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Agenda - Public Planning - 20241112Town of Aurora Council Public Planning Meeting Revised Agenda Date:Tuesday, November 12, 2024 Time:7 p.m. Location:Council Chambers, Aurora Town Hall Meetings are available to the public in person and via live stream on the Town’s YouTube channel. To participate, please visit aurora.ca/participation. Pages 1.Call to Order 2.Land Acknowledgement 3.Approval of the Agenda 4.Declarations of Pecuniary Interest and General Nature Thereof 5.Planning Applications 5.1 PDS24-124 - Application for Zoning By-law Amendment, 1000099397 Ontario Ltd., 36 Industry Street, Lot 9, Plan 535, File Number: ZBA-2024- 04 1 That Report No. PDS24-124 be received; and1. That comments presented at the statutory Public Planning meeting be addressed by Planning and Development Services in a report to a future Committee of the Whole meeting. 2. 5.1.1 Staff Presentation 17 5.1.2 Applicant Presentation 28 5.2 PDS24-125 - Application for Official Plan Amendment and Zoning By law Amendment, P.A.R.C.E.L. Inc., 14070 Yonge Street, KING CON 1 PT LOT 72 PLAN M42 PT BLKS A B G RP 65R34432, PARTS 1 TO 5, File Number: OPA-2024-03; ZBA-2024-03 49 That Report No. PDS24-125 be received; and1. That comments presented at the statutory Public Planning meeting be addressed by Planning and Development Services in 2. a report to a future Committee of the Whole meeting. *5.2.1 Staff Presentation 71 *5.2.2 Applicant Presentation 85 6.Confirming By-law 6.1 By-law Number XXXX-24 - Being a By-law to confirm actions by Council resulting from a Council Public Planning meeting on November 12, 2024 96 7.Adjournment 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Public Planning Report No. PDS 2 4 -124 Subject: Application for Zoning By-law Amendment 1000099397 Ontario Ltd. 36 Industry Street Lot 9, Plan 535 File Number: ZBA-2024-04 Prepared by: Katherine Gatzos Department: Planning and Development Services Date: November 12, 2024 Recommendation 1. That Report No. PDS24-124 be received; and 2. That comments presented at the statutory Public Planning meeting be addressed by Planning and Development Services in a report to a future Committee of the Whole meeting. Executive Summary The purpose of this report is to provide Council and members of the public with background information on the proposed Zoning By-law Amendment at 36 Industry Street (the ‘subject property’). The following is a summary of the proposal:  A Zoning By-law Amendment application was submitted to facilitate the development of a 7-storey residential building with a total of 97 units;  The applicant is proposing to rezone the subject property from “E1(9) Employment Zone” to “(RA2-XX) Second Density Apartment Residential Exception Zone” to permit the proposed development;  The Zoning By-law Amendment will amend the development standards on lot area and coverage, building height, yard setbacks, and decrease the required amenity area and parking requirements. Page 1 of 96 November 12, 2024 2 of 10 Report No. PDS24-124  Comments have been identified by Town departments and public agencies that need to be addressed before bringing forward a recommendation report to Council for consideration. Background Application History A pre-consultation package for the proposed application was issued in June 2022, to the applicant. The Zoning By-law Amendment application was received on July 18, 2024, and deemed complete on July 30, 2024. A Community Information Meeting (CIM), hosted by the applicant, was held on October 15, 2024, to introduce the application to ar ea residents and to obtain feedback. The meeting was attended by six (6) local residents, representatives from the Town, and the applicant and their consulting team. Further details on the CIM are provided later within this report. Location / Land Use The subject property, municipally known as 36 Industry Street, is located at the southwest corner of the Industry Street and Mary Street intersection (Figure 1). The subject property has a lot area of 2,204.76 sqm (0.54 ac), with frontage on both Mary Street and Industry Street of approximately 40.6 m (133.2 ft) and 60 m (164 ft), respectively. The subject property presently consists of a single storey industrial building, and associated parking lot and tennis court. Surrounding Land Uses The surrounding land uses are as follows: North: Residential, industrial, and commercial uses, Aurora GO Train Terminal. Page 2 of 96 November 12, 2024 3 of 10 Report No. PDS24-124 South: Sheppard’s Bush (26-hectare open space area consisting of woodlands, sports fields, and trails). East: Wooded vacant lot, commercial and industrial uses West: Residential, retail, and commercial uses, Metrolinx rail corridor Policy Context Provincial Policies All Planning Act development applications are subject to provincial policies. The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest. These policies support the development of strong communities through the promotion of efficient land use and development patterns. The Growth Plan for the Greater Golden Horseshoe is a guiding document for growth management within the Greater Golden Horseshoe (GGH) Area to 2051. The Growth Plan provides a framework which guide decisions on how land will be planned, designated, zoned and designed. The Lake Simcoe Protection Plan (LSPP) is a provincial document that provides policies which address aquatic life, water quality, water quantity, shorelines and natural heritage, other threats and activities (including invasive species, climate change and recreational activities) and implementation. York Region Official Plan (YROP) - 2022 The YROP designates the subject lands as “Urban Area”. The planning vision for the Urban Area is to strategically focus growth while conserving resources; and to create sustainable, lively communities. A primary goal of the YROP is to enhance the Region’s urban structure through city building, intensification and compact, complete vibrant communities. Map 1A Land Use Designations of the YROP designates the subject property as “Community Area”. Polices 4.2.1 and 4.2.2 indicate that Community Areas are where residential, population-related employment and community services are directed to accommodate concentrations of existing and future population and employment growth. Community Areas shall contain a wide range and mix of housing types, sizes, tenures that include options that are affordable to residents at all stages of life. Page 3 of 96 November 12, 2024 4 of 10 Report No. PDS24-124 Map 1B Urban Systems Overlays of the YROP designates the subject property as “Built- up Area”. Policies 4.4.2 requires that a minimum of 50% of all residential development between 2021 to 2041, and 55% from 2041 to 2051 occur annually within the built-up area identified on Map 1B. Town of Aurora Official Plan The subject property is designated as “Aurora Promenade and MTSA Mixed Use” under Schedule ‘B’ – Land Use Plan in the Town of Aurora Official Plan and is further identified as “Major Transit Station Area” in Schedule ‘D1’ (Figure 2). The intent of the Major Transit Station Area (MTSA) is to serve as the Town’s primary focus area for growth and intensification, accommodating the highest densities within Aurora. The MTSA designation is also intended to transform into a vibrant, pedestrian oriented mixed-use area and transit hub. This designation is well situated to accommodate redevelopment based on its existing transit infrastructure and proximity to existing community amenities and services within the Aurora Promenade area. Furthermore, this area is intended to play a key role in offering a range of compact housing forms and tenures, while focusing on pedestrian activity, services and amenities. Within the MTSA designation, compact housing forms are encouraged, with dwellings that are intrinsically affordable for low and moderate-income households. A minimum of 35% of new housing within the designation shall be affordable. The intensification and redevelopment of properties must ensure that it is appropriately designed and provides an appropriate transition to adjacent neighbourhoods. The purpose of the subject Zoning By-law Amendment is to implement the direction of the Official Plan for the MTSA through the development of a high density, compact residential building that is close proximity to transit and a variety of community and amenity services. Zoning By-law 6000-17, as amended The subject property is zoned “E1 (9) - Employment” by the Zoning By-law 6000-17, as amended (Figure 3), which permits uses including banquet hall, clinic, commercial school, convention centre, day care centre, dry cleaning establishment, industrial uses, offices, pet services, research and training facility, private school, and theatre. Exception 9 permits any industrial use which existed as of August 17, 1981, whether or not the use is conducted and wholly contained within an enclosed building. Page 4 of 96 November 12, 2024 5 of 10 Report No. PDS24-124 Reports and Studies The Applicant submitted the following documents as part of the complete application to the proposed Zoning By-law Amendment application: Report Name Report Author Draft Zoning By-law Amendment Groundswell Urban Planners Inc. Planning Justification Report Groundswell Urban Planners Inc. Shadow Study Richard Ziegler Architect Inc. Urban Design Brief MBTW Wai Geotechnical Study and Preliminary Hydrogeology Assessment Bruce A. Brown Associates Ltd. Natural Heritage Evaluation Beacon Environmental Ltd. ESA (Phase 1 and 2) Bruce A. Brown Associates Ltd. Servicing and Stormwater Management Report GEI Consultants Ltd. Archaeological Assessment (Stage 1 and 2) AMICK Consultants Ltd. Arborist Report Landscape Planning Landscape Architects Landscape Plans and Tree Inventory & Preservation Plan Landscape Planning Landscape Architects Block Plan Groundswell Urban Planners Inc. Traffic Brief and Parking Study JD Northcote Engineering Inc. Noise Feasibility Study Howe Gastmeier Chapnik Ltd. Construction Management Report GEI Consultants Ltd. Photometry Plan Spline Mechanical and Electrical Engineers Proposed Applications Proposed Zoning By-law Amendment The Zoning By-law Amendment will amend the development standards on lot area and coverage, building height, yard setbacks, and decrease the required amenity area and parking requirements. As shown in Figure 4, the Applicant proposes to rezone the subject property from “E1(9) Employment Zone” to “(RA2-XX) Second Density Apartment Residential Exception Zone” to permit the proposed development. The Applicant has submitted a draft Zoning By-law which is currently under review by staff. The following is a table outlines the proposed Second Density Apartment Residential Exception (RA2-XX) Zone standards. Page 5 of 96 November 12, 2024 6 of 10 Report No. PDS24-124 Proposed Second Density Apartment Residential Exception Zone Lot Area (minimum) 22 sqm per dwelling unit Front Yard (minimum) 2.0 m Rear Yard (minimum) 7.5 m Exterior Side Yard (minimum) 2.0 m Interior Side Yard (minimum) 0.0 m Building Height (maximum) 30 m Lot Coverage (maximum) 61% Amenity Area (minimum) 17.52 sqm per dwelling unit 1699 sqm total Final zoning performance standards will be evaluated by Staff in detail prior to the implementing Zoning By-law Amendment being brought forward to Council for enactment. Conceptual Site Plan The applicant has not formally submitted a Site Plan application with Planning and Development Services. The proposed development will require a Site Plan application to implement the proposed land use amendments. As part of the Zoning By-law Amendment application, the applicant has provided a conceptual Site Plan and Elevations Drawing, as shown in Figures 5 and 6, respectively. The proposed development consists of a 7-storey residential building with 97 units and includes 71 parking spaces in two levels of underground parking. The applicant has Page 6 of 96 November 12, 2024 7 of 10 Report No. PDS24-124 advised that the present breakdown of units will consist of 20 one-bedroom, 51 one- bedroom plus den, 20 two-bedroom, and 6 two-bedroom plus den configurations. Full vehicular access is provided from Industry Street. The entrance access point is located at the southeast corner of the subject property and leads to the entrance ramp to the underground parking garage. The proposal includes 342 sqm of indoor amenity area, and a total of 1357 sqm outdoor amenity area, which includes balconies, terraces and an approximately 300 sqm ground floor outdoor accessible area at the southwest of the site. Further technical review of the Site Plan application will continue following the appropriate land use and zoning matters being in place. As per Bill 109, the approval of the subject Site Plan application is delegated to staff, however, a future Plan of Condominium application will also be required and directed to Council for consideration. Department / Agency Comments Comments have been identified by Town departments and public agencies that need to be addressed before bringing forward a recommendation report to Council for consideration. A preliminary review of the proposed application has been undertaken by Town departments and public agencies. Staff have identified the following matters to be addressed in greater detail prior to bringing forward a recommendation report to Council for consideration:  The proposal will be reviewed in context of the Provincial Policy Statement, the Growth Plan, and applicable Regional and Local Policies;  Proposed site-specific zoning standards;  Revised landscape and engineering submissions in accordance with staff comments;  Traffic and pedestrian safety;  Metrolinx comments regarding noise impacts due to proximity to the Aurora GO Station;  Natural Heritage matters related to the development’s proximity to Sheppard’s Bush and potential construction impacts. Page 7 of 96 November 12, 2024 8 of 10 Report No. PDS24-124 Public Comments No comments have been received from the public regarding the proposed planning application at the time of writing this report. Staff received several oral comments from the public at the October 15, 2024, CIM, below is a summary list of comments provided:  Increase in traffic within the local neighbourhood as a result of the proposed development  Concerns regarding parking requirements, including increased street parking  Natural heritage considerations and impacts to Sheppard’s Bush  Construction impacts to surrounding properties  Project timelines, including future construction timelines Any additional comments received after the writing of this report will be communicated at the Public Planning Meeting. Advisory Committee Review The Town’s Accessibility Advisor reviewed the subject applications on behalf of the Accessibility Advisory Committee. Any final review comments that need to be addressed with the Accessibility Advisor must be done prior to approval of the subject application, in the event that decisions of approval are rendered. Legal Considerations Section 34(11) of the Planning Act states that if Council refuses the Zoning By-law Amendment application or fails to make a decision on it within 90 days after the receipt of the application, the applicant (or the Minister) may appeal the application to the Ontario Land Tribunal (OLT). The applications were deemed as complete on July 30, 2024, and therefore, the applicant may appeal to the OLT at any time. Financial Implications There are no financial implications as a result of this report. Page 8 of 96 November 12, 2024 9 of 10 Report No. PDS24-124 Communications Considerations A Notice of Public Planning Meeting was issued to all addressed property owners within 120 metres of the subject property. In addition, the notice was published in The Auroran Newspaper. Signage on the subject lands was posted with information regarding the Public Planning Meeting. Public Planning Meeting notification has been provided in accordance with the Planning Act. Climate Change Considerations The proposal is anticipated to generate an increase in greenhouse gas (GHG) emissions due to the increase in density. To better understand the impacts, staff has requested a Green Development Report in accordance with Section 6 of the Official Plan as part of the site plan submission. Link to Strategic Plan The applications will be reviewed in accordance with the Strategic Plan and its goal of supporting an exceptional quality of life for all through the key objective within this goal statement, including collaborating with the development community to ensure future growth includes housing opportunities for everyone and to meet the intensification targets to 2051 as identified in the Official Plan. Alternative(s) to the Recommendation 1. Direct staff to report back to another Public Planning Meeting addressing any issues that may be raised at the November 12, 2024, Public Planning Meeting. Conclusions Staff will continue to review the subject application, having consideration for the above noted matters, the comments received from agency circulations, and feedback received from the public and Council at the November 12, 2024, Public Planning Meeting. A recommendation report will be prepared for a future Committee of the Whole meeting for Council’s consideration when technical review is completed. Attachments Figure 1 – Location Map Page 9 of 96 November 12, 2024 10 of 10 Report No. PDS24-124 Figure 2 – Existing Official Plan Designation Figure 3 – Existing Zoning By-Law Figure 4 – Proposed Zoning Figure 5 – Proposed Site Plan Figure 6 – Proposed Elevations Pre-submission Review Agenda Management Team review on October 31, 2024 Approvals Approved by Marco Ramunno, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 10 of 96 Industry StreetIndustrialParkway SouthIn dust rySt r e et Mary StreetMary StreetIndustrial ParkwaySouth15836917521933336759793117117297570275372557404184512114167054121059162465550LOCATION MAPMap created by the Town of Aurora Planning and Building Services Department, 2024-10-07. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2023, © First Base Solutions Inc., 2023 Orthophotography.••FIGURE 1St John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W••••404••••404Leslie StYonge StBathurst StBayview AveBloomington RdAPPLICANT: 1000099397 Ontario Ltd.FILES: ZBA-2024-04SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\36 Industry St (1000099397 Ontario Ltd - ZBA-2024-04)\Report_Oct_2024\ZBA_2024_04_36_Industry_St_Report_Maps\ZBA_2024_04_36_Industry_St_Report_Maps.aprx02550MetresPage 11 of 96 IndustryStreetMosley StreetMetcalfe StreetCatherine AvenueWells StreetBerczy StreetLarmont StreetVictoria StreetConnaught AvenueHarrison AvenueJohn WestWayMary StreetCentre StreetIndustrialParkway SouthWELLINGTON STREET EASTEXISTING OFFICIAL PLAN DESIGNATIONAPPLICANT: 1000099397 ONTARIO LTD.FILES: ZBA-2024-04FIGURE 2Map created by the Town of Aurora Planning and Building Services Department, 2024-10-07. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2023, © First Base Solutions Inc., 2023 Orthophotography.Document Path: J:\data\data\Planning Maps\36 Industry St (1000099397 Ontario Ltd - ZBA-2024-04)\Report_Oct_2024\ZBA_2024_04_36_Industry_St_Report_Maps\ZBA_2024_04_36_Industry_St_Report_Maps.aprxSubject LandsSt John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W••••404••••404Leslie StYonge StBathurst StBayview AveBloomington Rd••Aurora Promenade andMTSA Mixed UseBusiness ParkCommunity Servicesand FacilitiesEnvironmentalProtectionGeneral IndustrialPrivate ParklandPublic ParklandService CommercialCentreStable NeighbourhoodsMajor Transit StationArea••050100MetresPage 12 of 96 Harrison AvenueEdward StreetMosley StreetIndustry StreetLarmont StreetBerczy StreetMary StreetWellington Street EastIndustrial Parkway SouthC3(242)C3(355)C3(375)C4(162)C4(225)C4(333)C6(150)E1(10)E1(371)E2(140)E2(259)PDS4(101)PDS4(130)PDS4(215)PDS4(403)PDS4(434)PDS4(68)R4(230)R6(229)R8(216)O1O1II(365)E1(22)E1E2E2RA2(537)R3-SN(497)R3(520)PDS4(339)E1(226)E1(9)E1(9)E1(9)PDS4(453)PDS4PDS4R7-SN(497)R7E2R3-SN(497)R7(272)PDS4E1(9)EXISTING ZONINGAPPLICANT: 1000099397 ONTARIO LTD.FILES: ZBA-2024-04FIGURE 3Map created by the Town of Aurora Planning and Building Services Department, 2024-10-07. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2023, © First Base Solutions Inc., 2023 Orthophotography.Document Path: J:\data\data\Planning Maps\36 Industry St (1000099397 Ontario Ltd - ZBA-2024-04)\Report_Oct_2024\ZBA_2024_04_36_Industry_St_Report_Maps\ZBA_2024_04_36_Industry_St_Report_Maps.aprxSt John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W••••404••••404Leslie StYonge StBathurst StBayview AveBloomington Rd••••02550MetresSubject_LandsDetached ThirdDensity ResidentialDetached FourthDensity ResidentialSecond DensityApartment ResidentialR3R4RA2Special MixedDensity ResidentialR7RESIDENTIAL ZONESOPEN SPACE ZONESPublic Open SpaceINSTITUTIONAL ZONESInstitutionalIO1COMMERCIAL ZONESService CommercialCommunity CommercialMixed ResidentialCommercialC3C6C4PROMENADE ZONESPromenade DowntownShoulder - Special MixedDensity ResidentialPDS4EMPLOYMENT ZONESService EmploymentGeneral EmploymentE1E2Page 13 of 96 Harrison AvenueEdward StreetMosley StreetIndustryStreetLarmont StreetBerczy StreetMary StreetWellington Street EastIndustrial Parkway SouthC3(242)C3(355)C3(375)C4(162)C4(225)C4(333)C6(150)E1(10)E1(371)E2(140)E2(259)PDS4(101)PDS4(215)PDS4(399)PDS4(403)PDS4(434)PDS4(68)R4(230)R6(229)R8(216)O1O1II(365)E1(22)E1E2E2RA2(537)R3-SN(497)R3(520)PDS4(339)E1(226)E1(9)E1(9)E1(9)PDS4(453)PDS4PDS4R7-SN(497)R7E2R3-SN(497)R7(272)PDS4RA2(XX)PROPOSED ZONINGAPPLICANT: 1000099397 ONTARIO LTD.FILES: ZBA-2024-04FIGURE 4Map created by the Town of Aurora Planning and Building Services Department, 2024-10-07. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2023, © First Base Solutions Inc., 2023 Orthophotography.Document Path: J:\data\data\Planning Maps\36 Industry St (1000099397 Ontario Ltd - ZBA-2024-04)\Report_Oct_2024\ZBA_2024_04_36_Industry_St_Report_Maps\ZBA_2024_04_36_Industry_St_Report_Maps.aprxSt John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W••••404••••404Leslie StYonge StBathurst StBayview AveBloomington Rd••••02550MetresSubject_Lands - RA2(XX)Second Density ApartmentResidential Exception ZoneDetached ThirdDensity ResidentialDetached FourthDensity ResidentialSecond DensityApartment ResidentialR3R4RA2Special MixedDensity ResidentialR7RESIDENTIAL ZONESOPEN SPACE ZONESPublic Open SpaceINSTITUTIONAL ZONESInstitutionalIO1COMMERCIAL ZONESService CommercialCommunity CommercialMixed ResidentialCommercialC3C6C4PROMENADE ZONESPromenade DowntownShoulder - Special MixedDensity ResidentialPDS4EMPLOYMENT ZONESService EmploymentGeneral EmploymentE1E2Page 14 of 96 PROPOSED SITE PLANMap created by the Town of Aurora Planning and Building Services Department, 2024-10-07. Base data provided by Richard Ziegler Architect Inc.FIGURE 5APPLICANT: 1000265154 Ontario IncFILES: OPA-2024-02 & ZBA-2024-02Document Path: J:\data\data\Planning Maps\36 Industry St (1000099397 Ontario Ltd - ZBA-2024-04)\Report_Oct_2024\ZBA_2024_04_36_Industry_St_Report_Maps\ZBA_2024_04_36_Industry_St_Report_Maps.aprxPage 15 of 96 ELEVATIONSMap created by the Town of Aurora Planning and Building Services Department, 15/10/2024. Base data provided by 1000265154 Ontario Inc.FIGURE 6APPLICANT: 1000265154 Ontario IncFILES: OPA-2024-02 & ZBA-2024-02Document Path: J:\data\data\Planning Maps\36 Industry St (1000099397 Ontario Ltd - ZBA-2024-04)\Report_Oct_2024\ZBA_2024_04_36_Industry_St_Report_Maps\ZBA_2024_04_36_Industry_St_Report_Maps.aprxPage 16 of 96 Public Planning Meeting36 Industry StreetApplication: Zoning By-law AmendmentApplicant: 1000099397 Ontario Ltd. Location: 36 Industry StreetFile Number: ZBA-2024-04November 12, 2024Page 17 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESLocationSubject Property: 36 Industry StreetNorth:Residential, industrial, and commercial uses, Aurora GO Train Terminal.South:Sheppard’s BushEast:Wooded vacant lot, commercial and industrial usesWest:Residential, retail, and commercial uses, Metrolinx rail corridorPage 18 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Official Plan DesignationOfficial Plan designation: “Aurora Promenade and Major Transit Station Area (MTSA) Mixed Use”Intent:•Primary focus area for growth and developmentPermitted Residential Uses:•Apartment Buildings•Multiple-Unit Buildings•Townhouses•Communal Housing & Live-Work SpacesPage 19 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Zoning By-law DesignationComprehensive Zoning By-law 6000-17: E1(9) - EmploymentZone The current “Employment (E1),” zoning permits a wide variety of uses:•Commercial Uses•Banquet Hall & Convention Centres•Offices, research & training facilities•Commercial Schools•Pet Services•Dry cleaning establishmentsException 9 permits any industrial use which existed as of August 17, 1981Page 20 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProjectProposed Development•One building, 7 storeys in height (28.94 metres)•97 total residential units •71 resident parking spaces •2 levels of underground parking•Full access from Industry Street•Total indoor amenity area – 342 sqm•Total outdoor amenity area – 1357 sqmPage 21 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Zoning Proposed Zoning By-law“Second Density Apartment Residential (RA2-XX)” with site specific standards•RA2 site specific provisions includes the following:•Lot area and coverage•Building setbacks•Building height•Parking requirementsPage 22 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESConceptual Renderings Page 23 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESPublic Comments To Date A Community Information Meeting was hosted by the applicant on October 15, 2024, with public discussion on:xIncrease in traffic within the local neighbourhood as a result of the proposed development;xConcerns regarding reduced parking requirements and impacts to on-street parking;xNatural heritage considerations and impacts to Sheppard’s Bush;xConstruction impacts to surrounding properties;xProject timelines, including future construction timelines.Page 24 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESApplication Circulation Review Staff have identified the following matters to be addressed:xThe proposal will be reviewed in context of the Provincial Policy Statement, the Growth Plan, and applicable Regional and Local Policies;xConfirmation of proposed site-specific zoning standardsxRevised landscape and engineering submissions in accordance with staff comments;xTraffic impacts and pedestrian safety; xMetrolinx comments regarding noise impacts regarding proximity to the Aurora GO Station;xNatural Heritage matters related to the development’s proximity to Sheppard’s Bush and potential construction impacts. Page 25 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESNext Steps Next Steps in the Planning process:•Revisions to be made by the applicant, and when appropriate, a staff report will be presented at a future Committee of the Whole meeting for consideration.•A future Site Plan application is required to address the technical matters related to the proposed development, which is subject to staff delegated approval.•A future common Plan of Condominium application is required which will be directed to Council for consideration. •All interested parties will be notified of updates relating to the subject application.Page 26 of 96 Thank youFor any questions please contact:Katherine GatzosPlannerkgatzos@aurora.ca365-500-3106Page 27 of 96 ,QGXVWU\6WUHHW$XURUD6WDWXWRU\3XEOLF0HHWLQJ3URSRVHG=RQLQJ%\ODZ$PHQGPHQW)LOH=%$1RYHPEHUWKPage 28 of 96 3URMHFW7HDPš *URXQGVZHOO8UEDQ3ODQQHUVş/DQG8VH3ODQQHUš 5LFKDUG=LHJOHU$UFKLWHFWş$UFKLWHFWš %UXFH$%URZQ$VVRFLDWHVş+\GURJHRORJLFDODQG*HRWHFKQLFDO(QJLQHHUš /DQGVFDSH3ODQQLQJş/DQGVFDSH$UFKLWHFWš -'(QJLQHHULQJş7UDQVSRUWDWLRQ(QJLQHHUš +*&(QJLQHHULQJş(QYLURQPHQWDO(QJLQHHUš *(,ş&LYLO(QJLQHHUš 63/,1(ş(OHFWULFDO(QJLQHHUš0%7:ş8UEDQ'HVLJQ6SHDNHUV%UDG5RJHUV0&,35333ULQFLSDOş *URXQGVZHOO8UEDQ3ODQQHUV,QFPage 29 of 96 .H\$SSOLFDWLRQ'DWHV.90=2(6768%0,66,213'88,&20081,7<,1)250$7,210((7,1*.92)35(&2168/7$7,210((7,1*.90=8,$33/,&$7,21'((0('&203/(7(23:8,67$78725<<38%/,&0((7,1*)8785(&200,77((2)7+(:+2/()8785(&281&,/0((7,1*Page 30 of 96 6XEMHFW6LWHƔ/RW$UHD KDDFƔ([LVWLQJFRPPHUFLDOLQGXVWULDOEXLOGLQJż3DUNLQJORWż7HQQLVFRXUWƔ/RWEDFNVRQWR6KHSSDUGŖV%XVK3DUNLQJ$UHDPage 31 of 96 6LWH&RQWH[W:LOOLDP5RH%OYGƔ:HOOORFDWHGWRUHDFKDPHQLWLHVE\IRRWƔ$FFHVVWRORFDODQGUHJLRQDOWUDQVLWƔ/RFDWHGQHDUVFKRROVDQGSDUNVƔP6RXWKRI:HOOLQJWRQ6WUHHW(ƔPPLQZDONWR$XURUD*26WDWLRQ::::::::::::L:::L:L:L::L:L::L:L:L:L:L:L:L:L:::L::L::::L:L::::L:L:::LL:L::::L:L::L:L:L:L:::L:L:L:L:::LLOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOLLLLLLLLLLLLLLDLLLDLDDLLDLDLDDDDLLDDDLDLDDDLDDLDDDLDLDLDDLDDLDLDDDLDDDDDDDDPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPP5R5R5R5R55555R5R5R555R5R5R555R5R5R5R5R5R5R55RR55R5R5R5R5R5R5R5R5RR5R55R5RR5RRRR5R5R5R5RR555R55555R55R55RHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHH%%%%%O%O%O%O%O%O%O%O%O%O%OOO%%%%%O%%O%%%O%OO%%%O%%%O%OOOO%O%%%OO%%%%%%OYGYGYGYGYGYGYGYGYGYGYGYGYGYGYGGYGYGYGYGYGYGYGYGYYYGYYYYYGYYYGYYYYYGYGYYGYGGGGGYYGYGGPage 32 of 96 7RZQ2ĴFLDO3ODQƔ'HVLJQDWHGŕ$XURUD3URPHQDGHDQG076$0L[HG8VHŖƔ6SHFLıFDOO\ZLWKLQWKHŕ0DMRU7UDQVLW6WDWLRQ$UHD076$ŖƔ7RZQŖVSULPDU\IRFXVDUHDIRUJURZWKDQGLQWHQVLıFDWLRQƔ,QWHQGHGWRWUDQVIRUPLQWRDYLEUDQWSHGHVWULDQRULHQWHGPL[HGXVHDUHDDQGWUDQVLWKXEWKURXJKUHGHYHORSPHQWRIH[LVWLQJLQGXVWULDOXVHVƔ3URSRVHGGHYHORSPHQWFRQIRUPVZLWKWKHQHZ7RZQRI$XURUD2ĴFLDO3ODQ/kDWIEj/QjIPage 33 of 96 7RZQ2ĴFLDO3ODQ&RQWƔ3HUPLWWHGKHLJKWVRIXSWR6WRUH\VƔ3HUPLWWHGXVHVLQFOXGH$SDUWPHQW%XLOGLQJV/kDWIEj/QjIPage 34 of 96 ([LVWLQJ=RQLQJƔŗ(Ř6HUYLFH(PSOR\PHQW$UHD([FHSWLRQ1RƔ3HUPLWVYDULRXVVHUYLFHHPSOR\PHQWXVHVLQFOXGLQJLQGXVWULDOZDUHKRXVHVHTXLSPHQWVDOHVDQGUHQWDOPage 35 of 96 3URSRVHG=RQLQJ=RQLQJ%\ODZ$PHQGPHQW$SSOLFDWLRQƔŗ5$Ř$SDUWPHQW5HVLGHQWLDO'HQVLW\([FHSWLRQ1R;Ɣ5H]RQLQJWRDOORZIRUUHVLGHQWLDODSDUWPHQWXVHVƔ3URSRVHG]RQLQJLQFOXGHVVLWHVSHFLıFGHYHORSPHQWVWDQGDUGVPage 36 of 96 3URSRVDOš 6WRUH\UHQWDODSDUWPHQWEXLOGLQJš 8QLWVWRGHQ%HGURRPš 9HKLFOH3DUNLQJ6SDFHVEDUULHUIUHHVSDFHVš P,QGRRU$PHQLW\š P2XWGRRU$PHQLW\Page 37 of 96 5HQGHULQJ9LHZRI)URQW(QWUDQFHORRNLQJVRXWKZHVWPage 38 of 96 5HQGHULQJ9LHZIURP,QGXVWU\6WUHHWORRNLQJZHVWPage 39 of 96 5HQGHULQJ9LHZIURP0DU\6WUHHWORRNLQJVRXWKPage 40 of 96 5HQGHULQJ9LHZIURPXQGHUJURXQGHQWUDQFHORRNLQJQRUWKZHVWPage 41 of 96 5HQGHULQJ9LHZIURP&RXUW\DUGORRNLQJHDVWPage 42 of 96 6LWH3ODQPage 43 of 96 *URXQG)ORRU3ODQš *URXQGUHVLGHQWLDOXQLWVZLWKGLUHFWVWUHHWDFFHVVš %XLOGLQJOREE\DFFHVVHGIURP,QGXVWU\6WUHHWš 8QGHUJURXQGSDUNLQJHQWUDQFHDWWKHVRXWKIURP,QGXVWU\6WUHHWš *URXQGĲRRULQGRRUDPHQLW\VSDFH&RQFHSWXDOš )LWQHVV&HQWUHš%XVLQHVV&HQWUHš0XOWLSXUSRVH3DUW\5RRPš'RJ:DVKPage 44 of 96 7\SLFDO)ORRU3ODQVQGWK)ORRUVƔ0L[RI%HGURRP'HQ8QLWVZLWKYDU\LQJFRQıJXUDWLRQVƔ3ULYDWHRXWGRRUDPHQLW\EDOFRQLHVSURYLGHGIRUHDFKXQLWPage 45 of 96 &RQFHSWXDO/DQGVFDSH3ODQƔ%RXOHYDUGSODQWLQJVDORQJ,QGXVWU\DQG0DU\6WUHHWƔ6WUHHWVFDSHSODQWLQJVDORQJEXLOGLQJIDFDGHƔ/DQGVFDSHGRXWGRRUDPHQLW\FRXUW\DUGPage 46 of 96 &RQWDFW,QIRUPDWLRQ0DJJLH:D\0&,3533$VVRFLDWH3ODQQHUPDJJLH#JURXQGVZHOOSODQFRP*URXQGVZHOO8UEDQ3ODQQHUV+HDWK3XUWHOO6KDUS0&,35336HQLRU3ODQQHU3DUWQHUKHDWK#JURXQGVZHOOSODQFRP%UDG5RJHUV0&,35333ULQFLSDO3ODQQHU3UHVLGHQWPage 47 of 96 7KDQN\RX6WDWXWRU\3XEOLF0HHWLQJ3URSRVHG=RQLQJ%\ODZ$PHQGPHQW)LOH=%$1RYHPEHUWKPage 48 of 96 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Public Planning Report No. PDS 2 4 -125 Subject: Application for Official Plan Amendment and Zoning By-law Amendment P.A.R.C.E.L. Inc. 14070 Yonge Street PART BLOCKS A, B and G, PLAN M42, PART 3, 65R-5870 AND PARTS 3, 6, 7 AND 8, 65R-33710 File Number: OPA-2024-03; ZBA-2024-03 Prepared by: Felix Chau, Planner Department: Planning and Development Services Date: November 12, 2024 Recommendation 1. That Report No. PDS24-125 be received; and 2. That comments presented at the statutory Public Planning meeting be addressed by Planning and Development Services in a report to a future Committee of the Whole meeting. Executive Summary The purpose of this report is to provide Council and members of public with background information on the proposed Official Plan and Zoning By-law Amendment applications at 14070 Yonge Street (Figure 1 – Location Map). The following is a summary of the development proposal:  Official Plan and Zoning By-law Amendment applications have been submitted to facilitate the development of two five-storey condominium buildings consisting of one (1) residential apartment building totaling 180 units, and one (1) senior’s lifestyle apartment building totaling 120 units. Page 49 of 96 November 12, 2024 2 of 14 Report No. PDS24-125  Previous site-specific Official Plan and Zoning By-law Amendments were approved for the subject lands, which permitted a wellness centre, medical office/clinic, an accessory pharmaceutical dispensary, an accessory nutritional use, a single detached residential unit, and an apartment building to a maximum of 20 units. Despite the planning approvals, the owner did not proceed with construction and the site remains largely vacant.  A preliminary review of the proposed application has been undertaken by Town departments and public agencies, with those comments and any additional comments from the Public Planning Meeting to be addressed prior to a recommendation report being brought forward to Council. Background Application History In 2008, the owner previously submitted applications Official Plan Amendment (OPA) and Zoning By-law Amendment (ZBA) (OPA File Number D09-03-08 and ZBA File Number D14-14-08) for the subject property to facilitate the development of a health and wellness centre which included a wide range of medical-type uses, a 45-unit apartment building, and a single detached dwelling. The owner proposed a total of four buildings consisting of two and three storeys. These applications were refused by Council in January 2009. The owner appealed this decision to the Ontario Municipal Board (OMB – now, the Ontario Land Tribunal). A pre-hearing on the matter was held in November 2010 and a settlement was reached shortly after as the owner revised their proposal. The policy was revised to permit the following: a wellness centre, medical office/clinic, an accessory pharmaceutical dispensary, an accessory nutritional use, a single detached residential unit, and an apartment building to a maximum of 20 units. A total of three buildings were agreed upon (see Figure 2 – Previously Approved Site Plan). Council accepted the revised proposal, and the OMB appeal was settled with Council endorsement of the OPA and ZBA in May 2011. Subsequently in 2014, the owner submitted an application for Site Plan Approval to conduct further technical and detailed design review of the proposal. The Site Plan Application was approved with a Site Plan Agreement executed for the apartment building on August 18, 2021. Despite the approvals, the owner did not proceed with construction, and the site remains largely vacant. Page 50 of 96 November 12, 2024 3 of 14 Report No. PDS24-125 In January 2024, the owner initiated a pre-consultation meeting request with Staff for the proposal at hand. A pre-consultation meeting for the subject applications was held with the owner in February 2024. The subject applications were then received and deemed complete by the Town in July 2024. The owner hosted a Community Information Meeting on September 5, 2024, to introduce the application to area residents and to obtain initial feedback. The meeting was attended by residents, representatives of the Town, the owner and their consulting team and the local Ward 4 Councillor. Location / Land Use The subject site is located at the southwest corner of Yonge Street and Elderberry Trail, north of Bloomington Road. The site has an approximate total area of 3.6 hectares (8.9 acres) with 140.0 metres of frontage along Yonge Street and 217.0 metres of frontage along Elderberry Trail. The site currently contains an abandoned building previously used as a presentation centre located on the northeastern corner of the site, the balance of the lands remains vacant. Surrounding Land Uses The surrounding land uses are as follows: North: Single detached dwellings and environmentally protected lands. South: Ontario Provincial Police building, Ontario Natural Resources office, and Service Ontario building. East: Single detached dwellings, including a new residential subdivision on Calla Trail comprising of 50 dwelling units. West: Single detached dwellings. Policy Context Provincial Policies All Planning Act development applications are subject to provincial policies. The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest. These policies support the development of strong communities through the promotion of efficient land use and development patterns, and encourage the creation Page 51 of 96 November 12, 2024 4 of 14 Report No. PDS24-125 of diverse housing opportunities that capitalize on proximity to goods, services, and transit. The Growth Plan for the Greater Golden Horseshoe is a guiding document for growth management within the Greater Golden Horseshoe (GGH) Area to 2051. The Growth Plan provides a framework which guides decisions on how land will be planned, designated, zoned and designed, with assigned population, employment, and intensification targets to be met. The Lake Simcoe Protection Plan (LSPP) is a provincial document that provides policies which addresses aquatic life, water quality, water quantity, shorelines and natural heritage, other threats and activities (including invasive species, climate change and recreational activities) and overall implementation. The subject lands are not within the Regulated Area by the Lake Simcoe Region Conservation Authority (LSRCA). Oak Ridges Moraine Conservation Plan (ORMCP) The ORMCP provides land use and resource management planning direction on how to protect the Moraine’s ecological and hydrological features and functions. The subject lands are located within the ‘Settlement Area’ of the ORMCP. Settlement Areas are intended for urban development, allowing for a variety of residential uses. Their purpose is to concentrate and manage urban growth, reducing encroachment on and impact to nearby ecological features, while aligning with the growth objectives outlined in the Town's Official Plan. York Region Official Plan (YROP) The subject lands are designated “Urban Area” by the YROP (Map 1). Urban Areas are planned to accommodate a significant portion of growth for the Region through intensification. The planning vision for “Urban Area” is to strategically focus growth while conserving land and resources, and to create livable, accessible and complete communities. A primary goal of the YROP is to enhance the Region’s urban structure through city building, intensification, and providing compact and complete vibrant communities. The subject lands are situated within the "Built-Up Area" with applicable Regional Corridor policies along Yonge Street. Policy 4.1.3.b anticipates small scale intensification and infill development based on local context to occur within the Built Up Area. Policy 4.4.2 requires that a minimum of 50 per cent of all residential development between 2021 to 2041, and 55 per cent from 2041 to 2051 occur annually within the built-up area identified on Map 1B. Page 52 of 96 November 12, 2024 5 of 14 Report No. PDS24-125 Portions of the north and southwest boundaries of the subject lands are identified to be within the “Regional Greenland System” (Map 2), and further identified to be within “Woodlands” (Map 5). Any proposed development or site alteration should be located outside of any key natural heritage features or key hydrologic features and their required vegetation protection zones (VPZ). Natural heritage features and their appropriate VPZ should be designated and rezoned for environmental protection accordingly. Town of Aurora Official Plan (2024) The subject lands have multiple designations within the Town of Aurora Official Plan (2024). As shown on Schedule “A” of the Official Plan, the Regional Corridor includes properties that front onto Yonge Street. A portion of the property fronting Yonge Street is within the Regional Corridor (refer to Figure 3). Within the Regional Corridor, excluding the Aurora Promenade, intensification will take the form of low to mid-rise buildings with a maximum building height of five (5) storeys. The subject lands are designated as “Suburban Residential” in Schedule “B” of the Town’s Official Plan. Additionally, majority of the Subject Lands are identified under the Yonge Street South Secondary Plan (OPA 34) as Cluster Residential, with a portion within the northwest corner designated as Estate Residential, the southwest corner as Environmental Protection Area, and the south and southeast portion designated as Major Institutional (refer to Figure 3). The Subject Lands are also identified in Schedule “H” – Site-Specific Policy Areas as Site-Specific Policy Area 41. Site-Specific Policy 41 (OMB approved in 2011) permits the following uses on the Subject Lands: a wellness centre, medical office/clinic, an accessory pharmaceutical dispensary, an accessory nutritional use, a single detached residential unit, and an apartment building (to a maximum of 20 units). Site-Specific Policy 41 also limits coverage to a maximum of 11% of the Subject Lands, 21% maximum developable area that can be disturbed, 10% impermeable surface, and a setback of a minimum of 45.0 m from the centreline of Yonge Street. Zoning By-law 6000-17, as amended The subject property is currently zoned “Holding Provision Institutional Exception Zone (H) I (391)”. As previously mentioned, this site-specific Institutional zone was approved in 2011 by the OMB to facilitate the development of three buildings on the subject lands. Permitted uses are tied to the specific buildings as follows: Page 53 of 96 November 12, 2024 6 of 14 Report No. PDS24-125 Building A:  Wellness Centre;  Medical Office/Clinic;  Accessory Uses;  Accessory Pharmaceutical Dispensary; and  Accessory Nutritional use. Building B:  One Apartment Building with a maximum 20 residential units. Building C:  One (1) detached dwelling unit. Specific building setbacks and standards and parking requirements were established based on the development proposal (refer to Figure 4). However, these buildings were never constructed, as the lands remain largely vacant apart from the abandoned structure previously used as a presentation centre. Reports and Studies The Owner submitted the following documents as part of a complete application to the proposed Official Plan and Zoning By-law Amendment applications: Report Name Report Author Planning Opinion Report Malone Given Parsons Ltd. Draft Official Plan Amendment Malone Given Parsons Ltd. Draft Zoning By-law Amendment Malone Given Parsons Ltd. Conceptual Site Plan Tregebov Cogan Architecture Urban Design Brief Tregebov Cogan Architecture Environmental Impact Study Pinchin Canada Butternut Health Assessment Kuntz Forestry Tree Preservation Protection and Replacement Plan Kuntz Forestry Page 54 of 96 November 12, 2024 7 of 14 Report No. PDS24-125 Report Name Report Author Geotechnical Study Pinchin Canada Hydrogeological Study Pinchin Canada Phase 1 Environmental Site Assessment Pinchin Canada Functional Servicing Report Arcadis Professional Services (Canada) Inc. Stormwater Management Report Arcadis Professional Services (Canada) Inc. Traffic Impact Study GHD Ltd. Addendum Traffic Impact Letter GHD Ltd. Noise and Vibration Impact Analysis Acoustics Canada Ltd. Stage 1 & 2 Archaeological Assessment Archaeological Services Inc. Proposed Applications Proposed Official Plan Amendment Below is a summary of the applicant’s proposed amendments to the Town’s Official Plan (refer to Figure 5):  Amend the provisions of Special Policy 41 to facilitate the development of two (2) five-storey residential apartment buildings on the subject lands;  Redesignate portions of the Subject Lands from “Estate Residential” and “Major Institutional” to “Cluster Residential”, and from “Cluster Residential” to “Environmental Protection Area” on Schedule AA of the Yonge Street South Secondary Plan, and any associated land use Schedules;  Refine the limits of the Natural Heritage System. Proposed Zoning By-law Amendment As shown in Figure 6, the applicant proposes to rezone the subject lands from “Holding Provision Institutional Exception Zone (H) I (391)” to “Second Density Apartment Page 55 of 96 November 12, 2024 8 of 14 Report No. PDS24-125 Residential RA2 (XX) Exception Zone”, “Second Density Apartment Residential RA2 (YY) Exception Zone”, and “Environmental Protection (EP)”. The Owner has submitted a draft Zoning By-law which is currently under review by staff. The applicant has drafted site-specific provisions, which rely on a future severance of the property to situate both buildings on its own individual lot. In preparing the proposed site design and zoning standards, the applicant has considered site constraints including the existing topography of the site. The following is a table to compare the difference between the parent “RA2” zoning requirements with the proposed “RA2 (XX)” and “RA2 (YY)” Exception Zones. Parent “RA2” Zone Standards Proposed “RA2 (XX)” Exception Zone Proposed “RA2 (YY)” Exception Zone Minimum Lot Area 95 m2 per dwelling unit 75 m2 per dwelling unit (based on a site area of 13,936 m2 No amendment (based on a site area of 22,037 m2 Minimum Front Yard Setback ½ the height of the Main Building and in no case less than 9 m from the Street Line 7.0 m No amendment Minimum Interior Side Yard Setback ½ the height of the Main Building and in no case less than 6 m 10 m 10 m Minimum Exterior Side Yard Setback ½ the height of the Main Building and in no case less than 9 m 6 m No amendment Maximum Lot Coverage 35 % 25 % 12% Page 56 of 96 November 12, 2024 9 of 14 Report No. PDS24-125 Parent “RA2” Zone Standards Proposed “RA2 (XX)” Exception Zone Proposed “RA2 (YY)” Exception Zone Amenity Area Any Apartment Residential Zone…which contains Apartment Dwelling Units… shall provide a minimum Amenity Area of Eighteen (18) square metres per dwelling unit, provided a minimum of 50% of the required Amenity Area is provided as interior amenity space. Minimum Amenity Area of Eighteen (18) square metres per dwelling unit. Note: The proposed bylaw exceptions are highlighted and labelled with an asterisk “*”. Final zoning performance standards will be evaluated by Staff in detail prior to the implementing Zoning By-law Amendment being brought forward to Council for enactment. Furthermore, due to factors including the proposed severance and dual zoning resulting in smaller lot areas, and the increase in overall building footprint and associated vehicular drop off areas, the applicant has proposed to amend the maximum disturbed and impervious areas on the lots, implemented through the existing “(H) I (391)” zone. Conceptual Site Plan and Elevations Currently, the Applicant has not submitted a formal site plan application. As illustrated on Figures 7 and 8, the proposed development two (2) five-storey residential apartment buildings, intended to be developed over two phases: a condominium apartment building located along the Yonge Street frontage (Phase 1), and a lifestyle condominium apartment building, located internal to the Subject Lands (Phase 2). Vehicular driveway access to be shared by both buildings is proposed from Elderberry Trail. Each building features a circular driveway containing surface parking spaces, pickup/drop-off areas, and access to the two levels of underground parking. The two phases are intended to be severed into two separate parcels through a future severance application. Phase 1 is the proposed five-storey, 180-unit residential condominium building at the corner of Yonge Street. Approximately 17,145 m2 of Gross Floor Area (GFA) is proposed with a density of 1.23 FSI. The residential units will vary from one to three bedrooms with an average size of 80 m2 per unit. Majority of the 270 parking spaces will be accommodated within two levels of underground parking. Surface parking is limited to 8 Page 57 of 96 November 12, 2024 10 of 14 Report No. PDS24-125 surface spaces with more visitor parking provided underground. Eight barrier free parking spaces are proposed. In addition, 50 bicycle parking spaces are proposed. To match the topography of the site, the building steps up towards the south wing, maintaining the five-storey profile. Rooftop outdoor amenity spaces are proposed. Ground-level patios and balconies are featured along the north, east, and south facades of the building. Phase 2 is the proposed five-storey, 120-unit lifestyle condominium apartment building located centrally within the site. Approximately 13,150 m2 of Gross Floor Area (GFA) is proposed with a density of 0.59 FSI. The residential units vary with most being one or two bedrooms, averaging 93 m2 per unit in size. 165 parking spaces will be accommodated within two levels of underground parking, and 16 surface level parking spaces will be provided. Seven barrier free parking spaces are proposed. In addition, 40 bicycle parking spaces are proposed. Landscaped and amenity rooftop spaces in addition to a landscaped courtyard are proposed. Balconies are featured along all facades of the building. Other Planning Considerations As previously mentioned, the proposed zoning standards rely on a future consent application to sever the property. Both proposed buildings would be situated on its own lot. A consent application is required to be submitted and approved by the Committee of Adjustment prior to an approval of the subject Zoning By-law Amendment. This will determine the boundaries of the proposed “RA2 (XX)”, “RA2 (YY)”, and “EP” zones to implement the proposed zoning standards. Analysis Department / Agency Comments The proposed applications were circulated to all internal and external agencies for review and comments. The following is a summary of matters that will require further review and discussions on:  Conformity to the PPS, the Growth Plan, Regional and Local policies.  Traffic considerations (ie. potential signalization) at the Yonge Street and Elderberry Trail intersection.  Review and confirmation of the Environmental Impact Assessment with respect to adjacent woodland and associated vegetation protection zone limit Page 58 of 96 November 12, 2024 11 of 14 Report No. PDS24-125  Ensuring appropriate landscaping buffers are provided for the proposed development.  Availability of municipal servicing capacity. Public Comments A Community Information Meeting (CIM) was held on September 5, 2024, at the Aurora Public Library. Questions raised by members of the public included the following, with the corresponding responses also provided:  Is a proposal of 300 residential units appropriate for the context of this site? While the subject property is largely surrounded by single detached dwellings and environmental features, the property is located along the Yonge Street Regional Corridor that envisions compact, pedestrian-scaled, street and transit-oriented development. Staff will continue to review all level of land use policies and consider the existing context of the area to determine the appropriateness of the of the unit count for this proposal.  Will the Yonge Street and Elderberry Trail intersection be signalized as part of this development? Yonge Street is a Regional Road and therefore the signalization of the intersection is at the discretion of York Region. However, Town Staff will work with Regional Staff and the applicant to determine if traffic signals are warranted at this intersection based on review of Regional and Town traffic standards.  How can the developer ensure that the seniors/adult lifestyle apartment building remain truly for seniors/adults? From a Zoning By-law perspective, the applicant proposes two (2) apartment buildings. The applicant proposes that one (1) of the apartment buildings will be geared towards seniors/adults through marketing and by providing seniors/adult- focused amenities and programs.  Will existing trees be removed? If so, will mature trees be replanted in its place? The applicant has not submitted a landscaping plan at this point. This is a requirement as part of the next submission. All existing vegetation that will be impacted or removed to facilitate this development must be reviewed and approved by the Town’s Operations (Parks) Division. Accordingly, vegetation management initiative will be required to address tree inventory/assessments, tree removals, preservation of boundary trees to remain, and compensation Page 59 of 96 November 12, 2024 12 of 14 Report No. PDS24-125 plantings for trees removed. Compensation plantings shall be in accordance with the Town’s Tree Removal & Compensation policy. Advisory Committee Review The Town’s Accessibility Advisor reviewed the subject applications on behalf of the Accessibility Advisory Committee. Any final review comments that need to be addressed with the Accessibility Advisory will be done prior to approval of the subject applications, in the event that decisions of approval are rendered. Legal Considerations Subsections 22 (7) and 22 (7.0.2) of the Planning Act states that if Council refuses the Official Plan Amendment application or fails to make a decision on it within 120 days after the receipt of the application, the applicant (or the Minister) may appeal the application to the Ontario Land Tribunal (OLT). Subsection 34 (11.0.0.0.1) of the Planning Act states that if the passing of a Zoning Bylaw Amendment also requires an amendment to the Official Plan, and that if both applications are made on the same day, if Council refuses the Zoning By-law Amendment application or fails to make a decision on it within 120 days after the receipt of the application, the applicant (or Minister) may appeal the application to the OLT. The applications were received on June 24, 2024, and therefore, the applicant may appeal to the OLT after the date of October 22, 2024 Financial Implications There are no direct financial implications arising from this report. Communications Considerations A Notice of Public Planning Meeting was published in the local newspapers and posted on the Town’s website. In addition, the notice was given by mail to all addressed property owners within a 120-metre radius of the subject lands. A Notice of the Public Planning meeting sign was also posted directly on the property. Public Meeting notification has been provided in accordance with the Planning Act. Page 60 of 96 November 12, 2024 13 of 14 Report No. PDS24-125 Climate Change Considerations To better understand if there are any adverse climate change impacts, staff will be requesting a Green Development Report in accordance with Section 5 of the Official Plan as part of a future site plan application. Link to Strategic Plan The proposed OPA and ZBA Applications support the Strategic Plan goal of Supporting an exceptional quality of life for all through its accomplishment in satisfying requirements in the following key objectives within this goal statement: Strengthening the fabric of our community: Through the review and approval of the Official Plan and Zoning By-law Amendments, housing opportunities are created that collaborates with the development community to ensure future growth includes housing opportunities for everyone. Alternative(s) to the Recommendation 1. Direct staff to report back to another Public Planning Meeting addressing any issues that may be raised. Conclusions Staff will continue to review the subject applications having consideration for the above noted matters and comments received. The applicant can address the comments and incorporate required revisions as appropriate. A recommendation report will then be prepared for a future General Committee meeting once the technical review is completed. Attachments Figure 1 – Location Map Figure 2 – Previously Approved Site Plan Figure 3 – Existing Official Plan Designation Figure 4 – Existing Zoning By-Law Figure 5 – Proposed Official Plan Designations Figure 6 – Proposed Zoning By-law Figure 7 – Conceptual Site Plan Page 61 of 96 November 12, 2024 14 of 14 Report No. PDS24-125 Figure 8 – Conceptual Elevations Previous Reports None. Pre-submission Review Agenda Management Team review on October 31, 2024. Approvals Approved by Marco Ramunno, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 62 of 96 Calla TrailEquestrianDriveDavina CircleBloomington RoadHoudiniWayYonge StreetElderberryTrailOld Bloomington RoadCalla TrailBloomington RoadHuntersGlenRoad5055534739595721018051516117492268762082626112022312271706240111601381731215246126132166144541562988528012341902864541105636767198481827271163422201828242632301412123252138377033137595431472924420815186357139256321662227919232117275153146965588301328738782040765054586266707276788023192222016121066050565862705355576133815113632306706660565048464036302622181410457167635955514743393733292521171391Richmond HillLOCATION MAPMap created by the Town of Aurora Planning and Building Services Department, 2024-10-22. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2023, © First Base Solutions Inc., 2023 Orthophotography.kFIGURE 1St John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington RdAPPLICANT: P.A.R.C.E.L. Inc.FILES: OPA-2024-03 & ZBA-2024-03SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\14070 Yonge Street (OPA-2024-03 and ZBA-2024-03)\Report_Maps_Oct_2024\PARCEL_14070_Yonge_St_OPA_2024_03_and_ZBA_2024_03\PARCEL_14070_Yonge_St_OPA_2024_03_and_ZBA_2024_03.aprx0 50 100MetresPage 63 of 96 Page 64 of 96 EquestrianDriveDavina CircleRoyalHillCourtHoudiniWayElderberryTrailOld Bloomington RoadCalla TrailHuntersGlenRoadYONGE STREETBLOOMINGTON ROADBLOOMINGTON ROADEXISTING OFFICIAL PLAN DESIGNATIONAPPLICANT: P.A.R.C.E.L. INC.FILES: OPA-2024-03 & ZBA-2024-03FIGURE 3Map created by the Town of Aurora Planning and Building Services Department, 2024-10-25. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2023, © First Base Solutions Inc., 2023 Orthophotography.Document Path: J:\data\data\Planning Maps\14070 Yonge Street (OPA-2024-03 and ZBA-2024-03)\Report_Maps_Oct_2024\PARCEL_14070_Yonge_St_OPA_2024_03_and_ZBA_2024_03\PARCEL_14070_Yonge_St_OPA_2024_03_and_ZBA_2024_03.aprxSubject LandsSt John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington Rd Community Servicesand FacilitiesEnvironmentalProtectionEstate ResidentialPrivate ParklandPublic ParklandSuburban Residentialk0 50 100MetresRegional CorridorPage 65 of 96 EquestrianDriveBloomington RoadRoyalHillCourtDavinaCircleHoudiniWayYonge StreetElderberryTrailOld Bloomington RoadCalla TrailBloomingtonRoadHuntersGlenRoadER(19)O2(261)R8(442)O2(369)O2(369)O2(261)O2(456)ERERIIEP(277)EP-ORMEP(277)EP(277)R3(435)EP-ORMO2(63)R2(276)R2(276)R3(368)EP-ORMERO1R4(501)O1O2O2R3(525)R3(526)R3(526)R3(522)R3(526)R3(522)EP-ORMR3(523)R3(524)O2(527)O1EP-ORMR3(506)O1(518)O1(518)O2(519)R3(507)O2(519)(H)I(391)EXISTING ZONINGAPPLICANT: P.A.R.C.E.L. INC.FILES: OPA-2024-03 & ZBA-2024-03FIGURE 4Map created by the Town of Aurora Planning and Building Services Department, 2024-10-22. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2023, © First Base Solutions Inc., 2023 Orthophotography.Document Path: J:\data\data\Planning Maps\14070 Yonge Street (OPA-2024-03 and ZBA-2024-03)\Report_Maps_Oct_2024\PARCEL_14070_Yonge_St_OPA_2024_03_and_ZBA_2024_03\PARCEL_14070_Yonge_St_OPA_2024_03_and_ZBA_2024_03.aprxSt John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington Rd k0 50 100MetresSubject_LandsSecond DensityApartment ResidentialRA2RESIDENTIAL ZONESEstate ResidentialDetached SecondDensity ResidentialDetached ThirdDensity ResidentialDetached FourthDensity ResidentialERR2R3R4OPEN SPACE ZONESEnvironmentalProtectionOak Ridges MoraineEnvironmental ProtectionPublic Open SpaceINSTITUTIONAL ZONESInstitutionalEP-ORMIEPO1Private Open SpaceO2Page 66 of 96 EquestrianDriveDavina CircleRoyalHillCourtHoudiniWayElderberryTrailOld Bloomington RoadCalla TrailHuntersGlenRoadYONGE STREETBLOOMINGTON ROADBLOOMINGTON ROADCommunity Servicesand FacilitiesEnvironmentalProtectionEstate ResidentialPrivate ParklandPublic ParklandSuburban ResidentialRegional CorridorPROPOSED OFFICIAL PLAN AMENDMENTAPPLICANT: P.A.R.C.E.L. INC.FILES: OPA-2024-03 & ZBA-2024-03FIGURE 5Map created by the Town of Aurora Planning and Building Services Department, 2024-10-25. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\14070 Yonge Street (OPA-2024-03 and ZBA-2024-03)\Report_Maps_Oct_2024\PARCEL_14070_Yonge_St_OPA_2024_03_and_ZBA_2024_03\PARCEL_14070_Yonge_St_OPA_2024_03_and_ZBA_2024_03.aprxSubject Lands -Special Policy 41St John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington Rd k0 50 100MetresPage 67 of 96 Yonge StreetEquestrianDriveBloomington RoadRoyalHillCourtDavinaCircleHoudiniWayElderberryTrailOld Bloomington RoadCalla TrailBloomingtonRoadHuntersGlenRoadER(19)O2(261)R8(442)O2(369)O2(369)O2(261)O2(456)ERERIIEP(277)EP-ORMEP(277)EP(277)R3(435)EP-ORMO2(63)R2(276)R2(276)R3(368)EP-ORMERO1R4(501)O1O2O2R3(525)R3(526)R3(526)R3(522)R3(526)R3(522)EP-ORMR3(523)R3(524)O2(527)O1EP-ORMR3(506)O1(518)O1(518)O2(519)R3(507)O2(519)RA2(YY)RA2(XX)EPPROPOSED ZONINGAPPLICANT: P.A.R.C.E.L. INC.FILES: OPA-2024-03 & ZBA-2024-03FIGURE 6Map created by the Town of Aurora Planning and Building Services Department, 2024-10-22. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\14070 Yonge Street (OPA-2024-03 and ZBA-2024-03)\Report_Maps_Oct_2024\PARCEL_14070_Yonge_St_OPA_2024_03_and_ZBA_2024_03\PARCEL_14070_Yonge_St_OPA_2024_03_and_ZBA_2024_03.aprxSt John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington Rd k0 50 100MetresProposed ZoningEPRA2(XX)RA2(YY)Second DensityApartment ResidentialRA2RESIDENTIAL ZONESEstate ResidentialDetached SecondDensity ResidentialDetached ThirdDensity ResidentialDetached FourthDensity ResidentialERR2R3R4OPEN SPACE ZONESEnvironmentalProtectionOak Ridges MoraineEnvironmental ProtectionPublic Open SpaceINSTITUTIONAL ZONESInstitutionalEP-ORMIEPO1Private Open SpaceO2Page 68 of 96 Page 69 of 96 PROPOSED ELEVATIONSMap created by the Town of Aurora Planning and Building Services Department, 2024-10-22. Base data provided by P.A.R.C.E.L. Inc.FIGURE 8APPLICANT: P.A.R.C.E.L. Inc.FILES: OPA-2024-03 & ZBA-2024-03Document Path: J:\data\data\Planning Maps\14070 Yonge Street (OPA-2024-03 and ZBA-2024-03)\Report_Maps_Oct_2024\PARCEL_14070_Yonge_St_OPA_2024_03_and_ZBA_2024_03\PARCEL_14070_Yonge_St_OPA_2024_03_and_ZBA_2024_03.aprxPage 70 of 96 Public Planning Meeting14070 Yonge StreetApplication: Official Plan Amendment, Zoning By-law AmendmentApplicant: P.A.R.C.E.L. Inc.Location: 14070 Yonge StreetFile Number: OPA-2024-03; ZBA-2024-03November 12, 2024Page 71 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESSite ContextSurrounding AreaPage 72 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESLocationSubject Lands: 14070 Yonge Street •Subject Property total size: 3.6 hectares (8.9 acres) •Total Frontage: 140 metres (460 ft) along Yonge Street and 217 metres (712 ft) along Elderberry TrailSubject applicationsPage 73 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESBackgroundPreviously Approved Applications:•2011 – OMB settlement; Council endorsed the development of 3 buildings:1) a wellness centre & associated uses2) 20-unit apartment building3) detached dwelling•2014 – Site Plan Approval for the apartment building123Page 74 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Official Plan DesignationOfficial Plan Designation•Schedule A: Regional Corridor•Schedule B: “Suburban Residential”•Yonge Street South Secondary Plan Area (OPA34): “Cluster Residential”, “Estate Residential”, “Environmental Protection Area”, and “Major Institutional”•Schedule H: Site-Specific Policy Area 41Cluster ResidentialEstate ResidentialMajor InstitutionalEnvironmental Protection AreaPage 75 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Zoning The current zoning permits a variety of uses specific to a previous proposal:Building A:•Wellness Centre; Medical Office/Clinic; Accessory Uses; Accessory Pharmaceutical Dispensary; and Accessory Nutritional Use.Building B:•One Apartment Building with a maximum 20 residential units.Building C:•One detached dwelling unit.Comprehensive Zoning By-law 6000-17: Holding Provision Institutional Exception Zone (H) I (391)Page 76 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProjectProposed Development•2 five-storey condominium apartment buildings•To be developed over 2 phases:•Phase 1 – 180-unit residential condo building•Phase 2 – 120-unit lifestyle condo building•Vehicular access from Elderberry Trail•Future consent applicationPage 77 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESConceptual Rendering •Condo units ranging between 80 sq.m and 120 sq.m•Majority underground parking provided at a 1.5 space per unit ratePage 78 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Official Plan Proposed Site-Specific Official Plan Designation•Amend the provisions of Special Policy 41•Redesignate portions of the Subject Lands from “Estate Residential” and “Major Institutional” to “Cluster Residential”, and from “Cluster Residential” to “Environmental Protection AreaxRefine the limits of the Natural Heritage System.Page 79 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Zoning Proposed Zoning By-law•Rezone the subject lands from “Holding Provision Institutional Exception Zone (H) I (391)” to:•“Second Density Apartment Residential RA2 (XX) Exception Zone”, •“Second Density Apartment Residential RA2 (YY) Exception Zone”•“Environmental Protection (EP)”•Addresses land uses and setbacksPage 80 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESPublic Comments To Date A Community Information Meeting was hosted by the applicant on September 5th, 2024, with public discussion on:•Is a proposal of 300 residential units appropriate for the context of this site?•Will the Yonge Street and Elderberry Trail intersection be signalized as part of this development? •Will existing trees be removed? If so, will they be replaced?Page 81 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESApplication Circulation Review Staff have identified the following matters to be addressed:•Conformity to the Provincial Policy Statement, the Growth Plan, Regional and Local policies•Traffic considerations (ie. Potential signalization) at the Yonge Street and Elderberry Trail intersection•Review of Environmental Impact Assessment with respect to the adjacent woodland and associated vegetation protection zone limit•Availability of municipal servicing capacityPage 82 of 96 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESNext Steps Next Steps in the Planning process:•Staff will work with the applicant to address all comments from the public and commenting agencies. When appropriate, a staff report with recommendations will be presented at a future Committee of the Whole Meeting for consideration•The applicant has expressed the desire to separate ownership of the buildings. As such, a future Consent Application will be required to divide the lot. •A Site Plan Application has not been submitted for technical review; a Site Plan Application is required subsequent to the Land Use review. •All interested parties will be notified of updates relating to the subject applicationsPage 83 of 96 Thank youFor any questions please contact:Felix ChauPlannerfchau@aurora.ca365-500-3105Page 84 of 96 MALONE GIVEN PARSONS LTD. 140700 Yongee Street,, Auroraa ONPUBLIC MEETING7:00 p.m.Tuesday, November 12th, 2024P.A.R.C.E.L. Inc.Official Plan & Zoning By-law Amendment Applications1Page 85 of 96 SSite ContextLocated on the southwest corner of Yonge Street (140m) and Elderberry Trail (217m.Yonge Street is designated as a Regional Corridor which permits heights of up to 5 storeys or 17 m (Delmanor height for example).3.6 hectares (8.9 acres).Woodlot located north of site and along part of the southern boundary.Site slopes down from Community Services/Institutional uses to the south.2(public)Page 86 of 96 PPrior Approvals3Development Approved by OMB in 2011 (site specific OPA and Zoning). •User-owned and operated 3-storey Wellness Centre, incl. commercial space, medical clinic, pharmacy, or nutritional clinic•4–storey Adult Living Condominium, 20 luxury units•One Single Detached HomeSite Plan Approved in 2021.Access off Elderberry Trail and Yonge Street.Page 87 of 96 PProposed Development42 five-storey condominium buildings. Lifestyle condo is Phase 2 and set back from Elderberry while Phase 1 addresses Yonge St. and transit access.Up to 300 units.Ultimately, two separate parcels with shared driveway.Buffered by vegetation from existing residential.Page 88 of 96 PProposed Development5Provides “Missing Middle” to address housing shortage, deemed compatible with low density residential.Phase 1: Condominium (180 units).Phase 2: Adult lifestyle condominium (120 units).Density: 83 units per hectare.Estimated 500 residentsBuilding Coverage: 17% of site.Future applications include a site plan, severance, and building permit.Page 89 of 96 PProposedd Development6Buildings will be integrated with site topography which rises 25m to the southeast and on the west.Majority of parking provided underground and meets by-law req of 1.5 spaces per unit.Retained and restored vegetation buffers development from existing community and maintains linkage with public woodlot to the north.60 m of vegetation between the building and western lot line. Invasive species (Black Locust) will be removed through development.Proposed Site Restoration AreasPage 90 of 96 TTrafficc && Transportation7Yonge Street is a Regional Transit Corridor. Three bus routes: VIVA BLUE, 96, 98/99.Transit stops located approximately 50 m north of Site.Publicly accessible sidewalk to Yonge Street proposed within the site.Multi-use paths under construction on Yonge Street.No change to Elderberry Trail is proposed.Transportation Impact Study found level of service at the intersection at acceptable levels with development.Page 91 of 96 TTownn off Auroraa Officiall Plann (2024)8New OP designates land as Suburban Residential and Environmental Protection in southwest corner.Suburban Residential permits single detached dwellings and additional uses, subject to OPA 34.Located along a RegionalCorridorwhere buildings of up to 5-storeys are permitted.Regional CorridorPage 92 of 96 OOfficiall Plann Amendment9To amend the provisions of Site-Specific Special Policy 41, including:•To permit two five-storeyresidential apartment buildings;•Max. building coverage: from 11% to 17% (lower than most other SPs in the area that go up to 35%)•Max. disturbed area: 62%; •Max. impermeable surface: 31%;Changes to Official Plan schedules to implement the proposal;Page 93 of 96 ZZoning Bylaw 6000-17 Amendment10Change in use: from Institutional – 391 (H)I(391) to Second Density Apartment Residential and Environmental Protection Some site specific exceptions for sideyard setbacks, the addition of coverage and other requirements not in the RA2 zone. Meets the RA2 parking requirements.Zoning ProvisionRA2 – Second Density Apartment Residential ZoneTotal SiteZone Exceptions (Combined – Phase 1 & 2)Front Yard (min.)9m from Street Line6.0 m (Yonge)Ext. Side Yard (min.)9.0 m7.0 m (Elderberry)Max. disturbed area -62%Max. building coverage -17%Max. impervious area -31%Page 94 of 96 11AANYY QUESTIONS?Page 95 of 96 The Corporation of The Town of Aurora By-law Number XXXX-24 Being a By-law to confirm actions by Council resulting from a Council Public Planning meeting on November 12, 2024. The Council of the Corporation of The Town of Aurora hereby enacts as follows: 1.That the actions by Council at its Council Public Planning meeting held on November 12, 2024, in respect of each motion, resolution and other action passed and taken by the Council at the said meeting is hereby adopted, ratified and confirmed. 2.That the Mayor and the proper officers of the Town are hereby authorized and directed to do all things necessary to give effect to the said action or to obtain approvals where required and to execute all documents as may be necessary in that behalf and the Clerk is hereby authorized and directed to affix the corporate seal to all such documents. Enacted by Town of Aurora Council this 12th day of November, 2024. Tom Mrakas, Mayor Michael de Rond, Town Clerk Page 96 of 96