 1. That Report No. PDS24-094 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 and Zoning by-law Amendment applications at 14086 Yonge Street. The following is a summary of the planning applications.  Official Plan and Zoning By-law Amendment applications have been submitted to facilitate a townhouse development consisting of four (4) townhouse blocks containing a total of twenty (20) condominium units with access provided via a private laneway on the west side of Yonge Street.  York Region encourages small scale intensification within the Built-Up Area with density ranging from 55 to 150 people per hectare. Page 1 of 50 September 10, 2024 2 of 11 Report No. PDS24-094  The OPA is requesting to define the Regional Corridor to include the entire subject lands.  The ZBA aims to rezone to “Townhouse Dwelling Residential (R8-XXX) Exception Zone,” allowing for reduced lot areas and adjustments to building height, front, and rear yard setbacks.  A preliminary review of the proposed applications undertaken by the Town and external agencies have identified comments to be addressed before a final recommendation report is prepared for Council’s consideration. Background Application History The subject applications were first received by the Town in October 2021. The original proposal consists of five (5) single detached residential lots utilizing the existing access point on Yonge Street. Since then, the applicant has opted for a revised proposal and subsequently a pre-consultation meeting was held with the applicant in October 2023. The revised applications for a townhouse development consisting of four (4) townhouse blocks containing a total of twenty (20) condominium units with access provided via a private laneway on the west side of Yonge Street were then received and deemed complete by the Town in April 2024. A Ward 4 Community Information Meeting hosted by the applicant was held on June 11, 2024 to introduce the application to area residents and to obtain feedback. The meeting was attended by residents, representatives of the Town, the applicant and their consulting team. Location / Land Use The subject lands are located on the west side of Yonge Street, south of Ridge Road (see Figure 1). The subject lands are rectangular in shape and have a total land area of approximately 0.4 hectares (0.98 acres), with a frontage of approximately 25.23 metres along Yonge Street. The existing site contains a vacant one (1) single-detached dwelling unit, vegetation, and driveway access onto Yonge Street. Surrounding Land Uses The surrounding land uses are as follows: Page 2 of 50 September 10, 2024 3 of 11 Report No. PDS24-094 North: Low and medium density residential uses, Delmanor retirement facility, commercial centre and open space uses including public parks, and recreational/sport fields. South: Low density residential use, institutional uses including a high school, a Service Ontario office, and Ontario Provincial Police – Aurora station. East: Beacon Hall Golf Club, and low density residential use. West: Low density residential use, agricultural and rural uses, a CN railroad. 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 encourage 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 not within the Regulated Area by the Lake Simcoe Region Conservation Authority (LSRCA). Oak Ridges Moraine Conservation Plan (ORMCP) The ORMCP provides land use and resource management planning direction on how to protect the Moraine’s ecological and hydrological features and functions. The subject lands are located within the ‘Settlement Area’ of the ORMCP. Settlement Areas are intended for urban development, allowing for a variety of residential uses. Their purpose is to concentrate and manage urban growth, reducing encroachment on and impact to Page 3 of 50 September 10, 2024 4 of 11 Report No. PDS24-094 nearby ecological features, while aligning with the growth objectives outlined in the Town's Official Plan. York Region Official Plan (YROP) York Region encourages small scale intensification within the Built-Up Area with density ranging from 55 to 150 people per hectare Despite York Region's planning responsibilities having been removed as of July 1, 2024, the York Region Official Plan remains in effect and will still be implemented by local Planning staff. Section 4.1.3 of the Regional Official Plan outlines anticipated population growth within the Town. Growth is expected to follow a hierarchical pattern within the York Regional Official Plan. The Major Transit Station Area (MTSA) will have the highest density projected at 150 people per hectare. In contrast, the Designated Greenfield Area (DGA) will have the lowest density, at a minimum of 55 people per hectare. Thus, developments within the Built-Up Area outside of the MTSA, but not with the DGA, is permitted to have a density ranging from 55 to 150 people per hectare. The subject lands are situated within the "Built-Up Area" with applicable Regional Corridor policies along Yonge Street. Policy 4.1.3.b anticipates small scale intensification and infill development based on local context to occur within the Built Up Area. Policy 4.4.2 requires that a minimum of 50 per cent of all residential development between 2021 to 2041, and 55 per cent from 2041 to 2051 occur annually within the built-up area identified on Map 1B. Town of Aurora Official Plan (2024) The subject lands are designated as “Suburban Residential” in Schedule “B” of the Town’s Official Plan 2024. Additionally, Regional Corridor policies are outlined in Schedule “A,” and Cluster Residential policies, as specified in OPA 34 Secondary Plan, are detailed in Schedule “C of the Town’s Official Plan 2024. (Figure 2) The Regional Corridor as shown in Schedule “A” of the Official Plan includes properties that fronts onto Yonge Street. Within the Regional Corridor, excluding the Aurora Promenade, intensification will take the form of low to mid-rise buildings with a maximum building height of five (5) storeys. Portions of the subject lands not covered by the Regional Corridor policies, the OPA 34 Secondary Plan policies for the Cluster Residential designation is applicable. Page 4 of 50 September 10, 2024 5 of 11 Report No. PDS24-094 Zoning By-law 6000-17, as amended The subject lands are currently zoned ‘Oak Ridges Moraine Rural General (RU-ORM)’ under the Town’s Zoning By-law 6000-17, as amended, (see Figure 3). The existing RU- ORM zoning reflects the existing built form on the subject lands which permits low density residential development such as a detached dwelling. Reports and Studies As part of complete application submissions for the subject applications, the applicant has submitted the following documents: Document Consultant Planning Justification Report JKO Planning Services Inc. Draft Official Plan Amendment JKO Planning Services Inc. Draft Zoning By-law Amendment JKO Planning Services Inc. Archaeological Assessment Addendum Report Earthworks Archaeological Services Inc. Architectural Drawings Set Frank Rotundo Architect Inc. Functional Servicing Report Functional Servicing Report Functional Servicing Report Land & Building Experts. Stormwater Management Report Orbit Engineering Inc. Geotechnical Investigation Land & Building Experts. Preliminary Hydrogeological Assessment GeoPro Consulting Ltd. Phosphorus Assessment Azimuth Environmental Consulting Inc. Phase One Environmental Site Assessment Orbit Engineering Inc. Natural Heritage Study- Environmental Impact Study Addendum Analysis Azimuth Environmental Consulting Inc. Environmental Noise Assessment YCA Engineering Limited. Geotechnical Study and Soils Report analysis GeoPro Consulting Ltd. Landscape and Details Plan Frank Rotundo Architect Inc. Boundary and Topographical Plan of Survey Vladimir Dosen Surveying Ontario Land Surveyors Traffic Management – Transportation Study Report Asurza Engineers Inc. Construction Impact Mitigation Study Asurza Engineers Inc. Proposed Applications Proposed Official Plan Amendment (OPA) Page 5 of 50 September 10, 2024 6 of 11 Report No. PDS24-094 The OPA is requesting to define the Regional Corridor to include the entire subject lands The Regional Corridor policy derived from the York Regional Official Plan. The intent of the Regional Corridor is to enhance the mobility of people and goods by identifying key areas for such purposes. To ensure comprehensive coverage, the proposed OPA is requesting to redefine the Regional Corridor to include the entire subject lands. This redefinition will allow for a more integrated approach to transportation and infrastructure planning. To ensure that future development aligns with the overarching intent of the Regional Corridor, the applicant has submitted a Block Plan (figure 9) detailing the transportation network on both the subject lands and the adjacent property to the north. Similar to the Town’s Environmental Protection designations policy, the boundaries of the Regional Corridor may be adjusted on a site-specific basis through the required studies and consultations with relevant agencies. This process ensures that the policy remains adaptable and responsive to evolving needs and conditions. To supplement the Block Plan, the applicant has provided additional information such as a survey of the subject lands, transportation study, Natural Heritage Evaluation, Hydrogeological Assessment, Functional Servicing Report, Stormwater Management Report, Planning Justification Report and Landscape plan. Proposed Zoning By-law Amendment (ZBA) The ZBA aims to rezone to “Townhouse Dwelling Residential (R8-XXX) Exception Zone,” allowing for reduced lot areas and adjustments to building height, front, and rear yard setbacks. As shown in Figure 5, the Applicant proposes to rezone the subject lands from “Rural General Oak Ridges Moraine (RU-ORM) Zone” to a site specific “Townhouse Dwelling Residential (R8-XXX) Exception Zone”. The following is a table to compare the difference between the parent Townhouse Dwelling Residential (R8) zone requirements with the proposed Townhouse Dwelling Residential Exception (R8-XX) Zone. All other development standards remain the same. Parent Townhouse Dwelling Residential Zone Proposed Townhouse Dwelling Residential Exception Zone Minimum Lot Area 180 m2 90.75 m2 Page 6 of 50 September 10, 2024 7 of 11 Report No. PDS24-094 Parent Townhouse Dwelling Residential Zone Proposed Townhouse Dwelling Residential Exception Zone Minimum Front Yard Setback 7.5 m 1.5 m Minimum Rear Yard Setback 7.5 m 6.5 m Maximum Height 10 metres 12 metres Note: 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 submitted a formal site plan application at this time. As illustrated on Figure 6, the proposed condominium development consists of twenty (20) townhouse units within four (4) townhouse blocks with access provided via a private laneway which extends from Yonge Street. As currently proposed, the private right-of- way would terminate in a t-intersection, access to lands to the north can be established with either an extension of the internal laneway, a mid-block road connection or a shared Yonge Street Access. The development will also provide for forty (40) residential parking spaces and ten (10) visitor parking spaces, for a total of fifty (50) parking spaces. Thirty-six (36) of the residential parking spaces are provided within an underground parking level with direct access to each of the individual units (see Figure 7); four (4) surface parking spaces are provided for the two end units, while ten (10) visitor parking spaces are provided on the surface level along the south limits of the internal laneway. The proposed townhouses are three storeys in height and are approximately 11.04 metres tall. (Figure 8) A 1.8-metre-high privacy fence is proposed along the rear yard of the townhouses (south property line) to provide buffering to lands to the south. Other Planning Applications In addition to the proposed OPA and ZBA, the Town may require the applicant to submit a Site Plan Application, as well as a Draft Plan of Subdivision, Draft Plan of Condominium, and Part Lot Control application to create Parcel of Tied Land (POTL) to Page 7 of 50 September 10, 2024 8 of 11 Report No. PDS24-094 facilitate the Common Elements Condominium development. Each townhouse unit will be sold freehold with an interest in the common elements condo laneway. Department / Agency Comments A preliminary review of the proposed applications undertaken by the Town and external agencies have identified comments to be addressed before a final recommendation report is prepared for Council’s consideration. The following matters are to be addressed in greater detail before bringing forward a recommendation report to Council for consideration:  Conformity to the Provincial Policy Statement, the Growth Plan, Regional and Local policies  Appropriateness of the proposed vehicular access off Yonge Street  Compatibility of the proposed site-specific zoning standards  Review and confirmation of the Natural Heritage Evaluation with respect to adjacent woodland and associated vegetation protection zone limit  The appropriateness of the Block Plan for future development  Appropriate landscaping buffers and urban design of the proposed dwellings  Availability of municipal servicing capacity Public Comments A Community Information Meeting (CIM) was held on June 11, 2024, at the Aurora Public Library. Staff received several oral comments from the public, below is a summary list of comments provided:  Concerns regarding proposed unit density on subject lands and overall density within the entire Block Plan, specifically with lands to the North  Concerns over the urban design of the proposed development  Traffic/access management and coordination  Concerns on whether existing vegetation will be removed  Potential noise and dust, added traffic and long duration of construction resulting from the development Any additional comments received after the writing of this report will be communicated at the Public Planning Meeting. Page 8 of 50 September 10, 2024 9 of 11 Report No. PDS24-094 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 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 deemed as complete on November 15, 2021 and therefore, the applicant may appeal to the OLT at any time. Financial Implications There are no financial implications. Communications Considerations On August 22, 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. Page 9 of 50 September 10, 2024 10 of 11 Report No. PDS24-094 Climate Change Considerations In order to better understand how the future facility would be developed in response to the effects of climate change, staff will be requesting a Green Development Report in accordance with Section 5 of the Official Plan as part of a future Site Plan application. To better understand if there are any adverse climate change impacts, staff will be requesting a Green Development Report in accordance with Section 5 of the Official Plan as part of a future 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 all the comments received. A recommendation report will be prepared for a future Committee of the Whole meeting for Council’s consideration when technical review is completed. Attachments Figure 1 – Location Map Figure 2 – Existing Official Plan Designation/ Policy Figure 3 – Existing Zoning By-law Figure 4 – Proposed Official Plan Amendment Page 10 of 50 September 10, 2024 11 of 11 Report No. PDS24-094 Figure 5 – Proposed Zoning By-law Amendment Figure 6 – Proposed Site Plan Figure 7 –Proposed Underground Garage Figure 8 – Proposed Elevations Figure 9 – Proposed Block Plan Pre-submission Review Agenda Management Team review on August 29, 2024 Approvals Approved by Marco Ramunno, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 11 of 50 Yonge StreetRidge RoadGlensteeple Trail17412090667013440624016013812512152461261410813267140941141412214086166144541071568880341901101821425314121202630344051557646505458626659999187837975716763151921252995231922201612105056535538151136LOCATION MAPMap created by the Town of Aurora Planning and Building Services Department, 2024-08-16. 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 SdrdHendersonDriveWellington St W••••404••••404Leslie StYonge StBathurst StBayview AveBloomington RdAPPLICANT: Esmail ZameniFILES: OPA-2021-05 and ZBA-2021-07SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\14086 Yonge Street (OPA-2021-05 and ZBA-2021-07)\Report_Maps_14086_Yonge_St_OPA-2021-05 and ZBA-2021-07\Report_Maps_14086_Yonge_St_OPA-2021-05 and ZBA-2021-07.aprx0 50 100MetresPage 12 of 50 EquestrianDriveHoudiniWayRoyalHillCourtElderberry TrailRidge RoadGlensteeple TrailHunters GlenRoadYONGE STREETEXISTING OFFICIAL PLAN DESIGNATION/ POLICY••APPLICANT: ESMAIL ZAMENIFILES: OPA-2021-05 AND ZBA-2021-07FIGURE 2St John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W••••404••••404Leslie StYonge StBathurst StBayview AveBloomington RdSUBJECT LANDSMap created by the Town of Aurora Planning and Building Services Department, 2024-08-16. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\14086 Yonge Street (OPA-2021-05 and ZBA-2021-07)\Report_Maps_14086_Yonge_St_OPA-2021-05 and ZBA-2021-07\Report_Maps_14086_Yonge_St_OPA-2021-05 and ZBA-2021-07.aprx0 50 100MetresRegional CorridorPrivate Open SpaceEnvironmentalProtection AreaCluster ResidentialEstate ResidentialEnvironmental FunctionAreaPublic Open SpacePage 13 of 50 Yonge StreetRidge RoadGlensteeple TrailEP-ORMR2(437)O2EP-ORMEP-ORMRU-ORMIR3(435)O1R2(276)O1RU-ORMO2(63)O1EP-ORMR3(436)O1R4(501)EP(277)EXISTING ZONING BY-LAW••FIGURE 3St John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W••••404••••404Leslie StYonge StBathurst StBayview AveBloomington RdSUBJECT LANDSAPPLICANT: ESMAIL ZAMENIFILES: OPA-2021-05 AND ZBA-2021-07Map created by the Town of Aurora Planning and Building Services Department, 2024-08-16. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\14086 Yonge Street (OPA-2021-05 and ZBA-2021-07)\Report_Maps_14086_Yonge_St_OPA-2021-05 and ZBA-2021-07\Report_Maps_14086_Yonge_St_OPA-2021-05 and ZBA-2021-07.aprx0 50 100MetresRU-ORMInstitutionalINSTITUTIONAL ZONESIDetached SecondDensity DwellingR2RURAL ZONESZoning LegendDetached ThirdDensity DwellingRESIDENTIAL ZONESR3Public Open SpaceOPEN SPACES ZONESO1Environmental ProtectionEPDetached FourthDensity DwellingR4Oak Ridges MoraineEnvironmental ProtectionEP-ORMOak Ridges MoraineRuralRU-ORMPrivate Open SpaceO2IPage 14 of 50 EquestrianDriveHoudiniWayRoyalHillCourtElderberry TrailRidge RoadGlensteeple TrailHuntersGlenRoadYONGE STREETPROPOSED OFFICIAL PLAN AMENDMENT••APPLICANT: ESMAIL ZAMENIFILES: OPA-2021-05 AND ZBA-2021-07FIGURE 4St John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W••••404••••404Leslie StYonge StBathurst StBayview AveBloomington RdMap created by the Town of Aurora Planning and Building Services Department, 2024-08-16. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\14086 Yonge Street (OPA-2021-05 and ZBA-2021-07)\Report_Maps_14086_Yonge_St_OPA-2021-05 and ZBA-2021-07\Report_Maps_14086_Yonge_St_OPA-2021-05 and ZBA-2021-07.aprxSUBJECT LANDS090180MetresRegional CorridorPrivate Open SpaceEnvironmentalProtection AreaCluster ResidentialEstate ResidentialEnvironmental FunctionAreaPublic Open SpaceAREA TO BE INCLUDED ASREGIONAL CORRIDORAREA TO BE INCLUDEDAS REGIONAL CORRIDORPage 15 of 50 Yonge StreetRidge RoadGlensteeple TrailEP-ORMR2(437)O2EP-ORMEP-ORMRU-ORMIR3(435)O1R2(276)O1RU-ORMO2(63)O1EP-ORMR3(436)O1R4(501)EP(277)PROPOSED ZONING BY-LAW AMENDMENT••FIGURE 5St John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W••••404••••404Leslie StYonge StBathurst StBayview AveBloomington RdAPPLICANT: 894809 ONTARIO LTDFILES: OPA-2021-05 AND ZBA-2021-07Map created by the Town of Aurora Planning and Building Services Department, 2024-08-16. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\14086 Yonge Street (OPA-2021-05 and ZBA-2021-07)\Report_Maps_14086_Yonge_St_OPA-2021-05 and ZBA-2021-07\Report_Maps_14086_Yonge_St_OPA-2021-05 and ZBA-2021-07.aprxTo be rezoned from RU-ORM toR8(XXX) - Townhouse DwellingResidential Exception0 50 100MetresR8(XXX)InstitutionalINSTITUTIONAL ZONESIDetached SecondDensity DwellingR2RURAL ZONESZoning LegendDetached ThirdDensity DwellingRESIDENTIAL ZONESR3Public Open SpaceOPEN SPACES ZONESO1Environmental ProtectionEPTownhouse DwellingResidentialR8Detached FourthDensity DwellingR4Oak Ridges MoraineEnvironmental ProtectionEP-ORMOak Ridges MoraineRuralRU-ORMPrivate Open SpaceO2IPage 16 of 50 PROPOSED SITE PLANAPPLICANT: ESMAIL ZAMENIFILES: OPA-2021-05 AND ZBA-2021-07FIGURE 6Map created by the Town of Aurora Planning and Building Services Department, 2024-08-16. Proposed Site Plan created by Frank Rotundo Architect Inc.J:\data\data\Planning Maps\14086 Yonge Street (OPA-2021-05 and ZBA-2021-07)\Report_Maps_14086_Yonge_St_OPA-2021-05 and ZBA-2021-07\Report_Maps_14086_Yonge_St_OPA-2021-05 and ZBA-2021-07.aprxENTRANCE TOUNDERGROUNDPARKING FACILITYPage 17 of 50 PROPOSED UNDERGROUND GARAGEAPPLICANT: ESMAIL ZAMENIFILES: OPA-2021-05 AND ZBA-2021-07FIGURE 7Map created by the Town of Aurora Planning and Building Services Department, 2024-08-16. Proposed Site Plan created by Frank Rotundo Architect Inc.J:\data\data\Planning Maps\14086 Yonge Street (OPA-2021-05 and ZBA-2021-07)\Report_Maps_14086_Yonge_St_OPA-2021-05 and ZBA-2021-07\Report_Maps_14086_Yonge_St_OPA-2021-05 and ZBA-2021-07.aprxPage 18 of 50 PROPOSED ELEVATIONSAPPLICANT: ESMAIL ZAMENIFILES: OPA-2021-05 AND ZBA-2021-07FIGURE 8Page 19 of 50 PROPOSED BLOCK PLANAPPLICANT: ESMAIL ZAMENIFILES: OPA-2021-05 AND ZBA-2021-07FIGURE 9Page 20 of 50 Official Plan Amendment, Zoning By-law AmendmentPublic Planning Meeting 14086 Yonge StreetApplicant: Esmail ZameniFile Number: OPA-2021-05, ZBA-2021-07Date:September 8, 2024Page 21 of 50 TOWN OF AURORA, DEPARTMENT OR PROJECT HEADINGBackgroundLot Area: 0.4 hectares (0.98 acres)Lot frontage: 25.23 metresSurrounding area is predominately low density and estate residentialSite Statistics Page 22 of 50 TOWN OF AURORA, DEPARTMENT OR PROJECT HEADINGExisting Official Plan Designation/Policy Subject lands are partially included in the Regional Corridor which allows for: •Maximum building height of 5 storeys•Higher density forms of developmentTown Official Plan (OPA 34) - Yonge Street South Secondary Plandesignated the subject lands as “Cluster Residential”•Semi-detached dwellings, linked housing and townhouses are permitted Page 23 of 50 TOWN OF AURORA, DEPARTMENT OR PROJECT HEADINGExisting Zoning By-law •The subject lands are zoned Oak Ridges Moraine Rural General (RU-ORM)•Surrounding zones include low density residential, open space, institutional, etc.Page 24 of 50 TOWN OF AURORA, DEPARTMENT OR PROJECT HEADINGProposed ApplicationsOfficial Plan Amendment•Define the Regional Corridor to include the entire subject landsZoning By-law Amendment •Rezone from Oak Ridges Moraine Rural General (RU-ORM) Zone to a site-specific Townhouse Dwelling Residential (R8-XXX) Exception Zone•Amendments including reduced lot areas and adjustments to building height, front, and rear yard setbacksProposed ApplicationsPage 25 of 50 TOWN OF AURORA, DEPARTMENT OR PROJECT HEADINGProposed Official Plan Amendment•The amendment is requesting to redefine the Regional Corridor to include the entire subject landsPage 26 of 50 TOWN OF AURORA, DEPARTMENT OR PROJECT HEADINGProposed Zoning By-law•Rezone to site specific “Townhouse Dwelling Residential (R8-XXX) Exception Zone” •Amend development standards on lot area, building height, front and rear yard setbacksPage 27 of 50 TOWN OF AURORA, DEPARTMENT OR PROJECT HEADINGConceptual Site Plan•A total of 20 townhouse units, access provided via private condominium road from Yonge Street; 1.8m privacy fence proposed in the rear yard •36 underground + 4 surface residential spaces, 10 surface visitor spaces•Applicant has not submitted a formal site plan application Page 28 of 50 TOWN OF AURORA, DEPARTMENT OR PROJECT HEADINGProposed Elevations•Proposed to be 3-storeys in height (approximately 11.04 m), whereas the by-laws permits a maximum height of 10 m.Page 29 of 50 TOWN OF AURORA, DEPARTMENT OR PROJECT HEADINGConceptual Block Plan•Conceptual Block Plan detailing potential transportation network to adjacent lands to the north•Access to lands to the north can potentially be established with either, a mid-block road connection or a shared Yonge Street AccessPage 30 of 50 TOWN OF AURORA, DEPARTMENT OR PROJECT HEADINGPublic Comments Received to Date•Concerns regarding proposed unit density on subject lands and overall density within the entire Block Plan, specifically with lands to the North;•Concerns over the urban design of the proposed development;•Traffic/access management and coordination;•Concerns on whether existing vegetation will be removed; •Potential noise and dust, added traffic and long duration of construction resulting from the development.A Community Information Meeting was hosted by the applicant on June 11, 2024, with comments from the public on:Page 31 of 50 TOWN OF AURORA, DEPARTMENT OR PROJECT HEADINGApplication Circulation Review A preliminary review of the proposed application has been undertaken by Town departments and public agencies. Staff have identified the following matters to be addressed:•Conformity to the Provincial Policy Statement, the Growth Plan, Regional and Local policies;•Appropriateness of the proposed vehicular access off Yonge Street;•Compatibility of the proposed site-specific zoning standards;•Review and confirmation of the Natural Heritage Evaluation with respect to adjacent woodland and associated vegetation protection zone limit;•The appropriateness of the Block Plan for future development; •Appropriate landscaping buffers and urban design of the proposed dwellings; •Availability of municipal servicing capacity.•Comments to be received at this Public Planning Meeting.Page 32 of 50 TOWN OF AURORA, DEPARTMENT OR PROJECT HEADINGNext StepFollowing review of comments received and revisions necessary, a recommendation report will be prepared for a future General Committee Meeting for Council’s consideration.All interested parties will be notified of any updates relating to the subject applications.Page 33 of 50 Following tonight’s meeting, questions and comments on this file may be directed to:Kenny Ng, Planner365-500-3102kng@aurora.ca Page 34 of 50 14086 Yonge StreetAurora, OntarioSeptember 10, 2024JKO Planning Services Inc.Page 35 of 50 1Land Use ContextThe subject property is located in the Town of Aurora along a segment of Yonge that is generally characterized by low density residential uses.Surrounding land uses within a 1 km radius are predominantly residential and commercial, mixed use, institutional as well as open space.The subject property is within walking distance of public transit stops, as well as recreational and open space uses.Page 36 of 50 2Site PlanPage 37 of 50 The subject property is within the Town of Aurora Official Plan Amendment No. 34 and No. 6. It is designated within a “Cluster Residential” land use, which characterizes much of Yonge Street within the boundaries of OPA 34.OPA 34 is intended to facilitate low intensity, environmentally sensitive, primary residential precinct within the Town of Aurora 3Official Plan 2010 – Land UsePage 38 of 50 The Aurora Official Plan Review 2024 designates the subject property within the “Suburban Residential” land use, along with Regional Corridor policies that only cover a portion of the lands, permitting low to mid-rise buildings up to 5 storeys in height.In this instance, an OPA is necessary to redefine the Regional Corridor to include the entire subject Lands ƚŽƉĞƌŵŝƚƚŚĞƐƵďũĞĐƚĚĞǀĞůŽƉŵĞŶƚ͘4Updated Official Plan 2024 – Land UsePage 39 of 50 The subject property’s “Cluster Residential” land use designation permits the development of single- and semi-detached dwellings, as well as linked housing and townhouses.Cluster Residential areas are intended to accommodate moderately increased residential development which is sensitive to surrounding landscape features, and to the surrounding built environment.5OPA No. 34 – Land UsePage 40 of 50 6Zoning By-law No. 6000-17The subject property is zoned as “Rural – Oak Ridges Moraine (RU-ORM)” under By-law 6000-17. Sections 12, 14, and 19 apply to the subject property. Section 12 establishes policies that regulate Rural areas within the Town of Aurora. The permitted uses and required performance standards under Section 12 are as follows:xAgricultural uses;xDwelling, Detached;xDwelling, Second Suite;xGreenhouses;xHome Occupations.The development proposal includes a ZBLA to rezone the subject property to “Townhouse Dwelling Residential (R8)”, which permits increased density and more compact residential dwelling types.Page 41 of 50 7StandardRUR8ProposedLot Area10.0 ha180.0 m290.78 m2Lot Frontage180.0 m30.0 m (6.0 m / unit)6.30 m (per unit)SetbacksFrontRearInt. Side YardExt. Side Yard15.0 m22.0 m9.0 m15.0 m7.5 m7.5 m0.0 m , 1.5 m (end units)6.0 m1.51 m6.50 m1.5 m13.16Height10.0 m10.0 m12.93 mLot Coverage20%50%25.85%No. Units--20No. Parking Spaces2 spaces / dwelling unit30 + 6 visitor spaces40 + 10 visitor spacesProposed Building and Lot StandardsPage 42 of 50 8Underground Garage-Floor PlansPage 43 of 50 9Coloured Elevations – Front PersceptivePage 44 of 50 10Coloured Elevations – Front and Rear PerspectivesPage 45 of 50 11Elevations & Cross SectionsPage 46 of 50 12Elevations-Cross Sections (Westerly Units)Page 47 of 50 11Fire & Garbage Truck and Vehicular Turning DiagramsPage 48 of 50 12Summary•Provides infill development along the Yonge Street Regional Corridor facilitating prominent regional and inter-regional public transit accessibility;•Contributes towards the Region of York and Town of Aurora’s growth targets;•Provides optimal infill development on an underutilized/vacant lot;•It conforms to the policies of the Provincial Policy Statement, Growth Plan and the Region of York Official Plan;•It meets the intent and purpose of the Town of Aurora Official Plan by redefining the Regional Corridor designation to encompass the entire property that permits low rise and up to 5 storeys along with the applicable overall density; and,•It will be a catalyst for redevelopment in this segment of the Town, resulting in an urban, compact and a complete development . Page 49 of 50 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 September 10, 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 September 10, 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 10th day of September, 2024. Tom Mrakas, Mayor Ishita Soneji, Deputy Town Clerk Page 50 of 50