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Agenda - Special Council - 20070228Council/Committee Secretary PUBLIC PLANNING AGENDA NO.07-06 WEDNESDAY, FEBRUARY 28, 2007 7:00 RM. COUNCIL CHAMBERS AURORA TOWN NALL PUBLIC RELEASE 23/02/07 AuwoRA TOWN OF AURORA SPECIAL COUNCIL - PUBLIC PLANNING MEETING AGENDA NO. 07-06 Wednesday, February 28, 2007 7:00 p.m. DECLARATIONS OF INTEREST II APPROVAL OFAGENDA RECOMMENDED: THAT the agenda as circulated by the Corporate Services Department be approved. III PLANNING APPLICATIONS IV READING OF BYLAWS RECOMMENDED: THAT the following listed by-law be given 1st, 2nd and 3rd readings, and enacted: 4894-07.0 BEING A BY-LAW to confirm actions pg. B-1 by Council resulting from meeting 07- 06 on Wednesday, February 28, 2007 V ADJOURNMENT Special Council — Public Planning Meeting No. 07-06 Page 2 Wednesday, February 28, 2007 AGENDA ITEMS 1. PL07-019 — Zoning By-law Amendment Application pg. 1 Timothy Boland and Erin Farrell 130 Industrial Parkway North Pan`. of Lot 103, Registered Plan 246 File D14-01-07 RECOMMENDED: THAT report PL07-019 be received as information and that Council determine its position with respect to the application, subject to public comments received. 2a). PL07-011 —Zoning By-law Amendment Application pg. 9 Whitwell Developments Limited (SmartCentres) Wal-Mart Part of Lot 21, Concession 3 (Block 2 Plan 65M-3819) File D14-09-06, Related File D11-01-06 RECOMMENDED: THAT report PL07-011 be received as information and that Council determine its position with respect to the application, subject to public comments received. 2b). Correspondence Received From Residents Regarding pg. 39 Item 2 — PL07-011 - SmartCentres RECOMMENDED: THAT the correspondence regarding Item 2a) — PL07-011 — SmartCentres be received for information. PUBLIC PLANNING — FEB. 28, 2007 ,AGENDA1TEM # AvgTOWN OF AURORA Public Planning Meeting No. PL07-019 SUBJECT: Zoning By-law Amendment Application Timothy Boland and Erin Farrell 1301ndustdal Parkway North Part of Lot 103, Registered Plan 246 File Number D14-01-07 FROM: Sue Seibert, Director of Planning and Development Services DATE: February 28, 2007 RECOMMENDATION THAT report PL07-019 be received as information and that Council determine their position with respect to the application, subject to public comments received. BACKGROUND Location/Land Use As illustrated on Figure 1, the subject property is located on the west side of Industrial Parkway North, directly across from the Town of Aurora Leisure Complex, and is municipally described as 130 Industrial Parkway North. The subject lands comprise of an area of 0.78 hectares (1,93 acres) and have approximately 67m (220ft.) of frontage on Industrial Parkway North. Surrounding Uses To the North: Industrial South: Industrial East: Leisure Complex West: Railroad (residential beyond railroad tracks) Official Plan The subject lands are designated "General Industrial' by Official Plan Amendment (OPA) #66, which was approved by Council on August 22, 2006, and is currently under consideration by the Regional Municipality of York. Permitted uses in the General Industrial designation includes uses such as manufacturing, assembly, warehousing, automotive repair, public garages, and printing establishments. Business and professional offices, excluding medical offices, are also permitted. —1— PUBLIC PLANNING — FEB. 28, 2007 February 28, 2007 - 2 - Report No, PL07-019 Zoning By-law The subject lands are currently zoned "General Industrial (M2) Zone' by the Town of Aurora Zoning By-law 2213-78, as amended. Uses permitted in the M2 zone include, but are not limited to, warehouse and industrial uses including contract yards, food processing establishments, light metal products plants, lumberyards, machine orwelding shops, sheet metal shops, motor vehicle body shops, repair shops, trade schools, research labs, and accessory office uses. PROPOSAL The applicant proposes to include business and professional offices as an additional independent (not accessory) permitted use on the subject lands. COMMENTS Planning Considerations On May 27, 2003 Council adopted recommendations pertaining to the Five Year Official Plan Review. One of the priority recommendations was that the "Industrial" and "Commercial" policies of the Official Plan be updated and that an "Economic Development" section be added to the Official Plan. The thrust behind this recommendation was to provide consistent, up to date, and flexible Official Plan 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. The review and subsequent update of said employment and commercial designations and policy updates was undertaken in three phases. Phase One consisted of the collection and review of background information and the completion of the Existing Conditions Report. The Phase One report on existing conditions provided a context within which to evaluate options for land use policy changes, which would address future employment and commercial land use development. Phase Two of the study involved the completion of an Options Report. The Options Report provided a review of the existing commercial and employment structure, policy options, an analysis of the planning framework including Provincial and Regional policies, and a recommended approach for updating the industrial and commercial policies in the Town's Official Plan and Secondary Plans. Phase Three, the final phase, consisted of preparing a draft Official Plan Amendment to implement the recommended changes as a result of the Phase Two report. Official Plan Amendment #66 was approved by Council on August 22, 2006 and represents said industrial, commercial, and economic development policy updates. Pursuant to OPA #66, stand alone business and professional offices, excluding medical offices, are now permitted within "General Industrial" designated areas. This added provision encourages economic development by removing the requirement of undertaking —2— PUBLIC PLANNING — FEB. 28, 2007 February 28, 2007 - 3 - Report No. PL07-019 an OPA for business office proposals within the "General Industrial' area. Furthermore, a stand alone office use is considered to be compatible to other permitted uses within the industrial designated area. Given the policies of OPA #66, Planning Staff are of the opinion that the subject application conforms to the Official Plan. Department Comments Building and Public Works — Both the Building and Public Works Departments have no objection to the subject ZBA; however, have noted that the number of parking and loading spaces on the subject lands should be brought into compliance with by-law standards. Departments Indicating No Objection ■ Economic Development ■ Leisure Services ■ Central York Fire Services ■ Legal Services Public Comments Received to Date None PROVINCIAL POLICY STATEMENT (PPS) The subject application conforms to the policies set forth in the PPS. SERVICING ALLOCATION N/A FINANCIAL IMPLICATIONS Not applicable. . LINK TO STRATEGIC PLAN The Strategic Plan contains goals to ensure transparent, accountable and open governance in concert with informed and involved citizens. Review of the subject application through the Zoning By-law Amendment processes will contribute in the facilitation of these goals. 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. They also have the option of resolving that the application is brought back to a further public meeting upon resolution of the major —3— PUBLIC PLANNING — FEB. 28, 2007 February 28, 2007 - 4 - Report No. PL07-019 outstanding issues, or Council has the option of denying the applications outright. CONCLUSIONS A rezoning application has been submitted for the purposes of including a business and professional office as an additional permitted use on the subject lands. Staff have no objection to the application. Should Council determine there is merit in the proposal subject to public comments received, it is suggested that Council approve the application in principle subject to the submission of a minor site plan application. ATTACHMENTS Figure 1 — Location Plan Figure 2 — Survey Figure 3 — Conceptual site plan PRE -SUBMISSION REVIEW Management Team Meeting — February 21, 2007 Prepared by: Andrew Harper, Planner Extension 4349 (tVe S�19)e , M.C.I.P., R.P.P. olrh. Rogers irect r of Planning and Development Servic C.A.O -4- L SUBJECT �N LANDS 2 Mark St Ui °jm a VScanlon Crt .c c 'C ~ U O m Catherine Ave L C Q C' ro w ni en re Centre St v x z WELLIN PTON STREET EAST LOCATION PLAN APPLICANT: FARRELLIBOLAND FILE: D14-01-07 AURORA PLANNING & DEVELOPMENT SERVICES DATE: FEBRUARY 28, 2007 0 50 100 Metres AuR_oRA y w're iH,yeod Go:vr+wey FIGURE 1 Location Plan Map created by the Town of Aurora Planning & Department, January 9th, 2007. Base data York PUBLIC PLANNING — FEB. 28, 2007 i phelI °91 F EEEFFFI ggg a �� YYgppprpp�l Y e E e t 8 aS$ n Z w o @ iE IN!� 9 Nil 1 ! g Q ¢ s R" 8. gg p F a o a: 8 Ei m n9 ! `� kg�aa8�iB �ikl�3��38ki 0 � 0 8a e i Qo w �� d a' ~ � F�°liikg�ii.'F 1'Jleo4e4Tf��ll I NORM 'i. pogWW yR'38O0� �tIP� � PARi use I • I 3 sSRI Ne 1 � o I b We m"d 07AMS L7! FOQ 8 I 8 ~ 8 w 1 Ni C i z I 4 I � I I 8 `- I 1 I OZiFZ�A59 F lb'Y'f 9YZ NY7d 0AMSIo3N I= 107 107 PUBL FEB. 28, 2007 ^ Z < E tm O � y N }. w o,_ va n Oa < LL d Z 1) aK7 d E < L4 Z < <- Nd Oa v zz wZ'a bIoo= v" i- �1 <� e9-YYa w W� OFLL 0 � rm�paaa Z oU-I-fn m=Z N(�c�c, Z O� ��z z K E o awOw -'F-„z2Z ox"�¢¢ 12, - �-' as des.. . s+° I.VMIIVa IVNOliA NVICJVNV3 0ZbFZ-Ns9 f 1NVd 9*- NV7d 63N3LS/93b' ZO[ 107 o 7 g� C 0 J r o F� 107 "<', A ^.0 H R R n:c r P R, ,yn<.ere, 4N, good, Gowp us v 1 Municipal Drive Box 1000, Aurora, ON L4G 611 www.e-aurora.ca THE CORPORATION OF THE TOWN OF AURORA NOTICE OF PUBLIC MEETING TAKE NOTICE that the Council of the Corporation of the Town of Aurora will hold a public meeting on February 28, 2007 at 7:00 p.m., at the Aurora Town Hall Council Chambers at 1 Municipal Drive to consider a proposed Zoning By-law Amendment under Section 34 of the Planning Act. An Application by Farland Properties (File #D14-01-07) has been submitted to Amend the Zoning By-law on the property municipally known as 130 Industrial Parkway North, which is located across the street from the Town of Aurora Leisure Complex. The applicant is proposing to include a business and professional office as an additional permitted use on the subject lands, which are currently zoned as "General Industrial (M2) Zone". There are no other known applications currently filed with the Town of Aurora on the subject lands. ANY PERSON may attend the public meeting and/or make written submissions to the Town Clerk and/or verbal representation either in support of or in opposition to the zoning by-law amendment. Please be advised, however, that correspondence in relation to planning matters is compiled by the Town for the purposes of creating a record that is available to the general public. If a person or public body that files an appeal of a decision of the Town of Aurora in respect of the proposed zoning by-law does not make oral submissions at a public meeting or make written submissions to the Town of Aurora before the proposed zoning by-law is adopted, the Ontario Municipal Board may dismiss all or part of the appeal. ADDITIONAL INFORMATION regarding the proposed zoning by-law amendment will be available for inspection Monday through Friday between 8:30 a.m. and 4:30 p,m. in the Planning and Development Services Department at the Town Hall located at 1 Municipal Drive, Dated: February 6, 2007 Bob Panizza, "Town Clerk" Town of Aurora 1 Municipal Drive Aurora, Ontario, L4G 6A Tel: 905-727-1375 Direct enquiries to Andrew Harper of the Planning and Development Services Department at extension 4349 Please refer to File D14-01-07 o aroof Cres �. O � 2 n rn 71 Mark Sty 2 ° SUBJECT U0 U` Scanlon LANDS J o L a, _2 � LL U al Catherine Ave Centre St r; ` �v WELLINGTON STREET EAST o 100 200 Metres M-M PUBLIC PLANNING — FEB. 28, 2007 1AGENDAMEM# AtJ> TOWN OF AURORA PUBLIC PLANNING MEETING No. PL07-011 SUBJECT: Zoning By-law Amendment Application Whitwell Developments Limited (Smart Centres) -Wal-Mart Part of Lot 21, Concession 3 (Block 1 and Pt. Block 2 Plan 65M-3819) File: D14-09-06, Related File: D11-01-06 FROM: Sue Seibert, Director of Planning and Development Services DATE: February 28, 2007 RECOMMENDATION THAT report PL07-011 be received as information and that Council determine their position with respect to the application, subject to public comments received. BACKGROUND Council previously considered the subject Zoning Bylaw amendment application at the Public Planning Meeting of April 26, 2006. At that meeting Council passed the following resolution: "THAT Council resolve that the application be brought back for further consideration by Council at a future Public Planning meeting, to be scheduled once staff have resolved all outstanding issues, received and reviewed all necessary information, including the revised site plan, for conformity to the Official Plan and associated urban design guideline issues and taking into account the comments from the public and Council." On December 19, 2006 the applicant resubmitted a revised Site Plan application and support information to address the urban design considerations associated with the gateway development plan. The revised Site Plan application is currently under review by staff. Location/Land Use: The subject lands are located on the north side of Wellington Street East east and west of First Commerce Drive, being Block 1 and part of Blocks 2 Plan 65M-3819. The lands subject to the rezoning application have an area of approximately 22ha (55 acres) and the proposed Wal-Mart store will gain access onto First Commerce Drive. Figure 1 shows the location of the subject lands. The lands have been pre graded and are currently vacant. Surrounding Uses: North: State Farm Canadian head office site South: (across Wellington St.) vacant- future Business Park lands also owned by PUBLIC PLANNING — FEB. 28, 2007 February 28, 2007 -2- Report No. PL07-011 applicant. East: vacant — future Business Park lands West: (across Leslie Street) residential, Community Commercial. Official Plan: also owned by applicant. service station and vacant - future On May 24, 2005 Council approved Official Plan Amendment (OPA) 58 which designated the subject lands as "Business Park- Regional Commercial Centre". The OPA is approved and in effect. OPA 58 was approved as an amendment to OPA 30 to add regional shopping centre uses as complimentary land uses to the Business Park designation. The combined Business Park and Regional Commercial land use designations. permit regional serving retail commercial uses in addition to the already permitted uses of a 'Business Park'. The OPA requires that the land uses be developed in an integrated development plan compatible with and complimentary to the planned business park function. The development is to be known as the'Aurora Business Park Gateway Centre', and that a high priority is to apply to the physical design of the lands to ensure a modern business park with a strong emphasis on urban design. The land use polices of the Business Park -Regional Commercial Centre permit a range and mix of large floor plate, mid size and smaller retail and service commercial operations. The OP requires that there shall be a minimum of two (2) larger floor plate retail stores having a minimum floor areas of 9,300 m2 (100,000 sq. ft) and 7,000 m2 (75,000 sq.ft.) within the Regional Commercial Centre lands. A maximum total aggregate floor area of commercial uses is 50,200 m2 (540,000 sq.ft.). The large floor plate retail uses as permitted by the OP allow a department store anchor and a supermarket with minimum gross leasable area (GLA) figures. The subject rezoning application proposes to combine the department store and supermarket. Development within the entire Business Park area will be implemented through the application of detailed development guidelines as outlined in the Council approved `Aurora Gateway Business Park Urban Design Guidelines' (Turner Fleischer Architects, Terraplan Landscape Architects, May 2, 2005). Zoning By-law: The subject lands are zoned "Business Park (BP-4ii) Exception Zone" by Zoning Bylaw 2213-78 as amended by Bylaw 4669-05.D which was approved by Council on May 25, 2005. The OMB dismissed two appeals to the bylaw and the approval of the bylaw was issued by the OMB on December 15, 2005. The current zoning of the lands is shown on Figure 2. Bylaw 4669-05.D permits one (1) department store of up to a maximum of 12,319 m2 (132,604 sq.ft.) gross leasable area (GLA), and one (1) supermarketwith a maximum GLA —10— PUBLIC PLANNING — FEB. 28, 2007 February 28, 2007 - 3 - Report No. PL07-011 of 10,591 m2 (114,000 sq.ft.). The bylaw also allows a membership club and a building supply outlet as other large floor plate commercial uses. The bylaw permits retail and service commercial uses of up to 50,166 m2 (540,000 sq.ft.) gross leasable area for all within the BP-4ii zone. Site specific bylaw definitions are also included for uses such as 'department store' and 'supermarket'. PROPOSAL Proposed Bylaw Amendment: The applicant proposes to develop the lands for a large format Wal-Mart store in keeping with its new prototype department stores that are being launched in Canada. The larger store would, in addition to selling department store items, sell an expanded range of foods not currently allowed in a department store under bylaw definition. As such, the owner has submitted an application to amend the site specific provisions of Bylaw4669-05.D to allow: • A department store use (Wal-Mart) of up to 20,392 m2 (219, 504 sq.ft.) GLA which exceeds the limit of 12,319 m2 (132,605 sq.ft.)GLA as currently allowed by the bylaw (an increase of 8073 m2 (86,899 sq.ft.), • A department store to sell a full range of food products beyond the 'limited range' of foods as currently defined in the bylaw. The full range of food product sales within the department store would not exceed 5,110 m2 (55,000 sq.ft.) GLA, and • Either a department store or a supermarket, but not both, in the BP4ii zone. A copy of the applicant's covering letter submitted with the bylaw amendment application is attached as Appendix 1 to this staff report. (Wood Bull February 9, 2006) The gross leasable floor area of the proposed department store would be 20,392 m2 (219,504 sq.ft.) which would be less than the maximum combined area of a department store and supermarket as currently permitted on the lands: (department store of 12,319m2 plus supermarket of 10,591 m2 = 22,910m2 (246,609 sq.ft.) It is noted that in February 2006 a Site Plan application was also submitted depicting the development of the Wal-Mart component of the site (File: D11-01-06), The applicant and staff have met on a number of occasions to review the technical comments provided by departments and agencies and to assess the overall design of the development. As a result of these discussions on December 19, 2006 the applicant submitted a revised site plan application and now includes nine (9) separate commercial pads comprising of 8452m2 (90,975 sq. ft.) for all lands north of Wellington Street E and east of First Commerce Drive. A bylaw amendment is not required to permit this component of the development. The most recent site plan is shown as Figure 3 to this staff report. The site plan application will be considered by Council under a separate staff —11— PUBLIC PLANNING — FEB. 28, 2007 February 28, 2007 - 4 - Report No. PL07-011 report after the public meeting. The following table summarizes the uses and GLA provisions currently allowed by Bylaw 2213-78 as amended, and those proposed by the applicant: Currently Permitted Proposed Department store allowed to sell a Department Store to sell a full range of limited range of food stuffs and food products up to a max. of 5100 m2 sundries (no specified GLA limit) (54,897 sq. ft.) GLA Department Store up to 12,319 m2 Department Store up to 20,392 m2 (132,605 sq. ft.) (219,504 sq. ft.) Supermarket up to 10, 591 m2 Either department store or supermarket (114,004 sq. ft.) but not both Building supply outlet 10,591 m2 No change (114,004 sq. ft.) Warehouse membership 12,050m2 No change (129,609 sq. ft.) Total maximum 50,166 m2 No change (540,000 sq. ft.) (Phase I: 27,730m2 (298,493 sq. ft.) COMMENTS Council should consider changes to the bylaw as it applies to the subject lands in the context of: 1. Conformity to the Official Plan polices, 2. Impact (if any) to the approved regional retail centre background studies (i.e. market, and traffic), and —12— PUBLIC PLANNING — FEB. 28, 2007 February 28, 2007 - 5 - Report No. PLO7-011 3. Site design to adhere to the high standards of urban design and built form as outlined in the approved Urban Design Guidelines. :�3ittAF7��7FTitw As noted above, the provisions of the Official Plan have set the policy parameters for a regional gateway centre within a business park designation. The OP requiresa minimum of two large format retail stores, sets floor area provisions and requires that the centre be developed as a comprehensive development plan under a high standard of urban design guidelines. The subject bylaw amendment application proposes to increase the overall size of the department store and to'combine' a department store and supermarket function under one roof. At the April 2006 Public Planning Meeting staff reported that it was unable to finalize its position as to whether to subject zoning application conformed to the Official Plan as the site plan layout of the large format store had not met the Official Plan business park urban design policies. The Town retained Brook, Mcllroy Inc. as its urban design and architectural peer review consultant. Ms. Mcllroy was actively involved in the review and processing of OPA 58 and its urban design guidelines. Since the April 2006 Public Meeting staff and the applicant have met on a number of occasions to discuss specific issues of the site design. Staff are of the opinion that significant progress has been made to the site plan and particularly to the architectural treatment of the Wal-Mart building and the surrounding landscaping. Staff are of the opinion that, subject to minor technical revisions that will be applied through the site plan review, the subject zoning application is now considered to conform to the Official Plan development policies. Transportation and Traffic: The applicant's traffic consultant submitted an internal traffic report and site circulation report which accompanied the bylaw amendment application. The report was based on the original site plan submission which was designed In the form of a'grid' and a subsequent addendum report was submitted in support of the revised site plan layout. The Town's peer review consultant conducted a review of the initial reports. The driveway design that interconnects First Commerce Dr. to the business park quadrant of the centre is a vital link to the function of the overall business park. Staff have reviewed the current driveway design and are satisfied that the link will function at the level of service previously identified as part of the approved background transportation studies for OPA 58. The intersection of First Commerce Dr. and the main driveway into this easterly Block will experience high volumes of traffic. Public Works staff have met with the traffic consultant to review alternatives for the design of the accesses into the Wal-Mart site itself, and advise that the design has been improved from what was originally proposed, and it should function adequately and will not impact on municipal roads. The internal parking area in front of the enlarged Wal-Mart proposes a total of 1086 parking spaces. The overall size of the enlarged department store and resulting parking —13— PUBLIC PLANNING — FEB. 28, 2007 February 28, 2007 .6 - Report No. PL07-011 area has shifted the Wal-Mart development limits southerly towards Wellington St. While a large parking area is necessary to meet the parking requirements of the bylaw, staff have provided comments to the applicant to help reduce the visual impact of the overall parking area and to assist in traffic distribution, manoeuvring, design efficiencies, screening and landscaping around the site. Viva bus route 33 currently operates along Wellington Street and State Farm Way servicing the State Farm office. The looping of the route along First Commerce Drive adjacent to the Smart Centre development lands is expected to occur upon completion of that municipal road. Marketing: As reported in Staff Report PL-06-045, the permitted retail uses and floor areas of the various commercial components of the Gateway Centre were established through the background marketing and economic impact reports conducted as part of the OPA 58 review and approval. The Town retained W. Scott Morgan Assoc. to conduct a peer review of the applicant's recent marketing report. Mr. Morgan's findings as reported in March 2006 note that combining the food and non-food components of the single enlarged department store would equate to less than the allowable totals of the individual department and supermarket stores. The 5100m2 (55,000 sq.ft.) of supermarket food sales as proposed within an enlarged Wal-Mart would not impose adverse competitive effects on the existing supermarket conditions of the community. The capping of the supermarket use and including that use as either a department store or as an independent supermarket, but not both, will assist in ensuring the control of market impacts. Mr. Morgan concludes that the proposed bylaw amendment is supportable from a marketing perspective. Mr. Morgan confirms that the findings of the March 2006 report are still valid. The peer review report is attached as Appendix 2 to this staff report. Urban Design: The review of the bylaw amendment and site plan applications have been assessed concurrently to ensure conformity to the "Aurora Gateway Business Park Urban Design Guidelines" prepared by Turner Fleischer Architects Inc dated May 2, 2005, and the Wellington Street East Corridor Urban Design Guidelines prepared by Brook Mcllroy Inc. These previously approved Guidelines outline various architectural, landscape and planning design issues that affect the lands and provide foundations to guide the development of the retail, service commercial and Business Park lands in becoming a key component to the physical development of Aurora. The Guidelines provide direction to ensure that the design of buildings, public and private roads, landscaping, parking, driveways, pedestrian areas, and other site features are in keeping with the overall prestigious vision established for the Gateway Centre. The guidelines set out provisions for a balanced development of commercial and business park uses which will be highly visible from Highway 404 and Wellington Street E. —14— PUBLIC PLANNING — FEB. 28, 2007 February 28, 2007 - 7 - Report No. PL07-011 The Aurora Gateway Business Park Urban Design Guidelines include a Site Concept Plan that illustrates how the various building massing, driveways, parking areas, pedestrian linkages and landscaping components could be combined to achieve the vision outlined in the written guidelines. An east west tree lined commercial'promenade' is also envisioned within the guidelines as a linkage between First Commerce Drive and the business park lands to the east. Council's final approval of the Guidelines incorporated a curvilinear road modification to allow a more direct vehicular access to the future business park uses east of the commercial development area. The primary considerations of staff throughout the review of the proposed bylaw amendment and accompanying site plan for the department store (Wal-Mart) applications have been; to reduce the building massing of a 220,000 sq. ft. department store to be in keeping with an integrated retail, service commercial, entertainment and gateway business park identity envisioned by the urban design guidelines, and to reduce the impacts of the associated large expanse of parking. In response to staff's comments the applicant's recent plans reflect significant changes to the Wal-Mart building. The proposed building elevations are shown on Figure 4. The modified architectural style, building materials, setbacks across the facade of the building, landscaping and pedestrian walkways represent a higher level of architectural quality and landscaping enhancements. The higher standard of design utilizes an architectural style similar to the Thornhill/ Vaughan model and incorporates a flat parapet roof profile, increased GLAzing around the building and the addition of canopies. The entrances to the department store are highlighted architecturally. The building facades are varied and the architectural theme applies to all four building facades. In staff's opinion these changes are considered to be a marked improvement to the previous submissions which included an uninteresting building elevation with Wal-Mart's standard peaked roof entry areas to the building. The department store parking area presently provides parking for 1086 vehicles. Staff has expressed its concerns related to the visual impact of the large expanse of parking particularly from the Wellington Street vantage. The applicant's most recent site plan submission provides for intensified landscaping around the entire periphery of the parking area and increased landscaping within the parking areas. The interior planting includes three (3) east -west rows of landscaped islands and a central north -south landscaped walkway. In addition staff note that the 1086 parking spaces exceed the parking requirements of the Bylaw. To provide for greater efficiency in traffic circulation staff have requested that the applicant reduce the number of parking spaces in this area and create a longer driveway aisle from the westerly driveway access point into the parking area. This modification is currently being considered by the applicant and the final design will be reviewed by staff prior to the site plan being considered by Council. The applicant's revised site plan submission (December, 2006) currently under review by staff, now includes the entire retail commercial area north of Wellington St. and east of First Commerce Drive and now provides the 'full picture' of design in this development quadrant of the Business Park. The inclusion of these buildings and associated —15— PUBLIC PLANNING — FEB. 28, 2007 February 28, 2007 8 - Report No. PL07-011 landscaping will provide additional screening of the department store (Wal-Mart) parking from Wellington Street. The future development of the associated business park lands to the south and east of the Wal-Mart development area will provide further enhanced screening and implement a balance to the overall urban building form as envisioned by OPA 58. The Town's peer review consultant has stated that the recommendations and comments provided to the applicant have generally been addressed and the enlarged department store component of the development can be considered to conform to the urban design guidelines Department Comments: Leisure Services: No objection in principle to the subject zoning bylaw amendment application. The main interests of the Leisure Services Dept relate to the site development plan and its conformity to the Aurora Gateway Business Park Urban Design Guidelines. These relate to site landscaping vision, promenade street design, pedestrian movement plan, overall impact on remaining undeveloped portion of the Whitwell lands, and landscaping details. Leisure Services have recently provided comments to the revised Site Plan submission and are generally satisfied with the modifications made to the site plan. Public Works: No objection in principle to the bylaw amendment application as it would not appear to impact on servicing or traffic matters. Public Works are currently reviewing the revised traffic report which was recently submitted as part of the revised site plan application. Detailed comments related to engineering matters have been provided as part of the site plan application, and these are being reviewed in the context of the site plan application. There are no major outstanding issues relating to the servicing, grading, etc., of the site. Building Department: The Building Dept. has no objection or comment to the bylaw amendment application but note that the bylaw amendment would read more clearly if the commercial GLA and restriction on uses were not included in the definition section of the bylaw (as proposed by the applicant) but included under the 'uses permitted' section. The Building Dept. will review the text of the proposed amending bylaw prior to Council consideration. The revised site plan submission is currently under review for conformity to the Bylaw and comments will be provided to the most recent submission. Economic Development No concerns provided the urban design issues are addressed. The Economic Development office is very excited about construction commencement in this part of Aurora due to the high number of enquires. This area is an ideal location for prestige office space —16— PUBLIC PLANNING — FEB. 28, 2007 February 28, 2007 - 9 - Report No. PL07-011 with frontage on Hwy 404. Power Stream Power Stream advise that the lands are being developed as a block within a registered plan of subdivision and hydro -electric power will be available to the site prior to development. The site plan application has been received from the Town and the owner will be responsible for providing all aspect of detailed design to Power Stream to ensure that the servicing needs are met. Central York Fire Services No objection to the proposed bylaw amendment. The applicant has been working with Fire Services to address emergency and fire fighting issues as part of the revised site plan application process. Lake Simcoe Region Conservation Authority No objection to the rezoning application. A watercourse traverses the northeast corner of the owner's lands and the owner has provided detailed engineering, grading and erosion control plans which generally address the LSRCA concerns. Detailed comments are to be provided to the applicant as part of the site plan review. Region of York Transportation and Works (verbal) The Region's Transportation and Works Department are currently reviewing the revised traffic and transportation report as prepared by iTrans. The internal layout of the site plan is not expected to have any impact on the Regional intersections or road system. Public Comments Provided to the Mayor and members of Council by the Clerk under separate cover. OPTIONS At the Public Planning Meeting, taking into consideration comments from staff and residents, Council has the option of; a) Approving the bylaw amendment application in principle, with the amending bylaw being scheduled for approval after Council has had the opportunity to review and approve the site plan application, b) Resolving that the application be brought back for further consideration by Council subject to comments provided by Council or; c) Denying the bylaw amendment application outright. —17— PUBLIC PLANNING — FEB. 28, 2007 February 28, 2007 - 10 - Report No. PL07-011 PROVINCIAL POLICY STATEMENT The subject proposal is considered to be consistent with the provisions of the Provincial Policy Statement FINANCIAL IMPLICATIONS Not applicable LINK TO STRATEGIC PLAN The Strategic Plan contains objectives to ensure high quality, comprehensive community planning with sound environmental management and business development activity to protect the overall investment of citizens in the community. The review of the subject application through the Zoning By-law Amendment process will facilitate this objective. CONCLUSIONS Approval of the proposed bylaw amendment application would allow an enlarged department store which would also sell supermarket goods. Advice from the Town's marketing expert is that the proposed bylaw amendment is supportable from a marketing perspective. The fundamental considerations of the proposal relate to conformity to the urban development form outlined within OPA 58 and the more detailed urban design guidelines prepared specifically for the Gateway lands. Official Plan Amendment No. 58 designates the subject lands as a regional serving retail centre. The original OPA and Zoning Bylaw amendment applications as filed in 2003 and approved by the Town and the Region permit a regional gateway centre allowing retail, service commercial and entertainment uses within this quadrant of the business park. OPA 58 was supported by comprehensive background studies and reports prepared by the applicant's consultants who were also peer reviewed by the Town's consultants. Those studies included economic impact, market, traffic, urban design and functional servicing. The OPA recognizes the prominence of the gateway site and requires a minimum of two (2) primary or large floorplate retail, and allows a maximum combined aggregate commercial floor area of 50,166 m2 (540,000 sq. ft.). The development polices of OPA 58 are detailed and specific to ensure a high quality of site design and building development throughout all phases of development. Development within the Business Park is to be consistent with the Aurora Gateway Business Park Urban Design Guidelines and the Wellington Street East Urban Design Guidelines. The changes proposed by the subject bylaw amendment represent a change to the built form as envisioned at the time of the approval of OPA 58. Through a series of detailed discussions the applicant has recently provided the Town with a resubmitted site plan application accompanied by a detailed letter from Turner Fleischer Arch. which outlines an opinion of compliance with the development objectives of OPA 58 and the urban design guidelines. The major components of the revised site plan have been evaluated by staff and the Town's peer review consultants, and on the basis of the zoning a: PUBLIC PLANNING — FEB. 28, 2007 \) February 28, 2007 - 11 - Report No. PL07-011 application presently under consideration by Council Planning staff are satisfied that the modifications now incorporated into the revised Site Plan application will generally meet the principles of the Town's urban design guidelines. The detailed components of the overall Site Plan application are still under review by staff and the Site Plan is expected to be scheduled for Council's consideration in March. .ATTACHMENTS Figure 1 - Location Plan Figure 2- Zoning Map of Aurora Gateway Business Park Figure 3- Applicant's revised site plan for lands east of First Commerce Drive Figure 4-. Building elevations for the Wal-Mart department store. Figure 5- Landscape plan for Promenade Figure 6- Building elevations Pad F (typical) Appendix 1- Wood Bull covering letter submitted with bylaw application Appendix 2- Market peer review report, W. Scott Morgan and Associates PRE -SUBMISSION REVIEW Management Team Meeting — February 21, 2007 Prepared by: Glen Letman, Manager of Development Planning Extension 4346 Pam_ MCIP, RPP ohn S. 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