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Agenda - Special Council - 20060524i PUBLIC PLANNING AGENDA NO.06-17 WEDNESDAY MAY K 2006 7:00 P.M. COUNCIL CNAMBERS AURORA TOWN NALL PUBLIC RELEASE 19/05/06 IV r TOWN OFAURORA SPECIAL COUNCIL - PUBLIC PLANNING MEETING AGENDA NO. 06-17 Wednesday, May 24, 2006 7:00 p.m. DECLARATIONS OF INTEREST APPROVAL OF AGENDA RECOMMENDED: THAT the content of the Agenda be approved as presented. PLANNING APPLICATIONS READING OF BYLAWS RECOMMENDED: THAT the following listed by-law be given 1st, 2nd and 3rd readings, and enacted: 4808-06.0 BEING A BY-LAW to Confirm (pg. 54) Actions by Council Resulting From This Meeting - Wednesday, May 24, 2006. V ADJOURNMENT Aurora Special Council — Public Planning Agenda No. 06-17 Page 2 Wednesday, May 24, 2006 AGENDA ITEMS 1. PL06-064 - Official Plan Amendment and Zoning By-law (pg. 1) Amendment Applications Bayview Business Park Inc. (Origin Retirement Communities Inc.) Northwest Corner of John West Way and Hollandview Trail Lot 82, Concession 1, Part 6 Plan 65R-14423 Files D09-01-06 and D14-01-06 RECOMMENDED: THAT report PL06-064 be received as information and that Council determine their position with respect to the application, subject to public comments received. 2. PL06-068 - Applications to Amend the Official Plan (pg. 22) and Zoning By -Law D. Schmidt/Rice Commercial Group 15320 Bayview Avenue, Aurora Part of Lot 81, Concession 1, E.Y.S Files D09-02-05 and D14-11-05 RECOMMENDED: THAT Council determine its position with respecting Applications to amend the Official Plan and Zoning By-law, D09-02-05 and D14-11-05. 3. PL06-065 - Zoning By-law Amendment Application (pg. 46) 2091585 Ontario Inc. 15565 Yonge Street Part of Lot 90, Registered Plan 246 File D14-08-06 RECOMMENDED: THAT report PL06-065 be received as information and that Council determine their position with respect to the application, subject to public comments received. PLANNNIG - MAY 24, 2006 TOWN OF AURORA PUBLIC PLANNING No. PL06-064 SUBJECT: Official Plan Amendment and Zoning By-law Amendment Applications Bayview Business Park Inc. (Origin Retirement Communities Inc.) Northwest corner of John West Way and Hollandview Trail Lot 82, Concession 1, Part 6 Plan 65R-14423 File Number D09-01-06 and D14-01-06 FROM: Sue Seibert, Director of Planning and Development Services DATE: May 24, 2006 RECOMMENDATION THAT report PL06-064 be received as information and that Council determine their position with respect to the application, subject to public comments received. BACKGROUND Location The subject vacant lands are located at the northwest corner of John West Way and Hollandview Trail (see Figure 1). The lands are 7,196 sq.m. (1.7 acres) in size and have a frontage of approximately 167.0 m (548 ft.) on Hollandview Trail and 48.0 m (157 ft. ) on John West Way. Proposal The applicant has applied to the Town to permit an Institutional use to allow for a retirement residence operated by "Origin Retirement Communities". The proposed retirement home is a four/five storey building having 143 full service rental units consisting of a mixture of studio, 1 bedroom and 1 bedroom and den suites. (Figures 3 & 4) The facility also includes a 30 unit assisted living floor. Services in this residence include all utilities, all meals (commercial kitchen), laundry/cleaning services, and daily social activities, recreational and exercise classes. The parking proposed for this site is 0.4 parking spaces per unit which is a total of 58 parking spaces located along the north property line of the site and west of the building. (Figure 2) A Zoning By-law Amendment application has been submitted to rezone the lands from "Third Density Apartment Residential RA3-8 Exception Zone" to "Institutional I-X Exception Zone" and an Official Plan Amendment application has been submitted to redesignate the lands from "High Density Residential' to "Institutional' to establish site specific by-law and site specific official plan amendment policies to allow the use of the lands for a retirement residence only. —1— PLANNNIG — MAY 24, 2006 May 24 2006 -2- Report No. PL06-064 The applications were heard at the Public Planning Meeting held on February 22, 2006, and Council adopted the following resolution: Moved by Councillor Wallace Seconded by Councillor Buck THAT the applications in Report PLO6-027 be approved in principle, subject to the resolution of outstanding issues, and THAT approval of the zoning by-law be given in concert with Site Plan Approval to ensure that the details of the landscape buffer, fencing, and building design have been addressed; and THAT staff be permitted to work with the applicantand the BayviewMellington Ratepayers Association, to address the concerns raised by the residents in the affected area; and THAT the application be brought back to a further public planning meeting upon resolution of the major outstanding issues. As per Council's direction, staff have met with the applicant and the Bayview Wellington Ratepayers Association (BWRA) to try and address the concerns raised by the residents in this neighbourhood. As noted by both parties, steps have been taken to try and satisfy the issues identified. Several meetings have occurred since the February Public Planning Meeting in an attempt to come to a compromise. 15t Information session on March 30th, 2006 An information session took place on March 30th, 2006 which included representatives from Origin Retirement Communities (Origin) and representatives from the Bayview/Wellington Ratepayers Association (BWRA), a representative from Watchorn Architects (controlling architect) and planning staff. Origin presented a revised plan which they felt addressed issues raised by residents, Council and staff. The changes presented included: Moving the building south by 2 m (6 ft) from the north property line, decreasing the height of the wings of the building from 5 storeys to 4 storeys, removing the peaked roof from the wings, and reducing the height of peaked roof on the 5th storey portion of the wings; Increased buffer between the parking and rear property line from 2 m (6.5 ft.) to 3 m (9.8 ft. ); Incorporating mature planting along the buffer strip, providing a 6 m (20 ft.) high noise fence with a 1 foot lattice, providing additional landscaping along the John West Way entrance, and increased planting within the parking lot. —2— PLANNNIG — MAY 24, 2006 May 24, 2006 -3- Report No. PL06-064 Response from Bavview Wellington Ratepayers Association (BWRA) The BWRA submitted a letter dated May 1, 2006 (see Appendix 1) in response to the presentation made at the March 30th, 2006 meeting. As expressed in the BWRA letter, the residents acknowledge that steps which have been taken to address concerns, however, continue to have issues with the proposal. The letter identifies certain changes the residents would like to see in the proposal in order for them to support this development. Some of the changes requested include: • Further reduce the height from the 5th floor wings; • Provide a sloped roof; • Provide mature plantings as discussed at the March 30th, 2006 Meeting; ■ Elimination of all rooftop mechanical equipment; • Request the applicant to comply with the current parking provisions for this development which require 90% of parking to be located underground; • Provide acoustic and structural fence. 2"d meeting between Origin and BWRA on May 15th, 2006 A meeting took place on May 15, 2006, which included representatives from Origin Retirement Communities, representatives from the Bayview/Wellington Ratepayers Association (BWRA) and planning staff. The various items identified in the BWRA letter dated May 15t, 2006 were addressed and discussed in detail. Origin has submitted a response to those items dated May 15, 2006, and is attached for your review (see Appendix 2). The discussion also included staff comments on the first site plan submission. The discussion primarily focused on the controlling architect's comments and Leisure Services comments. The comments received from staff have been generally positive, however as in all site plan application reviews, a number of issues have to be addressed. Staff advised that the enactment of the Zoning By-law is usually tied to a first or second site plan submission to ensure staff is satisfied with the plan prior to the enactment of a By-law. COMMENTS Planning Considerations Bayview-Wellington Centre Secondary Plan (OPA #6) is a higher density, multi -use urban centre providing employment, shopping and recreation opportunities and a high quality residential neighbourhood providing a full range of housing options. This urban centre includes the location of the Town Hall, Senior's Centre and access to local and regional transit services including York Region Transit (YRT), Aurora GO Station and VIVA. Commercial retail developments to the serve the needs of the neighbourhood are also located in the Bayview Wellington community. This area is also adjacent to the open space amenities of the Holland River valley. Lands within the Community Core area are comprised of the highest density residential development (Appendix 3). The subject lands are designated "High Density Residential" providing that thebuilding height shall not exceed 7 storeys and underground parking shall —3— PLANNNIG — MAY 24, 2006 May 24 2006 - 4 - Report No. PL06-064 be required with minimum surface parking. Lands to the east and south of this site are designated and zoned for 5 to 7 storey residential apartment and mixed use developments. Bayview-Wellington Centre Secondary Plan supports all forms of supportive housing including nursing homes and retirement homes. Notwithstanding this, the site is designated "High Density Residential', which does not specifically include retirement homes as a permitted use. The proposed development is in keeping with the policies of CPA#6, and staff believes that the proposed use of the subject lands is compatible with the surrounding existing and proposed lands uses and is in keeping with the original community concept. The chart displays the existing zoning by-law provisions, the original. and revised zoning provisions which if approved by Council, would form part of the Implementing By-law: TOWN OF AURORA USES #OF # STOREYS # OF PARKING ZONING BY-LAW PERMITTED BUILDINGS HEIGHT (APPROXIMATE) UNITS REQUIREMENTS (MAX.) (MAX.) Existing Zone Apartment 2 7 Storeys 150 90% Third Density Building(s) Below grade Apartment Residential 25 m (82 ft.) RA3-8 Exception Zone Original Proposal - Retirement 1 5 Storeys 144 100% Institutional)-X Home Surface Exception Zone 19 m (62 ft.) (main building) 18 m (59 ft.) (wings) Revised Proposal Retirement 1 4/5 Storeys 143 100% Institutional)-X Home Surface Exception Zone 19 m (62 ft.) (main building) (5ST) 14 m (46 ft.) (wings) (4ST) TOWN OF AURORA PARKING COVERAGE LANDSCAPE INTERIOR SIDE YARD ZONING BY-LAW SPACES/ (MAX.) BUFFER SETBACK (MINIMUM) REQUIREMENTS UNIT (MINIMUM) (ADJACENT TO REAR PROPERTY LINE Existing Zone 1.50 40% 1.5 m (5 ft.) buffer strip with a 10.0 m Third Density spaces/ 1.5 m (5 ft.) wood fence Apartment Residential unit RA3-8 Exception Zone Original Proposal 0.40 32% 2.0 m (6.5 ft.) buffer strip with a 16.0 m (to wings) Institutional I-X spaces/ 1.8 m (6.0 ft.) wood fence 30.0 m (main building) Exception Zone unit evised Proposal 0.40 31 % 3.0 (10 ft) buffer strip with a 18.0 m (to wings) stitutional I-X rException spaces/ 2.13 m (7ft.) acoustic wood fence 31.0 m (main building) Zone unit Q= PLANNNIG — MAY 24, 2006 May 24 2006 - 5 - Report No. PL06-064 The following are matters which have been identified as an issue, currently under review and or have been addressed. Storeys, Height and Setback The BWRA have expressed concerns with the number of storeys and proposed height. As identified in their letter as point 1, they have requested that the applicant "reduce massing by further cutting back the 5th floor on the wings". As noted, the existing "Third Density Apartment Residential RA3-8 Exception Zone" allows for a maximum of two buildings having a maximum of 7 storeys with a maximum height of 25 m (82.0 ft.). In the initial discussions with Origin, staff requested that the applicant take into consideration the existing residential neighbourhood when determining the storeys, height and setback of the building. As presented at the February Public Planning Meeting, the applicant proposed a five storey building having an approximate setback of 16 m (52 ft.) from the north property line. In response to the residents concerns, as per the latest submission to the Town, the applicant has proposed a five storey building with four storey "wings" located at the rear of the building, having a setback from the north property line of approximately 18 m (59 ft.). Origin has formally addressed BWRA concerns in their response letter dated May 15, 2006 under point 1. The applicant has stated that they have cut the building back significantly from their original submission and request to maintain the height of the building at 5 storeys for the main building with 4 storeys wings at the rear. Urban Design Consultants Response Watchorn Architects, Urban Design Consultants, have stated that the "changes to the building should lessen the impact on the adjacent townhouses. Reducing the wings of the building to 4 storeys will create greater articulation of the rear and side elevations. The offset will also provide a visual transition from the building as it steps down to the smaller scale of the townhouses". Roof Structure The BWRA have expressed a concern with the roof structure as identified in their letter as point 4. They have requested a sloped roof rather than a parapet style roof which they feel is more compatible within the residential area. Origin responded to this in their letter as point 4. They have stated "that the type of roof was in response to comments made at the open house about the height of the roof. They have stated that the parapet style of roof allows the overall height of the building closest to the residential to the north to be reduced and any rooftop mechanical to be shielded from roof. The sloped roof is maintained on the main body of the building." —5— PLANNNIG — MAY 24, 2006 May 24 2006 - 6 - Report No. PL06-064 Urban Design Consultants Response Watchorn Architects, Urban Design Consultants, have stated that the "The massing of the roof over the 5-storey portion of the wings has been reduced to mitigate the impact on the townhouses. As a result of this change, the roof structure appears disproportionate, particularly along the east and west elevations. From an architectural standpoint, we would prefer to see a greater volume to the roof structure. The previous design did in fact propose a larger volume of roof in these locations, and as a concession to the Bayview Wellington Ratepayers Association, the volume was reduced in an attempt to further minimize the overall building height. " Planning Response Staff have retained Watchorn Architects to provide urban design review for this proposal. In regards to the roof design, style and massing, Staff defer to our urban design consultants to determine the most appropriate roof design for this development. Rooftop mechanical and Noise Report The BWRA have requested the elimination of all rooftop mechanical equipment as point 2 in their letter. Origin has responded in their letter as point 2. They have made a commitment to remove as much of the mechanical equipment from the rooftop as possible, however, certain rooftop equipment cannot be removed or relocated. As per BWRA request, the applicant will commission a Noise report to demonstrate that the noise from the roof -top mechanical is within Ministry of Environment Guidelines. Planning Response Watchorn Architects will review roof plans which identify all roof top mechanical equipment and screening techniques to ensure all equipment is properly screened. Landscaping/Fencing along the north property line Appropriate buffering along the northerly property line has been a concern of both residents and Staff. (Figure 5) Revised Landscape drawings were presented at the March 30th, 2006 Meeting. As perthe letterfrom BWRA, they have requested mature planting as presented to them at the meeting. They have also requested an acoustic and structural fence. Origin responded in their letter as points 6 and 7. Their landscape architect has stated that they can increase the size to 3.0 m (9.84 ft.), although recommends that a greater diversity be proposed with species varying between 2.5 m (8.2 ft.) and 3.0 m (9.84 ft.). In regards to the fence, they have stated that they will provide an acoustic fence which is substantial construction. They have also stated that the combination of fence, curbing and landscaping should provide for a sold visual physical barrier. PLANNNIG — MAY 24, 2006 May 24, 2006 - 7 - Report No. PL06-064 Leisure Services Response The Leisure Services Department requests the conifer trees along the buffer strip be increased to a height of 3.5 m (11.4 ft.) - 4.0 m (13.1 ft.) to be consistent with the graphics presented to the residents at the March 30th meeting. The Leisure Services Department also recommend the addition of deciduous trees in the buffer strip, interspersed with the conifers, to add immediate and more rapidly increased height. Conifers, while providing denser winter screening, are typically slower growing. In regards to the fencing proposed, staff feel it is appropriate. Surface Parking The existing "Third Density Apartment Residential RA3-8 Exception Zone" requires 90% of parking be below grade. The applicant has proposed 100% surface parking. The parking spaces are proposed along the northerly property line and west of the building. BWRA has requested the applicant to comply with the current parking provisions for this development which require 90% of parking to be located underground as identified in their letter as point 5. Origin has responded in their letter under point 5. They have stated that "the current proposal accommodates 58 parking spaces. Under the current zoning, a portion of the required parking for residential buildings shall be located above ground. The urban design guidelines encourage the face of the buildings on site and adjacent sites be located as close to the street as possible and therefore any surface parking would be in the rear of the buildings and possibility along the northerly property line". Planning Response Planning Staff are satisfied that the proposed 100% surface parking is appropriate for an institutional development. High -density residential development as identified in the Official Plan shall provide for underground parking. (Figure 2) Parking Spaces/Unit and Traffic Study The proponent has commissioned a parking study which has shown that the reduced parking standards proposed for this site will be acceptable. We noted in our previous report, that we had no empirical method to test the validity of the parking report assumptions. However, the Public Works Department have stated that they will be undertaking some parking counts at other retirement home facilities to establish a comparison. Staff also note that the peak parking demand for the proposed retirement home will typically be at times (evenings, weekends, holidays) when other parking in the immediate vicinity (such as parking around Civic Square Gate and the Town Hall) will be minimal. Accordingly, staff are of the opinion there is sufficient parking available in the immediate area to accommodate overflow parking from the retirement home should it be needed provided the regular daily need is met. We will provide a verbal update on the matter at the Public Planning Meeting. —7— PLANNNIG — MAY 24, 2006 May 24 2006 - 8 - Report No. PL06-064 OPTIONS At the Public Planning Meeting, taking into consideration comments from staff and residents, Council has the option of: ■ Approving the applications in principle, subject to the resolution of outstanding issues. Should this option be chosen, approval of the zoning by-law should be given in concert with Site Plan Approval to ensure that details of the height, landscape buffer, fencing, and building design have been addressed; and/or • Staff continue to be permitted to work with the applicant and the Bayview Wellington Ratepayers Association (BWRA) in the site plan review process; and/or ■ The option of resolving that the application is brought back to a further public meeting upon resolution of the major outstanding issues, or • The option of denying the applications outright. SERVICING ALLOCATION It is staffs 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: "Accommodating an appropriate range and mix of residential, employment (including industrial, commercial and institutional uses), recreational and open space uses to meet long-term needs"; and "Improving accessibility for persons with disabilities and the elderly by removing and/or preventing land use barriers which restrict their full participation in society". This proposed development "is consistent with" policy statements issued under the Planning Act. FINANCIAL IMPLICATIONS Development and other charges are payable through the approval process. 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. PLANNNIG — MAY 24, 2006 May 24 2006 - 9 - Report No. PL06-064 CONCLUSIONS Applications have been submitted for an Official Plan Amendment and Zoning By-law Amendment application to permit a retirement home 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 public 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 & 4- Elevation Plans Figure 5 - Landscape Plan APPENDIX Appendix 1-Letter dated May 1, 2006 from Bayview Wellington Ratepayers Association Appendix 2- Letter dated May 15, 2006 from Origin Retirement Communities Appendix 3 - Schedule "A"-Bayview Wellington Centre Secondary Plan PRE -SUBMISSION REVIEW Management Team Meeting —May 17, 2006 Prepared by. Cristina Celebre, Planner Extension 4343 �T SU S ' ert, M.CJ.P., R.P.P. Direr r of Planning and Development Services Rogers, C.A.O. PLANNNIG - MAY 24, 2006 LOCATION PLAN APPLICANT: BAYVIEW BUSINESS PARK INC. (ORIGIN RETIREMENT COMMUNITIES INC.) FILES: D09-01.06 & D14-01-06 AURORA PLANNING & DEVELOPMENT DEPARTMENT DATE: MAY 24, 2006 Location Map created by the Town of Aurora Planning Department, January 3rd, 2006. Modified May 19th, 2006. 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