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AGENDA - Public Planning - 20160928 Special Council Public Planning Meeting Agenda Wednesday, September 28, 2016 7 p.m. Council Chambers Aurora Town Hall Public Release September 21, 2016 Town of Aurora Special Council – Public Planning Meeting Agenda Wednesday, September 28, 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 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: 5903-16 Being a By-law to Confirm Actions by Council Resulting from a Special Council – Public Planning Meeting on September 28, 2016. 5. Adjournment Special Council – Public Planning Meeting Agenda Wednesday, September 28, 2016 Page 2 of 2 Agenda Items 1.PBS16-070 – Application for Zoning By-law Amendment Canadian Tire Corporation 14700 Yonge Street Part of Lots 76 and 77, Concession 1 File Number: ZBA-2016-05 Recommended: 1.That Report No. PBS16-070 be received; and 2.That comments presented at the Public Planning meeting be addressed by Planning and Building Services in a comprehensive report outlining recommendations and options at a future General Committee meeting. 2.PBS16-075 – Applications for Official Plan Amendment and Zoning By-law Amendment 1754260 Ontario Limited (Polo Club) 15286 and 15306 Leslie Street Part of Lot 21, Concession 2 File Numbers: OPA-2016-03 and ZBA-2016-07 Recommended: 1.That Report No. PBS16-075 be received; and 2.That comments presented at the Public Planning meeting be addressed by Planning and Building Services in a comprehensive report outlining recommendations and options at a future General Committee meeting. Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016Item 1 Page 1 of 12 Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016Item 1 Page 2 of 12 Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016Item 1 Page 3 of 12 Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016Item 1 Page 4 of 12 Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016Item 1 Page 5 of 12 Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016Item 1 Page 6 of 12 Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016Item 1 Page 7 of 12 Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016Item 1 Page 8 of 12 Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016Item 1 Page 9 of 12 Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016Item 1 Page 10 of 12 Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016Item 1 Page 11 of 12 Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016Item 1 Page 12 of 12 Town of Aurora Public Planning Report No. PBS16-075 Subject: Applications for Official Plan Amendment and Zoning By-law Amendment 1754260 Ontario Limited (Polo Club) 15286 and 15306 Leslie Street Part of Lot 21, Concession 2 File Numbers: OPA-2016-03 and ZBA-2016-07 Prepared by: Lawrence Kuk, Planner Department: Planning and Building Services Date: September 28, 2016 Recommendations 1. That Report No. PBS16-075 be received; and 2. That comments presented at the Public Planning meeting be addressed by Planning and Building Services in a comprehensive report outlining recommendations and options at a future General Committee meeting. Executive Summary This report provides Council with background information and details related to the proposed Official Plan Amendment and Zoning By-law Amendment applications submitted for 15286 and 15306 Leslie Street. • Proposed Official Plan Amendment: “Community Commercial” to “Medium - High Density Residential”; • Proposed Zoning By-law Amendment: “Rural (RU)” to “Apartment Third Density (RA3) Exception Zone”; • To allow two six storeys apartment buildings for a total of 300 units with 2 levels of underground parking; • One right-in, right-out vehicular access off Leslie Street; • Proposed increase density from 99 units per hectare to 167 units per hectare; • Official Plan Amendment No. 30 directs that Building Heights shall not exceed 4 storeys; and • Only at certain locations along Wellington Street East, building heights may be increased to 7 storeys. Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016 Item 2 Page 1 of 17 September 28, 2016 Page 2 of 10 Report No. PBS16-075 Background Application History On December 15, 2009, the previous Owner of the subject lands had an Official Plan Amendment (OPA-2009-02) and Zoning By-law Amendment (ZBA-2007-13) applications heard at the Public Planning Meeting. At that meeting Council passed the following resolution: “That approval in principle be given to this proposal; and That staff be directed to proceed to the next available General Committee Meeting to adopt the proposed Official Plan Amendment; and That once a formal site plan application has been submitted and reviewed by Town Staff and the Region, the implementing Zoning by-law amendment with the site plan application be presented to Council for consideration.” On January 26th, 2010, Town Council approved the related Official Plan Amendment No. 71. The amendment changed the designation on the subject land from “Community Commercial”, “Linear & Other Open Space” and “Institutional” to a site specific Community Commercial designation. The previous Owner never submitted a formal site plan application. Following to the Public Planning Meeting in December 2009, the related zoning by-law amendment application (ZBA-2007-13) remained inactive for 4 years. Due to inactivity, Staff closed the zoning amendment application (ZBA-2007-13) on June 2014. As a result, the implementing zoning by-law was not enacted and the zoning remains as Rural. In 2015, the ownership of the subject lands changed. The current Owner submitted the subject Official Plan and Zoning by-law Amendment applications on June 29, 2016. Location and Land Use The subject lands are located north of Wellington Street and west of Leslie Street municipally known as 15286 and 15306 Leslie Street (see Figure 1). The subject lands are approximately 4.467 acres (1.8 hectare) in size and have a frontage of 114.5 metres on Leslie Street. The site is currently vacant with mature vegetation. The two residential dwellings previously located on the subject site were demolished with permits from the Town. Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016 Item 2 Page 2 of 17 September 28, 2016 Page 3 of 10 Report No. PBS16-075 Surrounding Land Uses North: Institutional use (Salvation Army); South: Service Commercial use (Esso Gas Station); East: Leslie Street and Stormwater Management Facility and Regional Commercial Centre uses; West: Institutional use (Stronach Aurora Recreation Complex). Policy Context Provincial Policies All Planning Act development applications are subject to provincial policies. The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest. These policies support the development of strong communities through the promotion of efficient land use and development patterns. The Growth Plan for the Greater Golden Horseshoe is a guiding document for growth management within the Greater Golden Horseshoe (GGH) Area to 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. York Region Official Plan (YROP) 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. The site has frontage along Leslie Street which is an arterial road under the jurisdiction of the Region of York with a right of way of 36 metres. The proposed development is located within Wellhead Protection Area - D. Town of Aurora Official Plan - Area 2B (OPA 30) Secondary Plan As illustrated on Figure 2, the subject lands are designated as “Community Commercial” by the Bayview Northeast Area 2B Secondary Plan (OPA 30) as amended by OPA 71. The intent of the “Community Commercial” designation is to provide opportunities for low-rise multi-tenant buildings to accommodate uses which generally cater to weekly shopping and service needs of residents and businesses in the community. The Applicant has applied to amend the Official Plan designation on the subject lands to “Medium-High Density Residential”, with policy provisions to allow 300 apartment units. Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016 Item 2 Page 3 of 17 September 28, 2016 Page 4 of 10 Report No. PBS16-075 Town of Aurora Zoning By-law 2213-78, as amended The subject lands are currently zoned “Rural (RU) Zone” by the Town of Aurora Zoning By-law 2213-78, as amended. (Figure 3) The existing zoning reflects the previous rural residential use on the subject lands. To implement the proposed development, the Applicant has applied to amend the existing “Rural (RU) Zone” to “Apartment Third Density (RA3-X) Exception Zone”. Reports and Studies The Owner submitted the following documents as part of a complete application to the proposed Official Plan and Zoning By-law Amendment applications: Report Name Report Author Arborist Report Strybos Barron King Landscape Architecture Building Elevations Romanov Architects Inc. Functional Servicing Design Brief Urbantech Consulting Hydrogeological Assessment Azimuth Environmental Consulting Inc. Landscape Concept Plan Strybos Barron King Landscape Architecture Noise Impact Letter WSP Canada Inc. Phase 1 Environmental Site Assessment WSP Canada Inc. Phase 2 Environmental Site Assessment WSP Canada Inc. Planning Justification Report Groundswell Urban Planners Inc. Preliminary Geotechnical Investigation WSP Canada Inc. Site Plan Groundswell Urban Planners Inc. Stage 1 -2 Archaeological Assessment Amick Consultants Limited Survey Lloyd and Purcell Ltd. Tree Inventory and Preservation Plan Strybos Barron King Landscape Architecture Underground Parking Plans Groundswell Urban Planners Inc. Urban Design Brief MBTW - Wai Urban Transportation Considerations BA Group Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016 Item 2 Page 4 of 17 September 28, 2016 Page 5 of 10 Report No. PBS16-075 Proposed Applications Proposed Official Plan Amendment A site-specific “Medium-High Density Residential” designation is proposed to increase the density and height. As shown in Figure 4, the proposed Official Plan Amendment is to amend the existing designation from “Community Commercial” to a site-specific “Medium-High Density Residential”. The proposed apartment building includes a total of 300 residential units on 4.46 hectares of land. As a result, the proposed overall density is approximately 167 units per hectare. The Bayview Northeast Area 2B Secondary Plan (OPA 30) has a maximum density provision of 99 units per hectare. Therefore, the proposed Official Plan Amendment will exceed the maximum density provisions within OPA 30. In addition, Section 3.2.2 b iii) of OPA 30, limits the overall building height to 4 storeys. At certain locations along Wellington Street East, building heights may increase provided such an increase is considered appropriate as articulated in the Urban Design Guidelines and does not exceed seven storeys in height. The proposed development is to consider two 6 storeys apartment buildings along Leslie Street. As such the proposed development will require an Official Plan Amendment. Proposed Zoning By-law Amendment Amendments to the By-law standards are requested to implement the proposed development. As shown in Figure 5, the Applicant proposes to rezone the subject lands from “Rural (RU) Zone” to “Apartment Third Density (RA3-X) Exception Zone”. An amendment to the Zoning By-law is required to reflect the proposed development standards. The Owner has submitted a draft Zoning By-law which is currently under review by staff. The following is a table to compare the difference between the parent RA3 zoning requirements with the proposed RA3-X Exception Zone. Parent RA3 Zone Requirement Proposed RA3 Exception Zone Permitted Uses One apartment building per lot Two apartment buildings per 2 lots within the site (combined) This is actually two lots merged into one.* Lot Area (minimum) 95 square metres/ unit = 2.85 hectare 61 square metres/ unit* = 1.83 hectare Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016 Item 2 Page 5 of 17 September 28, 2016 Page 6 of 10 Report No. PBS16-075 Parent RA3 Zone Requirement Proposed RA3 Exception Zone Lot Frontage (minimum) 30 metres 114.51 metres Front Yard (minimum) ½ the height of the building and in no case less than 9 metres from the street line 6 metres* Rear Yard (minimum) 9 metres 23.29 metres Side Yard (minimum) ½ the height of the building height and in no case less than 9 metres 6 metres* Exterior Side Yard (minimum) ½ the height of the building height and in no case less than 9 metres 6 metres* Floor Area (minimum) Bachelor 1 bedroom 2 bedrooms 3 bedrooms 40 square metres 50 square metres 65 square metres 75 square metres 40 square metres 50 square metres 65 square metres 75 square metres Lot Coverage (maximum) 35% 37%* Height (maximum) 7 storeys 6 storeys (21.0m) Parking 1.5 spaces / unit with a minimum of 20% of the required spaces be provided for visitors parking 1.25 parking spaces / unit * Note: The proposed amendments are highlighted and labelled with an asterisk “*”. Final zoning performance standards will be evaluated by Staff in detail prior to the implementing Zoning By-law Amendment being brought forward to Council for enactment. Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016 Item 2 Page 6 of 17 September 28, 2016 Page 7 of 10 Report No. PBS16-075 Conceptual Site Plan The proposed development consist of 2, six storeys apartment buildings with a total of 300 residential apartment units. The conceptual site plan proposes 2, six storeys apartment buildings with a total of 300 residential apartment units (Figure 6). The proposed development is providing one right- in/ right out access onto Leslie Street. There is a total of 8 parking spaces provided at grade, additional parking for 375 vehicles are provided within the two levels of underground parking. The proposed residential units range from 1 bedroom to 3 bedroom plus den ranging from 60 square metres to 130 square metres. Enhanced landscaping will be implemented around the periphery of the site specifically along the west boundary with existing trees. As shown in figure 7, both buildings are L-shaped with various articulation along the frontage and provides a street presence on Leslie Street. A formal site plan application has not been submitted by the Owner. Analysis 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 applications relative to existing and future surrounding land uses to assess the compatibility and appropriateness of the proposed Official Plan and Zoning By-law amendments; • The applicant’s urban design brief will be peer reviewed. An Urban design peer reviewer will be obtained to review the urban design policies from the Area 2B & abutting 2C Secondary Plan. • A revised analysis and calculation of the available servicing capacity for the proposed development is required. • A revised Traffic study to expand the study area including First Commerce Drive and State Farm Way and Wellington Street East. Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016 Item 2 Page 7 of 17 September 28, 2016 Page 8 of 10 Report No. PBS16-075 • Discussions relating to the amount of amenity space provided. A detailed Vegetation Management Plan will be required through the site plan approval process to address all tree removal and preservation issues. Compensation planting will be required for all removed vegetation based on the Town’s tree Removal/Pruning and Compensation Policy. • The Lake Simcoe Conservation Authority will review the Hydrogeological Study and the Stormwater Management Report to address the policies of the Lake Simcoe Protection Plan. • The Region of York to discuss the proposed access off Leslie Street. 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: • Concerns with the proposed building height; • Concerns with the total number of units proposed; • Concerns with the massing along Leslie Street; and • Concerns with the overall lot coverage Advisory Committee Review Not applicable. Financial Implications There are no financial implications. Communications Considerations On July 21, 2016, a Notice of Complete Application respecting the Official Plan and Zoning By-law Amendments was published in the Auroran and Aurora Banner newspapers. On September 8, 2016 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 (393 feet) of the subject lands. A Notice of the Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016 Item 2 Page 8 of 17 September 28, 2016 Page 9 of 10 Report No. PBS16-075 Public Planning meeting sign was also posted on the subject lands. Public Meeting notification has been provided in accordance with the Planning Act. 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 Recommendation 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. Conclusions Staff will undertake a technical review of the subject application including, but not limited to, the above outlined matters, as well as the comments received from the public and Council at the Public Planning Meeting. A comprehensive report with recommendations and options will be presented to Council for consideration and direction at a future General Committee meeting. Attachments Figure 1: Location Map Figure 2: Existing Official Plan Designation Figure 3: Existing Zoning By-law Figure 4: Proposed Official Plan Designation Figure 5: Proposed Zoning By-law Figure 6: Conceptual Site Plan Figure 7: Conceptual Perspective Drawing Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016 Item 2 Page 9 of 17 Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016Item 2 Page 10 of 17 Leslie StreetT o u c h Gold La ne W e l li n g t o n S tr e e t Ea s t S t a t e F a r m Way FirstCommerceDriveLeslie StreetWellington Street East LOCATION MAP Map created by the Town of Aurora Planning & Building Services Department, August 30, 2016. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2015, © First Base Solutions Inc., 2015 Orthophotography. ¯ FIGURE 1 St John's Sdrd Wellington St E Vandorf SdrdHenderson Drive ^Wellington St W UV404 UV404Leslie StYonge StBathurst StBayview AveBloomington Rd 0 50 100 150 200 MetresAPPLICANT: 1754260 Ontario Limited (Polo Club)FILES: OPA-2016-03 & ZBA-2016-07 SUBJECT LANDS Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016Item 2 Page 11 of 17 ¬«CP ¬«POW ¬«WP LESLIE STREETWELLINGTON STREET EASTLESLIE STREETWELLINGTON STREET EAST EXISTING OFFICIAL PLAN DESIGNATION Map created by the Town of Aurora Planning & Building Services Department, August 30, 2016. Base data provided by York Region & the Town of Aurora. ¯0 25 50 75 100 Metres APPLICANT: 1754260 Ontario Limited (Polo Club)FILES: OPA-2016-03 & ZBA-2016-07 FIGURE 2 St John's Sdrd Wellington St E Vandorf SdrdHenderson Drive ^Wellington St W UV404 UV404Leslie StYonge StBathurst StBayview AveBloomington Rd SUBJECT LANDS Schedule A OPA 30 Medium-High Density Residential Institutional Business Park -Regional Commercial Centre Business Park Community Commercial Linear and Other Open Space Schedule A OPA 73 Community Park Place of Worship Urban Residential 2 Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016Item 2 Page 12 of 17 Leslie StreetWellington Street East EP-15 C3-1 RU-2 C3-1 O-9 I-19 C3-12 RU BP-5 RU (H)BP-8 RU EXISTING ZONING BY-LAW Map created by the Town of Aurora Planning & Building Services Department, August 30, 2016. Base data provided by York Region & the Town of Aurora. ¯0 25 50 75 100 Metres APPLICANT: 1754260 ONTARIO LIMITED (POLO CLUB)FILES: OPA-2016-03 & ZBA-2016-07 FIGURE 3 SUBJECT LANDS INDUSTRIAL ZONES Business ParkBP ServiceC3 Institutional INSTITUTIONAL ZONES I COMMERCIAL ZONES Zoning Legend Major Open Space OPEN SPACES ZONES O Environmental ProtectionEP RuralRU RURAL ZONES Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016Item 2 Page 13 of 17 ¬«CP ¬«POW ¬«WP LESLIE STREETWELLINGTON STREET EASTLESLIE STREETWELLINGTON STREET EAST PROPOSED OFFICIAL PLAN DESIGNATION Map created by the Town of Aurora Planning & Building Services Department, August 30, 2016. Base data provided by York Region & the Town of Aurora. ¯0 25 50 75 100 Metres APPLICANT: 1754260 Ontario Limited (Polo Club)FILES: OPA-2016-03 & ZBA-2016-07 FIGURE 4 St John's Sdrd Wellington St E Vandorf SdrdHenderson Drive ^Wellington St W UV404 UV404Leslie StYonge StBathurst StBayview AveBloomington Rd SUBJECT LANDS Schedule A OPA 30 Medium-High Density Residential Institutional Business Park -Regional Commercial Centre Business Park Community Commercial Linear and Other Open Space Schedule A OPA 73 Community Park Place of Worship Urban Residential 2 Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016Item 2 Page 14 of 17 Leslie StreetWellington Street East EP-15 C3-1 RU-2 C3-1 O-9 I-19 C3-12 BP-5 RU (H)BP-8 RU PROPOSED ZONING BY-LAW Map created by the Town of Aurora Planning & Building Services Department, August 30, 2016. Base data provided by York Region & the Town of Aurora. ¯0 25 50 75 100 Metres APPLICANT: 1754260 ONTARIO LIMITED (POLO CLUB)FILES: OPA-2016-03 & ZBA-2016-07 FIGURE 5 SUBJECT LANDS RU RA3-XX ApartmentThird DensityRA3 RESIDENTIAL ZONES INDUSTRIAL ZONES Business ParkBP ServiceC3 Institutional INSTITUTIONAL ZONES I COMMERCIAL ZONES Zoning Legend Major Open Space OPEN SPACES ZONES O Environmental ProtectionEP RuralRU RURAL ZONES Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016Item 2 Page 15 of 17 Map created by the Town of Aurora Planning & Building Services Department, August 30, 2016. Drawing provided by Groundswell Urban Planners Inc. CONCEPTUAL SITE PLANAPPLICANT: 1754260 Ontario Limited (Polo Club)FILES: OPA-2016-03 & ZBA-2016-07FIGURE 6 Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016Item 2 Page 16 of 17 Map created by the Town of Aurora Planning & Building Services Department, August 30, 2016. Drawing provided by Ramanov Romanov Architects Incorporated CONCEPTUAL PERSPECTIVE DRAWING APPLICANT: 1754260 Ontario Limited (Polo Club)FILES: OPA-2016-03 & ZBA-2016-07 FIGURE 7 Leslie Street Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016Item 2 Page 17 of 17 The Corporation of The Town of Aurora By-law Number 5903-16 Being a By-law to Confirm Actions by Council Resulting from a Special Council -Public Planning Meeting on September 28, 2016. The Council of the Corporation of The Town of Aurora hereby enacts as follows: 1. That the actions by Council at its Special Council -Public Planning meeting held on September 28, 2016, in respect of each motion, resolution and other action passed and taken by the Council at the said meeting is, except where prior approval of the Ontario Municipal Board is required, hereby adopted, ratified and confirmed. 2. That the Mayor and the proper officers of the Town are hereby authorized and directed to do all things necessary to give effect to the said action or to obtain approvals where required and to execute all documents as may be necessary in that behalf and the Clerk is hereby authorized and directed to affix the corporate seal to all such documents. Read a first and second time this 29th day of September, 2016. Read a third time and finally passed this 29th day of September, 2016. Geoffrey Dawe, Mayor Patty Thoma, Deputy Clerk Special Council - Public Planning Meeting Agenda Wednesday, September 28, 2016 Confirming By-law Page 1 of 1