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Agenda - Public Planning - 20250617Town of Aurora Council Public Planning Meeting Revised Agenda Date:Tuesday, June 17, 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 PDS25-070 - Application for Official Plan Amendment and Zoning By-law Amendment, P.A.R.C.E.L. Inc., 14070 Yonge Street, Part Blocks A, B and G, Plan M42, Part 3, 65R-5870 and Parts 3, 6, 7 and 8, 65R-33710, File Number: OPA-2024-03; ZBA-2024-03 1 That Report No. PDS25-070 be received; and1. That comments presented at the non-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 23 *5.1.2 Applicant Presentation 35 6.Confirming By-law 6.1 By-law Number XXXX-25 - Being a By-law to confirm actions by Council 46 resulting from a Council Public Planning meeting on June 17, 2025 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 -0 70 Subject: Application for Official Plan Amendment and Zoning By-law Amendment P.A.R.C.E.L. Inc. 14070 Yonge Street PART BLOCKS A, B and G, PLAN M42, PART 3, 65R-5870 AND PARTS 3, 6, 7 AND 8, 65R-33710 File Number: OPA-2024-03; ZBA-2024-03 Prepared by: Felix Chau, Planner Department: Planning and Development Services Date: June 17, 2025 Recommendation 1. That Report No. PDS25-070 be received; and 2. That comments presented at the non-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 present the revised proposal to Council and acknowledge comments by council and public at the November 12, 2024 Statutory Public Planning Meeting on the proposed Official Plan Amendment and Zoning by-law Amendment application at 14070 Yonge Street (the ‘subject lands’). The following is a summary of the revisions made:  The revised proposal consists of 74 street townhouse units and 18 back-to-back townhouse units, for a total of 92 townhouse units, whereas two five-storey condominium buildings totaling 300 units were previously proposed;  An additional right-in right-out access along Yonge Street is proposed, whereas previously only one vehicular access was proposed along Elderberry Trail; Page 1 of 46 June 17, 2025 2 of 9 Report No. PDS25-070  A preliminary review of the revised 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 An Ontario Municipal Board (OMB) appeal was settled with Council endorsement of Official Plan Amendment (OPA) and Zoning By-law Amendment (ZBA) Applications for the property in 2011, which approved a total of three buildings which provides for a wellness centre, medical office/clinic, an accessory pharmaceutical dispensary, an accessory nutritional use (Building A), an apartment building to a maximum of 20 units (Building B), and a single detached residential unit (Building C) (Figure 2). Subsequently in 2021, the owner received site plan approval and executed a site plan agreement but did not proceed with construction, and the site remains largely vacant. In 2024, the owner submitted revised OPA and ZBA Applications which proposed two five-storey apartment buildings, totaling 300 units, and hosted a Community Information Meeting on September 5, 2024. On November 12, 2024, the Statutory Public Planning Meeting for the proposed OPA and ZBA Applications were held, contemplating the development of two five-storey apartment buildings totaling 300 units. At this meeting, Council directed staff to report back to another Public Planning Meeting and address issues such as an over- intensification of the subject lands, a significant increase in traffic, and the loss of green space and privacy in an estate residential area. The applicant has since revised the proposal to contemplate a development featuring 74 street townhouse units and 18 back-to-back townhouse units, for a total of 92 townhouse units, with proposed access off Elderberry Trail and Yonge Street. Location / Land Use The subject site is located at the southwest corner of Yonge Street and Elderberry Trail, north of Bloomington Road. The site has an approximate total area of 3.6 hectares (8.9 acres) with 140.0 metres of frontage along Yonge Street and 217.0 metres of frontage along Elderberry Trail. The site currently contains an abandoned building previously Page 2 of 46 June 17, 2025 3 of 9 Report No. PDS25-070 used as a presentation centre located on the northeastern corner of the site, the balance of the lands remains vacant. Surrounding Land Uses The surrounding land uses are as follows: North: Single detached dwellings and environmentally protected lands. South: Ontario Provincial Police building, Ontario Natural Resources office, and Service Ontario building. East: Single detached dwellings, including a new residential subdivision on Calla Trail comprising of 50 dwelling units. West: Single detached dwellings. Policy Context Provincial Policies All Planning Act development applications are subject to provincial policies. The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest. These policies support the development of strong communities through the promotion of efficient land use and development patterns and encourage the creation 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 polic ies which addresses aquatic life, water quality, water quantity, shorelines and natural heritage, other threats and activities (including invasive species, climate change and recreational activities) and overall implementation. The subject lands are not within the Regulated Area by the Lake Simcoe Region Conservation Authority (LSRCA). Oak Ridges Moraine Conservation Plan (ORMCP) The ORMCP provides land use and resource management planning direction on how to protect the Moraine’s ecological and hydrological features and functions. The subject lands are located within the ‘Settlement Area’ of the ORMCP. Settlement Areas are intended for urban development, allowing for a variety of residential uses. Their purpose is to concentrate and manage urban growth, reducing encroachment on and impact to Page 3 of 46 June 17, 2025 4 of 9 Report No. PDS25-070 nearby ecological features, while aligning with the growth objectives outlined in the Town's Official Plan. Town of Aurora Official Plan (2024) The subject lands have multiple designations within the Town of Aurora Official Plan (2024). As shown on Schedule “A” of the Official Plan, the Regional Corridor includes properties that front onto Yonge Street. A portion of the property fronting Yonge Street is within the Regional Corridor (refer to Figure 3). Within the Regional Corridor, excluding the Aurora Promenade, intensification will take the form of low to mid-rise buildings with a maximum building height of five (5) storeys. The subject lands are designated as “Suburban Residential” in Schedule “B” of the Town’s Official Plan. Additionally, majority of the Subject Lands are identified under the Yonge Street South Secondary Plan (OPA 34) as Cluster Residential, with a portion within the northwest corner designated as Estate Residential, the southwest corner as Environmental Protection Area, and the south and southeast portion designated as Major Institutional (refer to Figure 3). The Subject Lands are also identified in Schedule “H” – Site-Specific Policy Areas as Site-Specific Policy Area 41. Site-Specific Policy 41 (OMB approved in 2011) permits the following uses on the Subject Lands: a wellness centre, medical office/clinic, an accessory pharmaceutical dispensary, an accessory nutritional use, a single detached residential unit, and an apartment building (to a maximum of 20 units). Site-Specific Policy 41 also limits coverage to a maximum of 11% of the Subject Lands, 21% maximum developable area that can be disturbed, 10% impermeable surface, and a setback of a minimum of 45.0 m from the centreline of Yonge Street. Zoning By-law 6000-17, as amended The subject property is currently zoned “Holding Provision Institutional Exception Zone (H) I (391)”. As previously mentioned, this site-specific Institutional zone was approved in 2011 by the OMB to facilitate the development of three buildings on the subject lands. Permitted uses are tied to the specific buildings as follows: Building A:  Wellness Centre;  Medical Office/Clinic;  Accessory Uses; Page 4 of 46 June 17, 2025 5 of 9 Report No. PDS25-070  Accessory Pharmaceutical Dispensary; and  Accessory Nutritional use. Building B:  One Apartment Building with a maximum 20 residential units. Building C:  One (1) detached dwelling unit. Specific building setbacks and standards and parking requirements were established based on the development proposal (refer to Figure 4). However, these buildings were never constructed, as the lands remain largely vacant apart from the abandoned structure previously used as a presentation centre. Reports and Studies The Owner submitted the following revised documents as part of the updated Official Plan and Zoning By-law Amendment applications: Report Name Report Author Site Plan LSG Partners Traffic Opinion Letter GHD Proposed Applications Proposed Official Plan Amendment The proposed Official Plan Amendment largely remains consistent with the original application as it proposes the redesignate portions of the Subject Lands to permit a greater residential density and refine the limits of the Natural Heritage System. However, the revised proposal requires the provisions of Special Policy 41 to be amended to facilitate the development of 74 street townhouse units and 18 back-to- back townhouse units, for a total of 92 townhouse units on the subject lands. Proposed Zoning By-law Amendment The proposed Zoning By-law Amendment has been revised to facilitate a lower density form of development, to facilitate townhouses instead of the previously proposed apartments. Page 5 of 46 June 17, 2025 6 of 9 Report No. PDS25-070 Staff anticipate that the proposal will rezone the subject lands from “Holding Provision Institutional Exception Zone (H) I (391)” to “Townhouse Dwelling Residential R8 (XX) Exception Zone”, “Environmental Protection (EP)”, and “Private Open Space (O2)”. Staff will to work with the Applicant to determine the appropriate site-specific zoning standards. Revised Site Plan and Traffic Opinion Letter As previously mentioned, the applicant initially proposed two 5-storey apartment buildings containing 300 units at the subject property (refer to Figures 5 and 6) which was presented at a Statutory Public Planning Meeting on November 12, 2024. The applicant has submitted a revised site plan (refer to Figure 7) which identifies a development featuring 74 street townhouse units and 18 back-to-back townhouse units, for a total of 92 townhouse units. Private condominium roads are proposed within the subject development. Each townhouse unit is proposed to provide a minimum of two parking spaces. As part of the initial submission, vehicular access was limited to a single access along Elderberry Trail; the applicant has requested to add a second access in the form of a right-in right-out along Yonge Street. Furthermore, the revised site plan provides multiple shared outdoor amenity areas, 23 visitor parking spaces, and snow storage area all subject to review. The applicant has submitted an updated Traffic Opinion Letter in which traffic consultant identifies that the change in the development proposal is expected to generate less than half the number of vehicle trips and will disperse traffic to two accesses compared to the previous plan. This Traffic Opinion Letter is the currently under Staff review. Analysis Department / Agency Comments The proposed applications were circulated to all internal and external agencies for review and comments. The following is a summary of matters that will require further review and discussions on:  Conformity to the relevant planning policies;  Traffic considerations (ie. potential signalization) at the Yonge Street and Elderberry Trail intersection; Page 6 of 46 June 17, 2025 7 of 9 Report No. PDS25-070  Review and confirmation of the Environmental Impact Assessment with respect to adjacent woodland and associated vegetation protection zone limit;  Ensuring appropriate landscaping buffers are provided for the proposed development;  Availability of municipal servicing capacity. Public Comments At the time of this report, no additional comments have been received related to the revised proposal of 92 townhouse units. Advisory Committee Review The Town’s Accessibility Advisor reviewed the subject applications on behalf of the Accessibility Advisory Committee. Any final review comments that need to be addressed with the Accessibility Advisory will be done prior to approval of the subject applications, in the event that decisions of approval are rendered. Legal Considerations Subsections 22 (7) and 22 (7.0.2) of the Planning Act states that if Council refuses the Official Plan Amendment application or fails to make a decision on it within 120 days after the receipt of the application, the applicant (or the Minister) may appeal the application to the Ontario Land Tribunal (OLT). Subsection 34 (11.0.0.0.1) of the Planning Act states that if the passing of a Zoning Bylaw Amendment also requires an amendment to the Official Plan, and that if both applications are made on the same day, if Council refuses the Zoning By-law Amendment application or fails to make a decision on it within 120 days after the receipt of the application, the applicant (or Minister) may appeal the application to the OLT. The applications were received on June 24, 2024, and therefore, the applicant may appeal to the OLT at any time. Financial Implications There are no direct financial implications arising from this report. Page 7 of 46 June 17, 2025 8 of 9 Report No. PDS25-070 Communications Considerations A non-statutory Notice of Public Planning Meeting was emailed to all interested parties. Updated Notice of the Public Planning meeting signs were 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 a future site plan application. Link to Strategic Plan The proposed Official Plan and Zoning By-law Amendment Applications support the Strategic Plan goal of Supporting an exceptional quality of life for all through its accomplishment in satisfying requirements in the following key objectives within this goal statement: Strengthening the fabric of our community: Through the review and approval of the Official Plan and Zoning By-law Amendments, housing opportunities are created that collaborates with the development community to ensure future growth includes housing opportunities for everyone. Alternative(s) to the Recommendation 1. Direct staff to report back to another Public Planning Meeting addressing any issues that may be raised. Page 8 of 46 June 17, 2025 9 of 9 Report No. PDS25-070 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 – Previously Approved Site Plan Figure 3 – Existing Official Plan Designation Figure 4 – Existing Zoning By-Law Figure 5 – Previously Proposed Site Plan Figure 6 – Previously Proposed Elevations Figure 7 – Updated Proposed Site Plan Figure 8 – Public Planning Meeting Minutes (November 12, 2024) Previous Reports PDS24-125, November 12, 2024. Pre-submission Review Agenda Management Team review on June 2, 2025 Approvals Approved by Marco Ramunno, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 9 of 46 Calla TrailEquestrianDriveDavina CircleBloomington RoadHoudiniWayYonge StreetElderberry TrailOld Bloomington RoadCalla TrailBloomington RoadHunters GlenRoad5055534739595721018051516117492268762082626112022312271706240111601381731215246126132166144541562988528012341902864541105636767198481827271163422201828242632301412123252138377033137595431472924420815186357139256321662227919232117275153146965588301328738782040765054586266707276788023192222016121066050565862705355576133815113632306706660565048464036302622181410457167635955514743393733292521171391Richmond HillLOCATION MAPMap created by the Town of Aurora Planning and Building Services Department, 2024-10-22. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2023, © First Base Solutions Inc., 2023 Orthophotography.kFIGURE 1St John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington RdAPPLICANT: P.A.R.C.E.L. Inc.FILES: OPA-2024-03 & ZBA-2024-03SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\14070 Yonge Street (OPA-2024-03 and ZBA-2024-03)\Report_Maps_Oct_2024\PARCEL_14070_Yonge_St_OPA_2024_03_and_ZBA_2024_03\PARCEL_14070_Yonge_St_OPA_2024_03_and_ZBA_2024_03.aprx050100MetresPage 10 of 46 Page 11 of 46 EquestrianDriveDavina CircleRoyalHillCourtHoudiniWayElderberry TrailOld Bloomington RoadCalla TrailHunters GlenRoadYONGE STREETBLOOMINGTON ROADBLOOMINGTON ROADEXISTING OFFICIAL PLAN DESIGNATIONAPPLICANT: P.A.R.C.E.L. INC.FILES: OPA-2024-03 & ZBA-2024-03FIGURE 3Map created by the Town of Aurora Planning and Building Services Department, 2025-05-28. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2023, © First Base Solutions Inc., 2023 Orthophotography.Document Path: J:\data\data\Planning Maps\14070 Yonge Street (OPA-2024-03 and ZBA-2024-03)\Report_Maps_May_2025\PARCEL_14070_Yonge_St_OPA_2024_03_and_ZBA_2024_03\PARCEL_14070_Yonge_St_OPA_2024_03_and_ZBA_2024_03.aprxSubject LandsSt John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington Rd Community Servicesand FacilitiesEnvironmentalProtectionEstate ResidentialPrivate ParklandPublic ParklandSuburban Residentialk0 50 100MetresRegional CorridorPage 12 of 46 EquestrianDriveBloomington RoadRoyalHillCourtDavinaCircleHoudiniWayYonge StreetElderberry TrailOld Bloomington RoadCalla TrailBloomingtonRoadHunters GlenRoadER(19)O2(261)R8(442)O2(369)O2(369)O2(261)O2(456)ERERIIEP(277)EP-ORMEP(277)EP(277)R3(435)EP-ORMO2(63)R2(276)R2(276)R3(368)EP-ORMERO1R4(501)O1O2O2R3(525)R3(526)R3(526)R3(522)R3(526)R3(522)EP-ORMR3(523)R3(524)O2(527)O1EP-ORMR3(506)O1(518)O1(518)O2(519)R3(507)O2(519)(H)I(391)EXISTING ZONINGAPPLICANT: P.A.R.C.E.L. INC.FILES: OPA-2024-03 & ZBA-2024-03FIGURE 4Map created by the Town of Aurora Planning and Building Services Department, 2024-10-22. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2023, © First Base Solutions Inc., 2023 Orthophotography.Document Path: J:\data\data\Planning Maps\14070 Yonge Street (OPA-2024-03 and ZBA-2024-03)\Report_Maps_Oct_2024\PARCEL_14070_Yonge_St_OPA_2024_03_and_ZBA_2024_03\PARCEL_14070_Yonge_St_OPA_2024_03_and_ZBA_2024_03.aprxSt John's SdrdWellington St EVandorf SdrdHendersonDriveWellington St W6740467404Leslie StYonge StBathurst StBayview AveBloomington Rd k0 50 100MetresSubject_LandsSecond DensityApartment ResidentialRA2RESIDENTIAL ZONESEstate ResidentialDetached SecondDensity ResidentialDetached ThirdDensity ResidentialDetached FourthDensity ResidentialERR2R3R4OPEN SPACE ZONESEnvironmentalProtectionOak Ridges MoraineEnvironmental ProtectionPublic Open SpaceINSTITUTIONAL ZONESInstitutionalEP-ORMIEPO1Private Open SpaceO2Page 13 of 46 35(9,286/<352326('6,7(3/$1$33/,&$17 3$5&(/,QF),/(6 23$ =%$),*85(FL(āāāIW,,0DSFUHDWHGE\WKH7RZQRI$XURUD3ODQQLQJDQG%XLOGLQJ6HUYLFHV'HSDUWPHQW%DVHGDWDSURYLGHGE\7UHJHERY&RJDQ$UFKLWHFWXUHPage 14 of 46 Map created by the Town of Aurora Planning and Building Services Department, 2024-10-22. Base data provided by P.A.R.C.E.L. Inc.35(9,286/<PROPOSED ELEVATIONSAPPLICANT: P.A.R.C.E.L. Inc.FILES: OPA-2024-03 & ZBA-2024-03FIGURE Document Path: J:\data\data\Planning Maps\14070 Yonge Street (OPA-2024-03 and ZBA-2024-03)\Report_Maps_Oct_2024\PARCEL_14070_Yonge_St_OPA_2024_03_and_ZBA_2024_03\PARCEL_14070_Yonge_St_OPA_2024_03_and_ZBA_2024_03.aprxPage 15 of 46 UPDATED PROPOSED SITE PLANMap created by the Town of Aurora Planning and Building Services Department, 2025-05-22. Base data provided by LSG PartnersFIGURE 7APPLICANT: P.A.R.C.E.L. Inc.FILES: OPA-2024-03 & ZBA-2024-03Document Path: J:\data\data\Planning Maps\14070 Yonge Street (OPA-2024-03 and ZBA-2024-03)\Report_Maps_May_2025\PARCEL_14070_Yonge_St_OPA_2024_03_and_ZBA_2024_03\PARCEL_14070_Yonge_St_OPA_2024_03_and_ZBA_2024_03.aprxPage 16 of 46 Town of Aurora Council Public Planning Meeting Minutes Date: Time: Location: Tuesday, November 12, 2024 7 p.m. Council Chambers, Aurora Town Hall Council Members: Mayor Tom Mrakas (Chair) Councillor Ron Weese Councillor Rachel Gilliland Councillor Wendy Gaertner (arrived at 7:04 p.m.) Councillor Michael Thompson Councillor John Gallo Councillor Harold Kim Other Attendees: Doug Nadorozny, Chief Administrative Officer Marco Ramunno, Director, Planning and Development Services Felix Chau, Planner Katherine Gatzos, Planner Michael de Rond, Town Clerk Emily Freitas, Council/Committee Coordinator _____________________________________________________________________ 1.Call to Order The Mayor called the meeting to order at 7:00 p.m. 2.Land Acknowledgement Mayor Mrakas acknowledged that the meeting took place on Anishinaabe lands, the traditional and treaty territory of the Chippewas of Georgina Island, recognizing the many other Nations whose presence here continues to this day, the special relationship the Chippewas have with the lands and waters of this territory, and that Aurora has shared responsibility for the stewardship of these lands and waters. It was noted that Aurora is part of the treaty lands of the Figure 8 Page 17 of 46 Council Public Planning Meeting Minutes Tuesday, November 12, 2024 2 Mississaugas and Chippewas, recognized through Treaty #13 and the Williams Treaties of 1923. 3. Approval of the Agenda Moved by Councillor Thompson Seconded by Councillor Weese That the revised agenda as circulated by Legislative Services be approved. Yeas (6): Mayor Mrakas, Councillor Weese, Councillor Gilliland, Councillor Thompson, Councillor Gallo, and Councillor Kim Absent (1): Councillor Gaertner Carried (6 to 0) 4. Declarations of Pecuniary Interest and General Nature Thereof There were no declarations of pecuniary interest under the Municipal Conflict of Interest Act, R.S.O. 1990, c. M.50. 5. Planning Applications The Mayor outlined the procedure that would be followed in the conduct of the public meeting. The Town Clerk confirmed that the appropriate notice was given in accordance with the relevant provisions of the Planning Act. 5.1 PDS24-124 - Application for Zoning By-law Amendment, 1000099397 Ontario Ltd., 36 Industry Street, Lot 9, Plan 535, File Number: ZBA-2024-04 Planning Staff Katherine Gatzos, Planner, presented an overview of the staff report regarding the Zoning By-law Amendment (ZBA), noting the application proposes to redevelop the subject lands to facilitate the future development of a seven-storey residential building containing 97 units and 72 parking spaces including 2 levels of underground parking. It was further noted that the applicant is proposing “Second Density Apartment Residential (RA2-XX)” and the proposed ZBA seeks to amend the development standards on the building height and surrounding lot area, Page 18 of 46 Council Public Planning Meeting Minutes Tuesday, November 12, 2024 3 yard setbacks, and adjusting the amenity area and parking requirements. Staff also highlighted the comments made at the community information meeting and next steps. Applicant Brad Rogers, Groundswell Urban Planners Inc., presented an overview of the development proposal including site context, previously approved zoning on the subject lands, the proposed development of a seven-storey building, proposed zoning, renderings, interior and exterior site plans, amenities, mixed uses, and next steps. Maggie Way, Associate Planner, and Richard Ziegler, Architect, were also present to answer questions. Public Comments Aurora residents, including Cheryl Bain, Catherine W, Rick Armstrong, and Keith Bennett, expressed the following comments:  Opposition to the proposed development  Concerns regarding: o Environmental impacts on diverse wildlife and Sheppard's Bush Conservation Area o Traffic/parking overflow to other local streets including Mary Street o Building structure and impact on other dwellings nearby due to construction  Suggestions regarding: o Conducting a traffic study in the vicinity of the subject lands Moved by Councillor Gallo Seconded by Councillor Weese 1. That Report No. PDS24-124 be received; and 2. That comments presented at the statutory Public Planning meeting be addressed by Planning and Development Services in a report to a future Committee of the Whole meeting. Page 19 of 46 Council Public Planning Meeting Minutes Tuesday, November 12, 2024 4 Yeas (7): Mayor Mrakas, Councillor Weese, Councillor Gilliland, Councillor Gaertner, Councillor Thompson, Councillor Gallo, and Councillor Kim Carried (7 to 0) 5.2 PDS24-125 - Application for Official Plan Amendment and Zoning By law Amendment, P.A.R.C.E.L. Inc., 14070 Yonge Street, KING CON 1 PT LOT 72 PLAN M42 PT BLKS A B G RP 65R34432, PARTS 1 TO 5, File Number: OPA- 2024-03; ZBA-2024-03 Planning Staff Felix Chau, Planner, presented an overview of the Official Plan Amendment (OPA) and Zoning By-law Amendment (ZBA) applications to facilitate the development of 2 five-storey condominium buildings on the subject lands; a residential condominium building with 180 units and a senior's lifestyle apartment building with 120 units. Staff discussed the previously approved applications and the current vacancy of the subject lands. It was further noted that the proposed OPA seeks to amend several site-specific policies from “Estate Residential” and “Major Institutional” to “Cluster Residential”, and from “Cluster Residential” to “Environmental Protection Area”, and the proposed ZBA seeks to rezone the subject lands from “Holding Provision Institutional Exception Zone (H) I (391)” to “Second Density Apartment Residential RA2 (XX) Exception Zone”, “Second Density Apartment Residential RA2 (YY) Exception Zone”, and “Environmental Protection (EP)”. Staff also highlighted the comments made at the community information meeting and next steps for the application. Applicant Joan McIntyre, Malone Given Parsons Ltd., presented an overview of the proposed development including site context, elevations and landscape plan, preservation of existing landscape, restoration of vegetation buffers, underground parking, density and unit types, and transportation and site access. It was further noted the existing Official Plan and zoning, and next steps. Rowan Rivers, Transportation Consultant, GHD Engineering, was also present to answer questions. Public Comments Page 20 of 46 Council Public Planning Meeting Minutes Tuesday, November 12, 2024 5 Aurora residents John Green, Linda Ma, Conny Wong, Paul Langston, Nima Osqueizadeh, Vivian Wu, Mauricio Barbone, Andrew Mestrinaro, Kathy Andriopoulos, expressed the following comments:  Opposition to the proposed development  Concerns regarding: o Traffic and pedestrian safety on Yonge Street and Elderberry Trail o Parking overflow due to minimal parking spots o Environmental impact on the Oak Ridges Marine Area and current woodland o Density too high and the proposal does not align with the Town Official Plan o Increased pollution o Lack of privacy due to proposed elevation and noise concerns o Proximity of the proposed development to the existing sewage pumping station  Suggestions regarding: o Installing sidewalks on Yonge Street and Elderberry Trail for pedestrian safety o Improving traffic signage and street lighting o Relocating the proposed development  Questions regarding: o Construction timeline Moved by Councillor Gilliland Seconded by Councillor Weese 1. That Report No. PDS24-125 be received; and 2. That comments presented at the statutory Public Planning meeting be addressed by Planning and Development Services in a report to a future Public Planning meeting. Page 21 of 46 Council Public Planning Meeting Minutes Tuesday, November 12, 2024 Yeas (7): Mayor Mrakas, Councillor Weese, Councillor Gilliland, Councillor Gaertner, Councillor Thompson, Councillor Gallo, and Councillor Kim Carried (7 to O) 6. Confirming By-law 6.1 By-law Number 6650-24 - Being a By-law to confirm actions by Council resulting from a Council Public Planning meeting on November 12, 2024 Moved by Councillor Weese Seconded by Councillor Thompson That the confirming by-law be enacted. Carried 7. Adjournment Moved by Councillor Weese Seconded by Councillor Gaertner That the meeting be adjourned at 9:55 p.m. Carried Tom ra as Mayor Michael e RoZown Clerk Page 22 of 46 2nd Public Planning Meeting14070 Yonge StreetApplication: Official Plan Amendment, Zoning By-law AmendmentApplicant: P.A.R.C.E.L. Inc.Location: 14070 Yonge StreetFile Number: OPA-2024-03; ZBA-2024-03June 17, 2025Page 23 of 46 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESLocationSubject Lands: 14070 Yonge Street Subject applicationsPage 24 of 46 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESBackgroundPreviously Approved Applications:•2011 – OMB settlement; Council endorsed the development of 3 buildings:1) a wellness centre & associated uses2) 20-unit apartment building3) detached dwelling•2014 – Site Plan Approved for the apartment building123Page 25 of 46 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESBackgroundNovember 12, 2024Public Planning Meeting•Comments received:•Density is too high;•Incompatible with area character;•Traffic flow and congestion along Elderberry Trail;•Loss of greenspace and privacy.Page 26 of 46 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProjectRevised Proposal•92 Townhouse Units•74 street townhouses•18 back-to-back townhouses•Vehicular access from Elderberry Trail and right-in right-out along Yonge StreetPage 27 of 46 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Official Plan DesignationOfficial Plan Designation•Schedule A: Regional Corridor•Schedule B: “Suburban Residential”•Yonge Street South Secondary Plan Area (OPA34): “Cluster Residential”, “Estate Residential”, “Environmental Protection Area”, and “Major Institutional”•Schedule H: Site-Specific Policy Area 41Cluster ResidentialEstate ResidentialMajor InstitutionalEnvironmental Protection AreaPage 28 of 46 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Official Plan Proposed Site-Specific Official Plan Designation•Amend the provisions of Special Policy 41 to facilitate the development of 74 street townhouses and 18 back-to-back townhouses for a total of 92 townhouse units•Refine the limits of the Natural Heritage System.Page 29 of 46 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Zoning The current zoning permits a variety of uses specific to a previous proposal:Building A:•Wellness Centre; Medical Office/Clinic; Accessory Uses; Accessory Pharmaceutical Dispensary; and Accessory Nutritional Use.Building B:•One Apartment Building with a maximum 20 residential units.Building C:•One detached dwelling unit.Comprehensive Zoning By-law 6000-17: Holding Provision Institutional Exception Zone (H) I (391)Page 30 of 46 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Zoning Proposed Zoning By-law•Rezone the subject lands from “Holding Provision Institutional Exception Zone (H) I (391)” to:•Townhouse Dwelling Residential (R8) Exception Zone•Environmental Protection (EP) Zone•Private Open Space (O2) Zone•Addresses land uses and setbacksPage 31 of 46 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESApplication Circulation Review Staff have identified the following matters to be addressed:•Conformity to relevant planning polices;•Traffic considerations (ie. signalization) at the Yonge Street and Elderberry Trail intersection;•Review of Environmental Impact Assessment with respect to the adjacent woodland and associated vegetation protection zone limit;•Ensuring appropriate landscaping buffers are provided for the proposed development;•Availability of municipal servicing capacity.Page 32 of 46 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESNext Steps Next Steps in the Planning process:•Staff will continue working 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 Site Plan Application has not been submitted for technical review; a Site Plan Application is required subsequent to the Land Use review. •All interested parties will be notified of updates relating to the subject applicationsPage 33 of 46 Thank youFor any questions please contact:Felix ChauPlannerfchau@aurora.ca365-500-3105Page 34 of 46 Page 35 of 46 Page 36 of 46 Page 37 of 46 Page 38 of 46 Page 39 of 46 Page 40 of 46 Page 41 of 46 Page 42 of 46 Page 43 of 46 Page 44 of 46 Page 45 of 46 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 June 17, 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 June 17, 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 17th day of June, 2025. Tom Mrakas, Mayor Michael de Rond, Town Clerk Page 46 of 46