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Agenda - Public Planning - 20241119Town of Aurora Special Council Public Planning Meeting Revised Agenda Date:Tuesday, November 19, 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 Note: Added items are marked with an asterisk (*). 2.Land Acknowledgement 3.Approval of the Agenda 4.Declarations of Pecuniary Interest and General Nature Thereof 5.Planning Applications 5.1 PDS24-131 - Application for Zoning By-law Amendment, Town of Aurora, 115 George Street, Part of Lots 1 and 2, Registered Plan 38, File Number: ZBA-2024-07 1 That Report No. PDS24-131 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 15 6.Confirming By-law 6.1 By-law Number XXXX-24 - Being a By-law to confirm actions by Council resulting from a Special Council Public Planning meeting on November 19, 2024 24 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 -131 Subject: Application for Zoning By-law Amendment Town of Aurora 115 George Street Part of Lots 1 and 2, Registered Plan 38 File Number: ZBA-2024-07 Prepared by: Antonio Greco, Senior Planner Department: Planning and Development Services Date: November 19, 2024 Recommendation 1. That Report No. PDS24-131 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 (ZBA) application on 115 George Street. The following is a summary of the development proposal:  The proposed ZBA seeks to rezone the subject property from “Institutional (I) Zone” to “Detached Third Density Residential (R3) Zone,” and “Public Open Space (O1) Zone.” The existing “Environmental Protection (EP) Zone” boundary on the property will remain unchanged as part of this proposed application. Page 1 of 24 November 19, 2024 2 of 8 Report No. PDS24-131 Background Location / Land Use The subject property is municipally known as 115 George Street and is owned by the Town. The property is located on the east side of George Street, just northeast of the Kennedy Street West and George Street intersection (Figure 1 – Location Map). The property has an area of 1.61 hectares (4.0 acres) and contains 134.27 metres (440 feet) of frontage along George Street. The subject property currently contains the George Street Public School, which is permanently closed and is anticipated to be demolished by the end of January 2025. The building demolition will be completed by the Town of Aurora Operations Department. Surrounding Land Uses The surrounding land uses are as follows: North: Single detached dwellings South: Single detached dwellings East: Lions Park and Tannery Creek 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 encourages the creation 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. Page 2 of 24 November 19, 2024 3 of 8 Report No. PDS24-131 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 implementation. The subject lands are not within the Regulated Area by the Lake Simcoe Region Conservation Authority (LSRCA). York Region Official Plan 2022 (YROP) The subject property is designated as part of the established “Urban Area” of the YROP. Urban Areas are planned to accommodate a significant portion of growth for the Region through intensification. The planning vision for the 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 intensification. Additionally, the property is specifically recognized as part of the “Built Up Area”, where a minimum fifty (50) per cent intensification target applies (Region-wide). The YROP further applies a residential unit intensification target to Aurora of 4,600 units to 2051. Town of Aurora Official Plan 2024 The subject property is designated “Community Services and Facilities” and “Environmental Protection” within the Town of Aurora Official Plan (Figure 2 – Existing Official Plan Designation). It is the intent of the “Community Services and Facilities” designation to permit a broad range of community service uses including social, cultural, educational, public recreational, governmental, health, counseling, welfare, emergency services and utility services. This designation serves to protect the function of existing uses and to facilitate the development of additional facilities to support the local community and strengthen the role of the Town as a regional service provider. Furthermore, section 10.2.2 (d) of the Town’s Official Plan states, if a building and/or property within the Community Services and Facilities designation is deemed to be surplus by the owner of the building, residential uses may be permitted without amendment to this Plan, subject to a site-specific Zoning By-law Amendment application to establish appropriate densities and performance standards. The “Environmental Protection” designation is designed to identify, protect and enhance the natural features and functions that will form a strong and permanent Greenlands System. It is intended that these areas remain in their natural state, with alterations to these areas permitted only for sensitively designed passive recreational facilities, Page 3 of 24 November 19, 2024 4 of 8 Report No. PDS24-131 appropriately located stormwater management facilities and environmental enhancement. The portion of the subject property that is designated Environmental Protection is to recognize the floodplain limits on the subject property. Zoning By-law 6000-17, as amended As shown on Figure 3, the subject property is currently zoned “Institutional (I) Zone” and “Environmental Protection (EP) Zone” within the Town’s Zoning By-law 6000-17, as amended. The Institutional zone permits for broad range of community service uses including social, cultural, educational, public recreational, governmental, health, counseling, welfare, emergency services and utility services. The Environmental Protection zone permits for a range of agricultural uses, conservation uses, public parks and private parks. The existing EP zone boundary will remain unchanged as part of this proposed application. Proposed Application Proposed Zoning By-law Amendment The proposed ZBA seeks to rezone the subject property from “Institutional (I) Zone” to “Detached Third Density Residential (R3) Zone,” and “Public Open Space (O1) Zone.” The existing “Environmental Protection (EP) Zone” boundary on the property will remain unchanged as part of this proposed application. As shown in Figure 4, the applicant proposes to rezone the subject property from “Institutional (I) Zone” to “Detached Third Density Residential (R3) Zone,” and “Public Open Space (O1) Zone.” The following is a table to demonstrate the as of right zoning permissions under the “Detached Third Density Residential (R3) Zone” in the Town of Aurora Zoning By-law 6000-17. Residential Zones Minimum Requirements Parent R3 Zone Requirement Permitted Uses 1. Dwelling, Detached 2. Dwelling, Second Suite 3. Home Occupation Lot Area (minimum) 460 m2 Page 4 of 24 November 19, 2024 5 of 8 Report No. PDS24-131 Residential Zones Minimum Requirements Parent R3 Zone Requirement Lot Frontage (minimum) 15 m Front Yard (minimum) 6 m Rear Yard (minimum) 7.5 m Exterior Side Yard (minimum) 6.0 m Interior Side Yard (minimum) 1.2 m (for one storey buildings) 1.5 m (for buildings greater than one storey) Lot Coverage (maximum) 35% Height (maximum) 10 m Parking (minimum) 2.0 spaces per dwelling unit Note: 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. Proposed Conceptual Site Plan As illustrated on Figure 5, a conceptual site plan has been prepared by staff to demonstrate the potential development layout for the subject property. The conceptual site plan illustrates seven (7) 61.5ft lots fronting onto George Street. The proposed lots will also contain a depth between 211ft to 214ft. The subject lots will back onto the proposed Open Space block, which will serve as a public park, containing access off the existing three (3) metre Town Right-of-way (ROW) located at the north end of the property. The Town of Aurora Parks Department will commence their Community Engagement Process regarding the proposed park design in the later part of Q1 2025. Page 5 of 24 November 19, 2024 6 of 8 Report No. PDS24-131 Analysis Department / Agency Comments The following is a summary of matters that will require further discussions on:  Conformity to the Provincial Policy Statement, the Growth Plan, Regional and Local policies.  Proposed site-specific zoning standards.  Further evaluation of the various residential lotting options for the proposed development. Public Comments Planning Staff have not received any comments from the public on the proposed planning application at the time of writing this report. Advisory Committee Review N/A Legal Considerations The Town, as owner of the property, is considered the applicant for the purposes of this rezoning application and is required to follow the steps within the Planning Act to rezone the property, which includes bringing this report to this Public Planning meeting. When the property is to be sold, Council will have to follow the process to declare the lands surplus. A future report and by-law will be required in this regard. Financial Implications There are no direct financial implications as a result of 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, including all the properties on Hawthorne Lane. A Notice of the Public Planning meeting sign was also Page 6 of 24 November 19, 2024 7 of 8 Report No. PDS24-131 posted directly on the property on October 23, 2024. Public Meeting notification has been provided in accordance with the Planning Act. Climate Change Considerations The proposed Zoning By-law Amendment application will increase the Town’s ability to adapt to a changing climate by removing, redeveloping, improving and/or rehabilitating an old building to a more efficient use; as well as by improving natural assets on the same property and protecting flood plain areas. Link to Strategic Plan The proposed Zoning By-law Amendment supports 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 proposed Zoning By-law Amendment on the subject lands, the application will assist to ensure future growth includes housing opportunities for everyone and to meet intensification targets to 2031 as identified in the Town’s 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. 2. That Council provide further direction to staff. Conclusions Staff will receive the comments from this Public Planning Meeting and continue to review the subject application. A recommendation report will then be prepared for a future Committee of the Whole meeting once the technical review is completed. Attachments Figure 1 – Location Map Figure 2 – Existing Official Plan Designation Figure 3 – Existing Zoning By-Law Figure 4 – Proposed Zoning By-Law Page 7 of 24 November 19, 2024 8 of 8 Report No. PDS24-131 Figure 5 – Conceptual Site Plan – 60ft Lots Figure 6 – Plan of Survey Previous Reports None. Pre-submission Review Agenda Management Team review on November 7, 2024 Approvals Approved by Marco Ramunno, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 8 of 24 Hawthorne LaneTemperance StreetGeorge StreetTemperanceStreetReuben StreetGeorge StreetKennedy Street West12390923429271209910031963726328368721041021102311911318103168042461019810810734115353912387612128302820362430117814587693858788592390491116888591Map created by the Town of Aurora Planning and Building Services Department, 2024-10-18. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2023, © First Base Solutions Inc., 2023 Orthophotography.kSt John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington RdLOCATION MAPAPPLICANT: T2:12)$8525$),/(6=%$FIGURE 1SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\George St Public School (115 George Street)\Report_Maps_Oct_2024_George_St_Public_School\Report_Maps_Oct_2024_George_St_Public_School.aprxExisting 3.0m Town Right of WayExisting 3.0 mTown Right Of Way02550MetresPage 9 of 24 Hawthorne LaneTemperanceStreetReuben StreetGeorge StreetKennedy Street West91EXISTING OFFICIAL PLAN DESIGNATIONAPPLICANT: TOWN OF AURORA),/(6=%$FIGURE 2Map created by the Town of Aurora Planning and Building Services Department, 2024-10-18. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\George St Public School (115 George Street)\Report_Maps_Oct_2024_George_St_Public_School\Report_Maps_Oct_2024_George_St_Public_School.aprxSubject LandsSt John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington Rd Aurora Promenade andMTSA Mixed UseCommunity Servicesand FacilitiesEnvironmentalProtectionGeneral IndustrialPublic ParklandStable NeighbourhoodsSuburban ResidentialExisting 3.0m TownRight of Wayk02550MetresExisting 3.0 mTown Right Of WayExisting 3.0m Town Right of WayPage 10 of 24 R7-SN(459)Hawthorne LaneTemperanceStreetReuben StreetGeorge StreetKennedy Street WestR2(2)R8(541)R3R1R7-SN(497)RA2EPR7EP91IEXISTING ZONINGAPPLICANT: TOWN OF AURORA),/(6=%$FIGURE 3Map created by the Town of Aurora Planning and Building Services Department, 2024-10-18. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2023, © First Base Solutions Inc., 2023 Orthophotography.Document Path: J:\data\data\Planning Maps\George St Public School (115 George Street)\Report_Maps_Oct_2024_George_St_Public_School\Report_Maps_Oct_2024_George_St_Public_School.aprxSt John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington Rd k02550MetresSubject_LandsZONING LEGENDOPEN SPACE ZONESEnvironmentalProtectionRESIDENTIAL ZONESINSTITUTIONAL ZONESInstitutionalDetached FirstDensity ResidentialDetached SecondDensity ResidentialDetached ThirdDensity ResidentialIR1R2R3EPTownhouse DwellingResidentialR8Special MixedDensity ResidentialR7Existing 3.0 mTown Right Of WayExisting 3.0m Town Right of WayPage 11 of 24 R7-SN(459)Hawthorne LaneTemperanceStreetReuben StreetGeorge StreetKennedy Street WestR2(2)R8(541)R3R1R7-SN(497)RA2EPR7EP91R3EPO1PROPOSED ZONINGAPPLICANT: TOWN OF AURORA),/(6=%$FIGURE 4Map created by the Town of Aurora Planning and Building Services Department, 2024-10-18. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\George St Public School (115 George Street)\Report_Maps_Oct_2024_George_St_Public_School\Report_Maps_Oct_2024_George_St_Public_School.aprxSt John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington Rd k02550MetresZONING LEGENDOPEN SPACE ZONESEnvironmentalProtectionRESIDENTIAL ZONESINSTITUTIONAL ZONESInstitutionalDetached FirstDensity ResidentialDetached SecondDensity ResidentialDetached ThirdDensity ResidentialIR1R2R3EPTownhouse DwellingResidentialR8Special MixedDensity ResidentialR7PublicOpen SpaceO1Subject LandsExisting 3.0m Town Right of WayProposed ZoningRetain EP ZoningConvert from I to R3 ZoningConvert from I to O1 ZoningExisting 3.0 mTown Right Of WayPage 12 of 24 ReubenStreetHawthorneLaneGeorge StreetGeorge Street12334376872461153936458788341168891Map created by the Town of Aurora Planning and Building Services Department, 2024-10-18. Base data provided by the Town of Aurora and the Region of York.&21&(378$/6ITE PLAN - 60' LOTSAPPLICANT: 72:12)$8525$FILES: ZBA-2024-0FIGURE Document Path: J:\data\data\Planning Maps\George St Public School (115 George Street)\Report_Maps_Oct_2024_George_St_Public_School\Report_Maps_Oct_2024_George_St_Public_School.aprx61.5'61.5'61.5'61.5'61.5'61.5'61.5'214'214'214'213'212'212'211'Existing 3.0m Town Right of Way - Access to ParkProposed ParkProposed Lots - 60' Frontagek02550MetresExisting 3.0 mTown Right Of WayPage 13 of 24 FIGURE 6 - PLAN OF SURVEY Page 14 of 24 Public Planning Meeting115 George StreetApplication: Zoning By-law AmendmentApplicant: Town of AuroraLocation: 115 George Street File Number: ZBA-2024-07November 19, 2024Page 15 of 24 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESLocationSubject Property: 115 George StreetTotal size: •1.61 hectares (4.0 acres)Total Frontage:•134.27 metres (440 feet) along George StreetNorth:Single detached dwellings and Townhouse development (45 Tyler Street)South:Single detached dwellingsEast:Single detached dwellingsWest:Single detached dwellingsPage 16 of 24 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Official Plan DesignationOfficial Plan Designation: “Community Services and Facilities” and “Environmental Protection”•The intent of the “Community Services and Facilities” designation is to permit a broad range of community service uses. •The intent of the “Environmental Protection” designation is to permit agricultural uses, conservation uses, public parks and private parks.Page 17 of 24 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Zoning The current “Institutional (I) Zone” permits for: •Private/Public School•Recreation Centre•Place of Worship•Library•Long Term Care Facility•MuseumThe current“EnvironmentalProtection (EP) Zone”permits for:•Agricultural uses•Conservation uses•Public/Private parksComprehensive Zoning By-law 6000-17: “Institutional (I) Zone” and “Environmental Protection (EP) Zone”Page 18 of 24 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProjectProposed Development•Seven (7) 61.5ft lots fronting onto George Street•Lots will also contain a depth between 211ft to 214ft•Lots will back onto the proposed Open Space block, which will serve as a Public Park•Access to the public park via the existing three (3) metre Town Right-of-way (ROW) located at the north end of the propertyPage 19 of 24 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Zoning •“Detached Third Density Residential (R3) Zone,” and“Public Open Space (O1) Zone”•The existing “Environmental Protection (EP) Zone” boundary on the property will remain unchanged as part of this proposed application•The R3 Zone will implement the as of right zoning permissions as stated in Zoning By-law 6000-17•The O1 Zone will implement the use of public parks, open spaces and trailsProposed Zoning By-lawPage 20 of 24 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESApplication Review Staff have identified the following matters to be addressed:•Detailed review of the subject application to be undertaken to address all comments including those received from this Public Planning Meeting.•Further evaluation of the various residential lotting options for the proposed development.•All technical matters will be addressed through the Site Plan Approval process.Page 21 of 24 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESNext Steps Next Steps in the Planning process:•Receive Council feedback and when appropriate, a staff report with recommendations will be presented at a future Committee of the Whole Meeting for consideration.•All interested parties will be notified of updates relating to the subject application.•Any further planning applications will be subject to the approval of the land use amendments as presented tonight.Page 22 of 24 Thank youFor any questions please contact:Antonio GrecoSenior Planneragreco@aurora.ca365-500-3103Page 23 of 24 The Corporation of The Town of Aurora By-law Number XXXX-24 Being a By-law to confirm actions by Council resulting from a Special Council Public Planning meeting on November 19, 2024. The Council of the Corporation of The Town of Aurora hereby enacts as follows: 1. That the actions by Council at its Special Council Public Planning meeting held on November 19, 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 19th day of November, 2024. Tom Mrakas, Mayor Michael de Rond, Town Clerk Page 24 of 24