AGENDA - Public Planning - 20160127SPECIAL COUNCIL
PUBLIC PLANNING
MEETING AGENDA
WEDNESDAY,JANUARY 27,2016
7 P.M.
COUNCIL CHAMBERS
AURORA TOWN HALL
PUBLIC RELEASE
January 22,2016
TOWN OF AURORA
SPECIAL COUNCIL -PUBLIC PLANNING
MEETING AGENDA
Wednesday,January 27,2016
7 p.m.
Council Chambers
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.PLANNING APPLICATIONS
4.READING OF BY-LAW
RECOMMENDED:
THAT the following confirming by-law be given first,second,and third readings
and enacted:
5805-16 BEING A BY-LAW to Confirm Actions by Council Resulting pg.29
from Special Council –Public Planning Meeting on
January 27,2016.
5.ADJOURNMENT
Special Council -Public Planning Meeting Agenda
Wednesday,January 27,2016 Page 2 of 2
AGENDA ITEMS
1.PDS16-004 –Applications for Official Plan Amendment and pg.1
Zoning By-law Amendment
Metropolitan Square Inc.
180,190 and 220 Wellington Street East
Lot 81,Concession 1,EYS
File Numbers:OPA-2015-05 and ZBA-2015-15
RECOMMENDED:
THAT Report No.PDS16-004 be received;and
THAT comments presented at the Public Planning meeting be addressed by
Planning &Development Services in a comprehensive report outlining
recommendations and options at a future General Committee meeting.
2.PDS16-005 –Application for Zoning By-law Amendment pg.18
Frank Luciani
340 Ridge Road
Part of Lot 73,Concession 1
File Number:ZBA-2015-13
RECOMMENDED:
THAT Report No.PDS16-005 be received;and
THAT comments presented at the Public Planning meeting be addressed by
Planning &Development Services in a comprehensive report outlining
recommendations and options at a future General Committee meeting.
TOWN OF AURORA
PUBLIC PLANNING MEETING REPORT No.PDS16-004
SUBJECT:Applications for Official Plan Amendment and
Zoning By-law Amendment
Metropolitan Square Inc.
180,190 &220 Wellington Street East
File Numbers:OPA-2015-05 and ZBA-2015-15
FROM:Marco Ramunno,Director of Planning &Development Services
DATE:January 27,2016
RECOMMENDATIONS
THAT Report No.PDS16-004 be received;and
THAT comments presented at the Public Planning Meeting be addressed by
Planning &Development Services in a comprehensive report outlining
recommendations and options at a future General Committee Meeting.
PURPOSE OF THE REPORT
The purpose of this report is to provide Council with background information and details
related to the Official Plan Amendment,Zoning By-law Amendment applications to
permit a residential condominium apartment development comprised of two (2)10-
storey buildings with a total of 296 units on the 1.1 ha site.
BACKGROUND
The subject Official Plan and Zoning By-law Amendment applications were submitted
on November 6,2015.On November 26,2015,a Notice of Complete Application
respecting the Official Plan and Zoning By-law Amendments were published in the
Auroran and Aurora Banner newspapers.
Public Notification
On January 7,2015 a Notice of Public Planning Meeting was published in the Auroran
and Aurora Banner newspaper and given by mail to all addressed property Owners
within a minimum of 120 metres (400 feet)of the subject lands.Notice of the Public
Planning meeting signs were also posted on the subject lands fronting on Wellington
Street East and Industrial Parkway North.Public Meeting notification has been provided
in accordance with the Planning Act.
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Location/Land Use
The subject property is located at the northeast corner of the Industrial Parkway North
and Wellington Street East,municipally known as 180,190 and 220 Wellington Street
East (Figure 1).The total area of land holding is 1.1 hectares in size and has
approximately 78.5 metres of frontage along Wellington Street East and 111.26 metres
along Industrial Parkway North.
The subject lands have the following characteristics:
Subject lands are currently occupied by Aurora Tire &Wheel and The Royal
Wood Shop Ltd.;
The existing site is generally lower than the surrounding roads and abutting
properties;
The existing site drains to the northwest corner of the subject lands via overland
flow to a vegetated channel in the existing parking lot;
Two full moves access points to the subject lands currently exist,one access
from Wellington Street East and the other on Industrial Parkway North.
The surrounding land uses are as follows:
North:Industrial use (U-Haul Storage facility);
South:Wellington Street East,Commercial uses;
East:Commercial and Office uses (2 storey in height),St.Maximilian Kolbe
Catholic Secondary School;
West:Industrial Parkway North,mixed use (a five storey condominium apartment
with retail uses on the ground floor),Centre Street and Employment uses
Policy Context
All Planning Act development applications are subject to provincial policies.The
Provincial Policy Statement (PPS)provides policy direction on matters of provincial
interest.These policies support the development of strong communities through the
promotion of efficient land use and development patterns.The Growth Plan for the
Greater Golden Horseshoe is a guiding document for growth management within the
Greater Golden Horseshoe (GGH)Area to 2041.The Growth Plan provides a
framework which guide decisions on how land will be planned,designated,zoned and
designed.The Lake Simcoe Protection Plan (LSPP)is a provincial document that
provides policies which addresses aquatic life,water quality,water quantity,shorelines
and natural heritage,other threats and activities (including invasive species,climate
change and recreational activities)and implementation.
Staff will review the proposed development for consistency with the above mentioned
provincial policies.
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York Region Official Plan (2010)
The subject lands are designated as “Urban Area”within the York Region Official Plan.
York Region’s vision for the Urban Area is to strategically focus growth while conserving
resources and to create sustainable lively communities.Under the York Region’s
Official Plan,one regional urbanization goal is to enhance the Region’s urban structure
through city building,intensification and compact,complete communities.
The Region Official Plan recognizes that the housing market is faced with demand for a
broader variety of housing types and sizes to meet the diverse range of needs of the
Region’s residents and workers.Meeting these needs allows people to live and work in
their communities as they progress through the stages of life.Policy 3.5 requires that
local municipal official plans and zoning by-laws permit a mix and range of housing
types,lot sizes,unit sizes,functions,tenures and levels of affordability within each
community.The mix and range of housing shall be consistent with York Region
forecasts,intensification and density requirements.
Section 8.3.8 of the Region of York Official Plan states that amendments to local Official
Plans may be exempt from Regional approval if they are of local significance and no
Regional interest is adversely affected.The proposed Official Plan Amendment is
considered a local matter by the Region and is exempted from approval by Regional
Planning Committee and Council.
Town of Aurora Official Plan
The subject lands are designated as “The Aurora Promenade”by the Official Plan and
more specifically as “Promenade General –Special Design Areas”(Figure 2).The
purpose of the “Promenade General”designation is to promote transformation into a
vibrant,pedestrian-orientated mixed-use area.Change will primarily occur through the
introduction of higher densities in high quality mid-rise forms placed close to the street,
while providing appropriate transitions to adjacent neighbourhoods.While new
development will be mostly residential in use,convenience retail as well as restaurants,
entertainment and cultural venues will continue to be provided.
Schedule “B2”of the Official Plan indicates the subject site as having a minimum height
of 2 storeys and a maximum height of 5 storeys.However,a height bonus may be
applicable to increase the maximum height by 1 storey to a maximum of 6 storeys or 22
metres subject to the bonusing requirements of section 11.6.2 a)iii)of the Official Plan.
Those bonusing requirements include the following:
-a minimum frontage of 40 metres;
-the development proposal must meet the massing performance standards,
including any angular planes and stepback provisions;
-the development proposal must provide a public benefit which includes but not
limited to heritage protection,public amenity space,public art,affordable
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housing,affordable artist space and streetscape improvements;and
-the development proposal must be consistent with The Aurora Promenade
Concept Plan –Urban Design Strategy.
All development within the “Promenade General”designation shall be compatible with
development on adjacent properties and shall be consistent with The Aurora
Promenade Concept Plan –Urban Design Strategy.
The Official Plan states that no development application should proceed within the
“Special Design Areas”as identified on Schedule “B1”of the Official Plan until a
comprehensive plan have been undertaken to coordinate the street and block patterns,
open spaces land uses,built form and other supporting studies that may be deemed
necessary,transportation parking or heritage impacts.
Moreover,no site-specific zoning by-law amendments shall be considered until the
Comprehensive Plan has been completed.The Comprehensive Plan shall be used to
form the basis of the site-specific rezoning and subsequently the site plan agreement.
As the lands subject to this application are the only property with re-development
opportunities in this quadrant,the proposed evaluation of the proposed application can
proceed.
Zoning By-law 2213-78,as amended
The subject property is currently zoned “General Industrial (M2)Zone”by the Town of
Aurora Zoning By-law 2213-78,as amended.The M2 zone only permits industrial
related uses.
An Amendment to the Zoning By-law is required to re-zone the subject lands to allow for
high density residential apartment units as a permitted use with site specific exceptions
to accommodate the proposed 296 units development.The applicant is proposing to
rezone the subject lands from “General Industrial (M2)Zone”to “Third Density
Apartment Residential (RA3-XX)Exception Zone”.As illustrated on Figure 3,the
applicant is proposing to rezone the property to permit two Apartment Buildings per lot,
whereas the parent RA3 zone only permits one apartment building per lot.Site specific
by-law exceptions will be required to recognize the proposal.The proposed zoning
provisions are summarized in the following table.
Existing RA3 Zone
Requirement
Proposed RA3 Exception
Zone Requirement
Permitted Uses One apartment building per lot Two apartment buildings per
lot *
Lot Area (minimum)95 m2 per dwelling unit 36.7 m2 per dwelling unit *
Lot Frontage (minimum)30 metres 78.5 metres
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Front Yard (minimum)½the height of the building
and in no case less than nine
(9)metres from the street line
3 metres *
Rear Yard (minimum)9.0 metres 16.5 metres
Interior Side Yard
(minimum)
½the height of the building
and in no case less than nine
(9)metres from the street line;
3 metres *
Exterior Side Yard
(minimum)
½the height of the building
and in no case less than nine
(9)metres from the street line
3 metres *
Lot Coverage minimum 35%maximum 50%
Main building height
(maximum)
7 Storeys 10 Storeys*
Parking Requirement
(minimum)
1.5 spaces/unit,a minimum of
20%of the spaces provided
shall be set for visitors’parking
1.5 spaces/unit,a minimum
of 20%of the spaces
provided shall be set for
visitors’parking
Amenity Area Eighteen (18)square metres
per suite (dwelling unit)but
having dimensions of not less
than six (6)metres by six (6)
metres located in a yard other
than a front yard unless
otherwise specified elsewhere
in this By-law.
Outdoor Area:950.0 square
metres
Indoor Area:1400.0 square
metres
Total Amenity Area =2350
square metres
2,350 sq.m of total amenity
area/296 dwelling unit =7.9
square metres per dwelling
unit.*
*By-law exception required
The applicant has requested other exceptions such as buffer strip and general parking
manoeuvring setbacks.The above list maybe further refined and reviewed in details in
the future report.
Urban Design
Under the provisions of the Official Plan,the proposed development is subject to The
Aurora Promenade –Concept Plan –Urban Design Strategy and Aurora Promenade
Streetscape Design and Implementation Plan.The Urban Design Guidelines identify the
subject property as a ‘Secondary Entryway’within the ‘Wellington Street Promenade’by
the Aurora Promenade Urban Design Framework.The following are key Character Area
objectives for the Wellington Street Promenade:
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Strengthen the connections between the Old Town and the Civic Centre,through
enhancing the eastern entryway into the Aurora Promenade;
Create a new community focal area through redevelopment and intensification of
the lands around the Aurora Go Station;
Provide appropriate transition in scale to the adjacent heritage neighbourhood;
Enhance the streetscape by filling in the gaps with mixed use developments;
Densities for new developments should support public transit;
Infill and redevelopment of underutilized sites to better define and engage with
the street;and
Explore new open space opportunities to enhance the area’s livability.
As such,the proposed development is subject to an urban design and architectural peer
review to the satisfaction of the Town.The Planning Partnership has been retained to
peer review the urban design and architectural components of the development.
Reports and Studies
The Owner submitted the following documents as part of a complete application to the
proposed Official Plan Amendment and Zoning By-law Amendment applications:
Planning Justification Report,prepared by MSH Ltd;
Draft Official Plan Amendment,prepared by MSH Ltd;
Draft Zoning By-law,prepared by MSH Ltd;
Geotechnical/Soils Feasibility Investigation,prepared by Sarafinchin Associates
Ltd;
Functional Servicing &Stormwater Management Report,prepared by SCS
consulting Group Ltd;
Phase 1 Environmental Site Assessment,prepared by nexEnviro;
Phase 2 Environmental Site Assessment,prepared by nexEnviro;
Transportation &Parking Assessment Study,prepared by nexTrans Engineering;
Stage 1 &2 Archaeological Assessment,prepared by the Archaeologists Inc.
Site Statistics Drawings,prepared by Kojo La-Anyane Architect;
Site Plan/Floor 1,prepared by Kojo La-Anyane Architect;
Context Plan,prepared by MSH Ltd;
Conceptual Elevations,prepared by Kojo La-Anyane Architect;
Conceptual Landscape Plan,prepared by Mark Setter Associates;and
A copy of the Survey,prepared by Lloyd &Purcell Ltd
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COMMENTS
A preliminary review of the proposed Official Plan and Zoning By-law Amendment
applications have been undertaken by internal departments and external agencies.Staff
has identified the following matters to be addressed in greater detail prior to staff
preparing a final report for Council’s consideration:
The consideration of the subject application relative to existing and future
surrounding land uses to assess the compatibility and appropriateness of the
proposed Official Plan and Zoning By-law amendments;
Assessment of the building height and massing related to the location,context
and general Official Plan policies including bonusing;
Submission of a Noise and Vibration Impact Assessment and Hydrogeological
Study and Source Water Protection Assessment is required;
The applicant’s Transportation &Parking Assessment Study,prepared by
nexTrans Engineering will be peer reviewed.The peer reviewer will review the
applicant’s report and conduct a capacity analysis on the local and regional
roads;
An Urban design peer reviewer will be obtained to review the urban design
policies of the Official Plan and the Aurora Promenade Concept Plan –Urban
Design Strategy;
A revised Stormwater Management Report to include all storm events from the 2
years event to the 100 year event,demonstration of how low impact development
techniques will be use to the satisfaction of the Lake Simcoe Region
Conservation Authority;
Availability of servicing and acceptable grading subject to detailed engineering
and site plan application;and
Landscaping design should follow the Aurora Promenade design standards as it
relates to design and materials.A vegetation management plan and
compensation planting will be required through the site plan process to address
tree removal and preservation.
PUBLIC COMMENTS
Planning Staff have received comments from the public circulation.At the time of writing
this report,residents from the surrounding neighbourhood of the subject site provided
written and verbal comments expressing their concerns and questions regarding the
proposed planning application,summarized as the following issues:
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Concerns regarding no commercial uses proposed;and
Traffic concerns as a result of the proposed development and its impacts on
Industrial Parkway South and Wellington Street East which may hinder the ability
to turn onto Wellington Street as a result of the proposed development;
LINK TO STRATEGIC PLAN
The proposed Official Plan and Zoning By-law Amendments support the Strategic Plan
goal of Supporting an exceptional quality of life for all through its accomplishment in
satisfying requirements in the following key objectives within this goal statement:
Strengthening the fabric of our community:Through the proposed Official Plan and
Zoning by-law amendment on the subject lands,the application will assist in working
with the development community to ensure future growth includes housing
opportunities for everyone and Work with the development community to meet
intensification targets to 2031 as identified in the Town’s Official Plan.
ALTERNATIVE(S)TO THE RECOMMENDATIONS
1.Direct staff to report back to another Public Planning Meeting addressing any
issues that may be raised at the Public Planning Meeting.
2.Refusal of the application with an explanation for the refusal.
SERVICING ALLOCATION
The proposed residential development would require the allocation of water and
sanitary sewer capacity by Council,if approved.
FINANCIAL IMPLICATIONS
At the time of Site Plan agreement,fees and securities will be applied to the
development.Further financial implications will be addressed when a technical review of
the future proposal is completed.
PREVIOUS REPORTS
None.
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Map created by the Town of Aurora Planning &Development Services Department,December 11,2015.Drawing provided by Architectural CAAD Studio.
PROPOSED ZONING BY-LAW
APPLICANT:Metropolitan Square Inc.
FILES:OPA -2015-05 &ZBA-2015-15
FIGURE 5
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TOWN OF AURORA
PUBLIC PLANNING MEETING REPORT No.PDS16-005
SUBJECT:Application for Zoning By-law Amendment
Frank Luciani
340 Ridge Road
Part of Lot 73,Concession 1
File Number:ZBA-2015-13
FROM:Marco Ramunno,Director of Planning &Development Services
DATE:January 27,2016
RECOMMENDATIONS
THAT Report No.PDS16-005 be received;and
THAT comments presented at the Public Planning Meeting be addressed by
Planning &Development Services in a comprehensive report outlining
recommendations and options at a future General Committee Meeting.
PURPOSE OF THE REPORT
The purpose of this report is to provide Council with background information related to
the proposed Zoning By-law amendment application to facilitate a proposed lot
severance on the subject lands.The owner proposes to create one (1)additional
residential lot on the subject lands.The new parcel will have a lot area of 0.72ha (1.79
acres)and the retained parcel will have a lot area of 0.81ha (2 acres).A detached
dwelling currently exists on the proposed retained lands.
BACKGROUND
The owner has applied to amend the Zoning By-law to allow one additional residential
lot on the subject lands.The owner also proposes to re-zone a twelve (12)metre strip of
land adjacent to the railway tracks to Major Open Space Exception Zone to allow for a
future public trail.Site specific by-law exceptions related to lot area,lot frontage,front
yard,rear yard,interior side yard,exterior side yard,lot coverage and building height
are proposed by the applicant.
On April 14,2005 minor variance applications were approved by the Committee of
Adjustment to permit the construction of the existing detached dwelling on the subject
lands and to permit a lot frontage of 11.89 metres.
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January 27,2016 -2 -Report No.PDS16-005
Public Notification
On January 7,2016 a Notice of Public Planning Meeting was published in the Auroran
and Aurora Banner newspapers and given by mail to all addressed property Owners
within a minimum of 120 metres (400 feet)of the subject lands.Notice of the Public
Planning meeting signs were also posted on the subject lands fronting Ridge Road.
Public Meeting notification has been provided in accordance with the Planning Act.
Location and Land Use
The subject lands,municipally known as 340 Ridge Road,are located at the western
terminus of Ridge Road (Figure 1).The property has a lot area of 3.72 acres.The
property is triangular shaped with the apex adjacent to Ridge Road.In this case,the
Zoning By-law measures lot frontage on a line 7.5 metres back and parallel from the
street,as such the property has a lot frontage of 11.89 metres.An existing 1 ½storey
building is located on the subject property.The balance of the property is a woodlot.
The surrounding land uses are as follows:
North:Existing Rural
South:Existing Rural
East:Existing Rural
West:Metrolinx Railway and Existing Residential
Policy Context
All Planning Act development applications are subject to provincial policies.The
Provincial Policy Statement (PPS)provides policy direction on matters of provincial
interest.These policies support the development of strong communities through the
promotion of efficient land use and development patterns.The Growth Plan for the
Greater Golden Horseshoe is a guiding document for growth management within the
Greater Golden Horseshoe (GGH)Area to 2041.The Growth Plan provides a
framework which guide decisions on how land will be planned,designated,zoned and
designed.The Lake Simcoe Protection Plan (LSPP)is a provincial document that
provides policies which addresses aquatic life,water quality,water quantity,shorelines
and natural heritage,other threats and activities (including invasive species,climate
change and recreational activities)and implementation.The Oak Ridges Moraine
Conservation Plan (ORMCP)is a provincial document,which protects the source water
and ecological fabric of the Oak Ridges Moraine landform.
Staff will review the proposed development for consistency with the above mentioned
provincial policies.
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York Region Official Plan (2010)
The subject lands are designated as “Urban Area”within the York Region Official Plan.
York Region’s vision for the Urban Area is to strategically focus growth while conserving
resources and to create sustainable lively communities.Under the York Region’s
Official Plan,one regional urbanization goal is to enhance the Region’s urban structure
through city building,intensification and compact,complete communities.TheYork
Region Official Plan identifies that lands within the Oak Ridges Moraine Settlement shall
be consistent with the policies of the ORMCP and guided by the local municipality’s
official plan policies.
Official Plan
The subject lands are located within the Yonge Street South Secondary Plan (OPA 34).
The subject lands are designated “Estate Residential”generally on the east side of the
property and “Environmental Protection Area”generally on the west side of the property
(Figure 2).The permitted uses in the Estate Residential designation shall be limited to
one detached dwelling per lot at a minimum lot area of 0.6 ha (1.5 acres)and a
minimum lot frontage of 30 metres (100 feet).Furthermore no less than 75%of the lot
area shall be in an open,landscaped or natural condition.
The lands are located within the Settlement Area of the Oak Ridges Moraine
Conservation Plan.It is the intent of OPA 34 to implement the principles,criteria and
study requirements of the Oak Ridges Moraine Conservation Plan and the
environmental policies of the York Region Official Plan.
The “Environmental Protection Area”designation is the most significant of ecological
importance within the Secondary Plan Area and it is the intention to protect ecological
features and landforms within the designation.The subject lands contain a woodland,
which is greater than 4 ha,therefore is considered a feature on the subject lands.
The owner proposes to rezone the lands to allow for a severance and locate the
building area of the proposed structure within the Environmental Protection Area
feature.The owner has submitted a Scoped Environmental Impact Study to justify
development within the Environmental Protection Area designation,as required in
Section 6.3.7 of the Secondary Plan.
Zoning By-law
The subject property is currently zoned “Rural (RU-ORM)Oak Ridges Moraine”by the
Town of Aurora Zoning By-law 2213-78,as amended (Figure 3).The RU-ORM Zone
permits agricultural uses,raising livestock,churches or places of worship,home
occupations,horseback riding clubs,farm greenhouses,one single detached dwelling
and an accessory dwelling unit.
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The ORM zoning on the lands applies to prevent the expansion,enlargement or
alteration of buildings or structures for any use legally existing as of November 15,
2001.Schedule “C”identifies the lands within a low Aquifer Vulnerability area.
Schedule “E”of the Zoning By-law identifies that the subject lands are located within a
Category 2 (Moderately Complex)Landform Conservation Area.No development or site
alteration is permitted within the ORM lands without an amendment to the Zoning By-
law,which must demonstrate conformity with the Official Plan (OPA 34 and the
ORMCP).
It is noted that the existing home of the property was permitted by Committee of
Adjustment approval of variance files D13-17-05 and D13-18-05.The property was
previously vacant.The proposed zoning provisions provided by the applicant are
summarized in the following table.The south end of Ridge Road (running along the
south lot line of the subject lands)is an unopened road allowance and cannot be
included as lot frontage.
Existing Residential
Zone Requirement
Residential Zone
Requirement for “R1”
Zone
Proposed “R1”
Residential Zone
Requirement for
severed and retained
lands
Permitted Uses As per “RU”Zone -one detached dwelling
per lot
-home occupation
-one detached dwelling
per lot
-home occupation
Lot Area
(minimum)
10 ha 2000 m2 2000 m2
Lot Frontage
(minimum)
11.89 m-permitted in
Minor Variance
application
D13-18-05
30.0 m 11.89 m*
Front Yard
(minimum)
15.0 m 9.0 m 9.0 m
Rear Yard
(minimum)
22.0 m 9.0 m 9.0 m
Interior Side Yard
(minimum)
One side-4.5 m
Other side-15 m
4.5 m-one or two
storeys
4.5 m-one or two
storeys
Exterior Side
Yard (minimum)
15.0 m 9.0 m 9.0 m
Main building
height
(maximum)
10.0 m 10.0 m 11.0 m*
Lot Coverage
(maximum)
20%35%25%*
Gross Floor Area
(minimum)
110 m2 120 m2-one storey
140 m2-two storeys
120 m2-one storey
140 m2-two storeys
*R1 By-law exception required
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It is noted that the applicant is proposing a Detached Dwelling First Density (R1)
Residential Zone classification,which generally applies to more urbanized
neighbourhoods.Staff will evaluate the proposed zoning to determine the appropriate
zoning classification for the subject lands.
A Major Open Space Zone is proposed along the western edge of the property.The
intention of this zone is to allow a future Trail on the subject lands.The owner is
proposing an easement in favour of the Town for the purposes of a trail.
Reports and Studies
The following reports and plans were submitted with the Zoning By-law Amendment
application:
Draft Zoning By-law Amendment
Planning Justification Report,prepared by Brutto Consulting
Scoped Environmental Impact Study,prepared by WSP Canada Inc.
Lake Simcoe Protection Conformity Review,prepared by Brutto Consulting
Hydrogeological Study,prepared by WSP Canada Inc.
Water and Sanitary Servicing Report,prepared by WSP Canada Inc.
Environmental Noise Assessment,prepared by Valcoustics Canada Ltd.
Topographic Survey,prepared by David Horwood Limited
Proposed Site Development
The rezoning would allow the severance of the lands into two (2)lots.The owner
proposes to retain the existing dwelling on the retained lot and construct a 361 m2
detached dwelling on the newly created lot.The new parcel will measure 1.79 acres in
lot area and the retained parcel will measure 2 acres in lot area.Vehicle access would
be shared through an access easement to Ridge Road.A private noise fence is
proposed in the rear yard of the severed parcel.The owner proposes to convey an
access easement to the Town for a future trail system running parallel to the railway
tracks on the western edge of the property (see figure 4).
COMMENTS
A preliminary review of the Zoning By-law amendment application has been undertaken
by internal departments and external agencies.The owner has been provided with a
letter outlining staff`s preliminary comments and issues to be resolved on the
application.Staff have identified the following matters to be addressed in greater detail
before staff prepare a final report for Council’s consideration:
The application will be reviewed in the context of the applicable Provincial,
Regional and Town policies;
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The consideration of the subject application relative to existing and future
surrounding land uses to assess the compatibility and appropriateness of the
proposed Zoning By-law amendment;
Review appropriate zoning classifications for the subject lands;
Review of existing and proposed access easements;and
Review of the impact on existing environmental features on the subject lands.
Summary of Resident Comments
No comments have been received from area residents at the time of preparation of this
report.
SERVICING ALLOCATION
Servicing allocation is not required for the proposed detached dwelling as it will be
serviced by a private septic system.
ALTERNATIVE(S)TO THE RECOMMENDATIONS
1.Direct staff to report back to Council addressing any issues that may be raised at the
Public Planning Meeting;or
2.Refusal of the application with an explanation of the refusal.
FINANCIAL IMPLICATIONS
Financial implications will be addressed when a technical review of the proposal is
completed.
PREVIOUS REPORTS
None.
CONCLUSIONS
The above matters will be considered in the technical review of the application,together
with comments received from the public and Council expressed at the Public Planning
Meeting or in writing.A comprehensive report with recommendations and options will be
presented to Council for consideration and direction at a future General Committee
meeting.
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d
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d
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RU-ORMR2-23R2-31R2-32Special Council -Public Planning Meeting Agenda
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Special Council -Public Planning Meeting Agenda
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