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AGENDA - Public Planning - 20171122 Council Public Planning Meeting Agenda Wednesday, November 22, 2017 7 p.m. Council Chambers Aurora Town Hall Public Release November 16, 2017 Town of Aurora Council Public Planning Meeting Agenda Wednesday, November 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.PBS17-083 – Application for Zoning By-law Amendment 2578461 Ontario Inc. 15356 Yonge Street Lot 13 and Part of Lot 14, Registered Plan 246 File Number: ZBA-2017-06 Related File Number: SP-2017-05 Recommended: 1.That Report No. PBS17-083 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, November 22, 2017 Page 2 of 2 2. PBS17-086 – Application for Official Plan Amendment and Zoning By-law Amendment Biddington Homes Aurora Inc. 46 St. John’s Sideroad Part of Lot 86, Concession 1 File Numbers: OPA-2017-06 and ZBA-2017-08 Recommended: 1. That Report No. PBS17-086 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: XXXX-17 Being a By-law to Confirm Actions by Council Resulting from a Council Public Planning Meeting on November 22, 2017. 5. Adjournment Town of Aurora Public Planning Report No. PBS17-083 Subject: Application for Zoning By-law Amendment 2578461 Ontario Inc. 15356 Yonge Street Lot 13 and Part of Lot 14, Registered Plan 246 File Number: ZBA-2017-06 Related File Number: SP-2017-05 Prepared by: Jeff Healey, Planner Department: Planning and Building Services Date: November 22, 2017 Recommendations 1. That Report No. PBS17-083 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 related to the proposed Zoning By-law Amendment (ZBA) application submitted for 15356 Yonge Street. • An application has been made for a ZBA to amend the site specific PDS4(380), EP and ‘EP(381)’ exception zones applying to portions of the subject lands to ‘Promenade Downtown Shoulder – PDS4(XX) Exception Zone’ and Environmental Protection ‘EP’ zone. • The applicant has submitted a Site Plan application to permit a 5 storey apartment building comprising of 37 units and the retention of the existing detached dwelling (Knowles-Redman House) on the subject lands. • The property is designated under Part V of the Ontario Heritage Act and is located adjacent to significant Heritage Resources. • Staff have identified matters to be addressed in greater detail prior to staff preparing a final report for Council’s consideration. Council Public Planning Meeting Agenda Wednesday, November 22, 2017 Item 1 Page 1 of 17 November 22, 2017 Page 2 of 9 Report No. PBS17-083 Background Application History The subject Zoning By-law Amendment application was submitted to the Town on September 28, 2017. A site plan application to construct a 5 storey apartment building comprising of 37 units was also submitted. On June 27, 2017 Council passed Comprehensive Zoning Bylaw 6000-17 and pursuant to Section 34 (10.0.0.2) of the Planning Act passed a Resolution to only accept certain classes of Zoning Bylaw Amendment Applications. A Council resolution is required to receive, or not receive, the Zoning Bylaw Amendment Applications. On September 19 2017 zoning proposal ZP-2017-04 was considered by General Committee to receive the subject zoning by-law amendment application. The following resolution was provided by General Committee for the subject lands: 1.That Report No. PBS17-068 be received; and 3.That the Zoning By-law Amendment Proposal for (b) 15356 Yonge Street (2578461 Ontario Inc.) be received as a Zoning By-law Amendment Application; The resolution was adopted by Council on September 26, 2017. Location / Land Use The subject lands are located on the west side of Yonge Street, north of Irwin Avenue, municipally known as 15356 Yonge Street (See Figure 1). A single detached residential dwelling currently exists on the property. Surrounding Land Uses The surrounding land uses are as follows: North: Existing Institutional - The Hillary House; South: Existing Office Use and Single Detached residential dwellings; East: Existing Institutional – Roman Catholic Church; West: Single Detached residential dwellings. 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 Council Public Planning Meeting Agenda Wednesday, November 22, 2017 Item 1 Page 2 of 17 November 22, 2017 Page 3 of 9 Report No. PBS17-083 land use and development patterns. The Growth Plan for the Greater Golden Horseshoe is a guiding document for growth management within the Greater Golden Horseshoe (GGH) Area to 2041. The Growth Plan provides a framework which guide decisions on how land will be planned, designated, zoned and designed. The Lake Simcoe Protection Plan (LSPP) is a provincial document that provides policies which addresses aquatic life, water quality, water quantity, shorelines and natural heritage, other threats and activities (including invasive species, climate change and recreational activities) and implementation. Staff will review the proposed amendment for consistency with the above mentioned provincial policies. York Region Official Plan (YROP) The subject lands are designated as “Urban Area”, “Regional Greenlands System” and “Regional Corridor” by 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. Regional Corridors support a range and mix of activities that enrich the character and meet the needs of the local community. Regional Corridors are planned to function as urban mainstreets that have a compact, mixed-use, well- designed, pedestrian-friendly and transit-oriented built form. York Region’s vision of the Regional Greenlands System, is the protection of natural heritage features in a system of cores connected by corridors and linkages. The Regional Greenlands System also provides opportunities for passive recreation in a future trail systems. Urban uses and infrastructure projects should contribute ecological gains to greenlands systems through enhancement and restoration, and the strategic creation of natural habitat. Town of Aurora Official Plan As illustrated on Figure 2, the subject lands are designated as “The Aurora Promenade” more specifically designated as “Downtown Shoulder Area” and “Promenade General” by the Town of Aurora Official Plan. The Downtown Shoulder Area designation is primarily residential in character, although some homes may convert to a mix of uses including offices. The purpose of the Downtown Shoulder Area is to protect and reinforce the heritage ‘residential’ character and identity. The Promenade General designation is predominantly comprised of commercial retail plazas with office uses. The purpose of the Promenade General designation is to promote the transformation into a vibrant, pedestrian-oriented mixed-use area. Schedule “D” of the Official Plan identifies the property as Designated under Part V of the Ontario Heritage Act. Council Public Planning Meeting Agenda Wednesday, November 22, 2017 Item 1 Page 3 of 17 November 22, 2017 Page 4 of 9 Report No. PBS17-083 Northeast Old Aurora Heritage Conservation District Plan: The subject lands are located within the Northeast Old Aurora Heritage Conservation District Plan. The goal of the Heritage Conservation District Plan is to provide a framework to guide the preservation, development, re-development and alteration of the properties and streetscapes located within the boundaries of the District. Within the District Plan, the subject lands are considered a High Value Heritage Property, where existing buildings will be conserved, any new construction on the properties will be at the rear of the lots, and new construction will be architecturally sympathetic to the principal building and surrounding heritage resources. The subject lands are located directly south to the Hillary House, which is a National Historic Site. The subject development will consider the view sheds and heritage context in relation to the Hillary House. Zoning By-law The subject lands are currently zoned Promenade Downtown Shoulder- Special Mixed Density 'PDS4(380)’ exception zone, Environmental Protection ‘EP’ and Environmental Protection ‘EP(381)’ exception zone by Zoning By-law 6000-17, as amended. The 'PDS4(480)’ exception zone permits a site specific development comprising of five (5) townhouse dwelling units and the retention of the existing detached dwelling. The EP(381) Exception zone permits decks and fences related to the townhouse dwelling units. The existing site-specific Zoning By-law was approved by Council in 2009. A Site Plan application for the townhouse proposal was never executed by the owner. An amendment to the Zoning By-law is required to facilitate the use of the proposed for the 5 storey apartment building on the subject lands. Reports and Studies The Owner submitted the following documents as part of a complete application to the proposed Zoning By-law Amendment applications: Report Name Report Author Planning Justification Brief The Planning Partnership Heritage Impact Assessment Wayne Morgan, Heritage Planner Conceptual Grading/Drainage Plans BaseTech Consulting Inc. Landscaping Plans The Planning Partnership Conceptual site plan and Elevations Onespace unlimited inc. Exterior Photometric Plan Salex Inc. Shadow Study Onespace unlimited inc. Material Board Onespace unlimited inc. Environmental Impact Study Beacon Environmental Ltd. Tree Inventory and Preservation Plan, Arborist Report The Planning Partnership Transportation Impact Study Paradigm Transportation Solutions Ltd. Functional Servicing Report BaseTech Consulting Inc. Council Public Planning Meeting Agenda Wednesday, November 22, 2017 Item 1 Page 4 of 17 November 22, 2017 Page 5 of 9 Report No. PBS17-083 Report Name Report Author Geotechnical & Environmental Investigation Bruce A. Brown Associates Limited Phase 1 Environmental Site Assessment Bruce A. Brown Associates Limited Preliminary Environmental Noise Report Jade Acoustics Stage 1-2 Archaeological Assessment WSP Canada Inc. Proposed Application Proposed Zoning By-law Amendment The Applicant proposes to amend the site specific Promenade Downtown Shoulder- Special Mixed Density 'PDS4(380)’ Exception zone applying to easterly tableland portions of the subject lands and to the westerly portion of the lands currently zoned Environmental Protection ‘EP’ and Environmental Protection ‘EP(381)’ Exception zone. The owner proposes to utilize a portion of the EP lands for development and maintain the westerly remaining portion of the EP lands. The applicant proposes site specific amendments to the Promenade Downtown Shoulder- Special Mixed Density 'PDS4(380)’ Exception zone to permit a 5 storey apartment building from the east façade comprising of 37 units and retention of the existing detached dwelling on the subject lands (See Figure 4). The applicant is requesting to allow all permitted uses within the PDS4 Parent Zone on the lands, which includes a variety of low and medium density residential uses and limited commercial uses such as Offices, Day Care Centres, Personal Service Shops and limited Retail uses. It is noted that the existing detached home on the lands (known locally as the Knowles-Redman House) is proposed to be restored and used as a detached residential use comprising one dwelling unit. The following is a list of the current PDS4(380) Exception Zone and the proposed PDS4(XX) Exception Zone to facilitate the development. Existing “PDS4(380)” Requirement Proposed “PDS4(XX)” Exception Zone Permitted Uses A total of 6 dwelling units, comprising of 1 detached dwelling and one block of Townhouse Dwelling with a maximum of 5 units. In addition to the uses permitted in Section 8.1, the lands may also be used for one apartment building. Front Yard (minimum) 12.0 m Existing Knowles- Redman House to remain 12.0 m Existing Knowles- Redman House to remain Rear Yard- West lot line (minimum) 11.0 m 14.0 m (main building) Council Public Planning Meeting Agenda Wednesday, November 22, 2017 Item 1 Page 5 of 17 November 22, 2017 Page 6 of 9 Report No. PBS17-083 Existing “PDS4(380)” Requirement Proposed “PDS4(XX)” Exception Zone Interior Side yard- North Yard (minimum) 1.2 m for 1 storey buildings 1.5 m for 2 storey buildings (as per By-law 6000-17) 1.5 m Interior Side yard- West lot line (minimum) 1.4 m 0.6 m* Interior Side yard- East lot line (minimum) 1.4 m 0.5 m* Separation from Single Detached Dwelling and rear yard development 2.0 m 12.0 m Lot Coverage (maximum) 35% (as per By-law 6000-17) 45%* Height (maximum) 12.0 m 24.0 m* Manoeuvering Space (minimum) 7.0 m (as per By-law 6000-17) 6.5 m* Parking Space (minimum) 2 spaces per unit 43 Spaces (1.1 spaces per unit) Landscaping Strip Landscaping Strip required for lands adjacent to any residential zone. Landscaping Strips shall not be required.* The Rear Yard and Side Yards of the Apartment building shall be used for landscaping. *PDS4 By-law exception required With respect to parking, the proposed parking rate meets the Promenade Downtown Shoulder rate as identified in By-law 6000-17. The By-law will be reviewed for a future recommendation report to General Committee. Minor exceptions to the By-law may also be required for grading and buffer strips Site Plan Application A site plan application (file number: SP-2017-05) has also been submitted alongside the Zoning By-law Amendment application. As illustrated on Figure 5, the proposed site plan for a 5 storey, 37 unit residential apartment building. The owners propose to conserve and restore the existing 2 storey detached dwelling on the subject lands. The existing building is proposed to continue to be used as a single residential dwelling unit, therefore totaling 38 residential units proposed on the subject lands. An existing 2 storey rear frame addition is proposed to be removed from the existing dwelling as part of the proposed site plan. A heritage easement is proposed on the property to preserve the home on the subject lands. Council Public Planning Meeting Agenda Wednesday, November 22, 2017 Item 1 Page 6 of 17 November 22, 2017 Page 7 of 9 Report No. PBS17-083 For vehicular access to the lands, the owner proposes a single access point from Yonge Street. The access point is proposed to be shared between the subject lands and the Hillary House property to the north. It is noted that Ontario Heritage Trust and Parks Canada were circulated the application to review the shared access point and review any potential impact to the existing trees on the Hillary House lands. Proposed Use Proposed GFA Proposed Unit Count Building A 5 Storey Apartment Building 3,914 m2 37 units Building B 2 storey detached dwelling (Knowles-Redman House) 156 sq. m2 1 unit The owner is proposing 1,056 m2 of private amenity space for the proposed apartment building. Approximately 103 m2 of the amenity space will be used for interior amenity space for all residents. Approximately 937.7 m2 of the amenity space will be used for private rooftop terraces for the 5th floor units. Elevations of the proposed apartment building are shown in Figures 6 to 8. Due to the decrease in elevation from east to west, it is noted that the proposed apartment building becomes seven (7) storeys above grade at the rear (westerly) elevation of the property. Staff have noted the proposed building height and will provide an evaluation of the development proposal in a future report to General Committee. Analysis Planning Considerations A preliminary review of the proposed Zoning By-law Amendment application has been undertaken by internal departments and external agencies. Staff have identified the following matters to be addressed in greater detail prior to staff preparing a final report for Council’s consideration: •The consideration of the subject application relative to existing and future surrounding land uses to assess the compatibility and appropriateness of the proposed Zoning By-law Amendment application. •Conformity to the Official Plan Promenade Policies and Urban Design criteria •Review Heritage conformity •Relationship of proposed development and design to the abutting National Historic Site, the Hillary House •Review of existing LSRCA flood and regulation area on the west portion of the lands •Review of shared vehicular access, parking and maneuvering space •Review of proposed landscaping, screening and other related site plan criteria Council Public Planning Meeting Agenda Wednesday, November 22, 2017 Item 1 Page 7 of 17 November 22, 2017 Page 8 of 9 Report No. PBS17-083 Public Comments Planning Staff have not received any comments from the public as of the preparation of this report. Advisory Committee Review The application will be subject to review by the Heritage Advisory Committee. The Design Review Panel has provided preliminary feedback on the site plan application on November 3, 2017. Financial Implications Financial implications will be addressed when a technical review of the proposal is completed. Communications Considerations On November 2 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. 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. It is noted that the newspaper notice incorrectly stated that 46 parking spaces were proposed on the subject lands whereas 43 parking spaces are proposed by the site plan. 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. Council Public Planning Meeting Agenda Wednesday, November 22, 2017 Item 1 Page 8 of 17 November 22, 2017 Page 9 of 9 Report No. PBS17-083 Conclusions The Zoning By-law Amendment application 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. 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 Figure 6 -Elevations North and East Figure 7 -Elevations South and West Figure 8 -Building Sections Pre-submission Review Reviewed by Chief Administrative Officer and Director of Planning and Building Services. Departmental Approval �� Marco Ramunno, MCIP, RPP Director Planning and Building Services Approved for Agenda Chief Administrative Officer Council Public Planning Meeting Agenda Wednesday, November 22, 2017 Item 1 Page 9 of 17 Yonge StreetMachell AvenueSpruce StreetYonge StreetIrwin Avenue Spruce StreetCatherine Avenue Maple Street Mark Street LOCATION MAP Map created by the Town of Aurora Planning and Building Services Department, October 31, 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 404 404Leslie StYonge StBathurst StBayview AveBloomington Rd 0 25 50 75 100 Metres APPLICANT: 2578461 Ontario IncFILE: ZBA-2017-06 SUBJECT LANDS Council Public Planning Meeting Agenda Wednesday, November 22, 2017Item 1 Page 10 of 17 Machell AvenueIrwin Avenue Spruce StreetCatherine Avenue Maple Street Mark Street YONGE STREETEXISTING OFFICIAL PLAN DESIGNATION Map created by the Town of Aurora Planning and Building Services Department, October 31, 2017. Base data provided by York Region & the Town of Aurora. 0 20 40 60 80 100 MetresAPPLICANT: 2578461 Ontario IncFILE: ZBA-2017-06FIGURE 2 St John's Sdrd Wellington St E Vandorf SdrdHenderson Drive Wellington St W 404 404Leslie StYonge StBathurst StBayview AveBloomington Rd SUBJECT LANDS THE AURORA PROMENADE Environmental Protection Downtown Shoulder Downtown Schedule A OPA Schedule B1 Secondary Plan Area Public Parkland Stable Neighbourhoods Existing Major Institutional Private Parkland Upper Downtown Council Public Planning Meeting Agenda Wednesday, November 22, 2017Item 1 Page 11 of 17 EP PDS3R7 R7 RA2 EP(117) R7 PDS3(394) O1PD1 PDS4(459) PDS4(380) R7 EP(20) PDS4 PDS4(114) PDS4(69) PDS4(335) Irwin Avenue Maple Street Machell AvenueCatherine AvenueYonge StreetYonge StreetYonge StreetEXISTING ZONING BY-LAW Map created by the Town of Aurora Planning & Development Services Department, October 31, 2017. Base data provided by York Region & Aurora - GIS. 0 10 20 30 40 50 Metres APPLICANT: 2578461 Ontario IncFILE: ZBA-2017-06FIGURE 3 Subject Lands EP EP(381)EP(460) ZONING LEGEND RESIDENTIAL ZONES OPEN SPACE ZONES EnvironmentalProtection Major Open Space Second Density Apartment ResidentialRA2 Special Mixed Density Residential PROMENADE ZONES Promenade Downtown Promenade Downtown Shoulder - InstitutinalPromenade Downtown Shoulder - Special Mixed Density Residential R7 EP O1 PD1 PDS3 PDS4 Council Public Planning Meeting Agenda Wednesday, November 22, 2017Item 1 Page 12 of 17 EP R7 PDS3R7 R7 C4 PD1 RA2 EP(117)PDS3(394) O1 PDS4(459) EP(20) PDS4(380) R7 PDS4 PDS4(114) PDS4(335) PDS4(69)Yonge StreetIrwin Avenue Maple Street Machell AvenueCatherine Avenue PROPOSED ZONING BY-LAW Map created by the Town of Aurora Planning & Development Services Department, October 31, 2017. Base data provided by York Region & Aurora - GIS. 0 10 20 30 40 50 Metres APPLICANT: 2578461 Ontario IncFILE: ZBA-2017-06FIGURE 4 Subject Lands EP EP(460) EP ZONING LEGEND RESIDENTIAL ZONES OPEN SPACE ZONES EnvironmentalProtection Major Open Space Second Density Apartment ResidentialRA2 Special Mixed Density Residential PROMENADE ZONES Promenade Downtown Promenade Downtown Shoulder - InstitutinalPromenade Downtown Shoulder - Special Mixed Density Residential R7 EP O1 PD1 PDS3 PDS4 Council Public Planning Meeting Agenda Wednesday, November 22, 2017Item 1 Page 13 of 17 Map created by the Town of Aurora Planning and Building Services Department, November 1, 2017. SITE PLAN APPLICANT: 2578461 Ontario IncFILE: ZBA-2017-06 FIGURE 5 Council Public Planning Meeting Agenda Wednesday, November 22, 2017Item 1 Page 14 of 17 Map created by the Town of Aurora Planning and Building Services Department, November 1, 2017. ELEVATIONS - NORTH AND EAST APPLICANT: 2578461 Ontario IncFILE: ZBA-2017-06 FIGURE 6 Council Public Planning Meeting Agenda Wednesday, November 22, 2017Item 1 Page 15 of 17 Map created by the Town of Aurora Planning and Building Services Department, November 1, 2017. ELEVATIONS - SOUTH AND WEST APPLICANT: 2578461 Ontario IncFILE: ZBA-2017-06 FIGURE 7 Council Public Planning Meeting Agenda Wednesday, November 22, 2017Item 1 Page 16 of 17 Map created by the Town of Aurora Planning and Building Services Department, November 1, 2017. BUILDING SECTIONS APPLICANT: 2578461 Ontario IncFILE: ZBA-2017-06 FIGURE 8 Council Public Planning Meeting Agenda Wednesday, November 22, 2017Item 1 Page 17 of 17 Town of Aurora Public Planning Report No. PBS17-086 Subject: Application for Official Plan Amendment and Zoning By-law Amendment Biddington Homes Aurora Inc. 46 St. John’s Sideroad Part of Lot 86 Concession 1 File Numbers: OPA-2017-06 & ZBA-2017-08 Prepared by: Marty Rokos, Planner Department: Planning and Building Services Date: November 22, 2017 Recommendations 1. That Report No. PBS17-086 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 amend the “Stable Neighbourhoods Site Specific Policy #1” designation in the Official Plan and amend the site specific “First Density Apartment Residential RA1(134) Exception Zone” to a “Townhouse Dwelling Residential R8(XX) Exception Zone” allow the development of 68 stacked back-to-back townhouse dwelling units on a private condominium road. • An Official Plan Amendment is required to allow a development with 68 stacked back-to-back townhouse dwelling units. • An amendment to the Zoning By-law is required to allow the proposed development. • An application for Site Plan Approval will be submitted at a later date. Council Public Planning Meeting Agenda Wednesday, November 22, 2017 Item 2 Page 1 of 14 November 22, 2017 Page 2 of 9 Report No. PBS17-086 Background Application History The subject applications for OPA and ZBA were submitted on September 20, 2017. The subject lands are currently designated “Stable Neighbourhoods Site Specific Policy #1”, “Public Parkland” and “Environmental Protection” by the Town of Aurora Official Plan and zoned “First Density Apartment Residential RA1(134) Exception Zone”, “Environmental Protection EP Zone”, and “Environmental Protection EP(117) Exception Zone” by By-law 6000-17. On June 27, 2017, Council passed Comprehensive Zoning Bylaw 6000-17 and pursuant to Section 34 (10.0.0.2) of the Planning Act passed a Resolution to only accept certain classes of Zoning Bylaw Amendment Applications. A Council resolution is required to receive, or not receive, the Zoning Bylaw Amendment Applications. On September 5, 2017, zoning proposal ZP-2017-01 was considered by General Committee to receive the subject zoning by-law amendment application. The following resolution was provided by General Committee for the subject lands: 1.That Report No. PBS17-065 be received; and 2.That the Zoning By-law Amendment Proposal for 46 St. John’s Sideroad (Biddington Homes Aurora Inc.) be received as a Zoning By-law Amendment Application. The resolution was adopted by Council on September 12, 2017. The owner subsequently applied to amend the “Stable Neighbourhoods Site Specific Policy #1” designation in the Official Plan and the “First Density Apartment Residential RA1(134) Exception Zone” as described below. Location / Land Use The subject property, municipally known as 46 St. John’s Sideroad, is located between Yonge Street and the GO Transit rail corridor at the intersection of Old Yonge Street (Figure 1). The property has a lot area of 805 m2 and a frontage of 57.58 m on the north side of St. John’s Sideroad. The property currently has a driveway to access the retirement home at 16105 Yonge Street, which is adjacent to the subject lands, and a small parking lot. Council Public Planning Meeting Agenda Wednesday, November 22, 2017 Item 2 Page 2 of 14 November 22, 2017 Page 3 of 9 Report No. PBS17-086 Surrounding Land Uses The surrounding land uses are as follows: North: Open space and residential (retirement home) South: St. John’s Sideroad and residential East: Open space, Environmental Protection West: Residential (retirement home) and office commercial 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 An Official Plan Amendment is required to allow a development with 68 stacked back-to-back townhouse dwelling units The subject lands are designated “Stable Neighbourhoods Site Specific Policy #1”, “Public Parkland” and “Environmental Protection” by the Town of Aurora Official Plan (Figure 2). Site Specific Policy #1 was established as part of the Mannington (Hadley Grange) development application in 1991. The original development included the subject lands and 16105 Yonge Street. The Council approved development plan included two (2) storey retirement homes, each four (4) storeys in height and with a total of 143 dwelling units. The site specific Official Plan policy reflects the 1991 development and permits a maximum of 143 dwellings in two (2) four (4) storey structures. The retirement home at Council Public Planning Meeting Agenda Wednesday, November 22, 2017 Item 2 Page 3 of 14 November 22, 2017 Page 4 of 9 Report No. PBS17-086 16105 Yonge Street was completed with 80 units while the second building was never built. As such, the Official Plan policy now permits a four (4) storey building with a total of 63 dwelling units. The intent of the “Environmental Protection Area” and “Public Parkland” designations is to identify, protect and enhance the environmental features and functions to form a strong and permanent Greenlands System and to protect a complex system of existing public open spaces and trails. The proposed development is located outside the “Environmental Protection Area” and “Public Parkland” designations. The owner has requested exemption from Regional approval of the Official Plan Amendment application. At the time of the preparation of this report, Regional staff are reviewing the request. Planning staff will update Council on the request at the Public Planning Meeting. A paved bicycle path and sidewalk exist on the north side of St. John’s Sideroad adjacent to the subject property. The Tim Jones Trail runs north-south through the Hadley Grange open space along the east property line. Zoning By-law 6000-17, as amended An amendment to the Zoning By-law is required to allow the proposed development The subject lands are currently zoned “First Density Apartment Residential RA1(134) Exception Zone”, “Environmental Protection EP Zone”, and “Environmental Protection EP(117) Exception Zone” by the Town of Aurora Zoning By-law 6000-17, as amended (Figure 3). The RA1(134) Zone permits an apartment building with a maximum of 63 units. Reports and Studies The Owner submitted the following documents as part of a complete application to the proposed applications: Table 1: Reports and Studies Report Name Report Author Planning Rationale Bousfields Inc. Draft Official Plan Amendment Bousfields Inc. Draft Zoning By-law Amendment Bousfields Inc. Scoped Environmental Impact Study Report SLR Global Environmental Solutions Arborist Report Kuntz Forestry Consulting Inc. Stage 1 and 2 Archaeological Assessment Kilbarry Holding Corp. Functional Servicing Report and Cole Engineering Group Ltd. Council Public Planning Meeting Agenda Wednesday, November 22, 2017 Item 2 Page 4 of 14 November 22, 2017 Page 5 of 9 Report No. PBS17-086 Stormwater Management Report Report Name Report Author Site Grading Plan Cole Engineering Group Ltd. Phase 1 & 2 Environmental Site Assessment Cole Engineering Group Ltd. Section 59 letter Tabitha Lee, Senior Hydrogeologist Transportation Impact Study WSP Canada Report on Geotechnical Investigation TorontoInspection Ltd. Hydrogeological Investigation TorontoInspection Ltd. Site Plan Guthrie Muscovitch Architects Architectural Plans Guthrie Muscovitch Architects Building Elevations Guthrie Muscovitch Architects Landscape Plan Terraplan Landscape Architects Landscape Streetscape Plan Terraplan Landscape Architects Survey Land Survey Group Proposed Applications 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 building form and the maximum number of dwelling units. Table 2: Official Plan Policies Existing Official Plan Policy Proposed Official Plan Policy Building form A four storey structure Stacked back-to-back townhouse units Dwelling units (maximum) 63 68 Proposed Zoning By-law Amendment As shown in Figure 3, the applicant proposes to amend the zoning from RA1(134) Exception Zone to R8(XX) Exception Zone. A draft Zoning By-law amendment has been submitted, which is currently under review by staff. The following is a table showing the current zoning and the proposed zoning provisions. Staff will review appropriate zoning provisions to be incorporated into the by-law, including planting strips, distance between townhouse blocks, etc. Council Public Planning Meeting Agenda Wednesday, November 22, 2017 Item 2 Page 5 of 14 November 22, 2017 Page 6 of 9 Report No. PBS17-086 Table 3: Zoning Requirements Existing RA1(134) Exception Zone Requirements Proposed R8(XX) Exception Zone Requirements Permitted Uses An apartment building with a maximum of 63 units A maximum of 68 stacked back-to-back townhouse units* Lot Area Per Dwelling Unit (minimum) 120.0 m2 Minimum 5.5 m lot frontage per unit* Lot Frontage (minimum) 55.0 m Front Yard (minimum) 15.0 m 4.0 m* Rear Yard (minimum) 15.0 m 7.5 m* East Side Yard (minimum) 15.0 m 0.0 m* West Side Yard (minimum) 15.0 m 2.0 m* Lot Coverage (maximum) - 33.0%* Height (maximum) 4 storeys, exclusive of enclosed parking levels 4 storeys/16 m, exclusive of below grade parking levels* Parking Vehicular access to the adjacent commercial development shall be provided N/A (provided by easement) Parking (minimum) 1.5 spaces per dwelling unit 20% of parking spaces for visitor parking 1.2 spaces per dwelling unit 0.2 visitor spaces per dwelling unit Manoeuvring in enclosed parking areas (minimum) 6.9 m 6.6 m* Note: The proposed bylaw 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. Council Public Planning Meeting Agenda Wednesday, November 22, 2017 Item 2 Page 6 of 14 November 22, 2017 Page 7 of 9 Report No. PBS17-086 Conceptual Site Plan An application for Site Plan Approval will be submitted at a later date As illustrated on Figure 4, the applicant has submitted a conceptual site plan consisting of three (3) blocks of stacked back-to-back townhouse dwellings. The following is a summary of the conceptual development: Table 4: Site Plan Proposed Use Site Statistics Parking Spaces Block 1 24 dwelling units 2,596.8 m2 22 Block 2 20 dwelling units 2,168.5 m2 18 Block 3 24 dwelling units 2,596.8 m2 24 Exterior parking 32 Total 68 dwelling units 7,362.1 m2 96 Block 1 is proposed to be adjacent to St. John’s Sideroad, with Block 2 behind it to the north. Block 3 would be in a north-south orientation at the northwest corner of the site. Each proposed townhouse block is 4 storeys in height. The property would be accessed by a driveway and pedestrian walkway from St. John’s Sideroad in the same location as the current driveway. Access to the existing commercial building (law offices) and retirement home would be maintained in their current configuration as a shared access in the subject development. Each townhouse block would have parking below grade, with a further 32 parking spaces lining the driveway and next to Block 3. The northeastern corner of the property is proposed to be used for stormwater management purposes. Draft Plan of Condominium A Draft Plan of Condominium will be required is will be submitted at a future date. 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 Official Plan policies; •Zoning provisions; •Environmental considerations with respect to the Greenlands System; •Provisions for Tim Jones Trail trailhead including parking; •Site servicing and grading; and •Tree protection. Council Public Planning Meeting Agenda Wednesday, November 22, 2017 Item 2 Page 7 of 14 November 22, 2017 Page 8 of 9 Report No. PBS17-086 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 November 2, 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, November 22, 2017 Item 2 Page 8 of 14 Council Public Planning Meeting Agenda Wednesday, November 22, 2017Item 2 Page 9 of 14 Pittypat CourtTwelve Oaks DriveOld Yonge StreetYonge StreetOld Yonge StreetS t John 's S id e ro ad West St John's Sideroad EastYonge StreetLOCATION MAP Map created by the Town of Aurora Planning & Building Services Department, October 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 404 404Leslie StYonge StBathurst StBayview AveBloomington Rd 0 25 50 75 100 MetresAPPLICANT: Biddington Homes Aurora Inc.FILES: OPA-2017-06 & ZBA-2017-08 SUBJECT LANDS Council Public Planning Meeting Agenda Wednesday, November 22, 2017Item 2 Page 10 of 14 Pittypat CourtOld Yonge StreetYONGE STREETST JOHN'S SIDEROAD WEST YONGE STREETST JOHN'S SIDEROAD EAST EXISTING OFFICIAL PLAN DESIGNATION Map created by the Town of Aurora Planning & Development Services Department, October 26, 2017. Base data provided by York Region & the Town of Aurora. 0 25 50 75 100 Metres APPLICANT: Biddington Homes Aurora Inc.FILES: OPA-2017-06 & ZBA-2017-08FIGURE 2 SUBJECT LANDS St John's Sdrd Wellington St E Vandorf SdrdHenderson Drive Wellington St W 404 404Leslie StYonge StBathurst StBayview AveBloomington Rd Schedule A - Structure Plan Environmental Protection Private Parkland Public Parkland Existing Commercial Stable Neighbourhoods Council Public Planning Meeting Agenda Wednesday, November 22, 2017Item 2 Page 11 of 14 EP EP EP RUEP(97) RU RA1(133) (H)C4(213) R3(392) RA1(134) C4(251) EP(117) EP(117) C4(295) EP(117)YONGE STREETST JOHN'S SIDEROAD EASTST JOHN'S SIDEROAD WEST EXISTING ZONING BY-LAW Map created by the Town of Aurora Planning & Development Services Department, October 25, 2017. Base data provided by York Region and Aurora - GIS. 0 25 50 75 100 MetresAPPLICANT: Biddington Homes Aurora Inc.FILES: OPA-2017-06 & ZBA-2017-08FIGURE 3 404 St John's Sdrd WellingtonSt W Wellington St E Henderson Dr Vandorf SdrdBathurst StYonge StYonge StBloomington RdBayview AveLeslie StLeslieStHwy 404Hwy 404Bathurst StSUBJECT LANDS Detached DwellingSecond DensityR2 Zoning Legend RESIDENTIAL ZONES Row DwellingR6 Major Open Space OPEN SPACES ZONES O EnvironmentalProtectionEP Apartment Third DensityRA3 Institutional INSTITUTIONAL ZONES I RuralRU RURAL ZONES Council Public Planning Meeting Agenda Wednesday, November 22, 2017Item 2 Page 12 of 14 Map created by the Town of Aurora Planning & Development Services Department, October 26, 2017. Base data provided by Guthrie Muscovitch Architects. CONCEPTUAL SITE PLAN APPLICANT: Biddington Homes Aurora Inc.FILES: OPA-2017-06 & ZBA-2017-08FIGURE 4 Council Public Planning Meeting Agenda Wednesday, November 22, 2017Item 2 Page 13 of 14 Map created by the Town of Aurora Planning & Development Services Department, October 26, 2017. Base data provided by Guthrie Muscovitch Architects. CONCEPTUAL ELEVATIONS, BLOCK 1 APPLICANT: Biddington Homes Aurora Inc.FILES: OPA-2017-06 & ZBA-2017-08FIGURE 5 Council Public Planning Meeting Agenda Wednesday, November 22, 2017Item 2 Page 14 of 14 The Corporation of The Town of Aurora By-law Number XXXX-17 Being a By-law to Confirm Actions by Council Resulting from a Council Public Planning Meeting on November 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 November 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 November, 2017. ___________________________________ Geoffrey Dawe, Mayor ___________________________________ Samantha Yew, Deputy Town Clerk Council Public Planning Meeting Agenda Wednesday, November 22, 2017 Confirming By-law Page 1 of 1