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Agenda - Special Council - 20070328SPECIAL COUNCIL PUBLIC PLANNING AGENDA NO.07-09 WEDNESDAY, MARCH 28, 2007 7:00 P.M. COUNCIL CHAMBERS AURORA TOWN HALL PUBLIC RELEASE 23/03/07 Awl Aupt,oRA TOWN OF AURORA SPECIAL COUNCIL - PUBLIC PLANNING MEETING AGENDA NO. 07-09 Wednesday, March 28, 2007 7:00 p.m. Council Chambers DECLARATIONS OF INTEREST II APPROVAL OF AGENDA 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: 4906-07.0 BEING A BY-LAW to confirm actions B-1 by Council resulting from meeting 07- 09 on Wednesday, March 28, 2007. V ADJOURNMENT Special Council — Public Planning Meeting No. 07-09 Page 2 Wednesday, March 28, 2007 AGENDA ITEMS 1. PL07-022 - Zoning By-I,aw Amendment Application pg. 1 Antonios & Sylvia Petratos 100 Old Yonge Street Part Lot 84, Concession 1 E.Y.S. File D14-16-06 RECOMMENDED: THAT report PL07-022 be received as information and that Council determine their position with respect to the application, subject to public comments received; and THAT servicing allocation for two (2) residential infill building lots be considered at the time of the passing of the Zoning By-law. 2. PL07-023 - Official Plan Amendment and Zoning By-law pg. 9 Applications York Catholic District School Board 59 Industrial Parkway North, 250, 260, 270, 280, 282, 286, 290, 294 & 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 PL07-023 be received as information and that Council determine their position with respect to the application, subject to public comments received. PUBLIC PLANNING — MARCH.28, 2007 [AGENDA iTEM #°L i TOWN OF AURORA AURORA PUBLIC PLANNING MEETING No. PL07-022 SUBJECT: Zoning By4aw Amendment Application Antonios & Sylvia Petratos 100 Old Yonge Street Part Lot 84, Concession 1 E.Y.S. File Number D14-16-06 FROM: Sue Seibert, Director of Planning and Development Services DATE: March 28, 2007 RECOMMENDATION THAT report PL07-022 be received as information and that Council determine their position with respect to the application, subject to public comments received. THAT servicing allocation for two (2) residential infill building lots be considered at the time of the passing of the Zoning By-law. BACKGROUND Location/Land Use As illustrated on Figure 1, the subject property is located on1he northeast corner of Old Yonge Street and Hollingshead Drive, and is municipally described as 100 Old Yonge Street. The subject lands have the following characteristics: ■ total site area of approximately 1,788 sq. metres (0.40 acres); • 28.69 metres (94.13 ft) of frontage along Old Yonge Street; ■ 46.65 metres (153.05 ft) of flankage along Hollingshead Drive; • 2-storey single detached dwelling currently exists on the subject lands and is located approximately in the centre of the property; and existing 2-storey dwelling is listed on the Town ofAurora Register of Properties of Cultural Heritage Value orinterest and is to be retained and incorporated into the proposed development. Surrounding Uses The surrounding land uses are as follows North: Existing detached residential (R2-20 zoned lands); South: Hollingshead Drive, beyond which is existing detached residential (R2-8 zoned lands); East: Existing detached residential (R2-8 zoned lands); and —1— PUBLIC PLANNING - MARCH 28, 2007 March 28, 2007 -2- Report No. PL07-022 West: Old Yonge Street, beyond which is existing Service Commercial (C3-9 zoned lands) and existing row dwelling residential (R6-2 zoned lands). Official Plan The subject lands are designated "Urban Residential' by the Town of Aurora Official Plan. Permitted uses in the Urban Residential designation include a wide range of housing forms and densities, including single detached residential dwellings, accessory uses, and compatible home occupations. The subject rezoning application is considered to conform to the Official Plan. Zoning By-law The subject lands are currently zoned "Rural General (RU) Zone" by the Town of Aurora Zoning By-law 2213-78, as amended. The residential lotting as proposed by this application is not permitted within this zone category. An amendment to the Zoning By-law is required to rezone the subject lands from the current zoning to a "Detached Dwelling Second Density (R2-X) Exception" zone to permit the development of the lands for 2 new residential infill building lots (for a total of 3 residential lots) as proposed by the applicant. PROPOSAL The purpose of the subject application is to amend the Zoning By-law to permit a 3 lot infill residential development. The applicant intends to retain and restore the existing 2-storey dwelling (listed on the Town of Aurora Register of Properties of Cultural Heritage Value or Interest) and permit 2 new residential infill building lots situated on either side of the existing dwelling for a total of 3 residential lots. The applicant has submitted a preliminary plot plan showing the size and orientation of the proposed parcels (see Figure 2). The applicant has also indicated that the building addition located on the east side of the existing dwelling will be removed. Driveway access for all 3 lots will be provided off of Hollingshead Drive. Planning Considerations The lands are designated "Urban Residential' by the Official Plan. As noted, the "Urban Residential' designation permits a range of dwelling types that include single detached dwellings as proposed by the subject development. Low density areas allow for up to 25 units/ hectare (10 units/ acre). The subject proposal would have a density of 7.5 units/ acre. The subject application conforms to this requirement. The proposal to permit a residential infill development on the subject block is considered compatible with surrounding residential R2 zoned land uses. Consideration has also been given to the proposed use and development of the lands in conjunction with the preservation of the existing dwelling. In staffs review of the subject application, the site specific zoning designation proposed — "Detached Dwelling Second Density Residential —2— PUBLIC PLANNING — MARCH 28, 2007 March 28, 2007 -3- Report No. PL07-022 (R2-X) Exception Zone" — will not impact on the residential uses of the neighbourhood. Given the above, the subject proposal represents a supportable development application from a land -use planning perspective. The severance of the lands into 3 separate parcels would occur through an application for consent to the Committee of Adjustment. Heritage Considerations The existing dwelling at 100 Old Yonge Street is listed on the Town of Aurora Register of Properties of Cultural Heritage Value or Interest. As indicated on the proposed site plan, the heritage dwelling will be retained and incorporated into the proposed development of the subject lands. The Town's Community Planner has reviewed the application and has noted the proposal to retain and restore the existing heritage building is to be commended. A concern has been expressed with respect to the proposed location of the future garage, which is shown on the proposed site plan as an attached garage directly in front of the principle historic fagade of the house. As an alternative, it is recommended that the garage be shown as a detached building located on the east side of the property adjacent to Hollingshead Drive and that it reflect a traditional carriage house design, be of frame construction, and be complimentary to the architecture of the heritage house. In accordance with the Heritage Advisory Committee's program of designating significant cultural heritage properties under the Ontario Heritage Act, it is recommended that as a condition of approval for a future severance application that the ownerwould be required to submit a letter to the satisfaction of the Community Planner, which indicates the owner's support for the designation of the house at 100 Old Yonge Street. In addition to the above, Staff will be recommending the following items as conditions of approval for a future severance application on the subject lands: that the applicant work with the Town to secure the services of a landscape architect and develop a landscape plan that compliments the retained heritage house in its proposed future internal lot setting; that the applicant provide to the satisfaction of the Community Planner, building placement and elevation drawings of the proposed new dwellings to demonstrate compatibility with the architecture of the heritage building. It is also recommended that the future garage be placed in such a manner which would facilitate the maintenance of views towards the heritage house; and that the applicant provide to the satisfaction of the Community Planner, details of a restoration plan for the historic dwelling. Department and External Agency Comments Staff have circulated the application to departments and external agencies for review and —3— PUBLIC PLANNING — MARCH 28, 2007 March 28, 2007 - 4 - Report No. PL07-022 the following comments have been provided. The Public Works Department has no objection to the proposed zoning amendment, however requested that the 0.3 metre reserve (identified as Block 216 on Plan 65M-2376) abutting the subject lands across the Hollingshead Drive flankage, be lifted prior to the issuance of Building Permits. The proposed driveway access locations for all 3 lots off of Hollingshead Drive will be reviewed with the future severance application. The Building Administration Department has reviewed the application and has noted additional documentation regarding the maximum percentage of openings in a wall in relation to the proximity of the wall to the property line will be required at the time of building permits to ensure compliance with the Ontario Building Code. Comments received also indicate that demolition permits for the removal of the building addition, located on the east side of the existing dwelling, will be required. The Leisure Services Department has reviewed the application and have commented on the impact that the proposed redevelopment would have on existing vegetation. Existing vegetation includes mature trees and young regenerating trees primarily along the perimeter of the property, overhanging adjacent lands, as well as trees internal to the lot. At present, the subject property is well treed and is visually dominant along both streetscapes as well as from adjacent properties. The proposed development of the lands will impact the existing vegetation to the point where most, if not all the vegetation will be removed. Leisure Services Staff recommend an arborist's assessment to determine if setbacks for a Tree Preservation Zone could be feasible given the type of development that will ensue. Tree Preservation Zones should be included in the Development Agreement for the property. Comments received from the Corporate Services Department indicate no concerns or objections to the proposal. The Central York Fire Services Department have reviewed the application and have advised that they have no objection to the proposed by-law amendment. Powerstream Inc was circulated, however did not provide comments on this application. Public Comments Received To -Date Two residents that live in the subdivision have telephoned and expressed general concerns with respect to the development of the lands. No written comments or concerns from the public have been received to -date. PROVINCIAL POLICY STATEMENT (PPS) There are no conflicts with the policies of the Provincial Policy Statement as a result of this application. SERVICING ALLOCATION The proposed development does not have servicing allocation. Should the application receive support, servicing allocation may be available from the Core Area Infill amount. —4— PUBLIC PLANNING — MARCH 28, 2007 March 28, 2007 - 5 - Report No. PL07-022 FINANCIAL IMPLICATIONS Development charges and other associated development fees including cash -in -lieu will be generated as a result of the subject development proposal. 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; a) Approving the bylaw amendment application in principle, subject to the resolution of outstanding issues; b) Resolving that the application be brought back to a further public meeting upon resolution of major outstanding issues; or c) Denying the bylaw amendment application outright. Should Council determine there is merit in the subject application, it is suggested that approval of the Implementing Zoning By-law be subject to the approval by the Committee of Adjustment for the severance of the 3 lots. CONCLUSIONS An application has been submitted fora Zoning By-law Amendment to amend the zoning on the subject block from "Rural General (RU) Zone" to"Detached Dwelling Second Density (R2-X) Exception" zone to permit a 3 lot infill residential development. The application conforms to the Official Plan and staff have no objection to the subject 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 approval of a consent application. The site specific zoning by-law will include building setbacks and lot coverage to ensure compatibility with the surrounding neighbourhood. As a condition of severance, the applicant will be required to enter into a Development Agreement with the Town. This would ensure the lands will be developed in accordance with heritage, tree preservation and municipal engineering standards and its compliance with the Implementing By-law. —5— PUBLIC PLANNING — MARCH 28, 2007 March 28, 2007 - 6 - ATTACHMENTS Figure 1 — Location Plan Figure 2 — Proposed Plot Plan PRE -SUBMISSION REVIEW Management Team Meeting — March 21, 2007 Prepared by: Leigh Ann Wiseman, Acting Planner Extension 4350 V � Sue eibe6, M.C.I.P., R.P.P. Director of Planning and Development Services Report No. PL07-022 John S. Rogers C.A.O N I W W LU ST JOHN'S SIDEROAD Twelve Oaks Dr Raiford St. Hollingshead Dr SUBJECT LANDS : 1O_a Buchanan Cres LOCATION PLAN APPLICANT: ANTONIOS & SYLVIA PETRATOS 0 50 100 AURORA FILE: D14-16-06 yowyood� AURORA PLANNING & DEVELOPMENT SERVICES Metres DATE: MARCH 28, 2007 FIGURE 1 1.ncatinn Man created by the Town of Aurora Plannina Denartment, Februerv7dlh. 2007, Modified March 19th, 2007. Base date provided by York Region. , Zuula J N w ti pco CQ I II i e jLD co A T I N C W p I N co a a to I r 5; a I e I n v <s•es d mns emr E ewwa n[4MAN a v ---- Fes- > co g O a w I m _1 a Y '' � 33 99" ne I Q m N �y� EHzg I Am � sorxc nsr.m.rw p m E _ x W a p E' Q a I a m a rn -" I 1El fn m W Co E W6 I (� c O c a � .NW.L Lw BYI MDa ry" '�'"''" a w J 0 $ jw �- .� I stz g i- W ., (rtY saor rya Ma O i a xlx javujs 3evac� _ J °� o o *a o z ON FIF WF' ZCO N m ORQzx 0 OF'.�-Jd' a �.<4�< o pro J .• O pj a �awatF- ^ J I.I. Q U- Q o PUBLIC PLANNING — MARCH 28, 2007 TOWN OF AURORA PUBLIC PLANNING MEETING No. PL07-023 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: March 28, 2007 RECOMMENDATION THAT report PL07-023 be received as information and that Council determine their position with respect to the application, subject to public comments received. BACKGROUND Location/Land Use 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. Surrounding Uses North: Open Space, industrial, Town recreation facility; South: Wellington Street East, Industrial and commercial; East: Commercial; open space (Holland River Valley System), Town Hall and Seniors Centre; West: Industrial Parkway North, Industrial and residential lands. —9— PUBLIC PLANNING — MARCH 28, 2007 March 28, 2007 -2- Report No, PL07-023 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 being a policy update pertaining to Industrial/Commercial designations and the addition of Economic Development official plan policies (see Figure 3). A summary of the permitted uses are as follows: "General industrial" permitted uses include 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" 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 are also identified as "Employment lands" by Official Plan Amendment 55, the Employment Land Retention Strategy. (see Official Plan Amendment 55 section) 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. Zoning By-law The subject lands are zoned "Rural General (RU) Zone", "Environmental Protection (EP) Zone" and "General Industrial (M2) Zone". The proposed use of the lands as an institutional use is not permitted. 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 wih full enrolment not expected until 2011. Students are being drawn from King Township, Town of Newmarket, Town of Whitchurch- Stouffville and the Town of Aurora. The school will be sited to have a Wellington Street East frontage being 17,650 mz (190,000 sq.ft.) and 2 to 3 storeys in height. Playing fields will be located in the rear or —10— PUBLIC PLANNING — MARCH 28, 2007 March 28, 2007 - 3 - Report No. PL07-023 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 will 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. Official Plan Amendment An Official Plan Amendment application has been submitted to redesignate the lands from "General Industrial" and "Service Commercial" to a site specific "Institutional' designation is attached as Appendix 1. The following is a summary of policies requested by the applicant: ■ lands to be developed for a single three (3) storey separate school with related accessory uses ■ Design shall conform with Wellington Street Design Guidelines, and shall have a high standard in design implemented through the site plan approval process ■ The design shall provide for safe vehicular and pedestrian access to site ■ In commemoration of the building located at 260 Wellington Avenue East, the applicant shall install a plaque on the main building. ■ As identified on the OPA schedule, the lands may also be used for uses permitted in the "General Industrial' and "Service Commercial' designations of Official Plan Amendment No. 66 should the school not proceed. Zoning By-law Amendment A Zoning By-law Amendment application 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". The following is a summary of the site specific "Institutional I-X Exception Zone" provisions requested by the applicant: • Permitted uses include: public or private schools, daycare centres and religious institutions (chapel) ■ Gross floor area (maximum) 23,225.0 mZ (250,000 sq. ft.) • Lot coverage (maximum) 30.0% • Height (maximum) 16.Om (52.4 ft.) • A reduction in the required minimum parking spaces of 4.0 spaces for each teaching classroom to 2.8 spaces for each teaching classroom ■ Front yard (minimum) 5.0 m (16.4 ft.), —11— PUBLIC PLANNING — MARCH 28, 2007 March 28, 2007 - 4 - Report No. PL07-023 Rear yard (minimum) 15.0 m (49.2 ft.) Side yard (minimum) 5.0 m (16.4 ft.) to the main building and minimum side yard setback for portables shall be 3.0 m (9.8 ft.) Exterior side yard (minimum) 5.0 m (16.4 ft.) The following is a summary of the site specific "Environmental Protection (EP-X) Exception Zone" provisions requested by the applicant: ■ Athletic fields ■ Conservation ■ Parks, public and private ■ A 15 m +/-(49.0 ft.) naturally vegetated buffer (to be approved by the Lake Simcoe Conservation Authority) COMMENTS 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, providing 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 to -date has not been approved by the Region. Within OPA 66, institutional uses are permitted within employment lands based on site specific criteria. The policy 3.3.2 General Industrial (D) states: —12— PUBLIC PLANNING — MARCH 28, 2007 March 28, 2007 - 5 - Report No. PL07-023 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 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. The applicant has responded to the above in their supporting documents. They submitthat the site has access to both arterial and collector road frontages and has access to four (4) bus transit service routes currently available. The also have stated that given the nature of the proposed use no negative impacts to existing industrial operations are anticipated. They also have stated that numerous secondary schools within York Region and across the GTA are adjacent to commercial developments and function adequately. The applicant also confirms that based on the permitted general industrial uses north and west of the site, no current or future safety hazards are anticipated. Should Council agree to redesignate the lands to permit the proposed High School a strategy to deal with pedestrian movements along Wellington Street will need to be undertaken to ensure safe access. 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). 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". The basis of OPA 55 is to prevent the conversion of Employment land to other uses (non- -13— PUBLIC PLANNING — MARCH 28, 2007 March 28, 2007 - 6 - Report No. PL07-023 employment generating uses). The policies of OPA 55 are as follows: 3.3.1.2 POLICIES a Within employment areas as 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 compre- hensive growth management process, or five year official plan review process. Otherwise, employment land shall only be redesignated to other urban uses if both of the following two conditions are met: 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: and ii. 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 the 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. If either condition is not met, the application shall not be approved. Any reports submitted in support either of these above two conditions must be subjected to a full peer review process, at the expense of the applicant. 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 —14— PUBLIC PLANNING — MARCH 28, 2007 March 28, 2007 - 7 - Report No. PL07-023 use and is compatible with adjacent land uses. As noted above 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. The applicant has concluded that the conversion to institutional is in keeping with policies of OPA 55. The site will generate approximately 150 staff for ratio of 42 employees per hectare (17 employees per acres). The Town of Aurora growth projections are based on 18 employees per acre and the Region of York uses 20 employees per acre as a target number. These numbers, however, are based on the total employment area and not individual properties. It should be further noted that the Provincial Growth Plan policies completed subsequent to Official Plan Amendment No. 55 also require municipalities to implement new employment retention policies. The growth plan only has concerns with conversion to non -employment uses and as such the conversion to institutional is in keeping with the policies of the provincial growth plan. Parking Justification Report The applicant has requested a reduction in the parking space requirement for the proposed school. In support of the reduction, the applicant has provided a Parking Justification Report. The YCDSB has requested the Town consider a parking standard of 2.5 spaces per classroom, whereas the By-law requires a minimum of 4.0 spaces per classroom. The applicant has presented some contributing factors to the reduced demand on parking spaces for all high schools in the Region and presented contributing factors for a school proposed at this location. Factors include: Elimination of OAC cohort (grade 13) ■ The reduction of the student population who are eligible to drive Graduating Licensing ■ G1 and G2 phased licensing, results in fewer students driving to and parking on school property Public Transit ■ School site located on arterial roads ■ York Region Transit (YRT) currently has four (4) regular bus service routes operation within the Town, and all four service either Industrial Parkway North and Wellington Street East. ■ YRT staff are involved in the planning phase in order to ensure the layout of the site can meet both the needs of Public Transit and the School. This includes discussions relating to the construction of transit facilities (bus stops and bus bays) possible use of school specials, which are additional busses being placed on key routes to coincide with school start and dismissal. —15— PUBLIC PLANNING — MARCH 28, 2007 March 28, 2007 - 8 - Report No. PL07-023 School Board experience ■ Utilization of parking on existing secondary schools around the Region has decreased since the elimination of OAC. Schools built with the 4 to 1 standard are now experiencing a 20% -30% surplus in parking. As presented by the applicant, 67 regular classrooms are proposed, providing a total of 271 parking spaces which meets the Town of Aurora's parking standard of 4.0 parking spaces per classroom. With a potential for a 12 classroom port-a-pak unit in the future, the port-a-pak will be located in an existing parking area, and spaces will be relocated in the basketball court lands, however, with the additional 12 classrooms, the school would not meeting the Town's parking standard. Staff suggest that the reduced standard not be agreed to at this time. Relief from the By-law can be sought when the port-a-pak unit is proposed to be constructed on the site, and, at such time, when staff review could be based on the performance of the site in relation to parking at that time. Access Agreement respecting Park, Centre and Milts Streets The subject lands were part of an old plan of subdivision that was registered in 1839 when the area was part of the Township of Whitchurch. Given the era in which the subdivision was registered, the road allowances were substandard although itwas determined that the Town owned the unopened road allowances. While lands were conveyed to different owners, no roads were ever actually built. To resolve the situation, the Town entered into an agreement in 2003 with the owners of land within the subdivision that closed certain of the roads, and expanded one,(Park Street shown on Figure 4) to meet town standards and included a turning circle so that the various holdings could be provided access. The agreement set out the obligations of the landowners with respect to the construction of the roads. No action has been taken on the agreement and staff have taken the position that the further action, if any, on the agreement should be held in abeyance until after the subject planning applications have been dealt with through Council. It is noted however, that the turning circle for school buses is on lands that are part of the Town's holdings, so arrangements regarding the use of that area and possibly some part of the right in right out access on Wellington Street as proposed by the school board need to be made if the application is proceeded with. 260 Wellington Street East The structure at 260 Wellington Street was listed on the Aurora Register of Cultural Heritage Value or Interest. At the request of the owner it was evaluated by the Heritage Advisory Committee according to the Town of Aurora Heritage Building Evaluation System and received a relatively low score. In consideration of the policies, the Committee did not object to the demolition of the house subject to the owner advertising its availability of the house for relocation and salvage and the owner providing a plaque to be placed on the main school property commemorating the history of the building. The owner agreed to implement the conditions. The requirement to provide a plaque is to be included as a condition of a site plan agreement. —16— PUBLIC PLANNING — MARCH 28, 2007 March 28, 2007 - 9 - Report No. PL07-023 Internal Department Comments Public Works Public Works staff is in the process of reviewing the second submission of the Traffic Study that has been submitted in support of this application. Due to the traffic concerns in the area around this site, the applicant has completed significantly more work on reviewing traffic issues than would normally be the case for an OPA and Zoning By-law Amendment application. The subject lands are designated as General Industrial, Service Commercial, and Major Open Space in the Town's Official Plan, and it is therefore foreseen that the non - environmentally constrained portions of the lands will be developed at some point. Whatever development does occur on the site will have impacts on traffic on the adjacent roads, which as shown in the Traffic Study are already quite busy. One of the advantages of the present application is that the time of the peak traffic flows from the site in the afternoon occurs before the peak time for the overall road network, which would not necessarily be the case if the site was to be developed for commercial and/or industrial uses. The morning peak time for the school, however, coincides with the overall morning peak on the road network, and this time period is the more critical one as far as staff are concerned. The Region of York has advised that they are not concerned with traffic effects of this development on Wellington Street. However, Town staff has been, and continues to be, concerned with the operations of the intersections of Centre Street/Industrial Parkway North and Wellington Street East/industrial Parkway North. There are also concerns with the operations of the proposed signalized intersection just south of Scanlon Court. While many of staff's concerns with the Traffic Study and traffic issues have been addressed at this time, the following broad areas require more discussion: a) How the implementation of the NE Quadrant Traffic Calming Plan will effect traffic on Centre Street; b) Growth rates for traffic on Wellington Streets East and Industrial Parkway North; c) The number of new trips to this area that will be generated by this development; d) How the traffic flows from the development will impact the operations of the intersections of Centre Street/industrial Parkway North and Wellington Street East/Industrial Parkway North, which operate together in a "paired" fashion at peak periods; and e) Assumptions regarding the amount of transit usage. Other Town Departments The Town Departments including the Building Department, Leisure Services and Central York Fire Service have no concerns with the application and if approved, will provide detailed site plan comments. —17— PUBLIC PLANNING — MARCH 28, 2007 March 28, 2007 -10 - Report No. PL07.023 External Departments and Agencies York Region Transportation and Works Department Traffic Impact The York Region Transportation and Works Department has completed its review of the Traffic Impact and Parking Study, prepared by Cole Engineering. They concur with the findings of the report and agree that the proposed right in/right out via Wellington Street East will continue to function adequately with the addition of the expected site traffic. Park Street The Department also commented on the Park Street right of way (ROW). They have stated that if the intent of the Park Street access to Wellington Street East is to remain the same (servicing a low level of traffic) the Region has no objection to the ROW remaining in its current location. If the ROW is to be opened to service a larger traffic component such as the proposed school they cannot support its current location. As well, the Traffic Impact Study mentioned above demonstrates that the Secondary School facility can function adequately without the need for a public road access from Wellington Street East from the Region's perspective. A solution presented by the school board was that vehicular access to lands located at 230 Wellington Street East (see below) be permitted to continue through an access easement over the unopened road allowance until such time as development applications are submitted to demonstrate how those lands are intended to be developed in conjunction with the surrounding area. The Region has no objections in principle to this solution. Lake Simcoe Region Conservation Authority The Lake Simcoe Region Conservation Authority (LSRCA) has provided comments forthe subject development. The subject property is located partially within the Regulated Limits of the Authority, being partially within the floodplain with a watercourse traversing it. The applicant and the Authority have met to discuss the relocation of the watercourse feature on the property. The LSRCA have agreed to allow the watercourse to be moved, provided detailed plans are submitted to demonstrate a 15 m (49 ft.) (where possible), naturally vegetated buffer. These plans will be subject to review during the detailed site plan stage should the application proceed. Resident Comments 230 Wellington Street East The property adjacent to this development to the west is municipally known as 230 Wellington Street East. The owner of the property has had discussions with staff and the applicant regarding this development and its impact on the future development of this commercial and industrial property. W PUBLIC PLANNING — MARCH 28, 2007 March 28, 2007 -11 - Report No. PL07-023 SERVICING ALLOCATION Not applicable. 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 access and building design have been addressed. There is also the option of resolving that the application is brought back to a further public meeting upon resolution of the major outstanding issues, or they have the option of denying the applications outright. FINANCIAL IMPLICATIONS No Development Charges are payable relative to this application. LINK TO STRATEGIC PLAN The Strategic Plan contains objectives to ensure high planning to protect the overall investment of citizens the subject applications through the Official Plan Amendment processes will facilitate this objective. PROVINCIAL POLICY STATEMENT quality, comprehensive community in the community. Critical review of Amendment and Zoning By-law 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 of economic activities and ancillary uses, and take into account the needs of existing and future businesses; 3. 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. —19— PUBLIC PLANNING — MARCH 28, 2007 March 28, 2007 -12 - Report No. PL07-023 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. CONCLUSIONS The application before Council requires two determinations; is the land use acceptable and if so, can the traffic and transportation impacts be accommodated. Official Plan # 66 directs institutional uses to lands designated Service Commercial. The most southerly properties are approximately 5.65 acres are designated for Service Commercial. The northerly and westerly properties area approximately 8.8 acres are designated General Industrial which permits only limited institutional uses so a large scale institutional uses was clearly not contemplated by the O.P. The employment land retention strategy however considers "employment' to encompass institutional uses. On that basis, staff do not consider the Employment Land Retention Strategy in itself to prohibit the redesignation of the General Industrial lands for this purpose. The applicant contends that the use is compatible with surrounding uses, which in the longer term as the area fully redevelops may be the case. The redevelopment of this site will provide for a revitalization of an area in transition which has become derelict in recent years. The amalgamation of these properties will allow for the development to encompass high urban design for a prominent location on Wellington Street East. Setting a high standard at this location, will likely influence to other areas in this neighbourhood. Notwithstanding that, some incompatibles may exist, and staff must take this into consideration to mitigate any potential conflicts with other existing or future land uses surrounding the subject land. On the matter of traffic and transportation issues, staff are at this time not in a position to provide Council with an assurance that traffic impacts are acceptable. Both the applicant and Public Works staff note that any use of the property will have an impact on this area, however further analysis of the proposal will be needed based on additional input and discussion with the applicant. In respect to the proposal to reduce the parking standards for the site, staff are of the opinion that the current standard should be retained. When the portable unit is proposed relief of the by-law can be considered on its merits. It is suggested that any decision on the applications should be subject to the public comments received and resolution of outstanding issues particularly those related to traffic. It is further recommended that approval of the Implementing Zoning By-law be subject to the review of at least the first 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. —20— PUBLIC PLANNING — MARCH 28, 2007 March 28, 2007 - 13 - Report No. PL07-023 ATTACHMENTS Figure 1 - Location Plan Figure 2 - Proposed Site Plan Figure 3 - Land Use Plan Figure 4 - Park Street Location Plan Figure 5 — Employment Lands APPENDIX Appendix 1 — Draft Official Plan Amendment PRE -SUBMISSION REVIEW Management Team Meeting — March 14, 2007 Prepared by. Cristina Celebre, Planner Extension 4343 S Seib4h, M.C.I.P., R.P.P. v n Rogers Director of Planning and Development Ss Wcoe's C.A.O. —21— LOCATION PLAN APPLICANT: YORK CATHOLIC DISTRICT SCHOOL BOARD FILES: D09-05-06 & D14-14-06 AURORA PLANNING & DEVELOPMENT SERVICES DATE: MARCH 28, 2007 Location Plan created by the Town of N 50 100 Au=RA Y wYsWyee.Lvxpnxy Metres FIGURE 1 February 12th, 2007. Map modified March 23rd, 2007, N �f W E \� -LU. 0 _ a - a 4 m O ry 0 0 h � 01 `I U \ r �u��iljhF�r�G'�i�N'q �I1G�XIiFI rr _ I• I � IX `��.".F��y'�. III I '� _1 ,rf O I'! f hplFtllu, 1�°6'y�1ap 1g.,{t J rLu n IP�T S j N W MIN I.: h ll� jki�gl� V'n h I.- Z .p, N CC Gliyqn;I,+fFr.� a — _ f.. W A CL --- 4 -! EAST - - oLu WELLINGTON STREET = v w 0 U00o Y ad Z N Z 0 p Z N a2 Jj.:9j� aLLI 6og� F- CL LU r CL - :3 to aLL< 0 M �r CL m %pnCLE = LL a) o ° o - - CL O O a) 5 0 1—U N U a Z °� LO CD io (7 m O O N N •"�`�' P U R Pi"h?�oyR�QGw���� Ref• ���Ol '%� ( V/ � � P Y Z a Q it L C� ���5p'�� Y r 0 N R� { Fq n 0 ✓b F S �� g���"°a'QF Q''r;::�it?'T':'.;i�:��.•"7ra':ii:':i5:?::�:� 1:;!:4': ��" o g Q Z z e J \ O o LLI LLI \W\ J e J e m\ W � � o �\ O t m a� \ J O U _ % a W g waY N M Industrial PaCK z a w V) co 2 N Va O w U Q09 ° a Jaaado o o �-"� E ° m Wzw O C Q = LO Q Q QauiIX � JQLL< Mn O �• N 1 � N AVM 1S3M NHOP m r� aki 1s„" d '�..'n�ny�ja�`"��"zr t _ -� �`s r -'� it •. �i' a F{' + f �- 4 ` a i C ! f!) o 33 Z 3 a �� I i�i.Sli'F��� `i � l C4• � � � rR �fi siI s 3 �� C0 LLI m W m m a F U) q W ANNE all ku� f�`irgfdiYlyi >'� a�• K an .. J ; "Y<�1>�4�"�l R Z eo uemollVpeoa a puedou - N 133ZI1S1t/d J 4 K !� i vn a W 0 cn gT, -� " ?Sa"Li--°S�tila O V "ym"g PEW LRII t 1 {{,�"W,� .MIIJ�'�� 'C y�L�� R � � `M '` � � z %Kd'ul f �fi i3t5 { h �' iY 4 .r w O I, w HJNONAV O v w r a MNNVd lV'4.Lsn0N1 ' w '� �„� F v O M W a��0 W V 0 (' N ad Z ,s4p A�; WIt 4 L e _ CN hh §=. f PF`t 1'k+ih{r d 7� 1 w O C Z N 4 I Q Z L.i O W Z C a. z r �, N3__pO�S3NO 3N1N3O1 L Y U 6P�7 1 _ J N O Lu a lL a 0 EMPLOYMENT LANDS MAP OVERLAY N Au> RA APPLICANT: YORK CATHOLIC DISTRICT SCHOOL BOARD A yw�e dU w r FILES: D09-05-06 & D14-14-06 0 50 100 AURORA PLANNING & DEVELOPMENT SERVICES DATE: MARCH 28, 2007 Metres FIGURE 5 Employment Lands Map created by the Town of,4nil6k Planning Department, March 15th, 2007. Updated on March 22nd, 2007. PUBLIC PLANNING - MARCH 28, 2007 APPENDIX 1 AMENDMENT NO. xx TO THE OFFICIAL PLAN FOR THE TOWN OF AURORA -27- PUBLIC PLANNING — MARCH 28, 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.O, 1990. Date: T. Jones, Mayor B. Panizza, Town Clerk PUBLIC PLANNING - MARCH 28, 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 -29- PUBLIC PLANNING — MARCH 28, 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 —30— PUBLIC PLANNING — MARCH 28, 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. —31— PUBLIC PLANNING — MARCH 28, 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, 26, 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. i) The lands may hereby be developed for a single, maximum 3- storey, Catholic Secondary School facility and related accessory uses. ii) 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. iii) In commemoration of the building located at 260 Wellington Avenue East a plaque shall be placed on the main building. Details of said —32— PUBLIC PLANNING — MARCH 28, 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 "3.4.21, 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 " W, 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. —33— PUBLIC PLANNING — MARCH 28, 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. —34—