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Agenda - Public Planning - 20250121
Town of Aurora Council Public Planning Meeting Revised Agenda Date:Tuesday, January 21, 2025 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 The Mayor will introduce the procedure that will be followed during the meeting. 5.1 PDS25-009 - Application for Zoning By-law Amendment, Armis Holding Inc., 511, 521, 531 and 543 Wellington Street West, Part Lot 1 and Part 40 Acres, Plan 102, King, File Number: ZBA-2024-05, Related File Number: SP-2024-07 1 That Report No. PDS25-009 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 18 *5.1.2 Applicant Presentation 30 5.2 PDS25-014 - Application for Zoning By-law Amendment, 1000259515 Ontario Inc., 240 Industrial Parkway South, Lot 57, Plan 65R- 10328, File Number: ZBA-2024-06 43 That Report No. PDS25-014 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. *5.2.1 Staff Presentation 57 *5.2.2 Applicant Presentation 69 6.Confirming By-law 6.1 By-law Number XXXX-25 - Being a By-law to confirm actions by Council resulting from a Council Public Planning meeting on January 21, 2025 78 7.Adjournment 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Public Planning Report No. PDS 2 5 -009 Subject: Application for Zoning By-law Amendment Armis Holding Inc. 511, 521, 531 and 543 Wellington Street West Part Lot 1 and Part 40 Acres, Plan 102, King File Number: ZBA-2024-05 Related File Number: SP-2024-07 Prepared by: Felix Chau, Planner Department: Planning and Development Services Date: January 21, 2025 Recommendation 1. That Report No. PDS25-009 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 application at 511, 521, 531, and 543 Wellington Street West (Figure 1 – Location Map). The following is a summary of the development proposal: The proposed Zoning By-law Amendment application seeks to rezone the subject lands to permit the construction of 116 back-to-back stacked townhouse units on a private condominium road. A preliminary review of the proposed application has been undertaken by Town departments and public agencies, with those comments and any additional Page 1 of 78 January 21, 2025 2 of 11 Report No. PDS25-009 comments from the Public Planning Meeting to be addressed prior to a recommendation report being brought forward to Council. Background Application History 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 application was subsequently held with the owner in March 2024. The subject application was then submitted in September 2024 and deemed complete by the Town in October 2024. The owner hosted a Community Information Meeting on December 3, 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 2 Councillor. Location / Land Use The subject site is located on the south side of Wellington Street West, east of Bathurst Street, and west of Timpson Drive. The subject site is comprised of four properties, municipally known as 511, 521, 531, and 543 Wellington Street West. The site has an approximate total area of 1.47 hectares (3.64 acres) with approximately 116 metres (380.6 feet) of frontage along Wellington Street West. Each property currently contains one detached dwelling, which are proposed to be demolished as part of the subject proposal. Surrounding Land Uses The surrounding land uses are as follows: North: Christ Evangelical Lutheran Church (there are active applications for Official Plan Amendment and Zoning By-law Amendment proposing 29 townhouse dwelling units on the south side of this property). Further north is a residential area, the predominant built form being single detached dwellings. South: Environmentally protected lands. Further south is a residential area consisting of single detached dwellings. East: Residential lands approved for 11 single detached dwellings (497 Wellington Street West). Further east is a residential subdivision with single detached Page 2 of 78 January 21, 2025 3 of 11 Report No. PDS25-009 dwellings, Aurora High School, mid-rise apartment buildings, and Wellington Public School. West: Existing residential lots consisting of 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 of diverse housing opportunities that capitalize on proximity to goods, services, and transit. 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 partially within the Lake Simcoe Region Conservation Authority (LSRCA) Regulated Area. York Region Official Plan (YROP) Through Bill 185, planning responsibilities from the Regional Municipality of York was effectively removed as of July 1, 2024. Despite this, the York Region Official Plan remains in effect and will continue to be implemented by local Planning staff. The subject lands are designated as part of the established “Urban Area” (Map 1) and “Community Area” (Map 1A) 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. Community Areas are intended areas for residential, population-related employment and community services to be directed to accommodate concentrations of existing and future population and employment growth. The YROP establishes a Regional Intensification Hierarchy which provides clarity and certainty for intensification development aligned with regional infrastructure. Wellington Street West is identified as a Local Corridor. Local Centres and Corridors are smaller in scale and scope compared to Major Transit Station Areas, and Regional Centres and Page 3 of 78 January 21, 2025 4 of 11 Report No. PDS25-009 Corridors. Local Centres and Corridors serve as important neighbourhood focal points that provide a range of working, shopping, recreation, human services and housing opportunities with appropriate forms and scale that complement the surrounding community. Town of Aurora Official Plan (2024) As shown on Schedule “A” of the Official Plan, the Local Corridor includes properties that front onto Wellington Street. A portion of the property fronting Wellington Street is within the Local Corridor (refer to Figure 2). Intensification is directed to the Local Corridors, at densities and a scale that is compatible with surrounding areas. For the lands along the Wellington Street Local Corridor outside of the Aurora Promenade and Major Transit Station Area Secondary Plan, a maximum building height of four storeys is applicable. Furthermore, the subject lands are designated “Stable Neighbourhoods” and “Environmental Protection” within the Town of Aurora Official Plan. The Stable Neighborhoods designation occupies majority of the subject lands as illustrated in Figure 2 and permits for a wide range of ground-related residential uses, including townhouse units, existing multiple-unit buildings and secondary uses. The intent of the “Stable Neighbourhoods” designation is to protect from incompatible forms of development while also allowing neighbourhoods to be enhanced over time. All new development within the Stable Neighbourhoods shall be compatible with its surrounding context and shall conform with all other applicable policies of the Official Plan. A portion of the rear of the subject lands are designated “Environmental Protection”. This designation is intended to ensure preservation and protection of environmentally sensitive areas from surrounding development and changes in land use. The entirety of the proposed development is outside of the area designated “Environmental Protection”. Zoning By-law 6000-17, as amended As shown on Figure 3, the subject property is currently zoned “Estate Residential Exception (ER-14)”, within the Town’s Zoning By-law 6000-17, as amended. The Estate Residential Exception zone permits a detached dwelling, with specific siting specifications. Page 4 of 78 January 21, 2025 5 of 11 Report No. PDS25-009 Reports and Studies The Owner submitted the following documents as part of a complete application to the proposed Zoning By-law Amendment application: Report Name Report Author Planning Justification Report Macaulay Shiomi Howson Ltd. Draft Zoning By-law Amendment Macaulay Shiomi Howson Ltd. Architectural Plans TACT Architecture Inc. Civil Engineering Drawings Set SITEPLANTECH Inc. Electrical Drawings Set TACT Architecture Inc. Environmental Impact Study Geoprocess Research Associates Inc. Environmental Noise Assessment YCA Engineering Ltd. Floodplain Study Report Watercom Engineering Inc. Functional Servicing and Stormwater Management Report SITEPLANTECH Inc. Geotechnical Investigation Haddad Geotechnical Inc. Hydrogeological Assessment Haddad Geotechnical Inc. Landform Conservation Study SLR Consulting (Canada) Ltd. Landscape Plans byPATH Landscape Architecture Phase One Environmental Site Assessment Haddad Geotechnical Inc. Phase Two Environmental Site Assessment Haddad Geotechnical Inc. Stage 1 & 2 Archaeological Assessment AS&G Archaeological Consulting Inc. Survey Wahba Surveying Transportation Mobility Plan CGH Transportation Page 5 of 78 January 21, 2025 6 of 11 Report No. PDS25-009 Report Name Report Author Tree Inventory and Preservation Plan Report Kuntz Forestry Consulting Inc. Proposed Applications Proposed Zoning By-law Amendment As shown in Figure 4, the Applicant proposes to rezone the subject lands from “Estate Residential Exception (ER-14)” to “Townhouse Dwelling Residential R8 (XX) Exception Zone” to facilitate the development of 116 back-to-back stacked townhouse dwelling units. Furthermore, the southerly portion of the lands is proposed to the rezoned to “Environmental Protection (EP)”. The Owner has submitted a draft Zoning By-law which is currently under review by staff. The following is a table to compare the difference between the parent “R8” zoning requirements with the proposed “R8 (XX)” Exception Zones. The parent “R8” zoning is for typical street townhouses, whereas the proposal is proposing a different built form in stacked townhouses. Parent R8 Zone Requirement Proposed R8 (XX) Exception Zone Permitted Uses Townhouses Townhouses Lot Area (minimum) 180 square metres N/A* Minimum Lot Frontage 6 metres per unit 6.4 metres per unit* Front Yard (minimum) 7.5 metres 2.2 metres to Wellington Street West, except that a terrace or balcony may encroach up to 2 metres* Page 6 of 78 January 21, 2025 7 of 11 Report No. PDS25-009 Parent R8 Zone Requirement Proposed R8 (XX) Exception Zone Side Yard (minimum) 0 metres for interior units 1.5 metres for end units N/A* Parking Standards 1.5 spaces per dwelling unit, minimum 20% of spaces provided shall be set for visitor parking. Total required: 174 Parking Spaces Minimum Resident Parking Spaces: 1.0 space per dwelling unit* Minimum Visitor Parking Spaces: 0.2 space per dwelling unit* Total proposed: 146 Parking Spaces* Amenity Area Any Townhouse Residential Zone, shall provide a minimum Amenity Area of eighteen (18) square metres per dwelling unit. Notwithstanding the provisions of Section 7.5.2.1 (Amenity Area), the following standards shall apply: A minimum of 250m2 shall be required for the purposes of outdoor Amenity Area.* Landscaping A minimum 3.0 metre wide continuous landscaping strip is required on the front and interior side lot line of any lot that has a frontage of 15 metres or more. N/A* 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. Site Plan Application Concurrently, the applicant applied for a Site Plan application to implement the proposed land use amendments as shown in Figure 5 and 6. The Site Plan application Page 7 of 78 January 21, 2025 8 of 11 Report No. PDS25-009 will provide a further technical review of the proposed stacked townhouse units, proposed interconnectedness through the property to the east (497 Wellington Street West), underground parking, snow storage and the maneuverability of internal private road. The current vehicular access for the proposed development demonstrates a right- in/right-out only access from Wellington Street West. 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. 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 discussions on: Conformity to the Provincial policies and other planning policies. Lake Simcoe Region Conservation Authority (LSRCA) review and confirmation of the Environmental Protection limits on the subject property. Ensuring appropriate landscaping buffers are provided for the proposed development. The maintenance and management of stormwater on site. Proposed site-specific zoning standards. Public Comments A Community Information Meeting (CIM) was held on December 3, 2024 at the Aurora Public Library. Questions raised by members of the public included the following, with the corresponding responses also provided: Will there be sufficient parking provided on site for residents and visitors? The proposal contemplates 146 underground parking spaces for the 116 units. This is a proposed parking rate of 1 space per dwelling unit and 0.2 spaces for visitors. Staff will rely on review of the submitted Transportation Mobility Plan to determine the appropriateness of the proposed parking rates and supply. Page 8 of 78 January 21, 2025 9 of 11 Report No. PDS25-009 What type of access is being provided off Wellington Street West? The applicant has demonstrated a temporary right-in right-out access onto Wellington Street West. The subject lands are intended to be connected through a private condominium roadway with the residential lands to the east approved for 11 single detached dwellings (497 Wellington Street West). These 11 lots are approved and serviced however the detached dwellings have not been constructed. Once the private road becomes connected, the temporary right-in right-out access will be removed, and access from Wellington Street West to the site will be through the residential lands to the east. Will there be electric vehicle charging stations provided? Staff has requested a Green Development Report in accordance with Section 5 of the Official Plan to be completed at the Site Plan review stage. Through this review, the necessity of electric vehicle charging stations will be determined. Advisory Committee Review The Town’s Accessibility Advisor reviewed the subject applications on behalf of the Accessibility Advisory Committee and provided no comments as it pertains to the application. Any final review comments that need to be addressed with the Accessibility Advisory Advisor will be done prior to the approval of the Site Plan application. 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 Minister) may appeal the application to the Ontario Land Tribunal (OLT). The application was received on October 2, 2024, and therefore, the applicant may appeal to the OLT after the date of December 31, 2024. Financial Implications There are no financial implications 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 Page 9 of 78 January 21, 2025 10 of 11 Report No. PDS25-009 Planning meeting sign was also posted directly on the property. Public Meeting notification has been provided in accordance with the Planning Act. 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 the associated site plan application. Link to Strategic Plan The proposed Zoning By-law Amendment application 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 review and approval of the Zoning By-law Amendment, 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 at the Public Planning Meeting. 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 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 10 of 78 January 21, 2025 11 of 11 Report No. PDS25-009 Figure 5 – Proposed Site Plan Figure 6 – Proposed Elevations Previous Reports None. Pre-submission Review Agenda Management Team review on January 9, 2025 Approvals Approved by Marco Ramunno, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 11 of 78 LaceyCourtNa v an Crescent Ti m p son D r ive Whitfield CourtWethersfieldCourtMurray DriveMarksburyCourtHi l ldale R o ad Windham TrailGilbank DriveHarmonAvenueHammond DriveWellington Street West3511661116018591731185432106321422121515119531175128216228821552615611110312251033579191721361055420142011144381831519208613369118410389115258985227278861422063716426567188439511814376671279410151561106916217679148154023952723259323924210193696359154111990237017310067132760114200113150185625511620555191155547281208181084311564574991129278920422420791143712728521231961046471610492719168177140427395871251152107180511813922192291061814621983173213679231023414780686128467560135211561895249614341419211923019197124841021114511682515203127181951691553967552937238015234181839267212514915149218351833472113095715243110141927315981191150905108647212013517232726714362334272215458793729311932115120759101449434294521931127401039910468353122541707521200354314321389111171617234815139124354111213582251222548131693556325543351551918540361519571923312336222175612292151251251457421021441379217928338633123535202522178100301538125732234193088507517291953455068313754716186772125458981187615214388842348704646783267152694218201414394451301539517543434749219911511232598684251107720323319248636810627142825922198326342058931629537275633129916261873989033269162412153026123424121041162234227317122344056577302897202226929264132466064299720204921454624511037553348755494112932114815665243413729251915753114104212118128561393041232691072563191791372718165293197259149146804424840136213632122629525123710118515816225130662103464236741637214306277LOCATION MAPMap created by the Town of Aurora Planning and Building Services Department, 2024-12-19. 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: ARMIS HOLDING INC.FILES: ZBA-2024-05 & SP-2024-07SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\511-543 Wellington Street W (Armis Holdings Inc) (ZBA-2024-05)\511-543 Wellington Street W (Armis Holdings Inc) (ZBA-2024-05)\511-543 Wellington Street W (Armis Holdings Inc) (ZBA-2024-05).aprx0 50 100MetresPage 12 of 78 Kenlea CourtMcLeod DriveS en ator C o u r tMcDonaldDrive Springfair AvenueHilldaleRoadLaceyCourtHammondDriveMurray DriveHarmon AvenueGilbank DriveTimpsonDriveWELLINGTON STREET WESTEXISTING OFFICIAL PLAN DESIGNATIONFIGURE 2Map created by the Town of Aurora Planning and Building Services Department, 2024-12-20. 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\511-543 Wellington Street W (Armis Holdings Inc) (ZBA-2024-05)\511-543 Wellington Street W (Armis Holdings Inc) (ZBA-2024-05)\511-543 Wellington Street W (Armis Holdings Inc) (ZBA-2024-05).aprxSubject LandsSt John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W••••404••••404Leslie StYonge StBathurst StBayview AveBloomington Rd••Local CorridorSuburban ResidentialStable NeighbourhoodsPublic ParklandEnvironmentalProtectionCommunity Servicesand Facilities••03060MetresAPPLICANT: ARMIS HOLDING INC.FILES: ZBA-2024-05 & SP-2024-07Page 13 of 78 McLeod DriveKenlea CourtGilbankDriveHilldaleRoadLaceyCourtTimpson DriveMarksburyCourtTimpsonDriveHarmon AvenueWellington Street WestER(14)ER(477)R1(250)R8(224)EP-ORMEPEPEPEPEPIIR3R3R1R3(28)R3(46)R3(50)R3(50)R3(51)R4(27)R1R4(508)EP(509)EXISTING ZONINGFIGURE 3Map created by the Town of Aurora Planning and Building Services Department, 2024-12-19. 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\511-543 Wellington Street W (Armis Holdings Inc) (ZBA-2024-05)\511-543 Wellington Street W (Armis Holdings Inc) (ZBA-2024-05)\511-543 Wellington Street W (Armis Holdings Inc) (ZBA-2024-05).aprxSt John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington Rd k03060MetresSubject LandsTownhouseDwelling ResidentialR8RESIDENTIAL ZONESEstate ResidentialDetached SecondDensity ResidentialDetached ThirdDensity ResidentialDetached FourthDensity ResidentialERR2R3R4OPEN SPACE ZONESEnvironmentalProtectionOak Ridges MoraineEnvironmental ProtectionINSTITUTIONAL ZONESInstitutionalEP-ORMIEPDetached FirstDensity ResidentialR1APPLICANT: ARMIS HOLDING INC.FILES: ZBA-2024-05 & SP-2024-07Page 14 of 78 ER-14 to R8-XER-14 to EP4R-EER-4R--1414 toto RR8-X8--XEERR-R-14 toR-R-1414 totoPPoEo EEPKenlea CourtMcLeod DriveWindham T r a i lGilbankDrive Langman PlaceHilldaleRoadLacey CourtTimpsonDriveMarksburyCourtTimpsonDriveHarmon AvenueWellington Street WestER(14)ER(477)R1(250)R8(224)EP-ORMEPEPEPEPEPIIR3R3R1R3(28)R3(46)R3(50)R3(50)R3(51)R4(27)R4(508)EP(509)PROPOSED ZONINGFIGURE 4Map created by the Town of Aurora Planning and Building Services Department, 2024-12-19. 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\511-543 Wellington Street W (Armis Holdings Inc) (ZBA-2024-05)\511-543 Wellington Street W (Armis Holdings Inc) (ZBA-2024-05)\511-543 Wellington Street W (Armis Holdings Inc) (ZBA-2024-05).aprxSt John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington Rd k03060MetresSubject LandsTownhouseDwelling ResidentialR8RESIDENTIAL ZONESEstate ResidentialDetached SecondDensity ResidentialDetached ThirdDensity ResidentialDetached FourthDensity ResidentialERR2R3R4OPEN SPACE ZONESEnvironmentalProtectionOak Ridges MoraineEnvironmental ProtectionINSTITUTIONAL ZONESInstitutionalEP-ORMIEPDetached FirstDensity ResidentialR1APPLICANT: ARMIS HOLDING INC.FILES: ZBA-2024-05 & SP-2024-07Page 15 of 78 PROPOSED SITE PLANMap created by the Town of Aurora Planning and Building Services Department, 2024-12-19. Base data provided by Tregebov Cogan ArchitectureFIGURE 5Document Path: J:\data\data\Planning Maps\511-543 Wellington Street W (Armis Holdings Inc) (ZBA-2024-05)\511-543 Wellington Street W (Armis Holdings Inc) (ZBA-2024-05)\511-543 Wellington Street W (Armis Holdings Inc) (ZBA-2024-05).aprxAPPLICANT: ARMIS HOLDING INC.FILES: ZBA-2024-05 & SP-2024-07Page 16 of 78 PROPOSED ELEVATIONSMap created by the Town of Aurora Planning and Building Services Department, 2024-12-19. Base data provided by P.A.R.C.E.L. Inc.FIGURE 6Document Path: J:\data\data\Planning Maps\511-543 Wellington Street W (Armis Holdings Inc) (ZBA-2024-05)\511-543 Wellington Street W (Armis Holdings Inc) (ZBA-2024-05)\511-543 Wellington Street W (Armis Holdings Inc) (ZBA-2024-05).aprxAPPLICANT: ARMIS HOLDING INC.FILES: ZBA-2024-05 & SP-2024-07Page 17 of 78 Public Planning Meeting511-543 Wellington Street WestApplication: Zoning By-law AmendmentApplicant: Armis Holding Inc.Location: 511-543 Wellington Street WestFile Number: ZBA-2024-05Related File: SPA-2024-07January 21, 2025Page 18 of 78 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESSite ContextSurrounding AreaPage 19 of 78 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESLocationSubject Lands: 511-543 Wellington Street West•Subject Lands include 511, 521, 531, and 543 Wellington Street West•Total Size: 1.5 hectares (3.6 acres) •Total Frontage: 116 metres (380.6 ft) along Wellington Street WestSubject applicationsPage 20 of 78 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Official Plan DesignationOfficial Plan Designation•“Stable Neighbourhoods” and “Environmental Protection”•Proposed development is entirely outside of the Environmental Protection •Local CorridorPage 21 of 78 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Zoning Comprehensive Zoning By-law 6000-17, as amended: Estate Residential Exception (ER-14) ZoneThe current ER-14 zone permits the following uses:•Dwelling, Detached•Dwelling, Second Suite•Home OccupationPage 22 of 78 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProjectProposed Development•116 stacked townhouse dwelling units (4 blocks)•123 resident parking spaces (1.5 per unit) and 23 visitor parking spaces•Right-In/Right-Out access off Wellington Street West•To be connected to the adjacent approved development to the east via condo roadPage 23 of 78 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESConceptual Rendering •Units ranging between approximately 40 m2(410 ft2) and 85 m2(915 ft2)•146 parking spaces to be provided underground•Buildings will front onto a private condo road, which is subject to a future Plan of Condominium applicationPage 24 of 78 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Zoning Proposed Zoning By-law•Rezone the subject lands from“Estate Residential Exception (ER-14)” to “Townhouse Dwelling Residential R8 (XX) Exception Zone” and “Environmental Protection (EP)”•The proposed site specific R8 zone permits Stacked Townhouses and provisions to facilitate the proposed development (ie. setbacks, lot area, parking requirements) Page 25 of 78 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESPublic Comments To Date A Community Information Meeting was hosted by the applicant on December 3rd, 2024, with public discussion on:•Will there be sufficient parking provided on site for residents and visitors?•What type of access is being proposed off Wellington Street West?•Will there be electric vehicle charging stations provided?Page 26 of 78 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, Local policies•Details review of the proposed site-specific zoning standards•Review and confirmation of the Environmental Protection limits on the subject property•Availability of municipal servicing capacity•All technical matters will be addressed through the Site Plan Approval processPage 27 of 78 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•A future Plan of Condominium application will be required and directed to Council for consideration•All interested parties will be notified of updates relating to the subject applicationsPage 28 of 78 Thank youFor any questions please contact:Felix ChauPlannerfchau@aurora.ca365-500-3105Page 29 of 78 Armis GlenStatutory Public MeetingJanuary,21,2025MeetingJanuaryrr,yy2,122,2,0200522Page 30 of 78 511,521,531 & 543WELLINGTON ST W, AURORAONTARIO, L4G 6J7Page 31 of 78 Page 32 of 78 Page 33 of 78 Page 34 of 78 Page 35 of 78 Page 36 of 78 Page 37 of 78 Page 38 of 78 Page 39 of 78 Page 40 of 78 Page 41 of 78 info@landservicesgroup.ca(+1)416-888-7653https://landservicesgroup.ca/625CochraneDr,Unit801,Markham,ONL3R9R9Contact:Questions:Page 42 of 78 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Public Planning Report No. PDS 2 5 -014 Subject: Application for Zoning By-law Amendment 1000259515 Ontario Inc. 240 Industrial Parkway South Lot 57, Plan 65R-10328 File Number: ZBA-2024-06 Prepared by: Katherine Gatzos Department: Planning and Development Services Date: January 21, 2025 Recommendation 1. That Report No. PDS25-014 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 for 240 Industrial Parkway South (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 private school (middle and senior students) on the subject property; The existing, multi-unit industrial building onsite is proposed to be retained and refitted to accommodate the proposal; The applicant is proposing to rezone the subject property from “(E2) General Employment Zone” to “(E2-XX) General Employment Exception Zone” to permit the proposed development; Page 43 of 78 January 21, 2025 2 of 8 Report No. PDS25-014 The Zoning By-law Amendment will amend the permitted uses on the subject property to include a private school; 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 The pre-consultation package for the proposed application was issued in February 2024, to the applicant. The Zoning By-law Amendment application was received on October 10, 2024, and deemed complete on October 17, 2024. Location / Land Use The subject property, municipally known as 240 Industrial Parkway South, is located on the west side of Industrial Parkway South (Figure 1). The subject property has a lot area of 1.61 ha (16100 sqm), with a frontage along Industrial Parkway South of approximately 88.66 m (290.88 ft). The subject property presently consists of a single storey industrial building (approximately 5415 sqm), and associated parking area. The existing industrial building onsite is proposed to be retained and refitted to accommodate the proposed private school. Surrounding Land Uses The surrounding land uses are as follows: North: Industrial uses, Sheppard’s Bush (26-hectare open space area consisting of woodlands, sports fields, and trails) South: Industrial uses, commercial uses East: Industrial uses, commercial uses, Sheppard’s Bush (26-hectare open space area consisting of woodlands, sports fields, and trails) West: Metrolinx GO rail corridor, industrial uses, residential uses Page 44 of 78 January 21, 2025 3 of 8 Report No. PDS25-014 Policy Context Provincial Policies All Planning Act development applications are subject to provincial policies. The Provincial Planning 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 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. Town of Aurora Official Plan The subject property is designated “General Industrial” under Schedule ‘B’ – Land Use Plan in the Town of Aurora Official Plan. The General Industrial designation applies to historical industrial areas surrounding Industrial Parkway North and South which exist in close proximity to residential uses west of Edward Street. The intent of the General Industrial designation is to ensure the long-term protection and continued evolution of existing, older industrial areas. Zoning By-law 6000-17, as amended The subject property is zoned “General Employment (E2)” by Zoning By-law 6000-17, as amended (Figure 3), which permits a variety of industrial and commercial uses. 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 Accessibility Standards Analysis Brutto Consulting Construction Impact Mitigation Study Aplin & Martin Consultants Ltd. D6 Compatibility Study Brutto Consulting Functional Servicing and Stormwater Management Report Aplin & Martin Consultants Ltd. Noise and Vibration Study Soft dB Phase Two Environmental Site Assessment Pinchin Ltd. Planning Justification Report Brutto Consulting Page 45 of 78 January 21, 2025 4 of 8 Report No. PDS25-014 Report Name Report Author Transportation Study CGE Consulting Tree Inventory and Preservation Plan Report Kuntz Forestry Consulting Inc. Urban Design Brief Brutto Consulting Proposed Applications Proposed Zoning By-law Amendment The Zoning By-law Amendment will amend the permitted uses on the subject property to include a private school. As shown in Figure 4, the Applicant proposes to rezone the subject property from “(E2) General Employment Zone” to “(E2-XX) General Employment Exception Zone” to permit the proposed development, though the addition of a Private School as a permitted use. The Applicant has submitted a draft Zoning By-law which is currently under review by staff. The following is a table outlines the parent General Employment (E2) Zone and proposed General Employment Exception (E2-XX) Zone standards. Parent General Employment (E2) Zone Requirement General Employment Exception (E2-XX) Zone Permitted Uses Adult Entertainment Parlour Body Rub Parlour Commercial Self Storage Facility Contractor’s Yard Dry Cleaning Establishment Fitness Centre Food Processing Establishment Industrial Uses Motor Vehicle Body Shop Motor Vehicle Rental Establishment Motor Vehicle Repair Garage Offices Outdoor Display and Sales Area Pet Services Adult Entertainment Parlour Body Rub Parlour Commercial Self Storage Facility Contractor’s Yard Dry Cleaning Establishment Fitness Centre Food Processing Establishment Industrial Uses Motor Vehicle Body Shop Motor Vehicle Rental Establishment Motor Vehicle Repair Garage Offices Outdoor Display and Sales Area Pet Services Page 46 of 78 January 21, 2025 5 of 8 Report No. PDS25-014 Parent General Employment (E2) Zone Requirement General Employment Exception (E2-XX) Zone Private Park Place of Worship Printing, Media and Communications Establishment Club Recreation Centre Repair Shop Service Shop Retail, Accessory Warehouses Private Park Place of Worship Printing, Media and Communications Establishment Club Recreation Centre Repair Shop Service Shop Retail, Accessory Warehouses Private School 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 applicant intends to repurpose and refit the existing approximately 5415 sqm industrial building on the subject property into a middle and senior private school, maintain the two existing access driveways from Industrial Parkway South, and implement a total of 83 parking spaces. Review of relevant Zoning By-law provisions indicate that sufficient parking is provided to support a private school (middle and senior students). The applicant has indicated that the proposed middle and senior private school intends to include eighteen classrooms, a cafeteria, auditorium, two gymnasiums, library, outdoor recreation area, and an astroturf sports field. Page 47 of 78 January 21, 2025 6 of 8 Report No. PDS25-014 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. 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 and agencies have identified the following matters to be addressed in greater detail prior to bringing a recommendation report to Council for consideration: The proposal will be reviewed in context of the Provincial and applicable local planning policies Proposed site-specific zoning standards Traffic and pedestrian safety Metrolinx comments regarding noise and rail safety due to proximity to the GO Rail Corridor Revised engineering submissions in accordance with staff comments related to noise and vibration impacts Public Comments No comments have been received from the public regarding the proposed planning application at the time of writing this report. 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. Page 48 of 78 January 21, 2025 7 of 8 Report No. PDS25-014 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 October 17, 2024, and therefore, the applicant may appeal to the OLT at any time. Financial Implications There are no financial implications. 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 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: Promoting economic opportunities that facilitate the growth of Aurora as a desirable place to do business: Through the monitoring of emerging employment trends and economic trends, future workforce, education and business development needs are Page 49 of 78 January 21, 2025 8 of 8 Report No. PDS25-014 identified in accordance with the plans to attract businesses that provide employment opportunities for our residents. 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 January 21, 2025, 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 January 21, 2025, 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 Figure 2 – Existing Official Plan Designation Figure 3 – Existing Zoning By-Law Figure 4 – Proposed Zoning Figure 5 – Proposed Site Plan Figure 6 – Proposed Building Elevations Pre-submission Review Agenda Management Team review on January 9, 2025 Approvals Approved by Marco Ramunno, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 50 of 78 Page 51 of 78 Page 52 of 78 Page 53 of 78 Page 54 of 78 Page 55 of 78 Page 56 of 78 Public Planning Meeting240 Industrial Parkway SouthApplication: Zoning By-law AmendmentApplicant: 1000259515 Ontario Inc.Location: 240 Industrial Parkway SouthFile Number: ZBA-2024-06January 21, 2025Page 57 of 78 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESLocationSubject Property: 240 Industrial Parkway SouthNorth:Industrial uses, Sheppard’s BushSouth:Industrial uses, commercial usesEast:Industrial uses, commercial uses, Sheppard’s BushWest:Metrolinx GO rail corridor, industrial uses, residential usesPage 58 of 78 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Official Plan DesignationOfficial Plan designation: “General Industrial”Intent:•Ensure long term protection and continued evolution of existing, older industrial areas•Limited institutional uses may be permittedPage 59 of 78 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Zoning By-law DesignationComprehensive Zoning By-law 6000-17: E2 – General EmploymentThe current “General Employment – E2” zoning permits a wide variety industrial and commercial usesPage 60 of 78 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProjectPage 61 of 78 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProjectGymGymAuditoriumCafeteriaPage 62 of 78 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProjectPage 63 of 78 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Zoning Proposed Zoning By-law“General Employment Exception (E2-XX)” to permit the proposed development, though the addition of a Private School as a permitted usePage 64 of 78 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESConceptual Renderings Page 65 of 78 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 and applicable local planning policies;xProposed site-specific zoning standards;xTraffic and pedestrian safety; xMetrolinx comments regarding noise and rail safety due to proximity to the GO Rail Corridor;xRevised engineering submissions in accordance with staff comments related to noise and vibration impacts. Page 66 of 78 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.•All interested parties will be notified of updates relating to the subject application.Page 67 of 78 Thank youFor any questions please contact:Katherine GatzosPlannerkgatzos@aurora.ca365-500-3106Page 68 of 78 Council Public Planning Presentation240 Industrial Parkway SouthTown of AuroraTown File No. ZBA-2024-06January 21, 2025Page 69 of 78 Page 70 of 78 PROPOSED DEVELOPMENT•The proposed development of the Subject Property municipally known as 240 Industrial Parkway South is located near the intersection ofIndustrialParkwaySouthand Engelhard Drivein theTownofAurora.•The Subject Property consists of an area of 1.61 ha (16,100 sqm) with a frontage along Industrial Parkway South of 88.66 m (290.88 ft) and adepthof182.88 metres(600 feet).•Thedevelopmentproposalseekstopermitthefollowing:•Amiddleandseniorprivateschoolwith300 studentsand50 staff.•83 parkingspaces;and,•5,415 sqmofgrossfloorarea.•Theschool isalsoplanned to have 18 classrooms, a cafeteria, an auditorium, two gymnasiums, and a library. Theoccupancy ofthe school will bea maximum of 350 people (including staff). The school will operate as a private school and will offer the International Baccalaureate program tostudents.•TheSubjectPropertyhas fullmunicipalservicesavailable,whichincludeswatersupply,sanitarysewage,andstormwaterservices.Page 71 of 78 LAND USE –TOWN OF AURORA OFFICIAL PLANThe subject property is situated within the“GeneralIndustrial”designation under Schedule ‘B’ – Land Use Plan inthe Town of Aurora Official Plan. This designation refers tolands that serveemployment usesin the Town ofAurora.The“General Industrial”designation permits a wide-range ofemployment-related usesaswellaslimited institutional uses.An Institutional Use is defined as a long-term care facility,hospital, school, university or college, place of worship andgovernment office. As such, a school use is permitted by theOfficial Plan and an amendment to the Official Plan is notrequired.SCHEDULE B: LAND USE PLAN (SOURCE: AURORA OFFICIAL PLAN, 2024) Page 72 of 78 TOWN OF AURORA ZONING BY-LAW 6000-17The Subject Property is zoned “General Employment (E2)”by the Town ofAurora Zoning By-law 6000-17, which permits a variety of commercial andindustrial uses. We are seeking to amend the Zoning By-law to a site-specificE2-XX zonetopermittheproposedprivateschooluse.ZONING MAP (SOURCE: AURORA ZONING BY-LAW 6000-17)Page 73 of 78 SITE PLANPage 74 of 78 LANDSCAPE PLANPage 75 of 78 Page 76 of 78 InConclusion:•The proposed development aligns with the Provincial Planning Statement (PPS), promoting efficient use of land, economicdevelopment, and the preservation of employment areas. The private school use qualifies as an institutional use within theEmployment areas, introducing 50newjobsand supporting community needs.•The Town of Aurora's Official Plan designates the site for general industrial employment, which includes institutional usessuch as schools. The proposed private school does not conflict with the plan’s objectives of promoting economic growthand utilizing employment lands efficiently.•The proposed rezoning does not change the overall land designation but adds a site-specific exception to allow the privateschool. This preserves the long-term potential for employment use on the site, ensuring future compatibility withsurrounding industrial and institutional uses.•The existing industrial building will be repurposed for the school, using existing infrastructure without significant changes.This will ensure cost-effective development and minimal impacts on land consumption while retaining the site'semployment capacity.•The school will provide local jobs, offer new educational opportunities, and enhance the community's economic diversity.It will also help transition the area between industrial uses and adjacent residential and environmental zones, supportingland usecompatibility and broader community integration.Page 77 of 78 The Corporation of The Town of Aurora By-law Number XXXX-25 Being a By-law to confirm actions by Council resulting from a Council Public Planning meeting on January 21, 2025. 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 January 21, 2025, 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 21st day of January, 2025. Tom Mrakas, Mayor Ishita Soneji, Deputy Town Clerk Page 78 of 78