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AGENDA - Public Planning - 20180425 Council Public Planning Meeting Agenda Wednesday, April 25, 2018 7 p.m. Council Chambers Aurora Town Hall Public Release April 18, 2018 Town of Aurora Council Public Planning Meeting Agenda Wednesday, April 25, 2018 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. PDS18-048 – Applications for Draft Plan of Subdivision and Zoning By-law Amendment Shimvest Investments Ltd., Prato Estates Inc., and Preserve Homes Corp. 323 River Ridge Boulevard Block 156, Plan 65M-4485; Block 231, Plan 65M-3971; and Block 164, Plan 65M-3946 File Numbers: SUB-2017-04 and ZBA-2017-09 Recommended: 1. That Report No. PDS18-048 be received; and 2. That comments presented at the Public Planning meeting be addressed by Planning and Development Services in a comprehensive report outlining recommendations and options at a future General Committee meeting. Council Public Planning Meeting Agenda Wednesday, April 25, 2018 Page 2 of 2 4. Confirming By-law Recommended: That the following confirming by-law be enacted: XXXX-18 Being a By-law to Confirm Actions by Council Resulting from a Council Public Planning Meeting on April 25, 2018. 5. Adjournment Town of Aurora Public Planning Report No. PDS18-048 Subject: Applications for Draft Plan of Subdivision and Zoning By-law Amendment Shimvest Investments Ltd., Prato Estates Inc., and Preserve Homes Corp. 323 River Ridge Boulevard Block 156, Plan 65M-4485; Block 231, Plan 65M-3971; and Block 164, Plan 65M-3946 File Numbers: SUB-2017-04 and ZBA-2017-09 Prepared by: Caitlin Graup, Planner Department: Planning and Development Services Date: April 25, 2018 Recommendations 1. That Report No. PDS18-048 be received; 2. That comments presented at the Public Planning Meeting be addressed by Planning and Development Services in a comprehensive report outlining recommendations and options at a future General Committee meeting. Executive Summary This report provides Council with background information related to the proposed Draft Plan of Subdivision and Zoning By-law Amendment (ZBA) applications submitted for lands municipally known as 323 River Ridge Boulevard. • Shimvest Investments Ltd., Prato Estates Inc. and Preserve Homes Corp. are proposing to develop three remnant parcels of land together through one application for Draft Plan of Subdivision and ZBA. • Applications have been made to amend the current residential and rural zones to residential and open space exception zones, with site specific provisions to permit the development of a plan of subdivision consisting of 25 single detached residential lots, a public road, a pedestrian walkway, a reserve block and a vista block (see Figure 4). • The applicants have resubmitted their draft plan and have added a vista block between lots 3 and 4. Council Public Planning Meeting Agenda Wednesday, April 25, 2018 Item 1 Page 1 of 14 April 25, 2018 Page 2 of 9 Report No. PDS18-048 •The subject lands are an infill development within the developed 2B Secondary Plan area. •Staff have identified matters to be addressed in greater detail prior to staff preparing a final report for Council’s consideration. Background Application History The subject Draft Plan of Subdivision and Zoning By-law Amendment applications were submitted to the Town on November 14, 2017. Shimvest Investments Ltd., Prato Estates Inc. and Preserve Homes Corp. (the Owners) are proposing to develop three remnant parcels of land together through one proposed draft plan of subdivision. All three parcels of land are blocks within approved and registered subdivisions where environmental buffers of 20m to 25m have been established from the adjacent provincially significant East Aurora Wetland Complex through Official Plan Amendment No. 30 (OPA 30)and have already been conveyed to public ownership. The Prato and Preserve blocks were zoned for residential use through previously approved Plans of Subdivision. An information report was brought forward at a Public Planning Meeting on January 24, 2018. Council passed the following resolution: 1.That Report No. PDS18-005 be received; and 2.That comments presented at the Public Planning meeting be addressed by Planning and Development Services in a comprehensive report outlining recommendations and options at a future Public Planning meeting. The applicants have resubmitted a revised draft plan which is attached (Figure 4). Location / Land Use The subject lands are located north of Wellington Street East, between Bayview Avenue and Leslie Street. The subject lands are irregularly shaped, extend east of River Ridge Boulevard and McLarty Gate and are currently vacant. Surrounding Land Uses The surrounding land uses are as follows: North: Single detached residential dwellings; South: Single detached residential dwellings; East: Environmentally protected lands; West: Single detached residential dwellings. Council Public Planning Meeting Agenda Wednesday, April 25, 2018 Item 1 Page 2 of 14 April 25, 2018 Page 3 of 9 Report No. PDS18-048 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. Staff will review the proposed development for consistency with the above mentioned provincial policies. 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 – Bayview Northeast Area 2B Secondary Plan (OPA 30) The subject lands are designated “Low-Medium Density” by the Bayview Northeast Area 2B Secondary Plan (See Figure 2). The “Low-Medium Density” designation’s intent is to include primarily at grade housing forms such as single detached dwellings, duplexes, and semi-detached dwellings, among others. The overall density shall not exceed 25 units per net residential hectare (10 units per acre), the least intensive residential uses are encouraged on lands adjacent to lands designated Linear and Other Open Space, and building heights shall not exceed three storeys. Zoning By-law 6000-17 The subject zoning by-law amendment application was submitted prior to Council adopting the Comprehensive Zoning By-law 6000-17 on June 27, 2017. The application is being reviewed as a transitional application, and By-law 6000-17 zones and provisions will be applied to the subject lands. Reports and Studies The Owner submitted the following documents as part of a complete application to the proposed Draft Plan of Subdivision and Zoning By-law Amendment applications: Council Public Planning Meeting Agenda Wednesday, April 25, 2018 Item 1 Page 3 of 14 April 25, 2018 Page 4 of 9 Report No. PDS18-048 Report Name Report Author Planning Justification Report Malone Given Parsons Ltd. Environmental Impact Study Beacon Environmental Soil Investigation & Slope Stability Study (Geotechnical Report) Soil Engineers Ltd. Hydrogeological Study Soil Engineers Ltd. Functional Servicing and Stormwater Management Brief Stantec Consulting Ltd. Environmental Noise Report Jade Acoustics Proposed Applications Proposed Plan of Subdivision As illustrated on Figure 4, the proposed draft plan of subdivision includes 25 single detached residential lots, a pedestrian walkway, 0.3m reserve and an 18m right of way. The following is a breakdown of the proposed Draft Plan of Subdivision: Table 2: Draft Plan of Subdivision Proposed Land Use Block # # of Units Area (ha) Single Detached Residential Dwelling: -11.0m Minimum Frontage 1-25 6 1.36 -12.2m Minimum Frontage 11 -15.0m Minimum Frontage 8 8m Pedestrian Walkway 26 - 0.02 0.3m Reserve 27 - 0.01 Vista 28 - 0.01 18.0m Right of Way (203m) Roads - 0.48 Totals 25 1.88 Proposed Zoning By-law Amendment The Applicant proposes to rezone the subject lands from “Detached Third Density Residential R3(281) Zone,” “Detached Fourth Density R4(310) Zone,” and “Rural (RU) Zone” to “Detached Dwelling Third Density Residential R3(X1), R3(X2), and R3(X3) Exception Zones,” “Detached Fourth Density Residential R3(X1) Exception Zone,” and “Open Space O1(X1) Exception Zone.” The Owner has submitted a draft Zoning By-law which is currently under review by staff. The following tables compare the differences between the adjacent R3 and R4 exception zoning requirements with the proposed Exception Zones. Lots 6 and 7 will be required to have site specific interior side yards, due to a watermain easement located on each lot. The pedestrian walkway (Block 26) is proposed to be zoned as “Open Space (O1)”. Council Public Planning Meeting Agenda Wednesday, April 25, 2018 Item 1 Page 4 of 14 April 25, 2018 Page 5 of 9 Report No. PDS18-048 Table 4: Proposed Zoning By-law Amendment – R3 Exceptions Parent R3 Zone Requirement Adjacent R3(281) Exception Zone Proposed R3(X1) Exception Zone Permitted Uses Detached dwelling, second suite dwelling, home occupation Detached dwelling, second suite dwelling, home occupation Detached dwelling, second suite dwelling, home occupation Lot Area (minimum) 460 m2 450 m2 460 m2 Lot Frontage (minimum) 15 m 15 m 15 m Front Yard (minimum) 6 m 4.5 m (to main building) 6 m (to garage) 4.5 m * (to main building) 6 m (to garage) Rear Yard (minimum) 7.5 m 7.5 m 7.0 m * Interior Side Yard (minimum) 1.2 m (One storey) 1.5 m (Two storeys) 1.2 m (one side) 0.6 m (other side) 1.2 m * (one side) 0.6 m * (other side) Exterior Side Yard (minimum) 6 m 3.0 m (to main building) 3.0 m * (to main building) Lot Coverage (maximum) 35% 45% 45% * Building Height (maximum) 10 m 11 m 11 m * Table 5: Proposed Zoning By-law Amendment – R4 Exceptions Parent R4 Zone Requirement Adjacent R4(310) Exception Zone Proposed R4(X1) Exception Zone Permitted Uses Detached dwelling, second suite dwelling, home occupation Detached dwelling, second suite dwelling, home occupation Detached dwelling, second suite dwelling, home occupation Council Public Planning Meeting Agenda Wednesday, April 25, 2018 Item 1 Page 5 of 14 April 25, 2018 Page 6 of 9 Report No. PDS18-048 Parent R4 Zone Requirement Adjacent R4(310) Exception Zone Proposed R4(X1) Exception Zone Lot Area (minimum) 370 m2 325 m2 340 m2 * Lot Frontage (minimum) 11 m 13.7 m 11 m Front Yard (minimum) 3.0 m (to main building) 5.5 m (to garage) 4.5 m (to main building) 6.0 m (to garage) 3.0 m (to main building) 5.5 m (to garage) Rear Yard (minimum) 7.5 m 6.0 m 7.0 m * Interior Side Yard (minimum) 1.2 m (One side) 0.6 m (Other side) 1.2 m (One side) 0.6 m (Other side) 1.2 m (One side) 0.6 m (Other side) Exterior Side Yard (minimum) 3.0 m (to main building) 5.0 m (to garage accessed over an exterior side lot line) 3.0 m (to main building) 6.0 m (to garage accessed over an exterior side lot line) 3.0 m (to main building) 5.0 m (to garage accessed over an exterior side lot line) Lot Coverage (maximum) 50% 45% 45% * Building Height (maximum) 11 m 11 m 11 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. Analysis Staff will continue to work with the applicant to address department and agency comments 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: •Review of the subject application relative to existing and future surrounding land uses to assess the compatibility and appropriateness of the proposed applications; Council Public Planning Meeting Agenda Wednesday, April 25, 2018 Item 1 Page 6 of 14 April 25, 2018 Page 7 of 9 Report No. PDS18-048 •Compliance with the Bayview Northeast Neighbourhoods Architectural Design Guidelines; •Proposed site specific zoning provisions; •Setbacks from environmentally protected lands; and, •Other environmental considerations. Public Comments Planning Staff received comments from the public at the Public Planning meeting on January 24, 2018, which are summarized below. These concerns will be reviewed and addressed in the subsequent General Committee report. Concerns regarding: •Impact of proposed development on character and purpose of community •Impact of severing environmentally protected land and blocking corridor for movement of wildlife to and from stormwater pond •Impact on flora and fauna, proposed wildlife park •Compatibility with adjacent use of land designated as EPA •Potential conflict with Town’s plans and policies respecting long-term vision, protection of stable neighbourhoods, and natural and environmental lands •Increased size of proposed development versus originally described potential development •Density, lot size, lot coverage, and number of on-site parking spaces •Additional parcel of land east of stormwater pond not included in original overall site plan •Parkland •Loss of view of landscape and green space •Impact on existing homes’ values •Increased vehicular traffic and road congestion •Traffic flow and unsafe use of roundabouts •Safety of neighbourhood, including children and elderly residents •Parking of construction vehicles, especially on River Ridge Boulevard and McLarty Gate •Number of construction vehicles, noise, debris and pollution during construction Questions regarding: •Measures to be taken to ensure safety of children going to/from school and to/from bus stops during and after construction period •Noise and pollution precautions to be taken during construction to mitigate impact on neighbourhood and flora/fauna in environmental protection area Council Public Planning Meeting Agenda Wednesday, April 25, 2018 Item 1 Page 7 of 14 April 25, 2018 Page 8 of 9 Report No. PDS18-048 •Impact assessment on current wildlife •Protection of tree grouping on existing lands and whether arborist has been consulted to determine the potential impact of construction •Historical zoning of area •Buffer zones and setbacks •Zoning reconsiderations by Council after significant development •Extension of notice area past 120 metres for next public meeting Advisory Committee Review No communication required. Legal Considerations These planning application files have been submitted to the Town pursuant to the provisions of the Planning Act, and as such may be subject to future OMB (Land Tribunal) appeal and litigation, which may require Legal Services review and comments for Council consideration. Should Council approve this planning application Legal Services will also review any agreements required to implement final approval of this application. Financial Implications Financial implications will be addressed when a technical review of the proposal is completed. Communications Considerations All interested parties were notified that the proposed Zoning By-law Amendment Application would be heard at the April 25, 2018 Public Planning Meeting. In addition, all residents from the original expanded circulation along with an additional 80 residents were notified, for a total of 204. Circulation Breakdown: Required 120m Circulation – 76 Residents Expanded Circulation #1 – 48 Residents Expanded Circulation #2 – 80 Residents 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, April 25, 2018 Item 1 Page 8 of 14 April 25, 2018 Page 9 of 9 Report No. PDS18-048 Conclusions This report provides an overview of the proposed plan of subdivision and zoning by-law amendment applications to permit the development of 25 single detached residential lots. 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. Attachments Figure 1 -Location Map Figure 2 -Existing Official Plan Designation Figure 3 -Existing Zoning By-Law Figure 4 -Proposed Draft Plan of Subdivision Figure 5 -Proposed Zoning By-law Amendment Previous Reports Public Planning Report No. PDS18-005, dated January 24, 2018. Pre-submission Review Reviewed by the Chief Administrative Officer and Director of Planning and Development Services. Departmental Approval Marco Ramunno, MCIP, RPP Director - Planning and Development Services Approved for Agenda {J��� Doug Naaorozny � Chief Administrative Officer Council Public Planning Meeting Agenda Wednesday, April 25, 2018 Item 1 Page 9 of 14 Gundy Way MillikenDriveHolladay Drive Elyse Court Pattemore Gate Duggan StreetHalldorson Avenue Eakins Drive DelattayeAvenueCasemountStreetAbbottAvenueRiver Ridge Boulevard McLarty Gate Scrivener D r i v e Steel Drive Kane Crescent Tonner Crescent Hamster C resc entNicklaus Drive LOCATION MAP Map created by the Town of Aurora Planning and Building Services Department, December 21, 2017. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2017, © First Base Solutions Inc., 2017 Orthophotography. FIGURE 1 St John's Sdrd Wellington St E Vandorf SdrdHenderson Drive Wellington St W 404 404Leslie StYonge StBathurst StBayview AveBloomington Rd 0 50 100 150 200 Metres APPLICANT: Shimvest Investments Ltd., Prato Estates Inc. & Preserve Homes Corp.FILE: SUB-2017-04 & ZBA-2017-09 SUBJECT LANDS Council Public Planning Meeting Agenda Wednesday, April 25, 2018Item 1 Page 10 of 14 Gundy Way MillikenDriveHolladay Drive Pattemore Gate Dugga n StreetHalldorson Avenue Eakins Drive DelattayeAvenueCasemountStreetAbbottAvenueRiver Ridge Boulevard McLarty Gate Scrivener D r i v e Steel Drive Kane Crescent Tonner Crescent Hamster Cresc entNicklaus Drive ¬«SWM ¬«SWM ¬«WP ¬«CP ¬«WP EXISTING OFFICIAL PLAN DESIGNATIONS Map created by the Town of Aurora Planning and Building Services Department, January 2, 2018. Base data provided by York Region & the Town of Aurora. ¯0 50 100 150 200 Metres St John's Sdrd Wellington St E Vandorf SdrdHenderson Drive ^Wellington St W UV404 UV404Leslie StYonge StBathurst StBayview AveBloomington Rd SUBJECT LANDS FIGURE 2 APPLICANT: Shimvest Investments Ltd., Prato Estates Inc. & Preserve Homes Corp.FILE: SUB-2017-04 & ZBA-2017-09 Low- Medium Density Residential Urban Residential 1 Stormwater Management Facility Schedule A OPA Environmental Protection Area Cluster Residential Linear and Other Open Space Wildlife Park OPA 73 Business Park Council Public Planning Meeting Agenda Wednesday, April 25, 2018Item 1 Page 11 of 14 R4(310) R3(281)O1 EP EP O1 R3(281) R4(310) RU R4(282)R3(407)R3(407)R5(285)R4(282)R3(408)R4(282) Kane Crescent Tonner Crescent Pattemore GateMavrinacBoulevardRiver Ridge Boulevard EXISTING ZONING BY-LAW Map created by the Town of Aurora Planning & Development Services Department, January 2, 2018. Base data provided by York Region & Aurora - GIS. 0 25 50 75 100 Metres APPLICANT: Shimvest Investments Ltd., Prato Estates Inc. & Preserve Homes Corp.FILE: SUB-2017-04 & ZBA-2017-09FIGURE 3 Subject Lands ZONING LEGEND RESIDENTIAL ZONES OPEN SPACE ZONES Major Open Space Detached FifthDensity ResidentialR5 Detached FourthDensity Residential RURAL ZONES Rural R4 O2 RU Environmental ProtectionEP Detached ThirdDensity ResidentialR3 Council Public Planning Meeting Agenda Wednesday, April 25, 2018Item 1 Page 12 of 14 Map created by the Town of Aurora Planning and Building Services Department, April 17, 2018. PROPOSED DRAFT PLAN OF SUBDIVISION APPLICANT: Shimvest Investments Ltd., Prato Estates Inc. & Preserve Homes Corp.FILE: SUB-2017-04 & ZBA-2017-09FIGURE 4 Council Public Planning Meeting Agenda Wednesday, April 25, 2018 Item 1 Page 13 of 14 Map created by the Town of Aurora Planning and Building Services Department, January 2, 2018. PROPOSED ZONING BYLAW AMENDMENT SCHEDULE AAS SUBMITTED BY THE APPLICANTAPPLICANT: Shimvest Investments Ltd., Prato Estates Inc. & Preserve Homes Corp.FILE: SUB-2017-04 & ZBA-2017-09 FIGURE 5 Council Public Planning Meeting Agenda Wednesday, April 25, 2018 Item 1 Page 14 of 14 The Corporation of The Town of Aurora By-law Number XXXX-18 Being a By-law to Confirm Actions by Council Resulting from a Council Public Planning Meeting on April 25, 2018. 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 April 25, 2018, 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 25th day of April, 2018. ___________________________________ Geoffrey Dawe, Mayor ___________________________________ Michael de Rond, Town Clerk Council Public Planning Meeting Agenda Wednesday, April 25, 2018 Confirming By-law Page 1 of 1