Agenda - General Committee - 20070619GENERAL COMM11TEE
AGENDA
N0.07-28
TUESDAY, DUNE 19, 2007
7:00 P.M.
COUNCIL CNAMBERS
AURORA TOWN NALL
PUBLIC RELEASE
13/06/07
AV pooit
TOWN OF AURORA
GENERAL COMMITTEE MEETING
AGENDA
NO. 07-28
Tuesday, June 19, 2007
7:00 p.m.
Council Chambers
Councillor Granger in the Chair
I DECLARATIONS OF PECUNIARY INTEREST
Il APPROVAL OF AGENDA
RECOMMENDED:
THAT the agenda as circulated by the Corporate Services Department be
approved.
Ill ADOPTION OF PREVIOUS MINUTES
General Committee Meeting Minutes, 07-26, June 5, 2007 pg. 1-1
RECOMMENDED:
THAT the General Committee Meeting minutes 07-26 be adopted.
IV DETERMINATION OF ITEMS REQUIRING SEPARATE DISCUSSION
V ADOPTION OF ITEMS NOT REQUIRING SEPARATE DISCUSSION
General Committee Meeting No. 07-28 Page 2 of 9
Tuesday, June 19,2007
VI DELEGATIONS
(a) Mr. Dan McCowell, Senior Manager of Administrative pg. D-1
Services, York Catholic District School Board
Ms Elizabeth Crowe, School Board Trustee, York Catholic
District School Board
Parent Council Representatives from:
Holy Spirit
Light of Christ
Our Lady of Grace
St. Joseph
St. Jerome
Re: Item 1 - PL07-079 — Official Plan Amendment and
Zoning By-law Amendment Applications
York Catholic District School Board
(b) Mr. Larry Dekkema, Ballymore Homes pg. D-2
Re: Items 2, 3 & 4 — Ballymore Developments (Bathurst) Corp.
(c) Ms Donna Lue, Brookvalley Developments (Aurora) Ltd. pg. D-3
Re: Brookvalley Developments —14425 Bayview Avenue
(Additional material under separate cover)
VIl PRESENTATIONS BY THE COMMITTEE REPRESENTATIVE
Vlll CONSIDERATION OF ITEMS REQUIRING SEPARATE DISCUSSION
IX NEW BUSINESS/GENERAL INFORMATION— COUNCILLORS
X CLOSED SESSION
None
X1 ADJOURNMENT
General Committee Meeting No. 07-28 Page 3 of 9
Tuesday, June 19,2007
AGENDA ITEMS
1. PL07-079 — Official Plan Amendment and Zoning By-law pg. 1
Amendment Applications
York Catholic District School Board
59 Industrial Parkway North, 250, 260, 270, 280,
282, 286, 290, 294, 296 & 298 Wellington Street East
Northeast Area of Wellington Street East and
Industrial Parkway North
Files D09-05-06 and D14-14-06
RECOMMENDED:
THAT report PL07-079 be received as information and that Council
determine their position with respect to the application, subject to public
comments received.
2. PW07-019 — Agreement Between the Town of Richmond Hill, pg. 36
the Town of Aurora, Ballymore Development
(Bathurst) Corp. and Ballymore (Bathurst) Building
Corp. Regarding Sanitary Servicing of the Proposed
Ballymore Subdivision at the Intersection of
Bathurst Street and Bloomington Road
RECOMMENDED:
THAT Council authorize the Mayor and Clerk to sign an agreement
between the Town of Richmond Hill, the Town of Aurora, Ballymore
Development (Bathurst) Corp. and Ballymore (Bathurst) Building Corp.
regarding sanitary servicing of the proposed residential subdivision at the
intersection of Bathurst Street and Bloomington Road; and
THAT the signed agreement be forwarded to the Town of Richmond Hill
for execution.
General Committee Meeting No. 07-28
Tuesday, June 19,2007
Page 4 of 9
3. PL07-084 — Zoning By-law Amendment and Subdivision pg. 75
Applications
Ballymore Building (Bathurst) Corp. & Ballymore
Development (Bathurst) Corp.
Part of Lot 71, Concession 1, E.Y.S., 65M-2767
North of Bloomington Road, East of Bathurst Street
Files D14-04-04 and D12-04-lA
RECOMMENDED:
THAT the proposed Plan of Subdivision D12-04-1A prepared by Marshall
Macklin Monaghan, Job No. 14.03116.01.P01, dated November 10, 2005,
be draft approved subject to the Conditions of Draft Approval attached as
Appendix "A" being fulfilled prior to final approval, and
THAT a total of 60 units of sewage and water capacity be allocated to the
Ballymore Building (Bathurst) Corp. and Ballymore Development
(Bathurst) Corp. draft plan lands provided that the owner enters into a "no
pre -sales agreement' with respect to the Phase 2 lands comprising of 27
units, and
THAT the Mayor and Clerk be authorized to execute the "no pre -sales
agreement' with Ballymore Building (Bathurst) Corp. and Ballymore
Development (Bathurst) Corp., and
THAT Council enact Implementing Zoning By-law 4927-07.D.
4. PW07-020 — Approval to Execute a Preservicing Agreement pg. 134
Ballymore Bathurst/Bloomington Subdivision
File D12-04-01
RECOMMENDED:
THAT Council authorize the Mayor and Clerk to execute an agreement
between the Town of Aurora, Ballymore Development (Bathurst) Corp.,
and Ballymore (Bathurst) Building Corp. to permit the servicing of the
lands in Ballymore Bathurst/Bloomington Subdivision (D12-04-01) subject
to the following conditions:
(a) Issuance of the necessary Certificates of Approval from the Ministry
of Energy and Environment and Toronto and Region Conservation
Authority for all the underground services; and
(b) Signing of the engineering plans for the construction of the municipal
services; and
General Committee Meeting No. 07-28
Tuesday, June 19, 2007
Page 5 of 9
(c) Receipt of proof of insurance indemnifying the Town in an amount of
$10,000,000; and
(d) Receipt of engineering fees and securities in accordance with the
standard procedures for subdivision developments in the amounts
specified.
5. PL07-080 — Application for Site Plan Approval pg. 147
1406900 Ontario Limited
114 Englehard Drive
Part Lot 54, RCP 10328, Parts 1 and 2, 65R-29533
File D11-06-07
RECOMMENDED:
THAT report PL07-080 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 and Development Services to execute a Site Plan Agreement
between the Owner and the Town of Aurora to permit the construction of a
1-storey, 3,830.0 sq. metre (41,227.13 sq. feet) industrial building with an
accessory office component.
6. PL07-081 — Application for Minor Site Plan Approval pg. 156
1530768 Ontario Inc.
Part Lot 86, Con. 1, Part 1, 65R-26049
File D11-04-07
RECOMMENDED:
THAT report PL07-081 be received as information.
7. PW07-014 — Anti -train Whistle Update - 2007 pg. 166
RECOMMENDED:
THAT Transport Canada be encouraged to immediately approve the use
of wayside horns at level railway crossings; and
THAT the Region of York be encouraged to accept the use of wayside
horns as an alternative to the use of locomotive based warning horns; and
General Committee Meeting No. 07-28
Tuesday, June 19, 2007
Page 6 of 9
THAT the Region of York be requested to consider cost sharing the
installation of wayside horns upon their approval by Transport Canada.
8. PW07-022 — Award of Contract for Consulting Services - pg. 190
Reconstruction of Allaura Boulevard and Englehard
Drive — Results of Request for Proposals
RECOMMENDED:
THAT the Acting Director of Public Works be authorized to sign an
Engineering Agreement with Totten Sims Hubicki Associates Limited for
the provision of consulting services for the preliminary and detail design
for the reconstruction of Allaura Boulevard and Engelhard Drive at a cost
not to exceed $68,305.00 exclusive of GST.
9. FS07-028 — Investment Summary Report as of December 31, 2006 pg. 205
RECOMMENDED:
THAT report FS07-028 be received for information.
10. PL07-085 — Planning Applications Status List pg. 214
RECOMMENDED:
THAT the Planning Applications Status List be received for information.
11. PL07-082 — Application for Exemption from Part Lot Control pg. 246
Aspen Ridge Homes (Aurora) Ltd.
Plan 65M-3850 — Block 26, 28, 33 and Blocks 35-36
File D12-PLC-02-07
RECOMMENDED:
THAT Council approve the request for exemption from Part Lot Control
made by Aspen Ridge Homes (Aurora) Ltd. to divide the following 5
Blocks 26, 28, 33, 35 and 36 on Registered Plan 65M-3850 into 32
separate lots; and
THAT Council enact By-law 4917-07.D.
General Committee Meeting No. 07-28 Page 7 of 9
Tuesday, June 19,2007
12. ADM07-004 — Town of Aurora Administration Procedure No. 5 - pg. 253
Council/Staff Communications
RECOMMENDED:
THAT Council approve the amendments to Administration Procedure No.
5 — Council/Staff Communications.
13. PL07-083 — Site Plan Application and Implementing Zoning pg. 257
By-law Amendment
15320 Bayview Avenue Holdings Limited
15320 Bayview Avenue, Aurora
Part of Lot 81, Concession 1, E.Y.S.
Files D09-02-05 and D14-11-05
14.
WA
RECOMMENDED:
THAT Implementing Zoning By-law 4919-07.1) be enacted; and
THAT, subject to a satisfactory review by the Site Plan Committee, the
Director of Planning and Development Services be authorized to execute
a site plan agreement between 15320 Bayview Avenue Holdings Limited
and the Town of Aurora respecting the construction of a commercial
centre with grocery store, restaurants and other retail uses at the
northeast corner of Wellington Street East and Bayview Avenue.
LS07-022 — Aurora Heritage Centre — Results of Public Open
House Meeting
RECOMMENDED:
pg. 279
THAT based on the results of the Public Open House Meeting held May
31st, 2007 at the Aurora Heritage Centre that staff be directed to proceed
with the preparation of tender documents and specifications and
commence the public tendering process for the proposed renovations of
the Aurora Heritage Centre.
BA07-005 - Request for Sign Variance —14800 Yonge Street
No Frills Grocery Store
RECOMMENDED:
THAT Council approve the request for a total of five permanent wall signs
for the No Frills Grocery Store at 14800 Yonge Street whereas the bylaw
permits a maximum of two wall signs; and
General Committee Meeting No. 07-28
Tuesday, June 19, 2007
Page 8 of 9
THAT Council approve an increased area of 43.0 square metres for
permanent wall signs on the east elevation of the "No Frills" grocery store
whereas the bylaw permits a maximum of 38.7 square metres on the
condition that the temporary banner type sign be removed; and
THAT Council approve an increased area of 37.4 square metres for
permanent wall signs on the south elevation of the "No Frills" Grocery
Store whereas the bylaw permits a maximum of 32.4 square metres.
16. FS07-026 — Development Application Approval Process pg. 293
Fee Review
RECOMMENDED:
THAT report FS07-026 be received; and
THAT no fee adjustments be made at this time.
17. FS07-027 — 2007 First Quarter Operating Report pg. 299
RECOMMENDED:
THAT the budget adjustments as identified in Attachment 2 to report
FS07-027 be adopted.
18. CS07-025 — Council Pending List pg. 346
RECOMMENDED:
THAT report CS07-025 be received for information purposes.
19. Resolution from Town of East Gwillimbury pg. 388
Re: Salvage Yards
RECOMMENDED:
THAT the resolution from the Town of East Gwillimbury regarding Salvage
Yards be received for information.
General Committee Meeting No. 07-28 Page 9 of 9
Tuesday, June 19, 2007
20. Correspondence from Councillor Buck pg. 389
Re: Artificial Turf
(tabled by Councillor MacEachern)
RECOMMENDED:
THAT Council provide direction on this matter.
21. Memo from the Acting Director of Public Works pg. 390
Re: Hawthorne Lane Service Connections
(tabled by Mayor Morris)
RECOMMENDED:
THAT Council provide direction on this matter.
22. Notice of Motion from Councillor Granger pg. 401
Rotary Club Donation to the Town of Aurora
RECOMMENDED:
THAT Council adopt the following resolution:
WHEREAS this year the Rotary Club of Aurora will be donating 10% of
the profits back to the Town of Aurora from the operations of three
community beer garden special events of Celebrate Aurora, Canada Day
and the Ribfest and
Whereas these moneys will be allocated to a general Town financial
account which can contribute to an overall surplus of funds that can be
recognized by the treasurer
THEREFORE BE IT RESOLVED that Council allocate $2,000 of these
surplus funds be allocated as a donation towards the "CHFT Charitable
Foundation-Machell's Corners Park Fund" after the 2nd quarter surplus
fund totals have been assessed by the Treasurer. These funds are to
assist towards the special recreational needs of this CO-OP in Aurora
towards the building of a much needed community children's playground
that would not otherwise be able to qualify for Town support.
23. Correspondence from Councillor Buck pg. 404
Re: Aurora's Farmers' Market (tabled by Mayor Morris)
RECOMMENDED:
THAT Council provide direction on this matter.
GENERAL COMMITTEE — JUNE 19, 2007
AuRoRA
TOWN OF AURORA
GENERAL COMMITTEE MEETING MINUTES
NO. 07-26
ATTENDANCE
Council Chambers
Aurora Town Hall
Tuesday, June 5, 2007
Councillor Gaertner in the Chair; Mayor Morris
(arrived at 10:45 p.m.) Councillors Buck (left at 10:50
p.m.), Collins-Mrakas, Granger, Marsh, MacEachern,
McRoberts and Wilson
MEMBERS ABSENT None
OTHER ATTENDEES Director of Corporate Services/Town Clerk, Director of
Building, Director of Leisure Services, Director of
Planning, Acting Director of Public Works, Director of
Financial Services/ Treasurer, Town Solicitor, and
Council/Committee Secretary.
Councillor Gaertner called the meeting to order at 7:02 p.m.
DECLARATIONS OF PECUNIARY INTEREST
Councillor McRoberts declared an interest in item 17 by virtue of his employer being the
York Region District School Board and did not take part in or vote on any questions in
this regard or attempt in any way to influence the voting on such questions.
APPROVAL OFAGENDA
General Committee recommends:
THAT the agenda as circulated by the Corporate Services Department,
with the following additional items, be approved:
➢ Delegation c — York Region Rapid Transit Corporation
Re: North Yonge Street Corridor Public Transit and Associated
Road Improvements Environmental Assessment
➢ Revised Traffic Safety Advisory Committee Meeting Minutes of
May 14, 2007
CARRIED
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GENERAL COMMITTEE - JUNE 19, 2007
General Committee Report No. 07-26 Page 2 of 13
Tuesday, June 5, 2007
Ill ADOPTION OF PREVIOUS MINUTES
General Committee Meeting Minutes, 07-24, May 15, 2007
General Committee recommends.,
THAT the General Committee Meeting minutes 07-24, with an amendment
to the New Business section, be adopted.
CARRIED
IV DETERMINATION OF ITEMS REQUIRING SEPARATE DISCUSSION
Items 1, 2(3), 3(6), 4(9), 5(4), 5(6), 6, 7, 11, 12, 13, 14, 15, 17, 18 and 20 were
identified for discusslon.
V ADOPTION OF ITEMS NOT REQUIRING SEPARATE DISCUSSION
General Committee recommends:
THAT the following recommendations respecting the matters listed as
"Items not Requiring Separate Discussion" be adopted as submitted to the
General Committee and staff be authorized to take all necessary action
required to give effect to same:
8. PW07-015 — Acceptance of Municipal Services — Bayview Meadows
(St. John's Development) — Phase I — Registered Plan
65M-3677
THAT Council accept the municipal services contained within Registered
Plan 65M-3497, being Phase I of the Bayview Meadows (St. John's
Development) Subdivision; and
THAT Council enact By-law 4755-06.D for the assumption of the subject
municipal services; and
THAT the Director of Public Works be authorized to issue a Certificate of
Acceptance of Public Works for said lands as required under Section 3.10
of the Subdivision Agreement; and
THAT the Treasurer be directed to reduce the municipal servicing
securities held in relation to the Bayview Meadows Phase I subdivision to
$12,500.00; and
THAT notice to the homeowners be provided through the Notice Board
advising them that the subject development has been assumed by the
Town.
9. PW07-017 — Inspection of the Town of Aurora Drinking Water System by the
Ministry of Environment
THAT report PW07-017 regarding an inspection of the Town of Aurora's
drinking water system, performed on March 15, 2007 by the Ministry of
Environment Inspector, be received for information.
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GENERAL COMMITTEE - JUNE 19, 2007
General Committee Report No. 07-26 Page 3 of 13
Tuesday, June 5, 2007
10. PW07-018 — Award of Tender No. P.W.2007-01 - Reconstruction of Knowles
Crescent and Morning Crescent
THAT Tender No. P.W.2007-01 'Reconstruction of Knowles Crescent and
Morning Crescent' be awarded to the Barra Con Construction Ltd. at its
tendered price of $968,105.00; and
THAT the variance in the water/sewer portion of the project of $43,327.40
be funded from the Water/Sewer Reserve; and
THAT Council authorize the Mayor and Municipal Clerk to execute the
attached Form of Agreement between the Town of Aurora and Barra Con
Construction Ltd. for the reconstruction of Knowles Crescent and Morning
Crescent.
16. Municipal Proclamation
Re: June is Recreation and Parks Month
General Committee recommends:
THAT the following; proclamation be received and declared:
WHEREAS, in the Town of Aurora, we are fortunate to have a
variety of recreation and parks systems providing countless
recreational opportunities for residents and visitors from around the
world; and
WHEREAS, recreation enhances quality of life, balanced living and
lifelong learning; helps people live happier and longer; develops
skills and positive self image in children and youth; develops
creativity; and builds healthy bodies and positive lifestyles; and
WHEREAS, recreational participation builds family unity;
strengthens volunteer and community development; enhances
social interaction; creates community pride and vitality; and
promotes sensitivity and understanding to cultural diversity; and
WHEREAS, parks, open space and trails provide active and
passive outdoor recreation opportunities, help maintain clean air
and water; and promotes stewardship of the natural environment;
and
WHEREAS, the benefits provided by recreation programs, services
and parks, and open space, reduce healthcare and social service
_costs; serve to boost the economy, economic renewal and
sustainability; enhance property values; attract new business;
increase tourism; and
WHEREAS, all levels of government, the voluntary sector and
private enterprise throughout the Province participate in the
planning, development and operation of recreation and parks
program, services and facilities;
NOW THEREFORE BE IT RESOLVED THAT Ontario does hereby
proclaim that June, which witnesses the greening of Ontario and
serves as a significant gateway to family activities, has been
designated as Recreation and Parks Month, which will annually
recognize and celebrate the benefits derived year round from
quality public and private recreation and parks resources at the
local, regional and provincial levels.
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GENERAL COMMITTEE - JUNE 19, 2007
General Committee Report No. 07.26 Page 4 of 13
Tuesday, June 5, 2007
Therefore, I, Mayor Phyllis Morris, on behalf of Aurora Town
Council, in recognition of the benefits and values of Recreation and
Parks, do hereby designate the month of June as Recreation and
Parks Month.
19. FS07-025 — Development Charge Reserve Fund Statement (Annual Report)
THAT the Financial Services report FS07-025 — Development Charge
Reserve Fund Statement (Annual Report) be received for information; and
THAT the 2006 Development Charge Reserve Fund Statement (Annual
Report) be forwarded to the Minister of Municipal Affairs and Housing in
accordance with Section 43(3) of the Development Charges Act, 1997,
CARRIED
VI DELEGATIONS
(a) Mr. Grant Robinson, Senior Project Manager
Transportation and Works Department, Roads Branch, York Region
Re: Bathurst Street Noise Assessment Study Results
Mr. Grant Robinson addressed General Committee to provide a high level
overview of the results of the Bathurst Street Noise Assessment Study. Mr.
Robinson advised that a draft noise policy was presented to General Committee
on June 21, 2005 and that the final policy was endorsed by Regional Council in
March 2006, including $22 million in funding over 10 years. Mr. Robinson
reviewed the requirements for noise barriers along Bathurst Street, within the
study area, which was approximately between Wellington Street and St. John's
Sideroad, indicating that about 1.2 km of noise barriers will be required. Mr.
Robinson advised that 36 homes will benefit from the noise barrier and 7 homes
will benefit from tree planting. In conclusion, Mr. Robinson advised that the
detailed design of the barrier will be completed in 2007 and that construction will
follow road construction in late 2008.
General Committee recommends:
THAT the comments of the delegate be received.
CARRIED
(b) Mr. Johnathan Rodger, Zelinka Priamo Ltd.
Re: Item 15 - BA07-004— Request for Sign Variance —
14800 Yonge Street No Frills Grocery Store
Mr. Jonathan Rodger from Zelinka Priamo Ltd., addressed General Committee to
indicate his support of the recommendation within report BA07-004 regarding a
sign variance for the east elevation, and to request a deferral regarding the south
elevation to the June 19, 2007 General Committee meeting.
General Committee recommends:
THAT the comments of the delegate be received.
CARRIED
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GENERAL COMMITTEE - JUNE 19, 2007
General Committee Report No. 07-26 Page 5 of 13
Tuesday, June 5, 2007
General Committee recommends:
THAT item 15 be brought forward for discussion.
CARRIED
15. BA07-004 — Request for Sign Variance —14800 Yonge Street
No Frills Grocery Store
General Committee recommends:
THAT this matter be deferred to the June 19, 2007 General
Committee meeting.
CARRIED
(c) Mr. Lynton Erskine, York Consortium and
Mr. Steve Mota, Project Manager, Planning and Development Services,
York Region
Re: North Yonge Street Corridor Public Transit and Associated
Road Improvements Environmental Assessment
(Added Item)
Mr. Lynton Erskine and Mr. Steve Mote addressed General Committee to provide
an overview of the project which was to assess the effects of the construction of
the north Yonge Street public transit and associated road improvements and the
operation of rapid transit service within the study area. The study area was from
191h Avenue/Gamble Road to the south, Green Lane to the north, Bathurst Street
to the west and Highway 404 to the east, encompassing Richmond Hill, Aurora,
Newmarket and East Gwillimbury. Mr. Erskine advised that there would be
public consultations on June 20, 2007 at Aurora Town Hall from 4:00 p.m. — 8:00
p.m., on June 21, 2007 at Oak Ridges Community Centre from 6:00 p.m. — 9:00
p.m., and on June 23, 2007 at Upper Canada Mall from 9:30 a.m. — 6:00 p.m.
General Committee recommends:
THAT the comments of the delegate be received.
CARRIED
Vll PRESENTATIONS BY THE COMMITTEE REPRESENTATIVE
None
General Committee recommends:
THAT item 18 be brought forward for discussion.
CARRIED
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GENERAL COMMITTEE - JUNE 19, 2007
General Committee Report No. 07-26 Page 6 of 13
Tuesday, June 5, 2007
18. ADM07-007 — Green Bin Program: Collaborative Communications Plan
General Committee recommends.,
THAT report ADM07-007 regarding the Collaborative Communications
Plan for the Green Bin Program be received; and
THAT Council endorse the Northern Six collaborative public education
plan.
CARRIED
General Committee recommends:
THAT item 17 be brought forward for discussion.
CARRIED
Councillor McRoberts, having previously declared an interest in item 17, did not take
part in or vote on any questions in this regard or attempt in any way to influence the
voting on such questions,
17. Resolution Tabled by Councillor Granger
Re: Dr. G.W. Williams High School
General Committee recommends:
THAT Council adopt the following resolution
Notice of Motion: Concerning the best interest and responsibility of the
Town of Aurora in following the Sustainability Strategy and good growth
management policies associated in the Dr. G.W. Williams replacement
school feasibility study/decision by the YRDSB.
WHEREAS it is in the best interest and responsibility of the Town of
Aurora to follow and implement the Provincial policies and plans reflected
in the "Places to Grow Legislation Act", 2005 and the York Region growth
management policy "Planning for Tomorrow'; and
WHEREAS under the York Region "Sustainability Strategy draft 2007",
growth management and Municipal responsibilities are identified for input
to evaluate the community growth management decisions especially in the
case where major community social, cultural and economic impact will be
experienced affecting children, families and businesses; and
WHEREAS upon the release of the "Pupil Accommodation Review
Guidelines" by Nancy Naylor, Assistant Deputy Minister, Business and
Finance Division on October 31, 2006, under paragraph 26, subsection 8
(1) of the Education Act, the Minister of Education may issue
guidelines with respect to school boards' school closure policies.
These guidelines are now in effect and reflect the principles outlined in the
February 17, 2005 document "Good Places to Learn: Renewing Ontario's
Schools" and
WHEREAS at a minimum, boards' accommodation review policies are to
reflect the requirements of the ministry's "Pupil Accommodation Review
Guidelines"and that school boards are responsible for establishing and
following their own accommodation review policies by March 31,
2007 or prior to the announcement of an accommodation review,
whichever is earlier; and
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GENERAL COMMITTEE - JUNE 19, 2007
General Committee Report No. 07-26 Page 7 of 13
Tuesday, June 5, 2007
WHEREAS when school boards are not obligated to undertake an
accommodation review in accordance with these "Pupil Accommodation
Review Guidelines", the board should provide appropriate notice of
decisions that would affect the accommodation situation of students
and respect the spirit of the guidelines outlined in the February 17,
2005 " Good Pieces to Learn announcement"; and
WHEREAS the YRDSB Feasibility Study, issued Mayl8th, does not allow
for a public engagement prior to a final formal delegation
meeting, thereby rapidly accelerating this process and precluding a proper
critical analysis of the YRDSB feasibility data and rational; and
WHEREAS the Town of Newmarket with a current population of 75,000
has 4 Public High Schools and in comparison to Aurora with an expected
future population growth projection of 70,000 is told it will only get 2 Public
High Schools as indicated in the present YRDSB Feasibility study; and
WHEREAS the YRDSB has failed to provide a fair and transparent
consultation process not allowing for the full involvement of an informed
local community where such process should be based on a broad range
of criteria as indicted in the "Places to Grow Act, 2005" and the York
Region "Planning fbr Tomorrow" with special attention towards the quality
and servicing of the learning experience for students with recognition of
the important role schools play in strengthening our communities, taking
into account other government initiatives aimed at strengthening
communities;
THEREFORE BE IT RESOLVED THAT the Council of the Town of Aurora
requests that the Provincial Ministry of Education review the process
undertaken by the York Region District School Board in the
"replacementiclosure" of Dr G W Williams School in Aurora; and
ALSO THAT the Provincial Ministry of Education ensure that the York
Region District School Board demonstrates openly the justification and fair
consideration of all applicable Provincial and Regional Planning policies
and that the York. Region District School Board is in compliance with the
spirit and intent of the public consultation policies set out in the February
17, 2005 "Good Places to Learn" document; and
THAT this resolution be circulated to the Minister of Education, the
Premier of Ontario and all MPPs in York Region; and
THAT, due to the timing of the decision by the York Region District
School Board of July 3, 2007, the Council of the Town of Aurora
requests that this be treated as an urgent request.
CARRIED
Councillor Gaertner relinquished the Chair to Councillor McRoberts at 9:12 p.m.
Councillor Gaertner resumed the Chair at 9:23 p.m.
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GENERAL COMMITTEE - JUNE 19, 2007
General Committee Report No. 07-26 Page 8 of 13
Tuesday, June 5, 2007
Vlll CONSIDERATION OF ITEMS REQUIRING SEPARATE DISCUSSION
EAC07-03 — May 3, 2007 Environmental Advisory Committee Meeting
(Delegation b — Re: Household Hazardous Waste Drop -Off Centre)
General Committee recommends:
THAT the recommendation on page 3 of the Environmental Advisory
Committee Meeting minutes of May 3, 2007 be revised to delete the
second paragraph, and that the following resolution be adopted:
THAT Council ask the Region of York to conduct two drop off
days, May/June and September/October, for hazardous waste
within Aurora.
CARRIED
General Committee recommends:
THAT the Region;of York be requested to investigate an alternative,
local, long term solution to hazardous waste management.
CARRIED
General Committee recommends:
THAT the balance of the Environmental Advisory Committee Meeting
minutes from the May 3, 2007 meeting be received and the
recommendations contained therein be adopted.
CARRIED
2. HAC07-03 — May 7, 2007 Heritage Advisory Committee Meeting
(3) PL07-041 — Consideration of Designation under Part IV of the Ontario
Heritage Act— The Graham -Wood House, 95 Allaura Boulevard
General Committee recommends:
THAT the recommendation on page 3 of the Heritage Advisory
Committee Meeting minutes of May 7, 2007, to conduct a heritage
evaluation on the Graham -Wood House not be supported.
CARRIED
General Committee recommends:
THAT the recommendation on page 3 of the Heritage Advisory
Committee Meeting minutes of May 7, 2007, be approved as
amended:
THAT a working group comprised of J. McIntyre, S. Rycombel, J.
Stuart and M. Seaman be created to evaluate homes in accordance
with the document entitled Evaluation of Heritage Resources in
Aurora.
CARRIED
a
GENERAL COMMITTEE - JUNE 19, 2007
General Committee Report No. 07-26 Page 9 of 13
Tuesday, June 5, 2007
General Committee recommends:
THAT the balance of the Heritage Advisory Committee Meeting minutes
from the May 7, 2007 meeting be received and the recommendations
contained therein be adopted.
CARRIED
3. EDAC07-03 — May 10, 2007 Economic Development Advisory Committee
Meeting
(6) Memorandum from the Special Project Co-ordinator
Re: Gateway Signage
General Committee recommends:
WHEREAS the gateway sign proposal, in its current configuration, is of no
economic development benefit to Aurora; and
WHEREAS the cost of gateway sign is in excess of the gift of $80,000
from SmartCentres; and
WHEREAS the Economic Development Advisory Committee should not
be approving the spending of taxpayers' money, which is the domain of
Council, as they were elected by the residents and are accountable to
them;
THEREFORE BE IT RESOLVED THAT the matter regarding gateway
signage for the Town of Aurora be forwarded to Council for a decision
pertaining to the amount of additional funds to be allocated beyond the
$80,000 provided by SmartCentres, as well as the final design of the sign.
CARRIED
General Committee recommends:
THAT the balance of the Economic Development Advisory Committee
Meeting minutes from the May 10, 2007 meeting be received and the
recommendations contained therein be adopted.
CARRIED
4. LSAC07-02 — May 17, 2007 Leisure Services Advisory Committee Meeting
(9) Memorandum from the Director of Leisure Services
Re: Special Events Sub -Committee
General Committee recommends:
THAT the recommendation in the second paragraph on page 3 of the
Leisure Services Advisory Committee Meeting minutes of May 10,
2007, be approved as amended.,
To provide advice to the Leisure Services Department
through the Special Events Co-ordinator with respect to the
delivery of department operated annual events;
CARRIED
1-9
GENERAL COMMITTEE - JUNE 19, 2007
General Committee Report No. 07.26 Page 10 of 13
Tuesday, June 5, 2007
General Committee recommends:
THAT the second last paragraph on page 3 of the Leisure Services
Advisory Committee Meeting minutes of May 10, 2007, be approved
as amended:
THAT the Leisure Services Department and the Special Events
Co-ordinator create volunteer groups as necessary in support of
special events; and'
CARRIED
General Committee recommends:
THAT the balance of the Leisure Services Advisory Committee Meeting
minutes from the May 17, 2007 meeting be received and the
recommendations contained therein be adopted.
CARRIED
S. TSAC07-02 — May 14, 2007 Traffic Safety Advisory Committee Meeting
(4) Report TSAC07-007 — Volume Warrants in Town's All -Way Stop
Warrant Policy
General Committee recommends:
THAT report TSAC07-007 - Volume Warrants in Town's All -Way Stop
Warrant Policy be received for information; and
THAT the warrants in Public Works Department Policy no. 4 (Multi -way
Stop Sign Installation) for vehicle and pedestrian volumes be updated to
match the values in the Ontario Traffic Manual — Book 5; and
THAT staff review recent all -way stop installations to ascertain if they are
in accordance with the revised policy and provide a report on the history of
complaints and registered complaints currently on file.
CARRIED
General Committee recommends:
THAT the meeting be extended beyond 10:30 p.m.
CARRIED
(6) TSAC07-003 - Safety Concerns on Vandorf Sideroad
General Committee recommends:
THAT the delegations related to report TSAG07-003 — Safety Concerns on
Vandorf Sideroad be received; and
THAT report TSAC07-003 - Safety Concerns on Vandorf Sideroad, be
received for information; and
THAT multi -way stop sign control not be implemented at the intersection
of Vandorf Sideroad and Engelhard Drive; and
1-10
GENERAL COMMITTEE - JUNE 19, 2007
General Committee Report No. 07-26 Pagel 1 of 13
Tuesday, June 5, 2007
THAT York Regional Police be requested to provide information relating to
past and recent infraction statistics in the subject area; and
THAT staff bring forward a report in September, 2007 to include the
following information:
3 Options for the consideration of load restrictions for heavy trucks;
Feedback related to results of contact with Van -Rob Inc. and Hallmark
Cards regarding a request for those companies to use Vandorf
Sideroad as right-in/right out ingress/egress for heavy vehicles;
Noise abatement options available;
i York Regional Police to provide results and statistics of up-to-date
speed study carried out over a two -week period;
Investigation of a "No Stop Zone" on Vandorf Sideroad; and
THAT a letter be sent to all affected residents and businesses with the
TSAC recommendations.
CARRIED
Mayor Morris arrived at 10:45 p.m.
General Committee recommends:
THAT the balance of the revised Traffic Safety Advisory Committee
Meeting minutes from the May 14, 2007 meeting be received and the
recommendations contained therein be adopted.
CARRIED
6. LS07-019 —York Region Demand Response Initiative
General Committee recommends:
THAT Council authorize staff to proceed with all necessary steps to
execute an agreement to participate in the York Region Demand
Response Program with Rodan Energy and Metering Solutions Inc.
CARRIED
Councillor Buck left the meeting at 10:50 p.m.
7. L307.020 —2007 Community Grant Requests
General Committee recommends:
THAT the 2007 grant requests, including Community Grants and Special
Events Grants totalling $68,343, be approved for distribution as outlined.
CARRIED
GENERAL COMMITTEE - JUNE 19, 2007
General Committee Report No. 07-26 Page 12 of 13
Tuesday, June 5, 2007
11. FS07.022 - First Quarter Report Water/Wastewater Report
General Committee recommends:
THAT the water/wastewater budget report to the end of April 2007 be
received.
CARRIED
12. CS07.029 - Televised Meetings of Council
General Committee recommends:
THAT the Corporate Services Department report CS07-029 be received;
and
THAT Council maintain the current practice of televising only the
Council meetings.
AMENDMENT:
General Committee recommends:
THAT, in the future, presentations of general interest be placed on
the Council agenda where they are televised.
CARRIED
The main recommendation was CARRIED as amended.
13. CS07-028 - Corporate Group Benefits Package Renewal
General Committee recommends:
THAT Corporate Services report CS07-028 be received; and
THAT Council approve a six month contract with Sun Life Assurance
Company for the Employee Group Benefits Package; and
THAT staff proceed with an RFP for group benefits.
CARRIED
14. FS07-023 - Whitwell Donation
General Committee recommends:
THAT the money received from Whitwell Developments Limited be
deposited into the Whitwell Donation Discretionary Reserve Fund for
downtown initiatives.
CARRIED
GENERAL COMMITTEE - JUNE 19, 2007
General Committee Report No. 07-26 Page 13 of 13
Tuesday, June 5, 2007
20. Memorandum from Special Projects Co-ordinator
Re: Gateway Signage
General Committee recommends:
THAT the matter of gateway signage be deferred until the return of
the CAD.
CARRIED
1X NEW BUSINESS/GENERAL INFORMATION —COUNCILLORS
Councillor Granger gave Notice of Motion regarding a donation from the Rotary
Club to the Town of Aurora.
Councillor McRoberts reminded everyone about the Cancer Society's Relay for
Life event, which is taking place on Friday, June 8, 2007 at Lambert Willson Park
beginning at 7:00 p.m. and going through the night until 7: 00 a.m. on Saturday
morning.
Mayor Morris advised that she was delayed for this meeting because she was
attending an event at the Friends of Simon Wiesenthal Center
for Holocaust Studies to hear Mr. Al Gore speak. Mayor Morris indicated that Mr.
Gore was quite interested in the subject of "The Right to Dry" and that she gave
him her t-shirt with the "Right to Dry" logo on it.
Councillor Granger requested an update on the street lights at Mosaics Avenue,
to which the Town Solicitor responded that the historical information is currently
being reviewed by her, the Acting Director of Public Works and the Director of
Planning in order to provide a response.
X CLOSED SESSION
None
XI ADJOURNMENT
General Committee recommends:
THAT the meeting be adjourned at 11:30 p.m.
CARRIED
THE REPORT OF THE GENERAL COMMITTEE MEETING 07-26 WAS CONSIDERED
AND ADOPTED BY COUNCIL AT ITS MEETING HELD ON TUESDAY, JUNE 12,
2007, WITH THE EXCEPTION OF ITEM 17 WHICH WAS DISCUSSED AND
ADOPTED AS AMENDED.
1-13
GENERAL COMMITTEE - JUNE 19, 2007
Delegation (a)
Panizza, Bob
From:
Dan McCowell,
Sent:
Wednesday, June 13, 2007 9:38 AM
To:
Panizza, Bob
Subject:
June 19th Meeting
Hi Bob, I know myself and Elizabeth Crowe will be speaking on behalf of the board, we will
also have other consultants and the Architects with us. If you need there names let me
know, Angela Scibberas, Sciberras Consulting, may need to respond to a few questions?
There is a meeting of parent Council reps tonight, so I won't know until tomorrow morning
who else will be asking to speak, but I suspect there would be at least 2 or 3 people? I
will let you know as soon as I know.
Sincerely,
Dan McCowell, B.E.S., M.Ed.
Senior Manager of Administrative Services
York Catholic District School Board
320 Bloomington Road West
Aurora, Ontario L4G 3G8
dan.mccowell@ycdsb.ca
905-713-1211 ext. 2370
From:
Dan McCowell [Dan.McCowell @ycdsb.ca]
Sent:
Thursday, June 14, 2007 8:24 AM
To:
Panizza, Bob
Cc:
Elizabeth Crowe; Bryce Eldridge
Subject:
June 19 th meeting
Hi Bob, further to my email yesterday can you please add the following speakers to the
list, each will only be a few minutes, very short:
Parent
Council
Representative
- Holy Spirit
Parent
Council
Representative
- Light of Christ
Parent
Council
Representative
- Our Lady of Grace
Parent
Council
Representative
- St. Joseph
Parent
Council
Representative -
St. Jerome
Can you please reply to confirm receipt.
Thank you
Dan
D-1
GENERAL COMMITTEE — JUNE 19, 2007 Delegation(b)
Panizza, Bob
From: Larry Dekkema
Sent: Monday, June 11, 2007 10:32 AM
To: Panizza, Bob
Subject: June 19 General Committee
Dear Mr Panizza:
We would like to appear as a delegation at the June 19 General Committee meeting to address the Ballymore
Development (Bathurst) Corp. applications.
Please confirm that this will be acceptable.
Thank you.
Larry Dekkema
Ballymore Homes
12840 Yonge Street
Suite 200
Richmond Hill, Ont.,
L4E 4H1
905 773 1048 ext 23
905 773 7548 fax
6/11/2007 n_9
G
COMMITTEE — JUNE 19, 2007
Delegation (c)
BROOKVALLEY
137 BOWES ROAD, CONCORD, ONTARIO L4K 111-13
Tel: (905) 669-1588 • Toronto Line: (416) 661-3815 • Fax: (905) 669-3840
May 24, 2007
Town of Aurora
Corporate Services
1 Municipal Drive
Box 1000
Aurora, Ontario
L4G 631
Attention: Mr. Bob Panizza
Director, Corporate Services
Dear Sir:
Re: Brookvalley Developments (Aurora) Ltd.
14425 Bayview Avenue
Proposed Landscaping Features
Draft Plan of Subdivision D12-05-3A
We would like to request to appear as a deputation at the June 19th General
Committee meeting to present to the Committee information with respect to our
proposed landscaping treatment for the abovementioned plan of subdivision.
Yours truly,
BROOKVALLEY DEVELOPMENTS (AURORA) LTD.
&Xrw) r�""
Donna Lue
AurcraPanizza0524
D-3
GENERAL COMMITTEE - JUNE 19, 2007
I ENDA ITEM # 2
TOWN OF AURORA
GENERAL COMMITTEE No. PL07-079
SUBJECT: Official Plan Amendment and Zoning By-IawAmendmentApplications
York Catholic District School Board
59Industrial Parkway North, 250, 260, 270, 280, 282,286, 290, 294, 296 &
298 Wellington Street East
Northeast area of Wellington Street East and Industrial Parkway North
File Numbers D09-05-06 and D14-14-06
FROM: Sue Seibert, Director of Planning and Development Services
DATE: June 19, 2007
RECOMMENDATION
THAT report PL07-079 be received as information and that Council determine their
position with respect to the application, subject to public comments received.
BACKGROUND
Location
The subject lands are located north of Wellington Street East and east of Industrial
Parkway north. (see Figure 1). The lands comprise of ten (10) separate but adjoining
properties. The lands have been amalgamated, and therefore have an approximate
frontage of 153.0 m (502 ft.) along Wellington Street East and an approximate frontage of
80.0 m (262 ft.) along Industrial Parkway North. The vacant lands are approximately 8.34
hectares (20.6 acres) in size.
Official Plan
The lands which front Industrial Parkway North and Wellington Street East are designated
"General Industrial" and "Service Commercial' by Official Plan Amendment 66 permitting
such uses as manufacturing, assembly, fabrication, processing, warehousing, storage of
goods and materials, wholesaling, printing establishments, and limited accessory office and
retail uses which shall not distract from the character of the industrial area and limited
institutional and recreational uses however generally recommends that the institutional
uses be located within the "Service Commercial' designations. "Service Commercial' uses
permitted uses include hotels, restaurants including drive-thrus, automobile sales and
repair shops, service stations, offices garden centre supply centres, government,
institutional and recreational uses and commercial schools. The remaining lands are
designated "Major Open Space Specific' by Official Plan 52, the Aurora East Industrial
Estates Secondary Plan (see Figure 3). The uses permitted shall be limited to agriculture,
conservation, horticulture, active and passive public or private parks. A portion of the lands
—1—
GENERAL COMMITTEE - JUNE 19, 2007
June 19th 2007 -2- Report No. PL07-079
are also identified as "Employment lands" by Official Plan Amendment 55, the Employment
Land Retention Strategy. The applicant has requested to redesignate the subject lands to
a site specific "Institutional' designation in order to incorporate site specific policies which
reflect the subject development.
Proposal
The York Catholic District School Board (YCDSB) has applied to the Town to develop the
subject site for a Secondary School facility which will accommodate approximately 1098
students and is anticipated to have an ultimate population of 1400 students (see Figure 2).
Grades will be phased in over a period of time with full enrolment not expected until 2011.
The school is required to meet the long term needs of the YCDSB and the various
communities serving Aurora and Newmarket and surrounding areas.
The school is proposed to be sited to have a Wellington Street East frontage being
approximately 17,253 mZ (186,000 sq.ft.) and 2 to 3 storeys in height. Playing fields are
proposed to be located in the rear or northern end of the property and parking will be
provided for school staff, students and visitors. There are 67 regular classrooms proposed
with a potential for a 12 classroom port-a-pak unit should the need arise in the future. The
School Board is proposing a total of 271 parking spaces. Should the additional 12
classrooms be required, a port-a-pak is proposed to be located in an existing parking area,
and spaces will be relocated in the basketball court lands. Bus lanes for drop-off and pick-
up will also be accommodated on site. Access to the school is proposed from two (2)
locations. A full access is proposed from the Industrial Parkway North frontage, and a
restricted access (right in -right out) from Wellington Street East. The applicant has
submitted a site plan application under file D11-08-07 and is currently under review.
An Official Plan Amendment application has been submitted to redesignate the lands from
"General Industrial" and "Service Commercial' to a site specific "Institutional' designation
and is attached as Appendix C. A Zoning By-law Amendment application has been
submitted to rezone the lands from "Rural General (RU) Zone", "General Industrial (M2)
Zone" and "Environmental Protection (EP) Zone" to "Institutional I-X Exception Zone" and
site specific "Environmental Protection (EP-X) Exception Zone" to establish site specific by-
law to allow the use of the lands for a secondary school.
The applications were heard at the Public Planning Meeting held on March 28", 2007, and
Council adopted the following resolution:
Moved by Councillor Wilson Seconded by Councillor Marsh
THAT the application be brought back to a future Council meeting upon
resolution of the major outstanding issues, such as: traffic, parking, a peer
review of the applicant's comments regarding the OPA issues, YRT upgrades,
playing fields, community theatre, and easements.
-2-
GENERAL COMMITTEE — JUNE 19, 2007
June 19th 2007 - 3 - Report No PL07-079
Issues raised at March 28th, 2007 Public Planning Meeting
Council requested that a further report be brought back to Council to address the
outstanding issues as identified at the Public Planning Meeting held on March 28th, 2007.
The following are the issues identified and a description on how they have been
addressed:
■ traffic
Public Works have provided that the proposed secondary school will have impacts on the
operations of adjacent streets; however, those impacts appear to be manageable and
appear to be less than if the lands were to be developed for Service Commercial and
General Industrial uses as permitted in the Official Plan.
One of staff's major concerns with the traffic study were the assumptions/scenarios
presented. Staff met with the applicant and their traffic consultants and requested the
applicant submit a sensitivity analysis which can be used to test whether conclusions are
reliable under a range of possible assumptions/scenarios. A sensitivity analysis was
presented in a traffic report dated April 16", 2007 which demonstrated that the results of
the study applying the sensitivity analysis will not change the results markedly, even if the
amount of transit usage etc, turnout to be different than assumed in the study. Therefore
the Public Works department are satisfied with the traffic study submitted.
■ parking
The applicant has withdrawn its request for a parking space reduction and will comply with
current Town zoning standards. If or when the port-a-pak is required, the applicant will
make an application from relief of the By-law and the request will be evaluated at that time.
■ a peer review of the applicant's comments regarding the OPA issues
A peer review was undertaken by Hemson Consulting Ltd. (Hemson) of the application and
supporting documentation to ensure accordance with the Town's employment land
retention strategy. (see Appendix B).
Hemson concludes that in their view,
"the proposed secondary school is consistent with the Towns' employment land
retention strategy, either as originally approved in OPA No. 55 oras modified by the
Region of York."
Hemson further concludes that,
"Given that institutional uses are permitted within the General Industrial designation
forthe purposes of OPA No. 66, as adopted by Council, and are included within the
definition of employment land for the purposes of the Town's employment land,
retention strategy, in our view the proposed secondary school is in keeping with the
Town's employment land retention strategy."
—3—
GENERAL COMMITTEE — JUNE 19, 2007
June 19th 2007 - 4 - Report No. PL07-079
Hemson has provided; that notwithstanding that the proposed school does not involve a
conversion of employment land, planning staff requested that the applicant provide a
review and commentary on the specific criteria for the redesignation of the employment
land as set out in OPA 55. Hemson concludes that they agree with the supporting reports
that the applicant is not proposing a conversion of employment land and also agree that
the proposed secondary school may have a positive effect on existing or prospective
employment land uses. Hemson does have some concerns with the manner in which the
supporting reports addresses the issue of fiscal impacts and a minor concern with the issue
of alternative locations within the Town.
To conclude, Planning staff and Hemson agree with the applicant, and do not consider this
application to be a conversion to a non -employment use.
■ York Region Transit (YRT) / VIVA
YRTNIVA has been working with the School Board relating to the construction of transit
facilities (bus stops and bus bays), possible use of YRT specials and co -coordinated
transportation plan for the new school. YRT is in support of the YCDSB efforts to make
this proposed secondary school transit supportive. (see Appendix B)
playing fields
The Leisure Services Department has provided thatthey have been working with the senior
Plant Management and Planning staff at the YCDSB for many years with various joint
project initiatives involving the construction and use of both school and municipal faculties.
In terms of the Town's access to YCDSB playing field facilities, there has been no barriers
or difficulties in gaining access.
■ community theatre
The applicant has expressed that due to site restrictions and the lack of funding; there is no
opportunity for the provision of such a facility on the subject site.
■ easements
Town Departments including Public Works, Planning and Legal have agreed to allow the
applicant to utilize the turning circle for the purposes of a bus access subject to the school
board entering into an easement agreement. The turning circle will be constructed to
municipal standards.
—4—
GENERAL COMMITTEE — JUNE 19, 2007
June 19th 2007 - 6 - Report No. PL07-079
Planning Considerations
The subject lands included fragmented residential land ownership, with individual accesses
to Wellington Street East. It is the policy of the Town to encourage assembly of these
individual parcels in order to establish a comprehensive block for these lands. As per
Town's policy, the applicant has assembled the said parcels to allow for the lands to be
developed as one block.
The proposal to permit a secondary school on the subject lands has a variety of positive
aspects including: close proximity to existing and new residential neighbourhoods, access
to public transit, redevelopment of a prominent Wellington Street East site, close proximity
to recreation centres, provision of additional athletic fields for the community as well as
other positive spin-offs. Notwithstanding the above, there have been concerns raised with
the appropriateness of locating a secondary school on these lands as well as redesignating
industrial lands to institutional. The following discusses the issues raised above, including
conformity with the Town's industrial and employment policies. The following is a
description of the relevant policy documents for the subject lands encompassed together
with the planning justification submitted by the applicant discussing how the policy
provisions have been addressed.
Official Plan Amendment 66
Official Plan Amendment No. 66 is a policy update pertaining to Industrial/Commercial
designations and the addition of Economic Development official plan policies. The main
purpose of the OPA 66 policy updates is to provide consistent, up to date policies for all
employment/commercial areas within the Town and to strengthen the viability of these
areas while achieving a desirable ratio of residential to employment lands. OPA 66 was
adopted by Council on August 22, 2006 and it anticipated that it will be approved by the
Region on June 21, 2007.
Within OPA 66, institutional uses are permitted within employment lands based on site
specific criteria. The policy 3.3.2 General Industrial (D) states:
D. Institutional and recreational uses shall generally be encouraged to locate
in Service Commercial Areas. Subject to rezoning, a limited number of such
uses may be permitted in the general industrial areas, provided:
(i) they are located on collector roads with access to public transit;
(ii) they do not impact existing industrial operations which may require
minimum separation from sensitive land uses through Certificate of
Approval requirements;
(iii) current or potential future adjacent industries do not pose any safety
hazard; and,
(iv) safe and convenient vehicular and pedestrian access is ensured
through various provisions and design guidelines.
—5—
GENERAL COMMITTEE — JUNE 19, 2007
June 19th 2007 - 6 - Report No. PL07-079
The applicant has responded to the above in their supporting documents and staff have
provided comments. The following addresses the above points:
(i) The proposal fronts both an arterial and collector road frontages and has access to
four (4) bus transit service routes currently available. As identified, YRT/VIVA has been
working with the School Board relating to the construction of transit facilities (bus stops and
bus bays), possible use of YRT specials and co -coordinated transportation plan for the new
school.
(ii) (iii) The Ministry of the Environment (MOE) provides a Guideline on the subject of
"Compatibility Between Industrial Facilities and Sensitive Land Uses". The subject uses
under the guideline are sensitive land uses (school and amenity area). The guideline is
intended to be applied to prevent or minimize future land use problems due to the
encroachment of sensitive land uses and industrial land uses on one another. As per the
Guidelines, the separation distance between industrial uses and sensitive land uses should
be adequate to minimize or prevent the adverse effect of one land use upon the other, so
that at most there would only be a trivial impact. MOE suggests Separation Distances
between sensitive land uses and the different classes of Industry (Class I and II). MOE
suggest that a Class I industry (small scale plant, no outside storage) be a minimum of 70
m (290 ft.) from a sensitive land use, Class II (medium level production, outside storage)
be a minimum of 300 m (984 ft.) from a sensitive land use and appropriate mitigation
measures.
The proposed school lands are in proximity or adjacent to industrial areas that are zoned
"General Industrial (M2)", "Restricted Industrial (M1-7) Exception Zone", Restricted
Industrial (M1) Zone and "Restricted Industrial (M1-9) Exception Zone" as shown on the
Zoning Map on Figure 4. The M2 zone is the most permissive of the industrial zone
categories.
The applicant has provided a summary of the land uses and separation distances from the
proposed school and the surrounding uses. The lands located at the corner of Wellington
Street East and Industrial Parkway North are zoned M2 and are owned and operated by
Royal Woodworking Shop Limited. This property was once used for manufacturing with
outside storage; however, the site is now utilized for retail sale of lumber products. The
lands north of the Royal Woodworking site, and adjacent to the proposed parking lot and
play area are also zoned M2. The current use of these lands is as Public Self Storage
facility with an outside storage area (rental vehicles). The applicant provides that there is
approximately 100 m (328 ft.) separation distance from the school building to the most
easterly property boundary of the Public Storage Facility and Royal Woodworking
properties.
The lands located south of Wellington Street E are zoned M1 and M2 and are occupied by
Quebecor World Aurora which is a manufacturing company (printed materials). All
operations are fully contained within the building with no outside storage. There is an
approximately 37 m (121 ft.) separation distance across Wellington Street from the front
fagade of the proposed school building and approximately 50 m (164 ft.) to the front of the
Quebecor building.
—6—
GENERAL COMMITTEE — JUNE 19, 2007
June 19t" 2007 - 7 - Report No. PL07-079
The lands located north of the parking lot and play area are zoned M1-7. The subject
lands are occupied by Cougar Iron Industries which produces custom made wrought iron
products. There is approximately 135 m (443 ft.) separation distance from the site to the
school building. The lands located west of the northerly part of the site are zoned M1-9.
The subject lands are occupied by two buildings including Foundations Private School and
Newpark Children's Centre with an outdoor play area in the rear of the building.
The applicant has submitted that the proposed school facility general meets or exceeds the
suggested separation distances set out in the MOE Guidelines with exception of the
Quebecor building. They also submit that the school facility has been sited to be as far
from industrial facilities as possible. Fencing is also proposed for security purposes to
ensure there is not access between the school site and the industrial lands. They also
state that the proposed school facility is not required to obtain a Certificate of Approval as it
is not a source of emission or contaminants.
MOE Guidelines set out suggested procedures for municipalities in dealing with
development applications involving industrial and sensitive land uses including the
preparation of support documentation (i.e. noise report) which would identify mitigation or
attenuation measures. Staff have determined that due to the proximity of Quebecor, a
Noise and Vibration Study is appropriate in this instance. Staff determined that these
studies would form part of the site plan requirements, and any mitigation measures
required through these reports, can be implemented through this process. Although the
lands surrounding the school are zoned M2 and M1, the current land uses on these
properties are not as intense, and would have less of an impact, than the uses permitted in
the By-law. Furthermore, given the surrounding land uses which include other institutional,
recreational and residential uses, Staff anticipate that any future use on these lands would
not be heavy industrial in nature, and would likely be a more prestige industrial use which
would be more compatible with the area.
(iv) Sidewalks are located along Industrial Parkway North, the south side of Wellington
Street East and north side of Wellington Street East fronting the plaza. (see Figure 4)
Public Works staff have done a preliminary review of this area, and it appears that there is
land to accommodate a sidewalk fronting the school and connecting to Industrial Parkway
North and the plaza frontage. If Council would like to proceed with sidewalks at this
location, detailed engineering works are required.
• Official Plan Amendment 55
As part of the Five Year Review of the Official Plan Council identified a number of initiatives
that were to be undertaken following the review. The development of a strategy to retain
employment land was established as a priority. In December of 2003, Council authorized
staff to retain Hemson Consulting Ltd. to undertake this task. A review team comprising of
Planning Department Staff, the Economic Development Officer and the Town's external
legal counsel provided guidance to the consultant. The employment land retention
strategy was completed in May 2004 and implemented through Official Plan Amendment
No. 55 which was approved June 14, 2005 (see Figure 5).
—7—
GENERAL COMMITTEE — JUNE 19, 2007
June 19t" 2007 - 8 - Report No. PL07-079
Employment Land is defined within OPA 55 as follows:
"Employment land has traditionally been referred to as land in industrial
areas, but currently accommodates a much wider range of uses.
Employment areas today accommodate traditional activities such as
manufacturing, distribution and warehousing as well as many other types of
uses such as research and development, offices, service commercial,
recreational facilities, institutional and accessory retail uses".
A portion of the subject lands are identified as "Employment lands" by Official Plan
Amendment 55, the Employment Land Retention Strategy. (see Figure 5).The applicant
has submitted a planning justification report pertaining to compliance with OPA 55 and
specifically stated that, as per the above policy 3.3.1.2 a), the applicant has confirmed that
it is not proposing "the redesignation of employment land to other urban uses...". The
main premise of this justification is that the proposed institutional use is an employment
use and is compatible with adjacent land uses.
As noted above in OPA 55 and within OPA 66, institutional uses are permitted within
employment lands based on site specific criteria. The policy 3.3.2 General Industrial (D) is
outlined in the above OPA 66 policy section. The applicant has outlined in its justification
report that they have met those criteria.
OPTIONS
Council have the option of approving the application and requiring staff to bring back
implementing Official Plan Amendment and Zoning By-law Amendment and site plan as
appropriate; requesting further information on the applications or denying the applications.
SERVICING ALLOCATION
It is staff's understanding through discussions with the Region of York, that an Institutional
use is not subject to the same criteria as residential uses, and therefore this proposal will
not affect residential servicing capacity in the Town.
PROVINCIAL POLICY STATEMENT
The Provincial Policy Statement includes, but is not limited to the following:
1.3 Employment Areas
1.3.1 Planning authorities shall promote economic development and competitiveness
by:
1. providing for an appropriate mix and range of employment (including industrial,
commercial and institutional uses) to meet long-term needs;
2. providing opportunities for a diversified economic base, including maintaining a
range and choice of suitable sites for employment uses which support a wide range
GENERAL COMMITTEE — JUNE 19, 2007
June 19t" 2007 - 9 - Report No. PL07-079
of economic activities and ancillary uses, and take into account the needs of
existing and future businesses;
planning for, protecting and preserving employment areas for current and future
uses; and
4. ensuring the necessary infrastructure is provided to support current and projected
needs.
1.3.2 Planning authorities may permit conversion of lands within employment areas to
non -employment uses through a comprehensive review, only where it has been
demonstrated that the land is not required for employment purposes over the
long term and that there is a need for the conversion.
There are no conflicts wiht the policies of the Provincial Policy Statement as a result of this
application.
FINANCIAL IMPLICATIONS
No Development Charges are payable relative to this application. Cash -in -lieu is payable.
LINK TO STRATEGIC PLAN
The Strategic Plan contains objectives to ensure high quality, comprehensive community
planning to protect the overall investment of citizens in the community. Critical review of
the subject application through the Official Plan and Zoning By-law Amendment process
will facilitate this objective.
CONCLUSIONS
Applications have been submitted for an Official Plan Amendment and Zoning By-law
Amendment application to permit a secondary school on the subject lands. Should
Council determine there is merit in the subject applications, it is recommended that the
approval of the Official Plan Amendment be subject to the comments received. It is further
recommended that approval of the Implementing Zoning By-law be subject to the review of
at least the second site plan submission. This would ensure for a more detailed review of
the proposed development and would ensure the proper function of the site and its
compliance with the Implementing By-law.
ATTACHMENTS
Figure 1 - Location Plan
Figure 2 - Site Plan
Figure 3 - Land Use Plan
Figure 4 - Sidewalk Location Plan
Figure 5 - Zoning Map
—9—
GENERAL COMMITTEE - JUNE 19, 2007
June 19th 2007
APPENDIX
-10-
Appendix A - Hemson peer -review report dated June 4th, 2007
Appendix B - YRTNIVA letter dated February 16th, 2007
Appendix C - Draft Official Plan Amendment
PRE -SUBMISSION REVIEW
Management Team Meeting -May 17, 2006
Prepared by., Cristina Celebre, Planner
Extension 4343
,4,'L,�
u S i ert, M.CJ.P., R.P.P.
Director of Planning and Development
Services
Report No. PL07-079
Rogers,
C.A.O.
-10-
LOCATION PLAN IV Auk
APPLICANT: YORK CATHOLIC DISTRICT SCHOOL BOARD A
FILES: D09-05-06 & D14-14-06 0 50 100
AURORA PLANNING & DEVELOPMENT SERVICES
DATE: JUNE 19, 2007 Metres FIGURE 1
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GENERAL COMMITTEE — JUNE 19, 2007
APPENDIX A
HEMSON_
C o n s u I t I n g L t d.
30 St. Patrick Street, Suite 1000, Toronto, Ontario, Canada M5T 3A3
Facsimile (416) 595-7144 Telephone (416) 593-5090
e-mail: hemson@hemson.com
June 4, 2007
Ms. Sue Seibert
Director of Planning and Development Services
Town of Aurora
1 Municipal Drive
Aurora, Ontario
L40 6J 1
Re: Peer Review of the Town of Aurora Employment Land Retention Policy Official
Plan Amendment No. 55
As you are aware, the York Catholic District School Board (YCDSB) has submitted an
application to permit the development of a secondary school facility on a site located
north of Wellington Street East and east of Industrial Parkway North in the Town of
Aurora. The proposal includes a 2 to 3-storey school structure fronting onto Wellington
Street East, surface parking areas for school staff, students and visitors and playing fields
located to the rear or northern end of the property.
The Town of Aurora planning staff are generally in support of the proposal, with the
exception of some concerns with the potential effects on traffic at nearby intersections
that are set out in their March 28, 2007 report to Council. Notwithstanding staffs
general support of the proposal, a number of concerns have been raised over the
appropriateness of locating a secondary school at this location as well as the redesignati-
on of industrial lands to institutional use.
To address these concerns, the Town of Aurora Council has requested that Hemson
Consulting Ltd. undertake a peer review of the application in accordance with the
Town's employment land retention strategy.
—16—
GENERAL COMMITTEE — JUNE 19, 2007
The Town's employment land strategy was originally completed in May 2004 and
implemented through Official Plan Amendment (OPA) No. 55, which was approved
by the Region of York on June 14, 2005. The intent of OPA No. 55 is to prevent the
conversion of employment land to non -employment generating use. The Town's
employment land retention policies are incorporated into OPA No. 66, which is a
policy update pertaining to industrial and commercial land designations as well as other
economic development policies. OPA No. 66 was adopted by Aurora Council on
August 22, 2006 but has yet to be approved by the Region of York.
As part of their review of OPA No. 66, the Region has requested that the Town of
Aurora modify their employment land retention strategy to be consistent with the
policies in the Provincial Growth Plan for the Greater Golden Horseshoe (the Growth
Plan). On April 24, 2007, Aurora Council adopted a staff recommendation to accept
the Region's recommended modifications to OPA No. 66. The Region's modifications
maintain the same intent of the Town's original employment land retention strategy,
that is to prevent the conversion of employment land.
In our view, the proposed secondary school is consistent with the Towns' employment
land retention strategy, either as originally approved in OPA No. 55 or as modified by
the Region of York. A number of observations lead us to this conclusion:
First, only a portion of the subject lands are designated as General Industrial in OPA
No, 66 and identified as "employment lands" by OPA No. 55. The remaining lands
are designated Service Commercial and Major Open Space Specific, which according
to the March 28, 2007 staff report to Council appear to permit the uses proposed
by the applicant.1
Institutional uses are also permitted within the Town's General Industrial
designation as set out in OPA No. 66. Section 3.3.2 D states that a limited number
of such uses may be permitted in the General Industrial designation provided that
certain conditions are met:
' As shown on page 2 of the staff report, "Service Commercial" permitted uses include institutional
and recreational uses and "Major Open Space Specific" permitted uses include active and passive public or
private parks. These are generally the uses proposed by the applicant.
HEMSON
—17—
GENERAL COMMITTEE - JUNE 19, 2007
3
Institutional and recreational uses shall generally be encouraged to
locate in Service Commercial Areas. Subject to rezoning, a limited
number of such uses may be permitted in the general industrial areas,
provided:
(i) they are located on collector roads with access to public
transit;
(ii) they do not impact existing industrial operations which may
require minimum separation from sensitive lands uses
through Certificate of Approval requirements;
(iii) current or potential future adjacent industries do not pose
any safety hazard; and,
(iv) safe and convenient vehicular and pedestrian access is
ensured through various provisions and design guidelines.
(Town of Aurora CPA No. 66, Section 3.3.2 D Page 30).
Notwithstanding debates over the meaning of "limited", in our view, some
institutional use is clearly permitted within the General Industrial designation.
• Institutional uses are also included within the definition of employment land,
which is to be maintained as part of the Town's employment land retention
strategy. The definition of employment land in the Town's employment land
retention strategy is provided below, highlighted to illustrate the inclusion of
institutional uses.
Employment land has traditionally been referred to as land in
industrial areas, but currently accommodates a much wider range of
uses. Employment areas today accommodate traditional activities such
as manufacturing, distribution and warehousing as well as many other
types of uses such as research and development, offices, service
commercial recreational facilities, institutional and accessory retail
uses, (Town of Aurora CPA No. 55, page 2).
HEMSON
-18-
GENERAL COMMITTEE — JUNE 19, 2007
Given that institutional uses are permitted within the General Industrial designation for
the purposes of OPA No. 66, as adopted by Aurora Council, and are included within
the definition of employment land for the purposes of the Town's employment land
retention strategy, in our view the proposed secondary school is in keeping with the
Town's employment land retention strategy.
We trust that this letter is of assistance. If you have any questions or require additional
information, please do not hesitate to contact our office.
Yours very truly,
HEMSON CONSULTING LTD.
Antony P. Lorius, CMC, RPP
Senior Consultant
HEMSON
—19—
GENERAL COMMITTEE — JUNE 19, 2007
ATTACHMENT
Peer Review of the Planning Report Submitted in Support of
A Proposed Secondary School Facility in The Town of Aurora
Notwithstanding that the proposed secondary school does not involve a conversion of
employment land, the Town of Aurora planning staff requested that the applicant
provide a review and commentary on the specific criteria for the redesignation of
employment land set out in OPA No. 55. That review and commentary has been
provided voluntarily by the applicant and is contained in two planning reports:
A July 2006 planning justification report, prepared by iPLAN corp, for the York
Catholic District School Board (YCDSB); and
A March 2007 planning justification report pertaining to OPA No. 55 and OPA
No. 66. prepared by Sciberras Consulting Inc. for the YCDSB. t
Our focus is on the March 2007 report (hereafter referred to as the "Sciberras report")
as it is the most up-to-date of the two documents and deals specifically with the Town's
employment land retention strategy. It has been read in conjunction with the July 2006
report, which provides a more detailed outline of the site history, development
applications and all other related planning policy documentation. Our conclusions are
summarized below and discussed in more detail in the following sections:
1. We agree with the Sciberras report that the applicant is not proposing a conversion
of employment land;
We also agree with the Sciberras report that proposed secondary school may have
a positive effect on existing or prospective employment land uses; however
We have some concerns with the manner in which the Sciberras report addresses
the issue of fiscal impact.
Both planning reports were prepared by the same author, Ms. Angela Sciberras, for the York Catholic
District School Board. We are advised by the Town of Aurora staff that Ms. Sciberras was formerly a
planner with iPLAN corp and is now principal of Sciberras Consulting Inc.
HEMSON
—20—
GENERAL COMMITTEE - JUNE 19, 2007
We Agree with the Sciberras Report That The Applicant Is Not Proposing a
Conversion of Employment Land
The Town's employment land retention policies are set out in Section 33.1.2 of OPA
No 55. Section 3.3.1.2 a) states that the Town will not approve applications for the
redesignation of employment land that are based on challenges to, or disagreements
with, the overall amount of employment land that is designated, outside of a
comprehensive review:
Within employment areas identified on Schedule "O", Council shall not approve
applications for the redesignation of employment land to other urban uses that
involve or are based upon disagreement with, or challenges to, the overall
amount of employment land designated in the Town, including arguments of
scale, outside of a comprehensive growth management process or five year
official plan review process (Town of Aurora OPA No. 55, Section 3.3.1.2 Part
a, page 3).
The Sciberras report argues that the applicant is not proposing a conversion of
employment land based on challenges to the overall amount of employment land
designated in the Town, and is therefore consistent with this policy (Page 10). We agree
with this interpretation.
In circumstances where such a challenge is not being made, Section 33.1.2b)i) of OPA
No. 55 requires that the proponent demonstrate that the site cannot be developed as
employment land because of some physical planning reason:
The proponent shall have the onus of demonstrating that the site cannot be
developed for any employment land use due to a valid physical planning
reason: site configuration; access; or surrounding land uses (Town of Aurora
OPA No. 55, Section 3.3.1.2 Part b)i), page 4).
The Sciberras report argues that this criteria is not applicable to the proposal as the
subject site is intended to be developed for a permitted use (page 10). We agree that
institutional uses are permitted within the General Industrial designation for the
purposes of OPA No. 66, that institutional uses are included within the definition of
employment land for the purposes of OPA No. 55, and therefore that the applicant is
not proposing a conversion of employment land.
HEMSON
-21-
GENERAL COMMITTEE — JUNE 19, 2007
We Also Agree That The Proposed Secondary School May Have a Positive Effect
on Existing or Prospective Employment Land Uses
Section 3.3.1.2b)ii) of OPA No. 55 requires that the proponent demonstrate that the
proposed alternative land use is compatible with other land uses, will not cause any
negative effects and will be beneficial to the Town in a number of areas:
The proponent shall have the onus of demonstrating that the proposed
alternative is compatible with all land uses permitted on surrounding and nearby
lands, will not cause any negative effects on existing or prospective employment
land uses, including potential destabilizing effects, and will also be beneficial
to the Town in the areas of:
• Contribution to the overall intent, and goals of the Town's
policies;
• Demands on servicing and infrastructure;
• Fiscal impacts; and
• Alternative locations within the Town to accommodate the
proposed use (Town of Aurora OPA No. 55, Section 3.3.1.2
Part b)ii), page 4).
The Sciberras report argues that the proposed secondary school is compatible with the
numerous institutional and public facilities already developed in the immediate area,
does not conflict, detract or interfere with existing industrial uses and may have a
positive effect on existing or prospective employment land uses by way of providing a
number of community benefits (pages 11.12), including:
Additional community assets and facilities that could be used by other community
groups;
A link to adjacent public and institutional uses surrounding the site; and
• The revitalization of an otherwise unattractive pocket of the Town.
HEMSON
—22—
GENERAL COMMITTEE — JUNE 19, 2007
Notwithstanding the concerns that the Town of Aurora planning staff have expressed
with respect to traffic, we agree that many benefits could be associated with the proposal
and that these benefits may enhance rather than detract from the attractiveness of the
area for existing and prospective employment uses. The Town's March 28, 2007
planning staff report to Council also points out the variety of community benefits that
may be associated with the proposal.
We also agree with the Sciberras report that the proposal contributes to the overall
intent and goals of the Town's policies — including OPA No.'s 55 and 66, and broader
objectives such as promoting live -work, providing additional transit ridership and
enhancing the civic centre of the community — although the link to specific official
plan policies could be made clearer.
3. We Have Some Concerns with the Manner in Which the Sciberras Report
Addresses the Issue of Fiscal Impact
While we would agree with the Sciberras report that the proposal does not involve a
conversion of employment land, and that the proposal may have a positive effect on
existing and prospective employment land uses, we have some concerns with the
manner in which the report addresses the issue of fiscal impacts:
To address the issue of fiscal impacts, the Sciberras report describes how the
proposed secondary school will provide on -site employment and, as a result, will
bring additional retail dollars into the immediate area (page 13). We agree that
this may be the case, however the issue of retail spending is different than fiscal
impacts from a municipal perspective.
• The Sciberras report does not take into account the municipal fiscal implications
of secondary schools being exempted from property taxes, and the implications of
removing an opportunity to accommodate other types of taxable commercial or
industrial development on the subject site.
Related to the issue of fiscal impact, the Sciberras report also suggests that the
proposed facility will have less demand for services than may be required for some
other industrial and commercial uses (page 14), which is not necessarily the case.
Other commercial uses, such as an office building, could generate a similar demand
for services and infrastructure. Whether or not this would have a negative fiscal
impact on the Town, however, is not clear. Additional analysis would be required
to address this issue.
HEMSON
—23—
GENERAL COMMITTEE — JUNE 19, 2007
Finally, we have a minor concern with the issue of alternative locations within the
Town to accommodate the proposed use;
The Sciberras report indicates that over 50 sites were assessed by the YCDSB and
that the subject site met the most criteria of all the properties considered (page 13).
We agree that this would constitute an appropriate approach to addressing the issue
of alternative locations. However, we have reviewed the background information
prepared by the YCDSB regarding the short and long-term needs assessment for
new school facilities in York Region and are unable to find documentation of the
site selection analysis to which the Sciberras report refers. Further documentation
may be required to address this issue.
Given these conclusions, the fundamental question is whether or not the proposed
secondary school should be subject to the Town's employment land retention strategy.
We agree that institutional uses are permitted within the General Industrial designation
for the purposes of OPA No. 66, are included within the definition of employment land
for the purposes of OPA No. 55, and therefore that the applicant is not proposing a
conversion of employment land.
However, should the Town of Aurora Council decide that the proposed secondary
school constitutes a conversion to a non -employment use, additional analysis may be
required to address the above issues, notably those of fiscal impacts and alternative
locations within the Town. It may also be necessary to address the criteria set out in the
Region of York's proposed modifications to the Town's employment land retention
policies, which reflect the use of wording similar to that set out in the Provincial Growth
Plan. t
We trust that this peer review is of assistance. If you have any questions or require
further information, please do not hesitate to call.
On May 10, 2007 Sciberras Consulting Inc. prepared an Addendum Letter to address the Region's
modifications to the Town's employment land retention policies. The position taken in the Addendum letter
is that the proposed use is neither a major retail use nor a non -employment generating use and therefore not
considered to be a conversion of employment land under OPA No. 66, as modified by the Region. For
reasons already given, we would agree with this position. We would also agree that a secondary school is not
a major retail use.
HEMSON
—24—
GENERAL COMMITTEE — JUNE 19, 2007
APPENDIX B
1 j ::AvivA
February 16, 2007
Cristina Celebre
Planner
Town of Aurora
1 Municipal Drive, Box 1000
Aurora, Ontario, L4G 01
Dear Ms Celebre:
Re: Town File Nos.: D09-05-06 & D14-14-06
In an effort to encourage the use of Public Transit within the Town of Aurora, York Region
Transit is working closely with the York Catholic District School Board.
YRT is involved in the planning phase in order to ensure the layout of the site can meet both the
needs of Public Transit and School Board. This includes discussions relating to the construction
of transit facilities (bus stops and bus bays), possible use of YRT school specials, and a co-
ordinated transportation plan for the new school.
To this end, YRT is in support of the York Catholic District School Board efforts to make this
proposed new secondary school transit supportive.
Sincerely,
Steven Baldo
Service Planner
Copy to: Irene McNeil
Melanie Shaw
—25—
GENERAL COMMITTEE = JUNE 19, 2007
APPENDIX C
AMENDMENT NO. xx
TO THE
OFFICIAL PLAN
FOR THE TOWN OF AURORA
-26-
GENERAL COMMITTEE — .JUNE 19, 2007
AMENDMENT NO. XX
TO THE
OFFICIAL PLAN FOR THE
TOWN OF AURORA PLANNING AREA
The Amendment No. XX to the Official Plan for the Town of Aurora Planning
Area which was adopted by Council of the Corporation of the Town of Aurora is
hereby approved under Sections 17 and 21 of the Planning Act, R.S.0, 1990.
Date:
T. Jones, Mayor
B. Panizza, Town Clerk
—27—
GENERAL COMMITTEE — JUNE 19, 2007
AMENDMENT NO. XX
TO THE OFFICIAL PLAN FOR THE TOWN OF AURORA
STATEMENT OF COMPONENTS
PAGE
PART 1 - THE PREAMBLE x
1.0 Introduction x
2.0 Purpose of the Amendment x
3.0 Location x
4.0 Basis of the Amendment x
PART 2 - THE AMENDMENT x
1.0 Introduction x
2.0 Details of the Amendment x
3.0 Implementation and Interpretation x
Schedule "A". - Land Use Plan
Schedule "H" - Site Specific Policy Areas
GENERAL COMMITTEE — JUNE 19, 2007
PART 1 - THE PREAMBLE
1.0 INTRODUCTION
This part of the Amendment entitled Part 1 — The Preamble, introduces the
Amendment and describes the context and planning process leading to the
document's preparation. It is for explanatory purposes only and does not form
part of the Amendment.
2.0 PURPOSE
The purpose of this amendment is to change the land use designation on the
subject lands shown on Schedule "A", attached hereto and forming part of this
amendment from General Industrial and Service Commercial to Institutional to
establish site specific policies to permit the use of the lands for a Secondary
School while maintaining the option to use the lands for industrial and
commercial purposes in the future.
3.0 LOCATION
The subject lands affected by this amendment are located at 59 Industrial
Parkway North and 250, 260, 270, 282, 286, 290, 294, 296 & 298 Wellington
Street East, better described as "All of lots 14 to 24 (both inclusive), Part of lots
8, 9, 10, 11, 13, 25, 26, 27, 28, Part of Centre Street and Part of Mill Street
Registered Plan 231, Part of Lot 105 Registered Plan 246 in the Town of Aurora.
They are located on the north side of Wellington Street East and, on the east
side of Industrial Parkway North, and are comprised of approximately 8.34
hectares (20.6 acres) of land including a creek and associated floodplain.
4.0 BASIS OF THE AMENDMENT
Council has enacted this amendment in response to the following:
4.1 A request by the York Catholic District School Board for an official plan
amendment and zoning by-law amendment to permit a Secondary
School facility while maintaining the option to use the lands for
industrial and commercial purposes in the future.
4.2 The subject lands are designated "Service Commercial" and "General
Industrial" by Official Plan Amendment No. 66. The existing land use
—29—
GENERAL COMMITTEE — JUNE 19, 2007
designations permit the proposed institutional use however a site
specific redesignation to "Institutional" is being sought in order to
incorporate site specific policies which reflect the special
characteristics of the subject site and development.
4.3 The proposed institutional development complies with the policies of
OPA 55 (Employment Land Retention Strategy) and OPA 66 and is
compatible with the other existing institutional and public facilities in
the area to the north and north east and other uses along Wellington
Street.
4.4 The subject lands are underutilized, having been used as a
contractor's yard and rental housing. Development will provide an
improved urban design component along the Wellington Street
frontage in this area.
4.5 The secondary school will service the immediate and larger catchment
area.
4.6 The school is centrally located and is directly accessible by public
transit.
4.7 The proposed development facilitates the assembly of a number of
undevelopable individual properties into one comprehensive land
holding.
4.8 Road improvements along this section of Wellington Street will be
facilitated through the development of the proposed school.
4.9 Adequate parking and traffic circulation has been accommodated on
site.
4.10 The development of the site for a secondary school facility will
facilitate the improvement and enhancement of the existing open
space area and will add to the existing permanent open space
corridor.
4.11 The high school will provide additional community facilities.
—30—
GENERAL COMMITTEE — JUNE 19, 2007
PART 2 - THE AMENDMENT
1.0 INTRODUCTION
All of this part of the document entitled Part 2 — The Amendment, consisting of
the following text and attached map, designated Schedule "A" (Land Use Plan),
constitutes Amendment No. xx to the Official Plan for the Town of Aurora.
2.0 DETAILS OF THE AMENDMENT
The Official Plan of the Town of Aurora is hereby amended as follows:
Item (1): The area indicated on Schedule "A"— Land Use Plan, attached hereto
and forming part of this amendment, being xx, better described as
(legal description), is hereby redesignated from General Industrial and
Service Commercial to Institutional.
Item (2): That Schedule "H" — Site Specific Policy Areas, attached hereto and
forming part of this amendment, is hereby amended by adding section
"xxx"
Item (3) Section 3.4.2 (Institutional and Community Services: Site Specific
Policy Areas) is hereby amended by adding the following as Sections
"3.4.2.e and 3.4.2.f'
The following policies apply to the lands designated as "Institutional" and "Site
Specific Policy Area "3.4.2.e" on All of Lots 21 to 24 (both inclusive), Part of Lots
8, 9, 10, 11, 25, 261 27, 28, Part of Centre Street and Part of Mill Street
Registered Plan 231, Part of Lot 105 Registered Plan 246, as shown on
Schedules "AA" and "H", attached hereto and forming part of this plan.
The lands may hereby be developed for a single, maximum 3-
storey, Catholic Secondary School facility and related accessory
uses.
Council shall require high standards in design, implemented
through the site plan approval process. Conformity with the Design
Guidelines for the Wellington Street area shall be enforced. The
design of the site shall provide for safe vehicular and pedestrian
access to the site. A control architect may be retained by the Town
to review the site plan application and the cost of such shall be
borne by the applicant.
In commemoration of the building located at 260 Wellington Avenue
East a plaque shall be placed on the main building. Details of said
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GENERAL COMMITTEE — JUNE 19, 2007
plaque shall be established through the site plan approval process
to the satisfaction of the Town.
iv) The lands may also be used for all uses permitted in the "General
Industrial" designation of Official Plan Amendment No. 66. This
designation is intended to accommodate uses which generally
apply to the existing, older industrial areas of the Town including
the Industrial Parkway North including manufacturing, assembly,
fabrication, processing, warehousing, storage of goods and
materials, transportation, transit and railway related uses,
automotive repair facilities and public garages, utilities and
wholesaling, printing establishments, and limited accessory office
and retail uses which shall not detract from the character of the
industrial area. Business and professional offices and accessory
uses are also permitted with the exception of medical offices and
related accessory uses.
The following policies apply to the lands designated as 'Institutional' and "Site
Specific Policy Area 1.4.2.f", on All of Lots 14 to 20 (both inclusive), Part of Lot
13, and Part of Mill Street Registered Plan 231, as shown on Schedules "AA" and
"H", attached hereto and forming part of this plan.
i) The lands may be developed in accordance with the policies
outlined in Site Specific Policy Area "3.4.2.e, i), ii) and III)" above.
ii) The lands may also be used for all uses permitted in the "Service
Commercial' designation of Official Plan Amendment No. 66. This
designation is generally intended to accommodate existing service
commercial corridors and those areas which service the
employment areas including service commercial uses, hotels,
restaurants including drive-thrus, automotive sales and repair
shops, service stations, offices, garden supply centres,
government, institutional and recreational uses, and commercial
schools.
3.0 IMPLEMENTATION AND INTERPRETATION
3.1 The implementation and interpretation of this Amendment shall be in
accordance with the respective policies of the Aurora Official Plan,
Zoning By-law, and any Site Plan Agreement.
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GENERAL COMMITTEE — JUNE 19, 2007
EXPLANATORY NOTE
Re: Official Plan Amendment Number xx
The purpose of this amendment is to amend the Town of Aurora Official Plan, as
amended, by redesignating the lands shown on Schedule "A" from General
Industrial and Service Commercial to Institutional to allow for the development of
a Catholic Secondary School facility and related accessory uses while
maintaining the option to use the lands for industrial and commercial purposes in
the future. The portion of the lands designated "Major Open Space Specific" will
not be amended.
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