AGENDA - General Committee - 20150113GENERAL COMMITTEE
MEETING AGENDA
TUESDAY,JANUARY 13,2015
7 P.M.
COUNCIL CHAMBERS
AURORA TOWN HALL
PUBLIC RELEASE
January 9,2015
TOWN OF AURORA
GENERAL COMMITTEE MEETING
AGENDA
Tuesday,January 13,2015
7 p.m.
Council Chambers
Councillor Abel in the Chair
1.DECLARATION OF PECUNIARY INTEREST AND GENERAL NATURE THEREOF
2.APPROVAL OF THE AGENDA
RECOMMENDED:
THAT the agenda as circulated by Legal and Legislative Services be approved.
3.DETERMINATION OF ITEMS REQUIRING SEPARATE DISCUSSION
4.ADOPTION OF ITEMS NOT REQUIRING SEPARATE DISCUSSION
5.DELEGATIONS
6.PRESENTATIONS BY THE ADVISORY COMMITTEE CHAIR
7.CONSIDERATION OF ITEMS REQUIRING SEPARATE DISCUSSION
General Committee Meeting Agenda
Tuesday,January 13,2015 Page 2 of 10
8.NOTICES OF MOTION
(a)Councillor Mrakas pg.192
Re:Pilot Project for Left Turn Restrictions at Intersection of
Yonge Street and Wellington Street
(b)Mayor Dawe pg.193
Re:Street Parking Plan for the Downtown Core
(c)Mayor Dawe pg.195
Re:Community Radio Station
9.NEW BUSINESS/GENERAL INFORMATION
10.CLOSED SESSION
11.ADJOURNMENT
General Committee Meeting Agenda
Tuesday,January 13,2015 Page 3 of 10
AGENDA ITEMS
1.CAO15-001 –Awarding of Contracts During the Election Period pg.1
RECOMMENDED:
THAT Report No.CAO15-001 be received for information.
2.BBS15-001 –Accessibility 2014 Election Report pg.5
RECOMMENDED:
THAT Report No.BBS15-001 be received for information.
3.BBS15-002 –Parking Regulations and Enforcement pg.13
RECOMMENDED:
THAT Report No.BBS15-002 be received for information.
4.BBS15-003 –Request for Sign Variance to Sign By-Law No.4898-07.P pg.16
for Country Wide Homes Ltd.,15624 Leslie Street
RECOMMENDED:
THAT Report No.BBS15-003 be received;and
THAT Council approve a request for variance to Sign By-law No.4898-07.P for
the Country Wide Homes Ltd.residential development sales office at 15624
Leslie Street to allow five (5)residential development signs whereas Sign By-law
4898-07.P permits a maximum of two (2)residential development signs;and
THAT Council approve a request for variance to Sign By-law No.4898-07.P to
allow 75.6m2 of residential development sign area whereas Sign By-law 4898-
07.P restricts the area of residential development signs to 20m2.
5.CFS15-002 –Development Charge Deferral Agreement –Salvation Army pg.25
RECOMMENDED:
THAT Report No.CFS15-002 be received;and
General Committee Meeting Agenda
Tuesday,January 13,2015 Page 4 of 10
THAT Council approve the deferral of Development Charges in respect of the
property at 15338 Leslie Street owned by the Salvation Army Central York
Region until a change of use or ownership occurs,in accordance with the Town’s
Development Charge By-law 5585-14 Section 3.5;and
THAT the Mayor and Town Clerk be authorized to execute the necessary
agreement,including any and all documents and ancillary agreements required
to give effect to same.
6.IES15-001 –Facility Projects Status Report pg.29
RECOMMENDED:
THAT Report No.IES15-001 be received;and
THAT all eligible costs related to capital improvements be incorporated into this
project to maximize use of development charge funding;and
THAT the Budget for the Aurora Family Leisure Complex Renovations (Capital
Project 74004)be increased by $593,113 to a revised budget of $7,592,462;and
THAT the increase in the Budget for the Aurora Family Leisure Complex
Renovations (Capital Project 74004)be funded from the Development Charges
Reserve in the amount of $533,800,and from the Cash in Lieu of Parkland
Reserve in the amount of $59,313.
7.IES15-002 –Early Approval of Capital Reconstruction Projects pg.44
RECOMMENDED:
THAT Report No.IES15-002 be received;and
THAT Council grant early approval for the following 2015 capital reconstruction
projects in advance of budget approval:
Capital Project 31096,Reconstruction of Bluegrass Drive,Steeplechase
Avenue,Woodsend Crescent and Skyview Lane ($1,800,000);
Capital Project 31101,Reconstruction of Vandorf Sideroad ($1,200,000 –
2015 budget request);
Capital Project 31112,Reconstruction of Industrial Parkway South from
Wellington Street to Industry Street and Industry Street from Industrial
Parkway South to Mary Street ($1,995,000);
General Committee Meeting Agenda
Tuesday,January 13,2015 Page 5 of 10
Capital Project 42053,Rehabilitation of Culvert on Yonge Street,
approximately 220m north of Kennedy Street,($445,000);and
Capital Project 31103,Reconstruction of Centre Street,Phase 1 –from
Spruce Street to Walton Drive ($802,000).
8.IES15-003 –School Travel Planning for Regency Acres Public School pg.58
RECOMMENDED:
THAT Report No.IES15-003 be received;and
THAT three-way stop sign control be installed at the intersection of Willis Drive
and Seaton Drive;and
THAT the necessary by-law be introduced to implement the above
recommendation;and
THAT “No U-TURN”signs be installed for the northbound and southbound
directions of Murray Drive in front of Regency Acres Public School;and
THAT notice of Council’s decision be sent to Regency Acres Public School.
9.IES15-004 –York Public Buyers Cooperative Fuel Supply Tender Award pg.70
RECOMMENDED:
THAT Report No.IES15-004 be received;and
THAT York Purchasing Co-op Fuel Supply Tender No.CRFT 2014-07,as issued
by the Regional Municipality of York for the Supply and Delivery of Gasoline and
Diesel Fuels to the Municipalities,be awarded to Valero Energy Incorporated for
a five (5)year term for the supply and delivery of Ethanol (10%)Blended
Gasoline;and
THAT York Purchasing Co-op Fuel Supply Tender No.CRFT 2014-07,as issued
by the Regional Municipality of York for the Supply and Delivery of Gasoline and
Diesel Fuels to the Municipalities,be awarded to Canada Clean Fuels
Incorporated for a five (5)year term for the supply and delivery of #1 Diesel Ultra
Low Sulphur and B10 Diesel Fuel;and
THAT the Town issue the purchase order for Valero Energy Incorporated,for
costs not to exceed $100,000,excluding taxes for 2015;and
THAT the Town issue the purchase order for Canada Clean Fuels Incorporated,
for costs not to exceed $140,000,excluding taxes for 2015;and
General Committee Meeting Agenda
Tuesday,January 13,2015 Page 6 of 10
THAT the Director of Infrastructure and Environmental Services be authorized to
approve Purchase Orders for the years 2016,2017,2018 and 2019 to an upset
limit of the approved budget for each year.
10.IES15-005 –Aurora Family Leisure Complex Arena Mould Investigation pg.73
RECOMMENDED:
THAT Report No.IES15-005 be received;and
THAT a budget of $136,580 be approved for capital expenditures related to the
initial investigation and immediate remediation of portions of the warm seating
area within the viewing deck of the ice rink;and
THAT this budget be funded from the facilities repair and replacement reserve;
and
THAT cleaning of mould and removal of materials in the viewing areas on the
south portion of the ice rink be awarded to A&O Contracting Inc.in the amount of
$51,719.86 excluding taxes.
11.IES15-006 –Purchase Order Increase for Supply &Delivery of Fuel pg.79
RECOMMENDED:
THAT Report No.IES15-006 be received;and
THAT purchase order 103 (Valero Energy Inc.)be increased by $34,000 to an
upset limit of $260,000,excluding taxes.
12.LLS15-001 –Legal &Legislative Services –Organizational Update pg.81
RECOMMENDED:
THAT Report No.LLS15-001 be received for information.
13.LLS15-002 –Amendment to Subdivision Approval Conditions pg.89
(Cash-in-Lieu of Parkland)–Addison Hall Business Park
2351528 Ontario Limited and Aurora-Leslie Developments
Limited
15775 &15625 Leslie Street
Part of Lots 23 &24,Concession 3
File:D12-01-14
General Committee Meeting Agenda
Tuesday,January 13,2015 Page 7 of 10
RECOMMENDED:
THAT Report No.LLS15-002 be received;and
THAT Condition No.12 of the Draft Plan of Subdivision Conditions of Approval
for File:D12-01-14 be deleted and replaced with the following wording:
“12.The Owner shall covenant and agree in the Subdivision Agreement to
satisfy any cash-in-lieu of parkland requirements to the satisfaction of the
Town Solicitor and the Director of Parks &Recreation Services in
accordance with:(a)the Town’s By-law Number 4291-01.F,as amended
or successor thereto and applicable policies;OR (b)a combination of a
conveyance of lands pursuant to Condition No.54 and payment of cash-
in-lieu of parkland at a rate of 1.513%per lot valued as of the day before
the day a building permit is issued in respect of any development on each
lot (notwithstanding any provisions to the contrary contained in the Town’s
By-law Number 4291-01.F,as amended or successor thereto and
applicable policies).”;and
THAT Condition No.54 of the Draft Plan of Subdivision Conditions of Approval
for File:D12-01-14 be deleted and replaced with the following wording:
“54.The Owner shall covenant and agree in the Subdivision Agreement to
convey certain lands to the Town as open space/trail lands,in
accordance with the required Trail Location Plan,at no charge and free of
all encumbrances,to the satisfaction of the Director of Parks &
Recreation Services and the Town Solicitor.”
14.LLS15-007 –2015 Insurance Program Renewal pg.101
RECOMMENDED:
THAT Report No.LLS15-007 be received;and
THAT Council authorize the renewal of the Town’s insurance coverage with BFL
CANADA Risk and Insurance Services Inc.(“BFL”)for 2015 based on the
insurance premium amount of $574,073.00 plus PST,and maintain the existing
$10,000 deductible limits for the insurance policy in 2015;and
THAT the Mayor and Town Clerk be authorized to execute any necessary
agreements or documentation required to give effect to the same;and
THAT staff be directed to issue a Request for Proposals to obtain competitive
insurance rates for 2016,and that staff invite the Town’s N6 municipal partners to
participate in same.
General Committee Meeting Agenda
Tuesday,January 13,2015 Page 8 of 10
15.LLS15-008 –Highland Gate Golf Club –One-Foot Reserves pg.146
RECOMMENDED:
THAT Report No.LLS15-008 be received;and
THAT staff place additional information about the Highland Gate Golf Club
property on the Town's website as new information is obtained.
16.PL15-001 –Site Plan Amendment Application pg.153
Karma Tekchen Zabsal Ling Centre (KTZL)
13900 Leslie Street
File:SP-2014-05
RECOMMENDED:
THAT Report No.PL15-001 be received;and
THAT Site Plan Application File SP-2014-05 (KTZL)be approved to permit the
development of the subject lands for the conversion of the existing building to an
institutional use permitted by the Amending Zoning By-law;and
THAT Council enact the related Zoning By-law Amendment at a future Council
Meeting;and
THAT the Mayor and Town Clerk be authorized to execute the Site Plan
Agreement,including any and all documents and ancillary agreements required
to give effect to same.
17.PL15-002 –Comprehensive Zoning By-law Review,Status Update pg.167
File No.ZBA-2012-ZBR
RECOMMENDED:
THAT Report No.PL15-002 be received for information.
18.Memorandum from Director of Infrastructure &Environmental Services pg.180
Re:Correspondence from Regency Acres Public School
Re:Item 8 –IES15-003 –School Travel Planning for Regency Acres
Public School
RECOMMENDED:
THAT the memorandum regarding Correspondence from Regency Acres Public
School be received for information.
General Committee Meeting Agenda
Tuesday,January 13,2015 Page 9 of 10
19.Memorandum from Director of Corporate &Financial Services pg.183
Re:Ice Storm Claim Now Filed
RECOMMENDED:
THAT the memorandum regarding Ice Storm Claim Now Filed be received for
information.
20.Memorandum from Mayor Geoffrey Dawe pg.184
Re:Council Proclamation –The Year of Sport in Aurora
RECOMMENDED:
THAT Council proclaim the following:
WHEREAS His Excellency the Right Honourable David Johnston,Governor
General of Canada proclaimed 2015 the Year of Sport in Canada in a ceremony
on Parliament Hill on October 16,2014;and
WHEREAS the 2015 Year of Sport celebrates the role of sport in our Country
and encourages Canadians to participate and seek the benefits of sports;and
WHEREAS in 2015 Canada will be host to several national and international
sporting events such as:
The International Ice Hockey Federation World Junior Hockey
Championship
25th Edition of the Canada Winter World Games
FIFA Women’s World Cup Canada
2015 Pan and Parapan American Games;and
WHEREAS in 2015 York Region will host the first-ever Pan Am Games Golf
Tournament at Angus Glen Golf Club;and
WHEREAS the Town of Aurora supports and promotes Sport through its Parks
and Recreation programs and relationships with various sports organizations
such as:
Aurora Minor Hockey Association
The Aurora Tigers
The Aurora Youth and Soccer Club
Sport Aurora
York North Basketball Association
General Committee Meeting Agenda
Tuesday,January 13,2015 Page 10 of 10
THEREFORE BE IT RESOLVED THAT,on behalf of the Members of Council for
the Corporation of the Town of Aurora,I,Mayor Geoffrey Dawe,do hereby
proclaim 2015 as the Year of Sport in Aurora and urge our citizens and visitors
to discover the benefits of Sport by participating in a wide variety of programs
and activities;and
THEREFORE BE IT FURTHER RESOLVED THAT the Proclamation
designating the year beginning January 1,2015 as the ‘Year of Sport in Aurora’
be included in the Notice Board.
21.Memorandum from Mayor Geoffrey Dawe pg.185
Re:Correspondence from the Ministry of Energy –Overview of Initiatives
RECOMMENDED:
THAT the memorandum regarding Correspondence from the Ministry of Energy -
Overview of Initiatives be received for information.
GENERAL COMMITTEE REPORT No.CAO15-001
SUBJECT:Awarding of Contracts During the Election Period
FROM:Neil Garbe,Chief Administrative Officer
DATE:January 13,2015
RECOMMENDATIONS
THAT Report No.CAO15-001 be received for information.
PURPOSE OF THE REPORT
The purpose of this report is to provide an accounting to Council of all tenders and
requests for proposals in excess of $100,000.00 that were awarded during the 2014
election period by the Chief Administrative Officer (the “CAO”),pursuant to subsection
6.2(b)of the Town’s Procurement By-law (By-law Number 5500-13).
BACKGROUND
During the 2014 election period,it became necessary for the CAO to award certain contracts
in order to ensure the continued timely operation of Town business and to adhere to the
timeframes contained in the related bid documents.The authority for the CAO to award such
contracts is contained in subsection 6.2(b)of the Town’s Procurement By-law,which
provides as follows:
“6.2 The CAO has the Authority to:…
(b)Award Contracts during the time that regular Council meetings are
suspended,during a period of Council recess in excess of thirty (30)
days,or during the Election Period,as a result of a Solicitation that
normally requires Council approval,provided that a report is submitted
to Council (as soon as reasonably possible)setting out the details of
any Contract Awarded pursuant to this Authority;…”
“Election Period”is defined in the Procurement By-law as “the period of time in the year of
a regular municipal election starting from nomination day and ending on the day that is
fixed for the beginning of the next term of Council,as such days may be defined in the
Municipal Elections Act,1996,S.O.1996,c.32,as amended.”
Generally,in accordance with Schedule “D”of the Procurement By-law,Council approval to
award a tender or request for proposal is required where the resulting contract is over
TOWN OF AURORA
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January 13,2015 -2 -Report No.CAO15-001
$100,000.00.Further circumstances that require Council approval are set out in section
8.1 of the Procurement By-law;however,the only circumstance in which the CAO awarded
contracts in lieu of Council approval was because of the delegated authority during the
election period to award contracts over $100,000.00.
During the election period,the CAO awarded four (4)contracts.These requests for
proposals and tenders were advertised for bidding by the Town prior to the election period;
however,the bidding period closed during the election period.All of the below-noted
projects are within the approved budget and within the expected budget for future years,
where applicable.
COMMENTS
Details of the aforementioned projects awarded by the CAO are set out below (“Table 1”):
Bid No.Project Description
Successful
Bidder/
Proponent
Contract Value
(excl.taxes)
Low
Bid/
Highest
Score
Within
Approved
Budget
IES2014-57
Providing maintenance and
emergency response to sanitary
lift and water booster stations
(the Town currently maintains
four sanitary lift stations and one
water booster station;it is
anticipated that two additional
sanitary lift stations will be
assumed by the Town in 2015).
709125
Ontario
Limited,o/a
Pump
System
Interfacing
$361,755.43
over 3 years
(2015:$118,400.08)
(2016:$120,571.53)
(2017:$122,783.82)
Yes Yes
IES2014-32
Construction of new sewer and
watermain service connections.
Work that is completed by the
contractor is fully funded by the
recipient of these services prior
to the commencement of the
work,from fees charged by IES
through the Town’s Fees &
Charges By-law.
V.M.
DiMonte
Construction
Limited
$222,765.00
(on an as-requested
basis)
Yes
N/A
(All work is fully
funded by the
recipient of the
services prior to
commencement
of the work.)
IES2014-58
Providing emergency sewer and
watermain repairs.Multiple
contractors were selected as
per the RFP documents,to
ensure that emergencies can
be handled efficiently and
effectively.
A.Donofrio
Construction
Company
Limited
-and -
V.M.
DiMonte
Construction
Limited
$385,000.00
(on an as-needed
basis)
Yes Yes
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 1 Page -2
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January 13,2015 -3 -Report No.CAO15-001
Bid No.Project Description
Successful
Bidder/
Proponent
Contract Value
(excl.taxes)
Low
Bid/
Highest
Score
Within
Approved
Budget
P-13-54
(Region of
York)
Off-site records storage and
retrieval services.After an
analysis of the current
marketplace by staff,the Town
“piggybacked”on an existing
RFP from the Region of York
from the summer of 2013,
which allowed the Town to
obtain the preferred rates
offered to the Region.The
selected contractor is the
current contractor for the Town
in providing these services.
Iron
Mountain
Canada
Operations
ULC
$150,000.00
over 10 years
($15,000 per year,
based on expected
storage and retrieval
costs)
N/A Yes
ALTERNATIVE TO THE RECOMMENDATIONS
1.None –no practical alternative.
LINK TO STRATEGIC PLAN
None.
FINANCIAL IMPLICATIONS
All contract awards set out in Table 1 are within the approved budget and within the
expected budget for future years,where applicable.
CONCLUSIONS
The CAO authorized the contract awards listed in Table 1 during the election period
pursuant to subsection 6.2(b)of the Town’s Procurement By-law.
ATTACHMENTS
None.
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GENERAL COMMITTEE REPORT No.BBS15-001
SUBJECT:Accessibility 2014 Election Report
FROM:Techa van Leeuwen,Director of Building &Bylaw Services
DATE:January 13,2015
RECOMMENDATIONS
That Report No.BBS15-001 be received for information.
PURPOSE OF THE REPORT
To provide council information as required by Section 12.1 (2)of the Municipal Elections
Act,1996 regarding the identification,removal and prevention of barriers that affect
electors and candidates with disabilities.
BACKGROUND
Amendments to the Municipal Elections Act,1996,and the Accessibility for Ontarians with
Disabilities Act,2005 have provided a legislated framework to make the election process
more accessible for electors and candidates living with disabilities.The Election of 2010
required municipalities to better identify disability barriers within the election process and
work towards offering viable solutions to voters with disabilities.This recommendation was
based on the Human Rights Tribunal case of Hughes vs.Elections Ontario.
COMMENTS
The attached Election report has been completed with the considerations of identifying,
removing and preventing of barriers.Removing and preventing barriers includes:
Communications &Information
Voting Locations
Voting &Voting Methods
Staff Training
LINK TO STRATEGIC PLAN
Identifying,removing and preventing barriers that affect electors and candidates with
disabilities in the 2014 Municipal Election supports the Strategic Plan goal of Supporting
an exceptional quality of life for all through the accomplishment in satisfying
TOWN OF AURORA
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TOWN OF AURORA
GENERAL COMMITTEE REPORT No.BBS15-002
SUBJECT:Parking Regulations and Enforcement
FROM:Techa van Leeuwen,Director of Building and Bylaw Services
DATE:January 13,2015
RECOMMENDATIONS
THAT Report No.BBS15-002 be received for information.
PURPOSE OF THE REPORT
To provide Council with information related to Parking regulations within the Town and
inform Council of Bylaw Services parking control activities.
BACKGROUND
By-law No.4574-04.T,as amended regulates parking and traffic within the Town of
Aurora.The by-law is administered by Infrastructure and Environmental Services.The
Town employs a Traffic and Transportation Analyst who makes recommendations on
by-law amendments and provides expert advice on traffic related issues.The by-law
contains general parking regulations respecting safety,movement of traffic,disabled
parking,fire routes,emergency conditions and snow removal.
By-law No.4283-01.P,as amended regulates the use and government of Parks and
Public Places in the Town.The by-law is administered by Parks and Recreation
Services.Contained within the Parks by-law are provisions related to parking.Parking is
only permitted in designated areas and while using the park and further no overnight
parking is permitted.
Bylaw Services provides Town wide parking control enforcement.The parking control
officers respond to complaints and also carry out routine patrol throughout the Town.
Securing sufficient parking can be a challenge for homeowners and businesses and
illegal parking is often a nuisance and sometimes a safety concern.
COMMENTS
Overnight on street parking prohibited November 15 to April 15 to enable snow
clearing
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Tuesday,January 13,2015 Item 3 Page -1
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January 13,2015 -2 -Report No.BBS15-002
Section 5.2 of Bylaw 4574-04.T restricts on street parking during the winter months.
Specifically parking is prohibited between the hours of 2:00am to 6:00 am November 15
to April 15,inclusive.The intent and purpose of this restriction is to enable effective and
efficient snow clearing.During the winter months Bylaw Services has regular overnight
shifts for parking control officers who patrol the Town.They also provide support and
assistance IES snow clearing crews experiencing challenges due to vehicles being
consistently left on street.
Parking in Town parks is intended for users of the Parks.
Section 29 of Bylaw 4283-01.P sets out provisions related to parking in Town parks.
Parking in Town parks is only permitted in designated areas as posted while using the
Park.Overnight parking is prohibited unless authorized by permit.Occasionally
permissions have been granted to park overnight at certain parks to accommodate
sports group travelling for tournaments.These are special circumstances for one or two
nights and in these situations Town staff ensure that overnight parking will not interfere
with other events or activities.
Town Park parking is being used by residents and commuters
Until recently Town Park parking areas did not have signage indicating restrictions
negating any enforcement efforts.In an effort to ensure parking at Town Park is being
properly allocated to users of the park signs were erected.This created some concerns
from surrounding residents who have been parking vehicles at the Park because they
have insufficient space to accommodate the numbers of vehicles they own.Town Park
parking area has also been used to store trailers.Town park parking is also being used
by commuter during the day.These activities are contrary to the bylaw and create
challenges with snow removal and parking shortages for park users.
Challenges related to parking
Snow removal is difficult when vehicles are parked in snow clearing routes
Areas where parking is restricted are intended to keep traffic flowing,site lines
clear and ensure public safety
Parking in Town owned parks and facilities are intended for users of the facilities
Parking in restricted areas can be an irritant for residents.
Parking Restrictions as set out in Town By-laws will be enforced in full
commencing March 1,2015.
Parking Control Officers will enforce in full parking throughout the Town commencing
March 1,2015 in accordance with the current by-laws.Staff will ensure proper signage
is posted for successful enforcement.Staff will also use the intervening time to advise
the neighbourhood of enforcement changes.
LINK TO STRATEGIC PLAN
Parking regulations and enforcement report supports the Strategic Plan goal of
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GENERAL COMMITTEE No.BBS15-003
SUBJECT:Request for Sign Variance to Sign By-law No.4898-07.P
for Country Wide Homes Ltd.15624 Leslie Street.
FROM:Techa van Leeuwen,Director of Building and Bylaw Services
DATE:January 13,2015
RECOMMENDATIONS
THAT Report No.BBS15-003 be received;and
THAT Council approve a request for variance to Sign By-law No.4898-07.P for the
Country Wide Homes Ltd.residential development sales office at 15624 Leslie
Street to allow five (5)residential development signs whereas Sign By-law 4898-07.P
permits a maximum of two (2)residential development signs;and
THAT Council approve a request for variance to Sign By-law No.4898-07.P to allow
75.6m2 of residential development sign area whereas Sign By-law 4898-07.P
restricts the area of residential development signs to 20m2.
PURPOSE OF THE REPORT
To evaluate the applicant’s request and make recommendations on variances to Sign By-
law No.4898-07.P,as amended.
The first variance requested is to allow this residential development sales office to have
five signs whereas Sign By-law No.4898-07.P permits a maximum of two signs for
residential development signs.
The second variance requested is to allow 75.6m2 of sign area whereas Sign By-law No.
4898-07.P restricts the amount of sign area to a maximum of 20m2.
BACKGROUND
Building and Bylaw Services is in receipt of a sign variance application from Country Wide
Homes Ltd.to permit the installation of one additional ground sign and two additional wall
signs for this residential development.Country Wide Homes Ltd.has applied for and
obtained a permit for one ground sign and one wall sign.They are now requesting to have
one additional ground sign and two additional wall signs for a total of five signs consisting
of two ground signs and three wall signs at this site.
The additional wall signs have been installed and require variances;the proposed ground
sign has not been installed.Variances for the number of signs and for exceeding the
maximum sign area are required for the installed wall signs.The proposed ground sign
does not create additional variances but extends the scope of the variances requested.
Country Wide Homes Ltd.is building approximately 116 dwelling units as part of the St.
TOWN OF AURORA
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Tuesday,January 13,2015 Item 4 Page -1
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January 13,2015 -2 -Report No.BBS15-003
John’s Development within the 2C lands.The sales office is located at 15624 Leslie St.
There are currently 7 companies in the process of developing the 2C lands.
COMMENTS
Variance required so that the installed wall signs may remain.
A sign permit has been issued for one wall sign and one ground sign which have been
installed as per issued plans.That application for permit had been made for two ground
signs and the wall signs as now proposed but required a variance to permit the second
ground sign and the wall signs containing the lifestyle images.As a result the second
ground sign and the lifestyle image wall signs were deleted from the permit.As all the wall
signs have been installed the applicant is requesting the variances so that the signs may
remain and to be able to install the second ground sign.If the proposal was for the wall
signs only and omitted the proposed ground sign,the variances required would be for the
number of signs (4 requested;2 are permitted)and sign area (35.4m2 requested;20m2
permitted).
Large portion of sign area is for lifestyle images.
The applicant has requested a variance to allow the five residential development signs to
have a combined area of 75.6m2 whereas Sign By-law 4898-07.P restricts the total area
of residential development signs to 20m2.The 75.6m2 proposed sign area is to be
spread across the two ground signs and three wall signs.Of the total 75.6m2 sign area
proposed,35.4m2 is wall signage.The wall sign area of 35.4m2 consists of 2.2m2 of
existing (under permit)wall sign area with an additional 33.2m2 of wall sign area proposed
(installed without permit).
The additional proposed wall sign area consists mostly of large lifestyle images with a
smaller portion containing written messaging.The lifestyle images provide 24.4m2 of the
additional 33.2m2.The lifestyle images are photographs which do not display advertising,
lettering,pricing or products.
The proposed ground sign is large.
The proposed ground sign meets the height requirements associated with ground signs.
As a residential development sign the ground sign is considered in the number of signs
allowed and the allowable sign area.This area of the proposed ground sign is 26.7m2
which exceeds the total sign area allowed for all the residential development signs at this
site.The ground sign as proposed would be 7.3m wide X 4.8m high.This sign alone
would create the need for a variance.This builder has applied for and obtained a ground
sign for this development and this proposed ground sign would be in addition to that
already constructed ground sign.
Residential development signs are temporary.
Sign By-law 4898-07.P requires that residential development signs be removed when the
residential development to which the signs relate is substantially complete or to a
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maximum of three years.
The provision to require the signs to be removed means that the signs will not become a
permanent feature of this site and that differs from other sign bylaw 4898-07.P variance
approvals which usually are of a more permanent nature.
Residential development sign provisions.
Sign By-law 4898-07.P section 5.4(a)On-Site Signs provides the provisions for on-site
residential development signs.The section considers the location of the signs,the
advertisement content,the number of signs and sign area as well as the illumination of the
signs.For the purpose of Sign By-law 4898-07.P the proposed signs are considered to be
On-Site Signs.
The following table compares the proposal to the Sign By-law No.4898-07.P:
On-Site Residential Development Signs
Attribute Requirement Proposed
Sign location Within the residential
development
Within the residential development
Content Advertise only the residential
development in which the sign is
located and not the sale of lots
elsewhere or the realtors,
developers or landowner’s
business in general
Advertise only the residential development
in which the sign is located and not the
sale of lots elsewhere or the realtors,
developers or landowner’s business in
general
Illumination External source External source
Number of signs Max of 2 signs
(including wall and ground
signs)
1 ground existing under permit
1 ground proposed (not constructed)
1 wall existing under permit
2 wall proposed (installed without permit)
5 signs total
Wall sign area No max (see total sign area)2.25m2 existing
33.24m2 additional
35.49m2 proposed wall sign area
Ground sign area No max (see total sign area)13.38m2 existing
26.75m2 additional
40.13m2 prop ground sign area
Total sign area 20m2 max allowed 75.62m2 proposed
Bold,underlined font represents areas of non-compliance
As the above table shows the request for variance is for the number of signs and the total
sign area.The other provisions are met.
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The following table provides the criteria for assessing Sign By-law No.4898-07.P
variance approvals.
Table for Evaluating Sign Variance Criteria
Criteria Comment
1.Physical difficulties
Where due to special circumstances,pre-existing
condition of the building,layout or topography of the
subject land,it is difficult to comply with the
provisions of the Sign By-law.
n/a
2.Consistency with the architectural features of the
building
Where the proposed sign blends well with the
architectural features of the building and granting the
sign variance will result in a more aesthetically
pleasing visual appearance of the building for the
community.
n/a
3.Consistency with the character of the
neighbourhood
Where the Sign Variance,if granted,will not alter the
essential character of the neighbourhood and will
have no adverse impact on the Town's cultural
heritage
n/a
4.No adverse impact to the adjacent property or
general public
Such adverse impact may include but is not limited to:
illumination,obstruction of other signage,obstruction
of natural light,distance to the adjacent buildings and
properties,etc.
This is a residential development located on
Leslie Street within the 2C lands.The
surrounding properties are also residential
development properties in various stages of
development with infrastructure being
installed as well as construction of homes
being undertaken to the north.As there are
other builders who may consider the size of
the ground sign as a sales advantage this
may have a negative impact to the general
public.
5.Adherence to Corporate Branding
Where not granting a Sign Variance results in a
conflict in corporate branding requirements such as
updated/new logos or trademarks.
n/a
6.Impact on safety,traffic and accessibility
The proposed Sign Variance,if granted,will not
increase fire or traffic hazard or otherwise endanger
public safety or negatively impact accessibility.
The signs will not increase fire or traffic
hazards or otherwise endanger the public
safety.The signs are set back from the
road and are contained within the
development property.
7.Result in greater convenience to the public
Granting of the variance will result in greater
convenience to the public in identifying the business
location for which a sign variance is sought.
Granting this variance will result in the
public being more aware of this new
development and be able to easily
identify the sales office location from
Leslie Street.
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As noted under criteria 4 the ground sign may have a negative impact on the
general public including other builders.
2 Variances requested:
1.Variance requested to permit three signs in addition to the two signs permitted by
Sign By-law No.4898-07.P.
2.Variance requested to permit 75.62m2 sign area in lieu of the 20m2 permitted by
Sign By-law No.4898-07.P
LINK TO STRATEGIC PLAN
Approving the requested variance to Sign By-law No.4898-07.P supports the Strategic
Plan goal of Enabling a Diverse,Creative and Resilient Economy through its
accomplishment in satisfying requirements of the objective supporting small business
and encouraging a more sustainable business environment.
FINANCIAL IMPLICATIONS
Nil.
ALTERNATIVE(S)TO THE RECOMMENDATIONS
1.Council could deny the requested variance and impose the provisions of the Sign
By-law.This would require the removal of the additional wall signs.
2.Council could approve the wall signs and deny the additional ground sign.
3.Council could approve the additional ground sign but deny the additional wall signs.
This would require the removal of the additional wall signs.
CONCLUSIONS
Staff determined that the variance being sought is in keeping with the general intent of the
By-law.For reasons outlined in this report staff is recommending that Council approve the
requested variances to allow the additional two wall signs to be installed but due to the
potential negative impact on the general public refuse the additional ground sign.
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Site plan
Attachment No.1
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Elevation showing wall signs
Attachment No.2
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Residential Development Sign Graphic for the ground sign
Attachment No.3
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GENERAL COMMITTEE REPORT No.CFS15-002
SUBJECT:Development Charge Deferral Agreement –Salvation Army
FROM:Dan Elliott,Director,Corporate &Financial Services -Treasurer
DATE:January 13,2015
RECOMMENDATIONS
THAT Report No.CFS15-002 be received;and
THAT Council approve the deferral of Development Charges in respect of the
property at 15338 Leslie Street owned by the Salvation Army Central York Region
until a change of use or ownership occurs,in accordance with the Town’s
Development Charge By-law 5585-14 Section 3.5;and
THAT the Mayor and Town Clerk be authorized to execute the necessary
agreement,including any and all documents and ancillary agreements required to
give effect to same.
PURPOSE OF THE REPORT
Development Charges Act,1997,S.O.1997,c.27,as amended (the “Act”),provides for
the local bylaw to set rules for exemptions and deferral arrangements for payment of
Development Charges.Certain properties must be exempted such as municipal and
school facilities.The Town’s Development Charges By-law 5585-14 sets out that
development charges for a place of worship and ancillary facilities are exempted or
subject to deferral.
The Salvation Army have indicated that they will be applying for a building permit during
December 2014.In advanced discussions with Salvation Army officials,staff have
confirmed that there will be no DC’s payable as long as the property continues to be
used as a place of worship.Floor area used for commercial uses such as commercial
daycare centres,or regular retail would be subject to DC’s.
This report seeks authorization to prepare and execute a DC deferral agreement,similar
to other agreements in place for the same purpose.
TOWN OF AURORA
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BACKGROUND
The Salvation Army is planning to construct,in phases,a large worship and assembly
facility,including typical ancillary facilities such as church offices,meeting rooms,
lounge areas,kitchen,multipurpose rooms,nursery care rooms etc.
The Town’s DC By-law 5585-14 includes the following definition and provision:
COMMENTS
The deferral agreement will formalize that no development charges are payable for the
current development project.However,in the future,should a change of use or a
change of ownership occur,the planned uses will be reviewed to ensure they continue
to be “place of worship”,failing which DC’s at the then prevailing rates will become
payable.
1.0 DEFINITIONS
1.1 In this By-law,
(cc)“place of worship”means a building or structure that is used
primarily for worship and religious practices and purposes,including
related administrative,teaching,assembly and associated spaces,but
does not include portions of such building or structure used for any
commercial use,including but not limited to daycare facilities;
Exemptions
3.5 Notwithstanding the provisions of this Bylaw,a development charge
may not be imposed or may be deferred on terms and conditions
satisfactory to the Town,with respect to:
(a)land owned by and used for the purposes of a private school that
is exempt from taxation under the Assessment Act;
(b)lands,buildings or structures used or to be used for the purposes
of a cemetery,churchyard or burial ground exempt from taxation
under the Assessment Act;
(c)places of worship;
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York Region staff have committed to an identical treatment using a separate deferral
agreement.The school boards have agreed to a full exemption.
Deferral agreements as proposed herein have been used in Aurora for St.Andrew’s
College,and by other municipalities in similar situations.The agreement preserves the
right to collect DC’s in the future should anything change at the property.The use of an
exemption would make it more difficult to attempt to collect DC’s in the future,should a
change of use or redevelopment take place.
LINK TO STRATEGIC PLAN
Appl ying the Town’s DC bylaw in a consistent manner,while preserving the Town’s
rights of revenue recovery in the future,demonstrates sound municipal management.
Supporting the work of the Salvation Army and the potential for community partnerships
between ourselves and their organization supports the Strategic Plan principal of
recognition and encouragement of community contributions and volunteerism.
ALTERNATIVE(S)TO THE RECOMMENDATIONS
1.Council could authorize an outright exemption of DC’s for the property.
2.Council could propose any other form of deferral agreement or condition.
FINANCIAL IMPLICATIONS
Until the final building permit drawings are submitted,the amount of DC’s otherwise due
for the subject development cannot be quantified.
Legal Services Division fees of $600 for the preparation of the agreement,plus costs of
legal registration will apply to this application.
CONCLUSIONS
Staff are requesting Council approve a development charges deferral agreement in
respect of the planned development of 15338 Leslie Street by the Salvation Army
Central York Region.
PREVIOUS REPORTS
None
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TOWN OF AURORA
GENERAL COMMITTEE REPORT No.IES15-001
SUBJECT:Facility Projects Status Report
FROM:Ilmar Simanovskis,Director of Infrastructure and Environmental
Services
DATE:January 13,2015
RECOMMENDATIONS
THAT Report No.IES15-001 be received;and
THAT all eligible costs related to capital improvements be incorporated into this
project to maximize use of development charge funding;and
THAT the Budget for the Aurora Family Leisure Complex Renovations (Capital
Project 74004)be increased by $593,113 to a revised budget of $7,592,462;and
THAT the increase in the Budget for the Aurora Family Leisure Complex
Renovations (Capital Project 74004)be funded from the Development Charges
Reserve in the amount of $533,800,and from the Cash in Lieu of Parkland
Reserve in the amount of $59,313.
PURPOSE OF THE REPORT
This report provides Council with an update on the following facility projects:
Addition of the youth centre to the AFLC
New joint operations centre
BACKGROUND
Council approved the following projects as part of the annual capital planning process:
No.74004-Community Space for Youth
No.34217-Joint Operations Centre
These projects are significant to both the community and the Town.To facilitate
providing timely information,staff are providing monthly reports to Council on the
progress of these projects.Additional approvals and requirements for Council direction
will be either included in this monthly report or augmented with an additional staff report
depending on the need.
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The reporting process will continue until satisfactory completion of these projects or as
directed by Council.
COMMENTS
This report provides a brief update on progress for the above projects.
Youth Centre at AFLC
Project Summary
The scope of work for this tender includes a single storey 9,300 square foot addition
and 18,400 square foot renovation to existing two storey Aurora Family Leisure
Complex.Addition includes new fitness room,programme spaces,climbing wall,control
desk,office spaces,new entry driveway and drop off area,parking,landscaping,and
outdoor skateboard park.Renovation includes work in existing gymnasium and to
suspended track,gym and pool change rooms,and fire exit corridors.
The tender for this project was awarded to Jasper Construction by Council on
November 12,2013 in the amount of $6,039,000 excluding taxes.The facilities were
vacated except for the ice component and the squash courts which will remain open for
the public through the construction period.The project kick off meeting was held on
November 19 and the project completion date is October 2014.
Activities completed since last report December 9,2014 to December 31,2014
Structural Steel –100%
Masonry:Architectural Block –100%
Metal Fabrication:Handrail –99.5%
Mechanical/Electrical Fixtures –95%
Painting Renovation –99%Addition –55%
RCP –95%
Flooring &Wall Tile –Washrooms &Change Rooms –99%
Flooring –PT –60%VCT –70%
Glazing –95%
Roofing –99%
Kitchen Equipment –95%
Security –85%
Elevator –100%
Landscaping –35%
As of January 3,2015 the pool and pool change rooms have been opened to
accommodate programmed swimming lessons.
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Activities planned for January 2015
Floor finishing/tiles
Glass for interior railings
Painting
Reception desk area
Kitchen
As of January 3,2015 the pool and pool change rooms have been opened to
accommodate programmed swimming lessons.
The fitness program currently operating from the SARC will be transferred to the AFLC
on January 14 and 15 with the AFLC fitness room being open to the public starting
January 16,2015.There will still be finishing work occurring in a number of the areas of
the building even though the building will be officially occupied for program use.
Milestone Estimated Completion Date
Council Approval of Tender November
Construction start November
Interior Demolitions Phase 1 November to January
Excavation and earthworks January to March
Exterior Foundations March to May
Exterior Structure February to July
Interior Partitions February to October
Stair F Interior Demolitions Phase 2 March
Exterior site works Completion Spring 2015
Skate Park October
Completion/Deficiencies January/February
Joint Operations Centre
Activities completed since last report December 9,2014 to December 31,2014
Earthworks cut and fill and removal of excess materials off site
One site stormwater infrastructure in progress
North entrance and lower north parking lot sub-base installed
Office building foundations in progress
Garage bay foundations started
Activities planned for January 2015
Continue with foundations
Continue with on-site underground services installations
Continue with concrete placement for walls and office area floors
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Milestone Estimated Completion
Date
Site Works Aug/14 to Dec/15
Office Building
Foundations Jan 2015
Basic Structure May 2015
Building Water Tight July 2015
Exterior Cladding Sept 2015
Mechanical/electrical July 2015
Interior Finishes Dec 2015
Garage Areas
Foundations April 2015
Basic Structure Jun 2015
Exterior Envelope Aug 2015
Interior Finishes Oct 2015
Final Commissioning and Closeout Feb 2016
LINK TO STRATEGIC PLAN
The above projects support the Strategic Plan goal of Supporting an exceptional
quality of life for all through their accomplishment in satisfying requirements in the
following key objectives within this goal statement:
Investing in sustainable infrastructure:By using new technologies and energy and
environmentally conscious design and building practices.
Encouraging an active and healthy lifestyle:Through new services and facilities
focused on youth needs.
Strengthening the fabric of our community:Through new and better formats to
engage the community.
ALTERNATIVE(S)TO THE RECOMMENDATIONS
None.
FINANCIAL IMPLICATIONS
The financial approvals and commitments are presented for each project in the following
sections.These figures are excluding HST.
Youth Centre at AFLC:
Project philosophy is to maximize development charge funding to highest extent
possible
Capital improvements and expansions to facilities differ to repair and replacement costs
that are associated with routine operations and maintenance.There is a combination of
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both aspects due to the nature of this project.The fundamental difference in how these
costs are treated is that capital expansion costs are funded through capital reserves and
are eligible for 90 percent development charge contributions compared to operating
costs which are fully funded from tax revenues.
Some of the additional costs identified in the updated financials were previously
accommodated within the operating budget.However,upon further analysis these
additional items can be directly attributed to the facility expansion project and have
therefore been reclassified as such.This recognition reduces the burden on the tax
funded operating budget while leveraging a 90 percent funding opportunity through
development charges.
Therefore,as the project is approaching completion,staff evaluated the full facility costs
and identified those costs that can be attributed to this expansion project.
Contract Change Log
The following contract change log has been updated to capture approved change
orders to date.Additional change orders are pending Town approval,however have not
been approved as staff have no authority for costs that exceed the current budget.
Contract Change Log
Change Order Group 1 added to contract value (Report IES14-027)66,855.19
Change Order Group 2 added to contract value (Report IES14-032)132,254.73
Change Order Group 3 added to contract value (Report IES14-032)40,594.02
Change Order Group 4 added to contract value (Report IES14-052)100,450.34
Change Order Group 5 added to contract value (Report IES14-057)257,068.46
Subtotal 597,222.74
Modify HVAC at office 107 to accommodate return duct 10,610.48
Replace pool diffusers,pool fixtures and communications cables 5,865.23
Lighting revisions in corridor 202 and 203 10,632.90
Steel support and guard under stair F 8,895.25
Asphalt removal for existing parking area 25,431.10
Air handling unit power increase from 100 to 200 amps 4,492.53
Modify existing ducts at kitchen area 1,064.08
Change to south ceiling duct layout 9,206.90
Future program room ventilation 13,455.47
Structural steel at climbing wall window 12,887.70
Structural steel at screen MS06 8,119.00
Adjustment to CO 58 (credit reported as extra)-4,060
Adjustment to CO 69 (cost funded from cash allowance)-40,867.55
Change Order Group 5 to be added to contract value if approved by Council 65,733.09
Total Change Order value to date 662,955.83
Each change order group above represents those changes that have been reported to
Council in earlier reports.The following tables summarize the areas and aspects of the
changes that have occurred in the project to date.
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Changes by Discipline
This Table summarizes changes based on discipline.Most of the costs are under the
mechanical/electrical discipline.This is to be expected for several reasons.Due to the
nature of renovations,there is always complexity in tying new building systems into
existing systems;coordination is more challenging due to unforeseen situations either
due to as-constructed variations or unrecorded historic system modifications that are
discovered during construction.Another challenge occurs with the age of the building
resulting in problems connecting to equipment that is either obsolete,worn out or not
compatible with newer technologies and code requirements.
Structural changes are primarily a result of similar circumstances related to unseen
conditions that require field modifications to accommodate integration to the new
design.Some examples include the second floor concrete thickness which was greater
than reported on as-built drawings resulting in increased actual loads that must be
accommodated as part of the new design.A second example is the as-built elevation of
a concrete pile cap which had to be lowered due to interference with the new floor
elevation.This was only discovered during excavation of the existing building
foundations.
Changes Discipline
Description Amount
Architectural $103,000
Electrical/Mechanical $360,000
Structural $172,000
Total $635,000
Changes by Cause
This Table provides some insight to the prime causes of changes and more detailed
descriptions of some of the more significant changes that have been previously reported
are provided.
Changes by Cause
Description Amount
Site Conditions $518,000
Additions to Scope $134,000
Reductions to Scope ($17,000)
Total $635,000
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Site Conditions
Site conditions are those conditions that require field modifications to the design due to
details that are discovered in the field either through exposure of existing components
or as a result of assembly and integrity requirements that where unforeseen during
design.These are works that are required to complete the project as initially intended.
There is always a trade-off between the level of effort in pre-construction investigations
and risks associated with as-built condition discoveries during construction.Due to the
short design phase and initial cost constraints on this project,design proceeded based
on limited field verification (visible aspects)and reference to original as-built drawings.
An additional step that could have been taken would have been to undertake a
complete building condition assessment,which may provide additional design
information although again only limited to those components that are readily accessible.
Based on the value and type of changes required during the construction phase,the
approach taken by the design team was appropriate as the value of additional changes
is not excessive and is generally related to work that would have been required
regardless and is offset by savings in the preliminary investigation fees that were not
required.Some of the more significant site conditions are summarized as follows:
Structural Metal and Concrete Changes-$137,000
This is a summary of 17 separate change orders related to site conditions for structural
steel and concrete related issues.These changes range from less than $1,000 to up to
$21,000 for a change that involved splicing an existing main column supporting the
existing building to accommodate the lower floor in the new area.As-built record
drawings did not indicate this situation was present prior to excavation.
Electrical and Mechanical Changes General-$120,000
In addition to items described below,a number of smaller change orders were issued to
address conditions such as failed isolation valves,brittle plastic piping that could not be
connected to new systems,power supply discrepancies,and lighting fixture
interferences.
Curtain Wall System Code Revisions-$22,800
This relates to the building curtain walls and a revision to structural codes post design.
The increased building code requirements resulted in heavier materials and additional
costs.
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Elevator Pit Drain and Sump-$22,600
Differences in as-built drain elevations required modifications to the elevator pit to
accommodate proper drainage of this area.As the elevator is typically the lowest part of
a building,this area is often problematic and involved changes to both structural and
mechanical systems.
Mould Abatement on Existing Ducts-$53,500
Specific ducts were found to harbour mould growth due to years of cyclic condensation
within a confined ceiling space.These ducts were removed and replaced to reinstate
the system.This would have been an operational cost if discovered as part of
operational maintenance.
Replace Missing and Damaged Duct Insulation-$25,000
Significant deterioration was found on existing duct system insulation which can create
duct condensation during warm weather.This was required to be repaired to meet
current codes and would have been an operational cost if identified outside this
contract.
Realign Ducting between Roof and First Floor-$49,500
Once exposed,it was found that existing duct risers where not in expected locations
and required significant realignment to avoid significant impact on usable spaces.
Removal of Existing Asphalt Drive-$25,500
This work was deleted from a 2013 repaving contract at a value of approximately
$60,000 to allow for completion of the area in front of the building as part of this
contract.During design,the scope of work only included top course asphalt at a cost of
approximately $25,000.The requirement was to remove and replace the asphalt.This
cost would have been tax funded if completed through the original operational contract.
Additions to Scope
These are the more significant items that were either identified during construction that
would result in a favourable cost/benefit by being completed at this time rather than
postponing the work to a future date.
Duct Cleaning-$33,500
Although duct cleaning is a requirement for all new installations,there was no provision
for cleaning of existing ducts.This is typically an operational item,but as the existing
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HVAC system was operating during construction,there is a benefit to cleaning the entire
system before full commissioning.The cost of performing this work while the building
and systems are readily accessible is more cost effective than to perform the work after
completion of the project.This would normally be an operating costs funded through the
tax budget.
Building Security and CCTV system-$19,000
Security and CCTV systems were contracted as a cash allowance item and detailed
design was intended to occur during construction with the vendor.During this process,it
became apparent that the existing system was inadequate to both integrate with the
new system and support state of the art surveillance requirements.A full system
upgrade was recommended by staff to avoid interim system problems and short term
costs related to post construction retrofitting.This would have been an operational cost
if completed after construction.
Sprinkler Head Change out in Pool Area-$16,000
There was no work scope initially within the pool area other than the running track
installation.However,staff identified concerns with significant corrosion on exiting
sprinkler heads within the pool area due to long term exposure to the high chlorine
environment.The contractor replaced these heads with units better suited for this
environment.This would have been an operational cost if completed outside of this
project.
Data Cable Installations-$11,000
Additional data cable installations were required to accommodate relocation of the main
equipment panel which was previously situated in an unsuitable space with exposure
risk to water and chemicals.This decision was based on current design standards and
best practices in creating reliable IT infrastructure systems.This would have been an
operational cost if completed outside of this project.
Door Relocations-$15,000
Several modifications were made by staff with valid justification for the relocation and
modification to several door ways.The outcome of this change is improved building
performance and operational efficiency as well as better compliance with AODA
requirements.It was more cost effective to make these changes through the contract
than retrofit after construction.This would have been an operational cost.
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Gym Score Board-$8,000
A gym scoreboard was not considered in the original design but is an essential
component to creating a functioning gym space that can be used for competition
purposes.It was more advantageous to have this installed during construction than as a
retrofit due to power requirements.Staff are also exploring options for sponsorships to
offset these costs.
Drinking Fountain Upgrades-$4,500
A number of existing drinking fountains were identified by staff for upgrade to
accommodate bottle refilling.This was a request that has been previously identified by
both the Environmental Advisory Committee and facility users.This would have been an
operational cost if performed after completion of this contract.
Funding Adjustment Summary
The following table itemizes the previous approvals (first financial column),and the
additional requirements expected to complete this project (second financial column).
The recommended increases are related to forecast change orders expected based on
remaining additional work that the architect and contractor are finalizing as well as those
operational costs that can be captured within this capital project.A description of each
of the budget adjustments are described below:
Approved Funding and Contract Commitments
Previous
Approved
Additional
Requirements
Revised Budget
Approved Budget $7,424,723 $7,424,723
Less Committed Funds $525,373 $525,373
Funding Available $6,899,349 $6,899,349
Base Contract Award excluding HST $5,994,000 $5,994,000
Gym Lights $20,000 $20,000
Asphalt Driveway $25,000 $25,000
Sub-Total $6,039,000 $6,039,000
Contingency $603,900 $346,100 $950,000
FF&E $100,000 $50,000 $150,000
Inspections and Testing $15,000 $15,000
Building Insurance Costs $27,147 $27,147
Internal Start-up costs $40,000 $40,000
Contractor Extended Admin Costs $160,000 $160,000
Arch Fees based on Change Orders $80,000 $80,000
Non-refundable HST (1.76%)$118,675 $12,640 $131,315
Total Funding Required $6,861,575 $730,887 $7,592,462
Less:2C Facility Funding Contribution ($100,000)
Budget Variance $37,774 ($593,113)
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January 13,2015 -11 -Report No.IES15-001
Contingency
Refer to the descriptions under the Contract Change Log section previously detailed.
Furniture Fixtures and Equipment (FF&E)
This account relates to all movable equipment that is not permanently connected to the
structure of the building and typically includes the office support equipment that is
installed once the construction is completed.In the case of this facility,there is also the
need for program space equipment to support the additional program rooms.Initial
estimates for this account were based on a high ratio of reused equipment and did not
adequately account for needs of the program spaces.After undertaking a layout
exercise with the existing equipment,it became evident that much of the office furniture
would not fit properly in the new office spaces.
This budget has therefore been adjusted to accommodate the identified needs and to
comply with occupational health standards for the staff and the users.As this item
directly benefits our users,staff requested that the 2C developers consider a funding
contribution towards this equipment to assist in fitting out the new facility.The firms of
Mattamy Homes,TACC,Fieldgate Homes,Paradise Homes,Metrus Development,
Brookfield Homes,Lindvest and Treasure Hill all responded and contributed $100,000
towards the FF&E requirements.
Inspections and Testing
All Town projects are inspected through third party consultants to both verify that
standards are being adhered to and to minimize risks of future problems.Inspections
typically include soils/site materials,foundations,structural concrete and steel
assembly,building envelope,mechanical systems,and life safety/code requirements.
Although the contractor is required to verify all assemblies and provide approved shop
drawings for each component,there is value,and it is industry standard,in certifying
critical components based on final field installations.
Due to unforeseen complexities in the integration of the new addition into the existing
building,and inaccuracies in as-built record drawings compared to actual site
conditions,additional effort was required to both review proposed modifications and test
and inspect those installations.
Building Insurance Costs
It is necessary that the building is insured at all times during construction and as the
building remained partially occupied during construction,the initial intent was to have
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 6 Page -11
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January 13,2015 -12 -Report No.IES15-001
the Town’s insurer provide the necessary coverage.However,when comparing Town
costs for insuring the construction aspects of the site,it was found that it was more
economical to have the Contractor provide this insurance through their carrier.
This cost was initially anticipated to be covered under general contingencies,but is
relatively significant and should rightly be recognized as an administrative costs that
does not add value to the building directly.It therefore has been identified as a separate
cost to the project.If not incorporated into the project,this item would be funded through
the operating budget.
Internal Start-up Costs
Due to the nature of this project,there are building systems that have been assumed by
the contractor as well as existing building systems that the Town has had to continue to
maintain or repair/modify to accommodate the construction process.This is typical of a
renovation of an existing building,and the significance of the renovation along with
efforts to maintain public access to unaffected parts of the building has resulted in
additional unforeseen costs.The costs considered in this item relate primarily to
equipment failures that occurred either during extended such down periods or as a
result of aged equipment that was unable to operate due to the changing building
environment during the construction period.
These costs would typically be included under operating budgets but have been
influenced by the construction and are better captured as ancillary capital costs related
to the overall renovations.They include incurred or expected equipment and staff
retained maintenance and repair contractor costs.An example of a cost incurred under
this category is the repair of the pool boiler lining due to deterioration and failure.Once
the system was shut down,the boiler liner failed after cooling and as a result of age.
The boiler had to be relined and is now operational after being reconditioned.
Contractor Extended Administration Costs
This item pertains to the contractors costs of administration related to daily activities of
the project and is accounted for in the tendering process as general accounts,and
supervision.These are the fixed costs the contractor identifies to oversee and
administer the contract.When a project extends beyond the target completion date,
these costs continue to be incurred by the contractor.
Staff have been notified that the contractor will be submitting a claim for these costs.
There is no direct provision for accounting of these costs other than the change order
process.
Contractors typically make efforts to recover costs due to project delays.Various
methods are used from either additional costs identified on individual change orders that
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Tuesday,January 13,2015 Item 6 Page -12
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January 13,2015 -13 -Report No.IES15-001
have a time delay to a global delay claim submitted at the completion of a project.Each
approach has its advantages and disadvantages.The Town as the owner along with the
architect have the objective of minimizing these costs by monitoring the cause of delays
and deducting those delay claims caused by the contractor as a result of contractor’s
actions and decisions in their control and execution of the contract.Staff have been
monitoring potential delays and construction progress and are of the opinion that many
of the delays accrued to date are due to lack of contractor forces being on site on a
regular basis as well as poor scheduling and project coordination.
It is unknown at this time what the claim may be,so an estimate has been included in
the contingency based on known conditions and current delays.The extent of the use of
this amount will be determined based on detailed review of any pending claims.
Architectural Fees
Architectural fees are established at the initial design stages of a project based on either
negotiated fixed fee or percent of construction value.In the case of this contract,the
Architectural fees structure is based on 7 percent of the construction budget.
In addition to the base budget,there is also an allowance for percentage fees of
additional work.These fees cover costs related to the design and administrative efforts
required to document site related changes to the project during the construction.An
allowance has been incorporated in the revised budget.Use of this allowance will be
based on fair assessment of the change orders and payment to those change orders
that reasonably could not have been foreseen.
This is an accepted practice and provides for fair treatment of all parties when unknown,
unexpected,additional,or modified work is identified during the construction process.
Contract Payments
Item Transaction Balance Remaining
Approved Contract Value 6,039,000
Payment Certificate #1 (Jan 6,2014)-169,164 5,869,836
Payment Certificate #2 (Jan 17,2014)-117,610 5,752,226
Payment Certificate #3 (Feb 25,2014)-183,657 5,568,569
Elevator Payment (Feb 28,2014)-166,110 5,402,459
Payment Certificate #4 (Mar 17,2014)-131,540 5,270,919
Payment Certificate #5 (April 25,2014)-404,734 4,866,185
Approved Change order group 1 (May 1,2014)66,855 4,933,040
Payment Certificate #6 (May 14,2014)-553,964 4,379,076
Approved Change order group 2 (May 27,2014)132,254 4,511,330
Payment Certificate #7 (June 12,2014)-494,111 4,017,219
Approved Change order group 3 (Jun,2014)40,594.02 4,057,813
Payment Certificate #8 (July 28,2014)-771,129 3,286,684
Payment Certificate #9 (August 22,2014)-498,237 2,788,447
Approved Change order group 4 (July/Aug),2014)100,450 2,888,897
Payment Certificate #10 (September 10,2014)-649,285 2,239,612
Payment Certificate #11 (October 27,2014)-770,868 1,468,744
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 6 Page -13
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January 13,2015 -14 -Report No.IES15-001
Payment Certificate #12 (November 17,2014)-754,649 714,095
Approved Change Order group 5 (Sept/Oct)257,068 971,163
Payment Certificate #13 (December 19,2014)-495,894 475,269
Change Order group 6 (Nov/Dec)65,733 541,002
Joint Operations Centre:Funding approvals and commitments for the Joint
Operations Centre are summarized in the following table as based on Council
recommendations from the August 12,2014 Meeting.
Approved Funding and Contract Commitments
Construction and Related Costs:
Buttcon Limited Contract Award (excluding optional items)17,004,000
Non-refundable taxes (1.76%)299,270
Fees for One Space Architects Unlimited 954,084
FF&E and Internal IT costs 125,000
Third party testing services (soils,concrete,building envelop)150,000
Subtotal 18,532,354
Contingency Allowance (10%)1,853,235
Project Construction Budget 20,385,589
Contract Change Log
Modifications to address soft and saturated subgrade conditions 580,132
Allowance for testing &inspection services by Soil Eng.*73,500
Change Order Group 1 added to contract value 653,632
Total Change Order value to date 653,632
*This is not additional to the contract but has been transferred from the inspection budget to the Contractor to expedite
inspection coordination.
Contract Payments
Item Transaction Balance Remaining
Approved Contract Value 17,004,000
Payment Certificate #1 (September 18,2014)-239,284 16,764,716
Payment Certificate #2 (October 17,2014)-562,138 16,202,578
Payment Certificate #3 (November 21,2014)-1,104,499 15,098,079
Payment Certificate #4 (December 16,2014)-1,315,337 13,782,742
Approve Change order group 1 (Sept/Oct)653,632 14,436,374
CONCLUSIONS
This report is provided to Council as an ongoing communication on the progress of the
following two facilities projects;1)Addition of the youth centre to the AFLC,2)New joint
operations centre.
Additional costs realized on the AFLC project are documented in this report and result in
the requirement for additional funding with a request to increase the current budget by
$593,113 to a revised budget of $7,592,462.This increase is fully funded from non-tax
sources.
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Tuesday,January 13,2015 Item 6 Page -14
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GENERAL COMMITTEE REPORT No.IES15-002
SUBJECT:Early Approval of Capital Reconstruction Projects
FROM:Ilmar Simanovskis,Director of Infrastructure and Environmental
Services
Dan Elliott,Director,Corporate &Financial Services –Treasurer
DATE:January 13,2015
RECOMMENDATIONS
THAT Report No.IES15 -002 be received;and
THAT Council grant early approval for the following 2015 capital reconstruction
projects in advance of budget approval:
Capital Project 31096,Reconstruction of Bluegrass Drive,Steeplechase
Avenue,Woodsend Crescent and Skyview Lane ($1,800,000);
Capital Project 31101,Reconstruction of Vandorf Sideroad ($1,200,000 –2015
budget request);
Capital Project 31112,Reconstruction of Industrial Parkway South from
Wellington Street to Industry Street and Industry Street from Industrial
Parkway South to Mary Street ($1,995,000);
Capital Project 42053,Rehabilitation of Culvert on Yonge Street,
approximately 220m north of Kennedy Street,($445,000 );and
Capital Project 31103,Reconstruction of Centre Street,Phase 1 –from Spruce
Street to Walton Drive ($802,000).
PURPOSE OF THE REPORT
To seek Council authorization to proceed with the tendering of the contracts for the
reconstruction of the projects identified within this report in the timeframes being proposed.
BACKGROUND
Infrastructure and Environmental Services has a number of construction projects proposed
as part of the draft 2015 Capital Budget.These projects are in the current 10 year capital
plan and are sufficiently funded based on the reserve contributions and cash flow forecast
within the plan.
TOWN OF AURORA
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 7 Page -1
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January 13,2015 -2 -Report No.IES15-002
It would be financially beneficial for the Town to tender these projects as early as possible
to take advantage of the pre-season construction period when there are less road
reconstruction projects being tendered.
COMMENTS
The design for the capital reconstruction projects is mostly complete and tendering can
proceed immediately after Council approval.The benefit of starting the tendering process
early is the increased potential for more competitive bids as contractors secure their
projects and the ability for an early start once the construction season begins.
Table “A”shows the proposed contract tendering schedule.IES staff has found that
tendering one project at a time over different due dates allows bidders the opportunity to
aggressively price each project and eliminates the possibility of forcing bidders to choose
between multiple contracts.
Table A
Capital
Project
Number
Description Proposed
Tender
Date
Proposed
Construction
Date
31096 The reconstruction of Bluegrass
Drive,Steeplechase Avenue,
Woodsend Crescent and Skyview
Lane
Mar.5/15 June 1 /15
31101 Reconstruction of Vandorf Sideroad
(sections)
Mar.19/15 June 15/15
31112 The reconstruction of Industrial
Parkway South (sections)and
Industry Street
Mar.26/15 June 8/15
31103 The reconstruction of Centre Street,
Phase 1 –Spruce Street to Walton
Drive
Mar.5/15 June 15/15
42053 The rehabilitation of culvert on Yonge
Street,north of Kennedy Street
Mar.12/15 June 30/15
ALTERNATIVE(S)TO THE RECOMMENDATIONS
1.Council may elect to not proceed with the early approval for the recommended projects.
2.Council may elect to proceed with the early approval for some of the recommended
projects.
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Tuesday,January 13,2015 Item 7 Page -2
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General Committee Meeting Agenda
Tuesday,January 13,2015 Item 7 Page -3
-46 -
s
Beaco
Ivy Jay Cres
Eakins Dr
Tonner Cres
Tonner Cres
McLarty Gt
Gundy Way
River Ridge Blvd
Borealis Ave
Stone Rd
Mark St
Alder
Gr
Monkman
Crt
Magna Dr
Offord Cres
Oak
Crt
Mark St
Scanlon
Crt
Mary St
Cousins Dr E
Irwin Ave
Mosley St
Kennedy St E
Church
St
Cousins Dr
Kennedy
St E
Connaught Ave
Harrison Ave
Metcalfe St
Crt
Reuben St
ennedy St W
Tyler St
Britton
Tr
Ransom
St
Furbacher
Ln
Dunning Ave
Edward St
Casey
Crt
Gilbert Dr
Old Bloomington Rd
Royal Rd
Skyview Ln
Touch Gold Ln
Wyatt Ln
Carisbrooke
Cir
Longthorpe
Crt
Kane Cres
Pattemore
Gt
Kane Cres
Nicklaus Dr
Steel Dr
Halldorson Ave
Ames Cres
Ames Cres
Zokol Dr
Martell Gt
Barr Cres
Zokol Dr
Murray Dr
Cir
Industrial Pkwy S
Centre St Centre St
Batson Dr
Bovair
Tr
TOWN OF RICHMOND HILL
WELLINGTON STREET EAST
WELLINGTON STREET EAST
VANDORF SIDEROADVANDORFSIDEROAD
Capital Project 31112
Capital Project 42053
Capital Project 31101
Capital Project 31096
Capital Project 31103
KEY PLAN SHOWING LOCATIONS OF
2015 CAPITAL RECONSTRUCTION PROJECTS
Map created by the Town of Aurora Infrastructure &Environmental Services Department,December 23rd,2014.Base data provided by York Region and Aurora -GIS.
0 0.25 0.5
Kilometres
INFRASTRUCTURE AND ENVIRONMENTAL SERVICES IES15-002
APPENDIX "A"
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 7 Page -4
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Town of Aurora
Capital Projects
Project
Department
Version Year
31096 Reconstruction -Bluegrass Drive,Steeplechase Avenue,Woodsend Crescent &Skyview
Infrastructure &Environmental Services
Draft 1 2014
Description
PURPOSE:
To provide funding for the reconstruction of Bluegrass Drive,Steeplechase Avenue,Woodsend Crescent and Skyview Lane.This
project includes road and storm sewer improvements for these three municipal roads.
LINK TO STRATEGIC PLAN:Supporting an exceptional quality of life for all,Objective 2:Invest in sustainable infrastructure -
maintain and expand infrastructure
PERFORMANCE/ACTIVITY IMPACTS:
-The reconstruction of these infrastructure will lessen required maintenance costs.
Class "D"Estimate
EXPLANATION/HIGHLIGHTS
On the 0 -100 PCI (Pavement Condition Index)rating scale,a rating of less than 25 for residential roads results in the street in
question being classified as being in the "Failed"category.The PCI of the above-mentioned streets is as follows:Bluegrass Drive =
5,Skyview Lane =10,Steeplechase Avenue =10,Woodsend Crescent =20.
Planned work includes:
-3.0 km of road rehabilitation -hot mix technology
-ditch and drainage improvements involves culvert maintenance and re-grading of ditches if required;no urbanization
-the road configuration for Steeplechase will be the same as for Elderberry Trail and Hunters Glen Road as approved by Council
through report IES14-013.There was extensive consultation with the residents on Hunters Glen,Fox Point and with RAYS-Aurora,the
neighborhood ratepayers association.As a result Council recommended at its Council Meeting of Tuesday March 18,2014,"the
reconstruction of Hunters Glen,Elderberry Trail and Steeplechase Avenue as a 7.2m paved road,including a 1.2m of this width
reserved for pedestrian use,and with the road edge on the non-pedestrian side protected from erosion and settlement with a
300mm wide asphalt treated shoulder."A Public Information Centre will be scheduled to present the drawings with the Council
approved configuration to the residents living in Steeplechase/Bluegrass/Woodsend area before the design is finalized.
-The design will be completed in 2014 and construction will follow in 2015.
This project was included in the previous 10 Year Capital Plan (2013).
Budget
Future201920172016201520142018Total
Expenditures
Estimated Expenditures
SALARIES -F/T 14,90014,900
CONSULTING 122,800122,800
CONTRACTS 1,800,0001,800,000
1,937,700 137,700 1,800,000
1,937,700 137,700 1,800,000Expenditures Total
Funding
Infrastructure Sustainability Reserves
RDS/SDWLKS/ST LGTS R&R 14,900 1,650,0001,664,900
Storm Sewers Contribution 150,000150,000
FED GAS TAX CONT'N 122,800122,800
1,937,700 137,700 1,800,000
1,937,700 137,700 1,800,000Funding Total
Total Over (Under)Funded
Appendix "B"
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 7 Page -5
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Town of Aurora
Capital Projects
Project
Department
Version Year
31096 Reconstruction -Bluegrass Drive,Steeplechase Avenue,Woodsend Crescent &Skyview
Infrastructure &Environmental Services
Draft 1 2014
Gallery
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 7 Page -6
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Town of Aurora
Capital Projects
Project
Department
Version Year
31101 Reconstruction -Vandorf Sdrd (Sections)
Infrastructure &Environmental Services
Draft 1 2015
Description
PURPOSE:
To provide funding for road improvements for Vandorf Sideroad from 296m east of Bayview Avenue to Leslie Street.The design of
the project has started in 2012 and the reconstruction is scheduled for 2015.The road reconstruction has been postponed from
2013 to 2015 to finalize the design -vertical realignment of the road and a consistent road cross-section width.
LINK TO STRATEGIC PLAN
Supporting an exceptional quality of life for all -Objective 2:Invest in sustainable infrastructure -Maintain and expand
infrastructure to support forecasted population growth through technology,waste management,roads,emergency services and
accessibility.
PERFORMANCE/ACTIVITY IMPACTS:
The reconstruction of this infrastructure should lessen maintenance costs.
This project is in the 10-year capital plan.Additional funding requested for 2015 has increased compared to the 10-year plan by
1,200,000 for the following reasons:provide enough funds for utilities relocation (hydro one poles),build the road and the retaining
wall at the creek.The new request is based on the detailed design cost estimate of $3,341,100.
Utility relocation =$105,000;retaining wall at the creek =$510,550;increased budget for road reconstruction based on detailed
design =$584,450 Total =$1,200,000
EXPLANATION/HIGHLIGHTS
On the 0 -100 PCI (Pavement Condition Index)rating scale,a rating of less than 40 results in the street in question being classified
as being in the "Failed"category.The PCI of the street section included in this project is 1.
Vandorf Road will be reconstructed from approximately 296m east of Bayview Avenue to Leslie Street's west edge of pavement.The
road will be rebuilt to a rural cross section with the following improvements:
-will support the loading expected for a major industrial collector
-will have the same pavement width and a minimum 1.5m paved shoulders for cyclists and pedestrians use.
-Driver safety will be considerable improved by providing vertical alignment modifications and safety barriers where required.
-1.8km of road reconstruction
-ditch and drainage improvements
-new retaining wall structures at the creek crossing,and
-intersection improvements at Leslie Street (vegetation removal to improve sightlines)
Additional funds required are based on Consultant's cost estimate after the completion of the detailed design and the addition
of the retaining wall at creek crossing.
Class "D"Estimate
Budget
Future202020182017201620152019Total
Expenditures
Estimated Expenditures
CONTRACTS 1,200,0001,200,000
1,200,000 1,200,000
1,200,000 1,200,000Expenditures Total
Funding
Development Charges Reserve Funds
ROADS &RELATED DC CONT'N 708,500708,500
708,500 708,500
Infrastructure Sustainability Reserves
FED GAS TAX CONT'N 491,500491,500
491,500 491,500
1,200,000 1,200,000Funding Total
Total Over (Under)Funded
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 7 Page -7
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Town of Aurora
Capital Projects
Project
Department
Version Year
31101 Reconstruction -Vandorf Sdrd (Sections)
Infrastructure &Environmental Services
Draft 1 2015
Gallery
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 7 Page -8
-51 -
Town of Aurora
Capital Projects
Project
Department
Version Year
31112 Reconstruction -Industrial Parkway South -Wellington Street to Industry Street,Industry
Infrastructure &Environmental Services
Draft 1 2015
Description
PURPOSE:
To reconstruct Industrial Parkway South from Wellington Street to Industry Street and Industry Street from Industrial Parkway South to
Mary Street.This reconstructions will include improvements to roadway,watermain,sanitary and storm sewer infrastructures.
LINK TO STRATEGIC PLAN:Supporting an exceptional quality of life for all,Objective 2:Invest in sustainable infrastructure -
maintain and expand infrastructure
PERFORMANCE/ACTIVITY IMPACTS:
-The reconstruction of this infrastructure should reduce maintenance requirements for the these roadways.
-Construction to accommodate Metrolinx request to create a right-hand turn lane on Industrial Parkway South and avoid gridlock at
that intersection
-Staff will submit a request for funding under Ontario Community Infrastructure Fund (OCIF).OCIF priority will be projects th at focus
on renewal,rehabilitation and replacement.Projects must be completed by December 31,2016.If approved OCIF can provide
funding up to a maximum of 90%of total project cost or $2 million,whichever is the lower amount.Class "D"Estimate
EXPLANATION/HIGHLIGHTS
On the 0 -100 PCI (Pavement Condition Index)scale,a rating of less than 25 for residential streets and 40 for collectors res ults in
the streets in question being in the "Failed category.The PCI of the streets to be reconstructed are as follows:Industrial Parkway
South from Wellington Street to Industry Street =37,Industry Street from Industrial Parkway South to Mary Street =43.Advance for
2014 design and 2015 construction -to address the gridlock at Industrial Parkway South and Wellington Street intersection.
Staff met with Metrolinx to discuss funding possibility,however Metrolinx is not willing to provide funding for the project.
Planned work includes:
-0.4km of road reconstruction;-New sidewalk construction (both sides)on Industrial Parkway and extension of the sidewalk
on the west side to Mary Street
-New sidewalk construction on the west side of Industry St.;-New watermain construction (both streets);
-Sanitary and storm sewer improvements on Industry St.;-Creation of right-hand turn lane on Industrial Parkway South at
Wellington;and
-installation of a traffic light at Mary and Industrial Parkway South;
-$10,000 additional consulting funding is requested for the design of the traffic signal at Mary and Industrial Parkway South
-This project has been initiated in 2014.The construction will take place in 2015.This project was included in previous 10 year
Capital Plan (2013).Funding request has been increased from the 10-year plan with $485,000 due to detail design cost estimate
($200,000),traffic light at Mary and IPS ($210,000)and extension of s/w on the west side of IPS to Mary Street ($75,000).
Budget
Future202020182017201620152019Total
Expenditures
Estimated Expenditures
CONSULTING 10,00010,000
CONTRACTS 1,985,0001,985,000
1,995,000 1,995,000
1,995,000 1,995,000Expenditures Total
Funding
Development Charges Reserve Funds
ROADS &RELATED DC CONT'N 516,096516,096
516,096 516,096
Infrastructure Sustainability Reserves
SANI SEWER R&R RES CONT'N 126,300126,300
RDS/SDWLKS/ST LGTS R&R 735,304735,304
Storm Sewers Contribution 155,000155,000
WATER &SEWER CONTRIBUTION 462,300462,300
1,478,904 1,478,904
1,995,000 1,995,000Funding Total
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 7 Page -9
-52 -
Town of Aurora
Capital Projects
Project
Department
Version Year
31112 Reconstruction -Industrial Parkway South -Wellington Street to Industry Street,Industry
Infrastructure &Environmental Services
Draft 1 2015
Funding
1,995,000 1,995,000Funding Total
Total Over (Under)Funded
Gallery
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 7 Page -10
-53 -
Town of Aurora
Capital Projects
Project
Department
Version Year
42053 Rehabilitation of Culvert on Yonge St.Approximately 220m north of Kennedy St.
Infrastructure &Environmental Services
Draft 1 2015
Description
PURPOSE:
To rehabilitate the culvert on Yonge Street approximately 220m north of Kennedy Street
LINK TO STRATEGIC PLAN:Supporting an exceptional quality of life for all,Objective 2:Invest in sustainable infrastructure
PERFORMANCE/ACTIVITY IMPACTS:
Maintenance of existing infrastructure
Class "D"Estimate
EXPLANATION/HIGHLIGHTS
Planned work includes:
-hiring a structural engineer to perform a structural assessment of the culvert
-performing the repairs in accordance with the Consultant's recommendations
Project was initiated in 2014;funding of $50,000 requested for 2014 was for structural assessment of the culvert.
Repairs/Construction in accordance with the structural assessment recommendation will be performed in 2015.
Construction work includes:
-replacement of ex.corrugated steel pipe portion of the culvert that has failed structurally with a precast concrete box culvert that will
be partially embedded into the streambed with baffles to improve fish habitat and fish passage through the culvert;minor repairs to
small voids and/or spalling concrete within the existing concrete portion of the culvert;replacement of ex.pedestrian handrail on the
east side of Yonge Street;removal of garbage,debris and sediment within and surrounding the culvert;construction of a stoned
lined scour pool at the downstream end of the culvert;and replacement and/or relining of sections of storm sewers and services that
connect to the existing culvert.
This project has been included in the most recent 10-year capital plan.
Budget
Future202020182017201620152019Total
Expenditures
Estimated Expenditures
CONTRACTS 445,000445,000
445,000 445,000
445,000 445,000Expenditures Total
Funding
Infrastructure Sustainability Reserves
Storm Sewers Contribution 445,000445,000
445,000 445,000
445,000 445,000Funding Total
Total Over (Under)Funded
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 7 Page -11
-54 -
Town of Aurora
Capital Projects
Project
Department
Version Year
42053 Rehabilitation of Culvert on Yonge St.Approximately 220m north of Kennedy St.
Infrastructure &Environmental Services
Draft 1 2015
Gallery
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 7 Page -12
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Town of Aurora
Capital Projects
Project
Department
Version Year
31103 Reconstruction -Centre St (Yonge to Walton Dr)
Infrastructure &Environmental Services
Draft 1 2015
Description
PURPOSE:
To reconstruct Centre Street from Yonge to Walton Drive.Reconstruction will include road,water main,sanitary sewer and storm
sewer improvements.
PERFORMANCE/ACTIVITY IMPACTS:
-The reconstruction of this infrastructure should reduce maintenance costs.
Class "D"Estimate
EXPLANATION/HIGHLIGHTS
On the 0 -100 PCI (Pavement Condition Index)rating scale,a rating of less than 25 for the residential streets results in the street in
question being classified as being in the "Failed"category.The PCI of the street section included in this project is 19
Planned work includes:
-0.5km of road reconstruction
-existing sidewalk upgraded to 1.5m width on Centre Street for AODA compliance
-storm sewer and drainage improvements
-This project was initiated in 2012.The design of the road reconstruction was approved in 2012 through Council Report IES12-021.
-2014 funding request is required for the completion of outstanding design work.An RFP had been issued in 2013 and all
proposals came in above budget.All proposals received were between $60,000 and $80,000.
-The reconstruction of the road will take place in 2017 due to the building construction at the north east corner of Centre and Yonge
which will be completed at the end of 2016.Staff will request the delay of the construction of the road until the condominium is
completed to try to avoid any unnecessary pavement damage to a newly reconstructed road.
This project was Included in the most recent 10-year Capital Plan (2013).There is no change in the funding request,the contract
cost has been inflated with 2.5%/year (from 2015 to 2017).
Budget
Future202020182017201620152019Total
Expenditures
Estimated Expenditures
CONTRACTS 1,106,7301,106,730
1,106,730 1,106,730
1,106,730 1,106,730Expenditures Total
Funding
Infrastructure Sustainability Reserves
SANI SEWER R&R RES CONT'N 11,13011,130
RDS/SDWLKS/ST LGTS R&R 525,000525,000
Storm Sewers Contribution 223,000223,000
WATER &SEWER CONTRIBUTION 347,600347,600
1,106,730 1,106,730
1,106,730 1,106,730Funding Total
Total Over (Under)Funded
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 7 Page -13
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Town of Aurora
Capital Projects
Project
Department
Version Year
31103 Reconstruction -Centre St (Yonge to Walton Dr)
Infrastructure &Environmental Services
Draft 1 2015
Gallery
General Committee Meeting Agenda
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TOWN OF AURORA
GENERAL COMMITTEE REPORT No.IES15-003
SUBJECT:School Travel Planning for Regency Acres Public School
FROM:Ilmar Simanovskis,Director of Infrastructure and Environmental
Services
DATE:January 13,2015
RECOMMENDATIONS
THAT Report No.IES15-003 be received;and
THAT three-way stop sign control be installed at the intersection of Willis Drive
and Seaton Drive;and
THAT the necessary by-law be introduced to implement the above
recommendation;and
THAT “No U-TURN”signs be installed for the northbound and southbound
directions of Murray Drive in front of Regency Acres Public School;and
THAT notice of Council’s decision be sent to Regency Acres Public School.
PURPOSE OF THE REPORT
This report has been prepared to seek council approval for implementing the School
Travel Planning program at the Regency Acres Public School located at 123 Murray
Drive in the Town of Aurora.
BACKGROUND
Active and safe routes to school program has helped to encourage physical activity of
youth,enhance environmental sustainability by reducing greenhouse gas emissions and
help alleviate traffic concerns in school areas.
Regency Acres Public School and parents have approached the York Region District
School Board,Healthyork and the Town to implement the school travel planning
initiatives for their school.The Town has implemented this program on a number of
schools and have found outstanding success.
General Committee Meeting Agenda
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January 13,2015 -2 -Report No.IES15-003
On November 20,2014 the Town,Regency Acres Public School,York Region
Community and Health Services and York Region District School Board have met to
conduct a walkabout to determine the need and identify areas of concern to provide safer
routes to school that students can safely use to get and from school.
COMMENTS
Overview of Regency Acres Public School –York Region District School Board
Regency Acres Public School is located at #123 Murray Drive in the Town of Aurora.The
number of students attending the school for the 2014/2015 school year is approximately
350 and it ranges from junior kindergarten to grade 8 students.The number of students
eligible for bussing is approximately 90.Not all students who are eligible for busing will
take the bus.Some have older siblings who are not entitled to bussing and are driven
with the older siblings;others attend after school or have different care arrangements.
The rest of the students are not eligible for bussing and live within walking distance to the
school.The school boundaries extend from Bathurst Street to the west,Yonge Street to
the east,Henderson Drive to the south,and Timberline Trail and Golf Links Drive to the
north.
It should be noted due to the close proximity,that the school travel planning initiatives for
Regency Acres Public School should also provide assistance to students attending St.
Joseph’s Elementary School located at #2 Glass Drive just south of Regency Acres
Public School.Regency Acres Public School catchment area map is attached as
Appendix “A”.
Existing road characteristics of the road network in the vicinity of Regency Acres
Public School
There is a number of local and collector roads identified in the vicinity of the school area;
however for the benefit of this report we will discuss only the following ones:
Murray Drive is an undivided two-lane collector roadway with an urban cross section
(sidewalk and curbs),a pavement width of 9.0 metres,sidewalks on both sides of the
street and a posted speed limit of 40km/h.The school’s main entrance is located on
Murray Drive.
Seaton Drive is a two lane collector road with an urban cross-section,a pavement width
of 8.5 metres,sidewalks on the south/east side and a posted speed limit of 40km/h.
Glass Drive is a local street with an urban cross-section,a pavement width of 8 meters,
sidewalks on both sides and a posted speed limit of 40km/h.
Willis Drive is a two-lane local street with an urban cross-section,a pavement width of
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January 13,2015 -3 -Report No.IES15-003
8.5 meters,a sidewalk on the north side and a posted speed limit 40km/h.All roads
located within the school boundary catchment area are under the jurisdiction of the Town
of Aurora.Appendix “B”shows the area in question.
Regency Acres Public School Walkabout identifies areas of concern that need to
be addressed to provide safer routes to school
The goal is to promote physical activity and a healthy lifestyle and one of the most
important steps in the School Travel Planning process is undertaking a Walkabout
where community safety concerns can be identified.The walkabout has provided a
chance for the school community to give feedback on barriers to walking to school and
has provided a critical opportunity to learn first-hand about the travel issues being faced
by students and their families while walking to school.Direct observation of the
common school routes and key areas of concern to ensure safety will help prepare for
participating in the development of the action plan for implementation.A family survey
could also be undertaken to acquire further community feedback.
On November 20,2014 representatives from The Town of Aurora,York Region District
School Board,Regency Acres Public School (staff and parent volunteers)and York
Region Community and Health Services conducted a walkabout in the school catchment
area identifying routes that students and parents take to school and highlighting areas of
concern that need to be addressed in order to create safer and protected routes to
school.
The following are some of the issues/requests that were identified during the walkabout:
1.Key concern was a safe crossing on Seaton Drive for students coming from
Morning Crescent and Willis Drive area.
2.Add 3-way stop sign at the Seaton Drive and Willis Drive intersection
3.Pathway opening across the school on Murray Drive is well used and students
have to cross the street unsupervised upon exiting/entering this pathway.
4.Add “No U-Turn”sign in front of the school on both sides of Murray Drive
5.Concerns about potential snow banks/visibility at the northwest corner of Willis
Drive and Seaton Drive intersection;high snow banks last year on boulevard
A full detailed walkabout assessment summary sheets are attached as Appendix “C”.
School travel planning policy adopted by Council addresses the safety requests
and traffic issues identified in the Regency Acres Public School walkabout
To achieve the objectives of the program staff recommend that the issues/safety
concerns identified in the walkabout be addressed.
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Tuesday,January 13,2015 Item 8 Page -3
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January 13,2015 -4 -Report No.IES15-003
Existing Town multi-way stop installation policy would not warrant the installation of the
stop signs at the Seaton Drive and Willis Drive intersection due to the low traffic volumes
on the side street (Willis Drive).However,the school travel planning policy justifies the
installation of these signs in order to provide safer and controlled routes to school.
As for the pathway opening a cross the school on Murray Drive,parents and their
children have the option of eliminating the jaywalking by utilizing the stop controlled
intersections with crossing guards on Murray Drive at Willis Drive and Glass Drive,which
is suitably located within walking distance of 90 and 120 meters respectively.
Public input and development of recommendations is integrated into the process
used for the travel planning walkabout
Public participation in the development of recommendations is incorporated in the
process through the use of the walkabout that was conducted.It is through this process
that areas of concern are identified and solutions developed.Recommendations of this
report have also been provided to the School Principal for information and distribution to
any other interested parties.
The Town is promoting the school travel policy in local newspapers to increase
awareness and promote walking to school
The Town in coordination with Healthyork has put a full marketing plan for the school
travel planning initiatives and is running a weekly promotional ad campaign in local
newspapers,this is an excellent opportunity to increase the public’s awareness of the
work that has been accomplished between the Town and different stakeholders in
relation to the school travel planning policy within the Town and York region.In addition,
lawn signs promoting the program are also planned and will be available for residents in
the spring if they wish to put in front of their houses.
LINK TO STRATEGIC PLAN
Strategic Plan Goal of Supporting an Exceptional Quality of Life for All
Objective 1:Improve transportation,mobility and connectivity
Examine traffic patterns and identify potential solutions to improve movement and safety
for motorists and pedestrians/students.
Objective 4:Encouraging an active an healthy lifestyle
Develop programs and policies that nurture and contribute to the development of youth.
Continue to develop awareness programs that promote the benefits of recreation in
supporting a healthy lifestyle.
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General Committee Meeting Agenda
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Appendix“A”RegencyAcresPublicSchool–BoundaryMapNGeneral Committee Meeting Agenda
Tuesday,January 13,2015 Item 8 Page -6
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Appendix“B”NRegencyAcresPublicSchool–KeyMapShowingAreainQuestionExistingthree-waystopcontrolledintersectionswithcrossingguardsGeneral Committee Meeting Agenda
Tuesday,January 13,2015 Item 8 Page -7
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1
Walkabout Assessment:
School Profile:
Name:Regency Acres Public School Date:November 20,2014
Address:123 Murray Drive,Aurora,ON Website:www.regencyacres.ps.yrdsb.ca
Contact Information:Principal –Caterina Martino-Porretta 905-727-9811
Number of Students:Approximately 350
Grades:JK -8
Bell Times:Entry:0825 Dismissal:1455
Bussing Information:2 standard buses plus 1 micro bus to support special education transportation
Land Use Mix:Primarily single unit family homes,adjacent to Catholic Elementary School and
retirement centre
Onsite School Programs:-Before and after school child care
-ECO school
Walkabout:
School Main Entrances
Teacher parking area/Visitor parking area
Potential for vehicle and pedestrian conflicts
-well marked designated teacher parking areas,bus drop
off area on the south side of school/separate visitor
parking area at the north side of the school
-no physical separation between sidewalk area and wide,
paved boulevard immediately in front of school (area
used as a drop off and pick up zone at peak times –
informal kiss ‘n ride)
Size and design of parking lot -ample parking in both areas however less parking spots
in the winter as snow that is removed is piled up on the
ends,causing some spots to disappear
Traffic flow clearly signed -clear signage to indicate one way routes,fire route,‘no
parking’areas
Pavement markings on the parking lot -pavement snow covered;unable to see markings
Parking and driving behaviour of driving
parents/students
-noted a parent making a u-turn in front of school
-congestion during peak drop off times along wide,paved
boulevard immediately in front of school (area used as a
drop off;is not a designated parking area)
Appendix "C"
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Tuesday,January 13,2015 Item 8 Page -8
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2
Walking paths to school
Where are the access points for students
-multiple access points:sidewalk connections as well as
park pathways leading to rear of school
-school maintains pathways on the school property
-note pathways from the park at the rear of the school are
not maintained during winter months as this is town
property
Potential conflicts with vehicles
Lighting along pathways -not noted
Maintenance of walkways -park pathways not maintained during winter months
Alternate school grounds access -access points at rear of school well utilized by students
Routes i.e.:from back fields,from adjacent
parks,etc.
-as noted above
Bike Facilities
Bike racks:secure?Safe?
-bike racks on located on both sides of the school
-noted 3 large bike racks on the south side of the school
adjacent to the school office
-2 large bike racks on the north side
Sheltered?-no
Bike paths or lanes -n/a
Best cycle routes identified -n/a
Potential conflicts with vehicles -bike racks accessible from front school walkway area
Bus Information
Location of school loading zone
-school bus parking signage noted in south lot/teacher
parking lot within the one way driveway loop
Where do students wait for the buses -students wait for buses in the bus drop off area on the
south side of the school by the bike racks
Supervision
#of buses -2 standard buses,+1 micro bus for special education
transportation
Special needs transportation -the micro bus provides transportation
Special ramps entrances for special needs
children
Location of garbage dumpsters and other
maintenance equipment
-located towards the rear of the school at the end of the
staff parking lot
Emergency vehicle access -fire routes along south side of school building and north
side of building
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3
Area surrounding School
Volume and speed of surrounding streets
-40 km per hour
-Town of Aurora has utilized speed boards to increase
awareness regarding speed of drivers in the area
-volume of traffic of primary concern during peak school
drop off/pick up times
Are there sidewalks -sidewalks on both sides of Murray Dr.and Glass Dr.
-sidewalk on one side on other streets in the school area
How far do the sidewalks extend around the
schools and into the surrounding community
-well-connected sidewalks throughout the school
community
Pedestrian crossing devices present and
used
-not in immediate area;present along Yonge St.
#/position of bus patrollers
#/position of adult crossing guards -2 crossing guards (N and S of the school on Murray Dr)
Sight distances from school crossings to
road curves,blind corners or school and
transit bus zones
-visibility maintained in front of school
-regular placement of stop signs exists
-several curves along Seaton Dr./discussed potential stop
sign at Willis Dr.and Seaton Dr.for safer crossing
Timing of traffic lights -n/a in immediate area
Street signs –school zone
-Reduce speed
-Other
-school zone/school crossing signs noted
-“No Stopping”signage along the east side of Murray Dr.
-“No parking between 8-430”along Glass Drive (in front
of St.Joseph CES)/”No parking”signs along Seaton Dr.
Non traffic related items to consider
Types of buildings surrounding the school
-primarily single dwelling homes,Catholic Elementary
School located adjacent to Regency Acres PS,retirement
centre next door,access to Yonge St.amenities <1km
away
Location of other public spaces near the
school such as parks,community centres etc.
-park and trail spaces behind school,various community
amenities noted in the area
#of shade trees on street -numerous shade trees within the school community
Physical state of sidewalks/Size of Sidewalks -no concerns noted
Issues -key concern was a safe crossing on Seaton Dr.for
students coming from Morning Cres.&Willis Dr.area
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4
Other Comments -as per identified need during walkabout,Jamal will
proceed with Stop sign request at Willis Dr.&Seaton Dr.
-pathway opening across the school on Murray Dr.is
well used and students have to cross the street
unsupervised upon exiting/entering this pathway.
Suggestion:Jamal to explore adding some flashing
school zone signage to help bring awareness to this area
for motorists
-the Town will install no “U TURN”signs on both sides of
Murray Dr.in front of the school
-Sonia will send the Heading to School?pedestrian safety
brochure electronically to Principal Mrs.Martino-
Porretta and school will consider engaging community
liaison YRP officer to support pedestrian safety
messaging in future
-support available from Public Health Nurse
-follow up STP meeting in consultation with Principal
-noted a parent was concerned about potential snow
banks/visibility at (NW corner)Willis Dr.&Seaton Dr.;
high snow banks last year on boulevard
-paved boulevard (informal kiss ‘n ride)area that runs
alongside Murray Dr.immediately in front of the school
is directly adjacent to sidewalk and the paved area does
not contain any curbs to separate ‘parking’area from
sidewalk area.Suggestion:Consider adding
curbs/physical buffer to separate paved roadside
boulevard from sidewalk –Sonia to follow up with YRDSB
-more people drive in the winter months causing more
congestion in parking/school area
-consider a no “U TURN”sign at the end of the kiss ‘n
ride area
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Appendix“D”Installthree-waystopsignsRegencyAcresPublicSchool–ReportRecommendationsInstallno“UTURN”signsNGeneral Committee Meeting Agenda
Tuesday,January 13,2015 Item 8 Page -12
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GENERAL COMMITTEE REPORT No.IES15-004
SUBJECT:York Public Buyers Cooperative Fuel Supply Tender Award
FROM:Ilmar Simanovskis,Director of Infrastructure &Environmental Services
DATE:January 13,2015
RECOMMENDATIONS
THAT York Purchasing Co-op Fuel Supply Tender No,CRFT 2014-07,as issued by
the Regional Municipality of York for the Supply and Delivery of Gasoline and Diesel
Fuels to the Municipalities,be awarded to Valero Energy Incorporated for a five (5)
year term for the supply and delivery of Ethanol (10%)Blended Gasoline;and
THAT York Purchasing Co-op Fuel Supply Tender No,CRFT 2014-07,as issued by
the Regional Municipality of York for the Supply and Delivery of Gasoline and Diesel
Fuels to the Municipalities,be awarded to Canada Clean Fuels Incorporated for a five
(5)year term for the supply and delivery of #1 Diesel Ultra Low Sulphur and B10
Diesel Fuel;and
THAT the Town issue the purchase order for Valero Energy Incorporated,for costs
not to exceed $100,000,excluding taxes for 2015;and
THAT the Town issue the purchase order for Canada Clean Fuels Incorporated,for
costs not to exceed $140,000,excluding taxes for 2015;and
THAT the Director of Infrastructure and Environmental Services be authorized to
approve Purchase Orders for the years 2016,2017,2018 and 2019 to an upset limit of
the approved budget for each year.
PURPOSE OF THE REPORT
To report to Council on the purchase of goods and services in accordance with the Town’s
Purchasing By-law.
BACKGROUND
The supply of fuel for the York Region area municipalities is facilitated through the York
Purchasing Co-op.The co-op tenders the supply of commonly required services and
commodities for the benefit of the participating members.The Town of Aurora is a
participating member and uses the results of various tenders to procure necessary
materials and services.
TOWN OF AURORA
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January 13,2015 -2 -Report No.IES15-004
This report outlines the results of a recent tender for the supply of various fuel products
typically used by the municipality.The Town of Aurora’s requirements are for the
uninterrupted provision of Ethanol (10%)Blended Gasoline,No.1 Ultra Low Sulphur Diesel
fuel and B10 Diesel Fuel to be delivered to the Works Yard at 9 Scanlon Court.
COMMENTS
The Regional Municipality of York on behalf of the Co-op issued Bid Number CRFT 2014-
07 for Supply &Delivery of Gasoline and Diesel Fuels and closed the bid on November 18,
2014.
The contract period is from January 1,2015 to December 31,2019.
Fuel Price Evaluation
Fuel pricing is based on a daily wholesale rack price which is determined by various
industry agencies.As this commodity experiences regular price fluctuations,the fuel
purchase contract is based on the referenced daily wholesale rack price at time of
purchase.To allow for a fair tender evaluation process,the form of tender identified a fixed
wholesale rack rate.The bidders have based their pricing submissions on this fixed rack
price and have added their fixed mark-up costs and taxes to develop the total cost per litre
to the municipalities.Table No.1 summarizes the two lowest bids based on the total
quantity of fuel that is estimated to be used throughout the three year term of the contract.
Table 1,Tender Summary
Fixed
Wholesale
Rate
($/litre)
Bidder’s
Adjusted
Rate
($/litre)
5 year
volume
(L)
Contract Value for
Evaluation
Purposes Only
Valero Energy Inc.
Ethanol (10%)
Blended Gasoline
$0.7290 $0.7198 500,000 $359,900.00
#1 Diesel Ultra
Low Sulphur
$0.8140 $0.7984 600,000 $479,040.00
B10 Diesel Fuel $0.7290 19,000 -
Total (5-Year)$359,900.00
Ultramar Ltd.
Ethanol (10%)
Blended Gasoline
$0.7290 $0.7290 500,000 $364,500.00
#1 Diesel Ultra
Low Sulphur
$0.8140 $0.7980 600,000 $478,800.00
B10 Diesel Fuel $0.7290 $0.7390 19,000 $14,041.00
Total (5-Year)$512,554.18
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TOWN OF AURORA
GENERAL COMMITTEE REPORT No.IES15-005
SUBJECT:Aurora Family Leisure Complex Arena Mould Investigation
FROM:Ilmar Simanovskis,Director of Infrastructure and Environmental
Services
DATE:January 13,2015
RECOMMENDATIONS
THAT Report No.IES15-005 be received;and
THAT a budget of $136,580 be approved for capital expenditures related to the
initial investigation and immediate remediation of portions of the warm seating
area within the viewing deck of the ice rink;and
THAT this budget be funded from the facilities repair and replacement reserve;and
THAT cleaning of mould and removal of materials in the viewing areas on the
south portion of the ice rink be awarded to A&O Contracting Inc.in the amount of
$51,719.86 excluding taxes.
PURPOSE OF THE REPORT
This report has been prepared to update Council on conditions found in the AFLC arena
area related to mould growth and actions taken to date in response to these findings.
BACKGROUND
The AFLC building renovations started in October 2013 which included the construction
of a new building addition and interior modifications primarily on the warm side of the
building.Only two areas of the building remained open during the renovations being the
squash courts and the arena as these areas were not significantly affected by the
construction activities.
In preparation for the Sneak Peek opening ceremony that occurred October 20,2014,
staff were conducting a fire safety review with the fire department on September 30,
2014.This inspection included both newly renovated areas as well as a cursory review of
existing building life safety and fire protection systems.
During the review of the fires systems in the arena area,is was observed by staff that
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January 13,2015 -2 -Report No.IES15-005
significant moisture was present on the underside of the ceiling structure in the south end
seated viewing area.There was also a visible amount of mould growth on the underside
of these moist areas.
A second inspection was conducted with senior staff on October 6 and a decision was
made to retain a qualified firm to investigate the cause and impact of these findings.
The firm of Pinchin Environmental was retained to do further investigations.A purchase
order in the amount of $50,000 was approved for this investigation on or about October
9,2014.
On October 17,2014,and subsequent dates,the consultant conducted a full inspection
of the environment and structures within the arena area to assess factors such as
humidity,building envelop integrity,and the potential for moisture related damage to the
building.
The consultant submitted their report on November 13 and a follow-up meeting with staff
occurred on November 17 to review the recommendations and determine the appropriate
actions.
This report provides details on the findings of the consultant’s report and recommended
actions.
COMMENTS
Consultant requested to undertake three types of inspections related to initial
findings
The consultant was requested to undertake three separate types of inspections in the
arena area of the AFLC in the following order of priority:
1.Mould growth and remediation
2.Building envelop related to thermal and vapour barrier integrity and adequacy
3.Structural condition of building as a result of operating under high humidity
conditions
This staff report addressing the immediate concerns related to the discovery of mould
growth.Further staff reports will be provided based on the finding of the subsequent two
reports.
Arena spaces continue to be safe for human occupancy during remediation
activities
The results of the laboratory analysis conducted from surface samples confirmed that
mould colonies were present on the tested surfaces.Based on these findings,the
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January 13,2015 -3 -Report No.IES15-005
consultant recommended that the areas should be remediated as soon as possible
following currently accepted procedures.
Air samples were also taken to measure airborne spores.Samples were taken at two
interior locations as well as an outdoor sample to set a baseline for background counts.
In all cases the indoor are quality counts were lower than the outdoor environment
suggesting that there is no immediate concern for use of the building.Although the
species of mould are commonly found in our environment,airborne spores can be an
allergen to sensitive persons or those with asthmatic conditions.
Root cause of mould growth is high humidity with suspected causes related to air
infiltration and effectiveness of dehumidification system
The primary cause of mould growth in the arena areas is due to moisture content greater
than 65%and thermal barrier conditions.At moisture levels above this target,there is a
higher probability of condensation on cold surfaces as well as increased ambient
moisture that supports spore growth.Also,in the area of the public seating section,there
was inadequate insulation between the warm viewing space and the cold rink area
creating a surface for condensation.
Mould was also found in other areas of the building were there were either heat sources
or other suitable conditions for growth.These included concrete walls adjacent to warm
spaces,metal beams and ceiling and pipes,light fixtures and speakers.
Preliminary results of building envelope integrity investigations have identified a number
of issues with vapour barrier performance resulting in high air infiltration rates.This is
turn creates an increased moisture load within the building causing an additional load on
the dehumidification system which may therefore not be able to reduce humidity to the
optimal level.
Remediation recommendations to be phased to address root cause issues prior to
reinstatement of public seating area
The work plan for remediation will be phased to first remove the majority of mould growth
(which is primarily in the ceiling of the seating area on the south end of the rink),and
then to address building envelop and structural issues to ensure the environment is
properly maintained before rebuilding the seating area.
A separate report to Council will be prepared based on the results of the consultants
reports on building envelope and structural assessment.
Another aspect of the operation will be to review the benefit of all year ice maintenance
as high humidity conditions typically occur during the summer months.The findings of
this review will be brought back to Council for consideration in a future report.
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January 13,2015 -4 -Report No.IES15-005
Seating area to be open to public once exiting canopy is removed
The public seating area will be opened to the public once the existing covered canopy is
removed and the area cleaned.This area will however not be heated as it will now be
directly exposed to the cold area of the arena.It will also be necessary to install netting
from the glass boards to the ceiling to prevent pucks from injuring spectators seated in
this area.This netting is identified as a separate item and will be installed once the
remediation work is completed.
The cost to re-instate the warm viewing area will be reported in the 2016 budget once all
remediation costs are finalized.
Removal of seating area canopy and mould remediation tendered in late November
To address the first priority areas of mould growth,it was recommended that the seating
areas on the south side of the rink be remediated and the wood canopy removed until the
other building environmental controls are corrected.
The consultant developed a scope of work for this activity and this was tendered to
qualified contractors.The results of the tender are as follows:
Summary of Tender Submissions
Tenderer Quoted Price
A&O Contracting Inc $51,719.86
Caliber Environmental Construction Services $53,405.00
JMX Environmental Inc $61,100.00
I&I Construction Services Limited $104,848.00
Based on the tender results,it is recommended that A&O Contracting Inc.be retained to
complete the remediation and removals at a cost of $51,719.86 excluding taxes.
LINK TO STRATEGIC PLAN
Strategic Plan Goal of Supporting an Exceptional Quality of Life for All
Objective 2:Invest in sustainable infrastructure
Establish policies and programs that enhance the accessibility and safety of new and
existing facilities and infrastructure.
ALTERNATIVE(S)TO THE RECOMMENDATIONS
As directed by Council.
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January 13,2015 -5 -Report No.IES15-005
FINANCIAL IMPLICATIONS
The following Table summarizes project related costs as known to date based on the
completed investigations and tender results.Additional costs are anticipated to rectify
other expected deficiencies and will be presented to Council once fully assessed and
costs are established.
Table 5 -Budget and Cost Summary
Investigations and Phase 1 remediation:
Pinchin Environmental Consultant 50,000
A&O Contracting Inc (Remediation and removals)51,720
Installation of netting to protect exposed seating area 15,000
Subtotal 116,720
Contingency (15%)17,500
Non-refundable taxes (1.76%)2,360
Project Cost 136,580
There is no approved budget for this work,therefore staff are recommending that a
capital project related to remediation and rectification of building deficiencies on the cold
side of the AFLC be established in the amount of $136,580 to be funded from the
facilities repair and replacement reserve.
CONCLUSIONS
Issues related to mould growth have been identified at the AFLC primarily in the south
seating area of arena.Once discovered on September 30,2014,staff undertook a
number of actions to identify and address the issues causing this situation.
A budget of $136,580 for remediation of issues in the arena area is required to address
immediate costs related to preliminary investigations and phase 1 removal and cleaning
of the warm seating area canopy and adjacent areas at the south end of the ice rink.
Additional costs are anticipated for further repairs and will be reported to Council once
the consultant assessments are completed and a full scope of requirements is
developed.
PREVIOUS REPORTS
None
ATTACHMENTS
None
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TOWN OF AURORA
GENERAL COMMITTEE REPORT No.IES15-006
SUBJECT:Purchase Order Increase for Supply &Delivery of Fuel
FROM:Ilmar Simanovskis,Director of Infrastructure &Environmental
Services
DATE:January 13,2015
RECOMMENDATIONS
THAT Report No.IES15-006 be received;and
THAT purchase order 103 (Valero Energy Inc.)be increased by $34,000 to an
upset limit of $260,000,excluding taxes.
PURPOSE OF THE REPORT
The purpose of this report is to seek Council approval to increase the above purchase
order to fund the cost of the supply and delivery of diesel and gasoline fuels for the
balance of 2014.
BACKGROUND
The existing value of the Purchase Order is $226,000.An estimated amount of
$34,000.00 in additional funds are required for the balance of 2014.
COMMENTS
Additional winter maintenance efforts related to the extreme winter weather and the
higher than expected fuel costs throughout most of the year have resulted in a need to
increase the 2014 purchase order.
LINK TO STRATEGIC PLAN
This project supports the Strategic Plan Goal of Supporting an Exceptional Quality
of Life for All by investing in sustainable infrastructure.This project ensures the water
and sewer service are provided to meet the needs and expectations of our community.
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GENERAL COMMITTEE REPORT No.LLS15-001
SUBJECT:Legal &Legislative Services –Organizational Update
FROM:Warren Mar,Director of Legal &Legislative Services/Town Solicitor
DATE:January 13,2015
RECOMMENDATIONS
THAT Report No.LLS15-001 be received for information.
PURPOSE OF REPORT
The purpose of this report is to update Council with information regarding the budgetary
savings with the creation of the Legal &Legislative Services department,and the work
responsibilities within the department.
BACKGROUND
On April 8,2014,Council adopted the following amended resolution:
WHEREAS in December,a policy decision was made by Council to eliminate the
position of Director of Customer and Legislative Services;and
WHEREAS responsibility for the workload associated with the eliminated position
was transferred to the Director of Legal Services;and
WHEREAS the reason given for elimination of the director's position was to
accomplish savings and reduce the tax burden.
NOW THEREFORE BE IT HEREBY RESOLVED THAT staff be directed to report on
the precise details of how savings will be achieved while the work load continues to
be accomplished.
This report is presented in satisfaction of the Council resolution.
COMMENTS
Merging the operations of the previous Customer &Legislative Services (“CLS”)and
TOWN OF AURORA
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Legal Services departments into the new Legal &Legislative Services (“LLS”)
department has resulted in the organization of the new department as shown in
Appendix 1.
Prior to amalgamation,CLS addressed the following functions:
Council secretariat;
Management of the Town’s insurance policy and claims process;
Records management;
Accessibility services;
Purchasing services;
Freedom of information requests;
Marriage licenses and vital statistics;
Municipal elections;and
Town Clerk services
Accessibility services and marriage licenses/vital statistics responsibilities were
transitioned to Access Aurora,since those responsibilities are customer service oriented
and fit within the mandate for that team.In addition,with licensing/vital statistics now
residing in Access Aurora,there are multiple Town staff who can assist with the
provision of these services on the main floor of Town Hall,providing better customer
service than the single staff person who previously assisted residents on second floor.
Prior to amalgamation,Legal Services provided a comprehensive suite of legal services
to Council and the Town,including:real estate,land development,administrative law,
municipal law,risk management,contract review,by-law preparation/review,litigation,
legal opinions,and management of external legal counsel where required.The only
change to this workload is that Legal Services now handles the Town’s insurance
claims process,with the Town Clerk providing oversight with the advice of the Town
Solicitor.
As can be seen in Appendix 1,LLS operations have been divided into three (3)teams:
Procurement Services:
o overseeing and coordinating procurement activities of the Town for
internal client departments
Legislative Services:
o preparation of Council and committee agenda materials and minutes,
including Council secretariat functions;
o providing Council and residents with information regarding the
deliberations of Council,General Committee,and advisory committees;
o insurance policy renewal for the Town and oversight of risk management
policies (with assistance from Legal Services);
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o coordinating the Town’s municipal elections services;and
o records management and freedom of information requests
Legal Services:
o providing legal advice,services,and assistance to Council and internal
Town clients,as noted above;and
o handling the Town’s insurance claims process and assisting with the
Town’s risk management policies
LINK TO STRATEGIC PLAN
The creation of LLS leverages the knowledge in two previously closely aligned
departments to better serve internal Town clients and provide better services to the
Town as it continues to grow.In doing so,it supports the Strategic Plan goal for
investing in sustainable infrastructure by promoting the adaptability and flexibility
of services to respond to demographic shifts.
FINANCIAL IMPLICATIONS
According to the final 2014 budget documents for LLS,as shown on Appendix 2,the
merger of CLS and Legal Services created an immediate savings of $100,000.This
savings was reflected in the 2014 budget for LLS,as shown on page 2 of Appendix 2.
ALTERNATIVE(S)TO THE RECOMMENDATIONS
None.
CONCLUSIONS
The workload of the merged CLS and Legal Services continues to successfully be
accomplished in the new LLS department and through Access Aurora.This provided
$100,000 in operational budget savings for 2014 and has improved customer service by
expanding the role of services offered through Access Aurora by customer service
representatives on the first floor of Town Hall.
ATTACHMENTS
Appendix 1:Legal &Legislative Services Organizational Chart
Appendix 2:2014 Final Budget –Legal &Legislative Services
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APPENDIX 1
Legal &Legislative Services Organizational Chart
(Effective January 1,2015)
DIRECTOR OF LEGAL &LEGISLATIVE
SERVICES/TOWN SOLICITOR
Warren Mar
PROCUREMENT SERVICES
Procurement Manager
Anna Ruberto
Procurement Consultant
Vacant
Procurement Advisor
Nikki Lea
LEGAL SERVICES
Associate Solicitor
Slawomir Szlapczynski
Law Clerk
Janet Van Scheyndel
Law Clerk
Sarah Gill
Law Clerk
Nicole Trudeau
LEGISLATIVE SERVICES
Town Clerk
Stephen Huycke
Program Manager –Records
Management
Kelly Vandette
Records Management Clerk
Bonita Boston
Council/Committee
Coordinator &Deputy Clerk
Patty Thoma
Council/Committee
Secretary
Linda Bottos
Council/Committee
Secretary
Samantha Kong
Departmental Assistant
Polina Bulshtein
TOTAL:14 FTEs +1 Contract
+1 PT Council/Committee Secretary (as needed)
+2 Summer Students
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APPENDIX 2
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TOWN OF AURORA
GENERAL COMMITTEE REPORT No.LLS15-002
SUBJECT:Amendment to Subdivision Approval Conditions (Cash-in-Lieu of
Parkland)–Addison Hall Business Park
2351528 Ontario Limited and Aurora-Leslie Developments Limited
15775 &15625 Leslie Street
Part of Lots 23 &24,Concession 3
File:D12-01-14
FROM:Warren Mar,Director of Legal &Legislative Services/Town Solicitor
DATE:January 13,2015
RECOMMENDATIONS
THAT Report No.LLS15-002 be received;and
THAT Condition No.12 of the Draft Plan of Subdivision Conditions of Approval for
File:D12-01-14 be deleted and replaced with the following wording:
“12.The Owner shall covenant and agree in the Subdivision Agreement
to satisfy any cash-in-lieu of parkland requirements to the
satisfaction of the Town Solicitor and the Director of Parks &
Recreation Services in accordance with:(a)the Town’s By-law
Number 4291-01.F,as amended or successor thereto and applicable
policies;OR (b)a combination of a conveyance of lands pursuant to
Condition No.54 and payment of cash-in-lieu of parkland at a rate of
1.513%per lot valued as of the day before the day a building permit
is issued in respect of any development on each lot (notwithstanding
any provisions to the contrary contained in the Town’s By-law
Number 4291-01.F,as amended or successor thereto and applicable
policies).”;and
THAT Condition No.54 of the Draft Plan of Subdivision Conditions of Approval for
File:D12-01-14 be deleted and replaced with the following wording:
“54.The Owner shall covenant and agree in the Subdivision Agreement
to convey certain lands to the Town as open space/trail lands,in
accordance with the required Trail Location Plan,at no charge and
free of all encumbrances,to the satisfaction of the Director of Parks
&Recreation Services and the Town Solicitor.”
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PURPOSE OF THE REPORT
The purpose of this report is to provide an update to Council and put forward
recommendations regarding amendments to the draft plan of subdivision conditions of
approval (the “Conditions”)that were originally approved by Council on September 23,
2014.
BACKGROUND
The owners,2351528 Ontario Limited and Aurora-Leslie Developments Limited
(collectively,the “Applicants”)submitted subdivision and zoning by-law amendment
applications to develop a business park development over 76.6 hectares of land
municipally known as 15775 and 15625 Leslie Street,Aurora (the “Property”).The
Property is located on the east side of Leslie Street,north of Wellington Street East,and
lies just north of the existing Smart Centres/State Farm development.The proposed
business park includes a range of employment uses including office,warehousing,light
manufacturing and related retail and commercial uses in accordance to the 2C
Secondary Plan (OPA 73).
The proposed draft plan of subdivision application was heard at the Public Planning
Meeting held on June 25,2014.Further to that meeting,Council adopted the following
resolutions on September 23,2014:
“THAT report PL14-054 be received;and
THAT application for Draft Plan of Subdivision D12-01-14 be approved,subject
to the conditions outlined in Schedule ‘A’of this report;
THAT Application to Amend the Zoning By-law File:D14-01-14 be approved,to
rezone the subject lands from “Rural “RU”Zone”to “BP”–Business Park
Exception Zone,“EP”–Environmental Protection and “O”–Major Open Space
Exception Zone;and
THAT by-laws to adopt the implementing zoning be presented at the Council
meeting for enactment;and
THAT the Urban and Architectural Design Guidelines for the subject lands,
prepared by The Planning Partnership,dated March 2014,be approved;and
THAT the Mayor and Town Clerk be authorized to execute a Subdivision
Agreement,including any and all documents and all of the Agreements
referenced in the Conditions of Approval,including any ancillary agreements
required to give effect to same.”
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Subsequently,Council adopted the required amendment to the Zoning By-Law for the
Property on November 25,2014,as By-law Number 5673-14.No appeals have been
filed against the subdivision approval or the Zoning By-law amendments.
COMMENTS
Open spaces,parks,and trails within the subdivision were addressed on Page 10 of
Report No.PL14-054,which stated as follows (with certain excerpts underlined):
“Although the Owner is not proposing any parkland within the draft plan of
subdivision,the Owner will be provide a trail through the draft plan of subdivision.
As such,pending on the actual size of the proposed trail,the Owner may be
required to pay cash-in lieu of parkland pursuant to the requirements of the
Planning Act.
The proposed plan of subdivision includes environmental protection and open
space blocks.Of the 76 total hectare property,approximately 9 hectares are
proposed as open space and environmental protection lands.
The Trails Network of the 2C Secondary Plan state that the actual layout and
locations for the trails component are to be confirmed through the subdivision
approval stage.The trail network within the development has been designed
generally consistent with the requirements of the Aurora Trails Master Plan,
consisting of on and off road trails located to ensure maximum visibility,clearly
visible from the front of buildings,removed from the rear of buildings so as to
ensure the safety of the users through the implementation of Crime Prevention
Through Environmental Design (CPTED)measures.On August 26,2014,Park
and Planning Staff walked the staked areas of the site for the proposed trail with
the applicant.Parks &Recreation Services has reviewed the draft plan of
subdivision and is satisfied with draft plan approval subject to the recommended
conditions of approval listed in Schedule ‘A’.”
As such,it was always contemplated that further refinement of the trail and
environmental protection blocks were required,and the applicable cash-in-lieu of
parkland would have to be determined by staff.This was reflected in the Conditions,
under condition no.54,which states:
“54.The Owner shall covenant and agree in the Subdivision Agreement to
convey trail Blocks 37 &38,as may be revised in accordance with the
Trail Location Plan,to the Town as Open Space lands,at no charge and
free of all encumbrances in satisfaction of the provisions of Section 51 of
the Planning Act and the Town of Aurora By-law 4291-01.F to the
satisfaction of the Director of Parks &Recreation Services.The Owner
further agrees to pay cash in-lieu on any remaining balance pursuant to
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Section 51 of the Planning Act to the satisfaction of the Director of Parks &
Recreation Services.”
After Council’s adoption of the Conditions,staff from Parks &Recreation Services
completed a site walk with representatives of the Applicants.Thereafter,in a meeting
between the Applicants,Parks &Recreation Services staff,and Planning &
Development Services staff in November 2014,the trail/environmental protection blocks
were finalized and the balance of cash-in-lieu of parkland payable to the Town was
confirmed.
The Applicants have agreed to convey an additional 0.548 hectares of land,to form a
new Block 28 that encompasses the entire trail/open space lands in the subdivision,
totalling 4.346 hectares (please see “Figure 3”).Of this additional 0.548 hectares of
land,0.2783 hectares are considered developable,and will be credited to the Applicants
against the cash-in-lieu of parkland normally payable.Accordingly,cash-in-lieu of
parkland will be payable at the rate of 1.513%of the value of each development lot
upon the issuance of a building permit for such lot.
The combination of the land being transferred to the Town and the cash-in-lieu of
parkland received at the time of each building permit issuance is expected to yield the
maximum amount of cash-in-lieu of parkland payable under the Planning Act for
commercial or industrial development (being an amount equal to 2%of the land that
would otherwise be required to be conveyed under the Planning Act).
The recent agreement of the parties,however,is not consistent with the wording in
condition no.54,as the condition contemplates that the remaining cash-in-lieu of
parkland balance be valued as of the day before approval of the draft plan of
subdivision (section 51.1 of the Planning Act),whereas the parties agreed in principle
that the remaining cash-in-lieu of parkland balance be valued as of the day before
building permit issuance (section 42 of the Planning Act).
In addition,condition no.54 contradicts the Town’s Cash-in-Lieu of Parkland By-law
Number 4291-01.F (the “By-law”)and also condition no.12,which states:
“12.The Owner shall covenant and agree in the Subdivision Agreement to
satisfy any cash-in-lieu of parkland requirements to the satisfaction of the
Town Solicitor in accordance with:a)the Town’s By-law Number 4291-
01.F,as amended or successor thereto and applicable policies;and b)
any related Parkland Agreements imposed by the Town.”
This is the standard clause in most draft plan of subdivision conditions of approval for
the Town,as Legal Services is responsible for calculating and determining the amount
of cash-in-lieu of parkland payable,and is charged with interpreting the By-law.Section
3 of the By-law (attached hereto as “Appendix 1”)states that in lieu of the transfer of
parkland,the Town may require that cash be paid to the Town equal to the value of the
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lands otherwise required to be conveyed (in the case of commercial or industrial
development,a value equal to 2%of the land to be developed),with the value to be
determined as of the day before building permit issuance (i.e.,pursuant to s.42 of the
Planning Act).However,condition no.54 states that the value should be determined as
of the day before approval of the draft plan of subdivision (i.e.,pursuant to section 51.1
of the Planning Act).Generally,valuations as of the day before building permit
issuance are higher than the value of land the day before approve of the draft plan,
thereby maximizing the amount of cash-in-lieu of parkland payable.
It is also noted that section 5 of the By-law allows the Town to require a combination of
land or cash-in-lieu at the specified standards and values contained in the By-law.
Accordingly,in order to rectify the issues contained in condition nos.12 and 54,it is
recommended that Council amend both conditions to read as follows:
“12.The Owner shall covenant and agree in the Subdivision Agreement to
satisfy any cash-in-lieu of parkland requirements to the satisfaction of the
Town Solicitor and the Director of Parks &Recreation Services in
accordance with:(a)the Town’s By-law Number 4291-01.F,as amended
or successor thereto and applicable policies;OR (b)a combination of a
conveyance of lands pursuant to Condition No.54 and payment of cash-
in-lieu of parkland at a rate of 1.513%per lot valued as of the day before
the day a building permit is issued in respect of any development on each
lot (notwithstanding any provisions to the contrary contained in the Town’s
By-law Number 4291-01.F,as amended or successor thereto and
applicable policies).”
“54.The Owner shall covenant and agree in the Subdivision Agreement to
convey certain lands to the Town as open space/trail lands,in accordance
with the required Trail Location Plan,at no charge and free of all
encumbrances,to the satisfaction of the Director of Parks &Recreation
Services and the Town Solicitor.”
Adoption of this revised wording will allow staff to incorporate the cash-in-lieu of
parkland agreement with the Applicants in the Subdivision Agreement.
LINK TO STRATEGIC PLAN
The proposed draft plan of subdivision supports the Strategic Plan Goal of Enabling a
Diverse,Creative and Resilient Economy through promoting economic opportunities
that facilitate the growth of Aurora as a desirable place to do business;
The proposed plan of subdivision also supports the Strategic Plan Goal of Supporting
environmental stewardship and sustainability and the objectives of encouraging
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the stewardship of Aurora’s natural resources and promoting and advancing
green initiatives.The goal and these objectives are supported through the plan of
subdivision process by conducting detailed analysis and evaluation of natural features,
as well as identifying means of securing,protecting and enhancing those features both
during the development process and after the site is built.
ALTERNATIVE(S)TO THE RECOMMENDATIONS
1.Direct staff to report back to Council with further revisions to draft plan condition
nos.12 and 54.
FINANCIAL IMPLICATIONS
Cash-in-lieu of parkland will be payable prior to the issuance of a building permit for
each lot as the subdivision is developed,in accordance with the revised draft plan
condition nos.12 and 54.
CONCLUSIONS
After further internal review,and after discussions with the Applicants to confirm the
location of the trail and open space blocks,staff have determined that condition nos.12
and 54 require amendment in order to eliminate conflicts within the Conditions and with
the Town’s Cash-in-Lieu of Parkland By-law.Adoption of the amendments will allow
staff to draft a proper Subdivision Agreement that gives effect to the agreed upon
location of the trail and open space blocks,while maximizing the amount of cash-in-lieu
of parkland that may be collected pursuant to the Planning Act.
PREVIOUS REPORTS
Public Planning Meeting Report No.PL14-046,dated June 25,2014.
General Committee Report No.PL14-054,dated September 16,2014.
ATTACHMENTS
Figure 1 –Proposed Draft Plan of Subdivision (from Report No.PL14-054)
Figure 2 –Greenlands &Trails Schedule ‘B’(OPA 73)
Figure 3 –Proposed Draft Plan of Subdivision –Revised
Appendix 1 –By-law Number 4291-01.F
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APPENDIX 1
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GENERAL COMMITTEE REPORT No.LLS15-007
SUBJECT:2015 Insurance Program Renewal
FROM:Warren Mar,Director of Legal &Legislative Services/Town Solicitor
DATE:January 13,2015
RECOMMENDATIONS
THAT report LLS15-007 be received;and
THAT Council authorize the renewal of the Town’s insurance coverage with BFL
CANADA Risk and Insurance Services Inc.(“BFL”)for 2015 based on the
insurance premium amount of $574,073.00 plus PST,and maintain the existing
$10,000 deductible limits for the insurance policy in 2015;and
THAT the Mayor and Town Clerk be authorized to execute any necessary
agreements or documentation required to give effect to the same;and
THAT staff be directed to issue a Request for Proposals to obtain competitive
insurance rates for 2016,and that staff invite the Town’s N6 municipal partners to
participate in same.
PURPOSE OF THE REPORT
The purpose of this report is to request authorization to renew the Town’s insurance for
2015 and pay the Town’s insurance premiums outside of the 2015 budget process.In
addition,staff are seeking authority to advertise a Request for Proposals to determine if
a more favourable rate can be obtained for the Town’s insurance premiums for 2016.
BACKGROUND
The Town’s insurance is in effect from January 1 to December 31 in any given year.As
such,the Town’s insurance is required to be renewed.
The Town joined a Request for Proposals initiative with its N6 Partners in 2011 for
insurance and risk management services.As a result,the Town executed a contract
with BFL for the provision of those services from January 2012 to December 2015.
Despite the increase in insurance premiums over this time period,the performance of
TOWN OF AURORA
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BFL has been exceptional and staff recommend renewing the Town’s contract with BFL
for 2015.
The Town’s insurance renewal premium is required to be paid within thirty (30)days of
the receipt of the renewal invoice.As such,staff are seeking authorization from Council
to pay the Town’s 2015 insurance premium in advance of the Town’s budget approval
process.
COMMENTS
Town’s Insurance Coverage
The Town’s standard municipal insurance coverage is broken down into the following
areas:
(a)Municipal General Liability:provides coverage for general bodily injury and
property damage that may be caused by the Town’s actions or inactions.
This also covers liability attributable to public officials.
(b)Excess Liability:provides additional insurance coverage for large
losses/claims that are in excess of the Town’s general liability coverage.
(c)Environmental Impairment Liability:provides specific coverage for
environmental damage or pollution caused by the Town or impacting the
Town’s property that is caused by a third party.
(d)Automobile:automobile insurance coverage for the Town’s vehicle fleet.
(e)Property/Crime:property insurance for the Town’s buildings and facilities,
covering items such as fire damage,burglary/crime,and boiler and
machinery.
(f)Municipal Officials’Accident:accident,death,and dismemberment coverage
for members of Council.
2014 Insurance Premium for the Town
In 2014,the total insurance premium was $515,508 plus PST.This amount was based
on a $10,000 deductible for the Town’s general liability,environmental impairment
liability,automobile,and property coverage (there is no deductible for excess liability,
municipal officials’accident,or acts of crime specifically).For clarification,the
deductible amount is the amount of expenses that the Town would be responsible for
paying before the insurer/underwriter will pay any expenses related to a claim.
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2015 Insurance Premium for the Town
According to BFL,the total insurance premium for 2015 is $574,073 plus PST,based on
the same $10,000 deductible (please note there is no PST payable on the automobile
portion of the insurance premium).
This equates to an overall increase of $58,565 or 11.4%from 2014 (excluding PST),
which BFL has informed staff is the best rate it was able to obtain after discussions with
available underwriters.
The premiums for 2014 and 2015 are summarized as follows:
Line of Coverage 2014
Premium
2015
Premium Difference
Municipal General Liability (includes Public
Officials Liability,Employee Benefits Liability,
Legal Expense Insurance,Non-Owned
Automobile and Excess Liability)
$326,895 $359,548 $32,653
Excess Liability $40,500 $58,800 $18,300
Environmental Impairment Liability $19,238 $19,250 $12
Crime $1,250 $1,875 $625
Owned Automobile $20,574 $22,218 $1,644
Property (Includes Boiler &Machinery and
Computer/EDP/Media)$105,611 $110,942 $5,331
Municipal Officials Accident $1,440 $1,440 $0
Total All Lines $515,508 $574,073 $58,565
According to BFL,the overall insurance premium increase is based on a number of
factors,mainly:
1.Municipal Liability increased by $32,653:
a)Market conditions for Ontario municipalities (loss trends,joint &several
liability),and an unfavourable loss history for the Town have accounted for
an increase of $32,653.
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2.Excess Liability increased by $18,300:
a)Market conditions for Ontario municipalities (loss trends,joint &several
Liability)have resulted in $18,300 of additional premiums.
3.Owned Automobile increased by $1,644:
a)An average 4%rate increase was applied to all scheduled vehicles;
b)3 additional vehicles were added to the policy.
4.Property premium has increased by $5,331:
a)The Property rate has increase slightly from last term,from a factor of
$0.062 to a factor of $0.0715 (this factor is assessed against the total
value of the Town’s property and facilities (excluding automobiles),then
divided by 100 to determine the premium).
Opportunity for Premium Decrease
BFL has again noted that there is an opportunity for the Town to decrease its total
insurance premium costs if the deductible amount is raised to either $25,000 or
$50,000.
According to BFL,if the deductible is raised to $25,000,the total insurance premium for
2015 will be $543,578.This would limit the overall premium increase to $28,070 or
5.4%.
If the deductible is raised to $50,000,the total insurance premium for 2015 will be
$506,825.This would further limit the overall premium increase to $8,683 or 1.7%.
INSURANCE DEDUCTIBLE 2015 INSURANCE PREMIUM (excluding PST)
$10,000 $574,073
$25,000 $543,578
$50,000 $506,825
In order to evaluate whether or not it made financial sense to increase the Town’s
deductible,Town staff undertook a detailed analysis in 2014 of the Town’s insurance
claims from 2011,2012,and 2013 and applied a higher deductible of $25,000 and
$50,000.
As part of that analysis,staff looked at all of the costs expended in addressing
insurance claims.This included:
fees for the adjuster;
external legal counsel;
settlement costs where it is determined that the Town is at fault;
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the remaining exposure/liability based on the amount of the claim,up to the
deductible amount;and
the cost of staff time in addressing the claims.
As a result of that analysis,staff continue to believe that moving to a higher deductible
would likely not present an overall cost savings to the Town –instead,costs would likely
increase.The reduction in premiums is not sufficient to justify moving to a higher
deductible.
It should be noted that the Town currently budgets $50,000/year to handle all claims
below the current $10,000 deductible,and $25,000/year for related insurance adjuster
fees.Should the deductible limit be raised,there would need to be a related increase in
the yearly budget for these amounts,which would likely offset any savings in the
insurance premium.
LINK TO STRATEGIC PLAN
Reviewing,understanding and providing the appropriate level of insurance for Town’s
needs while ensuring financial prudence contribute to achieving the Strategic Plan
guiding principle of “Leadership in Corporate Management”and improves
transparency and accountability to the community.
FINANCIAL IMPLICATIONS
According to BFL,the total insurance premium for 2015 is $574,073 plus PST,based on
the current $10,000 deductible.This equates to an overall increase of $58,565 or
11.4%from 2014,which BFL has informed staff is the best rate it was able to obtain
after discussions with available underwriters.
For 2015,the Town has budgeted $574,073 plus PST for insurance premiums as
follows:
Legal &Legislative Services Budget $531,400
Fleet (Infrastructure &Environmental Services)Budget $25,000
Water Rate Program $61,822
TOTAL BUDGETED $618,222
Insurance Premium -2015 $574,073
PST (non-refundable)(not applicable to automobile portion of
insurance premium)
$44,148
TOTAL COST $618,222
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TOWN OF AURORA
GENERAL COMMITTEE REPORT No.LLS15-008
SUBJECT:Highland Gate Golf Club –One-Foot Reserves
FROM:Warren Mar,Director of Legal &Legislative Services/Town Solicitor
DATE:January 13,2015
RECOMMENDATIONS
THAT report LLS15-008 be received for information;and
THAT staff place additional information about the Highland Gate Golf Club property on
the Town’s website as new information is obtained.
PURPOSE OF THE REPORT
The purpose of this report is to provide Council with information regarding the existence of one-
foot reserves within and adjacent to the Highland Gate Golf Club property.
BACKGROUND
The Highland Gate Golf Club and associated golf course property (“Highland Gate”)has existed
since 1931,from Yonge Street in the east to Bathurst Street in the west,lying south of Kennedy
Street West.Over time,the original golf course has shrunk and been subjected to infill
development,which has shaped the present-day course.The current municipal address is 21
Golf Links Drive.
In the 1980s Highland Gate experienced significant development over multiple phases and
multiple subdivision plans that created the residential areas that exist through the middle of the
golf course (as shown on Figures 2A,2B,3A,and 3B).Through a development corporation
called Granada Investments Inc.,residential development occurred along the newly-created Golf
Links Drive,Timberline Trail,Cranberry Lane,and other adjacent new roadways.According to
Town records,these phases occurred from 1980 until 1987,leaving the development within the
golf course lands how it looks today.During this period of development,most of the one-foot
reserves were established,joining existing one-foot reserves that were placed earlier in time (the
1960s)that abut the stub-end of roads that end on the northeast and southeast portion of the golf
course (e.g.,at the end of Highland Court and Eldon Crescent).All of these one-foot reserves
are shown on Figures 4A and 4B.
In the early 1990s Granada Investments Inc.submitted plans and applications (which were later
taken over by Kingridge Investments)to further infill certain portions of Highland Gate that were
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not developed in the 1980s.This included plans for a portion of the golf course north of the road
known as Highland Gate adjacent to Bathurst Street;along Murray Drive across from Trillium
Drive;and between Marsh Harbour and Cranberry Lane.In 1991,after hearing from the
applicant and residents in the area,Council decided not to approve further development until
certain golf course design and planning matters could be addressed and it could be assured that
the golf course could still function properly with the additional development.Council also
declared that the existing one-foot reserves would remain in place.
Well into 1992,the developer continued to work with the Town to address the concerns raised by
Council and staff.Thereafter,development sputtered to a halt (as the Toronto-area real estate
market was in severe decline and reaching its nadir at this time),and the Town’s file related to
this residential development at Highland Gate was closed in 1995.
According to Land Registry Office records,ClubLink is the current owner of Highland Gate,
having purchased the property in 1997.In 2004,applications were submitted to construct a new
clubhouse and parking lot for Highland Gate,at its current location on Golf Links Drive.
The above is a brief summary of how development has proceeded at Highland Gate in the recent
past.There are currently over 20 file boxes being stored by the Town related to all of the above
development.
ClubLink recently announced that as of November 9,2014,Highland Gate was permanently
closing.On November 25,2014,Council adopted the following resolution:
“THAT staff be directed to provide information regarding the one-foot reserve around the
Highland Gate Golf Course.”
As staff were researching the title and property issues of the golf course,it was discovered that
certain transfers recently occurred on the Highland Gate lands.The entire golf course is made
up of a complicated set of over a dozen individual parcels of land,as recorded by the Land
Registry Office.
After further discussions with ClubLink,in late December 2014 staff were informed that ClubLink
has an agreement in place to sell a 50%interest in the Highland Gate lands to Geranium
Corporation,and ClubLink and Geranium Corporation will be jointly proceeding with residential
development in Highland Gate.This was announced publicly on December 23,2014.Title to
the entire Highland Gate lands will be held by a holding company/trustee by the name of Aurora
(HGD)Inc.These transfers of title and ownership are currently underway.
To date,there has been no application filed with the Town to develop the Highland Gate golf
course lands.Staff will keep Council and the public informed as matters progress on the site.
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COMMENTS
The Legal Nature of One-Foot Reserves
One-foot reserves along public highways or at the end of public highways are a common
planning tool used by municipalities in order to control access and development,and enable
municipalities to require that developers enter into the appropriate development agreements and
installation of services before building permits are issued.1 Once construction is completed,
occupancy is granted by the municipality and underlying services are assumed,at which point
the one-foot reserves usually become part of the public highway and municipal street.2 One-foot
reserves are basically a way to guide development and ensure that it occurs in an appropriate
fashion,according to established plans,guidelines,and provincial policies.
While municipalities have been able to uphold the use of one-foot reserves in court as a proper
planning tool,the use of one-foot reserves is subject to certain rules,as established in case law.
As far back as 1965,Ontario courts have recognized that the use of one-foot reserves has
limitations.For example,the Ontario High Court of Justice ruled that restricting access over a
one-foot reserve,taken as part of a road expropriation,cannot be used to extract funds from
adjacent landowners to offset the cost of such roadway service works.3
More recently,a 2004 case at the Ontario Superior Court of Justice outlined what considerations
a municipality must have when determining when to remove a one-foot reserve.The facts in the
case of Ontario Mission of the Deaf v.The Corporation of the City of Barrie 4 are summarized
as follows:
The Ontario Mission of the Deaf (the "Mission")owned a large tract of land in the City of
Barrie (the "City").The Mission planned to develop the southerly piece of the land as a
facility for the long-term care of the deaf,and another portion as a residential subdivision.A
portion of lands north of the subdivision was to be dedicated to the City as environmentally
protected property.This gave rise to a dispute between the Mission and the City.In 2003,
the Ontario Municipal Board decided that there was no planning justification for connecting
the approval of the facility for the deaf to dedication of the environmentally protected lands,
and granted site plan approval for the long-term care facility.Along the western boundary of
the site for the long-term care facility,the City had a 0.3 metre (one-foot)reserve that
separated the site from access to a municipal roadway and to the municipal services beneath
the road.The Mission required access over the one-foot reserve in order to construct its
long-term care facility.However,after losing at the Ontario Municipal Board,the City decided
to use its rights over the one-foot reserve as leverage regarding the environmentally
protected lands,and refused to lift the reserve until the size of the environmentally protected
1 829972 Ontario Ltd.v.Woodstock (City),[1992]O.J.No.619.
2 Bost Properties Inc.v.Highland West Developments Inc.,[2002]O.J.No.477 at para.21.3 Re Wasserman and City of Hamilton,[1965]2 O.R.660-665.
4 [2004]O.J.No.1269 (hereinafter “Ontario Mission”).
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lands was settled.5
The Court eventually determined that the City was not allowed to use its one-foot reserve in
this manner.As stated by Justice Marchand:
“Truly,the municipality is wrong in its position that as an ‘owner’of the lands,they
reserve to themselves an absolute right as to the time and place when such is to be
disposed.This one foot reserve was acquired by the municipality to serve the
aforementioned purpose [to ensure the orderly development of land].
…
The use of a [0.3]metre reserve is appropriate only for the purpose of ensuring that
uncontrolled development which amounts to bad planning be prevented.They ought
not to be used as a form of ‘trump’to set aside Board decisions made on the planning
merits of a case.
In exercising discretion,a Minister of the Crown or a municipality must base any
decision upon a weighing of considerations pertinent to the object of the
administration.There is no such thing as:...absolute or untrammeled discretion,that
is,action can be taken on any ground or for any reason that can be suggested to the
mind of the administrator;no legislative Act can,without express language,be taken to
contemplate an unlimited arbitrary power exercisable for any purpose,however
capricious or irrelevant,regardless of the nature or purpose of the statute.
I also find that as the refusal to lift the 0.3 metre reserve is not absolute,and as it must
be discretionary,such exercise of discretion must be based upon proper principles and
must not be influenced by extraneous irrelevant and collateral consideration.
Even where the legislation describes the authority to be exercised as being in the
decision maker's ‘absolute discretion’,the exercise must still be based on relevant
considerations,must not be arbitrary and must be made in good faith.
…
Even where the courts have declined to order a municipality to lift a 0.3 metre reserve,
the courts have acknowledged that there are limitations on a municipality's discretion
in deciding whether or not to lift a reserve.Thus,the courts inquire as to whether the
municipality has acted in bad faith,whether its decision is reasonable or arbitrary and
whether the land owner has complied with the requirements of the municipality.”6
Therefore,based on the Ontario Mission case and other existing case law,a municipality
exercising its discretion to lift a one-foot reserve cannot make its decision in bad faith,for
arbitrary reasons,or for extraneous,irrelevant,or collateral considerations that have nothing
5 Ibid,at paras.1 to 8,and case summary.
6 Ibid,at paras.17 to 21 and para.24.
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to do with relevant planning principles.
A final note is that the Ontario Municipal Board does not have jurisdiction to order a
municipality to lift a one-foot reserve –this must be done through the Superior Court of
Justice.7 Practically speaking,using a one-foot reserve to frustrate a developer after a
municipality loses planning arguments at the Board would likely be seen by the Court as an
inappropriate attempt to set aside or frustrate the Board’s decision.
One-Foot Reserves in Highland Gate
The Highland Gate property contains multiple one-foot reserves,as shown on Figures 4A and
4B.Generally,the one-foot reserves on the eastern portion of Highland Gate are at the end
of stub roads that would otherwise lead onto the golf course.On the western portion of
Highland Gate,the one-foot reserves lie along stretches of Timberline Trail,Cranberry Lane,
and Marsh Harbour.
ALTERNATIVE(S)TO THE RECOMMENDATIONS
None.
FINANCIAL IMPLICATIONS
None.
CONCLUSIONS
One-foot reserves do exist within Highland Gate,but their use as “leverage”in any future
development of the lands cannot be heavy-handed or arbitrary.The purpose of one-foot
reserves as a planning tool is to enable municipalities to control access and development on the
adjacent lands.The courts have ruled that a municipality exercising its discretion to lift a one-
foot reserve cannot make its decision in bad faith,for arbitrary reasons,or for extraneous,
irrelevant,or collateral considerations that have nothing to do with relevant planning
principles.
ATTACHMENTS
Figures 1A and 1B:1971 Aerial Photos of Highland Gate
Figures 2A and 2B:LSRCA Regulation Limit and Hydrologically Sensitive Areas
7 Middlesex Centre (Township)Official Plan Amendment One Foot Reserve (Re),[1999]O.M.B.D.No.632 at
paras.2 and 15.
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Figures 3A and 3B:Existing Subdivision Plan Overlay –Highland Gate
Figures 4A and 4B:One-Foot Reserves –Highland Gate
PRE-SUBMISSION REVIEW
Chief Administrative Officer –January 8,2015
Prepared by:Warren Mar,Director of Legal &Legislative Services/Town Solicitor,ext.
4758.
______________________________________________________
Warren Mar Neil Garbe
Director of Legal &Legislative Chief Administrative Officer
Services/Town Solicitor
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Please note that colour printouts of the Attachments to
Report No.LLS15-008 will be inserted separately into the agenda
and will not be included in the page numbering.
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TOWN OF AURORA
GENERAL COMMITTEE REPORT No.PL15-001
SUBJECT:Site Plan Amendment Application
Karma Tekchen Zabsal Ling Centre (KTZL)
13900 Leslie Street
File:SP-2014-05
FROM:Marco Ramunno,Director of Planning &Development Services
DATE:January 13,2015
RECOMMENDATIONS
THAT Report No.PL15-001 be received;and
THAT Site Plan Application File SP-2014-05 (KTZL)BE APPROVED to permit the
development of the subject lands for the conversion of the existing building to an
institutional use permitted by the Amending Zoning By-law;and
THAT Council enact the related Zoning By-law Amendment at a future Council
Meeting;and
THAT the Mayor and Town Clerk be authorized to execute the Site Plan
Agreement,including any and all documents and ancillary agreements required
to give effect to same.
PURPOSE OF THE REPORT
The purpose of this report is to provide Council with an evaluation and
recommendations regarding the Site Plan Application submitted by Karma Tekchen
Zabsal Ling Centre (KTZL)to allow a Place of Worship/Institutional Use (Buddhist
Meditation Centre)within the existing structure on the subject lands.
BACKGROUND
History
Official Plan &Zoning Applications
Applications to Amend the Official Plan (File:D09-06-06/OPA-2006-06)and Zoning By-
law (File:D14-18-06/ZBA-2006-18)were submitted in August,2006 by KTZL.Staff
requested additional information from the Owner’s consultant at the time to enable the
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review and circulation of the applications.The Owner’s consultant delayed in
responding to Staff’s requests and the applications were held in abeyance.The Town’s
By-law Services division received a complaint regarding the activities of the subject
property which prompted Staff to contact the Owner directly and advise of the status of
the previously submitted incomplete applications.KTZL subsequently retained Michael
Smith Planning Consultants to handle the subject applications and submit the requisite
information needed to deem the applications complete in accordance with the Planning
Act,RSO.1990.The Official Plan and Zoning By-law Amendment applications were
deemed to be complete in August of 2010.
Public Planning Meeting
A statutory Public Planning meeting for the above mentioned applications was held on
April 27,2011 in accordance with the provisions of the Planning Act.Six (6)members of
the public attended,of which five (5)were opposed to the proposed applications.At
that meeting,Council passed the following resolution:
“THAT the Public Planning Meeting report for the Applications to Amend the
Official Plan and Zoning By-law,Files:D09-06-06 and D14-08-06 be received;
and
THAT comments presented at the Public Planning Meeting be addressed by the
Planning &Development Services Department in a comprehensive report
outlining recommendations and options at a future General Committee Meeting.”
As a follow up to the Public Planning Meeting,the Owner hosted an open house on
June 8,2011 at the subject property to allow residents to tour the property and answer
any questions that they may have in relation to the operations of the facility.
York Region Official Plan Approval
York Region,being the approval authority for the proposed Official Plan Amendments to
local municipal Official Plans was circulated the subject proposal for comment.In their
letter to the Town dated July 6,2011,York Region advised that the subject proposal did
not conform to their in-force 1994 York Region Official Plan (ROP)and that the subject
proposal required a Regional Official Plan Amendment (ROPA)application.The Town
held the applications in abeyance in order to allow the Owner to submit the requisite
ROPA application to York Region.
The KTZL ROPA application was deemed complete on January 19,2012.A Public
Meeting for the ROPA application was held on May 2,2012.York Region requested that
a position from the local municipality on the proposal was needed prior to the finalization
of the ROPA application.
Based on the above,Town Staff brought an additional report (PL12-042)forward to
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General Committee on September 4,2012.At that meeting Council passed the
following resolution:
“THAT staff report Pl12-042 be received;
THAT Application to Amend the Official Plan File:D09-06-06 BE APPROVED,to
redesignate the subject lands from “Oak Ridges Moraine Countryside Area”to
“Oak ridges Moraine Countryside Area Special”to permit a Place of Worship
(Buddhist Meditation Centre);
THAT Application to Amend the Zoning By-law File:D14-08-06 BE APPROVED,
to rezone the subject lands from “Oak ridges Moraine Countryside Area (C-ORM)
Zone”to a site specific “Oak Ridges Moraine Countryside (C-ORM)Exception
Zone”to permit a Place of Worship (Buddhist Meditation Centre)within the
existing residential dwelling;and
THAT by-laws to adopt the Official Plan Amendment and implement the Zoning
By-law be presented at a future Council Meeting for enactment”
The Town adopted Official Plan Amendment No.1 on September 25,2012.
Subsequently,the Regional Municipality of York Council adopted Amendment No.70 to
the Official Plan for the Regional Municipality of York on December 19,2013 to permit a
place of worship within the existing structure at 139000 Leslie Street in the Town of
Aurora.
Site Plan Application
The subject Site Plan Application was submitted on June 20,2014 to address the
proposed site changes to facilitate the additional parking area required for the Place of
Worship use.In this regard it is noted that the Owner is proposing to establish a Place
of Worship use within the existing Residential dwelling which requires additional
parking.The parking is proposed to be located at the rear of the lot and a total of 71
parking spaces are proposed to accommodate the Buddhist temple use.
Location/Land Use
As illustrated by Figure 1,the subject lands are located on the west side of Leslie
Street,north of Bloomington Road and are surrounded by residential and agricultural
land uses.The property is municipally known as 13900 Leslie Street,and legally
described as Part of Lots 11 and 12,Concession 2,E.Y.S.The subject property has the
following characteristics:
Approximately 2.23 hectares (5.51 acres)in size;
Frontage of 64.96 metres (213 feet)along Leslie Street;
Contains a two-storey brick detached residential dwelling (1,340m2 or 14,424
ft2);a one-storey vinyl clad detached residential dwelling (110m2 or 1,184ft2);
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and,a detached frame garage (979ft2 or 90.95m2).None of these structures
have heritage status;and,
An asphalt area behind the two-storey dwelling.
The surrounding land uses are as follows:
North:Oak Ridges Moraine Countryside Area lands used for residential and agricultural
purposes;
South:Oak Ridges Moraine Countryside Area lands used for agricultural purposes;
East:Leslie Street beyond which is an existing estate residential subdivision (Bovair
Trail and Dafoe Court);and
West:Oak Ridges Moraine Countryside Area lands used for agricultural purposes.
Town of Aurora Official Plan
As illustrated by Figure 2,the subject lands are designated as “Oak Ridges Moraine
Countryside Area –Special”through approved and in force Official Plan Amendment
No.1.The Oak Ridges Moraine Countryside Area –Special designations permits a
Place of Worship within the existing 1,340m2 (14,424 ft2)two storey detached residential
dwelling and shall occupy a maximum of 575m2 (6,190m2)of said dwelling.The
remainder of the dwelling shall be used for residential purposes.The second existing
detached dwelling,being a 110m2 (1,184 ft2)one storey building shall only be used as a
guest house.All other provisions of the “Oak Ridges Moraine Countryside Area”
designation and OPA 48 shall continue to apply.
Zoning By-law
The subject lands are currently zoned “Oak Ridges Moraine Countryside Area (C-ORM)
by the Town of Aurora Zoning By-law 2213-78,as amended (see Figure 3).This zone
category permits a limited range of agricultural and rural uses and does not include
institutional uses.Therefore an amendment to the Zoning By-law is required to facilitate
the proposed Institutional use.Council approved the proposed Zoning By-law
Amendment (File:D14-18-06/ZBA-2006-18),but the enacting By-law was not brought
forward until a Site Plan Application had been reviewed by Town Staff.The By-law will
be brought forward to the January 20,2015 Council meeting for enactment.
Proposed Site Development
The Owner proposes to utilize the existing residential structure on site for the proposed
Buddhist Meditation Centre.No new development,with the exception of an addition to
the parking area to meet by-law requirements,is proposed if the application is approved
(Figure 4).Details of the proposal provided by the applicant are as follows:
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575m2 (6,189ft2)of the two-storey 1340m2 (14,424ft2)detached residential
dwelling will be devoted to the Place of Worship (Buddhist Meditation Centre).
This portion of the building,situated in the lower level of the dwelling will be used
for teaching,meditation and prayers.The remainder of the building will be used
for the Lama’s (Minister’s)residence and guest accommodation for visiting
students.Visiting students may stay at the centre for up to 7 days;
An accessibility ramp on the east side of the existing building and an emergency
stairwell on the north side of the building will be installed to accommodate the
institutional use within the existing residential dwelling;
The existing one-storey detached vinyl clad residential dwelling will be used as a
guesthouse.It will remain unoccupied and used only when a Buddhist “Master”
visits the centre.These visits may occur once a year or once every two years;
and
The existing garage will be used for storage.
For information purposes,the applicant has advised that teaching,meditations and
prayers primarily occur on the week-ends;with one mid-week session usually occurring
on Wednesday.All teaching,meditations and prayers occur within the dwelling.
The applicant has further advised that the estimated average number of visitors to the
centre is between 15 and 30 visitors on week-ends and 10 visitors at the mid-week
session.Once a year,a one (1)celebration occurs with approximately 120 visitors to
the centre on a daily basis.
COMMENTS
Official Plan
As identified above,the subject lands are designated “Oak Ridges Moraine Countryside
Area –Special”which per Official Plan Amendment No.1 permits the Place of Worship
use.Section 13 (3)14 of the Oak Ridges Moraine Conservation Plan outlines a range of
land uses,subject to additional criteria,that are considered appropriate in the
Countryside Areas of the Oak Ridges Moraine which includes “small-scale commercial,
industrial and institutional uses”as a a Place of Worship.
The subject proposal is also considered to meet the policies and provisions of both OPA
48 and the Oak Ridges Moraine Conservation Plan (ORMCP).An enlargement of the
parking area will be required to accommodate the required parking for the Place of
Worship use.The Owner has been required to ensure compliance with the
requirements of the provisions of the Category 2 Moderately Complex Landform of the
ORMCP which stipulates that “The net developable area of the site that has impervious
surfaces shall not exceed 20 percent of the total site area.”
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Zoning By-law Amendment
As previously mentioned,the subject property is zoned “Oak Ridges Moraine
Countryside Area (C-ORM)”by the Town of Aurora Zoning By-law 2213-78,as
amended (see Figure 3).Planning staff are of the opinion that the proposed Zoning By-
law application is appropriate and compatible with adjacent and neighbouring
development.
Site Plan Design
As mentioned above,the site plan as shown on Figure 4 consists of the existing
dwelling converted to a religious institution.A parking lot is proposed to accommodate
the additional parking requirements.The proposed parking layout has been created in
consultation with Planning staff.Landscaping is proposed along Leslie Street and the
abutting properties.Additionally,a new entry feature with pillars is being proposed along
Leslie Street as illustrated in Figure 5.
The Site Plan submission was circulated to internal departments and external agencies
and Planning Review Committee (PRC)discussed the application.No major comments
were received related to the Site Plan.Any technical revisions to the site plan as
required by the commenting departments and agencies shall be completed prior to
finalizing the Site Plan Agreement.
Municipal Servicing
The Development Planning Engineer has reviewed the submitted Engineering drawings
in support of the above noted application and has requested additional water supply
reservoir details to be shown on Engineering Drawings for clarification purposes.Aside
from minor details to be shown,no major comments or concerns have been identified.
Itemized Engineering costs estimates will be updated to formulate the Site Plan
Engineering fees and securities.
Buffering/Landscaping
To accommodate the additional parking layout,the applicant is proposing a 3.0 metre
grassed buffer strip surrounding the subject lands.No earth berm,or fence is being
proposed however,an existing spruce Hedgerow is located along the northern lot line.
White spruces are also proposed to fill in gaps in the existing Hedgerow to act as a
natural buffer to the surrounding neighbourhood and help mitigate privacy/buffering
concerns that would typically be served by an earth berm or wooden fence.Pin Oak and
Autum Blaze Maple trees are proposed along Leslie Street frontage of the subject lands
as well as along the entrance driveway.The Parks and Recreation Services (PRS)has
reviewed the landscape plans submitted in support of the above noted application and
have no comments or concerns.
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Building and By-law Services/Building Code
Building and By-law Services (BBS)have reviewed the application and have no
objection to the approval of the application.BBS require updated water supply details
and minor additional measurements to be indicated on the Site Plan.The Town’s
Accessibility Advisor has asked the Owner that consideration be given for the main
entrance to be accessible barrier free including power door operators.
Building Elevations
No exterior changes are proposed to the existing house.Alterations to the Leslie Street
frontage and entry feature are proposed as reflected in Figure 5.
Parking and Access
Access to the site enter and exit the property via an existing access off of Leslie Street.
The driveway access will be 6.0 metres in width.In total,71 parking spaces are
proposed to accommodate the Religious Institution use.Curbing will not be required
along the parking the exterior of the parking lot.
Through the circulation of the ROPA,the York Region Roads Division has advised that
as part of the site plan approval process a road widening along Leslie Street will be
required to protect for a 36 metre right-of-way along Leslie Street.Two Site Plan
circulations and associated follow up correspondence has been sent to York Region
over the span of seven months.The applicant will be required to obtain approval from
York Region for the access to the Site.
Central York Fire Services
Central York Fire Services has reviewed the referenced application and has no
objection to the proposed application.
External Agency Comments
Powerstream
A response from Enbridge Gas was received.Enbridge Gas advised that they have no
comments or concerns to this application.
Toronto Region Conservation Authority
The Toronto Region Conservation Authority (TRCA)have reviewed the above noted
application and have no objection.TRCA staff requested that all Stromwater
Management be directed towards Leslie Street.
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LINK TO STRATEGIC PLAN
The subject application supports the Strategic Plan goal of Supporting an exceptional
quality of life for all through its accomplishment in satisfying requirements in the
following key objective within this goal statement:
Celebrating and promoting our culture:By permitting Religious Institution uses on
the subject lands we can expand opportunities and partnerships that contribute to
the celebration of culture in the community;thereby realizing the action item.
ALTERNATIVE(S)TO THE RECOMMENDATIONS
1.Direct staff to report back to Council addressing any issues that may be raised at
the General Committee Meeting;or
2.Refusal of the application with an explanation for the refusal.
SERVICING ALLOCATION
Servicing allocation is not applicable to this property.The lands are serviced by private
services and there are currently no municipal services available along Leslie Street in
this area of Town.
FINANCIAL IMPLICATIONS
Fees,and securities,cash-in-lieu of parkland and development charges will be payable
upon execution of the Site Plan Agreement.
CONCLUSIONS
The Planning and Development Services department has reviewed the Site Plan
application proposes to convert the existing house on the subject lands,to allow
Religious Institution uses.The Site Plan application has been reviewed and is
considered to be in keeping with the recently approved Official Plan Amendment No.1
and the development standards of the Town.Therefore,Staff recommends approval of
Site Plan application File:SP-2014-05.
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TOWN OF AURORA
GENERAL COMMITTEE REPORT No.PL15-002
SUBJECT:Comprehensive Zoning By-law Review,Status Update
File No.ZBA-2012-ZBR
FROM:Marco Ramunno,Director of Planning &Development Services
DATE:January 13,2015
RECOMMENDATIONS
THAT Report No.PL15-002 be received for information.
PURPOSE OF THE REPORT
The purpose of this report is to update Council on the status of the Comprehensive
Zoning By-law Review.
BACKGROUND
Public Planning Meeting
A statutory Public Planning Meeting was held in Council Chambers on February 26,
2014 to hear public comments in the Comprehensive Zoning By-law review being
conducted by the Town as an in-house exercise.Council discussed several issues
regarding the zoning By-law including the Aurora Promenade,Converted Dwellings and
additional notification to affected landowners.Approximately fifteen (15)stakeholders
and landowners from across the Town were in attendance at the Public Planning
Meeting and provided comments regarding the proposed Zoning By-law.The comments
received will be addressed in the technical review and included in a comprehensive
report at a future Public Planning Meeting of Council.
The following motion was passed at the Public Planning Meeting:
“THAT report PL14-012 be received;and
THAT comments received at the Public Planning meeting be addressed by Planning
and Development Services and Council direct staff to bring the proposed
Comprehensive Zoning By-law Review forward to a future Public Planning meeting for
final approval,subject to the resolution of any outstanding issues.”
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Future Consideration by Council:
The Comprehensive Zoning By-law Review is expected to be heard at a future public
planning meeting in the early part of 2015.The various sections of the draft By-law are
in different stages of preparation and are available on the Town’s website and for
Council,departmental and public review as described in this report.The following link is
to the Comprehensive Zoning By-law under review by Staff:
http://www.aurora.ca/TownHall/Pages/Departments/Planning%20and%20Development
%20Services/2013-Comprehensive-Zoning-Review.aspx
COMMENTS
The following are a series of items discussed in Public Planning Report No.PL14-012.
Draft documents prepared to date were made available on the Town’s website in July
2014 and November 2014.A status update is provided under each of the following
subsections:
Definitions:
Most definitions in the By-law were incorporated at the time of the By-law’s creation
(1978)and are still in force.These definitions are in need of updating to reflect current
provisions and some terms are not currently defined.Furthermore,over time other
definitions have been added to the By-law to apply specific zoning,including Industrial
Lands,the Oak Ridges Moraine,Defined Areas (Subdivisions &Business Parks)or Site
Specific areas.As a result there are several definitions with common or conflicting
terms in the By-law.
The goal of the Comprehensive Zoning Review is to consolidate the definitions where
appropriate into a single,up to date and clearly worded definition section for permitted
uses and other terms.Some site specific definitions will still be necessary in the new
By-law.
Status update:Staff have completed its review of this component and a list of
definitions are be available in the First Draft of the Zoning By-law.Definitions for
the first draft are available on the Town’s website for review.
General Provisions &Parking Standards:
Many existing general provisions in the zoning By-law remain from the current 1978 By-
law and as such reflect standards from 1978.Previous updates and office
consolidations have been added to the general provisions but a comprehensive review
and update of existing provisions was never completed.General Provisions need to
reflect the intent of the new Official Plan for users beyond 2014.The updated General
Provisions will include necessary urban provisions to reflect the standards of a growing
municipality
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Parking Standards were also incorporated in 1978.Numerous site specific parking
standards were approved as By-law amendments over time.Parking Standards are
being reviewed,in part by assessing current standards incorporated in other Zoning By-
laws in the Greater Toronto Area.Parking standards will also reflect policies introduced
in the Aurora Promenade Plan.
Status update:Staff have completed its review of general provisions,an updated
list of general provisions are be available in the First Draft of the Zoning By-law.
Definitions for the first draft are available on the Town’s website for review.
A new section of the By-law dedicated to Parking Standards,and Drive Through
Stacking requirements has been prepared and is available on the Town’s website for
review.Further review of parking standards with Infrastructure and Environmental
Services and the Peer Review consultant is on going.
Residential Zones:
The existing residential zoning structure consists of five single detached residential
zones,one semi-detached zone,two mixed housing zones,one townhouse zone,and
three apartment density zones.The current lot standards and building performance
specifications of existing parent zoning reflect zoning standards from 1978.Over time,
the size of residential dwellings has generally increased and the size of a residential lot
has deceased.All new residential zones were incorporated into the current by-law as
exception zones,which do not reflect the Town’s parent zoning standards.There are
currently 267 exception zones in residential areas within the Town.
Staff propose to create distinct residential parent zones which are more applicable to a
uniform pattern of current zoning.The new zoning By-law proposes six single detached
zones,one semi-detached zone,one special mixed housing zone,two townhouse
zones,two apartment density zones and one mixed use zone.Site-Specific provisions
will be harmonized into general residential zone categories where appropriate.Certain
residential exception zones will continue to have existing zoning maintained where
appropriate.A sample of the proposed residential zoning structure was provided in the
General Committee Planning Report No.PL13-051,dated,October 15,2013.
Status update:Continued evaluation of the residential zone structure has
required staff to make two adjustments to the zone structure:The first change
has included a revision to the proposed townhouse zones,the first townhouse
zone will comprise of freehold townhomes and the second townhouse zone will
comprise block townhomes.The second change regarding the proposed Mixed
Use (MU)Zone,Staff propose that the zone remain as a Commercial Zone and
will no longer be included within the Residential Zone structure.Staff have
prepared an updated residential zoning structure along with zoning charts for
permitted uses and performance standards.Performance standards,permitted
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uses and residential-specific provisions are available for review on the
Comprehensive Zoning Review webpage.
Special Mixed Density Residential (R5)Zone:
The existing Special Mixed Density Residential (R5)Zone is primarily located along
Wellington Street East and Yonge Street and the historic residential neighbourhoods
surrounding the Downtown Aurora.There are numerous exception zones to the R5
zoning which primarily permit office or retail uses along Wellington Street and Yonge
Street reflective of their location.These zones will be re-zoned into a Promenade
Zoning.
The current R5 zoning permits converted dwellings.There are a number of properties
containing converted dwellings in these neighbourhoods.It is proposed that the
converted dwelling provision be deleted from the R5 parent zoning.Existing converted
dwellings will be re-zoned to an appropriate R5 exception zone recognizing the legal
converted dwelling use.Exception zones will be evaluated where appropriate to have
existing exceptions maintained.
Status update:Staff have noted comments from Council regarding the removal of
converted dwelling uses from the Special Mixed Density Residential (R5)Zone.
Existing legal Converted Dwelling uses will be recognized and maintained in the
Comprehensive Zoning By-law through an appropriate exception zone to the R5
zone.
Aurora 2C Residential Lands:
The Aurora 2C west lands comprises of approximately 3,000 residential units west of
Leslie Street.Zoning for the residential neighbourhoods in the Aurora 2C lands was
approved by Council on June 25,2013.Zoning for the Aurora 2C lands will be
appropriately re-categorized,however the approved zoning standards will be
maintained.
Status update:No update required.
Aurora Promenade:
Specific Official Plan policies apply to the Aurora Promenade located within Downtown
Aurora along Yonge Street and Wellington Street East.Current zoning in the
Promenade Area is a mix of Commercial,Residential,Institutional,Industrial,Mixed Use
and Environmental Protection zones.
The Aurora Promenade Plan policies apply a detailed outline permitted uses,siting
specifications,built form and parking standards to the five (5)Promenade designations.
Policy from the Promenade Plan and the Official Plan direct the creation of new zones
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for lands within the Promenade.These new zone categories will reflect the policies of
the Promenade as prescribed in the Official Plan.The proposed Promenade zone
categories include Downtown,Upper Downtown,Promenade Shoulder,Promenade
General and Promenade Focus.A corresponding Promenade prefix will be added to
each zone to allow the properties current permitted uses.Therefore,a Residential (R or
RA),Commercial (C),Employment (E),Institutional (I),Open Space (O1 or O2)or
Environmental Protection (EP)prefix would remain to permit existing uses in addition to
the appropriate Promenade Zoning.A sample of the proposed promenade zoning
structure was provided in the General Committee Planning Report No.PL13-051,dated,
October 15,2013.
The approach towards incorporating new Official Plan standards is through a hybrid
categorization of existing zones and new uses within the Promenade.Existing legal
permitted uses and performance standards from the time of passing of the new zoning
By-law would remain,with the addition of appropriate permitted uses from the
Promenade Plan and Official Plan.Prohibited or incompatible permitted uses or
standards would be deleted from the new zoning standard.Site specific zoning will also
be reviewed and maintained where appropriate.
The goal of the hybrid categorization is to broaden permitted uses and reduce minimum
required parking provisions while recognizing the existing zone provisions of property
within the Promenade.Promenade zones will be categorized under land use
designations as prescribed in “Schedule B1”of the Official Plan (Figure 5)and sub
categorized based upon existing residential,commercial,institutional and industrial
zoning.
Status update:Proposed zoning charts for permitted uses and property
standards for the Aurora Promenade have been prepared in draft and are under
review by Staff.The Promenade Zones and corresponding performance standard
charts represent the most significant change to the Town’s Zoning By-law.
Commercial Zones:
The proposed commercial zoning structure affects all commercial lands located outside
of the Aurora Promenade.The commercial zoning structure will reflect the commercial
land use designation outlined in “Schedule C”of the Official Plan.The number of
Commercial parent zones will be reduced from ten (10)parent zones to five (5)parent
zones to reflect common permitted uses,size and scale.The proposed zoning
structure for Commercial Zones is as follows:
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Proposed Zoning Structure Description of Zone
Convenience Commercial Local convenience retail stores which service an
immediate residential neighbourhood
Neighbourhood Commercial Local retail,personal services,restaurants and limited
offices,which service a broader residential neighbourhood
Service Commercial Car dealerships,service stations and other auto-related
uses
Community Commercial Retail stores,supermarkets,restaurants and other
commercial uses primarily located along Bayview Avenue
Major Retail Big box stores,cinemas,department stores and other
supporting commercial uses which generally serve all
residents within the Town.(Note:Lands currently zoned
Business Park (BP-5)Exception Zone located at the
northeast corner of Wellington Street East and Leslie
Street will remain zoned as Business Park but allowing
certain commercial uses to reflect the current Official Plan
designation)
Residential Commercial
(see status update)
Apartment dwelling units with supportive commercial uses
including personal service shops,convenience retail stores
and offices
The proposed zoning for the existing commercial zones Local Commercial (C1)Zone
and Service Commercial (C3)will remain relatively unchanged,pending final conformity
review to the Official Plan.Shopping Centre Commercial (C4),Industrial Commercial
(C5)and Office Commercial (C6)zones is proposed to be reclassified into appropriate
Neighbourhood Commercial or Community Commercial Zones.Central Commercial
(C2)zones not located within the Promenade are proposed to be reclassified into an
appropriate commercial zone based on their function and location.Residential
Commercial (C7)zone is proposed to be refined into a new Mixed Use (MU)zone,
however the uses of the zone will remain unchanged.Community Commercial (C8),
Campus Commercial (C9)is proposed to be reclassified into an appropriate Major
Retail or new Community Commercial zone.Finally,Special Commercial Exception
(C10)Zone is proposed to be reclassified into the Neighbourhood Commercial Zone.
Permitted Uses will be adjusted where appropriate to reflect permitted uses identified in
the Official Plan.Additional uses may be added or deleted to appropriate parent zones.
Existing Building and Siting Specifications will be largely maintained in the new Zoning
By-law.The creation of legal non-conforming standards and uses is discouraged,but
may be a necessary outcome in the review process as circumstances warrant.In the
formation of new parent zones,existing exception zones may be harmonized into the
new parent zoning category.
Status update:The Mixed Use (MU)zone has been categorized as Residential
Commercial (C6)within the latest draft edition for a total of six (6)commercial
parent zones.Proposed zoning charts for permitted uses and property standards
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for Commercial Zones are under review by Staff.Performance standards,
permitted uses and commercial-specific provisions are available for review on the
Comprehensive Zoning Review webpage.
Employment Zones:
The proposed zoning structure for the remaining Industrial and Business Park zones will
reflect the land use designation outlined in “Schedule A”of the Official Plan.The
number of Employment parent zones will be reduced from seven (7)parent zones to
three (3)parent zones.The proposed zoning structure for Employment Zones is as
follows:
Proposed Zoning Structure Description of Zone
Service Employment Light industrial,office,service or support related uses
General Employment Heavy industrial,office or manufacturing related uses
Employment-Business Park Lands designated Business Park within OPA 30 and
specific employment lands where appropriate
The proposed zoning for the existing industrial zones Restricted Industrial (M1)and
General Industrial (M2)will be updated to conform to the Official Plan.These
employment zones will be renamed Service Employment and General Employment
respectively.The Industrial Service (M3)zone is proposed to be reclassified to Service
Employment or General Employment where appropriate.Prestige Industrial (M4)and
General Industrial Specific (M6)zones are proposed to be reclassified to an appropriate
Business Park exception zone as these employment zones mirror the permitted uses
within existing Business Park zones.Restricted Industrial Specific (M5)zone is
proposed to be reclassified into an appropriate Employment or Institutional zone.Lands
currently zoned as Business Park (BP)is proposed to maintain existing permitted uses
and zoning provisions.Definitions for the Business Park will be incorporated into town-
wide definitions where appropriate.
Permitted Uses within each of the zones will be adjusted to reflect the policies and
permitted uses identified in the Official Plan.Existing lands zoned Business Park will
retain existing Business Park zoning standards and permitted uses.
With the addition of the Promenade to the Zoning By-law structure,many existing
Industrial zones will now have the appropriate Promenade zoning applied to the lands.
Status update:Proposed zoning charts for permitted uses and property
standards for Employment Zones are under review by Staff.Performance
standards,permitted uses and employment-specific provisions are available for
review on the Comprehensive Zoning Review webpage.
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Open Space and Environmental Protection Zones:
The Comprehensive Zoning By-law Review proposes to re-categorize Open Space
zones into clearly defined categories.The proposed categories are Public Open Space
(O1),Private Open Space (O2)and Stormwater Management Open Space (O3)zones.
Existing Environmental Protection Zoning is reflected from floodplain delineation in the
mid-1990s.Environmental Protection lands will be adjusted to reflect existing
Regulation Limits and Flood Lands as provided in digital mapping,from the Lake
Simcoe Region Conservation Authority and the Toronto Region and Area Conservation
Authority.In this regard,circumstances will exist where lands currently zoned
Environmental Protection due to out of date mapping will be amended to the appropriate
residential,commercial,or employment zoning.Conversely,lands zoned residential,
commercial,employment,institutional or open space that are subject to flood hazard
regulation will now have a floodplain overlay zone “(F)”which references the property
and any future development applications will be directed to the appropriate
Conservation Authority for applicable regulatory permits.
Status update:Evaluation of the proposed Stormwater Management Open Space
(O3)Zone by Staff propose that Stormwater Management Ponds be categorized
within Environmental Protection (EP)Zoning.
Proposed zoning charts for permitted uses and property standards for Environmental
Protection Zones and Open Space Zones are under review by Staff.Performance
standards,permitted uses are available for review on the Comprehensive Zoning
Review webpage.
Institutional Zones:
Institutional zoning outside of the Aurora Promenade will remain largely unchanged.
The Comprehensive Zoning Review will consolidate existing Institutional exception
zones where appropriate.
Status update:Proposed zoning charts for permitted uses and property
standards for Institutional Zones are under review by Staff.Performance
standards and permitted uses are available for review on the Comprehensive
Zoning Review webpage.
Rural General Zones:
Lands currently zoned Rural General will remain largely unchanged.Several Rural
General Exception zones are no longer in force and are proposed to be removed from
the By-law.Lands located on the south side of Wellington Street East,east of Bayview
Avenue (Magna Employment Lands)are currently in a Rural General Exception zone
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but are used for Business Park purposes.Staff will evaluate the most suitable zoning
category for the lands.
Status update:Proposed zoning charts for permitted uses and property
standards for Rural General Zones are under review by Staff.Performance
standards and permitted uses are available for review on the Comprehensive
Zoning Review webpage.
Oak Ridges Moraine Zones:
The current provisions and permitted uses of the Oak Ridges Moraine Conservation
Plan Area (By-Law 4469-03)will be maintained to stay in conformity with the Oak
Ridges Moraine Conservation Act (2001)and the Greenbelt Act (2005).Definitions
specific to the current Oak Ridges Moraine section of the By-law will also be
maintained.Existing mapping for Key Natural Heritage features,Aquifer Vulnerability
Areas,Wellhead Protection Areas and Landform Conservation Areas will be
maintained.
Status update:No update required.
Holding Zones:
Several isolated residential parcels within the Town continue to have a Holding zone
placed on the lands.Holding (H)zones will be re-zoned to an appropriate residential
zoning where appropriate.
Status update:No update required.
Exception Zones:
Exception zones as approved by Council are important to maintaining Council direction
to site specific provisions of the Zoning By-law.The current structure of By-law 2213-78
places Exception zones within the associated appropriate parent zone.This structure is
cumbersome to administer and will be amended to eliminate multiple lists of exception
provisions within each zone categorization.
The goal of the Comprehensive Zoning Review is to categorize all Exception zones in a
separate category for ease of reference and administration.All Exception zones will be
placed under a specific sub-heading at the end of the By-law and re-numbered based
upon the time of passing of each Exception zone.The result would allow staff to better
administrate for all exception zones in the Town.
Status update:No update required.The Exception section of the By-law is a
technical exercise and largely dependent on the provisions and standards of the
present zone categories.As such,the list of exception zones will not be prepared
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until later in the review process and will not be provided in the first draft of the
Zoning By-law.
Mapping:
Accurate mapping is crucial to having a Zoning By-law that is understandable and
administratively efficient.Current mapping technologies will allow greater accuracy in
the new zoning By-law.Changes to mapping will occur almost exclusively within the
Aurora Zoning Map (Schedule “A”)of the Zoning By-law.Key Natural Heritage Features
&Hydrologically Sensitive Features (Schedule “B”),Aquifer Vulnerability Areas
(Schedule “C”),Wellhead Protection Areas (Schedule “D”)and Landform Conservation
Areas (Schedule “E”)will not be changed beyond the corresponding Schedule “A”
overlay.Changes to zoning boundaries will be identified and corrected through
appropriate residential,commercial,employment,institutional and open space mapping
review.
Attached to Public Planning Report No.PL14-012,dated,February 26,2014 are a series
of maps identifying the current zoning structure of Aurora.These attachments are not
included within this report.
Figure 1-Existing Residential Zones identify detached,semi-detached,townhouse
and apartment residential uses in the Town.
Figure 2-Existing Commercial and Industrial Zones within the Town,including lands
identifies as Business Park and Rural General Exception Zones (Magna Industrial
Lands).
Figure 3-Existing Open Space,Environmental Protection and protected Oak Ridges
Moraine Zones.
Figure 4-Floodplain Location Map,identifying the latest floodplain and Conservation
Authority Regulation Area mapping.Any proposed development located within a
floodplain or regulation limit requires consultation with the appropriate Conservation
Authority.
Figure 5-Schedule “B1”of the Official Plan identifies the land use designation for the
Aurora Promenade.Proposed Zoning of lands within the Aurora Promenade will
reflect this land use designation structure.
Figure 6 to 8-A sample series of existing and proposed zoning maps for Residential,
Commercial and Promenade lands.Comments provided in this report provides
framework for the proposed zoning framework.
Status update:Mapping for the Comprehensive Zoning Review is under review by
Staff.A draft Schedule A and Schedule B has been prepared for review.Schedule A
shows the proposed zones which will apply on all properties within the Town.
Schedule B identifies the Flood and Natural Hazard Overlay Zones which are
described in Section 6 of the proposed By-law.Promenade mapping is being
finalized and will be provided in a future By-law draft edition.
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Administration and Enforcement:
Administration and Enforcement sections of the By-law are critical to the implementation
of zoning provisions within the By-law.Enforcement standards will be updated to current
policies as outlined in the Planning Act and the Municipal Act.
The Administration Section of the By-law is currently located near the end of the By-law
(Section 40).The Administration Section will be moved to the beginning of the new By-
law,clearly stating remedies and validity to all sections of the By-law and providing
reference to penalties to the Zoning By-law.
Status update:No update required.
Minor Variances:
Minor Variances to the By-law are granted by the Town’s Committee of Adjustment as
a change to a property which does not precisely conform to the provisions of the Zoning
By-law.Applicants often apply for a Minor Variance to request minor alterations such as
a yard encroachment,lot coverage,deck enlargement,driveway widening,or building
height.
Properties which had a minor variance approved under By-law 2213-78 will continue to
exist as a legal non-conforming status.For recently approved minor variances,staff is
proposing a sunset clause to be included in the By-law to allow the applicant a window
of time to construct or bring into effect the approved variance.
Status update:No update required.
Initial Public Comment:
Planning and Development Services received input from the public and internal
departments since 2011 for the Comprehensive Zoning Review.
Status update:Comments at the Public Planning meeting were provided by
stakeholders and members of the public.Since the February 26,2014 Public
Planning Meeting,additional comments have been received regarding
definitions,general provisions and specific properties within the Town.
Comments received from the public will be addressed in the technical review and
included in a comprehensive report at a future General Committee Meeting.
LINK TO STRATEGIC PLAN
While the Zoning By-law review process supports all of the Goals and Objectives of the
Town’s Strategic Plan in some fashion,the most relevant goals are:Supporting an
exceptional quality of life for all and enabling a diverse,creative and resilient
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economy.The relevant supporting objectives include:Strengthening the fabric of
our community and promoting economic opportunities that facilitate the growth
of Aurora as a desirable place to do business.
As previously mentioned,the new Zoning By-law will implement the Town’s new Official
Plan.The new Official Plan contains an entire chapter devoted to the “Aurora
Promenade”planning area which runs along Yonge and Wellington Streets.One of the
primary goals of planning for the “Aurora Promenade”was to strengthen the downtown
by putting into place policies which further protect the Town’s heritage resources and
promote appropriate and compatible redevelopment for the urban corridors.It is for
these reasons that the key action item of the Strategic Plan to actively promote and
support a plan to revitalize the downtown is realized.
ALTERNATIVE(S)TO THE RECOMMENDATIONS
This report is for Council information only.
FINANCIAL IMPLICATIONS
Council has allocated funding of $120,000 for the Zoning By-law Review in the 2010
and 2011 Budget (Capital Project No.81004).In 2012 Staff hired a contract planner to
assist in the background research and preparation of the new Zoning By-law.Planning
and Development Services have retained Lehman and Associates to conduct a peer
review of the Zoning By-law.
PREVIOUS REPORTS
Public Planning Report No.PL14-012,dated,February 26,2014.
General Committee Planning Report No.PL13-051,dated,October 15,2013.
General Committee Planning Report No.PL12-053,dated,November 6,2012.
CONCLUSIONS
Planning &Development Services are in the process of reviewing the Town’s Zoning
By-law,which will ultimately result in the presentation of a report to Council
consideration recommending the enactment of a new Zoning By-law for the Town.The
goals of the review are to implement the new Official Plan,replace the current dated By-
law,resolve known issues with the current By-law,to reduce the number of site specific
zones and establish more progressive and up to date By-law standards.Staff will
continue to provide a status update of the review.Public consultation and input into this
process will be ongoing through the review process.
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 17 Page -12
-178 -
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 17 Page -13
-179 -
Infrastructure and Environmental
Services
100 John West Way,
Box 1000,
Aurora,ON L4G 6J1
Phone:905-727-3123 ext.4371
www.e-aurora.ca
MEMORANDUM
DATE:January 13,2015
TO:Mayor Dawe and Members of Council
FROM:Ilmar Simanovskis,Director of Infrastructure and Environmental Services
RE:Correspondence from Regency Acres Public School
Memo 01-15
RECOMMENDED
THAT this memorandum be received for information.
DISCUSSION
The attached correspondence was received from Ms.Martino-Porretta,Principal of Regency
Acres Public School,in support of Report No.IES15-003 “School Travel Planning for
Regency Acres Public School”.
ATTACHMENT
Attachment 1 –Letter from Regency Acres Public School dated January 7,2015
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 18 Page -1
-180 -
January 7,2015
Dear Aurora Town Council,
Thank you so much for listening to our concerns and for coming on a
walkabout around our school catchment area on November 20,2014.Safety
is a big priority for Regency Acres P.S..
I support the recommendations in the report namely,
THAT Report IES15-003 be received;and
THAT three-way stop sign control be installed at the intersection of Willis Drive
and Seaton Drive;and
THAT the necessary by-law be introduced to implement the above
recommendation;and
THAT “No U-TURN”signs be installed for the northbound and southbound
directions of Murray Drive in front of Regency Acres Public School;and
THAT letters be sent to Regency Acres Public School with the General
Committee’s recommendations.
I would also respectfully ask that we continue to look for a solution for the
pathway opening across the school on Murray Drive,as many parents and
student choose to cross in this area rather than walking to the crossing
guards.
Attachment 1
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 18 Page -2
-181 -
We appreciate your continued support of our school and our community and
we look forward to continue working together with you to make Regency
Acres Public School the amazing place it is.
Sincerely,
Cathy Martino-Porretta
Principal
Regency Acres P.S.
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 18 Page -3
-182 -
MEMORANDUM
DATE:January 13,2015
TO:Mayor and Members of Council
FROM:Dan Elliott,Director,Corporate and Financial Services
RE:Ice Storm Claim now Filed
RECOMMENDATIONS
That the memorandum from the Treasurer regarding the status of the claim for Ice
Storm damages to the Province of Ontario be received for information.
This memo is to advise Council that staff finalized the Town’s claim with the Province of
Ontario under the Ice Storm Assistance Program,and submitted same by the deadline of
December 31,2014.
In preparing the claim,over 92 pages of instructions,guidelines and forms were provided by
the Province for staff to review and interpret and to comply with when making the Town’s
claim.In doing so,there appeared to be some inconsistencies within the materials provided
on eligibility and calculation of certain amounts.Staff did their best to follow the guidelines,
forms and formulas.The total claim filed for recovery was $293,809.91,an amount larger
than first estimated by staff.
All claims submitted will be reviewed and audited by a single contractor of the Province,with
recommendations for payment amounts to be made to the Ontario Government.The
Province has suggested that it may take up to two full years now to review,audit,follow-up
and pay all claims.
Due to the inconsistencies of the materials,and the unusual calculations involved,there may
be a sizable discrepancy between the amount claimed and a lower amount actually paid by
the Province to the Town.Accordingly,the cost recovery will be booked to the Town’s
accounts upon confirmation of the actual approved payment amount.At that time,staff will
also advise Council of the payment amount.
Due to strong likelihood of the payment being less than the amount claimed,it would be
premature for the Town to incorporate this funding into its financial planning in any way.
Town of Aurora
Corporate and Financial Services
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 19 Page -1
-183 -
MEMORANDUM
DATE:January 13,2015
TO:Members of Council
RE:Council Proclamation –The Year of Sport in Aurora
RECOMMENDATION
THAT the following be Proclaimed:
PROCLAMATION
WHEREAS His Excellency the Right Honourable David Johnston,Governor General of Canada
proclaimed 2015 the Year of Sport in Canada in a ceremony on Parliament Hill on October 16,2014;
and
WHEREAS the 2015 Year of Sport celebrates the role of sport in our Country and encourages
Canadians to participate and seek the benefits of sports;and
WHEREAS in 2015 Canada will be host to several national and international sporting events such
as:
•The International Ice Hockey Federation World Junior Hockey Championship
•25th Edition of the Canada Winter World Games
•FIFA Women’s World Cup Canada
•2015 Pan and Parapan American Games;and
WHEREAS in 2015 York Region will host the first-ever Pan Am Games Golf Tournament at Angus
Glen Golf Club;and
WHEREAS the Town of Aurora supports and promotes Sport through its Parks and Recreation
programs and relationships with various sports organizations such as:
•Aurora Minor Hockey Association
•The Aurora Tigers
•The Aurora Youth and Soccer Club
•Sport Aurora
•York North Basketball Association
THEREFORE BE IT RESOLVED THAT,on behalf of the Members of Council for the Corporation of
the Town of Aurora,I,Mayor Geoffrey Dawe,do hereby proclaim 2015 as the Year of Sport in
Aurora and urge our citizens and visitors to discover the benefits of Sport by participating in a wide
variety of programs and activities;and
THEREFORE BE IT FURTHER RESOLVED THAT the Proclamation designating the year beginning
January 1,2015,as the ‘Year of Sport in Aurora’be included in the Notice Board.
Town of Aurora
Office of the Mayor
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 20 Page -1
-184 -
MEMORANDUM
DATE:January 13,2015
TO:Members of Council
FROM:Mayor Geoffrey Dawe
RE:Correspondence from the Ministry of Energy –Overview of Initiatives
RECOMMENDATION
THAT Council:
Receive the correspondence for information
Endorse the recommendations
Provide direction
Town of Aurora
Office of the Mayor
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 21 Page -1
-185 -
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 21 Page -2
-186 -
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 21 Page -3
-187 -
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 21 Page -4
-188 -
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 21 Page -5
-189 -
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 21 Page -6
-190 -
General Committee Meeting Agenda
Tuesday,January 13,2015 Item 21 Page -7
-191 -
NOTICE OF MOTION Councillor Tom Mrakas
Date:January 13,2015
To:Mayor and Members of Council
From:Councillor Mrakas
Re:Pilot Project for Left Turn Restrictions at Intersection of Yonge Street and
Wellington Street
WHEREAS traffic congestion at the intersection of Yonge Street and Wellington Street
is an ongoing concern for Aurora residents and businesses;and
WHEREAS the flow of northbound and southbound traffic is significantly impeded
during peak traffic periods due to left turning vehicles;and
WHEREAS many municipalities restrict left-hand turns at high volume intersections
during peak traffic periods as a means to address similar concerns with traffic
congestion;and
WHEREAS in January of 1998,the Region of York instituted–on a trial basis–a “no left
turn”prohibition on Yonge Street at Wellington Street during the AM/PM peak period;
and
WHEREAS the results of this trial prohibition of left turns at Yonge Street and
Wellington Street revealed “…a significant improvement in traffic operations”;
NOW THEREFORE BE IT HEREBY RESOLVED THAT the Regional Municipality of
York be requested to investigate the feasibility of implementing a pilot project for left
turn restrictions to north and southbound Yonge Street at Wellington Street during
AM/PM peak traffic periods for the purposes of addressing traffic congestion at said
intersection;and
BE IT FURTHER RESOLVED THAT the Regional Municipality of York be requested to
provide Aurora Council with a presentation on the feasibility of implementing a pilot
project for left turn restrictions to north and southbound Yonge Street at Wellington
Street during AM/PM peak traffic periods for the purposes of addressing traffic
congestion at said intersection following any such investigation.
General Committee Meeting Agenda
Tuesday,January 13,2015 Notice of Motion (a)Page -1
-192 -
NOTICE OF MOTION Mayor Geoffrey Dawe
Date:January 13,2015
To:Members of Council
From:Mayor Dawe
Re:Street Parking Plan for the Downtown Core
WHEREAS The Town of Aurora recognizes the importance of Yonge Street as a
corridor of business in our historic downtown and is fully committed to ensuring its long-
term commercial sustainability;and
WHEREAS the Town of Aurora initiated a downtown revitalization study for the Yonge
Street and Wellington Street corridors in 2009;and
WHEREAS the Town of Aurora approved the Aurora Promenade Concept Plan and
related Aurora Promenade Secondary Plan in 2010,which included a comprehensive
vision for our historic downtown;and
WHEREAS the Town of Aurora Economic Development Action Plan and Business
Retention and Expansion Strategy emphasize the importance of supporting local
business and revitalizing the downtown;and
WHEREAS the Town of Aurora approved the Community Improvement Plan (CIP)to
support downtown revitalization in 2014;and
WHEREAS the Town of Aurora approved the Aurora Promenade Streetscape Design
and Implementation Plan in 2014 to improve the streetscape design in the downtown;
and
WHEREAS the Town of Aurora will be considering detailed streetscape design options
for Yonge Street through the historic downtown.
NOW THEREFORE BE IT HEREBY RESOLVED that staff be directed to investigate the
feasibility of implementing a street parking plan as per the attached conceptual plan and
to report back to Council as soon as possible.
ATTACHMENT
Attachment 1 –Conceptual Street Parking Plan
General Committee Meeting Agenda
Tuesday,January 13,2015 Notice of Motion (b)Page -1
-193 -
NMäYWELLINGTON
STREET WEST
Kennedy
Street West
Reuben Street
Mosley Street
Tyler Street
Church Street
Kennedy Street East
Kennedy Street EastKennedyStreetWestNMäY
Attachment 1
Tyler Street
Mosley Street
General Committee Meeting Agenda
Tuesday,January 13,2015 Notice of Motion (b)Page -2
-194 -
NOTICE OF MOTION Mayor Geoffrey Dawe
Date:January 13,2015
To:Members of Council
From:Mayor Dawe
Re:Community Radio Station
WHEREAS The Town of Aurora is continually looking to provide new and/or unique
services to its residents;and
WHEREAS The Town of Aurora has recently committed to providing additional program
space for our residents at the renewed Aurora Family Leisure Complex;and
WHEREAS The Town of Aurora has recently been approached by a community group
led by Ferguson Mobbs,to start a non-profit community FM radio station,enlisting all
segments of our community;and
WHEREAS this non-profit community FM radio station would be accessible to the
residents of Aurora to broadcast music,sports,local news and weather on a real time
basis with the focus on all aspects of Aurora;and
WHEREAS the radio station could provide various community organizations (such as
the Royal Canadian Legion,Aurora Skating Club,Aurora Hockey Club,etc.)a program
slot to advise the residents of Aurora of upcoming events and general information on
that organization in an entertaining and engaging format;and
WHEREAS the radio station could be a real time emergency source of critical
information provided by police,fire or other emergency officials and municipal
departments during a snow storm,ice storm or other natural disasters;and
WHEREAS the radio station could provide on-the-spot/satellite coverage of special
Town events such as the Yonge Street Sale,Canada Day,Remembrance Day,
Christmas parade,the opening of new buildings,etc.;and
WHEREAS the radio station could provide a supervised focal point for our youth
through programming by the youth of Aurora;and
WHEREAS training would be provided to all prospective community broadcasters at no
cost to them and no resources requested from the Town of Aurora.
NOW THEREFORE BE IT HEREBY RESOLVED THAT staff be directed to investigate
the feasibility of this proposal and report back to Council as soon as possible.
General Committee Meeting Agenda
Tuesday,January 13,2015 Notice of Motion (c)Page -1
-195 -
TOWN OF AURORA
ADDITIONAL ITEMS
FOR GENERAL COMMITTEE MEETING
Tuesday, January 13, 2015
7 p.m.
Council Chambers
Delegation (a) Mai Somermaa, representing 2351528 Ontario Limited and Aurora-
Leslie Developments Limited; Re: Item 13 – LLS15-002 – Amendment
to Subdivision Approval Conditions (Cash-in-Lieu of Parkland) –
Addison Hall Business Park, 2351528 Ontario Limited and Aurora-
Leslie Developments Limited, 15775 & 15625 Leslie Street, Part of Lots
23 & 24, Concession 3, File: D12-01-14
Item 22 – Memorandum from Director of Infrastructure & Environmental Services
Re: Replacement Page for Item 8 – IES15-003 – School Travel Planning for
Regency Acres Public School
RECOMMENDED:
THAT the memorandum regarding Replacement Page for Item 8 – IES15-003 –
School Travel Planning for Regency Acres Public School be received for information.
Item 23 – Memorandum from Director of Infrastructure & Environmental Services
Re: Replacement Page for Item 9 – IES15-004 – York Public Buyers
Cooperative Fuel Supply Tender Award
RECOMMENDED:
THAT the memorandum regarding Replacement Page for Item 9 – IES15-004 – York
Public Buyers Cooperative Fuel Supply Tender Award be received for information.
Item 24 – Memorandum from Director of Legal & Legislative Services/Town Solicitor
Re: Replacement Page for Item 14 – LLS15-007 – 2015 Insurance
Program Renewal
RECOMMENDED:
THAT the memorandum regarding Replacement Page for Item 14 – LLS15-007 –
2015 Insurance Program Renewal be received for information.
,&n;wE>RA
NAME oF spoKESpERSoN: ltai {eme f, a,&
Legal and Legislative Services
905-727-3123
councilsecretariatstaff@aurora.ca
Town of Aurora
100 John West Way, Box 1000
Aurora, ON L4G 6J'l
DELEGATION REQUEST
This Delegation Request form and any written submissions or background information for
consideration by either Council or Committees of Council must be submitted to the Clerk's office by
the following deadline:
4:30 P.M. ON THE BUSINESS DAY PRIOR TO THE REQUESTED MEETING DATE
COUNCIL/COMMITTEE/ADVISORY COMMITTEE DATE: General Committee, Jan. 13,2015
er rtrr rErrr. Report No. LLS15-002 - Amendment to Subdivision Approval Conditions (Cash-in-LieueL'rJsr-\' t ' of Parkland) - Addison Hall Business Park
NAME OF GROUP OR PERSON(S) BEING REPRESENTED (if applicable):
Laadu.*rv*,
BRIEF SUMMARY OF ISSUE OR PURPOSE OF DELEGATION:
Have you been in contact with a Town staff or Council member
regarding your matter of interest?
+T ansu{a{ tu4 ftra^e.n6'na 6vnq// Co^ai/teL
'LEASE
coMpLErE rHE FoLLowNg: *U l"a*e -
ftVre wt/4 Slaff rcconnenla/7b? ffifq,b
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YES/ Non
Infrastructure and Environmental
Services
100 John West Way,
Box 1000,
Aurora, ON L4G 6J1
Phone: 905-727-3123 ext. 4371
www.e-aurora.ca
MEMORANDUM
DATE: January 13, 2015
TO: Mayor Dawe and Members of Council
FROM: Ilmar Simanovskis, Director of Infrastructure and Environmental Services
RE: Replacement Page for Item 8 – IES15-003 – School Travel Planning for
Regency Acres Public School
Memo 02-15
RECOMMENDED
THAT the memorandum regarding “Replacement Page for Item 8 – IES15-003 –
School Travel Planning for Regency Acres Public School” be received for
information.
COMMENTS
The attached replacement page number 4 of Report No. IES15-003 – School Travel
Planning for Regency Acres Public School is to replace the page included in the agenda
where there is an error on page 4, second paragraph, third line, which mentions “Willis
Drive” rather than “Seaton Drive”.
ATTACHMENTS
Attachment 1: Replacement page no. 4 (agenda page no. 61) for Item 8 – Report No.
IES15-003 – School Travel Planning for Regency Acres Public School
January 13, 2015 - 4 - Report No. IES15-003
Existing Town multi-way stop installation policy would not warrant the installation of the
stop signs at the Seaton Drive and Willis Drive intersection due to the low traffic volumes
on the side street (Willis Drive). However, the school travel planning policy justifies the
installation of these signs in order to provide safer and controlled routes to school.
As for the pathway opening a cross the school on Murray Drive, parents and their
children have the option of eliminating the jaywalking by utilizing the stop controlled
intersections with crossing guards on Murray Drive at Seaton Drive and Glass Drive,
which is suitably located within walking distance of 90 and 120 meters respectively.
Public input and development of recommendations is integrated into the process
used for the travel planning walkabout
Public participation in the development of recommendations is incorporated in the
process through the use of the walkabout that was conducted. It is through this process
that areas of concern are identified and solutions developed. Recommendations of this
report have also been provided to the School Principal for information and distribution to
any other interested parties.
The Town is promoting the school travel policy in local newspapers to increase
awareness and promote walking to school
The Town in coordination with Healthyork has put a full marketing plan for the school
travel planning initiatives and is running a weekly promotional ad campaign in local
newspapers, this is an excellent opportunity to increase the public’s awareness of the
work that has been accomplished between the Town and different stakeholders in
relation to the school travel planning policy within the Town and York region. In addition,
lawn signs promoting the program are also planned and will be available for residents in
the spring if they wish to put in front of their houses.
LINK TO STRATEGIC PLAN
Strategic Plan Goal of Supporting an Exceptional Quality of Life for All
Objective 1: Improve transportation, mobility and connectivity
Examine traffic patterns and identify potential solutions to improve movement and safety
for motorists and pedestrians/students.
Objective 4: Encouraging an active an healthy lifestyle
Develop programs and policies that nurture and contribute to the development of youth.
Continue to develop awareness programs that promote the benefits of recreation in
supporting a healthy lifestyle.
Infrastructure and Environmental
Services
100 John West Way,
Box 1000,
Aurora, ON L4G 6J1
Phone: 905-727-3123 ext. 4371
www.e-aurora.ca
MEMORANDUM
DATE: January 13, 2015
TO: Mayor Dawe and Members of Council
FROM: Ilmar Simanovskis, Director of Infrastructure and Environmental Services
RE: Replacement Page for Item 9 – IES15-004 – York Public Buyers
Cooperative Fuel Supply Tender Award
Memo 03-15
RECOMMENDED
THAT the memorandum regarding “Replacement Page for Item 9 – IES15-004 – York
Public Buyers Cooperative Fuel Supply Tender Award” be received for information.
COMMENTS
The attached replacement page number 2 of Report No. IES15-004 – York Region Public
Buyers Cooperative Fuel Supply Tender Award is to replace the page included in the
agenda where there is incorrect information in Table 1, Tender Summary which lists
Ultramar Ltd. being the second bidder rather than Canada Clean Fuels Incorporated.
ATTACHMENTS
Attachment 1: Replacement page no. 2 (agenda page no. 71) for Item 9 – Report No.
IES15-004 – York Public Buyers Cooperative Fuel Supply Tender Award
January 13, 2015 - 2 - Report No. IES15-004
This report outlines the results of a recent tender for the supply of various fuel products
typically used by the municipality. The Town of Aurora’s requirements are for the
uninterrupted provision of Ethanol (10%) Blended Gasoline, No. 1 Ultra Low Sulphur Diesel
fuel and B10 Diesel Fuel to be delivered to the Works Yard at 9 Scanlon Court.
COMMENTS
The Regional Municipality of York on behalf of the Co-op issued Bid Number CRFT 2014-
07 for Supply & Delivery of Gasoline and Diesel Fuels and closed the bid on November 18,
2014.
The contract period is from January 1, 2015 to December 31, 2019.
Fuel Price Evaluation
Fuel pricing is based on a daily wholesale rack price which is determined by various
industry agencies. As this commodity experiences regular price fluctuations, the fuel
purchase contract is based on the referenced daily wholesale rack price at time of
purchase. To allow for a fair tender evaluation process, the form of tender identified a fixed
wholesale rack rate. The bidders have based their pricing submissions on this fixed rack
price and have added their fixed mark-up costs and taxes to develop the total cost per litre
to the municipalities. Table No. 1 summarizes the two lowest bids based on the total
quantity of fuel that is estimated to be used throughout the three year term of the contract.
Table 1, Tender Summary
Fixed
Wholesale
Rate
($/litre)
Bidder’s
Adjusted
Rate
($/litre)
5 year
volume
(L)
Contract Value for
Evaluation
Purposes Only
Valero Energy Inc.
Ethanol (10%)
Blended Gasoline
$0.7290 $0.7198 500,000 $359,900.00
#1 Diesel Ultra
Low Sulphur
$0.8140 $0.7984 600,000 $479,040.00
B10 Diesel Fuel $0.7290 19,000 -
Total (5-Year) $359,900.00
Canada Clean Fuels Incorporated
Ethanol (10%)
Blended Gasoline
$0.7290 $0.7290 500,000 $364,500.00
#1 Diesel Ultra
Low Sulphur
$0.8140 $0.7980 600,000 $478,800.00
B10 Diesel Fuel $0.7290 $0.7390 19,000 $14,041.00
Total (5-Year) $512,554.18
MEMORANDUM
DATE: January 13, 2015
TO: Mayor and Members of Council
FROM: Warren Mar, Director of Legal & Legislative Services/Town Solicitor
RE: Replacement Page for Item 14 – LLS15-007 – 2015 Insurance Program
Renewal
RECOMMENDATIONS
THAT the memorandum regarding “Replacement Page for Item 14 – LLS15-007 –
2015 Insurance Program Renewal” be received for information.
COMMENTS
A correction to page 4 of report LLS15-007 has been issued regarding the calculation of
what the Town’s 2015 insurance premium would be if the deductible was raised to $50,000
(instead of the current $10,000). The previous version incorrectly noted that it would be a
premium increase of 1.7% compared to 2014; this should have a read that it would be a
premium decrease of 1.7% compared to 2014. The corrected sentences are shaded in gray
for your reference.
ATTACHMENTS
Attachment 1: Replacement page no. 4 (agenda page no. 104) for Item 14 – LLS15-007 –
2015 Insurance Program Renewal
100 John West Way
Box 1000
Aurora, Ontario
L4G 6J1
Phone: 905-727-3123 ext. 4758
Email: wmar@aurora.ca
www.aurora.ca
Town of Aurora
Legal & Legislative Services
January 1 3, 2015 - 4 - Report No. LLS15-007
2. Excess Liability increased by $18,300:
a) Market conditions for Ontario municipalities (loss trends, joint & several
Liability) have resulted in $18,300 of additional premiums.
3. Owned Automobile increased by $1,644:
a) An average 4% rate increase was applied to all scheduled vehicles;
b) 3 additional vehicles were added to the policy.
4. Property premium has increased by $5,331:
a) The Property rate has increase slightly from last term, from a factor of
$0.062 to a factor of $0.0715 (this factor is assessed against the total
value of the Town’s property and facilities (excluding automobiles), then
divided by 100 to determine the premium).
Opportunity for Premium Decrease
BFL has again noted that there is an opportunity for the Town to decrease its total
insurance premium costs if the deductible amount is raised to either $25,000 or
$50,000.
According to BFL, if the deductible is raised to $25,000, the total insurance premium for
2015 will be $543,578. This would limit the overall premium increase to $28,070 or
5.4% compared to 2014.
If the deductible is raised to $50,000, the total insurance premium for 2015 will be
$506,825. This is an overall premium decrease of $8,683 or -1.7% compared to 2014.
INSURANCE DEDUCTIBLE 2015 INSURANCE PREMIUM (excluding PST)
$10,000 $574,073
$25,000 $543,578
$50,000 $506,825
In order to evaluate whether or not it made financial sense to increase the Town’s
deductible, Town staff undertook a detailed analysis in 2014 of the Town’s insurance
claims from 2011, 2012, and 2013 and applied a higher deductible of $25,000 and
$50,000.
As part of that analysis, staff looked at all of the costs expended in addressing
insurance claims. This included:
• fees for the adjuster;
• external legal counsel;
• settlement costs where it is determined that the Town is at fault;
TOWN OF AURORA
GENERAL COMMITTEE REPORT No. LLS15-008
SUBJECT: Highland Gate Golf Club – One-Foot Reserves
FROM: Warren Mar, Director of Legal & Legislative Services/Town Solicitor
DATE: January 13, 2015
RECOMMENDATIONS
THAT report LLS15-008 be received for information; and
THAT staff place additional information about the Highland Gate Golf Club property on
the Town’s website as new information is obtained.
PURPOSE OF THE REPORT
The purpose of this report is to provide Council with information regarding the existence of one-
foot reserves within and adjacent to the Highland Gate Golf Club property.
BACKGROUND
The Highland Gate Golf Club and associated golf course property (“Highland Gate”) has existed
since 1931, from Yonge Street in the east to Bathurst Street in the west, lying south of Kennedy
Street West. Over time, the original golf course has shrunk and been subjected to infill
development, which has shaped the present-day course. The current municipal address is 21
Golf Links Drive.
In the 1980s Highland Gate experienced significant development over multiple phases and
multiple subdivision plans that created the residential areas that exist through the middle of the
golf course (as shown on Figures 2A, 2B, 3A, and 3B). Through a development corporation
called Granada Investments Inc., residential development occurred along the newly-created Golf
Links Drive, Timberline Trail, Cranberry Lane, and other adjacent new roadways. According to
Town records, these phases occurred from 1980 until 1987, leaving the development within the
golf course lands how it looks today. During this period of development, most of the one-foot
reserves were established, joining existing one-foot reserves that were placed earlier in time (the
1960s) that abut the stub-end of roads that end on the northeast and southeast portion of the golf
course (e.g., at the end of Highland Court and Eldon Crescent). All of these one-foot reserves
are shown on Figures 4A and 4B.
In the early 1990s Granada Investments Inc. submitted plans and applications (which were later
taken over by Kingridge Investments) to further infill certain portions of Highland Gate that were
January 13, 2015 - 2 - Report No. LLS15-008
not developed in the 1980s. This included plans for a portion of the golf course north of the road
known as Highland Gate adjacent to Bathurst Street; along Murray Drive across from Trillium
Drive; and between Marsh Harbour and Cranberry Lane. In 1991, after hearing from the
applicant and residents in the area, Council decided not to approve further development until
certain golf course design and planning matters could be addressed and it could be assured that
the golf course could still function properly with the additional development. Council also
declared that the existing one-foot reserves would remain in place.
Well into 1992, the developer continued to work with the Town to address the concerns raised by
Council and staff. Thereafter, development sputtered to a halt (as the Toronto-area real estate
market was in severe decline and reaching its nadir at this time), and the Town’s file related to
this residential development at Highland Gate was closed in 1995.
According to Land Registry Office records, ClubLink is the current owner of Highland Gate,
having purchased the property in 1997. In 2004, applications were submitted to construct a new
clubhouse and parking lot for Highland Gate, at its current location on Golf Links Drive.
The above is a brief summary of how development has proceeded at Highland Gate in the recent
past. There are currently over 20 file boxes being stored by the Town related to all of the above
development.
ClubLink recently announced that as of November 9, 2014, Highland Gate was permanently
closing. On November 25, 2014, Council adopted the following resolution:
“THAT staff be directed to provide information regarding the one-foot reserve around the
Highland Gate Golf Course.”
As staff were researching the title and property issues of the golf course, it was discovered that
certain transfers recently occurred on the Highland Gate lands. The entire golf course is made
up of a complicated set of over a dozen individual parcels of land, as recorded by the Land
Registry Office.
After further discussions with ClubLink, in late December 2014 staff were informed that ClubLink
has an agreement in place to sell a 50% interest in the Highland Gate lands to Geranium
Corporation, and ClubLink and Geranium Corporation will be jointly proceeding with residential
development in Highland Gate. This was announced publicly on December 23, 2014. Title to
the entire Highland Gate lands will be held by a holding company/trustee by the name of Aurora
(HGD) Inc. These transfers of title and ownership are currently underway.
To date, there has been no application filed with the Town to develop the Highland Gate golf
course lands. Staff will keep Council and the public informed as matters progress on the site.
January 13, 2015 - 3 - Report No. LLS15-008
COMMENTS
The Legal Nature of One-Foot Reserves
One-foot reserves along public highways or at the end of public highways are a common
planning tool used by municipalities in order to control access and development, and enable
municipalities to require that developers enter into the appropriate development agreements and
installation of services before building permits are issued.1 Once construction is completed,
occupancy is granted by the municipality and underlying services are assumed, at which point
the one-foot reserves usually become part of the public highway and municipal street.2 One-foot
reserves are basically a way to guide development and ensure that it occurs in an appropriate
fashion, according to established plans, guidelines, and provincial policies.
While municipalities have been able to uphold the use of one-foot reserves in court as a proper
planning tool, the use of one-foot reserves is subject to certain rules, as established in case law.
As far back as 1965, Ontario courts have recognized that the use of one-foot reserves has
limitations. For example, the Ontario High Court of Justice ruled that restricting access over a
one-foot reserve, taken as part of a road expropriation, cannot be used to extract funds from
adjacent landowners to offset the cost of such roadway service works.3
More recently, a 2004 case at the Ontario Superior Court of Justice outlined what considerations
a municipality must have when determining when to remove a one-foot reserve. The facts in the
case of Ontario Mission of the Deaf v. The Corporation of the City of Barrie 4 are summarized
as follows:
The Ontario Mission of the Deaf (the "Mission") owned a large tract of land in the City of
Barrie (the "City"). The Mission planned to develop the southerly piece of the land as a
facility for the long-term care of the deaf, and another portion as a residential subdivision. A
portion of lands north of the subdivision was to be dedicated to the City as environmentally
protected property. This gave rise to a dispute between the Mission and the City. In 2003,
the Ontario Municipal Board decided that there was no planning justification for connecting
the approval of the facility for the deaf to dedication of the environmentally protected lands,
and granted site plan approval for the long-term care facility. Along the western boundary of
the site for the long-term care facility, the City had a 0.3 metre (one-foot) reserve that
separated the site from access to a municipal roadway and to the municipal services beneath
the road. The Mission required access over the one-foot reserve in order to construct its
long-term care facility. However, after losing at the Ontario Municipal Board, the City decided
to use its rights over the one-foot reserve as leverage regarding the environmentally
protected lands, and refused to lift the reserve until the size of the environmentally protected
1 829972 Ontario Ltd. v. Woodstock (City), [1992] O.J. No. 619. 2 Bost Properties Inc. v. Highland West Developments Inc., [2002] O.J. No. 477 at para. 21. 3 Re Wasserman and City of Hamilton, [1965] 2 O.R. 660-665. 4 [2004] O.J. No. 1269 (hereinafter “Ontario Mission”).
January 13, 2015 - 4 - Report No. LLS15-008
lands was settled.5
The Court eventually determined that the City was not allowed to use its one-foot reserve in
this manner. As stated by Justice Marchand:
“Truly, the municipality is wrong in its position that as an ‘owner’ of the lands, they
reserve to themselves an absolute right as to the time and place when such is to be
disposed. This one foot reserve was acquired by the municipality to serve the
aforementioned purpose [to ensure the orderly development of land].
…
The use of a [0.3] metre reserve is appropriate only for the purpose of ensuring that
uncontrolled development which amounts to bad planning be prevented. They ought
not to be used as a form of ‘trump’ to set aside Board decisions made on the planning
merits of a case.
In exercising discretion, a Minister of the Crown or a municipality must base any
decision upon a weighing of considerations pertinent to the object of the
administration. There is no such thing as: . . . absolute or untrammeled discretion, that
is, action can be taken on any ground or for any reason that can be suggested to the
mind of the administrator; no legislative Act can, without express language, be taken to
contemplate an unlimited arbitrary power exercisable for any purpose, however
capricious or irrelevant, regardless of the nature or purpose of the statute.
I also find that as the refusal to lift the 0.3 metre reserve is not absolute, and as it must
be discretionary, such exercise of discretion must be based upon proper principles and
must not be influenced by extraneous irrelevant and collateral consideration.
Even where the legislation describes the authority to be exercised as being in the
decision maker's ‘absolute discretion’, the exercise must still be based on relevant
considerations, must not be arbitrary and must be made in good faith.
…
Even where the courts have declined to order a municipality to lift a 0.3 metre reserve,
the courts have acknowledged that there are limitations on a municipality's discretion
in deciding whether or not to lift a reserve. Thus, the courts inquire as to whether the
municipality has acted in bad faith, whether its decision is reasonable or arbitrary and
whether the land owner has complied with the requirements of the municipality.”6
Therefore, based on the Ontario Mission case and other existing case law, a municipality
exercising its discretion to lift a one-foot reserve cannot make its decision in bad faith, for
arbitrary reasons, or for extraneous, irrelevant, or collateral considerations that have nothing
5 Ibid, at paras. 1 to 8, and case summary. 6 Ibid, at paras. 17 to 21 and para. 24.
January 13, 2015 - 5 - Report No. LLS15-008
to do with relevant planning principles.
A final note is that the Ontario Municipal Board does not have jurisdiction to order a
municipality to lift a one-foot reserve – this must be done through the Superior Court of
Justice.7 Practically speaking, using a one-foot reserve to frustrate a developer after a
municipality loses planning arguments at the Board would likely be seen by the Court as an
inappropriate attempt to set aside or frustrate the Board’s decision.
One-Foot Reserves in Highland Gate
The Highland Gate property contains multiple one-foot reserves, as shown on Figures 4A and
4B. Generally, the one-foot reserves on the eastern portion of Highland Gate are at the end
of stub roads that would otherwise lead onto the golf course. On the western portion of
Highland Gate, the one-foot reserves lie along stretches of Timberline Trail, Cranberry Lane,
and Marsh Harbour.
ALTERNATIVE(S) TO THE RECOMMENDATIONS
None.
FINANCIAL IMPLICATIONS
None.
CONCLUSIONS
One-foot reserves do exist within Highland Gate, but their use as “leverage” in any future
development of the lands cannot be heavy-handed or arbitrary. The purpose of one-foot
reserves as a planning tool is to enable municipalities to control access and development on the
adjacent lands. The courts have ruled that a municipality exercising its discretion to lift a one-
foot reserve cannot make its decision in bad faith, for arbitrary reasons, or for extraneous,
irrelevant, or collateral considerations that have nothing to do with relevant planning
principles.
ATTACHMENTS
Figures 1A and 1B: 1971 Aerial Photos of Highland Gate
Figures 2A and 2B: LSRCA Regulation Limit and Hydrologically Sensitive Areas
7 Middlesex Centre (Township) Official Plan Amendment One Foot Reserve (Re), [1999] O.M.B.D. No. 632 at
paras. 2 and 15.
January 13, 2015 - 6 - Report No. LLS15-008
Figures 3A and 3B: Existing Subdivision Plan Overlay – Highland Gate
Figures 4A and 4B: One-Foot Reserves – Highland Gate
PRE-SUBMISSION REVIEW
Chief Administrative Officer – January 8, 2015
Prepared by: Warren Mar, Director of Legal & Legislative Services/Town Solicitor, ext.
4758.
__________________________ ____________________________
Warren Mar Neil Garbe
Director of Legal & Legislative Chief Administrative Officer
Services/Town Solicitor
70m
25m
UV404
St John's Sdrd
WellingtonSt W Wellington St E
Henderson Dr Vandorf SdrdBathurst StYonge StYonge StBloo mington R dBayview AveLeslie StLeslieStHwy 404Hwy 404Bathurst StHighland Golf Course Property
TOWN OF A URORAAIR PH OTOS 1971
Figure 1A
UV404
St John's Sdrd
WellingtonSt W Wellington St E
Henderson Dr Vandorf SdrdBathurst StYonge StYonge StBloo mington R dBayview AveLeslie StLeslieStHwy 404Hwy 404Bathurst StHighland Golf Course Property
TOWN OF A URORAAIR PH OTOS 1971
Figure 1B
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25m
Golf Links Drive
Kennedy Street West
Fairway Drive
Murray DriveCossar Drive Brookland AvenueYonge StreetNisbet DriveDodie Street
Glenview Drive
Stoddart DriveGeorge StreetHighland CourtTemperance StreetBanbury CourtDevlin Place
Ransom StreetGeorge StreetO
R2
R1
R2
R1
R5
EP
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EP
R2-1
I-17
O
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R2
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EP
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R1-17
R6-16
R2
I
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C4-23
R1-21
C4
R3
C4-4
R5-6
C2R5-28
Zones
LSRCA Regulation Limit
Schedule B Key Natural Heritage Features & Hydrologically Sensitive Areas
tu Oak Ridges Moraine
Water Features
Figure 2A
tututututututututututututututututututututututututututututututututututututututututututututu34m
C r a n b e r ry L a n e
Seaton DriveT i m b e r l i n e T r a i l
Glass Drive
Willis Drive
T rilliu m D riv e
Murray DriveBathurst StreetMarsh HarbourCorner Ridge Road
Petch CrescentHighland CourtDevlin Place
Knowles CrescentKnole Haven DriveO w l's F o o t C re s c e n tSimmons CrescentLittle Erika WayHighland Gate
Holman CrescentPatrick Drive
Pinehurst Court
Greenlefe CourtTeasdale CourtI
r
onshor
e Cour
t Spygl
ass Cour
t
Murray Drive
O
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R2
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I
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O
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EP-16(ii)R2-17
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R2-28
R2-36
Figure 2B
Zones
LSRCA Regulation Limit
Schedule B Key Natural Heritage Features & Hydrologically Sensitive Areas
tu Oak Ridges Moraine
Water Features
70m
25m
Plan M-2034
Plan M-2034Plan M-2035
YR CP 6 92
65M-2441
Plan M-2035Plan M-2035 Plan M-2034
Golf Links Drive
Kennedy Street West
Fairway Drive
Murray DriveCossar Drive Brookland AvenueYonge StreetNisbet DriveDodie Street
Glenview Drive
Stoddart DriveGeorge StreetHighland CourtTemperance StreetBanbury CourtDevlin Place
Ransom StreetGeorge StreetFigure 3A
M-Plan Boundary
Parcels
34m
65M-2358
65M-2391 65M-2336
65M-2336
65M-2198
65M-2391
Plan M-2035
Plan M-2035
65M-2215
65M-2358
65M-2259
65M-2259
65M-2336
65M-2198
65M-2259
Plan M-2035
65M-2198
Plan M-2035
Plan M-2035
Plan M-2035
C r a n b e r ry L a n e
T i m b e r l i n e T r a i l
Seaton DriveKennedy Street West
T rilliu m D riv e
W i l l i s D r i v e Murray DriveBathurst StreetGla
s
s D
riv
eMarsh HarbourCorner Ridge Road
Highland CourtPetch CrescentDevlin PlaceKnole Haven DriveDeerhorn CrescentO w l's F o o t C re s c e n tSimmons CrescentLittle Erika WayHighland Gate
Pinehurst Court
Greenlefe CourtTeasdale CourtI
r
onshor
e Cour
t Spygl
ass Cour
t
Murray Drive
Glass DriveFigure 3B
M-Plan Boundary
Parcels
70m
25m
Golf Links Drive
Kennedy Street West
Fairway Drive
Murray DriveCossar Drive Brookland AvenueDodie Street
Nisbet DriveGlenview Drive
Yonge StreetStoddart DriveGeorge StreetHighland CourtTemperance StreetBanbury CourtDevlin Place
Ransom StreetGeorge StreetFigure 4A
1 ft Reserve
Parcels
Highland GolfCourse Property
ttttttttttttttttttttttttttttttttttttttttttttttC r a n b e r ry L a n e
T i m b e r l i n e T r a i l
Seaton DriveKennedy Street West
Bathurst StreetT rilliu m D riv e
W i l l i s D r i v e Murray DriveGlass DriveMarsh HarbourCorner Ridge Road
Highland CourtPetch CrescentDevlin PlaceKnole Haven DriveDeerhorn CrescentO w l's F o o t C re s c e n tSimmons CrescentLittle Erika WayHighland Gate
Pinehurst Court
Greenlefe CourtTeasdale CourtI
r
onshor
e Cour
t Spygl
ass Cour
t
Murray Drive
Glass DriveFigure 4B
1 ft Reserve
Parcels
Highland GolfCourse Property