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Agenda - Public Planning - 20231114
Town of Aurora Council Public Planning Meeting Revised Agenda Date:Tuesday, November 14, 2023 Time:7 p.m. Location:Council Chambers, Aurora Town Hall Meetings are available to the public in person and via live stream on the Town’s YouTube channel. To participate, please visit aurora.ca/participation. Pages 1.Call to Order Note: Added items are marked with an asterisk (*). 2.Land Acknowledgement 3.Approval of the Agenda 4.Declarations of Pecuniary Interest and General Nature Thereof 5.Planning Applications 5.1 PDS23-126 - Zoning By-law Amendment Application, Land Services Group Ltd. (20 Allaura Boulevard Corp.), 16, 20 and 22 Allaura Boulevard, Lots 19, 20 and 21, Registered Plan M-51 1 File Number: ZBA-2022-08, Related File Number: SUB-2022-02; SP-2022- 13 That Report No. PDS23-126 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 General Committee meeting. 2. *5.1.1 Staff Presentation 25 *5.1.2 Applicant Presentation 36 5.2 PDS23-142 - Application for Official Plan Amendment and Zoning By-law Amendment, TWTH Development Inc., 252, 260 and 272 Old Bloomington Road, Lot 6 and Part of Lot 7, Registered Plan 166 56 File Number: OPA-2023-02, ZBA-2023-02; Related File Number: SUB- 2023-02 That Report No. PDS23-142 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 General Committee meeting. 2. *5.2.1 Staff Presentation 76 *5.2.2 Applicant Presentation 89 6.Confirming By-law 6.1 By-law Number XXXX-23 Being a By-law to confirm actions by Council resulting from a Council Public Planning meeting on November 14, 2023 98 7.Adjournment 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Public Planning Report No. PDS 2 3 -126 Subject: Zoning By-law Amendment Application Land Services Group Ltd. (20 Allaura Boulevard Corp.) 16, 20 and 22 Allaura Boulevard Lots 19, 20 and 21, Registered Plan M-51 File Number: ZBA-2022-08 Related File Number: SUB-2022-02; SP-2022-13 Prepared by: Adam Robb, MPL, MCIP, RPP, CAHP Associate Manager of Development Planning Department: Planning and Development Services Date: November 14, 2023 Recommendation 1. That Report No. PDS23-126 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 General Committee 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 for 16, 20 and 22 Allaura Boulevard. The following is a summary of the development proposal: The subject lands are currently designated as part of the Aurora Promenade and are planned for intensification. The applicant is proposing to rezone the lands to accommodate 225 stacked townhouse units on a common-elements condominium road in line with the permissions of the Official Plan and Aurora Promenade. Page 1 of 98 November 14, 2023 2 of 11 Report No. PDS23-126 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 Planning Act – Bill 23 On November 28, 2022, Bill 23, the More Homes Built Faster Act (“Bill 23”) received Royal Assent. Among other amendments to the Planning Act, there is no longer a requirement to hold a statutory public planning meeting for Draft Plan of Subdivision applications. As such, this report is focused on the proposed Zoning By-law Amendment application, with the Draft Plan of Subdivision also only being technical in nature and used to establish clearly defined title and M-Plan for the consolidated lands. Application History A pre-consultation meeting was held with the applicant in August 2021. The subject applications were then received by the Town in November 2022 and deemed complete in early 2023. Location / Land Use The subject lands are located on the north side of Allaura Boulevard, east of Yonge Street (see Figure 1 – Location Map). The subject lands are currently three independent parcels (16, 20 and 22 Allaura Boulevard), but cumulatively have a total lot area of 1.38 hectares and a frontage along Allaura Boulevard of approximately 123 metres. The site is currently occupied by two-storey industrial buildings. Surrounding Land Uses The surrounding land uses are as follows: North: Existing office industrial building (Magna International at 245 Edward Street) South: Allaura Boulevard, with existing office industrial buildings across the road on the south side (11 and 19 Allaura Boulevard). East: Existing office industrial buildings including 24 Allaura Boulevard to the east. Page 2 of 98 November 14, 2023 3 of 11 Report No. PDS23-126 West: Existing commercial plaza at the southwest (2 Allaura Boulevard), and the Aurora War Memorial and Peace Park to the northwest. 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 also encourages the creation of diverse housing opportunities that capitalize on proximity to goods, services, and transit. The Growth Plan for the Greater Golden Horseshoe is a guiding document for growth management within the Greater Golden Horseshoe (GGH) Area to 2051. The Growth Plan provides a framework which guides decisions on how land will be planned, designated, zoned and designed, with assigned population, employment, and intensification targets to be met. The Lake Simcoe Protection Plan (LSPP) is a provincial document that provides policies which addresses aquatic life, water quality, water quantity, shorelines and natural heritage, other threats and activities (including invasive species, climate change and recreational activities) and overall implementation. The subject lands are not within any Regulated Area by the Lake Simcoe Region Conservation Authority (LSRCA). York Region Official Plan (YROP) The subject lands are designated as part of the established “Urban Area” of the YROP. The planning vision for the Urban Area is to strategically focus growth while conserving land and resources, and to create livable, accessible and complete communities. A primary goal of the YROP is to enhance the Region’s urban structure through intensification. The subject lands are specifically recognized as part of the “Built Up Area”, where a minimum 50 per cent intensification target applies (Region-wide). The YROP further applies a residential unit intensification target to Aurora of 4,600 units to 2051, which this application supports. There are no Regional Greenlands or Natural Heritage System features on the subject property, and the lands are also considered in the proximity of the Yonge Street Regional Corridor with access to transit opportunities. Page 3 of 98 November 14, 2023 4 of 11 Report No. PDS23-126 Town of Aurora Official Plan The subject lands are currently designated as part of the Aurora Promenade and are planned for intensification The subject lands are designated as part of the Aurora Promenade, and in particular as “Promenade Focus Area” within the South Yonge Street Promenade design area. The Promenade Focus Area permits townhouses and encourages redevelopment and intensification to capitalize on proximity to major community amenities and transit infrastructure. As indicated in Schedule B2 of the Official Plan, the permitted heights for the lands are a minimum of 2 storeys and maximum of 5 storeys plus 2 bonus storeys. The designation also encourages the optimization of lot coverage – with a maximum of 90 per cent permitted. Parking is encouraged to be below grade, and development is to be of high-quality design and materiality that enhances the streetscape, while providing appropriate transition and scale within the neighbourhood area. Additionally, Allaura Boulevard is recognized as a Major Collector Road, with the site being within walking distance to Yonge Street as an Arterial Road and major Regional Corridor. Zoning By-law 6000-17, as amended The current zoning of the lands is “Service Employment E1 (226)” for the portion located at 16 Allaura Boulevard and “General Employment E2” for the remainder of the lands at 20 and 22 Allaura Boulevard. This zoning applies as part of the previous office industrial use of the site, and permits offices, service shops, warehousing, and other similar industrial/employment type uses. The proposed site-specific rezoning to “Townhouse Dwelling Residential R8” is intended to enable a built form that aligns with the vision and permissions of the current Official Plan and Aurora Promenade designation. Reports and Studies The Owner submitted the following documents as part of a complete application: Report Name Report Author Planning Justification Report JKO Planning Architectural Drawings John G Williams Architect Arborist Report Kuntz Forestry Consulting Inc. Page 4 of 98 November 14, 2023 5 of 11 Report No. PDS23-126 Report Name Report Author Functional Servicing and Stormwater Management Plan Site Plan Tech Inc. Site Grading Plan Site Plan Tech Inc. Site Servicing Plan Site Plan Tech Inc. Traffic Management Plan TransPlan Inc. Tree Inventory and Preservation Plan Kuntz Forestry Consulting Inc. Urban Design Brief John G Williams Architect Phase 1 and 2 Environmental Assessments GeoPro Consulting Inc. Green Development/Sustainability Metrics Analysis JKO Planning Pedestrian and Bicycle Circulation Plan TransPlan Inc. Noise and Vibration Feasibility Study HGC Consulting Inc. Construction Management Plan Site Plan Tech Inc. Geotechnical and Hydrological Investigation GeoPro Consulting Inc. Boundary and Topographic Survey Altimap Land Surveyors Inc. Lighting Plans e-Lumen Inc. Landscape Plan Landscape Planning Architects Inc. Proposed Applications Proposed Zoning By-law Amendment The applicant is proposing to rezone the lands to facilitate the construction of 225 stacked townhouse units on a common-elements condominium road in line with the permissions of the Official Plan and Aurora Promenade As shown in Figure 4, the Applicant proposes to rezone the subject lands to a uniform “Townhouse Dwelling Residential R8 (X) Exception Zone”. The Owner has submitted a draft Zoning By-law which is currently under review by staff. The following is a table to Page 5 of 98 November 14, 2023 6 of 11 Report No. PDS23-126 compare the difference between the parent R8 zoning requirements with the proposed Exception Zone: Parent R8 Zone Requirement Proposed R8 (X) Exception Zone Permitted Uses Townhouses Townhouses Minimum Lot Area 180 square metres No change Minimum Lot Frontage 6 metres per unit No change Minimum Front Yard Setback 7.5 metres 3 metres* Minimum Rear Yard Setback 7.5 metres 5 metres* Minimum Exterior Side Yard Setback 6 metres 2.4 metres* Minimum Interior Side Yard Setback 0 metres for interior units 1.5 metres for end units No change Lot Coverage (maximum) 50% 52%* Height (maximum) 10 metres 11.3 metres* Note: The proposed bylaw exceptions are 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 exception zoning is largely intended to implement the provisions of the Official Plan and Aurora Promenade designation for the site. The proposed lot coverage Page 6 of 98 November 14, 2023 7 of 11 Report No. PDS23-126 and heights are well within the permitted maximums delineated by the Official Plan (90 per cent lot coverage and 5 plus 2 storeys), and the applicant is also proposing to feature high quality landscaping and sufficient parking that exceeds one spot per unit, plus further additional visitors spaces (370 total spaces to be provided via underground parking). Related Planning Applications Alongside the Zoning By-law Amendment application, the applicant has concurrently applied for a Draft Plan of Subdivision and Site Plan application. The Zoning By-law Amendment application is the only application subject to Public Meeting requirements under the Planning Act. The proposed Draft Plan of Subdivision is required as a technical application to ensure appropriate consolidated land title for the site and establish a clearly defined M-Plan to facilitate the proposed development. The approval of the subject Site Plan application is delegated to staff under Provincial Bill 109, with the application intended to implement the subject Zoning and existing Official Plan designation and facilitate the 225 stacked townhouse units at 3.5 storeys in height with an internal road network and underground parking. Additionally, a future plan of condominium and part lot control exemption application will also be required. Detailed technical review of the applications will occur prior to the Zoning By-law Amendment Application and Draft Plan of Subdivision being brought back for consideration by Council. Once a decision on those applications is made by Council, a decision on the Site Plan will also then be considered as delegated to staff. The future plan of condominium and part lot control exemption applications will be applied for and directed to Council for approval later in the development process. Analysis Department / Agency Comments The proposed applications were circulated to all internal and external agencies for review and comments. There are largely no objections to the approval of the Zoning By- law Amendment application, and then appropriate technical matters are to be reviewed and conditions to be developed for the implementing Draft Plan of Subdivision and Site Plan. Initial comments are as follows: Remediation of the site will be required, as indicated through the submitted Environmental Assessment reports. A Record of Site Condition must also be filed in the Provincial Registry. Page 7 of 98 November 14, 2023 8 of 11 Report No. PDS23-126 Ensure the appropriate demolition of the existing structure and decommissioning of related services. Clarification to be provided on all servicing connections and downstream flow analysis. Appropriate servicing allocation will be required as well. Ensure the appropriate maneuverability of service and emergency vehicles through the site. Ensure conformity to the Town’s Green Development Standards, with any necessary conditions of approval to be implemented. Ensure all public and advisory committee comments are addressed, including those of the Heritage Advisory Committee and Accessibility Advisory Committee, as noted further below in this report. Public Comments A Community Information Meeting (CIM) was held on September 7, 2023, at the Aurora Public Library. Questions raised by members of the public included the following, with the corresponding responses also provided: Will there be impacts to the road and traffic as a result of the planned construction and necessary excavation work? A detailed construction management plan is provided and will be reviewed to ensure that traffic and access through Allaura Boulevard is maintained. Most construction and excavation is expected to be self-contained on the site, and all appropriate Road Occupancy Permits will also be required to be obtained. Will a rezoning on these lands impact the zoning on the surrounding employment lands? The proposed rezoning is site-specific to only the subject lands. No other rezoning is being considered for neighbouring employment/industrial uses. The applicant will also be required to complete detailed site remediation as part of the proposed redevelopment of the site. What will unit pricing be? Unit pricing is not determined by the owner/applicant at this time, but the proposal is planned to feature a variety of unit sizes and configurations as part of providing a diverse range of housing opportunities. Will the site be impacted by noise? A Noise Study was prepared with mitigation measures including sound barriers to be implemented in the development. How long will the construction period be including the site remediation and excavation work? The applicant stated the project will be completed over approximately three years from approval, which includes initial excavation work, site remediation, and building construction. Page 8 of 98 November 14, 2023 9 of 11 Report No. PDS23-126 Advisory Committee Review The proposal was presented to the Heritage Advisory Committee on July 31, 2023, for review and input based on proximity of the site to the Aurora War Memorial and Peace Park. The Heritage Advisory Committee recommended no access to the Park be provided from this site, and that appropriate fencing and landscape screening also be maintained along the property boundary. The applicant has also subsequently prepared a Heritage Impact Assessment, with the resulting recommendations for coniferous tree plantings, relocation of the waste pickup location, and tree protection for all boundary trees to be incorporated into an updated resubmission. Appropriate conditions, such as for the construction of the fence, will also be incorporated as part of the subsequent site plan approval process. The Town’s Accessibility Advisory also reviewed the subject application on behalf of the Accessibility Advisory Committee, with the installation of appropriate accessible curb ramps along paths of travel, barrier free parking for visitors and residents, and an elevator from the underground parking to the main level to be provided. These updates are to be incorporated into a future resubmission. 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 application was deemed complete in March of 2023, and therefore, the applicant may appeal to the OLT at any time. Financial Implications There are no financial implications associated with this report. Communications Considerations A Notice of Public Planning Meeting was published in the local newspapers and posted on the Town’s website. In addition, the notice was given by mail to all addressed property owners within a 250 metre radius of the subject lands. A Notice of the Public Page 9 of 98 November 14, 2023 10 of 11 Report No. PDS23-126 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 The applicant has submitted a Green Development Report and Sustainability Metrics analysis, with the resulting recommendations to be included as conditions of any future approval. Detailed site remediation of the site will also be required. The location of the site can optimize on proximity to community services and amenities, as well as to transit infrastructure along Yonge Street, which helps reduce automobile dependency. 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 General Committee meeting once the technical review is completed. Attachments Figure 1 – Location Map Figure 2 – Existing Zoning Page 10 of 98 November 14, 2023 11 of 11 Report No. PDS23-126 Figure 3 – Proposed Zoning Figure 4 – Site Plan and Architectural Details Previous Reports None. Pre-submission Review Agenda Management Team review on November 2, 2023 Approvals Approved by Marco Ramunno, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 11 of 98 Yonge StreetAllauraBoulevard147001472024516202621579115231917145352822302414659LOCATION MAPMap by the Town of Aurora Planning and Development Services Department, 13/09/2023. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2022, © First Base Solutions Inc., 2022 Orthophotography.¯FIGURE 1St John's SdrdWellington St EVandorf SdrdHendersonDrive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd02550MetersAPPLICANT: Land Services Group Ltd. (20 Allaura Boulevard Corp.)FILE: ZBA-2022-08SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\16,20 and 22 Allaura Boulevard (ZBA-2022-08)\Report Map September 2023\ZBA_2022_08_16-22_Allaura_Blvd\ZBA_2022_08_16-22_Allaura_Blvd.aprxPage 12 of 98 Henderson DriveYonge StreetYonge StreetAllauraBoulevardC4E1(226)C4(514)E2(H)C3(102)C3(102)C4(221)EPO1C3(200)O1O1C4(8)EXISTING ZONINGMap by the Town of Aurora Financial Services Department, 13/09/2023. Base data provided by York Region & the Town of Aurora.¯FIGURE 2St John's SdrdWellington St EVandorf SdrdHendersonDrive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington RdAPPLICANT: Land Services Group Ltd. (20 Allaura Boulevard Corp.)FILE: ZBA-2022-08SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\16,20 and 22 Allaura Boulevard (ZBA-2022-08)\Report Map September 2023\ZBA_2022_08_16-22_Allaura_Blvd\ZBA_2022_08_16-22_Allaura_Blvd.aprxO1Zoning LegendCommunity CommercialC4COMMERCIAL ZONESEMPLOYMENT ZONESService EmploymentE1Service CommercialC3General EmploymentE2Public Open SpaceE2E1(226)E2E2E2Page 13 of 98 Henderson DriveYonge StreetYonge StreetAllauraBoulevardC4C4(514)E2(H)C3(102)C3(102)C4(221)EPO1C3(200)O1O1C4(8)PROPOSED ZONINGMap by the Town of Aurora Financial Services Department, 13/09/2023. Base data provided by York Region & the Town of Aurora.¯FIGURE 3St John's SdrdWellington St EVandorf SdrdHendersonDrive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington RdAPPLICANT: Land Services Group Ltd. (20 Allaura Boulevard Corp.)FILE: ZBA-2022-08SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\16,20 and 22 Allaura Boulevard (ZBA-2022-08)\Report Map September 2023\ZBA_2022_08_16-22_Allaura_Blvd\ZBA_2022_08_16-22_Allaura_Blvd.aprxTownhouse Dwelling ResidentialR8RESIDENTIAL ZONESO1Zoning LegendCommunity CommercialC4COMMERCIAL ZONESEMPLOYMENT ZONESService EmploymentE1Service CommercialC3General EmploymentE2Public Open SpaceR8(X)E2E2E2Page 14 of 98 STREET 'B'STREET 'A' STREET 'A' STREET 'A'1.50 m. SIDEWALK1.50 m. SIDEWALK1.50 m. SID E W A L K 1.50 m. SIDE W A L K CROSSWALKLOT BOUND A R YLOT BOUNDARY1.50 m. SIDE W A L K 1.50 m. SIDE W A L KRAMP DOWNWASTE Open SpaceLandscaped courtyardLandscaped 406.87 sq mCROSSWALKCROSSWALKCROSSWALK MUNICIPAL SIDEWALKMUNICIPAL SIDEWALK18 UNITS 3.5 STOREY S T A C K E D BUILDING # 8 16 UNITS 3.5 STORE Y S T A C K E D BUILDING # 9 UPUPUP UP UPUPUPUP16 UNITS 3.5 STORE Y S T A C K E D BUILDING # 1 0 UPUPUP UP UPUPUPUP3.5 STOREY STACKED16 UNITSBUILDING #1UPUPUPUPUPUPUPUP3.5 STOREY STACKED32 UNITSBUILDING #23.5 STOREY STACKED28 UNITSBUILDING #426 UNITS3.5 STORE Y S T A C K E D BUILDING # 33.5 STOREY STACKED25 UNITSBUILDING #53.5 STOREY STACKED30 UNITSBUILDING #6UP UPUPUP UPUPUPUP18 UNITS3.5 STOREY STACKED BUILDING #7 Courtyard CROSSW A L K CROSSWA L K 1.50 m. SI D E W A L K 1.50 m. SI D E W A L K 1.50 m. SIDEWALK1.50 m. SIDEWALK1.50 m. SIDEWALK1.50 m. SIDEWALK1.50 m. SIDEWALKMUNICIPAL SIDEWALK1.50 m. SIDE W A L K52.04m FIRE ACCESStͲϮϱϵϬ;EKs D ZϮϰ͕ϮϬϮϮͿ>>hZ>/D/d WZdE Z^,/WϮϰϴ< EE z^dZ dt ^dϭϲ͕ϮϬ͕ϮϮ>>hZ>s͘hZKZ͕KE>ϰ'ϲ^ϰ^/d W>EͲϬϭZ s/^/KE ^h: dd ^> ͗ϭ͗Ϭ͘ϲZ>/D/d WZdE Z^,/WEE z^dZ dt ^dϬ͕ϮϮ>>hZ>s͘KE>ϰ'ϲ^ϰtͲϮϱϵϬhZKZ^/d WͲϬϭ>>hZϮϰϴ< Eϭϲ͕ϮϬhZKZEKd/^^h &KZKE^dZhd/KEFigure 4Page 15 of 98 ramp upmech.mech.mech.mech.lockerslockerslockersrefuserefuse23 spaces38 spaces24 spaces23 spaces22 spaces30 spaces17 spaces6 spacesRRRRRgategategate44 spaces24 spaces22 spaces20 spaces9 spaces22 spaces35 spaces7 spaces12 spacesbikeswater retention bikesSITE AREA- 1.38 Ha (3.44Ac)ALLAURA DEVELOPMENTSWILLIAMS and STEWARTCONCEPT 7-UNDERGROUNDNOVEMBER 04, 2022225 STACKED TOWNS- @ 1.4 PER UNIT=325 SPACESVISITOR SPACES @0.2=45 SPACESTOTAL SPACES PROVIDED=370 SPACESRRRRVVVRVRbikesbikesbikestͲϮϱϵϬ;EKs D ZϮϰ͕ϮϬϮϮͿ>>hZ>/D/d WZdE Z^,/WϮϰϴ< EE z^dZ dt ^dϭϲ͕ϮϬ͕ϮϮ>>hZ>s͘hZKZ͕KE>ϰ'ϲ^ϰhE Z'ZKhEW>EͲϬϮZ s/^/KE ^h: dd ^> ͗ϭ͗Ϭ͘ϲZ>/D/d WZdE Z^,/WEE z^dZ dt ^dϬ͕ϮϮ>>hZ>s͘KE>ϰ'ϲ^ϰtͲϮϱϵϬhZKZhE ͲϬϮ>>hZϮϰϴ< Eϭϲ͕ϮϬhZKZEKd/^^h &KZKE^dZhd/KEFigure 4Page 16 of 98 PATIO 14'0" X 6'0"(SUNKEN AREA IF REQUIRED)BALCONY ABOVEBALCONY8'7" X 6'0"LIVING ROOM17'10" X 10'8"PWDR.BEDROOM 211'7" X 8' 4"BALCONY15'8" X 6'0"PATIO LEVEL PLANTH - 1 ELEVATION 'A'INTERIOR CONDITIONFLOOR AREA: 668.91 SFGROUND FLOOR PLANTH - 2 ELEVATION 'A'INTERIOR CONDITIONFLOOR AREA: 1101.3 SFSECOND FLOOR PLANTH - 4 ELEVATION 'A'INTERIOR CONDITIONFLOOR AREA: 606.2 SFTHIRD FLOOR PLANTH - 4 ELEVATION 'A'INTERIOR CONDITIONFLOOR AREA: 542 SFBALCONY15'8" X 6'0"FURNACEHWTUPBALCONY15'8" X 6'0"UPMAINBATH RM.WDLNDRY.MAINBATH RM.W D LNDRY.MAINBATH RM.BEDROOM 210'6" X 10'2"BEDROOM 29' X 9'BEDROOM 213'1" X 10'2"BEDROOM 29'8" X 12'4"MAINBATH RM.KITCHEN9'6" X 8'2"PWDR.FURNACEDINING ROOM7'9" X 11'9"FOYERKITCHEN9'6" X 7'1"BEDROOM 19'8" X 13'1"LIVING/DININGROOM13'0" X 12'2"LIVING/DININGROOM15'7" X 15'10"KITCHEN6'7" X 11'3"KITCHEN11'3" X 10'3"PATIO15'2" X 6'0"DINING ROOM 7'9" X 12'LIVING ROOM15'3" X 11'9"SECOND FLOOR PLANTH - 3 ELEVATION 'A'INTERIOR CONDITIONFLOOR AREA: 467.3 SFTHIRD FLOOR PLANTH - 3 ELEVATION 'A'INTERIOR CONDITIONFLOOR AREA: 493.8 SFPATIO LEVEL PLANTH - 1 ELEVATION 'A'INTERIOR CONDITIONFLOOR AREA: 498.1 SFUPUPUPUPUPUPUPUPWDFURNACEHWTBEDROOM 29' X 13'1"BEDROOM 110'1" X 13'5"KITCHEN6'10 X 13'1"BALCONY15'2" X 6'0"LNDRY.MAINBATH RM.LIVING/DININGROOM13'8" X 18'4"BEDROOM 19'8" X 13'1"BEDROOM 29' X 13'1"BEDROOM 29'8" X 12'4"tͲϮϱϵϬ;EKs D ZϮϰ͕ϮϬϮϮͿ>>hZ>/D/d WZdE Z^,/WϮϰϴ< EE z^dZ dt ^dϭϲ͕ϮϬ͕ϮϮ>>hZ>s͘hZKZ͕KE>ϰ'ϲ^ϰͲϬϯ^> ͗ϭ͗ϲϬϬZ>/D/d WZdE Z^,/WEE z^dZ dt ^dϬ͕ϮϮ>>hZ>s͘KE>ϰ'ϲ^ϰtͲϮϱϵϬhZKZͲϬϯ>>hZϮϰϴ< Eϭϲ͕ϮϬhZKZZ s/^/KE ^h: dd EKd/^^h &KZKE^dZhd/KEDK >W>E^Figure 4Page 17 of 98 WDFURNACEW DFURNACEWDWD UPLIVING/DINING ROOM17'3" X 18'11"LNDRY.MAINBATH RM.MASTER BEDROOM13'7" X 10'2"MASTERENSUITEBEDROOM 213'6" X 8'8"PATIO10'3" X 6'0"(SUNKEN AREA IF REQUIRED)BALCONY ABOVEBEDROOM 211'2" X 8'8"MASTER BEDROOM 10' X 10'2"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN9'11" X 10'LIVING/DININGROOM16'11" X 15'1"FOYERBALCONY9'6" X 6'0"BALCONY8'7" X 6'0"KITCHEN11'10" X 6'10"LIVING/DININGROOM17'8" X 12'4"PWDR.PWDR.LIVING/DININGROOM12'0" X 19'9"UPLINENMAINBATH RM.MAINBATH RM.MASTER BEDROOM12'5" X 10'4"BEDROOM 211'4" X 8' 7"MASTER BEDROOM12'4" X 10'BEDROOM 213' 2" X 8'10"WALK INCLOSETDOWNBALCONY ABOVEBALCONY11'6" X 6'0"PATIO LEVEL PLANTH - 1 ELEVATION 'A'INTERIOR CONDITIONFLOOR AREA: 925.7 SFGROUND FLOOR PLANTH - 2 ELEVATION 'A'INTERIOR CONDITIONFLOOR AREA: 881.6 SFSECOND FLOOR PLANTH - 4 ELEVATION 'A'INTERIOR CONDITIONFLOOR AREA: 523.2 SFTHIRD FLOOR PLANTH - 4 ELEVATION 'A'INTERIOR CONDITIONFLOOR AREA: 490.1 SFSECOND FLOOR PLANTH - 3 ELEVATION 'A'INTERIOR CONDITIONFLOOR AREA: 411.1 SFTHIRD FLOOR PLANTH - 3 ELEVATION 'A'INTERIOR CONDITIONFLOOR AREA: 440.4 SFFURNACEHWTHWTBALCONY9'0" X 6'0"KITCHEN7'2 X 8'10"FURNACEHWTFOYERKITCHEN8'2 X 10'UPUPBALCONY11'5" X 6'0"UPUPUPDOWNUPUPUPtͲϮϱϵϬ;EKs D ZϮϰ͕ϮϬϮϮͿ>>hZ>/D/d WZdE Z^,/WϮϰϴ< EE z^dZ dt ^dϭϲ͕ϮϬ͕ϮϮ>>hZ>s͘hZKZ͕KE>ϰ'ϲ^ϰͲϯ͘ϭ^> ͗ϭ͗ϲϬϬZ>/D/d WZdE Z^,/WEE z^dZ dt ^dϬ͕ϮϮ>>hZ>s͘KE>ϰ'ϲ^ϰtͲϮϱϵϬhZKZͲϯ͘ϭ>>hZϮϰϴ< Eϭϲ͕ϮϬhZKZZ s/^/KE ^h: dd EKd/^^h &KZKE^dZhd/KEDK >W>E^Figure 4Page 18 of 98 W D FURNACEBEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPW DFURNACE UPBEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPUPUPUPUPUPW DFURNACE BEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPW D FURNACEUPBEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPUPUPUPUPUPtͲϮϱϵϬ;EKs D ZϮϰ͕ϮϬϮϮͿ>>hZ>/D/d WZdE Z^,/WϮϰϴ< EE z^dZ dt ^dϭϲ͕ϮϬ͕ϮϮ>>hZ>s͘hZKZ͕KE>ϰ'ϲ^ϰͲϬϰ^> ͗ϭ͗ϭϬϬϬZ>/D/d WZdE Z^,/WEE z^dZ dt ^dϬ͕ϮϮ>>hZ>s͘KE>ϰ'ϲ^ϰtͲϮϱϵϬhZKZͲϬϰ>>hZϮϰϴ< Eϭϲ͕ϮϬhZKZZ s/^/KE ^h: dd EKd/^^h &KZKE^dZhd/KE>K<W>EE > sd/KE^h/>/E'ϭ͕ϳ͕ϴ͕ϵ͕ϭϬFigure 4Page 19 of 98 W D FURNACEBEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPUPUPUPW D FURNACEBEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERW D FURNACEBEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPW D FURNACEBEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERW DFURNACE BEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPUPW DFURNACE UPBEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPUPUPW DFURNACE UPBEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPUPUPW DFURNACE UPBEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPUPUPUPUPUPUPUPUPUPUPUPUPUPUPUPtͲϮϱϵϬ;EKs D ZϮϰ͕ϮϬϮϮͿ>>hZ>/D/d WZdE Z^,/WϮϰϴ< EE z^dZ dt ^dϭϲ͕ϮϬ͕ϮϮ>>hZ>s͘hZKZ͕KE>ϰ'ϲ^ϰͲϬϱ^> ͗ϭ͗ϭϬϬϬZ>/D/d WZdE Z^,/WEE z^dZ dt ^dϬ͕ϮϮ>>hZ>s͘KE>ϰ'ϲ^ϰtͲϮϱϵϬhZKZͲϬϱ>>hZϮϰϴ< Eϭϲ͕ϮϬhZKZZ s/^/KE ^h: dd EKd/^^h &KZKE^dZhd/KE>K<W>EE > sd/KE^h/>/E'ϮFigure 4Page 20 of 98 W D FURNACEBEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPW DFURNACE UPBEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPUPUPUPUPUPW DFURNACE BEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPW D FURNACEUPBEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPUPUPUPUPUPW DFURNACE UPBEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPUPUPW D FURNACEUPBEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPUPUPtͲϮϱϵϬ;EKs D ZϮϰ͕ϮϬϮϮͿ>>hZ>/D/d WZdE Z^,/WϮϰϴ< EE z^dZ dt ^dϭϲ͕ϮϬ͕ϮϮ>>hZ>s͘hZKZ͕KE>ϰ'ϲ^ϰͲϬϲ^> ͗ϭ͗ϭϬϬϬZ>/D/d WZdE Z^,/WEE z^dZ dt ^dϬ͕ϮϮ>>hZ>s͘KE>ϰ'ϲ^ϰtͲϮϱϵϬhZKZͲϬϲ>>hZϮϰϴ< Eϭϲ͕ϮϬhZKZZ s/^/KE ^h: dd EKd/^^h &KZKE^dZhd/KE>K<W>EE > sd/KE^h/>/E'ϯFigure 4Page 21 of 98 W D FURNACEBEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPW DFURNACE UPBEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPUPUPUPUPUPW DFURNACE BEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPW D FURNACEUPBEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPUPUPUPUPUPtͲϮϱϵϬ;EKs D ZϮϰ͕ϮϬϮϮͿ>>hZ>/D/d WZdE Z^,/WϮϰϴ< EE z^dZ dt ^dϭϲ͕ϮϬ͕ϮϮ>>hZ>s͘hZKZ͕KE>ϰ'ϲ^ϰͲϬϳ^> ͗ϭ͗ϭϬϬϬZ>/D/d WZdE Z^,/WEE z^dZ dt ^dϬ͕ϮϮ>>hZ>s͘KE>ϰ'ϲ^ϰtͲϮϱϵϬhZKZͲϬϳ>>hZϮϰϴ< Eϭϲ͕ϮϬhZKZZ s/^/KE ^h: dd EKd/^^h &KZKE^dZhd/KE>K<W>EE > sd/KE^h/>/E'ϰFigure 4Page 22 of 98 W D FURNACEBEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPW DFURNACE UPBEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPUPUPUPUPUPW DFURNACE BEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPW D FURNACEUPBEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPUPUPUPUPUPtͲϮϱϵϬ;EKs D ZϮϰ͕ϮϬϮϮͿ>>hZ>/D/d WZdE Z^,/WϮϰϴ< EE z^dZ dt ^dϭϲ͕ϮϬ͕ϮϮ>>hZ>s͘hZKZ͕KE>ϰ'ϲ^ϰͲϬϴ^> ͗ϭ͗ϭϬϬϬZ>/D/d WZdE Z^,/WEE z^dZ dt ^dϬ͕ϮϮ>>hZ>s͘KE>ϰ'ϲ^ϰtͲϮϱϵϬhZKZͲϬϴ>>hZϮϰϴ< Eϭϲ͕ϮϬhZKZZ s/^/KE ^h: dd EKd/^^h &KZKE^dZhd/KE>K<W>EE > sd/KE^h/>/E'ϱFigure 4Page 23 of 98 W D FURNACEBEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPW DFURNACE UPBEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPUPUPUPUPUPW DFURNACE BEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPW D FURNACEUPBEDROOM 28'8" X 11'2"MASTER BEDROOM10'2" X 14'8"MASTERENSUITEMAINBATH RM.LNDRY.KITCHEN7'2 X 8'10"LIVING/DININGROOM11'0" X 18'0"FOYERBALCONY9'6" X 6'0"BALCONY ABOVEHWTFOYERUPUPUPUPUPUPtͲϮϱϵϬ;EKs D ZϮϰ͕ϮϬϮϮͿ>>hZ>/D/d WZdE Z^,/WϮϰϴ< EE z^dZ dt ^dϭϲ͕ϮϬ͕ϮϮ>>hZ>s͘hZKZ͕KE>ϰ'ϲ^ϰͲϬϵ^> ͗ϭ͗ϭϬϬϬZ>/D/d WZdE Z^,/WEE z^dZ dt ^dϬ͕ϮϮ>>hZ>s͘KE>ϰ'ϲ^ϰtͲϮϱϵϬhZKZͲϬϵ>>hZϮϰϴ< Eϭϲ͕ϮϬhZKZZ s/^/KE ^h: dd EKd/^^h &KZKE^dZhd/KE>K<W>EE > sd/KE^h/>/E'ϲFigure 4Page 24 of 98 Public Planning Meeting16, 20, 22 Allaura BoulevardApplication:Zoning By-law Amendment ApplicationApplicant: Land Services Group Ltd. Location: 16, 20, 22 Allaura Boulevard File Number: ZBA-2022-08Related Files: SUB-2022-02; SP-2022-13November 14, 2023Staff PresentationPage 25 of 98 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESLocationSubject Lands: 16, 20, 22 Allaura Boulevard•Total Collective Size: 1.38 hectares (3.44 acres)•Total Collective Frontage: 123 metres (403 feet)Page 26 of 98 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Official Plan DesignationOfficial Plan designation: The Aurora Promenade – “Promenade Focus Area”•Minimum 2 and maximum 5 plus 2 bonus storey heights•Minimum 50% and maximum 90% lot coverage•Townhouses permitted•Site capitalizes on transit and access to Yonge StreetPage 27 of 98 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Zoning •The current zoning is largely limited to office, industrial and warehousing uses•The current zoning does not align with the existing permissions of the Aurora Promenade Comprehensive Zoning By-law 6000-17: Zoned E1 (226) Service Employment and E2 General Employment Page 28 of 98 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProjectProposed Development•225 stacked, 3.5 storey townhouses•Access through an internal condo road•Single level of underground parking with 370 spaces (325 + 45 visitors)•Site remediation to occur prior to any developmentPage 29 of 98 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Zoning Proposed Zoning•A uniform “Townhouse Dwelling Residential R8” zoning with site specific standards to implement the provisions of the Aurora Promenade•Site specific provisions to enable the built form include:- A 3.5 storey height (11.3 metres)- Reduced setbacks - 52% lot coverage overallRezoning to R8 with site specific standardsPage 30 of 98 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESConceptual Rendering Once the overall Zoning is in place, a Draft Plan of Subdivision, Site Plan, and then future Exemption from Part Lot Control and Plan of Condominium applications will establish the blocks, buildings, and common elementsPage 31 of 98 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESPublic Comments To Date A Community Information Meeting was hosted by the applicant on September 7th, 2023, with public discussion on:•Ensuring the site is appropriately remediated¾Remediation and the filing of a Record of Site Condition with the Ministry is required. •Coordinating effective Construction Management¾A Construction Management Plan has been prepared for review, with best practices to be implemented as conditions of approval. •Requiring noise mitigation measures in the design¾Sound barriers are to be implemented in the site design. •Ensuring appropriate and diverse unit sizes and pricing options¾The built form aligns with the Promenade Plan, and the proposal is to have an array of unit sizes – 18 one-bedroom units, 189 two-bedroom units, and 18 three-bedroom units. Page 32 of 98 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESPublic Comments To Date The application and a Heritage Impact Assessment were also presented for review to the Heritage Advisory Committee due to adjacency to the Aurora War Memorial Peace Park, with required mitigation measures and comments being to:1) Ensureno access to the Park from this site2) Provide high-quality fencing along the shared boundary3) Require tree protection fencing for existing treesas well as the planting of coniferous trees along the shared boundary to provide additional screening4) Provide an updated rendering of the proposal viewed from the Park to ensure no sightline impacts5) Ensure future streets on site are named after veterans5) Move and relocate the waste pickup further east on site and away from the ParkPage 33 of 98 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESNext Steps Next Steps in the Planning process:•Detailed review of the subject application to be undertaken to address all comments including those received from this Public Planning Meeting•Revisions to be made by the applicant, and when appropriate, a staff report with recommendations will be presented at a future General Committee Meeting for consideration•All interested parties will be notified of updates relating to the subject applicationPage 34 of 98 Thank youFor any questions please contact:Adam Robb, MPL, MCIP, RPP, CAHPAssociate Manager of Development Planningarobb@aurora.ca365-500-3104Page 35 of 98 16-20-22 Allaura Blvd.Applicant PresentationPage 36 of 98 Land Use Context1Page 37 of 98 Example Rendering2Page 38 of 98 Site Plan3Page 39 of 98 Circulation Plan4Page 40 of 98 Cross-Section Plan5Page 41 of 98 Concept Elevations6Page 42 of 98 Landscaping& Surface Materials Plan7Page 43 of 98 Heritage Impact Assessment Aurora War Memorial Peace ParkThe Aurora Memorial Peace Park is a key community commemorative and heritage space. It is designated under Part IV of the Ontario Heritage Act.This community green space has been identified as a key Focus Area in the South Yonge Street Promenade Design Guidelines. The goal of the Heritage Impact Assessment (HIA) is to assess the potential impacts of the proposed development on the adjacent Peace Park which includes the war memorial, cenotaph, greenspace, and other key features. As part of the HIA, we will provide recommendations and mitigations, if necessary.The Heritage Impact Mitigation will include, among others:•Coniferous Screening;•High quality fencing;•No Impacts to trees on the Park;•Relocation of the waste pickup; and•Ensuring no impacts on key sightlines within the park.8Page 44 of 98 Official PlanThe subject property is within the “Aurora Promenade” land use category, and furthermore as a “Promenade Focus Area,” which permits medium- to high-density residential, as well as commercial uses.The proposed structures currently comply with the intended uses of the Aurora Promenade area, where uses multiple-unit buildings, townhouse, and apartment buildings.10Page 45 of 98 ZoningThe subject property is in a “Service Employment (E1)” and “General Employment (E2)” under By-law 6000-17.A Zoning By-law Amendment will be required to facilitate residential development on site.11Page 46 of 98 12Block Plan & Elevations Buildings 1, 7, 8, 9, 10Page 47 of 98 13Block Plan & Elevations Building 2Page 48 of 98 14Block Plan & Elevations Building 3Page 49 of 98 15Block Plan & Elevations Building 4Page 50 of 98 16Block Plan & Elevations Building 5Page 51 of 98 17Block Plan & Elevations Building 6Page 52 of 98 Concept Landscape Plan9Page 53 of 98 18TrafficPage 54 of 98 19Traffic-AccessPage 55 of 98 100 John West Way Aurora, Ontario L4G 6J1 (905) 727-3123 aurora.ca Town of Aurora Public Planning Report No. PDS23 -142 Subject: Application for Official Plan Amendment and Zoning By-law Amendment TWTH Development Inc. 252, 260 and 272 Old Bloomington Road Lot 6 and Part of Lot 7, Registered Plan 166 File Number: OPA-2023-02, ZBA-2023-02 Related File Number: SUB-2023-02 Prepared by: Kenny Ng, Planner Department: Planning and Development Services Date: November 14, 2023 Recommendation 1. That Report No. PDS23-142 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 General Committee meeting. Executive Summary The purpose of this report is to provide Council and members of the public with background information on the proposed Official Plan Amendment and Zoning by-law Amendment application at 252-272 Old Bloomington Road. The following is a summary of the planning applications. The proposed Official Plan Amendment seeks to amend policies relating to the maximum density, disturbed lands, impervious area and building coverage. Proposed Block Plan shows a future right of way to connect with the surrounding lands within Block ‘C’ of the Yonge Street South Secondary Plan (OPA 34). Page 56 of 98 November 14, 2023 2 of 14 Report No. PDS23-142 The proposed Zoning By-law Amendment is to rezone from Estate Residential to a site-specific residential zoning and environmental protection with holding provision over one proposed lot. The site-specific Zoning By-law Amendment is to permit reduced lot sizes and development standards on height, lot coverage, exterior side yard setbacks, encroachments permissions, redefine Day light Triangle and establishing a landscape requirement. A holding provision is required over Block 16 to restrict development until the future road connection to the West has been confirmed. The proposed Draft Plan of Subdivision consists of 33 single detached lots with lot frontages ranging from 15.2 to 22 metres, a public right-of-way from Old Bloomington Road ending in a temporary turning circle and 1.12 ha (2.7 acres) of environmental protection land. Background Planning Act – Bill 23 On November 28, 2022, Bill 23, the More Homes Built Faster Act, 2022, received Royal Assent. Among other amendments to the Planning Act, R.S.O. 1990, c. P.13 (the “Planning Act”), there is no longer a requirement to hold a statutory public planning meeting for Draft Plan of Subdivision applications. As such, this report is focused on the proposed Official Plan Amendment and Zoning by-law Amendment application with supplementary information from the Draft Plan of Subdivision application. Application History A pre-consultation application was made by the applicant in June 2022. The proposed applications for Official Plan Amendment, Zoning By-law Amendment and Draft Plan of Subdivision were received by the Town in July 2023. Town staff deemed the proposed applications complete on August 11, 2023. A Community Information Meeting, hosted by the applicant, was held on November 2, 2023, to introduce the application to area residents and to obtain feedback. The meeting was attended by approximately 11 residents, representatives of the Town, the Ward 4 councillor and another councillor, applicant and their consulting team. Page 57 of 98 November 14, 2023 3 of 14 Report No. PDS23-142 Location / Land Use The subject lands are located north of Old Bloomington Road and east of Yonge Street, and municipally known as 252-272 Old Bloomington Road (Figure 1). The subject lands have an area of approximately 3.89 hectares (9.61 acres) with a lot frontage of approximately 92 metres along Old Bloomington Road. The subject lands consist of three individual lots, and are currently vacant with mix of open meadow and treed areas located in the rear of the subject lands. Surrounding Land Uses The surrounding land uses are as follows: North: Estate Residential; South: Low and Medium Density Residential (City of Richmond Hill), Bloomington Road; East: Estate Residential, Proposed Draft Plan of Subdivision (326 Old Bloomington Road - 10 single detached lots SUB-2023-01); and West: Estate Residential, Vacant residential lands (132-198 Old Bloomington Road - approved Draft Plan of Subdivision SUB-2017-03 with 50 single detached lots) Policy Context Provincial Policies All Planning Act development applications are subject to provincial policies. The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest. These policies support the development of strong communities through the promotion of efficient land use and development patterns. The Growth Plan for the Greater Golden Horseshoe is a guiding document for growth management within the Greater Golden Horseshoe (GGH) Area to 2051. The Growth Plan provides a framework which guide decisions on how land will be planned, designated, zoned and designed. The Lake Simcoe Protection Plan (LSPP) is a provincial document that provides policies which 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 within an area regulated by the Lake Simcoe Region Conservation Authority (LSRCA). Page 58 of 98 November 14, 2023 4 of 14 Report No. PDS23-142 York Region Official Plan (YROP) The subject lands are designated “Urban Area” by the YROP (Map 1). The planning vision for the Urban Area is to strategically focus growth while conserving resources; and to create sustainable, lively communities. A primary goal of the YROP is to enhance the Region’s urban structure through city building, intensification and compact, complete vibrant communities. Map 1B Urban Systems Overlays of the YROP designates the lands as “Built-up Area”. Policies 4.4.2 requires that a minimum of 50% of all residential development between 2021 to 2041, and 55% from 2041 to 2051 occur annually within the built-up area identified on Map 1B. The northern portion of the subject lands is within the Regional Greenlands system (Map 2), the site contains a woodlot as per Map 5 of the ROP. Any proposed development or site alteration should be located outside of any key natural heritage features/ key hydrologic features and their required setbacks/ VPZ associated. Natural heritage features and appropriate VPZ should be designated and rezoned Environmental Protection “EP” accordingly. The subject lands are separated from Bloomington Road East (Regional Road) by Old Bloomington Road. Primary access to Old Bloomington Road occurs at access points southeast of the subject lands at Steeplechase Avenue. (Figure 1) Town of Aurora Official Plan Yonge Street South Secondary Plan Area (OPA 34) The subject lands are designated “Cluster Residential” and “Environmental Function Areas” by OPA 34 (Figure 2). The “Cluster Residential” designation permits uses include single detached dwellings, semi-detached dwellings, linked housing, townhouses, and private open space. This designation permits a gross residential density of no more than 5 units per hectare (2 units per acre), which is averaged over the constrained and unconstrained lands subject to a development application. Section 3.2.5 states that all development in Cluster Residential designations shall have municipal servicing and infrastructure that are designed in accordance to the Town’s Engineering Design Standards. Section 3.2.7 require that a Block Plan be prepared in consultation with the Town, appropriate agencies and stakeholders. Section 3.6.2 provides that buildings shall not cover more than twelve percent (12%) of all the lands with a Cluster Residential designation. Page 59 of 98 November 14, 2023 5 of 14 Report No. PDS23-142 The Environmental Function Areas designation contains natural areas with a moderate level of environmental significance but which provide an important environmental function. The intent in designating Environmental Function Areas is to protect ecological function only. Oak Ridges Moraine Conservation Plan (OPA 48) The subject lands are within Oak Ridges Moraine Settlement Area, limits of the environmental features maybe refined without an amendment to the Town’s Official Plan. On October 22, 2003, the Town of Aurora brought the Official Plan into conformity with the Oak Ridges Moraine Conservation Plan (OPA 48). As such, the subject lands are designated as “Oak Ridges Moraine Settlement Area”. Settlement Areas have been identified within the Oak Ridges Moraine Conservation Plan as areas designated for development of an urban type, permitting a range of residential, commercial, industrial and institutional uses. Schedule “K” of OPA 48 also identified portions of the subject lands as “Woodland” and “Woodland Minimum vegetation Protection Zone” with no key hydrologically sensitive features. As illustrated on Schedule “L” of the Town Official Plan, the subject lands are also classified as Category 1 – Complex Landform. Policies are in place to limit the portion of the net developable area of the site that is disturbed to not exceed 25 percent of the total area of the site. It is also required that the portion of the net developable area of the site that has impervious surfaces to not exceed 15 per cent of the total area of the site. Section 3.13.4f vi) and ix) require that a Natural Heritage Evaluation be prepared to determine the minimum vegetation protection zone. Policies in OPA 48 further notes that refinements to the boundary of such environmental features to reflect the minimum vegetation protection zones will not necessitate an amendment to the Town’s Official Plan. Bill 23 amended the Conservation Authorities Act to prohibit conservation authorities to comment on conservation and environmental matters in the development review process, except for flooding and erosion. As such, the submitted Natural Heritage Evaluation will be subject to a third party peer reviewer. Zoning By-law 6000-17, as amended Page 60 of 98 November 14, 2023 6 of 14 Report No. PDS23-142 As shown on Figure 3, the subject lands are currently zoned Estate Residential (ER) within the Town’s Zoning By-law 6000-17, as amended, which only permits one single family dwelling, a second suite and home occupation with specified requirements. Reports and Studies The Owner submitted the following documents as part of a complete application to the proposed applications: Report Name Report Author Draft Official Plan Amendment Evans Planning Draft Zoning By-law Amendment Evans Planning Draft Plan of Subdivision Evans Planning Planning Justification Report Evans Planning Conceptual Block Plan Evans Planning Topographic and Boundary Survey Mandarin Surveyors Limited Priority Lot Plan John G. Williams Limited Urban Design Brief John G. Williams Limited Architectural Drawings Package RN Design Arborist Report and Tree Protection Plans Beacon Environmental Conceptual Landscape Design Package HKLA Stage 1-2 Archaeological Assessment The Archaeologists Inc. Functional Servicing Report and Stormwater Management Report (including Water Balance, and Phosphorus Loading and Mitigation) Condeland Engineering Ltd. Construction Impact Mitigation Plan Condeland Engineering Ltd. Preliminary Construction and Management Plan RVSantos and Associates Limited Preliminary Civil Engineering Drawings Package Condeland Engineering Ltd. Natural Heritage Evaluation Beacon Environmental Landform Conservation Study WSP Canada Inc. Hydrogeological Assessment Harden Environmental Services Limited Geotechnical Investigation Sola Engineering Inc. ESA Phase 1, 2 Sola Engineering Inc. Traffic Impact Study TraffMobility Engineering Inc. Noise Study HGC Engineering Limited Green Building and Development Report Evans Planning Sustainability Tool Report Evans Planning Page 61 of 98 November 14, 2023 7 of 14 Report No. PDS23-142 Proposed Applications The proposed Official Plan Amendment seeks to amend policies relating to the maximum density, disturbed lands, impervious area and building coverage. The applicant is seeking several site-specific amendments to policies within OPA 34 and OPA 48; the following table compares the difference between the existing and proposed policies. Existing Proposed Gross Residential Density 5 units per hectare 8.5 units per hectare Maximum Net Developable Lands 25% 71.2% Maximum Impervious Area 15% 36.8% Maximum Building Coverage Buildings shall not cover more than 12% of all the lands with a Cluster Residential designation Buildings shall not cover more than 25% of all the lands with a Cluster Residential designation Proposed Block Plan shows a future right of way to connect with the surrounding lands within Block ‘C’ of the Yonge Street South Secondary Plan (OPA 34) The applicant has submitted a Block Plan (Figure 6) which illustrates how the proposed development connects with future lands shown as Block ‘C’ on Schedule “CC” of the Yonge Street South Secondary Plan (OPA 34). The block plan further explores the development balance of the block and how it can be developed in a consistent and cohesive manner, including details of approved, proposed, and conceptual developments, as well as other elements such as the overall block density, future road network, delineation of environmental features and associated buffers, potential park, etc. Furthermore, the applicant has provided additional information such as a survey of the subject lands, transportation study, Natural Heritage Evaluation, Landform Study, Page 62 of 98 November 14, 2023 8 of 14 Report No. PDS23-142 Hydrogeological Assessment, Functional Stormwater Report, Planning Justification Report and Landscape plan to supplement the Block Plan options. Proposed Zoning By-law Amendment The proposed Zoning By-law Amendment is to rezone from Estate Residential to a site- specific residential zoning and environmental protection with holding provision over one proposed lot. As shown in Figure 4, the Applicant proposes to rezone the subject lands from “Estate Residential (ER) Zone” to a site specific “Detached Third Density Residential Exception (R3) Zone” and “Oak Ridges Moraine Environmental Protection (EP-ORM) Zone”. There is a holding provision over one proposed lot at the Northwest corner of the site. The site-specific Zoning By-law Amendment is to permit reduced lot sizes and development standards on height, lot coverage, exterior side yard setbacks, encroachments permissions, redefine Day light Triangle and establishing a landscape requirement. The following is a table to compare the difference between the parent Detached Third Density Residential (R3) zone requirements with the proposed Detached Third Density Residential Exception (R3-XX) Zone, as well as other requested zoning standards deviations. Parent Detached Third Density Residential Zone Proposed Detached Third Density Residential Exception Zone Permitted Encroachments (Covered or uncovered Porches and terraces, including associated steps and landings) Front yard 2.5 metres Front yard 3.0 metres Permitted Encroachments (Uncovered terraces and In no case shall be closer than 3.8 m from the Rear Lot Line In no case shall be less than 3.0 metres from the rear lot line, 0.6 metres from a side lot line, or Page 63 of 98 November 14, 2023 9 of 14 Report No. PDS23-142 Parent Detached Third Density Residential Zone Proposed Detached Third Density Residential Exception Zone decks, including associated steps and landings) 2.0 metres from an exterior lot line Maximum Lot Coverage 35% 40% Maximum Height 10 metres 11 metres Minimum Exterior Yard 6 metres 4.5 metres Daylight or Site Triangle Definition An area open and clear to the sky which area is to be determined by measuring, from the point of intersection of Street Lines on a corner lot, the distance required by this By-law along each such Street Line and joining such points with a straight line. The triangular-shaped land between the intersecting Street Lines or railway right- of-way created by the straight line joining the points at the required distance along the Street Lines. Notwithstanding any other provisions to the contrary, on a corner lot where a daylighting triangle has been conveyed to the Municipality, the Exterior Side Lot Line and the front lot line shall be deemed to be the continued projection of the Exterior Side Lot Line and the front lot line to a point of intersection, for the purposes of calculating the required minimum front yard and the required minimum exterior side yard requirements. Notwithstanding the provisions above, and any other provisions to the contrary, no building or structure shall be permitted to encroach within the daylighting triangle. Landscape Requirements n/a Notwithstanding any other provisions to the contrary, a minimum of 40.0% of the lot area shall be preserved in an open landscaped or natural condition. This 40.0% shall not include accessory buildings or structures (excluding decks, Page 64 of 98 November 14, 2023 10 of 14 Report No. PDS23-142 Parent Detached Third Density Residential Zone Proposed Detached Third Density Residential Exception Zone porches or patios), swimming pools or any other covered area with impervious material. 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. A holding provision is required over Block 16 to restrict development until the future road connection to the West has been confirmed. Block 16, which is located in the northwest end of the site, is planned to be used as a temporary cul-de-sac for the proposed development until a through connection is established to lands to the west. The Block is to be zoned with a holding provision, to ensure that while the holding prefix is in place, the block cannot be developed. In the future, should a through connection is established to lands to the west and that the temporary cul-de-sac is not longer required for site circulation purpose, the applicant will need to apply to lift the Holding (H) provision to permit the block to be used for residential purpose. Proposed Draft Plan of Subdivision The proposed Draft Plan of Subdivision consists of 33 single detached lots with lot frontages ranging from 15.2 to 22 metres, a public right-of-way from Old Bloomington Road ending in a temporary turning circle and 1.12 ha (2.7 acres) of environmental protection land. As illustrated on Figure 5, the proposed draft plan of subdivision proposes thirty-three (33) single detached dwellings, with a new 18.0 metre wide public right of way (Street ‘A’) which extends from Old Bloomington. As currently proposed, Street ‘A’ would terminate in a temporary cul-de-sac, with one residential lot (Lot 16) frozen for development purposes until a through connection is established from lands to the west. A future road connection to the lands to the east is provided (Block 35) between lot 29 and 30. A 1.12-hectare environmental protection block, which contains the identified natural features and recommended buffer is located in the northerly portion of the subject Page 65 of 98 November 14, 2023 11 of 14 Report No. PDS23-142 lands. The block is to be conveyed to public ownership to ensure the long-term protection of natural features and their associated protective buffers. The following is a breakdown of the proposed Draft Plan of Subdivision: Proposed Land Use Lot and Block # Area (ha) Site Coverage (%) Single detached residential lots (Block 16 is to be used for temporary cul-de-sac until a through connection is established to lands to the west) Block 1 - 33 2.11 54 Environmental Protection Block Block 34 1.12 29 Future Road reserved for connection to lands to the east Block 35 0.08 2 Reserve Block 36, 37 0.01 0.3 Public Right-of-way (Street ‘A’) n/a 0.57 15 Totals 3.89 100 To meet the municipal servicing requirement, the proposed development will be required to extend the existing municipal sanitary sewage, watermain and storm drainage system along the frontages of Old Bloomington Road. Currently, the existing services stops at 198 Old Bloomington Road (Ambria Homes). Department / Agency Comments A preliminary review of the proposed applications have been undertaken by Town departments and public agencies. Staff have identified the following matters to be addressed in greater detail before bringing forward a recommendation report to Council for consideration: Conformity to the Provincial Policy Statement, the Growth Plan, Regional and Local policies; Proposed site-specific zoning standards; Development limit established by the Natural Heritage Evaluation; The appropriateness of the Block Plan for future development in Block C; Page 66 of 98 November 14, 2023 12 of 14 Report No. PDS23-142 Municipal servicing connections. Public Comments No comments have been received from the public regarding the proposed planning application. Staff received several oral comments from the public at the November 2, 2023 Community Information Meeting, below is a summary list of comments provided: Concerns regarding proposed unit density on subject lands and overall conceptual Block Plan density; Questions on stormwater management of the proposed development; Irregular Oak Ridges Moraine landform may result in potential safety hazards; Traffic/access management of the subject development; Appropriateness of the proposed environmental protection zone boundary and size; Groundwater quality may potentially be impacted by the subject development and may impact adjacent estate lots which are serviced by wells; Opportunities for parkland block within the subject lands. Any additional comments received after the writing of this report will be communicated at the Public Planning Meeting. Advisory Committee Review The Town’s Accessibility Advisor reviewed the subject applications on behalf of the Accessibility Advisory Committee. Any final review comments that need to be addressed with the Accessibility 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 By- law 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 Page 67 of 98 November 14, 2023 13 of 14 Report No. PDS23-142 receipt of the application, the applicant (or Minister) may appeal the application to the OLT. Section 51(34) of the Planning Act states that if Council fails to make a decision on the subdivision application within 120 days after the receipt of the application, the applicant may appeal the application to the OLT. If Council approves or refuses the application, then the applicant, Minister, public body or other person that made oral or written submissions may appeal to the OLT after receiving notice of Council’s decision. The applications were deemed as complete on August 11, 2023 and therefore, the applicant may appeal to the OLT after the date of December 9, 2023. Financial Implications There are no direct financial implications as a result of this report. Communications Considerations On October 26, 2023, Notice of Public Planning Meeting was issued to all addressed property owners within 120 m of the subject lands. In addition, the notice was published in the Auroran and Aurora Banner newspapers. Signage on the subject lands was posted with information regarding the Public Meeting on the same day. Public 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 5 of the Official Plan as part of the complete application submission. Link to Strategic Plan The applications will be reviewed in accordance with the Strategic Plan and its goal of supporting an exceptional quality of life for all through the key objective within this goal statement, including: Collaborating with the development community to ensure future growth includes housing opportunities for everyone and to meet the intensification targets to 20131 as identified in the Official Plan. Page 68 of 98 November 14, 2023 14 of 14 Report No. PDS23-142 Alternative(s) to the Recommendation 1. Direct staff to report back to another Public Planning Meeting addressing any issues that may be raised at the November 14, 2023 Public Planning Meeting. Conclusions Staff will continue to review the subject applications having consideration for the above noted matters, the comments received from the agency circulation, and the feedback to be received from the public and Council at the November 14, 2023 Public Planning Meeting. A recommendation report will be prepared for a future General Committee 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 By-law Figure 5 – Proposed Draft Plan of Subdivision Figure 6 – Proposed Block Plan Pre-submission Review Agenda Management Team review on November 2, 2023 Approvals Approved by Marco Ramunno, Director, Planning and Development Services Approved by Doug Nadorozny, Chief Administrative Officer Page 69 of 98 ThornappleLaneBellflowerLa neSteeplechaseAvenueBloomington RoadOld Bloomington Road54032337814382319326178201736252604201114193121721186262410198834415308920838127398363432272162442522161522290LOCATION MAPMap by the Town of Aurora Planning and Development Services Department, 2023-10-26. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2022, © First Base Solutions Inc., 2022 Orthophotography.¯FIGURE 1St John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd070140MetersAPPLICANT: TWTH DEVELOPMENT INC.FILE: OPA-2023-02 and ZBA-2023-02SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\252-272 Old Bloomington Road (TWTH Development Inc.) (OPA-2023-02 and ZBA-2023-02)\Report Maps October 20,2023\MAPS\Figure_1_Location_Map.mxdCITY OF RICHMOND HILLCITY OF RICHMOND HILLPage 70 of 98 Bloomington RoadBloomington RoadOld Bloomington RoadEXISTING OFFICIAL PLAN DESIGNATIONMap by the Town of Aurora Financial Services Department, 2023-10-23. Base data provided by York Region & the Town of Aurora.¯FIGURE 2St John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd03060MetersAPPLICANT: TWTH DEVELOPMENT INC.FILE: OPA-2023-02 and ZBA-2023-02SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\252-272 Old Bloomington Road (TWTH Development Inc.) (OPA-2023-02 and ZBA-2023-02)\Report Maps October 20,2023\MAPS\Figure_2_Existing_Official_Plan_Designation.mxdSchedule A OPA 34Environmental Function AreaEstate ResidentialCluster ResidentialEnvironmental Protection AreaPage 71 of 98 Bloomington RoadBloomington RoadOld Bloomington RoadR3(525)O1R3(522)EP-ORMEP-ORMERR3(524)O2(527)R3(526)R3(526)R3(523)R3(526)R3(522)EXISTING ZONINGMap by the Town of Aurora Financial Services Department, 2023-10-20. Base data provided by York Region & the Town of Aurora.¯FIGURE 3St John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd03060MetersAPPLICANT: TWTH DEVELOPMENT INC.FILE: OPA-2023-02 and ZBA-2023-02SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\252-272 Old Bloomington Road (TWTH Development Inc.) (OPA-2023-02 and ZBA-2023-02)\Report Maps October 20,2023\MAPS\Figure_3_Existing_Zoning.mxdZoning LegendOak Ridges Moraine Environmental ProtectionOPEN SPACEPrivate Open SpacePublic Open SpaceO2RESIDENTIAL ZONESDetached Third Density ResidentialEstate ResidentialEP-ORMO1ERR3Page 72 of 98 Bloomington RoadBloomington RoadOld Bloomington RoadR3(525)O1R3(522)EP-ORMEP-ORMERR3(524)R3(526)R3(526)R3(523)R3(526)R3(522)PROPOSED ZONINGMap by the Town of Aurora Financial Services Department, 2023-10-26. Base data provided by York Region & the Town of Aurora.¯FIGURE 4St John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd03060MetersAPPLICANT: TWTH DEVELOPMENT INC.FILE: OPA-2023-02 and ZBA-2023-02SUBJECT LANDSDocument Path: J:\data\data\Planning Maps\252-272 Old Bloomington Road (TWTH Development Inc.) (OPA-2023-02 and ZBA-2023-02)\Report Maps October 20,2023\MAPS\Figure_4_Proposed_Zoning.mxdZoning LegendOak Ridges Moraine Environmental ProtectionOPEN SPACEPrivate Open SpacePublic Open SpaceO2RESIDENTIAL ZONESDetached Third Density ResidentialEstate ResidentialEP-ORMO1ERR3EP-ORMR3 (###)(H)R3 (###)Page 73 of 98 PROPOSED DRAFT PLAN OF SUBDIVISION Map created by the Town of Aurora Financial Services Department, 2023-10-26. Drawing provided by Applicant APPLICANT: TWTH DEVELOPMENT INC. FILE: OPA-2023-02 and ZBA-2023-02 FIGURE 5 Document Path: J:\data\data\Planning Maps\252-272 Old Bloomington Road (TWTH Development Inc.) (OPA-2023-02 and ZBA-2023-02)\Report Maps October 20,2023\MAPS\Figure_5_Proposed Draft Plan of Subdivision.mxd Page 74 of 98 SUB-2017-03 Ambria HomesPROPOSED BLOCK PLAN Map created by the Town of Aurora Financial Services Department, 2023-10-30. Drawing provided by ApplicantAPPLICANT: TWTH DEVELOPMENT INC.FILE: OPA-2023-02 and ZBA-2023-02FIGURE 6Document Path: J:\data\data\Planning Maps\252-272 Old Bloomington Road (TWTH Development Inc.) (OPA-2023-02 and ZBA-2023-02)\Report Maps October 20,2023\MAPS\Figure_6_Proposed Block Plan.mxdSUBJECT LANDSAPPROVED PLANPROPOSED PLANCONCEPT PLANBLOCK PLAN BOUNDARYPage 75 of 98 Public Planning Meeting, 252-272 Old Bloomington RoadDate: November 14, 2023Application: Official Plan Amendment, Zoning By-law AmendmentApplicant: TWTH Development Inc.Location: 252, 260, 272 Old Bloomington RoadFile Number: OPA-2032-02, ZBA-2023-02Related File: SUB-2023-02Staff PresentationPage 76 of 98 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESBackground Lot Area: 3.89 hectares (9.61 acres)Lot frontage: 92 metresSurrounding area is predominately low density residential Site Statistics Page 77 of 98 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Applications Official Plan Amendment•Increase the maximum unit density to 8.5 units/ha (3.4 units/ac) from the permitted 5 units/ha (2 units/ac) •Other policies in OPA 34 and OPA 48 related to development specificationsZoning By-law Amendment •Rezone from Estate Residential to a site-specific R3 zone with holding provision over one proposed lot and Environmental Protection Zone. Draft Plan of Subdivision •The proposed subdivision contains 33 single detached lots, a new public right-of-way from Old Bloomington Road, a block reserved for future connection to lands to the east and an environmental protection block.Proposed ApplicationsPage 78 of 98 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Official Plan Designation (OPA 34, OPA 48)OP DesignationCluster Residential and Environmental Function Area (OPA 34)Cluster Residential permits single detached dwelling (unit density of 5 units/ha) Intent of Environmental Function Area is to protect ecological function onlyOak Ridges Moraine Settlement Area (OPA 48) which permits residential use Page 79 of 98 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESExisting Zoning By-law •The subject lands are currently zoned Estate Residential (ER) •The zone permits one single family dwelling, a second suite and home occupation with specified requirements. Page 80 of 98 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed DevelopmentDraft Plan of SubdivisionThe Draft Plan of Subdivision contains: •33 single detached lots with lot frontages ranging from 15.2 to 22 metres;•A new 18.0 metre wide public right of way (Street ‘A’). •Lot 16 will be frozen for development until a connection to the west is confirmed;•An environmental protection block (Block 34) to protect the natural features;•A Block reserved for future road connection to the lands to the east (Block 35).Page 81 of 98 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Official Plan Amendment•The amendment will increase the maximum permitted Gross Residential Density from 5 units per hectare to 8.5 units per hectare;•Policies related to disturbed lands, impervious area and building coverage will also be amended to permit the development.Proposed Official Plan AmendmentPage 82 of 98 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESProposed Zoning By-law•Rezone to site specific “Detached Third Density Residential Exception (R3) Zone” with a holding provision over one proposed lot (Lot 16) and “Oak Ridges Moraine Environmental Protection (EP-ORM) Zone”.•Amend development standards on height, lot coverage, exterior side yard setbacks, encroachments permissions, etc.Page 83 of 98 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESConceptual Block Plan Ambria Homes (SUB-2017-03)SUBJECT DEVELOPMENT (252-272 OLD BLOOMINGTON)326 Old Bloomington Road (SUB-2023-01)Subject LandsApproved PlanApplication under reviewConceptual PlanThe Conceptual Block Plan shows an overall density of 4.9 units/haConceptual Block Plan Page 84 of 98 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESPublic Comments Received to Date•Concerns regarding proposed unit density on subject lands and overall conceptual Block Plan density;•Questions on stormwater management of the proposed development;•Potential safety hazards, landslides;•Traffic/access management of the subject development;•Appropriateness of the proposed environmental protection zone boundary and size; •Existing groundwater quality in wells may be impacted;•Opportunities for parkland block within the subject lands.A Community Information Meeting was hosted by the applicant on November 2, 2023, with comments from the public on:Page 85 of 98 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESApplication Circulation Review A preliminary review of the proposed application has been undertaken by Town departments and public agencies. Staff have identified the following matters to be addressed:•Conformity to the Provincial Policy Statement, the Growth Plan, Regional and Local policies;•Proposed site-specific zoning standards;•Development limit established by the Natural Heritage Evaluation;•The appropriateness of the Block Plan for future development in Block C; •Municipal servicing connections;•Comments to be received at this Public Planning Meeting.Page 86 of 98 TOWN OF AURORA, PLANNING AND DEVELOPMENT SERVICESNext StepFollowing review of comments received and revisions necessary, a recommendation report will be prepared for a future General Committee Meeting for Council’s consideration.All interested parties will be notified of any updates relating to the subject applications.Page 87 of 98 Following tonight’s meeting, questions and comments on this file may be directed to:Kenny Ng, Planner365-500-3102kng@aurora.ca Page 88 of 98 Council Public Meeting252-272 Old Bloomington RoadSUB-2023-02OPA-2023-02ZBA-2023-02November 14, 2023Applicant PresentationPage 89 of 98 Site ContextPage 90 of 98 Proposed DevelopmentPage 91 of 98 Proposed ZoningPage 92 of 98 Proposed ZoningR3 Zone Proposed R3 ExceptionLot Area (min.)460 square metresNo ChangeLot Frontage (min.)15 metresNo ChangeFront Yard (min.)6 metresNo ChangeRear Yard (min.)7.5 metresNo ChangeInterior Side Yard (min.)1.2 metresNo ChangeExterior Side Yard (min.)6 metres 4.5 metresLot Coverage (max.)35% 40%Height (max.)10 metres 11 metresPage 93 of 98 Conceptual Block PlanPage 94 of 98 Proposed Landscape PlanPage 95 of 98 Conceptual StreetscapePage 96 of 98 Thank You | Questions?Page 97 of 98 The Corporation of The Town of Aurora By-law Number XXXX-23 Being a By-law to confirm actions by Council resulting from a Council Public Planning meeting on November 14, 2023. The Council of the Corporation of The Town of Aurora hereby enacts as follows: 1.That the actions by Council at its Council Public Planning meeting held on November 14, 2023, 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 14th day of November, 2023. Tom Mrakas, Mayor Jaclyn Grossi, Deputy Town Clerk Page 98 of 98