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Agenda - Public Planning - 20250415
Town of Aurora Council Public Planning Meeting Revised Agenda Date:Tuesday, April 15, 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 PDS25-047 - Application for Zoning By-law Amendment, Totera Meats Limited, 14 and 18 Wellington Street East, Lots 130 and 131, and Part of Lot 128, as in R650109 Plan 246, File Number: ZBA-2024-09 1 That Report No. PDS25-047 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 20 *5.1.2 Applicant Presentation 30 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 April 15, 2025 54 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 -047 Subject: Application for Zoning By-law Amendment Totera Meats Limited 14 & 18 Wellington Street East Lots 130 & 131, and Part of Lot 128, as in R650109 Plan 246 File Number: ZBA-2024-09 Prepared by: Antonio Greco, Senior Planner Department: Planning and Development Services Date: April 15, 2025 Recommendation 1. That Report No. PDS25-047 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 14 & 18 Wellington Street East (Figure 1 – Location Map). The following is a summary of the development proposal: The proposed ZBA seeks to amend the minor variance zoning permissions on the subject lands with a new "Promenade Downtown (PD1) Exception Zone (XXX)". The proposed ZBA will allow for two additional storeys at 14 (South) Wellington Street East, increase the total number of residential units, raise the maximum building heights, expand the total Gross Floor Area of all buildings on the property, reduce the required number of parking spaces, permit for two Page 1 of 54 April 15, 2025 2 of 13 Report No. PDS25-047 residential units on the ground floor of 18 Wellington Street East and recognize existing building standards on the subject lands. The proposed ZBA will also look to resolve historical zoning compliances on the subject lands as it relates to maximum building heights, minimum parking space requirements and ground floor residential units. As part of the proposed ZBA, the applicant has provided a conceptual site plan and building elevations to illustrate the proposed land use amendments for the subject lands. 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 A pre-consultation meeting was held with the applicant in February 2023. The subject application was then received and deemed complete by the Town in December 2024. The owner hosted a Community Information Meeting on March 6, 2025, 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 1 and 5 Councillors. Location / Land Use The subject lands are municipally known as 14 and 18 Wellington Street East. The subject lands are located on the north side of Wellington Street East, south of Centre Street, and in close proximity to Yonge Street to the west (Figure 1 – Location Map). The subject lands have an area of 0.25 hectares (0.64 acres) and contains 30.62 metres (100 feet) of frontage on Wellington Street East and 61.09 metres (200 feet) of frontage on Centre Street. The subject lands include two mixed-use buildings located at 14 Wellington Street East (referred to as the North and South buildings), and one mixed-use building located at 18 Wellington Street East. The building at 14 (North) is four storeys high, while 14 (South) Page 2 of 54 April 15, 2025 3 of 13 Report No. PDS25-047 is two storeys. These two buildings are connected. There are two vehicular access points for both 14 (North) and 14 (South), one from Wellington Street East and another from Centre Street. The Wellington Street access is also shared with the adjacent property at 15255 Yonge Street (Dream Art Luxury Furniture). The building at 18 Wellington Street East is three storeys high and has vehicular access from Centre Street. The subject lands contain a total of eight commercial units at the ground floor. Five of these units are on the ground floor of 14 (South), and two are on the ground floor of 14 (North). Additionally, there is one commercial unit on the ground floor of 18 Wellington Street East. Currently, there are 24 residential units on the property: ten in 14 (North), six in 14 (South), and eight in 18 Wellington Street. Surrounding Land Uses The surrounding land uses are as follows: North: Centre Street, Residential apartment building South: Wellington Street East, Commercial buildings and single detached dwellings East: Commercial buildings West: Commercial buildings, Yonge Street 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. Page 3 of 54 April 15, 2025 4 of 13 Report No. PDS25-047 Town of Aurora Official Plan 2024 The subject lands are designated as “Aurora Promenade and MTSA Mixed Use” under Schedule ‘B’ – Land Use Plan in the Town of Aurora Official Plan. As shown on Figure 2, the subject lands are further identified as “Downtown” in Schedule ‘D1’ of the Town’s Official Plan. The intent of the ‘Downtown’ designation is to guide development, while protecting and reinforcing a heritage ‘main street’ character and identity. Careful regulation of land uses and control over the scale and placement of infill structures is required to enhance the pedestrian experience, while still allowing for and promoting increased density in keeping with the character and scale of the Downtown. Furthermore, the subject lands are also within the Regional and Local Corridor as shown on Schedule “A” of the Official Plan, which includes properties that front onto Wellington Street. Intensification is directed to the Local Corridors, at densities and a scale that is compatible with surrounding areas. For lands along the Wellington Street Local Corridor within the Aurora Promenade and Major Transit Station Area Secondary Plan, building heights shall be a minimum of two storeys and a maximum of six storeys. As mentioned earlier in the report, the subject lands contain frontage along Wellington Street East, which is a Regional road and Centre Street which is a Town owned road. As shown on Schedule “D3” - The Aurora Promenade and Major Transit Station Area Streetscapes, Wellington Street is classified as a ‘Village Street’ which provides a small- town, village-like atmosphere and character. Village Streets generally correspond to Yonge Street north and south of the ‘Downtown’ and Wellington Street, east of Yonge Street. These areas are characterized by older house form buildings with a mix of residential, office and/ or retail businesses. The subject lands are outside the Northeast Old Aurora Heritage Conservation District and are not classified as a listed or designated property as shown on Schedule “E” of the Official Plan. Furthermore, properties within the Aurora Promenade are recommended to implement the Promenade urban design policies, which speak to achieving a balance between consistencies in design quality and street interface, while enabling individual expression in new developments. Zoning By-law 6000-17, as amended As shown on Figure 3, the subject property is currently zoned “Promenade Downtown (PD1) Exception Zone (59)”, within the Town’s Zoning By-law 6000-17, as amended. The site-specific zoning was originally approved in 1986. Subsequently, in April 1996, minor Page 4 of 54 April 15, 2025 5 of 13 Report No. PDS25-047 variance applications (A-22, A-23, and A-24) were granted to allow a maximum of 20 residential units, a total gross floor area of 2,563 square meters, and a minimum of 40 parking spaces over 14 and 18 Wellington Street East. 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 Michael Smith Planning Consultants Residential Unit Breakdown Michael Smith Planning Consultants Coloured Rendering Drew Laszlo Architect Floor Plans & Elevations Drew Laszlo Architect Proposed Site/Parking Plan Drew Laszlo Architect Site Statistics Drew Laszlo Architect Architectural and Urban Design Guidelines Report Q4 Architects Inc. Functional Servicing Report BaseTech Consulting Inc Transportation Study CGE Transportation Consulting Proposed Application Proposed Zoning By-law Amendment The proposed ZBA seeks to amend the minor variance zoning permissions on the subject lands with a new "Promenade Downtown (PD1) Exception Zone (XXX)". As shown in Figure 4, the new "Promenade Downtown (PD1) Exception Zone (XXX)" will permit for an additional two storeys at 14 (South) Wellington Street East, which is currently a two-storey building. The additional two storeys will provide for ten (10) new residential units and increase the total number of residential units on the subject lands to thirty-three (33). Page 5 of 54 April 15, 2025 6 of 13 Report No. PDS25-047 Furthermore, the new "Promenade Downtown (PD1) Exception Zone (XXX)" will also increase the maximum building heights, expand the total Gross Floor Area of all buildings on the subject lands, reduce the required number of parking spaces and recognize the two (2) existing residential units on the ground floor of 18 Wellington Street East. The applicant 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 as of right zoning for the subject property and the proposed building standard amendments. Parent PD1 Exception Zone (59) Requirements (1996 Minor Variance Approval) Proposed PD1 Exception Zone (XXX) Standards Permitted Uses In accordance with PD1 uses Not more than twenty residential units In accordance with PD1 uses Not more than thirty-three residential units* Dwelling Unit in a Non- Residential Zone (Section 4.4.2) No residential units are permitted on the ground floor. Not more than a total of two residential units are permitted on the ground floor of 18 Wellington Street East* Lot Area (minimum) 230 square metres 2,612.53 square metres Lot Frontage (minimum) 10 metres 61.09 metres (Centre Street) 30.62 metres (Wellington Street East) Front Yard (minimum) 0 metres 0.16 metres Rear Yard – Centre Street (minimum) 2.1 metres 2.1 metres Page 6 of 54 April 15, 2025 7 of 13 Report No. PDS25-047 Parent PD1 Exception Zone (59) Requirements (1996 Minor Variance Approval) Proposed PD1 Exception Zone (XXX) Standards Interior Side Yard (minimum) 0 metres 0.26 metres Exterior Side Yard (minimum) 0 metres 0 metres Parking Lot Requirement Setbacks (Section 5.5.2) Where a Parking Lot or Parking Area having capacity for five or more cars, or Driveway serves an apartment building or any other multiple Residential use, no Parking Space manoeuvring area and/or Driveway within a Side Yard or Rear Yard shall be closer to any wall of a building than one decimal five (1.5) metres. 0 metres* Gross Floor Area of all Buildings (maximum) 2,563 square metres 3,660 square metres* Parking Requirement (minimum) 40 spaces 31 spaces* Barrier Free Parking Standards (minimum) 2 spaces 2 spaces Bicycle Parking Standards (minimum) 10 spaces 10 spaces Parking Location (Section 8.2.2) All Parking Areas shall be located in the Rear Yard of the Lot All Parking Areas shall be located in the Rear Yard or Interior Side Yard of the Lot* Page 7 of 54 April 15, 2025 8 of 13 Report No. PDS25-047 Parent PD1 Exception Zone (59) Requirements (1996 Minor Variance Approval) Proposed PD1 Exception Zone (XXX) Standards Required Manoeuvring Space (Section 5.3) 90-degree spaces: 7.0 metres 90-degree spaces: 5.77m* (18 Wellington Street East Parking Aisle) Amenity Area (minimum) 18 square metres per unit and a minimum 50% of the amenity area provided indoors A total of 34.54 square metres (1 square metre per unit) of amenity area (balcony)* Indoor amenity area is not provided. Lot Coverage (maximum) N/A N/A Height (maximum) 12.0 metres 16.0 metres* 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. The proposed ZBA will also look to resolve historical zoning compliances on the subject lands as it relates to maximum building heights, minimum parking space requirements and ground floor residential units. Height As shown in the zoning comparison chart above, the maximum allowable height on the subject lands is 12 metres, as set by the PD1 Exception Zone (59) requirements. The northern building at 14 Wellington Street East is an existing four-storey building. The overall height in metres for the northern building has not been determined by the applicant. The purpose of the proposed amendment to increase the overall height from 12 metres to 16 metres is to recognize the existing 4 storeys for the northern building and to accommodate the proposed third and fourth storey additions to 14 (South). Currently, there are no plans to increase the overall height for 18 Wellington Street East. Page 8 of 54 April 15, 2025 9 of 13 Report No. PDS25-047 Parking spaces In 1996, a minor variance application was approved to permit 40 parking spaces for residential and retail units at 14 and 18 Wellington Street East. However, the owner kept the original parking layout of 37 parking spaces and didn’t comply with the approved minor variance related to parking. As part of the proposed Zoning By-law Amendment, the applicant is seeking to comply with the Town’s parking size dimensions and standards. As such result, it was determined that only 31 parking spaces can be accommodated on-site. Ground floor units According to the Town’s Zoning By-law, lands within Promenade Downtown (PD1) Zone, any residential units must be located above the first storey of a building. As part of this application, the proposed zoning amendment will formally recognize two existing residential units located on the ground floor of 18 Wellington Street East. Conceptual Site Plan As part of the proposed ZBA, the applicant has provided a conceptual site plan and building elevations to illustrate the proposed land use amendments for the subject lands. 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 Elevation drawing as shown in Figure 5 and 6. The conceptual Site Plan shows the current layout of the subject lands, which includes three buildings: 14 (North), 14 (South), and 18 Wellington Street East. As seen in Figure 5, the building at 14 (North) is currently four storeys tall, while 14 (South) is two storeys high and will be increased by two storeys under the proposed Zoning By-law Amendment (ZBA). The building at 18 Wellington Street East is three storeys in height. Currently, the property contains 24 residential units. The applicant is proposing to increase this number to 33 units as part of the ZBA. Below is a table illustrating the existing residential unit breakdown and the proposed residential unit breakdown amongst the three buildings. 14 & 18 Wellington Street East – Existing Residential Unit Breakdown Page 9 of 54 April 15, 2025 10 of 13 Report No. PDS25-047 Building 1st Floor 2nd Floor 3rd Floor 4th Floor Total 14 (North) Wellington 0 units 2 units 4 units 4 units 10 units 14 (South) Wellington 0 units 6 units N/A N/A 6 units 18 Wellington 2 units 3 units 3 units N/A 8 units Total: 24 units 14 & 18 Wellington Street East – Proposed Residential Unit Breakdown Building 1st Floor 2nd Floor 3rd Floor 4th Floor Total 14 (North) Wellington 0 units 2 units 4 units 4 units 10 units 14 (South) Wellington 0 units 5 units 5 units 5 units 15 units 18 Wellington 2 units 3 units 3 units N/A 8 units Total: 33 units Additionally, the existing parking spaces will be improved to delineate each parking spots to meet the required sizes and accessibility standards outlined in Zoning By-law 6000-17. As shown in Figure 6, upgrades will be made to the elevation and façade of both the northern and southern portions of 14 Wellington Street East. The façade of the existing building at 18 Wellington Street East will remain unchanged. The subject lands will continue to have three vehicular access points: two along the northern property line off Centre Street and one off Wellington Street East. The subject lands is a through lot which has an access on Centre Street which runs directly through the subject property connecting to Wellington Street East. Department / Agency Comments The proposed application was circulated to all internal and external agencies for review and comments. The following is a summary of matters that will require further discussions on: Page 10 of 54 April 15, 2025 11 of 13 Report No. PDS25-047 Conformity to the Provincial policies and other planning policies. Review of the proposed site-specific zoning standards. Rectifying the existing residential units on the subject property. Servicing capacity and allocation. Vehicular maneuvering and access of the subject lands. Review of the pavement marking and signage plan. Public Comments A Community Information Meeting (CIM) was held on March 6, 2025, at the Aurora Public Library. The meeting was attended by nine individuals, including Town Planning staff, the property owner, the consulting team, one local resident, and the Councillors for Ward 1 and Ward 5. No formal comments were received during the circulations at the timing of drafting of this report. 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 December 23, 2024, and therefore, the applicant may appeal to the OLT at anytime. 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 Page 11 of 54 April 15, 2025 12 of 13 Report No. PDS25-047 property owners within a 120-metre radius of the subject lands, including all the properties on Centre Street, east of the railway tracks. 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. Climate Change Considerations A Green Development Report will be required at the future site plan approval process in accordance with Section 5 of the Official Plan and as part of the complete application. 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 in working 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 application 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 Page 12 of 54 April 15, 2025 13 of 13 Report No. PDS25-047 Figure 4 – Proposed Zoning By-law Figure 5 – Proposed Site Plan Figure 6 – Proposed Elevations Previous Reports None. Pre-submission Review Agenda Management Team review on April 3, 2025 Approvals Approved by Marco Ramunno, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 13 of 54 Victoria StreetWellington Street WestYongeStreetAlex GardnerCircleWellington Street EastCentre Street1525212152551526315277182032343314161820222628381016131524215240152361523015228911172125333515243152331523115229152252120144005006001237LOCATION MAPMap created by the Town of Aurora Planning and Building Services Department, 2025-03-13. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2024, © First Base Solutions Inc., 2024 Orthophotography.kFIGURE 1St John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington RdAPPLICANT: TOTERA MEATS LTD.FILES: ZBA-2024-09SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\14 and 18 Wellington St E (ZBA-2024-09, Toera Meats Ltd)\Report Maps March 2025\Report_Maps_14_18_WellingtonStE_ToteraMeatsLtd_ZBA_2024_09\Report_Maps_14_18_WellingtonStE_ToteraMeatsLtd_ZBA_2024_09.aprx02550MetresPage 14 of 54 Victoria StreetAlex GardnerCircleCentre StreetWELLINGTON STREET EASTYONGE STREETYONGE STREETWELLINGTON STREET WESTEXISTING OFFICIAL PLAN DESIGNATIONFIGURE 2Map created by the Town of Aurora Planning and Building Services Department, 10/03/2025. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\14 and 18 Wellington St E (ZBA-2024-09, Toera Meats Ltd)\Report Maps March 2025\Report_Maps_14_18_WellingtonStE_ToteraMeatsLtd_ZBA_2024_09\Report_Maps_14_18_WellingtonStE_ToteraMeatsLtd_ZBA_2024_09.aprxSubject LandsSt John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington Rd k02550MetresAPPLICANT: TOTERA MEATS LTD.FILES: ZBA-2024-09Aurora Promenade andMTSA Mixed UsePublic ParklandStable NeighbourhoodsRegional / LocalCorridorPage 15 of 54 Victoria StreetWellington Street WestYongeStreetAlex GardnerCircleWellington Street EastCentre StreetPD1(387)PD1(4)PD1(432)PD1(462)PD1(92)PDS1(119)PDS1(131)PDS1(428)R8(336)PD1PDS1PDS1PDS3R7R8(505)PD1(59)EXISTING ZONINGFIGURE 3Map created by the Town of Aurora Planning and Building Services Department, 2025-03-13. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\14 and 18 Wellington St E (ZBA-2024-09, Toera Meats Ltd)\Report Maps March 2025\Report_Maps_14_18_WellingtonStE_ToteraMeatsLtd_ZBA_2024_09\Report_Maps_14_18_WellingtonStE_ToteraMeatsLtd_ZBA_2024_09.aprxSt John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington Rd k02550MetresSubject LandsAPPLICANT: TOTERA MEATS LTD.FILES: ZBA-2024-09TownhouseDwelling ResidentialR8RESIDENTIAL ZONESPROMENADE ZONESPromenade DowntownPromenade DowntownShoulder - CentralCommercialPromenade DowntownShoulder - InstitutionalPDS3PDS1PD1Page 16 of 54 Victoria StreetWellington Street WestYongeStreetAlex GardnerCircleWellington Street EastCentre StreetPD1(387)PD1(4)PD1(432)PD1(462)PD1(92)PDS1(119)PDS1(131)PDS1(428)R8(336)PD1PDS1PDS1PDS3R7R8(505)PD1(XXX)PROPOSED ZONINGFIGURE 4Map created by the Town of Aurora Planning and Building Services Department, 10/03/2025. Base data provided by York Region & the Town of Aurora.Document Path: J:\data\data\Planning Maps\14 and 18 Wellington St E (ZBA-2024-09, Toera Meats Ltd)\Report Maps March 2025\Report_Maps_14_18_WellingtonStE_ToteraMeatsLtd_ZBA_2024_09\Report_Maps_14_18_WellingtonStE_ToteraMeatsLtd_ZBA_2024_09.aprxSt John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington Rd k02550MetresSubject LandsAPPLICANT: TOTERA MEATS LTD.FILES: ZBA-2024-09TownhouseDwelling ResidentialR8RESIDENTIAL ZONESPROMENADE ZONESPromenade DowntownPromenade DowntownShoulder - CentralCommercialPromenade DowntownShoulder - InstitutionalPDS3PDS1PD1Page 17 of 54 Page 18 of 54 Page 19 of 54 Public Planning Meeting14 & 18 Wellington Street EastApplication: Zoning By-law AmendmentApplicant: Town of AuroraLocation: 14 & 18 Wellington Street East File Number: ZBA-2024-09April 15, 2025Page 20 of 54 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESLocationSubject Property: 14 & 18 Wellington Street EastTotal size: •0.25 hectares (0.64 acres) Total Frontage:•30.62 metres (100 feet) along Wellington Street East; and•61.09 metres (200 feet) along Centre StreetNorth:Centre Street, Residential apartment buildingSouth:Wellington Street East, Commercial buildings and single detached dwellingsEast:Commercial buildingsWest:Commercial buildings, Yonge StreetPage 21 of 54 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Official Plan DesignationOfficial Plan Designation: “Downtown”•The subject lands are within Aurora Promenade and MTSA Secondary Plan Area and designated as “Downtown” in Schedule ‘D1’ of the Town’s Official Plan. •The subject lands are also within the Regional and Local Corridor .•The intent of the “Downtown” designation is to guide development, promote increased density, while protecting and reinforcing a heritage ‘main street’ character and identity.Page 22 of 54 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Zoning The current “Promenade Downtown (PD1) Exception Zone (59)” in conjunction with the 1996 Minor Variance approval permits for: •Permitted uses in accordance with the PD1 Zone•Twenty (20) residential units•Forty (40) parking spaces•Site-specific building standardsComprehensive Zoning By-law 6000-17: “Promenade Downtown (PD1) Exception Zone (59)”Page 23 of 54 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Zoning •“Promenade Downtown (PD1) Exception Zone (XXX)”•PD1 Site Specific provisions includes the following:•Increase maximum building heights and total number of units•Increased Gross Floor Area of all Buildings •Reduced minimum parking requirements•Reduced minimum amenity area requirementsProposed Zoning By-lawPage 24 of 54 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProjectConceptual Site Plan•14 (North) is currently four storeys in height•14 (South) is currently two storeys in height and seeking an additional two storeys.•18 Wellington Street is currently three storeys in height•33 residential units proposed on the subject lands•31 total parking spacesproposed•Existing three vehicular access points to remain 18 Wellington14 Wellington(South)14 Wellington (North)Page 25 of 54 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESConceptual RenderingExisting vs. Proposed Residential Unit Breakdown- 24 existing residential units- 10 units in 14 Wellington (North)- 6 units in 14 Wellington (South)- 8 units in 18 Wellington - 33 proposed residential units- 10 units 14 Wellington (North)- 15 units in 14 Wellington (South)- 8 units in 18 Wellington Page 26 of 54 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.•Review of the proposed site-specific zoning standards.•Rectifying the existing residential units on the subject property.•Review of the pavement marking and signage plan•All technical matters will be addressed through the Site Plan Approval process.Page 27 of 54 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 28 of 54 Thank youFor any questions please contact:Antonio GrecoSenior Planneragreco@aurora.ca365-500-3103Page 29 of 54 14 & 18 WELLINGTON STREET EASTSTATUTORY PUBLIC MEETINGZONING BY-LAW AMENDMENT APPLICATIONAPRIL 15TH, 2025APPLICANT: TOTERA MEATS LTD. (C/O TONY TOTERA)PLANNER: MICHAEL SMITH (PRINCIPAL) -MICHAEL SMITH PLANNING CONSULTANTS; DEVELOPMENT COORDINATORS LTD.Page 30 of 54 Page 31 of 54 Page 32 of 54 Page 33 of 54 Page 34 of 54 14 & 18 WELLINGTON STREET EAST(1980 ZONING BY-LAW AMENDMENT)UNITS – 14 & 18 WELLINGTON STREET EAST (MAXIMUM) 18 RESIDENTIAL UNITSGROSS FLOOR AREA – 14 & 18 WELLINGTON STREET EAST (MAXIMUM)2,300.00m2HEIGHT – 14 & 18 WELLINGTON STREET EAST 12.00mREQUIRED PARKING SPACES (MINIMUM) 37 SPACESPage 35 of 54 14 & 18 WELLINGTON STREET EAST(1996 MINOR VARIANCE)UNITS – 14 & 18 WELLINGTON STREET EAST (MAXIMUM) 20 RESIDENTIAL UNITSGROSS FLOOR AREA – 14 & 18 WELLINGTON STREET EAST (MAXIMUM)2,563.00m2HEIGHT – 14 & 18 WELLINGTON STREET EAST 12.00mREQUIRED PARKING SPACES (MINIMUM) 40 SPACESPage 36 of 54 14 & 18 WELLINGTON STREET EAST(EXISTING CONDITIONS – 2025)UNITS – 14 WELLINGTON STREET EAST (SOUTHERN PORTION) 6 RESIDENTIAL, 5 COMMERCIALUNITS – 14 WELLINGTON STREET EAST (NORTHERN PORTION) 10 RESIDENTIAL, 2 COMMERCIALUNITS – 14 WELLINGTON STREET EAST (TOTAL) 16 RESIDENTIAL, 7 COMMERCIALUNITS – 18 WELLINGTON STREET EAST (TOTAL) 8 RESIDENTIAL, 1 COMMERCIALUNITS – 14 & 18 WELLINGTON STREET EAST (TOTAL) 24 RESIDENTIAL, 8 COMMERCIALGROSS FLOOR AREA – 14 & 18 WELLINGTON STREET EAST (TOTAL) 2,563.00m2HEIGHT – 14 WELLINGTON STREET EAST (SOUTHERN PORTION) 2 STOREYS (8.30m)HEIGHT – 14 WELLINGTON STREET EAST (NORTHERN PORTION) 4 STOREYSHEIGHT – 18 WELLINGTON STREET EAST 3 STOREYSREQUIRED PARKING SPACES 36 SpacesBARRIER-FREE PARKING SPACES 1 SpacePage 37 of 54 Page 38 of 54 Page 39 of 54 Page 40 of 54 Page 41 of 54 Page 42 of 54 14 & 18 WELLINGTON STREET EAST(PROPOSAL)UNITS – 14 WELLINGTON STREET EAST (SOUTHERN PORTION) 15 RESIDENTIAL, 5 COMMERCIALUNITS – 14 WELLINGTON STREET EAST (NORTHERN PORTION) 10 RESIDENTIAL, 2 COMMERCIALUNITS – 14 WELLINGTON STREET EAST (TOTAL) 25 RESIDENTIAL, 7 COMMERCIALUNITS – 18 WELLINGTON STREET EAST (TOTAL) 8 RESIDENTIAL, 1 COMMERCIALUNITS – 14 & 18 WELLINGTON STREET EAST (TOTAL) 33 RESIDENTIAL, 8 COMMERCIALGROSS FLOOR AREA – 14 & 18 WELLINGTON STREET EAST (TOTAL) 3,650.00m2HEIGHT – 14 WELLINGTON STREET EAST (SOUTHERN PORTION) 4 STOREYS (15.03m)HEIGHT – 14 WELLINGTON STREET EAST (NORTHERN PORTION) 4 STOREYSHEIGHT – 18 WELLINGTON STREET EAST 3 STOREYSREQUIRED PARKING SPACES 31 SpacesBARRIER-FREE PARKING SPACES 2 SpacesPage 43 of 54 Page 44 of 54 Page 45 of 54 Page 46 of 54 Page 47 of 54 Page 48 of 54 Page 49 of 54 Page 50 of 54 Page 51 of 54 14 & 18 WELLINGTON STREET EAST(PROPOSED ZONING BY-LAW AMENDMENT)UNITS – 14 & 18 WELLINGTON STREET EAST (MAXIMUM) 33 RESIDENTIAL UNITSUNITS – GROUND FLOOR AND REAR OF 18 WELLINGTON STREET EAST (MAXIMUM)2 RESIDENTIAL UNITSAISLE WIDTH (MINIMUM) 5.50mGROSS FLOOR AREA – 14 & 18 WELLINGTON STREET EAST (MAXIMUM)3,660.00m2HEIGHT (MAXIMUM) 16.00mTOTAL AMENTIY AREA (MINIMUM) 34.00m2AMENITY AREA PROVIDED AS INTERIOR AMENITY N/AREQUIRED PARKING SPACES (MINIMUM) 31 SPACESBARRIER-FREE PARKING SPACES (MINIMUM) 2 SPACESBICYCLE PARKING SPACES (MINIMUM) 10 SPACESPage 52 of 54 Page 53 of 54 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 April 15, 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 April 15, 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 15th day of April, 2025. Tom Mrakas, Mayor Ishita Soneji, Deputy Town Clerk Page 54 of 54