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AGENDA - Public Planning - 20170524 Council Public Planning Meeting Agenda Wednesday, May 24, 2017 7 p.m. Council Chambers Aurora Town Hall Public Release May 18, 2017 Town of Aurora Council Public Planning Meeting Agenda Wednesday, May 24, 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.PBS17-035 – Application for Official Plan Amendment, Zoning By-law Amendment, Draft Plan of Subdivision Dormer Hill Inc. 14029 Yonge Street Part of Lot 72, Concession 1 File Numbers: OPA-2017-02, ZBA-2017-01, and SUB-2017-01; Related File: CDM-2017-01 Recommended: 1.That Report No. PBS17-035 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, May 24, 2017 Page 2 of 2 2.PBS17-037 – Applications for Official Plan Amendment and Zoning By-law Amendment Aurora United Church 15186 Yonge Street, 55, 57, and 57A Temperance Street, 12 Tyler and 16 Tyler Street File Numbers: OPA-2016-05 and ZBA-2016-13 Recommended: 1.That Report No. PBS17-037 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 May 24, 2017. 5.Adjournment Town of Aurora Public Planning Report No. PBS17-035 Subject: Application for Official Plan Amendment, Zoning By-law Amendment, Draft Plan of Subdivision Dormer Hill Inc. 14029 Yonge Street Part of Lot 72 Concession 1 File Numbers: OPA-2017-02, ZBA-2017-01, and SUB-2017-01 Related File: CDM-2017-01 Prepared by: Marty Rokos, Planner Department: Planning and Building Services Date: May 24, 2017 Recommendations 1.That Report No. PBS17-035 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, Zoning By-law Amendment and Draft Plan of Subdivision applications on the subject lands. The owner proposes to change the Official Plan designation from “Cluster Residential” to “Cluster Residential Site Specific Policy” and change the zoning from “Oak Ridges Moraine Rural (RU-ORM) Zone” to “Detached Dwelling Second Density Residential (R2-X) Exception Zone” and “Oak Ridges Moraine Environmental Protection (EP-ORM) Zone”, to allow the development of 27 single detached lots on a private condominium road. •The applications have been circulated for comment. •The subject lands are designated “Cluster Residential”, “Environmental Protection Area” and “Environmental Function Area” within OPA 34 and are also subject to the Settlement policies of the ORMCP (OPA 48). •The OPA is required to reduce the minimum separation from Estate Residential designations and the setback from Yonge Street. Council Public Planning Meeting Agenda Wednesday, May 24, 2017 Item 1 Page 1 of 14 May 24, 2017 Page 2 of 9 Report No. PBS17-035 •A comprehensive report with recommendations and options will be presented to Council for consideration and direction at a future General Committee meeting. Background The subject applications for OPA, ZBA, Subdivision, and Condominium were submitted on March 15, 2017. The subject lands are currently designated “Cluster Residential”, “Environmental Protection Area” and “Environmental Function Area” by the Yonge Street South Secondary Plan (OPA 34) and zoned “Oak Ridges Moraine Rural (RU- ORM) Zone”. The owner has applied to re-designate the “Cluster Residential” designation to “Cluster Residential Special Policy Area” and rezone the property to “Detached Dwelling Second Density Resdiential (R2-X) Exception Zone” and “Oak Ridges Moraine Environmental Protection (EP-ORM) Zone” as described below. The owner proposes to develop 27 single detached lots on a private condominium road. Location / Land Use The subject property, municipally known as 14029 Yonge Street, is located between Hunters Glen Road and Ridge Road (Figure 1). The property has a lot area of 7.14 ha and a frontage of 117.8 m on the east side of Yonge Street. The property is currently vacant. Surrounding Land Uses The surrounding land uses are as follows: North: Open space (golf course) South: Residential East: Residential West: Yonge Street and 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 Council Public Planning Meeting Agenda Wednesday, May 24, 2017 Item 1 Page 2 of 14 May 24, 2017 Page 3 of 9 Report No. PBS17-035 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. Yonge Street South Secondary Plan (OPA 34) The subject lands are designated “Cluster Residential”, “Environmental Protection Area” and “Environmental Function Area” by OPA 34 (Figure 2). The “Cluster Residential” designation allows clusters of residential development with areas of open space that visually and functionally distinguish development clusters from one another. Permitted uses include single detached dwellings, semi-detached dwellings, linked housing, townhouses, and private open space. The intent of the “Environmental Protection Area” designation is to protect ecological structure and function and significant landforms representative of the Oak Ridges Moraine. The intent of the “Environmental Function Area” designation is to protect ecological function only. No new development is permitted in an “Environmental Protection Area”. New development in an “Environmental Function Area” may be permitted provided that it can be justified through an Environmental Impact Study, Vegetation Protection Plan, and Landform Conservation Plan. The Official Plan and Town of Aurora Trails Master Plan include a north-south multi-use trail along Yonge Street and an east-west trail along the north property line of the subject lands. The east-west trail will form a portion of the Oak Ridges Trail. The Oak Ridges Moraine Conservation Plan (ORMCP) as adopted by the Town’s Official Plan indicates that the subject lands are designated “Woodlands” and “Woodlands Minimum Vegetation Protection Zone” (MVPZ). Schedule ‘L’ of OPA 48 indicates that the subject lands are designated “Category 1 – Complex Landform”. According to Schedule ‘M’, the subject lands are in a “High Vulnerability Aquifer Area” and a “Low Vulnerability Aquifer Area”. Council Public Planning Meeting Agenda Wednesday, May 24, 2017 Item 1 Page 3 of 14 May 24, 2017 Page 4 of 9 Report No. PBS17-035 Zoning By-law 2213-78, as amended The subject lands are currently zoned “Oak Ridges Moraine Rural (RU-ORM) Zone” by the Town of Aurora Zoning By-law 2213-78, as amended (Figure 3). By-law 4469-03.D indicates that the lands are zoned “Woodlands” and “Woodlands – Minimum Vegetation Protection Zone” (MVPZ). Schedule ‘C’ indicates that the subject lands are located in a high aquifer vulnerability area and a small portion of the property are located in a low vulnerability aquifer area. Schedule ‘E’ indicates the lands are in a “Category 1 – Complex Landform”. The RU-ORM Zone permits agricultural uses, breeding, raising and training of farm animals and horses, places of worship, home occupations, horseback riding clubs, farm greenhouses, and one single detached dwelling including an accessory attached residential dwelling unit occupied by a person employed full time on the farm. An amendment to the By-law is required to allow the proposed development. Reports and Studies The owner submitted the following documents as part of complete applications to the proposed Official Plan Amendment, Zoning By-law Amendment and Draft Plan of Subdivision: Name Report Author Draft Official Plan Amendment Evans Planning Inc. Draft Zoning By-law Evans Planning Inc. ORM Conformity Report Evans Planning Inc. Planning Justification Report Evans Planning Inc. Draft Plan of Subdivision Evans Planning Inc. Tree Inventory & Preservation Plan Kuntz Forestry Consulting Inc. Stage 1&2 Archaeological Assessment The Archaeologists Inc. MTCS Letter Ministry of Tourism, Culture and Sport Conceptual Building Elevations Urbanscape Conceptual Site Plan Urbanscape Functional Servicing and Stormwater Management Report SCS Consulting Group Ltd. Preliminary Grading Plan SCS Consulting Group Ltd. Preliminary Servicing Plan SCS Consulting Group Ltd. Right of Way Capacity Calculation SCS Consulting Group Ltd. Existing and Proposed Phosphorus Budgets SCS Consulting Group Ltd. Existing and Proposed Drainage Plans SCS Consulting Group Ltd. Areas Contributing to LIDs SCS Consulting Group Ltd. Council Public Planning Meeting Agenda Wednesday, May 24, 2017 Item 1 Page 4 of 14 May 24, 2017 Page 5 of 9 Report No. PBS17-035 Laneway Section SCS Consulting Group Ltd. Environmental Soil Quality Analysis Terraprobe Phase 1 Environmental Site Assessment Terraprobe Landscape/Streetscape Concept NAK Design Strategies Conceptual Streetscapes NAK Design Strategies Photometric Calculation Layout LEA Consulting Ltd. Street Lighting Layout LEA Consulting Ltd. Draft Plan of Condominium ertl surveyors Lot Frontage Certificate ertl surveyors Survey ertl surveyors Proposed Application Proposed Official Plan Amendment The owner has submitted a draft Official Plan Amendment (OPA) which is currently under review by staff. The proposed OPA would amend policies related to setbacks, buffers and the requirement for a block plan. The following is a table that compares the difference between the existing and proposed Official Plan policies. Existing Official Plan Policy Proposed Official Plan Policy Setback from the centreline of Yonge Street (minimum) 60 m 40 m Separation from “Estate Residential” designation (maximum) 35 m 20 m Block Plan, Block ‘D’ Required Not required Proposed Zoning By-law Amendment The Applicant proposes to amend the RU-ORM Zone. The owner has submitted a draft Zoning By-law which is currently under review by staff. The proposed Zoning By-law amendment would rezone the property to a “Detached Dwelling Second Density Residential (R2-X) Exception Zone” and “Oak Ridges Moraine Environmental Protection (EP-ORM) Zone”. The following is a table to compare the difference between the current RU-ORM zoning requirements with the proposed R2-X zoning requirements. Council Public Planning Meeting Agenda Wednesday, May 24, 2017 Item 1 Page 5 of 14 May 24, 2017 Page 6 of 9 Report No. PBS17-035 Parent R2 Zone Proposed R2-X Exception Zone Requirements Permitted Uses One detached dwelling per lot, home occupation. One detached dwelling per lot, home occupation. Maximum 27 detached dwelling units. Lot Area (minimum) 460.0 m2 325.0 m2 Lot Frontage (minimum) 15.0 m 12.0 m Front Yard (minimum) 6.0 m Dwelling unit: 4.5 m Garage: 6.0 m Rear Yard (minimum) 7.5 m 7.5 m Interior Side Yard (minimum) One storey: 1.2 m Two storeys: 1.5 m 1.2 m Exterior Side Yard (minimum) 6.0 m 3.0 m Floor Area (minimum) One storey: 120.0 m2 Two storeys: 130.0 m2 130.0 m2 Lot Coverage (maximum) 35% 40% Height (maximum) 10.0 m 12.0 m Parking (minimum) 1 space 1 space per unit 8 visitor spaces 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. Draft Plan of Subdivision The owner has submitted a Draft Plan of Subdivision consisting of a single block that includes the entire subject lands. The purpose of the Draft Plan is to create an M-Plan that would allow the parcels of tied land (POTLs) to be created by Part Lot Control. A Part Lot Control application will be submitted at a future date. Council Public Planning Meeting Agenda Wednesday, May 24, 2017 Item 1 Page 6 of 14 May 24, 2017 Page 7 of 9 Report No. PBS17-035 Draft Plan of Condominium A Draft Plan of Common Elements Condominium has been submitted with the subject applications. The Draft Plan consists of 27 POTLs and a single common element. The common element includes the private road, central green space, visitor parking, and existing Woodlands. Conceptual Site Plan As illustrated on Figure 4, the applicant is proposing to develop 27 single detached lots on a private condominium road. The property will be accessed via a private road from Yonge Street on the southerly portion of the site. Concrete sidewalks are proposed on the private roads. A central green space is proposed surrounding an existing Butternut tree. A 20 m wide buffer is proposed adjacent to the existing Estate Residential properties fronting Hunters Glen Road to the south. The woodlands located in the eastern portion of the subject lands as well as a 10 m buffer surrounding the buffer would be undeveloped. Each detached dwelling would include a two (2) car garage and a two (2) car driveway, for a total of four (4) parking spaces. 10 dedicated visitor parking spaces are proposed in two locations. Following discussions with York Region, the proposed private road is designed to extend into a potential future development in the golf course lands to the north that are designated “Cluster Residential”. The private road would then connect to Yonge Street opposite Glensteeple Trail, which is part of the draft approved Pandolfo subdivision (file SUB-2003-02A). The owner will be required to submit a site plan application in the future. Analysis A preliminary review of the applications has been undertaken by internal departments and external agencies. Staff have identified the following matters to be addressed in greater detail before a final report is prepared for Council’s consideration: • Conformity to OPA 34 policies including policies intended to respect and reinforce the existing physical character of the surrounding area; • Conformity to ORMCP policies; • Zoning provisions; • Servicing capacity; • Traffic operations; and • Environmental considerations, landscaping and trails. Council Public Planning Meeting Agenda Wednesday, May 24, 2017 Item 1 Page 7 of 14 May 24, 2017 Page 8 of 9 Report No. PBS17-035 Public Comments Planning Staff have not received any comments from the public as of the preparation of this report. 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 May 4, 2017, 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, a Notice of Public Planning Meeting sign was also posted on the subject lands fronting Yonge Street. Public notification has been provided in accordance with the Planning Act. 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 above matters will be considered in the technical review of the application, together with comments received from the public and Council expressed at the Public Planning Meeting or in writing. A comprehensive report with recommendations and options will be presented to Council for consideration and direction at a future General Committee meeting. Council Public Planning Meeting Agenda Wednesday, May 24, 2017 Item 1 Page 8 of 14 Council Public Planning Meeting Agenda Wednesday, May 24, 2017Item 1 Page 9 of 14 Elderberry Trail Yonge StreetHunters Glen Road LOCATION MAP Map created by the Town of Aurora Planning & Building Services Department, April 25, 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: Dormer Hill Inc.FILES: OPA-2017-02, ZBA-2017-01 & SUB-2017-01 SUBJECT LANDS Council Public Planning Meeting Agenda Wednesday, May 24, 2017Item 1 Page 10 of 14 Hunters Glen R oadYONGE STREETMap created by the Town of Aurora Planning and Building Services Department, April 25, 2017. Base data provided by York Region & the Town of Aurora. ¯0 25 50 75 100 Metres APPLICANT: Dormer Hill Inc.FILES: OPA-2017-02, ZBA-2017-01 & SUB-2017-01FIGURE 2 St John's Sdrd Wellington St E Vandorf SdrdHenderson Drive ^ Wellington St W UV404 UV404Leslie StYonge StBathurst StBayview AveBloomington Rd EXISTING OFFICIAL PLAN DESIGNATION SUBJECT LANDS Schedule A OPA 34 OPA 34, Public Open Space OPA 34, Environmental Function Area OPA 34, Estate Residential OPA 34, Cluster Residential OPA 34, Environmental Protection Area Council Public Planning Meeting Agenda Wednesday, May 24, 2017Item 1 Page 11 of 14 E q u estrianDriveE lderberry Trail Hunt ers G len Road RU-ORM ER I O-3 RR-ORM EP-14 O-15EP-14 (H)I-24 R1-30i RU-ORMR1-46 O R2-101 O O EXISTING ZONING Map created by the Town of Aurora Planning & Building Services Department, April 25, 2017. Base data provided by York Region & the Town of Aurora. ¯0 50 100 150 200 MetresAPPLICANT: DORMER HILL INC.FILES: OPA-2017-02, ZBA-2017-01 & SUB-2017-01 FIGURE 3 SUBJECT LANDS Oak Ridges MoraineRural ResidentialRR-ORM Institutional INSTITUTIONAL ZONES I Detached DwellingFirst DensityR1 Zoning Legend RESIDENTIAL ZONES Major Open Space OPEN SPACES ZONES O Environmental ProtectionEP Oak Ridges MoraineRuralRU-ORM RURAL ZONES Detached DwellingSecond DensityR2 EstateER Council Public Planning Meeting Agenda Wednesday, May 24, 2017Item 1 Page 12 of 14 Map created by the Town of Aurora Planning & Building Services Department, April 25, 2017. Drawing provided by Soscia Professional Engineers Inc. CONCEPTUAL SITE PLAN APPLICANT: Dormer Hill Inc.FILES: OPA-2017-02, ZBA-2017-01 & SUB-2017-01 FIGURE 4 Council Public Planning Meeting Agenda Wednesday, May 24, 2017Item 1 Page 13 of 14 Map created by the Town of Aurora Planning & Building Services Department, April 25, 2017. Drawing provided by Soscia Professional Engineers Inc. DRAFT PLAN OF CONDOMINIUM APPLICANT: Dormer Hill Inc.FILES: OPA-2017-02, ZBA-2017-01 & SUB-2017-01 FIGURE 5 Council Public Planning Meeting Agenda Wednesday, May 24, 2017Item 1 Page 14 of 14 Town of Aurora Public Planning Report No. PBS17-037 Subject: Applications for Official Plan Amendment and Zoning By-law Amendment Aurora United Church 15186 Yonge Street, 55, 57, 57A Temperance Street, 12 Tyler 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: May 24, 2017 Recommendations 1.That Report No. PBS17-037 be received; and 2.That comments presented at the Public Planning Meeting be addressed by Planning & Development Services in a comprehensive report outlining recommendations and options at a future General Committee Meeting. Executive Summary On March 22, 2017 Council held a Public Planning Meeting to receive public input on 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. •The applications proposed to develop the subject lands for a new 2 storey place of worship and a 9 storey, 159 suite, retirement home with associated structured parking. •The Official Plan Amendment is necessary to allow the increased building height, and would establish special policy area provisions for the development including, building setbacks/ stepbacks from the property line and coverage. •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. Council Public Planning Meeting Agenda Wednesday, May 24, 2017 Item 2 Page 1 of 24 May 24, 2017 Page 2 of 9 Report No. PBS17-037 • 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. • Council directed that the applicant consider comments provided at the Public Planning Meeting and referred the application to a future Public Planning Meeting. • On May 10, 2017 the applicant submitted revised plans showing a reduction in building height of 2 storeys from their original proposal 9 storey proposal, the details of those changes will be presented to Council at this evening’s meeting. Background The subject Official Plan and Zoning By-law Amendment applications were submitted to the Town on December 16, 2016. On March 22, 2017 Council held a Public Planning Meeting and passed the following resolution: 1. That Report No. PBS17-017 be received; and 2. That staff be directed to report back to another Public Planning meeting addressing the issues that were raised at this Public Planning meeting. A copy of the Minutes to that meeting is attached to this report (see Attachment 1) Heritage Advisory Committee met on April 10, 2017 to review the development applications and the heritage resources identified on site. Heritage Advisory Committee passed the following recommendation for Council consideration: 1. That Report No. HAC17-009 be received; and 2. That the Heritage Advisory Committee recommend to Council: (a) That the properties located on 12 and 55, 57, and 57A Temperance street be removed from the Aurora Register of Properties of Cultural Heritage Value or Interest; and (b) That the property located on 16 Tyler Street be removed from the Aurora Register of Properties of Cultural Heritage Value or Interest; and (c) That residential-style architecture be incorporated in the design of the façade and streetscape on Temperance Street; and Council Public Planning Meeting Agenda Wednesday, May 24, 2017 Item 2 Page 2 of 24 May 24, 2017 Page 3 of 9 Report No. PBS17-037 (d) That the Heritage Advisory Committee be notified of any additional archaeological findings on the subject lands; and (e) That the site plan application be reviewed by the Heritage Advisory Committee at a future meeting On May 9, 2017Council endorsed the Heritage Committee’s recommendation. On Thurs May 11, 2017 the applicant held their second Community Information Meeting with the interested parties who made comment on the subject application. 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. 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, May 24, 2017 Item 2 Page 3 of 24 May 24, 2017 Page 4 of 9 Report No. PBS17-037 Policy Context The provincial, regional and municipal policy context considerations related to the subject Official Plan and Zoning Bylaw Amendment applications are outlined in staff report PBS17- 017. Original Development Proposal In the applicant’s original submission to the Town, the 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 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. On March 31, 2017, the Design Review Panel provided preliminary comments with respect to the Architectural Design of the new church and retirement home. The Panel’s commented as follows: • Remove the false façade at the north east corner of the proposed building • Remove the traffic access to Yonge Street • There is too much glass material on the façade of the church building, the Panel emphasized a need for balance to achieve modern architecture yet is in keeping Council Public Planning Meeting Agenda Wednesday, May 24, 2017 Item 2 Page 4 of 24 May 24, 2017 Page 5 of 9 Report No. PBS17-037 with the heritage character of the Historic Downtown of Aurora. The panel suggested incorporating pillars of stone in between the glass. • Concern with respect to the overall massing of the building, especially towards Temperance Street • Questions pertaining to how stormwater management will be achieved (ie. infiltration) Revised Development Plan Since the submission of the original proposal and presentation to the Public Planning Meeting the applicant has revised the plans. On May 10, 2017 revised plans were submitted to the Town which will be presentation to Council at this evening’s Public Planning meeting. The applicant advises that the presentation will be made in sufficient detail illustrating the design changes to the development. As an overview the revised plans propose: Building Height and Massing • A building height of 6 storeys at Yonge Street, 7 storeys at Temperance Street (vs total 9 storey building height of original proposal. • Increased building stepbacks from Temperance Street. • Total number of retirement home units reduced to 152 (from 159), with a focus towards assisted living and memory care units (vs. independent living units). Yonge Street façade • Removing vehicle access and surface parking from Yonge Street • First 2 storeys at Yonge Street built to north property line • Incorporating 856 m2 of building gfa as a complimentary use of the retirement home and place of worship uses. • Awnings incorporated to compliment Yonge Street streetscape Temperance Street façade • Revision to building materials at lower storeys proposed to better incorporate elements and colour palette of existing neighbourhood (eg masonry vs reflective glazing). This would be identified in greater detail at the site plan submission and implemented through a site plan agreement. • At 2.75m building setback at street line is proposed to be retained. Tyler Street façade • Building material revisions similar to Temperance Street frontage, particularly the facing and details of the stairwell building mass. • Existing Norway Spruce to be retained. Council Public Planning Meeting Agenda Wednesday, May 24, 2017 Item 2 Page 5 of 24 May 24, 2017 Page 6 of 9 Report No. PBS17-037 North Property Line • Building materials and stairwell building mass revisions similar to Tyler Street exposure. • Building setbacks and window openings maintained. • Elimination of the exposed surface parking along north property line. Access • Yonge Street vehicular access has been eliminated. • Two vehicular access points on Tyler Street and Temperance Street in the locations shown on the original plan will provide access to the site. Parking • Site redesigned to provide two levels of underground parking. • 30 at grade parking spaces are proposed. • The second level of underground parking will provide for 111 parking spaces. • A total of 192 parking spaces are proposed. • The plan will provide for secure access to the 61 parking spaces proposed for the retirement home. • Revisions to the below grade building plans will be required to accommodate the access ramps to the two parking garage levels. • Revised parking rates are proposed by the applicant. 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 have 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. • 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. Council Public Planning Meeting Agenda Wednesday, May 24, 2017 Item 2 Page 6 of 24 May 24, 2017 Page 7 of 9 Report No. PBS17-037 • 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. • 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. Public Comments An excerpt of the March 22, 2017 Council Public Planning Meeting minutes with comments provided at the meeting are attached to this staff report. Advisory Committee Review The applications will be reviewed by the Heritage Advisory Committee, Accessibility Committee and the Design Review Panel prior to a staff report being prepared for Council consideration of the planning applications. 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. All interested parties have been notified of this evening’s Public Planning Meeting. Council Public Planning Meeting Agenda Wednesday, May 24, 2017 Item 2 Page 7 of 24 May 24, 2017 Page 8 of 9 Report No. PBS17-037 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 The place of worship and 9 storey development plans were shown as attachments to report PBS17-017. Figure 1- Location Map Figure 2- Existing Official Plan Designation Figure 3- Existing Zoning By-Law Figure 4- Revised Conceptual site plan Figure 5 (A-E) Revised Conceptual Floor Plans Figure 6 (A-B)- Revised Conceptual building elevations Figure 7 Revised Building Cross Section Figure 8 Revised Building Isometric Views Appendix 1: March 22, 2017, Public Planning Minutes Previous Reports Public Planning Report PBS17-017 dated March 22, 2017. Council Public Planning Meeting Agenda Wednesday, May 24, 2017 Item 2 Page 8 of 24 Council Public Planning Meeting Agenda Wednesday, May 24, 2017Item 2 Page 9 of 24 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, May 10, 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 Street, 55, 57, 57A Temprance Street, 12 Tyler and 16 Tyler StreetFILES: OPA-2016-05 & ZBA-2016-13 SUBJECT LANDS Council Public Planning Meeting Agenda Wednesday, May 24, 2017Item 2 Page 10 of 24 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, May 10, 2017. Base data provided by York Region & the Town of Aurora. ¯0 25 50 75 100 Metres APPLICANT: 15186 Yonge Street, 55, 57, 57A Temprance Street, 12 Tyler and 16 Tyler StreetFILES: 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, May 24, 2017Item 2 Page 11 of 24 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, May 10, 2017. Base data provided by York Region & the Town of Aurora. ¯0 25 50 75 100 Metres APPLICANT: 15186 Yonge Street, 55, 57, 57A Temprance Street, 12 Tyler and 16 Tyler StreetFILES: 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, May 24, 2017Item 2 Page 12 of 24 REVISED CONCEPTUAL SITE PLAN Map created by the Town of Aurora Planning and Building Services Department, May 10, 2017. Base data provided by York Region & the Town of Aurora. APPLICANT: 15186 Yonge Street, 55, 57, 57A Temprance Street, 12 Tyler and 16 Tyler StreetFILES: OPA-2016-05 & ZBA-2016-13 FIGURE 4 Council Public Planning Meeting Agenda Wednesday, May 24, 2017Item 2 Page 13 of 24 REVISED CONCEPTUAL FLOOR PLANS Map created by the Town of Aurora Planning and Building Services Department, May 10, 2017. Base data provided by York Region & the Town of Aurora. APPLICANT: 15186 Yonge Street, 55, 57, 57A Temprance Street, 12 Tyler and 16 Tyler StreetFILES: OPA-2016-05 & ZBA-2016-13 FIGURE 5A Council Public Planning Meeting Agenda Wednesday, May 24, 2017Item 2 Page 14 of 24 REVISED CONCEPTUAL FLOOR PLANS Map created by the Town of Aurora Planning and Building Services Department, May 10, 2017. Base data provided by York Region & the Town of Aurora. APPLICANT: 15186 Yonge Street, 55, 57, 57A Temprance Street, 12 Tyler and 16 Tyler StreetFILES: OPA-2016-05 & ZBA-2016-13 FIGURE 5B Council Public Planning Meeting Agenda Wednesday, May 24, 2017Item 2 Page 15 of 24 REVISED CONCEPTUAL FLOOR PLANS Map created by the Town of Aurora Planning and Building Services Department, May 10, 2017. Base data provided by York Region & the Town of Aurora. APPLICANT: 15186 Yonge Street, 55, 57, 57A Temprance Street, 12 Tyler and 16 Tyler StreetFILES: OPA-2016-05 & ZBA-2016-13 FIGURE 5C Council Public Planning Meeting Agenda Wednesday, May 24, 2017Item 2 Page 16 of 24 REVISED CONCEPTUAL FLOOR PLANS Map created by the Town of Aurora Planning and Building Services Department, May 10, 2017. Base data provided by York Region & the Town of Aurora. APPLICANT: 15186 Yonge Street, 55, 57, 57A Temprance Street, 12 Tyler and 16 Tyler StreetFILES: OPA-2016-05 & ZBA-2016-13 FIGURE 5D Council Public Planning Meeting Agenda Wednesday, May 24, 2017Item 2 Page 17 of 24 REVISED CONCEPTUAL FLOOR PLANS Map created by the Town of Aurora Planning and Building Services Department, May 10, 2017. Base data provided by York Region & the Town of Aurora. APPLICANT: 15186 Yonge Street, 55, 57, 57A Temprance Street, 12 Tyler and 16 Tyler StreetFILES: OPA-2016-05 & ZBA-2016-13 FIGURE 5E Council Public Planning Meeting Agenda Wednesday, May 24, 2017Item 2 Page 18 of 24 REVISED CONCEPTUAL BUILDING ELEVATIONS Map created by the Town of Aurora Planning and Building Services Department, May 10, 2017. Base data provided by York Region & the Town of Aurora. APPLICANT: 15186 Yonge Street, 55, 57, 57A Temprance Street, 12 Tyler and 16 Tyler StreetFILES: OPA-2016-05 & ZBA-2016-13 FIGURE 6A Council Public Planning Meeting Agenda Wednesday, May 24, 2017 Item 2 Page 19 of 24 REVISED CONCEPTUAL BUILDING ELEVATIONS Map created by the Town of Aurora Planning and Building Services Department, May 10, 2017. Base data provided by York Region & the Town of Aurora. APPLICANT: 15186 Yonge Street, 55, 57, 57A Temprance Street, 12 Tyler and 16 Tyler StreetFILES: OPA-2016-05 & ZBA-2016-13 FIGURE 6B Council Public Planning Meeting Agenda Wednesday, May 24, 2017 Item 2 Page 20 of 24 REVISED BUILDING CROSS SECTION Map created by the Town of Aurora Planning and Building Services Department, May 10, 2017. Base data provided by York Region & the Town of Aurora. APPLICANT: 15186 Yonge Street, 55, 57, 57A Temprance Street, 12 Tyler and 16 Tyler StreetFILES: OPA-2016-05 & ZBA-2016-13 FIGURE 7 Council Public Planning Meeting Agenda Wednesday, May 24, 2017Item 2 Page 21 of 24 REVISED BUILDING ISOMETRIC VIEWS Map created by the Town of Aurora Planning and Building Services Department, May 10, 2017. Base data provided by York Region & the Town of Aurora. APPLICANT: 15186 Yonge Street, 55, 57, 57A Temprance Street, 12 Tyler and 16 Tyler StreetFILES: OPA-2016-05 & ZBA-2016-13 FIGURE 8 Council Public Planning Meeting Agenda Wednesday, May 24, 2017Item 2 Page 22 of 24 Appendix 1 PBS17-037 Town of Aurora Council Public Planning Meeting Minutes (Excerpt) Council Chambers Aurora Town Hall Wednesday, March 22, 2017 Planning Applications Mayor Dawe outlined the procedures that would be followed in the conduct of the public meeting. The Deputy Clerk confirmed that the appropriate notice had been given in accordance with the relevant provisions of the Planning Act. 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 Planning Staff Mr. Glen Letman, Manager of Development Planning, presented an overview of the application and staff report respecting the proposed Official Plan and Zoning By-law amendments to allow the redevelopment of the subject lands for a two-storey church and a nine-storey, tiered, 159- unit retirement residence with three vehicular access points and 133 parking spaces. He noted that the proposed Official Plan amendment to Schedule B3 would allow an increase in building height from five storeys to nine storeys and apply specific build-to policies to ensure approved development form, while the Zoning By-law amendment proposes to rezone the subject lands from ‘Institutional (I) Zone’ and ‘Central Commercial (C2) Zone’ to ‘Institutional (I-X) Exception Zone’ to allow an increase in building height and site specific performance standards to accommodate the place of worship and 159-unit retirement residence. Mr. Letman further noted that the subject lands are comprised of five properties, which are within the ‘Downtown Area’ policy designation of the Aurora Promenade Secondary Plan. Consultant Ms. Sarah Millar, Associate and Manager of Planning and Development, Fotenn, and Mr. Robert Murphy, A. Robert Murphy Architect Incorporated, presented an overview of the Applications and proposed redevelopment, including site statistics, policy and regulatory review, site context, project objectives, considerations, anticipated timeline, and development outcomes. Public Comments Aurora residents, including David Cabianca, Emily Crawley, Angela Daust, Michael Evans, Steve Falk, Brigitta Gamm, David Hanna, Troy Hourie, Richard Klopfer, Emma Kerswill, Eric McCartney, Tanya Pietrangelo, Dave Pressley, Judy Sherman, and Jessica Weaver, provided the following comments: • Support for church development proposal • Support for retirement residence development proposal in partnership with church • Preference for four-to-six-storey retirement residence • Preference for retail on Yonge Street rather than parking garage entrance Council Public Planning Meeting Agenda Wednesday, May 24, 2017 Item 2 Page 23 of 24 • Suggestions regarding north façade and incorporation of church architectural elements of previous church design • Concern regarding proposed modern architecture and compatibility with the charm and character of the heritage area • Concern regarding growth replicating that of North York • Concern regarding residence size, and number and type of units • Concern regarding residence height and setbacks which will have a negative impact on the character of the historic downtown core • Concern regarding privacy and shadowing • Concern regarding increased traffic • Concern regarding impact on creek, animals and birds • Concern regarding proposed glass exterior and risk to birds • Concern regarding lack of parking for churchgoers, staff, residents, and visitors • Concern regarding subject lands being filled from lot line to lot line, lack of green space, and streetscape; not a transitional setback to street • Concern regarding safety risks in the event of evacuation of nine storeys • Opposition to development proposal Consultant Ms. Millar and Mr. Murphy, with assistance from Mr. Carl Bray, Carl Bray & Associates Inc., and Mr. Richard Pernicky, Cole Engineering Group Ltd., responded to the concerns regarding the proposed architecture, glass exterior and bird-friendly glass, parking, green space, number of residence units and size, setbacks, height, intensification, traffic, and heritage. Moved by Councillor Pirri Seconded by Councillor Humfryes 1. That Report No. PBS17-017 be received; and 2. That staff be directed to report back to another Public Planning meeting addressing the issues that were raised at this Public Planning meeting. Carried Council Public Planning Meeting Agenda Wednesday, May 24, 2017 Item 2 Page 24 of 24 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 May 24 , 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 May 24, 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 24th day of May, 2017. ___________________________________ Geoffrey Dawe, Mayor ___________________________________ Samantha Yew, Deputy Clerk Council Public Planning Meeting Agenda Wednesday, May 24, 2017 Confirming By-law Page 1 of 1