AGENDA - Public Planning - 20120523PUBLIC RELEASE
May 18, 2012
THE TOWN OF AURORA
SPECIAL COUNCIL – PUBLIC PLANNING
MEETING AGENDA
Wednesday, May 23, 2012
7:00 p.m.
Council Chambers
I DECLARATIONS OF PECUNIARY INTEREST
II APPROVAL OF AGENDA
RECOMMENDED:
THAT the agenda as circulated by the Customer and Legislative Services
Department be approved.
III PLANNING APPLICATIONS
IV READING OF BY-LAW
RECOMMENDED:
THAT the following listed confirming by-law be given first, second, and
third readings and enacted:
5435-12 BEING A BY-LAW to Confirm Actions by Council pg. 24
Resulting from Special Council – Public Planning
Meeting on May 23, 2012
V ADJOURNMENT
Special Council – Public Planning Meeting Agenda
Wednesday, May 23, 2012
Page 2 of 3
AGENDA ITEMS
1. PL12-023 – Application to Amend the Zoning By-law pg. 1
The Bungalow Inc.
78 Wellington Street East
File: D14-04-12
RECOMMENDED:
THAT report PL12-023 for the Application to Amend the Zoning By-Law,
File D14-04-12, The Bungalow Inc., be received; and
THAT comments presented at the Public Planning meeting be addressed
by the Planning and Development Services Department in a
comprehensive report outlining recommendations and options at a future
General Committee meeting.
2. PL12-024 – Applications to Amend the Official Plan and pg. 8
Zoning By-Law
Alan and Janet Grills
720 Wellington Street West
Block 55, 65M-2660 and Part of Lot 2, Registered Plan 379A
Files: D09-03-11 and D14-14-11
RECOMMENDED:
THAT report PL12-024 be received; and
THAT Application to amend the Official Plan File D09-03-11 (Alan and
Janet Grills) be approved to amend the Suburban Residential policies on
the subject lands to permit the future creation of one residential lot fronting
Marksbury Court and to reduce the lot area minimums; and
THAT Application to amend the Zoning By-law File D14-14-11 (Alan and
Janet Grills) be approved to rezone the subject lands from “Holding (H)
Zone” to a site specific “Detached Dwelling Second Density (R2) Zone”
and “Detached Dwelling First Density Residential (R1) Zone” to permit the
future creation of one residential lot fronting Marksbury Court and to
permit the existing residential lot; and
THAT (2) two units of servicing capacity be allocated to the Official Plan
Amendment application Zoning By-law application Files D09-03-11 and
D14-14-11; and
Special Council – Public Planning Meeting Agenda
Wednesday, May 23, 2012
Page 3 of 3
THAT subject to Committee of Adjustment approval for consent to sever
and cross servicing easements, Council authorize the Mayor and Clerk to
execute a Development Agreement in satisfaction of any related
conditions of approval, together with any other ancillary agreements to
give effect to same; and
THAT By-laws to adopt the Official Plan Amendment and approve the
implementing Zoning By-law Amendment be presented at a future Council
meeting for enactment.
THE TOWN OF AURORA
ADDITIONAL ITEMS
FOR SPECIAL COUNCIL – PUBLIC PLANNING
MEETING
Wednesday, May 23, 2012
Correspondence from Helen Lepek, Lepek Consulting Inc.
Re: Additional Information
Re: Item 2 – PL12-024 – Applications to Amend the Official Plan and
Zoning By-law
Alan and Janet Grills
720 Wellington Street West
Block 55, 65M-2660 and Part of Lot 2, Registered Plan 379A
Files: D09-03-11 and D14-14-11
RECOMMENDED:
THAT the correspondence from Helen Lepek, Lepek Consulting
Inc., be received for information.
LEPER CONSULTING INC.
LAND USE PLANNING AND DEVELOPMENT CONSULTING
Helen Lepek, Hon. B.A., M.C,LP., R.F.P.
May 23, 2012
e-mail
Clerk's Department
Town of Aurora
100 John West Way
Aurora, Ontario L4G 6J1
Attn: C. Janzen
Re: Official Plan Amendment & Zoning By-law Amendment Application
720 Wellington Street West
Town of Aurora
Block 55 Plan 65M-2660 and Pt. Lot 2 R.P. 379A Public Meetin Ma 23 2012
l would appreciate it if the attached information is provided to the Mayor, Council and
members of the public for tonight's meeting.
Thanks so much.
Yours truly,
LEPEK CONSULTING INC.
Q;4zA--
Helen Lepek, M.C.I.P., R.P.P.
encl.
copy: A. & J. Grills
T. Kent
C. Celebre
2 Edith Drive Suite 503 Toronto, ON M4R 2H7
tel. — (416)485-3390 fax (416) 485-9464
LEPEK CONSULTING INC.
LAND USEPLANNING AND DEVELOPMENT CONSULTING
Helen Lepek Hon. 8.A., M.GLP., R.P.P.
May 9, 2012
e-mail
Planning Department
Town of Aurora
100 John West Way
Aurora, Ontario L4G 631
Attention: Ms. Cristina Celebre
Re: Official Plan Amendment & Zoning By-law Amendment Application
Response to Public Meeting Comments February 22, 2012
720 Wellington Street West
Town of Aurora
Block 55 Plan 65M-2660 and Pt. Lot 2 R.P. 379A
This is in response to the issues raised at the Public Meeting held on February 22, 2012.
As you are aware, I filed a planning justification which examined the policy context and
conformity to official plan policies, Provincial policy and generally accepted planning
principles.
The residents, as is expected, have focused on specific "micro" impact issues. During
the Public meeting, I addressed these in my comments and we have given them
additional consideration since that time. I will repeat them in this letter.
First of all, I want to re-emphasize that The Provincial Policy Statement clearly
promotes the efficient use of lands, services, and resources. Where there are
opportunities to promote infill in a manner that is not contrary to the public interest,
it is encouraged. This is certainly such a case. There are piped municipal services.
The proposal is for an additional residence on a property which is 0.6 hectares. This is
a single family house proposed on a single famil street.
1. Driveway elevation(grading) and retaining walls.
• The siting of the house is such that it will be setback from the street and nestled
in amongst trees.
• The driveway will have the same 6 metre (20 foot) width as every other
driveway on Marksbury.
2 Edith Drive Suite 503 Toronto, ON M4R 2H7
tel. -- (416)485-3390 fax (416) 485-9464
r The change in grading is not S feet, but rather 2 feet as clearly indicated by the
project engineer in his presentation at the February 22, 2012 meeting. The
percentage of slope meets (does not exceed) generally accepted engineering
and Town of Aurora standards.
• The Grills have never added fill to this property. The grades are as they were
when they purchased over 11 years ago.
• The retaining wall will be Risi stone, not gabion rock and mesh and it will not be
visible from the street.
• The driveway design meets all Town and accepted civil engineering standards. It
was reviewed and approved in principle by a Town engineer rp for to the
application being filed.
2. Traffic Safety
: Residents had expressed fears about vehicles leaving the driveway (because of
driveway grades) so that the car's front would not be level with the street and
the driver would need to accelerate to enter Marksbury. The attached cross-
section clearly indicates that the "nose" of the car will be level with Marksbury
Court and have clear sight lines and visibility. We understand that most
people's expectation would be that the car would not be level, but the driveway
design has taken this issue into consideration and clearly shows a safe entry on
to the street.
3. Removal of the Guard Rail
No information about the reason for a guard rail.in this location was able to be
found in the Town's file on this project.
• The project engineer and the Town's engineer have confirmed that this type of
cul de sac and grade change does not warrant the installation or maintenance of
a guard rail according to generally accepted engineering standards.
• The intention, however, is to maintain the guard rail and provide a break in it for
the driveway and lot frontage.
4. Zoning and Pro ert Use -home based business
• The application is for exactly the same zoning as the lots on Marksbury Court.
(R2)
• This lot will meet all the same zoning standards that the lots on Marksbury
enjoy.
2
This new house and the existing house on Wellington St. West have the same
permission for home business that every other residential property has in
Aurora. According to the general provisions in the Town's zoning by-law,
Section 6.2 allows home based businesses in accordance with, strict policies.
There is no intention, nor has there been, for any home -based, other than the
Grills work as consultants/and professionals. The actual work is conducted
outside the home. There are no employees or clients coming to the property.
There is no manufacturing or warehousing of products. There is no intention of
creating a driveway from Wellington Street extending to Marksbury Court. in
fact, any future opportunity for such a driveway will be ended when a house is
constructed on the new lot. The new house will mean that no through road can
be constructed.
5. Grading and Drainage
Detailed storm water management plans have been prepared and reviewed by
Town. There are no objections from Town staff.
The Ontario Building Code requires that there is no increase in run-off affecting
neighbouring properties. This principle has been implemented in the storm
water management plans.
6. Loss of Trees
The Grills have planted several trees on the property over the years. They
intend for this to remain a treed property.
Since the Public Meeting, there has been a review of the building siting to see if
any additional trees could be saved. The house "breezeway" between the
garage and house has been reduced in width and the house has been moved
slightly forward. The revised preliminary site plan is attached.
• As a result, the setback to the rear lot line on Lot 8 Wellington Heights is
increased from 1.34 to 2 metres. The rear yard setback of the proposed new
house has been increased from 7.55 metres to 7.85 metres. The impact of this
change is:
a) trees 69, 79, 81, 81A will hopefully now not be affected by the
construction.
b) tree 70 will not be injured.
c) There is a possibility now that Tree 69 may also be able to be preserved.
• Overall impact: 3 to 4 additional trees will be saved and one less tree injured.
• A total of 6-7 trees will be removed as a result of the construction. The Town's
Parks Department will require a detailed tree protection plan and landscaping
plan as a condition of consent to sever.
7. Character of the Area unencumbered views effect on land values.
• There is nothing in this proposal that will de -stabilize this neighbourhood"/
change the character. Will the street be different? —yes, minimally, by the
addition of a single new house. Will the character be changed? —no, it will still
be a single family residential neighbourhood.
Planning is the management of change. Over time, things change. No one is
guaranteed a view in perpetuity, especially on a street where houses have been
built only on one side of the street and the zoning is "H"(Molding) indicating that
future development is anticipated.
The character of the area is a low density single family residential area. The R2
zoning allows a typical lot with 15 metres frontage and a lot area of 460 square
metres. The lots on Marksbury average 15 metres and 35 metres depth_ (525
square metres). This lot will have a frontage of 14 metres (as per the by-law
definition), but an actual frontage greater than 15 metres around the bulb of
the cul de sac. The total lot area of the new lot will be over 1100 square metres
—twice the typical lot size.
• In fact, it can be argued that this proposal will serve to more securely confirm
the character of the neighbourhood. Aurora is required under Provincial
policies to intensify and accept additional growth. By severing the existing
2500 square metre (0.6 acre) lot into two and building this additional home, the
opportunity to do a land assembly along Wellington including this lot, will end.
A new, beautiful single family home will be built on the rear portion of 720
Wellington, closing out the opportunity for a higher density proposal abutting
Marksbury in this location. In fact rather than de -stabilizing, this proposal will
serve to stabilize this street. In terms of a precedent, it is the best kind of
precedent for any future development —a very large single family lot.
• A single beautiful house added to this cul de sac will not devalue these homes.
if the proposal were to build townhouses, or low rise apartments, certainly that
would be the case. This is a compatible land use. The zoning standards and lot
sizes are being met/exceeded except for the frontage which is on metre less
than the other lots —based on definition only.
This proposal has been reviewed by all Town Departments and found to be acceptable.
It has been reviewed by the Region of York who has no objections. Detailed
environmental studies have been completed as required by the Oak Ridges
Conservation Act and Plan.
4
In short, no stone has been left unturned. This proposal has merit under provincial,
regional, and local plans and policies. It will serve to stabilize this part of Marksbury,
through the construction of a beautiful single family residence on a very large lot.
Yes, this proposal represents a change, but it is a change that has merit and we hope
that Council will in its wisdom will approve the proposal.
Yours truly,
LEPEK CONSULTING INC.
Helen Lepek, M.C.I.P., R.P.P.
encl.
copy: A. & J. Grills
T. Kent
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