Agenda - General Committee - 20050405GENERAL CO
AGENDA
IIO.05-10
ITTEE
TUESDAY, APRIL 51 2005
7:00 P.M.
COUNCIL CNAMBERS
AURORA TOWN NALL
PUBLIC RELEASE
01 /04/05
TOWN OF AURORA
GENERAL COMMITTEE MEETING
AGENDA
NO. 05-10
Tuesday, April 5, 2005
Councillor Buck in the Chair.
I DECLARATIONS OF PECUNIARY INTEREST
B APPROVAL OF AGENDA
RECOMMENDED:
THAT the content of the Agenda as circulated by the Corporate Services
Department be approved as presented.
III DETERMINATION OF ITEMS REQUIRING SEPARATE DISCUSSION
IV ADOPTION OF ITEMS NOT REQUIRING SEPARATE DISCUSSION
V DELEGATIONS
(a) Ms Sue Seibert, Director of Planning to Provide a Presentation
Re: Item 1 — PL05-020 — Comments on Provincial Draft
Growth Plan for the Greater Golden Horseshoe and
Item 2 — PL05-021 — New Provincial Policy Statement
(b) Ms Rebecca Seaton, Resident (pg. D-1)
Re: Item 1 — PL05-020 — Comments on Provincial Draft
Growth Plan for the Greater Golden Horseshoe
(deferred from March 29, 2005 Council meeting)
General Committee Meeting No. 05-10 Page 2 of 6
Tuesday, April 5, 2005
VI CONSIDERATION OF ITEMS REQUIRING SEPARATE DISCUSSION
Vll OTHER BUSINESS, COUNCILLORS
Vlll IN -CAMERA
Personnel Matters
RECOMMENDED:
THAT this Committee proceed In -Camera to address personnel matters.
IX ADJOURNMENT
General Committee Meeting No. 05-10 Page 3 of 6
Tuesday, April 5, 2005
AGENDA ITEMS
1. PL05-020 — Comments on Provincial Draft Growth Plan for the (pg. 1)
Greater Golden Horseshoe
(deferred from March 29, 2005 Council meeting)
RECOMMENDED:
THAT the Ministry of Public Infrastructure Renewal be requested to
amend Schedule 2 - Place to Growth Concept to include the Bayview East
Urban Expansion Area - 2C area within the designated growth area; and
THAT the Ministry of Public Infrastructure Renewal be requested to clarify
the limits of the Proposed Sub Area 1 as shown on Schedule 8, as the
map and associated policy text do not match; and
THAT report PL05-020 be submitted to the Ministry of Public Infrastructure
Renewal as the Town of Aurora's comments prior to the deadline date of
April 18, 2005; and
THAT staff be directed to provide an overview of report PL05-020 to
Council at the meeting of March 29, 2005 in conjunction with report PL05-
021 respecting the new Provincial Policy Statement.
2. PL05-021 — New Provincial Policy Statement (pg. 18)
(deferred from March 29, 2005 Council meeting)
RECOMMENDED:
THAT report PL05-021 respecting New Provincial Policy Statement be
received as information; and
THAT Staff be directed to provide a brief overview of report PL05-021 to
Council at the meeting of March 29, 2005 in conjunction with report PL05-
020 respecting comments on the Provincial Draft Growth Plan for the
Greater Golden Horseshoe.
General Committee Meeting No. 05-10
Tuesday, April 5, 2005
Page 4 of 6
3.
4.
5.
CS05-012 — Noise By-law Exemptions for Town Functions
RECOMMENDED:
(pg. 24)
THAT Council approve an exemption to the Town's Noise By-law for the
2005 Concert Series in the Town Park; Canada Day Celebrations; and the
Aurora Chamber of Commerce Street Dance.
BA05-002 — Variance to Sign By-law — Shoppers Drug Mart - (pg. 27)
446 Hollandview Trail
RECOMMENDED:
THAT Council approve the site specific request for a variance to By -Law
4622-04.P as it affects the Shoppers Drug Mart at 446 Hollandview Trail
so as to permit the Shoppers Drug Mart sign to project above the roofline
of the building; and
THAT Council provide direction with respect to the request for a variance
to permit an additional 28 square metres of signage on the east wall for
the purpose of providing life style images that are part of the new
Shoppers Drug Mart image.
LS05-019 —Tender L.S. 2005-15 Supply, Planting & Maintenance of (pg. 39)
Boulevard Trees
RECOMMENDED:
THAT Council award Tender L.S.2005-15 for the supply and planting of
street trees to Lomco Limited in the amount of $272,999.65 less G.S.T.;
and
THAT Council award provisional items B2, B3 and B4 contained in Tender
L.S. 2005-15 for the necessary maintenance of boulevard trees to Lomco
Limited in the amount of $32,297.80 less G.S.T.
6. PL05-026 — Preserve Homes Inc. (pg. 45)
Part of Lot 21, Concession 2
File D12-01-5A
RECOMMENDED:
THAT By-law 3604-95.D being a By-law to enact Site Plan Control be
amended to remove Site Plan control from all properties zoned R6-50.
General Committee Meeting No. 05-10
Tuesday, April 5, 2005
Page 5 of 6
PL05-029 — Proposed By-law Amendment Application
(Temporary Use), Kylemore Homes/Priestly Holding
Corporation, 623 Wellington Street East,
Block 43, Plan 65M-3461
File D14-01-05
RECOMMENDED:
(pg. 49)
THAT Implementing Zoning By-law 4655-05.D be scheduled for
enactment at the next Council meeting.
8. PL05-030 — Site Plan Application, Delrin Investments Inc. (pg. 59)
Part Lots 23, 24 and 25 Registered Plan 65M-2873
189 Earl Stewart Drive
File Dll-06-05
RECOMMENDED:
THAT Report PL05-030 be received as information;
THAT, subject to a satisfactory review by the Site Plan Committee, the
Director of Planning be authorized to execute a Site Plan Amending
Agreement between Delrin Investments Inc. and the Town of Aurora
respecting the development of an industrial building on the subject lands
(File D11-06-05).
9. PL05-031 — Site Plan Application (pg. 70)
Hollandview Professional Building Corporation
Part Lots 23, 24 and 25, Part of Block 42 and Part of
Earl Stewart Drive, Plan 65M-2873, Part of Block 1,
Plan 65M-3193, Part of Lots 76 and 77, Concession 1 WYS
File Dll-15-04
RECOMMENDED:
THAT Report PL05-031 be received as information and that subject to the
resolution of all outstanding issues and the submission of all fees and
securities, Council authorize the Director of Planning to enter into a site
plan agreement between Hollandview Professional Buildings Corporation
and the Town of Aurora respecting the construction of a three storey
medical office building.
General Committee Meeting No. 05-10 Page 6 of 6
Tuesday, April 5, 2005
10. PL05-032 — Planning Status List (pg. 77)
RECOMMENDED:
THAT the Planning Applications Status List be received as information.
11. Memo from the Director of Corporate Services (pg. 110)
Re: Rescheduling of Public Planning meeting from Wednesday,
May 25 to Thursday May 26, 2005
12
13.
RECOMMENDED:
THAT the Public Planning meeting originally scheduled for Wednesday,
May 25, 2005 be moved to Thursday, May 26, 2005 at 7:00 p.m.
Correspondence from the Aurora Public Library
Re: Town of Aurora 2005 Accessibility Plan
RECOMMENDED:
(pg. 113)
THAT the correspondence be received and referred to the Accessibility
Advisory Committee.
CS05-013 - Pending List - Status Report
RECOMMENDED:
THAT CS05-013 be received for information purposes.
(pg. X)
GENERAL COMMITTEE — APRIL 5, 2005 Delegation(b)
Panizza, Bob
From: Rebecca Beaton -
Sent: Tuesday, March 29, 2005 10:53 AM
To: Panizza, Bob
Subject: Delegation Request -Tuesday March 29, 2005
Mr. Panizza,
I am requesting delegation status at this evening's Council meeting to address agenda item #3.
Sincerely,
Rebecca Beaton
3/29/2005 D - 1
GENERAL COMMITTEE - APRIL 5, 2005
Aui otLk
EXTRACT FROM COUNCIL MEETING NO. 05-14
HELD ON TUESDAY, MARCH 29, 2005
Il APPROVAL OF AGENDA
Moved by Councillor Wallace Seconded by Councillor West
THAT the content of the Agenda as circulated by the Corporate Services
Department be approved, with the following amendments:
➢ Deferral of a request for delegation from Ms Rebecca Beaton regarding Item 3 -
PL05-020 — Comments on Provincial Draft Growth Plan for the Greater Golden
Horseshoe to the April 5, 2005 General Committee meeting.
CARRIED
D-2
GENERAL COMMITTEE - APRIL 5, 2005
AGENDA ITEM # d..
11
3.
EXTRACT FROM COUNCIL MEETING NO. 05-14
HELD ON TUESDAY, MARCH 29, 2005
APPROVAL OF AGENDA
Moved by Councillor Wallace
Seconded by Councillor West
THAT the content of the Agenda as circulated by the Corporate Services
Department be approved, with the following amendments:
PL05-020 - Comments on Provincial Draft Growth Plan for the Greater
Golden Horseshoe
➢ Deferral of Item 3 - PL05-020 - Comments on Provincial Draft Growth Plan for
the Greater Golden Horseshow to the April 5, 2005 General Committee meeting.
CARRIED
-1-
GENERAL COMMITTEE - APRIL 5, 2005
Deferred from March 22,
2005 General Committee
19 1b TOWN OF AURORA
GENERAL COMMITTEE No. PL05-020
SUBJECT: Comments on Provincial Draft Growth Plan for the Greater Golden
Horseshoe
FROM: Sue Seibert, Director of Planning
DATE: March 22, 2005
RECOMMENDATIONS
THAT the Ministry of Public Infrastructure Renewal be requested to amend
Schedule 2 - Place to Growth Concept to include the Bayview East Urban
Expansion Area - 2C area within the designated growth area;
THAT the Ministry of Public Infrastructure Renewal be requested to clarify the
limits of the Proposed Sub Area 1 as shown on Schedule 8 as the map and
associated policy text do not match;
THAT report PL05-020 be submitted to the Ministry of Public Infrastructure
Renewal as the Town ofAurora's comments prior to the deadline date of April
18, 2005; and
That staff be directed to provide an overview of report PL05-020 to Council at
the meeting of March 29, 2005 in conjunction with report PL05-021 respecting
the new Provincial Policy Statement.
BACKGROUND
The Provincial government has been conducting a number of initiatives in order to provide
a strong leadership in land use planning system reform, growth management and
environment protection. Among these initiatives, the Strong Communities (Planning
Amendment) Act, 2004 (Bill 26), the new Provincial Policy Statement, the Greenbelt Act,
2005 (Bill 135) and the Greenbelt Plan have come into effect; and the Place to Grow Act
and the Growth Plan, and the OMB reform are still in the process of development. As
Council recalls, planning staff has reported these initiatives to Council in a timely manner,
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GENERAL COMMITTEE — APRIL 5, 2005
March 22, 2005 - 2 - Report No. PL05-020
such as report PL04-107: Place to Grow, A Growth Plan for the Greater Golden
Horseshoe, report PL04-132: Greenbelt Protection Act and Plan - Bill 135 and the Strong
Communities (Planning Amendment) Act, 2004 — Bill 26.
On Wednesday February 16, 2005, the Ministry of Public Infrastructure and Renewal
released a Draft Growth Plan "Places to Grow" for the Greater Golden Horseshoe (GGH).
Comments on the Draft Growth Plan are due by April 18, 2005. This development of this
Draft Growth Plan follows the first reading of Bill 136 — Places to Grow Act, which is
scheduled for second reading, following which there will be formal consultation on a final
version of the Growth Plan prior to passing of the Act.
This report is to provide Council an overview of the Draft Growth Plan and to analyze its
implications for Aurora.
The Draft Growth Plan provides policy direction on where and how to grow, making the
best use of infrastructure to support growth, and protecting valuable natural resources. The
Draft Growth Plan also addresses implementation of the Growth Plan and the requirement
for sub -area growth strategies (SAGS).
The following are some of the key highlights of the Draft Growth Plan
Where and How to Grow
Promote Intensification — 40% by 2015: Within the GTAH, upper- and single -tier
municipalities will plan for a phased increase in the yearly percentage of intensification
so that by the year 2015, a minimum of 40% of all residential development occurring
annually within each upper- and single -tier municipality will be within built-up areas as
defined by the SAGS. (The upper -tier municipalities will identify targets for
intensification within each lower -tier municipality.)
• Minimum Affordable Housing Targets: Minimum affordable housing targets will
be established through the development of SAGS and municipalities are
encouraged to allow secondary suites as a component of their strategy.
• Preserve Employment Areas: Policies are provided to discourage conversion of
employment lands and preserve employment areas close to higher -order transit
and road infrastructure.
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GENERAL COMMITTEE — APRIL 5, 2005
March 22, 2005 - 3 - Report No. PL05-020
• Higher Greenfield Densities: The draft Growth Plan expects future development
in areas designated for growth to accommodate higher gross densities (50 residents
and jobs per hectare) in order to support transit. This appears to be equivalent to
approx 13 units per net acre assuming 50% developable area and 3 ppu.
Infrastructure to Support Growth
An Integrated Transportation Network: In order to link the urban growth centres,
the SAGS will identify and assess key transportation infrastructure, refine, phase
and coordinate transportation infrastructure objectives and investment decisions,
and identify opportunities to implement transportation demand management (TDM).
Municipalities will develop and implement TDM strategies and provide targets for
reducing travel by car.
Focus on Transit Infrastructure: Transit infrastructure will be used to shape
growth by expanding service areas and capacity while moving to a higher order
transit system. This will also be achieved by promoting residential and employment
intensification and facilitating linkages within and between urban growth centres.
Transit is the first priority for investment with a focus on infrastructure that provides
fast, frequent service between urban growth centres.
Highway Investments: Priority of highway investments is to link inter -modal
facilities, international gateways and communities.
Municipalities will establish priority truck routes and ensure that land uses are
compatible with major transportation infrastructure.
Protecting What is Valuable
• Expand Water and Wastewater Systems and Ensure Full Cost Recovery: Water
and Wastewater systems should recover full operating and capital costs and be
expanded as necessary to meet demands of growth;
The SAGS will address inter -connections between municipal water and wastewater
systems or establish additional Great Lakes -based systems to accommodate
growth.
Identify and Protect the Natural Systems: The SAGS will identify and map the
natural systems of the GTAH and include natural heritage features and areas,
surface and groundwater features and the linkages between and among these
features.
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GENERAL COMMITTEE — APRIL 5, 2005
March 22, 2005 - 4 - Report No. PL05-020
• Identify and Protect the Agricultural Systems: The SAGS will identify and map
the agricultural systems of the GTAH and provide policies for protecting that system
including minimum lot sizes for new lots for agricultural uses and allowing
agriculture, agriculture -related and secondary uses within that system;
Municipalities are to incorporate the agricultural systems into official plans, provide
opportunities for farm -related infrastructure and create municipal agricultural
advisory committees.
• A Long -Term Strategy for Mineral Resource Management: The Province will
create a strategy that looks at the coordination and orderly extraction of resources,
rehabilitation, and opportunities to conserve and extract resources.
A Culture of Conservation: Municipalities are encouraged to foster a culture of
water, air and energy conservation while using the SAGS to better manage, reduce
and divert waste.'
• Identify and Map Cultural Heritage: Municipalities are encouraged to identify and
map cultural heritage resources, develop policies for their protection, and create and
consult with heritage citizen committees.
Sub -area Growth Strategies
A Sub -area Growth Strategy: Based on the above, SAGS are to be completed for
five distinct geographic entities in the GGH, including one for the GTAH. SAGS
implement the Provincial Growth Plan by providing area -specific strategies and
policies on matters such as the urban structure, natural systems, infrastructure and
other strategic investments. One aspect of this is redistribution of the GTAH
population forecasts to area municipalities and the development of area municipal
forecasts. The GTAH SAGS will be prepared by the Province jointly with the
municipalities and other stakeholders.
• SAGS Will Address the needs for urban expansion: The SAGS will assess the
needs for and the phasing of expansions to an urban boundary. This assessment
will look at the GTAH forecasts, economic analysis including short and long-term
fiscal impacts, impact on intensification targets, availability of infrastructure capacity,
and environmental impacts. However, the Minister, by regulation, can authorize
transitional rules that may positively or negatively impact whether an urban
expansion can go forward.
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GENERAL COMMITTEE — APRIL 5, 2005
March 22, 2005 - 5 - Report No. PL05-020
Implementation
• The Tools Are Weak: The Province is relying on existing provincial legislation and
the Planning Act reforms to implement the Growth Plan. There is an absence of
fiscal measures to make the Growth Plan work.
• Monitoring and Performance Measures Are Part of the Strategy: The Province
is developing a set of indicators to measure the implementation of the Growth Plan
and municipalities are expected to monitor the targets set out in the growth plan.
A Provincial 10-Year Infrastructure Strategy
10-Year Infrastructure Strategy is still in the Works: The Province will give
priority to infrastructure investments that support the Growth Plan, including
supporting a regional transportation network. SAGS will comprehensively review
infrastructure needs.
The Draft Growth Plan will see consultation at the stakeholder level. No further public
consultation is expected. The planning process for SAGS is expected to engage the public
and stakeholders.
COMMENTS
The Province's Draft Growth Plan provides a visionary approach and a high level
framework to managing growth in the GGH. This vision is well -articulated in Aurora's
Strategic Plan and Official Plan and is consistent with the ongoing York Region Growth
Management Strategy.
Intensification and Compact Urban Form
Staff supports the Growth Plan which provides direction regarding where more
compact form can be reasonably be achieved and identifies centres within built-up
areas for growth and investment. The plan directs growth to occur within planned
and designed areas and not throughout the region in a piecemeal way. More growth
is directed away from greenfields and into urban growth centres, brownfield sites
(undeveloped or previously developed properties that may be contaminated, such
as former industrial or commercial properties that may be underutilized, derelict or
vacant), greyfields (former and underused commercial developments characterized
by large empty asphalt parking lots), intensification corridors and other areas with
excess infrastructure capacity.
Aurora has somewhat retreated from more intense development in recent years.
GENERAL COMMITTEE — APRIL 5, 2005
March 22, 2005 - 6 - Report No. PL05-020
Returning to more compact development at similar or greater densities than the
BayviewlWellington Centre area would need take place if the provincial growth plan
comes into effect. Similarly, intensification on the Yonge Street and other
transportation corridors as set out in the Regional Official Plan Amendment # 43
(Centres and Corridors Strategy) would be enhanced once the Growth Plan
becomes a reality.
Intensification along major transit routes in Aurora's case is largely restricted to
Yonge Street. As was pointed out in connection with ROPA # 43, Yonge Street is
also the location of the Town's Historic Core. The Province's growth plan must take
into account the need to protect not only built heritage in such areas, but also the
context — neighbourhoods, vegetation and landscapes.
The Growth Plan also encourages the development of accessory apartments (or
second suites) such as an apartment in a house. The Plan indicates such uses can
increase density, reduce costs, make better use of existing infrastructure, and
provide increased choice in affordable rental housing, while also improving
affordability for homeowners. However, matters such as parking, additional strains
on schools, parks, and hard infrastructure have to be considered.
In order to successfully direct more growth to existing communities, the Province
needs to put in place regulatory and financial tools. In addition, the Province needs
to develop an educational or marketing campaign that is supported by appropriate
tools to shift market preferences to development within existing built-up areas.
Urban Boundary
It is important to recognize that there is a need for increasing the amount of
designated growth area within some of municipalities. In 1996, Aurora's OPA # 17
defined the Town's 2C Planning Area within the East Aurora Urban Expansion Area
(see Figure 4) as potentially being needed for growth beyond 2016. Policy 2.5.3 (a)
of OPA 17 reads as follow:
"This land (2C Area) has been identified and recognized through the Town's Growth
Management Study as providing a logical and orderly extension of the Bayview
East Urban Expansion Area should additional lands be needed beyond 2016."
In 2003, the Town completed a Five Year Official Plan Review. Based on a number
of comprehensive studies, the review confirmed the OPA 17 findings and indicated
that Aurora could fall short of designated land necessary to obtain the 2016
projections. The Five Year Official Plan Review process also resulted in the
completion of a preferred concept plan for the 2C area as shown on Figure 5. A
preferred land use option proposes a mix of residential and employment land uses
for the 2C area, including a significant portion of employment lands (247 acres). The
Town is currently undertaking a detailed Natural Heritage Study (Environmental
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GENERAL COMMITTEE — APRIL 5, 2005
March 22, 2005 - 7 - Report No. PL05-020
Study) for the 2C lands. The Five Year Official Plan Review indicated that:
"THAT after the approval of the Regional Official Plan Amendment, the Aurora
Official Plan be amended to extend the Planning Period to 2021 and expand the
urban policy area (to include the 2C area), update relevant sections related to urban
areas and population forecasts"
Given that the policy, which defines this area for growth beyond 2016, is included
within the Town's approved Official Plan, the Provincial Growth Plan should include
this area into designated growth areas.
Employment Lands
• The identification and preservation of key employment lands in urban areas is
important; however, it should be noted that municipalities may wish to protect
additional employment lands beyond those existing areas identified as key by the
Province. In as much as York Region's ratio of employment to residential lands
(18.3% to 81.7%) is higher than Aurora's (12.1 % to 87.9%), it's desirable for the
Town to identify additional employment lands in order to move closer to the
Region's ratio. The preferred development concept plan for the 2C lands (Figure 5)
identifies that that the all lands adjacent to the Highway 404 corridor should be
designated as "Employment Lands'.
The Growth Plan indicates that "Municipalities are encouraged to designate and
preserve lands in the immediate vicinity of existing major highways, ports, rail yards
and international airports as areas for manufacturing, warehousing, and associated
retail, office and ancillary facilities'. The Plan, however, does not appear to allow
such designations without a complete sub -area growth plan for the entire GTAH.
Timing will be an issue for Aurora as SAGS may take up 2 years to prepare and
have included in the Growth Plan as an Amendment.
Public Investment
Staff supports public investment in urban centres and intensification corridors;
however, this should not preclude investment in other urban areas, such as Aurora,
where appropriate.
• Greater investment in infrastructure as well as programs to support affordable
housing should become part of the new fiscal tools discussed in the report.
Urban design
• Urban Design is a critical component of any form of urban intensification, both
residential and employment lands. It is important that municipalities be equipped
GENERAL COMMITTEE — APRIL 5, 2005
March 22, 2005 -8- Report No. PL05-020
with tools, such as urban design guidelines, to ensure that high standards of urban
design both in the public and private realms can be made realities.
Transit
The plan identifies that transit is its main priority for moving people in the urban
parts of the Golden Horseshoe area. The plan recognizes that the greatest travel
demand is interregional rather than within urban areas. Additional
recommendations suggest improvements to the GO system including two way all
day service on the Bradford line running through Aurora, development of high
occupancy vehicle (HOV) lines and carpooling systems. Although Highway
improvements such as the 404 and 427 extensions are considered as a priority for
future investment, the Bradford By-pass is missing in the Growth Plan's schedule 5
(see Figure 1), which provides the foundation and framework for future transit
investment decision in the GGH.
The Boundary of the GTAH Sub -area
The boundary of the GTAH Sub -area is defined at Schedule 8 (see Figure 2).
According to Appendix 3 in the Draft Growth Plan, the boundary should include the
single -tier municipalities of Hamilton and Toronto, the upper -tier municipalities of
Durham, Halton, Peel and York, and the lower -tier municipalities within. However,
most of York Region including Aurora is not included in the boundary of the GTAH
Sub -area on Schedule 8. The Province needs to clarify the boundaries of Sub Area
1 as the map (Schedule 8) and text do not match.
Transition Policies
The Transitional policies of the Draft Growth Plan indicate that the Minister will make
regulations pertaining to transitional matters. Staff strongly recommend that the Ministry
ensures that the policies are straightforward and easy to interpret and implement.
The Draft Plan also indicates that it is recognized that many municipalities have initiated
planning studies and other municipal review processes related to growth and development.
It is fully anticipated that these projects will continue while the Growth Plan is being
developed, and that these reviews and studies will take into consideration the policies and
directions contained in this draft plan. In many instances, municipal studies currently
underway will be used as part of the development of sub -area growth strategies.
OPTIONS
Council should add additional comments to the report as appropriate. Full copies of the
report are available in the Planning Department.
GENERAL COMMITTEE — APRIL 5, 2005
March 22, 2005 - 9 - Report No. PL05-020
FINANCIAL IMPLICATIONS
Fiscal tools are not developed as part of the growth plan. The general concept behind the
growth plan is to minimize infrastructure costs by preventing sprawl.
CONCLUSIONS
Because Aurora is not a growth centre the Draft Growth Plan forthe GGH has less impact
on it than other parts of the Region. The significant implications for Aurora will be how to
conduct more intense development and how to make urban boundary expansion prevail,
which include the Town's 2C Planning Area within the East Aurora Urban Expansion Area,
into designated growth areas.
Intensification potential within Aurora is limited as a. large portion of the Yonge Street
Corridor is located within the Oak Ridges Moraine and another significant portion is located
within the historic core. In addition to the heritage aspects of the historic core this area is
also constrained by limited potential to improve the traffic situation as Yonge Street is
limited to two lanes within this area. These factors coupled with limited parking potential
make it difficult to obtain intensification within these two portions of the Yonge Street
Corridor. While the remaining northern portion of Yonge Street contains significant
floodplain areas and possibly constraining total intensification potential along Yonge Street
none -the -less, this area provides potential. Regional OPA# 43 requires that such potential
be examined.
The intensification policies within the Growth Plan require within the GTAH, that upper- and
single -tier municipalities will plan for a phased increased in the yearly percentage of
intensification so that by the year 2015, a minimum of 40% of all residential development
occurring annually within each upper- and single -tier municipality will be within built-up
areas as defined by the SAGS. It is not clear.how these policies are to be applied within the
Region and what the intensification target of each individual municipality will be. The
Growth Plan encourages the highest densities with "Growth Centres" and "Intensification
Corridors". While Aurora is not a Growth Centre, as previously noted, there is potential for
infill and redevelopment along parts of Yonge Street south and north of the Historic Core
Area.
The Provincial Policy Statement (2005) requires all municipalities to maintain a minimum of
10 years of designated residential land and a 3 year supply of zoned residential land with
draft approved or registered plans. As Aurora has less intensification potential than
"Growth Centres" and "Intensification Corridors", it is questionable whether the policy
targets of the Provincial Policy Statement (2005) can be achieved without the 2C lands.
It's desirable for the Town to identify additional employment lands in order to move closer
to York Region's ratio of employment to residential lands. As noted previously the Five
Year Official Plan Review indicated that the lands adjacent to Highway 404 should be
—10—
GENERAL COMMITTEE — APRIL 5, 2005
March 22, 2005 - 10 - Report No. PL05-020
"Employment Lands". The Town of Aurora adopted an "Employment Land Retention
Strategy", OPA 55 on February 8, 2005. This strategy along with the designation of
additional lands along Highway 404 will ensure that adequate employment lands are
available for the long term.
Conventional subdivision developments do not fit with the vision set out in the Draft Growth
Plan. It is important that with denser development urban design controls need to be
strengthened and that the tools, such as urban design guidelines, are required in order to
create liveable compact communities while respecting historic neighbourhoods and
landscapes.
In conclusion, Staff supports the overall philosophy of the intensification and compact
growth. Staff are, however, concerned that while the intensification targets for the entire
Region are set at 40% the actual targets for individual municipalities will not be determined
until the completion of a sub area growth strategy for the GTAH. Based on the scale of the
GTAH sub area and number of Regions and Municipalities impacted it is anticipated that
the completion of the sub area growth strategy will not be approved in the near future. It
appears that unless the 2C area is included within the designated growth area, the Plan
would not permit growth within this area until after a sub area growth strategy is completed
and perhaps until the 40% intensification targets are met. Due to the limited intensification
potential within the Town it is anticipated that the Town will have a shortfall of designated
and of approved residential units in the very near future unless the 2C area is included
within the designated growth area of the plan.
In addition, Staff is currently part of a working committee with the Region pertaining to
growth projections and housing requirements within the Region and based on the initial
meetings of this group it is premature at this time to determine if the 40% intensification
target is achievable with the Region.
Given the importance of the Provincial Growth Plan, staff recommends that a brief
overview of the report be presented to Council on March 29, 2005 as well as report PL05-
021 respecting the new Provincial Policy Statement.
Staff suggests this report be forwarded to the Minister of Infrastructure Renewal along with
any additional comments from the General Committee/Council.
LINK TO STRATEGIC PLAN
Aurora's Strategic Plan calls for continued well planned growth and conservation of the
built and natural heritage. The Draft Growth Plan shares these goals.
ATTACHMENTS
Figure 1 Schedule 2 - Places to Grow Concept
Figure 2 Schedule 5 - Moving People
—11—
GENERAL COMMITTEE — APRIL 5, 2005
March 22, 2005 - 11 - Report No. PL05-020
Figure 3 Schedule 8 - Proposed sub -area concept
Figure 4 The 2C area — Preferred land Use Option
Figure 5 Preferred concept plan for the 2C area as approved by Council on May 13,
2003 as part of the 5 Year Official Plan Review.
PRE -SUBMISSION REVIEW
Management Team Meeting: March 16, 2005
Prepared by: Jim Kyle ext. 4345
Z4,1111-
S e ei rt, MCIP, RPP
DJ ector of Planning
—12—