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AGENDA - Public Planning - 20161215 Special Council Public Planning Meeting Agenda Thursday, December 15, 2016 7 p.m. Council Chambers Aurora Town Hall Public Release December 8, 2016 Town of Aurora Special Council – Public Planning Meeting Agenda Thursday, December 15, 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: 5939-16 Being a By-law to Confirm Actions by Council Resulting from a Special Council – Public Planning Meeting on December 15, 2016. 5. Adjournment Special Council – Public Planning Meeting Agenda Thursday, December 15, 2016 Page 2 of 2 Agenda Items 1. PBS16-103 – Application for Zoning By-law Amendment Worthman & Cwenar 19-21 Machell Avenue Lot 5, Registered Plan No. 36 File Number: ZBA-2016-11 Recommended: 1. That Report No. PBS16-103 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. PBS16-104 – Application for Official Plan Amendment and Zoning By-law Amendment The Gathering Place of Aurora 210 Edward Street Part of Block B & C Edward Street, Reg. Plan 488, Part 1 65R13909 File Numbers: OPA-2016-02 and ZBA-2016-06 Related File Number: SP-2016-09 Recommended: 1. That Report No. PBS16-104 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. Town of Aurora Public Planning Report No. PBS16-103 Subject: Application for Zoning By-law Amendment Worthman & Cwenar 19-21 Machell Avenue Lot 5, Registered Plan No. 36 File Number: ZBA-2016-11 Prepared by: Glen Letman, Manager of Development Planning Department: Planning and Building Services Date: December 15, 2016 Recommendations 1. That Report No. PBS16-103 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 Zoning By-law Amendment application submitted for 19-21 Machell Avenue. • Proposed Zoning By-law to legalize two (2) existing semi-detached units on the subject lands by rezoning the subject lands from “Central Commercial (C2) Zone” to “Special Mixed Density Residential (R5-XX) Exception Zone”. • The Heritage Advisory Committee will review the proposed Zoning By-law Amendment and any impacts of the proposed development on the built heritage. • Staff has identified matters to be addressed in greater detail prior to staff preparing a final report for Council’s consideration. Background The subject Zoning By-law Amendment application was submitted to the Town on November 2, 2016. December 15, 2016 Page 2 of 7 Report No. PBS16-103 Location / Land Use The subject lands are located north of Wellington Street East, west of Yonge Street, directly south of 15278 Yonge Street (Carpino Construction Inc.) and are municipally known as 19-21 Machell Avenue (see Figure 1). The subject lands consist of a rectangular parcel that is approximately 808 sqm in area (0.12 acres), and having a frontage of 20.1m on Machell Avenue and a lot depth of 40.2m. The subject lands are listed on the Aurora Registrar of Properties of Cultural Heritage Value or Interest. The existing building located on the subject lands was constructed circa 1880, designed in an Ontario gothic house style of architecture. Surrounding Land Uses The surrounding land uses are as follows: North: stacked, back-to-back townhouse dwelling units (15278 Yonge Street); South: existing residential; East: stacked, back-to-back townhouse dwelling units (15278 Yonge Street); West: Machell Avenue and existing residential. 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. 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. December 15, 2016 Page 3 of 7 Report No. PBS16-103 Town of Aurora Official Plan The subject lands are considered to be designated as “Stable Neighbourhoods” by the Town of Aurora Official Plan (Figure 2). The “Stable Neighbourhoods” Designation is intended to protect the area from incompatible forms of development while permitting the area to evolve and be enhanced over time. Permitted uses include ground-related residential uses, existing multiple-unit buildings, secondary suites, communal housing, special needs housing, home occupations, bed and breakfast establishments, elementary schools, places of worship, child care facilities, local convenience/ service retail, office uses, parks and recreation facilities, public uses, and private utilities. The Official Plan also contains policies to conserve and enhance existing cultural heritage resources where appropriate. Zoning By-law 2213-78, as amended The subject lands are currently zoned “Central Commercial (C2) Zone” by the Town of Aurora Zoning By-law 2213-78, as amended (Figure 3). An Amendment to the Zoning By-law is required to re-zone the subject lands to legalize two (2) existing semi-detached units on the subject lands. The applicant is proposing to rezone the subject lands from “Central Commercial (C2) Zone” to “Special Mixed Density Residential (R5) Zone” as illustrated on Figure 4. Reports and Studies The Owner submitted the following documents as part of a complete application to the proposed Zoning By-law Amendment application: Report Name Report Author Planning Justification Report Templeton Planning Ltd. Draft Zoning By-law Templeton Planning Ltd. Lot Severance Survey Delph & Jenkins North Ltd. Proposed Applications Proposed Zoning By-law Amendment As shown in Figure 4, the Applicant proposes to rezone the subject lands from “Central Commercial (C2) Zone” to “Special Mixed Density Residential (R5) Zone”. 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 C2 zoning requirements with the proposed R5 Exception Zone. December 15, 2016 Page 4 of 7 Report No. PBS16-103 Parent C2 Zone Requirement Proposed R5 Exception Zone Permitted Uses - Banks or other financial establishments - Business or professional offices - Commercial schools - Commercial Clubs - Clinics - Dry Cleaning Establishments - Dwelling units above the first storey - Funeral parlours - Institutional uses, including churches, libraries, government offices, post office - Hotels or motels - Places of Entertainment - Restaurants - Retail Stores - Service shops, light - Service shops, personal - Studios - Supermarkets -one semi-detached dwelling per lot Lot Area (minimum) 230.0 square metres 650 sqm Lot Frontage (minimum) 10.0 metres 9.0m per lot Front Yard (minimum) - - Main Building 3.5 m - Garage 6.0 m Rear Yard (minimum) 7.5 metres 7.5 m Interior Side Yard (minimum) - 1.5 m Floor Area (minimum) - - Lot Coverage (maximum) - 40.0% Height (maximum) 5 storeys, provided the 4th and 5th storeys are set back a minimum of 3 metres from the main front and exterior walls of the third storey 11.0 m Note: 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. December 15, 2016 Page 5 of 7 Report No. PBS16-103 Future Consent Application The Owner intends to file an application for consent for consideration by the Committee of Adjustment in the near future. The Owner seeks to obtain consent approval to divide the subject lands into two parcels of land based on the demising wall of the existing semi- detached dwelling. Figure 5 illustrates that the proposed westerly lot (21 Machell Avenue, Part 2, Lot 5) will have an area of 442.6 square metres. The adjoining easterly lot (19 Machell Avenue, Part 1 Lot 5) will have an area of 361.4 square metres. In order to facilitate the severance, it is necessary to rezone the subject lands from Central Commercial (C2) Zone to Residential Special Mixed Density (R5-XX) Exception zone. The existing central Commercial Zone provisions do not include a semi-detached dwelling as a permitted use. Analysis A preliminary review of the proposed Zoning By-law Amendment application has 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 Zoning By-law Amendment; • Consideration of the Heritage Act and implementation of the Cultural Heritage Resource policies of the Official Plan as part of the proposed Zoning Amendment and future severance on the subject lands; and • Conformity with the Stable Neighbourhood Official Plan Designation. Public Comments At the time of writing this report, Planning Staff have received no comments from residents from the surrounding neighbourhood and general public. Advisory Committee Review The Heritage Advisory Committee will review the proposed Zoning By-law Amendment application to comment on the impacts of the proposed development on the built cultural heritage on the subject lands. Financial Implications There are no financial implications. December 15, 2016 Page 6 of 7 Report No. PBS16-103 Communications Considerations On November 24, 2016, a Notice of Complete Application and Notice of Public Planning Meeting respecting the Zoning By-law Amendment application was published in the Auroran and Aurora Banner newspapers. In addition, the notices were given by mail to all addressed property Owners within a minimum of 120 metres (393 feet) of the subject lands. A Notice of the 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 Zoning By-law Amendment application supports the Strategic Plan goal of Supporting an exception quality of life for all through its accomplishment in satisfying requirements in the following key objectives within this goal statement: Strengthening the fabric of our community: Through the proposed Zoning By-law Amendment application 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 2023 as identified in the Town’s Official Plan Alternatives 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 Planning and Building Services reviewed the proposed Zoning By-law Amendment in accordance with the provisions of the Provincial, Regional, the Town’s Official Plan, Zoning By-law and municipal development standards respecting the subject lands. The proposed Zoning By-law Amendment is considered to be in keeping with the development standards of the Town. A comprehensive report with recommendations and options will be presented to Council for consideration and direction at a future General Committee meeting. December 15, 2016 Page 7 of 7 Report No. PBS16-103 Attachments Figure 1- Location Map Figure 2- Existing Official Plan Designation Figure 3- Existing Zoning By -Law Figure 4- Proposed Zoning By-law Figure 5- Site plan Previous Reports None. Pre -submission Review Reviewed by the Chief Administrative Officer and the Director of Planning and Building Services. Departmental Approval Marco Ramunno, MCIP, RPP Director Planning and Building Services Approved for Agenda bjit, I' ""T] Doug Nadorozny Chief Administrative Officer Yonge StreetMill StreetWellington Street Wes t Catherine Avenue Yonge StreetCentre Street Wellington Street West Wellington Street East Irwin Avenue Machell AvenueLOCATION MAP Map created by the Town of Aurora Planning and Building Services Department, November 17, 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 25 50 75 100 Metres APPLICANT: 19-21 Machell Ave (Worthman & Cwenar)FILES: ZBA-2016-11 SUBJECT LANDS Dunham C rescentTemperance StreetMill StreetVictoria StreetGeorgeStreetIrwin Avenue Catherine Avenue Centre StreetMachell AvenueYONGE STREETWELLINGTON STREET EASTWELLINGTON STREET WEST YONGE STREETEXISTING OFFICIAL PLAN DESIGNATION Map created by the Town of Aurora Planning and Building Services Department, November 28, 2016. Base data provided by York Region & the Town of Aurora. ¯0 25 50 75 100 MetresAPPLICANT: 19-21 Machell Ave (Worthman & Cwenar)FILES: ZBA-2016-11FIGURE 2 St John's Sdrd Wellington St E Vandorf SdrdHenderson Drive ^Wellington St W UV404 UV404Leslie StYonge StBathurst StBayview AveBloomington Rd SUBJECT LANDS THE AURORA PROMENADE Existing Employment - Brownfield Industrial Environmental Protection Upper Downtown Existing Employment - Light Industrial/Service Downtown Schedule A OPA Schedule B1 Secondary Plan Area Public Parkland Stable Neighbourhoods Existing Major Institutional Private Parkland Wellington Street Wes t Catherine Avenue Temperance StreetYonge StreetMill StreetCentre StreetYonge StreetWellington Street EastWellington Street West Machell AvenueO I-9 EP-8 R6-65 R5-24 R5 EP C2 C2-5 C2-3 C2-19C2-20 C2-18 O I R5 C2 C2-1 I R5-26R2 EPRA3-3RA2-1 I-1 RA3-1 C2 RA1-2 R6-51R2 C2C2 C2 C2 EXISTING ZONING BY-LAW Map created by the Town of Aurora Planning and Building Services Department, November 17, 2016. Base data provided by York Region & the Town of Aurora. ¯0 25 50 75 100 MetresAPPLICANT: 19-21 Machell Ave (Worthman & Cwenar)FILES: ZBA-2016-11 FIGURE 3 SUBJECT LANDS Row DwellingR6 Institutional INSTITUTIONAL ZONES I Detached DwellingSecond DensityR2 Central COMMERCIAL ZONES C2 Zoning Legend Special Mixed Density RESIDENTIAL ZONES R5 Major Open Space OPEN SPACES ZONES O Environmental ProtectionEP IndustrialC5 Semi-Detached & DuplexDwelling Third DensityR3 ApartmentFirst DensityRA1 ApartmentSecond DensityRA2 ApartmentThird DensityRA3 Wellington Street Wes t Catherine Avenue Temperance StreetYonge StreetMill StreetCentre StreetYonge StreetWellington Street EastWellington Street West Machell AvenueO I-9 EP-8 R6-65 R5-24 R5 EP C2 C2-5 C2-3 C2-19C2-20 C2-18 O I R5 C2 C2-1 I R5-26R2 EPRA3-3RA2-1 I-1 RA3-1 C2 RA1-2 R6-51R2 C2C2 C2 C2 PROPOSED ZONING BY-LAW Map created by the Town of Aurora Planning and Building Services Department, November 17, 2016. Base data provided by York Region & the Town of Aurora. ¯0 25 50 75 100 Metres APPLICANT: 19-21 Machell Ave (Worthman & Cwenar)FILES: ZBA-2016-11 FIGURE 4 SUBJECT LANDS Row DwellingR6 Institutional INSTITUTIONAL ZONES I Detached DwellingSecond DensityR2 Central COMMERCIAL ZONES C2 Zoning Legend Special Mixed Density RESIDENTIAL ZONES R5 Major Open Space OPEN SPACES ZONES O Environmental ProtectionEP IndustrialC5 Semi-Detached & DuplexDwelling Third DensityR3 ApartmentFirst DensityRA1 ApartmentSecond DensityRA2 ApartmentThird DensityRA3 R5-XX Map created by the Town of Aurora Planning and Building Services Department, November 23, 2016. Drawing provided by Delph & Jenkins North Ltd. SITE PLAN APPLICANT: 19-21 Machell Ave (Worthman & Cwenar)FILES: ZBA-2016-11 FIGURE 5 Town of Aurora Public Planning Report No. PBS16-104 Subject: Application for Official Plan Amendment and Zoning By-law Amendment The Gathering Place of Aurora 210 Edward Street Part of Block B & C Edward Street, Reg. Plan 488, Part 1 65R13909 File Numbers: OPA-2016-02 and ZBA-2016-06 Related File Number: SP-2016-09 Prepared by: Marty Rokos, Planner Department: Planning and Building Services Date: December 15, 2016 Recommendations 1. That Report No. PBS16-104 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 The purpose of this report is to provide Council with background information related to the proposed Official Plan Amendment and Zoning By-law Amendment applications on the subject lands. The owner proposes to re-designate the portion of the subject lands designated “Existing Employment – Light Industrial/Service” to “Existing Employment – Light Industrial/Service Site Specific Policy Area No. XX” and amend the provisions of the “General Industrial (M2-9) Exception Zone” to permit a place of worship in the entire existing building. • The applications have been circulated for comment. • A portion of the existing building has been used for a place of worship for the past 11 years. • A site plan application has also been submitted (file SP-2016-09) to permit the development of a front entrance addition and the parking area. December 15, 2016 Page 2 of 9 Report No. PBS16-104 • A comprehensive report with recommendations and options will be presented at a future General Committee meeting. Background The subject lands are currently designated “Existing Employment – Light Industrial/Service” and “Public Parkland” by the Official Plan and zoned “General Industrial (M2-9) Exception Zone”. The Official Plan and Zoning By-law permit a variety of employment uses as noted in the Official Plan and Zoning By-law sections of this report. In 2005, Council passed By-law 4709-05.D to permit a place of worship on the subject lands to a maximum GFA of 232 m2. The owner has applied to re-designate and rezone the property to allow the entire building (GFA of 1,516 m2) to be converted to a place of worship. An addition to the front of the building facing Edward Street is also proposed as well as a reorganization of the parking spaces within the existing paved parking lot. Location / Land Use The subject lands, municipally known as 210 Edward Street, are located between Dunning Avenue and Engelhard Drive (Figure 1). The property has a lot area of 4,322 m2, a frontage of 11.4 m on Dunning Avenue and a flankage of 122.25 m on Edward Street. The existing building was previously used as a bowling alley. Surrounding Land Uses The surrounding land uses are as follows: North: Dunning Avenue, residential, employment, and environmental protection South: Employment East: Edward Street and employment West: Environmental protection 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 December 15, 2016 Page 3 of 9 Report No. PBS16-104 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. 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. Town of Aurora Official Plan The subject lands are designated as “Existing Employment – Light Industrial/Service” and “Public Parkland” by the Town of Aurora Official Plan (Figure 2). The “Existing Employment – Light Industrial/Service” designation is intended to accommodate a broad range of employment opportunities as well as service commercial uses and retail uses of a quasi-industrial nature within existing employment areas. The “Public Parkland” designation is intended to maintain parkland as open space with facilities that meet the recreation needs of residents, tourists and visitors. The northerly portion of the subject lands is designated “Public Parkland”. Permitted uses in the “Existing Employment – Light Industrial/Service” designation include office/research uses, industrial and manufacturing uses, warehouse facilities, enclosed storage including self-storage units, industrial supply and service and contractor sales, micro-industries that support non-noxious uses, automotive and recreational vehicle related uses, service commercial uses, commercial recreational facilities, conference uses, public and/or private educational facilities, ancillary/accessory retail functions directly related to the industrial, manufacturing, and/or office uses, parks and recreation uses, public uses, utilities, child care facilities, and wholesale facilities. A place of worship was a permitted use within the “General Industrial” designation of the old Official Plan (1991). As such, the place of worship was allowed by By-law 4709-05.D, approved on October 25, 2005, and was limited to a maximum of 232 m2 GFA by the Zoning By-law. The “Existing Employment – Light Industrial/Service” Designation of the Town’s current Official Plan is limited in its scope of permitted uses, and a place of worship is not permitted as a principle use as requested by the owner. An amendment to the Official Plan is required to allow a place of worship as the principal use. December 15, 2016 Page 4 of 9 Report No. PBS16-104 Zoning By-law 2213-78, as amended The subject lands are currently zoned “General Industrial (M2-9) Exception Zone” by the Town of Aurora Zoning By-law 2213-78, as amended (Figure 3). The M2-9 Zone permits specific employment uses as outlined in the chart on pages 5-6 of this report. An amendment to the By-law is required to allow a place of worship with a maximum GFA of 1,516 m2. 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 as well as the Site Plan Application: Name Report Author Official Plan Amendment and Zoning By-law Amendment Applications Site Survey JH Architecture Conceptual Site Plan JH Architecture Planning Justification Report IBI Group Draft Official Plan Amendment IBI Group Draft Zoning By-law Amendment IBI Group Floor Plans JH Architecture Colour renderings n/a Site Plan Application Architectural Site Plan JH Architecture Electrical Site Plan JH Architecture Plan of Survey Lloyd & Purcell Ltd. 3D Rendering JH Architecture Proposed Application Proposed Official Plan Amendment As shown in Figure 3, the Applicant proposes to amend the Existing Employment – Light Industrial/Service designation. The owner has submitted a draft Official Plan Amendment which is currently under review by staff. The proposed OPA would create a site specific Official Plan policy that would add a place of worship as a permitted use. December 15, 2016 Page 5 of 9 Report No. PBS16-104 Proposed Zoning By-law Amendment As shown in Figure 3, the Applicant proposes to amend the existing Site Specific M2-9 Exception Zone. The owner has submitted a draft Zoning By-law which is currently under review by staff. The proposed Zoning By-law amendment as applied for by the owner would increase the maximum GFA for a place of worship to 1,516 m2 and amend provisions related to parking spaces, parking setbacks and manoeuvring. It would also recognize existing site conditions such as the lot frontage, curbing, landscaping, and loading. The following is a table to compare the difference between the current M2-9 zoning requirements with the proposed zoning requirements. Existing M2-9 Exception Zone Requirements Proposed M2-9 Exception Zone Requirements Permitted Uses warehouses and industrial uses, ancillary retail, commercial self storage facilities, data processing centres, fitness centres, recreation centres, private clubs, laundries, motor vehicle body shops, motor vehicle rental establishments, motor vehicle repair garages, office uses accessory to a permitted use on the same premise, offices other than the offices of a doctor or drugless practitioner in multi- premises buildings, light and heavy repair shops, research labs, trade schools, transportation terminals, and a place of worship to a maximum GFA of 232 m2 warehouses and industrial uses, ancillary retail, commercial self storage facilities, data processing centres, fitness centres, recreation centres, private clubs, laundries, motor vehicle body shops, motor vehicle rental establishments, motor vehicle repair garages, office uses accessory to a permitted use on the same premise, offices other than the offices of a doctor or drugless practitioner in multi- premises buildings, light and heavy repair shops, research labs, trade schools, transportation terminals, and a place of worship to a maximum GFA of 1,516 m2* Lot Area (minimum) 1,400.0 m2 1,400.0 m2 Lot Frontage (minimum) 30.0 m 12.0 m* Front Yard (minimum) 3.0 m 3.0 m Rear Yard (minimum) 9.0 m 9.0 m December 15, 2016 Page 6 of 9 Report No. PBS16-104 Existing M2-9 Exception Zone Requirements Proposed M2-9 Exception Zone Requirements Side Yard (minimum) 3.0 m 3.0 m Floor Area (minimum) 1 storey: 120.0 m2 2 storeys: 130.0 m2 1 storey: 120.0 m2 2 storeys: 130.0 m2 Height (maximum) 10.0 m 10.0 m Parking (minimum) 1 parking space per 10 seats 1 parking space per 10 seats Parking space dimensions (minimum) 2.7 x 5.5 m 2.7 x 4.2 m* Manoeuvring Space (minimum) 7.4 m One way: 3.0 m* Two way: 6.0 m* Curbing 15 cm high curb required No required curb* Parking in Yards Parking separated from street line by minimum 1.5 m landscaped strip No minimum separation between parking and street line* Parking Space Location Minimum 1.5 m from side or rear lot line No minimum setback from side or rear lot line* Note: The proposed by-law exceptions 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. Site Plan As illustrated on Figure 4, the applicant is proposing to use the existing building to expand the existing place of worship use. A 113 m2 GFA addition is proposed at the front of the building facing Edward Street that would serve as the main entrance to the building. The building addition and changes to the parking lot circulation would result in a reduction in parking spaces from 80 to 52. The proposed number of parking spaces would conform to the minimum zoning requirements. Driveway access would via two driveways from Edward Street. A third driveway at the northerly portion of the site would December 15, 2016 Page 7 of 9 Report No. PBS16-104 be removed. A municipal sidewalk was constructed along the Edward Street frontage in 2015. Analysis A preliminary review of the Official Plan and Zoning By-law Amendment applications has been undertaken by internal departments and external agencies. Staff have identified the following matters to be addressed in greater detail before staff prepare a final report for Council’s consideration: •Conformity with Official Plan policies including policies intended to protect employment lands; •Zoning performance provisions; •Necessity of limiting the GFA of the place of worship use; and •Changes to parking layout and circulation. Public Comments Planning Staff have not received any comments from the public as of the preparation of this report. Advisory Committee Review The Site Plan application will be reviewed by the Accessibility Advisory Committee. Financial Implications Financial implications will be addressed when a technical review of the proposal is completed. Communications Considerations On November 24, 2016, a Notice of Complete Application and Public Planning Meeting was published in the Aurora Banner and Auroran newspapers and given by mail to all addressed property owners within a minimum of 120 metres of the subject lands. On the same date, two Notice of Public Planning Meeting signs were also posted on the subject lands fronting Edward Street and Dunning Avenue. Public notification has been provided in accordance with the Planning Act. December 15, 2016 Page 8 of 9 Report No. PBS16-104 Link to Strategic Plan The proposed Official Plan and Zoning By-law Amendment applications support the Strategic Plan goal of Enabling a diverse, creative and resilient economy through their accomplishment in satisfying requirements in the following key objective within this goal statement: Promoting economic opportunities that facilitate the growth of Aurora as a desirable place to do business: Through the proposed Official Plan and Zoning By-law Amendment applications on the subject lands, the applicant will assist in attracting business in accordance with the Develop plans to attract businesses that provide employment opportunities for our residents action item. Alternatives to the Recommendation 1.Direct staff to report back to Council addressing any issues that may be raised at the Public Planning Meeting. 2.Refusal of the application with an explanation for the refusal. Conclusions The Official Plan Amendment, Zoning By-law Amendment, and Site Plan applications will be reviewed in accordance with Provincial, Regional and municipal Official Plan, zoning and development standards. The above matters will be considered in the technical review of the applications, 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. December 15, 2016 Page 9 of 9 Report No. PBS16-104 Attachments Figure 1 — Location Map Figure 2 — Existing Official Plan Designation Figure 3 — Zoning By-law Figure 4 — Proposed Site Plan Figure 5 — Conceptual Rendering Previous Reports None. Pre -submission Review Reviewed by the Chief Administrative Officer and Director of Planning and Building Services. Departmental Approval Approved for Agenda Marco Ramunno, MCIP, RPP Director Planning and Building Services Doug Nadorozny Chief Administrative Officer IberCourt D unn i ng Ave nu e WenderlyDriveDunning Avenue Edwar dStreetLOCATION MAP Map created by the Town o f Aurora Planning and Building Services Department, November 17, 2016. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2016, © First Base Solutions Inc., 2016 Orthophotography. ¯FIGURE 1 St John's Sdrd Wellington St E Vandorf SdrdHenderson Drive ^Wellington St W UV404 UV404Leslie StYonge StBathurst StBayview AveBloomington Rd 0 25 50 75 100 Metres APPLICANT: The Gathering Place of AuroraFILES: OPA-2016-02 & ZBA-2016-06 SUBJECT LANDS Cameron AvenueWenderlyDriveDunning Avenue Edwar dStreetRoya l Road Engelhard Drive IndustrialParkwaySout hEXISTING OFFICIAL PLAN DESIGNATION Map created by the Town of Aurora Planning and Building Services Department, November 18, 2016. Base data provided by York Region & the Town of Aurora. ¯0 25 50 75 100 MetresAPPLICANT: The Gathering Place of AuroraFILES: OPA-2016-02 & ZBA-2016-06FIGURE 2 St John's Sdrd Wellington St E Vandorf SdrdHenderson Drive ^ Wellington St W UV404 UV404Leslie StYonge StBathurst StBayview AveBloomington Rd SUBJECT LANDS THE A URORA PROM ENA DE Existing Commercial Existing Employment - Brownfield Industrial Environmental Protection Upper Downtown Existing Employment - Light Industrial/Service Downtown Schedule A OPA Schedule B1 Secondary Plan Area Public Parkland Stable Neighbourhoods Existing Major Institutional Private Parkland Cameron AvenueRoyal Road WenderlyDriveDunning Avenue Edwar dStreetRoyal Road Engelhard Drive IndustrialParkwaySouth M2-7 M3 M2-4 M3 M2-8 I R2 O M3EP R2 O M2-2M1-11M2-8 M2-9 M2 M2 M2 M2 ZONING BY-LAW Map created by the Town of Aurora Planning and Building Services Department, November 21, 2016. Base data provided by York Region & the Town of Aurora. ¯0 50 100 150 200 MetresAPPLICANT: The Gathering Place of AuroraFILES: OPA-2016-02 & ZBA-2016-06 FIGURE 3 SUBJECT LANDS General INDUSTRIAL ZONES Service M2 M3 RestrictedM1 Institutional INSTITUTIONAL ZONES I Detached DwellingSecond DensityR2 Central COMMERCIAL ZONES C2 Zoning Legend RESIDENTIAL ZONES Major Open Space OPEN SPACES ZONES O Environmental ProtectionEP IndustrialC5 Map created by the Town of Aurora Planning and Building Services Department, November 21, 2016. Drawing provided by JH Architecture. PROPOSED SITE PLAN APPLICANT: The Gathering Place of AuroraFILES: OPA-2016-02 & ZBA-2016-06 FIGURE 4 Map created by the Town of Aurora Planning and Building Services Department, November 21, 2016. Drawing provided by JH Architecture. PROPOSED ADDITION APPLICANT: The Gathering Place of AuroraFILES: OPA-2016-02 & ZBA-2016-06 FIGURE 5 Special Council - Public Planning Meeting Agenda Thursday, December 15, 2016 Confirming By-law Page 1 of 1