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AGENDA - Public Planning - 20170322 Council Public Planning Meeting Agenda Wednesday, March 22, 2017 7 p.m. Council Chambers Aurora Town Hall Public Release March 15, 2017 Town of Aurora Council Public Planning Meeting Agenda Wednesday, March 22, 2017 7 p.m., Council Chambers 1.Approval of the Agenda Recommended: That the agenda as circulated by Legislative Services be approved. 2.Declarations of Pecuniary Interest and General Nature Thereof 3.Planning Applications 1.PBS17-017 – Applications for Official Plan Amendment and Zoning By-law Amendment Aurora United Church 15186 Yonge Street, 55, 57, and 57A Temperance Street, 12 and 16 Tyler Street File Numbers: OPA-2016-05 and ZBA-2016-13 Recommended: 1.That Report No. PBS17-017 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. Council Public Planning Meeting Agenda Wednesday, March 22, 2017 Page 2 of 2 2.PBS17-022 – Application for Zoning By-law Amendment Nunzio Grossi 7, 15, and 19 Cousins Drive Lots 25, 26, and 27, Registered Plan 340 File Number: ZBA-2015-12 Recommended: 1.That Report No. PBS17-022 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. 4.Confirming By-law Recommended: That the following confirming by-law be enacted: 59XX-17 Being a By-law to Confirm Actions by Council Resulting from a Council Public Planning Meeting on March 22, 2017. 5.Adjournment Town of Aurora Public Planning Report No. PBS17-017 Subject: Applications for Official Plan Amendment and Zoning By-law Amendment Aurora United Church 15186 Yonge Street, 55, 57, and 57A Temperance Street, 12 and 16 Tyler Street File Numbers: OPA-2016-05 and ZBA-2016-13 Prepared by: Glen Letman, Manager of Development Planning Department: Planning and Building Services Date: March 22, 2017 Recommendations 1.That Report No. PBS17-017 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 proposed Official Plan and Zoning By-law Amendment applications submitted by the Board of Trustees for the Aurora United Church for 15186 Yonge Street, 55, 57, 57A Temperance Street, 12 Tyler and 16 Tyler Street within the Aurora Promenade. •An application has been made for an Official Plan and Zoning By-law amendment to permit the development of the subject lands for a new 2 storey place of worship and a 9 storey, 159 suite, retirement home with associated structured parking. •Three vehicular access points are proposed to the site leading to 133 parking spaces. •The Official Plan Amendment is necessary to allow the increased building height, and will establish special policy area provisions for the development including, building setbacks/stepbacks from the property line and coverage. Council Public Planning Meeting Agenda Wednesday, March 22, 2017 Item 1 Page 1 of 20 March 22, 2017 Page 2 of 9 Report No. PBS17-017 • The Zoning Bylaw Amendment would amend the I Institutional and C2 Central Commercial zones currently applying to the subject lands, to a site specific I Institutional XX zone to permit the proposed development form. • The subject lands form a key property on Yonge Street within the Downtown area of the Aurora Promenade, upon which a former landmark place of worship (Aurora United Church) building was situated. The building was destroyed by fire and that portion of the site is currently vacant. Five existing dwellings are also located on the subject lands. • Staff has identified matters to be addressed in greater detail prior to staff preparing a final report for Council’s consideration. Background The subject Official Plan and Zoning By-law Amendment applications were submitted to the Town on December 16, 2016. Location / Land Use The subject lands include five properties know municipally as; 15186 Yonge Street, 55, 57, 57ATemperance Street, 12 Tyler and 16 Tyler Street collectively referred to as the subject lands. The subject lands front onto three municipal roads, having frontages of; 53m on Yonge Street, 84 metres on Tyler Street and 60 metres on Temperance Street. The site has a total lot area of 4,642m2 (.46 ha). The easterly portion of the subject lands is currently vacant, and five older ground related dwellings are located on four lots at the westerly portion of the site. A vehicular access from Yonge Street leading to surface parking for approximately 30 vehicles also exists along the northerly property line of the site. No site plan development applications have been received on the lands at this time. Surrounding Land Uses The surrounding land uses are as follows: North: Existing Downtown Commercial towards Yonge Street, Future Commercial towards Temperance Street South: Existing Mixed uses towards Yonge Street and Residential towards Temperance Street East: Existing Downtown Commercial West: Existing grade related residential Council Public Planning Meeting Agenda Wednesday, March 22, 2017 Item 1 Page 2 of 20 March 22, 2017 Page 3 of 9 Report No. PBS17-017 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 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. A regional urbanization goal under the York Region’s Official Plan 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 Town of Aurora Official Plan As illustrated on Figure 2, the subject lands are designated as “The Aurora Promenade” and more specifically as within the “Downtown Area” of the Town of Aurora Official Plan. The Downtown Area designation is the core and symbolic centre of the Town, The policies of the Downtown Area is to guide development while protecting and reinforcing a heritage main street character and identity. An array of compatible development is encouraged as high activity areas. This includes mixed uses, and specific development form policies such as height provisions, building setbacks, angular planes and parking polices have been included in the Official Plan as a vision to enhance the visual and pedestrian experience in the centre of Town. Council Public Planning Meeting Agenda Wednesday, March 22, 2017 Item 1 Page 3 of 20 March 22, 2017 Page 4 of 9 Report No. PBS17-017 Schedule “D” of the Official Plan also identifies the property as within a Heritage Resource Area with policies on enhancement and preservation of historic or culturally significant areas. Schedule B2 of the Official Plan limits building heights to a minimum of 2 and a maximum of 5 storeys within this area of the Aurora Promenade Downtown. As noted above buildings are subject to a front yard step back at the third storey and the angular plan provisions of the Official Plan. 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 within the ‘Historic Downtown’ area, with Tyler Street at Yonge Street as a ‘Key View Corridor’ by the Aurora Promenade Urban Design Framework. The following are key Character Area general guidelines for the Historic Downtown: • New buildings should consider and respect the scale material and massing of adjacent heritage significant buildings. • Although 1-storey buildings exist, a minimum 2-storey and maximum of 3-storey street wall is required to ensure and appropriate enclosure to the street. • Levels above 3-storeys must setback minimum 3.0metres from the base building fronting the street to reinforce the historic low rise street wall. • New building should avoid historical misrepresentation. Buildings tell the story of historical development of the area. It is important that the historical record does not get confused through the mimicry of past architectural styles. • New buildings should be designed so that they do not appear to have been constructed earlier than when they were. As such, the proposed development will be 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. Zoning By-law 2213-78, as amended The eastern portion of the subject lands comprising the former Aurora United Church are currently zoned Institutional (I) Zone. The western portion of the lands incorporating the four properties on Temperance Street and Tyler Street are zoned Central Commercial (C2) Zone by the Town of Aurora Zoning By-law 2213-78. (Figure 3). Approximately one third of the site is currently zoned as I Institutional by Bylaw 2213-78, which permits a range of uses such place of worship and retirement home. It is noted that the current maximum allowable building height under the I Institutional zone is 28 metres (approximately 9 storeys). The balance of the lands, abutting Tyler and Temperance Streets are zoned C2 Central Commercial which also allows a broad range of uses and an Council Public Planning Meeting Agenda Wednesday, March 22, 2017 Item 1 Page 4 of 20 March 22, 2017 Page 5 of 9 Report No. PBS17-017 urban form of development, with a height limit of 5 storeys (setback 3 metres above the third storey). The general intent of the zoning bylaw amendment component of the owner’s planning application is to establish site specific use and performance standards to implement the applicant’s development proposal. This will include, where appropriate, site specific zone exceptions to the proposed I Institutional zone category. The zoning provisions will be evaluated by staff for conformity to the Downtown Area Promenade policies of the Official Plan, as may be revised by the applicant’s Official Plan Amendment application. The applicant is aware that the Town is finalizing a new Comprehensive Zoning Bylaw and acknowledges that the terms, uses and performance standards of the subject planning application to rezone the for lands should harmonize with the terms, uses and performance standards of the Promenade Downtown area of the Promenade. This will be reviewed in greater detail at the time of the preparation of the subject zoning bylaw amendment. 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 FOTENN Consutlants Draft Official Plan Amendment FOTENN Consutlants Draft Zoning By-law FOTENN Consutlants Conceptual Site Plan, Elevations and Perspectives A Robert Murphy Archtects Heritage Impact Statement Bray Heritage with Letourneau Heritage Consulting Inc and Amy Barnes Consulting Geotechnical Investigations Terraprobe Phase 1 and 2 Environmental Site Assessments Terraprobe Servicing & Stormwater Management Report Odan Detech Consulting Engineers Transportation Study Nextrans Consulting Stage 1 and 2 Archaeological Assessment Fisher Archaeological Consulting Environmental Noise Feasibility Valcoustics Canda Ltd Tree Inventory and Preservation Plan Kuntz Forestry Consulting Inc. Development Proposal In the applicant’s submission to the Town, it is described that Aurora United Church and its development partner, Southbound Developments Ltd., propose to develop the site as two independent buildings within the property. A fire destroyed the historic Aurora United Council Public Planning Meeting Agenda Wednesday, March 22, 2017 Item 1 Page 5 of 20 March 22, 2017 Page 6 of 9 Report No. PBS17-017 Church and all other existing buildings on site would be demolished to accommodate site development, and as such the subject lands should be treated as a single property. A two storey church with church spire would be located on the corner of Yonge Street and Tyler and would have a gross floor area (gfa) of approximately 1,467m2. The retirement home component of the development would wrap around the church building in an L shape and would have a height of 9 storeys at its highest point. The retirement home is proposed to be tiered, or stepped back, from abutting municipal streets to avoid a visual effect of a slab building (see Figure 5). A total of 159 retirement home units are proposed within the development. The retirement home would have a gfa of 12,778 m2. The applicant’s statistical information identifies that the two buildings would occupy 38% of the lot (i.e. lot coverage). Three full moves vehicular access points are proposed to the site, to access each abutting municipal road. One level of underground parking is proposed and a total of 133 parking spaces would be developed. The applicant proposes to separate the place of worship parking and the retirement home parking. The applicant’s submission includes a conceptual site plan and detailed building elevations and renderings to illustrate the proposed building form and massing. The tiering or building stepback of the retirement home building allows roof top terraces with would be used as outdoor amenity areas for the residents. A shadow study has also been included with the applicant’s submission (See Figure 6). The applicant has submitted draft Official Plan Amendment and Zoning By-law documents which are currently under review by staff. Subsequent to the review of the Official Plan and Zoning Bylaw Amendment Applications, development of the lands will be subject to a site plan application review and building permit process. Note: Final zoning provisions and performance standards will be evaluated by Staff in detail prior to the implementing Zoning By-law Amendment being brought forward to Council for enactment. Analysis The application has been circulated to agencies and departments for review and comment. A preliminary review of the proposed Official Plan and Zoning By-law Amendment applications has been undertaken. Staff has initially identified the following matters which will be addressed in greater detail prior to staff preparing a final report for Council’s consideration: • Conformity with the Aurora Promenade Downtown Official Plan land use designation and development policies. Council Public Planning Meeting Agenda Wednesday, March 22, 2017 Item 1 Page 6 of 20 March 22, 2017 Page 7 of 9 Report No. PBS17-017 • Conformity to the Historic Downtown Urban Design polices as outlined in the Promenade Urban Design Strategy. • Conformity to the Heritage Resource Area policies of the Official Plan. • The consideration of the subject applications relative to existing and future surrounding land uses to assess the compatibility and appropriateness of the proposed development. • Evaluation of technical matters such as; servicing, traffic, access, parking and grading. Public Comments There has been general questions regarding the future development of this site, but as of the time of writing this report, Planning Staff have received two written comments from residents on the planning applications, related to scale and height of the proposed development. Advisory Committee Review The applications will be reviewed by the Heritage Advisory Committee, Accessibility Committee and the Design Review Panel following the statutory Public Meeting. Financial Implications There are no financial implications. Communications Considerations On January 12, 2017 a Notice of Complete Application respecting the Official Plan Amendment and Zoning By-law Amendment applications was published in the Auroran and Aurora Banner newspapers. On March 2, 2017 a Notice of Public Planning Meeting respecting applications 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. Council Public Planning Meeting Agenda Wednesday, March 22, 2017 Item 1 Page 7 of 20 March 22, 2017 Page 8 of 9 Report No. PBS17-017 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 will review the proposed Official Plan Amendment and 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. 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- Conceptual site plan Figure 5(A-E)- Conceptual building elevations Figure 6(A-B)- Shadow study Previous Reports None. Council Public Planning Meeting Agenda Wednesday, March 22, 2017 Item 1 Page 8 of 20 Council Public Planning Meeting Agenda Wednesday, March 22, 2017Item 1 Page 9 of 20 Wellington Street Wes t Yonge StreetTyler Street Victoria StreetMosley Street Wellington Street East Yonge StreetVictoria StreetMill StreetTemperanceStreetLOCATION MAP Map created by the Town of Aurora Planning and Building Services Department, February 22, 2017. 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: 15186 Yonge, 12 and 16 Tyler, 55, 57 and 57A Temperance Street (Aurora United Church)FILES: OPA-2016-05 & ZBA-2016-13 SUBJECT LANDS Council Public Planning Meeting Agenda Wednesday, March 22, 2017Item 1 Page 10 of 20 Metcalfe StreetGeorgeStreetMosley Street Church Street Tyler Street Victoria StreetMill StreetTemperanceStreetYONGE STREETWELLINGTON STREET EASTWELLINGTON STREET WEST EXISTING OFFICIAL PLAN DESIGNATION Map created by the Town of Aurora Planning and Building Services Department, February 22, 2017. Base data provided by York Region & the Town of Aurora. ¯0 25 50 75 100 Metres APPLICANT: 15186 Yonge, 12 and 16 Tyler, 55, 57 and 57A Temperance Street (Aurora United Church)FILES: OPA-2016-05 & ZBA-2016-13FIGURE 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 Public Parkland 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 Downtown Shoulder Council Public Planning Meeting Agenda Wednesday, March 22, 2017Item 1 Page 11 of 20 Wellington Street Wes t Yonge StreetWellington Street West Tyler Street Victoria StreetMosley Street Wellington Street East Yonge StreetVictoria StreetMill StreetTemperanceStreetEP-8 EP C2 C2-3 C2-19C2-20 EP C2 C2-1 I C2-8R5-26 I R5 I-12 R5-16 R2 EP-11EP-3EP-2 EPRA3-3RA2-1I-1 RA3-1 RA3 EP-1 I C2RA1-2C2-13 R5R5 R5-30C2M2 M2 M2 C2 EXISTING ZONING BY-LAW Map created by the Town of Aurora Planning and Building Services Department, February 22, 2017. Base data provided by York Region & the Town of Aurora. ¯0 25 50 75 100 Metres APPLICANT: 15186 Yonge, 12 and 16 Tyler, 55, 57 and 57A Temperance Street (Aurora United Church)FILES: OPA-2016-05 & ZBA-2016-13FIGURE 3 SUBJECT LANDS 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 ApartmentFirst DensityRA1 ApartmentSecond DensityRA2 ApartmentThird DensityRA3 General INDUSTRIAL ZONES M2 Council Public Planning Meeting Agenda Wednesday, March 22, 2017Item 1 Page 12 of 20 CONCEPTUAL SITE PLAN Map created by the Town of Aurora Planning and Building Services Department, February 22, 2017. Base data provided by York Region & the Town of Aurora.ÜAPPLICANT: 15186 Yonge, 12 and 16 Tyler, 55, 57 and 57A Temperance Street (Aurora United Church)FILES: OPA-2016-05 & ZBA-2016-13 FIGURE 4 Council Public Planning Meeting Agenda Wednesday, March 22, 2017 Item 1 Page 13 of 20 CONCEPTUAL BUILDING ELEVATIONS Map created by the Town of Aurora Planning and Building Services Department, February 23, 2017. Base data provided by York Region & the Town of Aurora. APPLICANT: 15186 Yonge, 12 and 16 Tyler, 55, 57 and 57A Temperance Street (Aurora United Church)FILES: OPA-2016-05 & ZBA-2016-13 FIGURE 5A Council Public Planning Meeting Agenda Wednesday, March 22, 2017Item 1 Page 14 of 20 CONCEPTUAL BUILDING ELEVATIONS Map created by the Town of Aurora Planning and Building Services Department, February 23, 2017. Base data provided by York Region & the Town of Aurora. APPLICANT: 15186 Yonge, 12 and 16 Tyler, 55, 57 and 57A Temperance Street (Aurora United Church)FILES: OPA-2016-05 & ZBA-2016-13 FIGURE 5B Council Public Planning Meeting Agenda Wednesday, March 22, 2017Item 1 Page 15 of 20 CONCEPTUAL BUILDING ELEVATIONS Map created by the Town of Aurora Planning and Building Services Department, February 23, 2017. Base data provided by York Region & the Town of Aurora. APPLICANT: 15186 Yonge, 12 and 16 Tyler, 55, 57 and 57A Temperance Street (Aurora United Church)FILES: OPA-2016-05 & ZBA-2016-13 FIGURE 5C Council Public Planning Meeting Agenda Wednesday, March 22, 2017Item 1 Page 16 of 20 CONCEPTUAL BUILDING ELEVATIONS Map created by the Town of Aurora Planning and Building Services Department, February 23, 2017. Base data provided by York Region & the Town of Aurora. APPLICANT: 15186 Yonge, 12 and 16 Tyler, 55, 57 and 57A Temperance Street (Aurora United Church)FILES: OPA-2016-05 & ZBA-2016-13 FIGURE 5D Council Public Planning Meeting Agenda Wednesday, March 22, 2017Item 1 Page 17 of 20 CONCEPTUAL BUILDING ELEVATIONS Map created by the Town of Aurora Planning and Building Services Department, February 23, 2017. Base data provided by York Region & the Town of Aurora. APPLICANT: 15186 Yonge, 12 and 16 Tyler, 55, 57 and 57A Temperance Street (Aurora United Church)FILES: OPA-2016-05 & ZBA-2016-13 FIGURE 5E Council Public Planning Meeting Agenda Wednesday, March 22, 2017Item 1 Page 18 of 20 SHADOW STUDY Map created by the Town of Aurora Planning and Building Services Department, February 23, 2017. Base data provided by York Region & the Town of Aurora. APPLICANT: 15186 Yonge, 12 and 16 Tyler, 55, 57 and 57A Temperance Street (Aurora United Church)FILES: OPA-2016-05 & ZBA-2016-13 FIGURE 6A Council Public Planning Meeting Agenda Wednesday, March 22, 2017Item 1 Page 19 of 20 SHADOW STUDY Map created by the Town of Aurora Planning and Building Services Department, February 23, 2017. Base data provided by York Region & the Town of Aurora. APPLICANT: 15186 Yonge, 12 and 16 Tyler, 55, 57 and 57A Temperance Street (Aurora United Church)FILES: OPA-2016-05 & ZBA-2016-13 FIGURE 6B Shadow study Council Public Planning Meeting Agenda Wednesday, March 22, 2017Item 1 Page 20 of 20 Town of Aurora Public Planning Report No. PBS17-022 Subject: Application for Zoning By-law Amendment Nunzio Grossi 7, 15, and 19 Cousins Drive Lots 25, 26, and 27, Registered Plan 340 File Number: ZBA-2015-12 Prepared by: Marty Rokos, Planner Department: Planning and Building Services Date: March 22, 2017 Recommendations 1.That Report No. PBS17-022 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 Zoning By-law amendment application on the subject lands. The owner proposes to rezone the subject lands from “Detached Dwelling Second Density (R2) Zone” to “Detached Dwelling Second Density (R2) Exception Zone”, to allow site specific lot frontages and side yards to allow two (2) additional lots to be created. •The applicant is proposing to demolish two (2) dwellings and construct four (4) new dwellings for a total of five (5). •A consent application to the Committee of Adjustment will be required to create the four (4) new lots and one (1) remaining lot. •Comments have been sent to the applicant and a revised submission has been submitted and circulated to agencies and internal departments. •The subject lands are within the “Stable Neighbourhoods” designation in the Town of Aurora Official Plan, which permits development that is compatible with surrounding development. •The owner’s revised submission includes side and rear yard exceptions for an existing shed. Council Public Planning Meeting Agenda Wednesday, March 22, 2017 Item 2 Page 1 of 12 March 22, 2017 Page 2 of 7 Report No. PBS17-022 • A comprehensive report with recommendations and options will be presented to Council for consideration and direction at a future General Committee meeting. Background Application History The subject application was submitted on September 8, 2015. On October 15, 2015, a Notice of Complete Application respecting the Zoning By-law Amendment was published in the Auroran and Aurora Banner newspapers. A Public Planning Meeting was held on December 16, 2015. At that meeting Council adopted the following resolution: “THAT Report No. PL15-087 be received; and THAT comments presented at the Public Planning meeting be addressed by Planning and Development Services in a comprehensive report outlining recommendations and options at a future Public Planning meeting.” In response to the comments received at the Public Planning Meeting and the above Council resolution, the owner has revised the application and submitted updated conceptual building plans to the Town. All interested parties were notified that the Zoning By-law Amendment application would be heard at the March 22, 2017 Public Planning Meeting. Location / Land Use The subject properties are located on the south side of Cousins Drive just east of Yonge Street, municipally known as 7, 15 and 19 Cousins Drive (Figure 1). The subject lands have the following characteristics: • 2660 m2 in area and 55.41 m of frontage on Cousins Drive; and • Three single detached dwellings are located on the subject lands, each with driveway access to Cousins Drive. Surrounding Land Uses The surrounding land uses are as follows: North: Cousins Drive and residential South: Residential East: Residential West: Commercial Council Public Planning Meeting Agenda Wednesday, March 22, 2017 Item 2 Page 2 of 12 March 22, 2017 Page 3 of 7 Report No. PBS17-022 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. Town of Aurora Official Plan As illustrated in Figure 2, the subject lands are designated as “Stable Neighbourhoods” by the Town of Aurora Official Plan. The “Stable Neighbourhoods” designation is intended to protect the area from incompatible forms of development and for 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 public and private utilities. Zoning By-law 2213-78, as amended The subject lands are zoned “Detached Dwelling Second Density Residential (R2) Zone” by the Town of Aurora Zoning By-law 2213-78, as amended (Figure 3). The R2 Zone permits one detached dwelling per lot and a home occupation. The Owner proposes to rezone the property to a site specific R2 Exception Zone to reduce the minimum lot frontage and interior side yard requirements. This would accommodate the proposed consents to sever the new lots. Council Public Planning Meeting Agenda Wednesday, March 22, 2017 Item 2 Page 3 of 12 March 22, 2017 Page 4 of 7 Report No. PBS17-022 Proposed Application Proposed Zoning By-law Amendment The subject lands are currently zoned “Detached Dwelling Second Density Residential (R2) Zone by the Town of Aurora Zoning By-law 2213-78, as amended (Figure 3). The R2 Zone permits one detached dwelling per lot and a home occupation. Site specific by-law exceptions will be required to allow the proposed severance of the lands. The zoning provisions are summarized in the following table. Parent R2 Zone Requirement Proposed R2-X Exception Zone Permitted Uses As per R2 Zone As per R2 Zone Lot Area (minimum) 460.0 m2 460.0 m2 Lot Frontage (minimum) 15.0 m 10.4 m* Front Yard (minimum) 6.0 m 6.0 m Year Yard (minimum) 7.5 m 7.5 m Interior Side Yard (minimum) One (1) storey: 1.2 m Two (2) storeys: 1.5 m 1.2 m* 1.5 m from the east property line of the proposed Lot 5 Exterior Side Yard (minimum) 6.0 m 6.0 m Floor Area (minimum) One (1) storey: 120.0 m2 Two (2) storeys: 130.0 m2 One (1) storey: 120.0 m2 Two (2) storeys: 130.0 m2 Lot Coverage (maximum) 35% 35% Height (main building) (maximum) 10.0 m 10.0 m Accessory Building setbacks (minimum) Side: 1.2 m Rear: 1.0 m Side: 0.5 m* Rear: 0.6 m* Note: The proposed bylaw exceptions are highlighted and labelled with an asterisk “*”. Council Public Planning Meeting Agenda Wednesday, March 22, 2017 Item 2 Page 4 of 12 March 22, 2017 Page 5 of 7 Report No. PBS17-022 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. Proposed Site Development The subject lands consist of three (3) existing lots, each having a frontage of between 16 m and 24 m. A single detached dwelling is located on each lot. The owner proposes to demolish two (2) of the dwellings and create four (4) new lots from the existing parcels. This would result in a total of five (5) lots. This is the same number of proposed lots as in the original application. The lot frontages vary between 10.5 m and 11.3 m (Figure 4). A two storey single detached dwelling with a double car garage is proposed to be constructed on each new lot. The existing two (2) storey dwelling at 7 Cousins Drive would remain. In response to comments received at the first Public Planning Meeting, the owner has revised the conceptual elevations of the three (3) proposed dwellings nearest to the existing residential to the east. The garages were previously proposed to be partially below grade with two habitable floors above. This has been changed to at grade garages built into the first floor of the houses and a second storey above. This reduces the height of the proposed dwellings. The owner has indicated that all of the proposed new dwellings would have at grade garages, however the elevations indicate that the new dwelling farthest to the west has a below grade garage (Figure 5). This will be reviewed further before preparation of a recommendation report. The easterly side yard setback of the proposed dwelling adjacent to the existing residential to the east has been increased from 1.2 m to 1.5 m. This change makes it consistent with the R2 zoning requirement for a two storey dwelling. An existing shed at the rear of the existing two storey dwelling on the subject lands has been identified to have deficient side and rear yard setbacks. The proposed zoning by-law contains reduced side and rear yard setbacks to legalize the existing shed. The owner will be required to submit a Committee of Adjustment consent application to allow for the creation of the proposed lots. Analysis Department / Agency Comments A preliminary review of the current submission 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: • The application will be reviewed in the context of the applicable Provincial, Regional and Town policies; and Council Public Planning Meeting Agenda Wednesday, March 22, 2017 Item 2 Page 5 of 12 March 22, 2017 Page 6 of 7 Report No. PBS17-022 • 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. Public Comments Planning Staff have received comments from the public circulation. At the Public Planning meeting on December 16, 2015, residents from the surrounding neighbourhood of the subject site provided verbal comments expressing their concerns and questions regarding the proposed planning application, summarized as the following issues: • Drainage issues; • Lot frontage; • Style of proposed houses not compatible with existing houses in the neighbourhood; • Size of the proposed houses; • Number of proposed houses; • Potential for secondary suites; • Lack of street parking; • Below grade garages; • Length of time for construction to complete; • Loss of privacy; • Precedent for similar applications; and • Strain on utilities. Advisory Committee Review No Communication Required. Financial Implications Financial implications will be addressed when a technical review of the proposal is completed. Communications Considerations On October 15, 2015, a Notice of Complete Application respecting the Zoning By-law Amendment was published in the Auroran and Aurora Banner newspapers. A Notice of Public Planning Meeting was published in the Auroran and Aurora Banner newspapers on November 26, 2015. 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. Council Public Planning Meeting Agenda Wednesday, March 22, 2017 Item 2 Page 6 of 12 Council Public Planning Meeting Agenda Wednesday, March 22, 2017Item 2 Page 7 of 12 Kennedy Street East Yonge StreetTemperance StreetCameron AvenueRoyal Road Cousins DriveYonge StreetRansom Street Cousins Drive Gurnett StreetRoyal Road Dunning Avenue GolfLinksDrive LOCATION MAP Map created by the Town of Aurora Planning & Building Services Department, February 15, 2017. 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 MetresAPPLICANT: Nunzio Grossi FILES: ZBA-2015-12 SUBJECT LANDS Council Public Planning Meeting Agenda Wednesday, March 22, 2017Item 2 Page 8 of 12 Cameron AvenueKennedy Street East Ransom StreetTemperanceStreet Cousins Drive Wells StreetGurnett StreetRoyal Road Dunning Avenue GolfLinksDrive YONGE STREETOFFICIAL PLAN MAP Map created by the Town of Aurora Planning & Building Services Department, February 15, 2017. Base data provided by York Region & the Town of Aurora. ¯0 25 50 75 100 MetresAPPLICANT: Nunzio Grossi FILES: ZBA-2015-12FIGURE 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 Downtown Shoulder Schedule A OPA Schedule B1 Secondary Plan Area Existing Major Institutional Public Parkland Stable Neighbourhoods Promenade General Environmental Protection Private Parkland Council Public Planning Meeting Agenda Wednesday, March 22, 2017Item 2 Page 9 of 12 Temperance StreetCameron AvenueRansom Street Cousins Drive Gurnett StreetGolfLinksDrive Royal Road R2 R2O O C3 C2 R5 C3-11 C3 RA3-2O-2 R2 EP C3 C2 R5-6 O I-17 R5 R5-28 ZONING MAP Map created by the Town of Aurora Planning & Building Services Department, February 15, 2017. Base data provided by York Region & the Town of Aurora. ¯0 25 50 75 100 MetresAPPLICANT: NUNZIO GROSSI FILES: ZBA-2015-12 FIGURE 3 SUBJECT LANDS ServiceC3 Institutional INSTITUTIONAL ZONES I Detached DwellingSecond DensityR2 ApartmentThird DensityRA3 Central COMMERCIAL ZONES C2 Zoning Legend Special Mixed Density RESIDENTIAL ZONES R5 Row DwellingR6 Major Open Space OPEN SPACES ZONES O Environmental ProtectionEP Council Public Planning Meeting Agenda Wednesday, March 22, 2017Item 2 Page 10 of 12 Map created by the Town of Aurora Planning & Building Services Department, February 16, 2017. Drawing provided by Architectural CAAD Studio. PROPOSED LOTTING PLAN APPLICANT: Nunzio Grossi FILES: ZBA-2015-12 FIGURE 4 Council Public Planning Meeting Agenda Wednesday, March 22, 2017Item 2 Page 11 of 12 Map created by the Town of Aurora Planning & Building Services Department, February 16, 2017. Drawing provided by Architectural CAAD Studio. POTENTIAL STREETSCAPE APPLICANT: Nunzio Grossi FILES: ZBA-2015-12 FIGURE 5 Council Public Planning Meeting Agenda Wednesday, March 22, 2017Item 2 Page 12 of 12 The Corporation of The Town of Aurora By-law Number 59XX-17 Being a By-law to Confirm Actions by Council Resulting from a Council Public Planning Meeting on March 22, 2017. The Council of the Corporation of The Town of Aurora hereby enacts as follows: 1. That the actions by Council at its Council Public Planning meeting held on March 22, 2017, 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. Enacted by Town of Aurora Council this 22nd day of March, 2017. ___________________________________ Geoffrey Dawe, Mayor ___________________________________ Samantha Yew, Deputy Clerk Council Public Planning Meeting Agenda Wednesday, March 22, 2017 Confirming By-law Page 1 of 1