AGENDA - Public Planning - 20180627
Council
Public Planning
Meeting Agenda
Wednesday, June 27, 2018
7 p.m.
Council Chambers
Aurora Town Hall
Public Release
June 22, 2018
Town of Aurora
Council Public Planning
Meeting Agenda
Wednesday, June 27, 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. PDS18-084 – Stable Neighbourhood Study
Recommended:
1. That Report No. PDS18-084 be received; and
2. That comments presented at the Public Planning meeting be addressed by
Planning and Development Services in a comprehensive report with a
proposed draft Zoning By-law Amendment at a future General Committee
meeting.
Council Public Planning Meeting Agenda
Wednesday, June 27, 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 June 27, 2018.
5. Adjournment
Town of Aurora
Public Planning Report No. PDS18-084
Subject: Stable Neighbourhood Study
Prepared by: Lawrence Kuk, Manager of Development Planning
Department: Planning and Development Services
Date: June 27, 2018
Recommendations
1. That Report No. PDS18-084 be received;
2. That comments presented at the Public Planning Meeting be addressed by
Planning and Development Services in a comprehensive report with a
proposed draft Zoning By-law Amendment at a future General Committee
meeting.
Executive Summary
Further to the discussions from the Public Open House and the Special Council
meeting, the purpose of this report is to present Council with options associated with
amendments to the Zoning By-law and the process of reviewing and approving new
development and large additions within the Stable Neighbourhood Study area.
The following is a list of options associated with amendments to the Zoning By-law:
• Introduce a new suffix to identify properties within the proposed Zoning By-law
Amendment Area;
• Reduce the maximum building height from 10m to 9m;
• Building height will remain to be measured between the average finished grade
and the mid-point of the roof (sloped roof) and to the peak (flat roof);
• Provide a sliding scale for the maximum lot coverage from 40% - 30%;
• Reduce the lot coverage for accessory structures from 15% to 10% for lots
greater than 460m2 and from 7.5% to 5% for lots less than 460m2; and
• Limit the driveway width in select neighbourhoods within the Study area to a
maximum of 3.5m (single car driveway).
Council Public Planning Meeting Agenda
Wednesday, June 27, 2018
Item 1
Page 1 of 14
June 27, 2018 Page 2 of 8 Report No. PDS18-084
Background
On October 24, 2017 Council directed Staff to conduct a study and report back to Council to
ensure the intent of the Stable Neighbourhood designation is being implemented.
On December 12, 2017 Council directed Staff to propose an Interim Control By-law
aimed to restrict additions and new development that does not conform to the existing
Zoning By-law for a period of one (1) year.
On January 30, 2018, the Interim Control By-law# 6048-18 was enacted. Detail
discussions on the Interim Control By-law are discussed in report PDS18-007.
On February 28, 2018, the Town of Aurora held a Public Open House at the Council
Chamber to obtain public feedback on the existing Official Plan and Zoning By-law
policies with regards to protecting the Stable Neighbourhood. Approximately 200 people
participated. In addition, written and oral comments were received representing a broad
range of perspectives and interests.
On May 29, 2018, a Special Council Meeting was held to provide Council with a
compilation of feedback received from the Public and a review of municipal best
practices related to the Stable Neighbourhood Study. At that meeting, Council directed
Staff to continue with the Stable Neighbourhood Study and passed the following motion:
“That Report No. PDS18-040 be received; and
That Temperance Street and Tyler Street be included in the Stable Neighbourhood
study area; and
That Council direct staff to proceed to a future Public Planning meeting to consider
specific changes to the Zoning By-law, implementing other Planning tools such as
Site Plan process and urban design guidelines and identify the areas that the
proposed amendments will apply to.”
This statutory Public Planning meeting is being held to discuss the proposed amendments
to the Zoning By-law and to receive input from the Public. In addition, changes to the
process of reviewing and approving developments within the Stable Neighbourhood
Study area are being considered.
Policy Context
All related Provincial and local municipal policies were highlighted within Report PDS18-
040. Pursuant to the Planning Act, any amendments to the Zoning By-law must follow
the statutory notice and public engagement requirements. Although the Town has held
Council Public Planning Meeting Agenda
Wednesday, June 27, 2018
Item 1
Page 2 of 14
June 27, 2018 Page 3 of 8 Report No. PDS18-084
a public open house on February 28, 2018 and a Special Council meeting on May 29,
2018, the June 27, 2018 Public Planning Meeting fulfills the statutory public
engagement requirement by the Planning Act.
Location (Stable Neighbourhood Study Area)
Further to Council’s approved Study area as identified within Staff Report PDS18-007,
the Stable Neighbourhood Study Area was expanded by Council’s motion to include
Temperance Street and Tyler Street. Only portions of Temperance Street and Tyler
Street were included to capture properties that have a low density zoning classification
and have lot frontage along Temperance Street and Tyler Street. Some properties on
Temperance Street and Tyler Street did not meet the above noted criteria and were
exempt from the Study area. As a result, any new amendments to the Zoning By-law
and process will only apply to properties within the Study area as shown on Figure 1.
Proposed Town-Initiated Zoning By-law Amendment
Based on feedback received from the Public Open House, Special Council Meeting and
through written and verbal submissions, the existing zoning regulations within the Study
Areas are proposed to be amended to address Building Height, Lot Coverage for the
principal dwelling and the accessory building or structure and driveways.
1) Building Height
Based on best practice approach, the definition of building height would remain as
defined within the current Zoning By-law 6000-17, as amended. The definition of
building height is as follows:
“Building, Height of:
means the vertical distance measured between the Average Finished Grade
and:
(1) on a flat roof or a structure with no roof, the highest point of the structure,
roof surface or the parapet, whichever is the greater;
(2) on any sloped roof, the mean distance between the eaves and ridge of a
roof.
In calculating the height of a Building, any construction used as an ornament
or for the mechanical operation of the Building such as a chimney, tower,
cupola or steeple shall not be included.”
Council Public Planning Meeting Agenda
Wednesday, June 27, 2018
Item 1
Page 3 of 14
June 27, 2018 Page 4 of 8 Report No. PDS18-084
The maximum allowable height of a building is currently at 10m. To be consistent with
the existing Official Plan policy Section 8.1.3 f), the revised maximum building height for
zones within the Stable Neighbourhood Suffix would be 9m for a Single Detached
dwelling.
2) Maximum Lot Coverage
Principal Dwelling
Currently the maximum allowable lot coverage for the principle single detached dwelling
within the Study Area is 35%. The proposed amendment would reduce the maximum
allowable lot coverage, excluding accessory building as follows:
• 40% for 1 storey buildings; and
• 30% for 2 storey buildings.
Accessory Building/ Structure
Currently the maximum allowable lot coverage for accessory buildings and structure is
7.5% for lot area less than 460m2 and 15% for lot area equal to or greater than 460m2.
Given that the median lot area within the Study Area as identified within Staff report
PDS18-040 is above 600 m2. The lot coverage for accessory structure is proposed to be
amended as follows:
• 10% lot coverage for accessory structure where the lot area is equal to or greater
than 460m2; and
• 5% lot coverage for accessory structure where the lot area is less than 460m2.
3) Driveways
Currently the maximum driveway width is 6m if the lot frontage is greater than or equal
to 9m and less than 18m. The median lot frontage within the Study Area as identified
within Staff report PDS18-040 is 16m. Based on site visits and feedback from residents
within the Town Park area, a reduction in driveway width and the requirement for a
single car garage along the streetscape would enhance the character of the
neighbourhood. The following new provision for driveway width would only be applicable
to the Town Park Neighbourhood identified in Figure 3. Further discussion is required to
determine where the proposed driveway width provision would apply within the Town
Park area.
• Reduce the maximum driveway width from 6m to 3.5m
Council Public Planning Meeting Agenda
Wednesday, June 27, 2018
Item 1
Page 4 of 14
June 27, 2018 Page 5 of 8 Report No. PDS18-084
4) Mapping and Suffix (SN)
In order to implement any proposed changes identified above, properties within the
Study Area must be properly identify with a SN suffix. As such, revision to the Zoning
by-law would:
• Introduce a new Stable Neighbourhood (SN) Suffix to certain areas within the
“Detached Third Density Residential (R3) and Special Mixed Density Residential
(R7) Zone, as shown on Figure 2 - 6.
Other Planning Tools to manage development within the Stable Neighbourhood
Establish a “Basic” Site Plan Control Area and Planning Fees
In addition to the proposed zoning regulations, Site Plan Control for redevelopment,
additions and alterations can be implemented within specific areas. Staff is proposing
an amendment to the existing site plan by-law 3604-95.D to indicate that if the proposal
is within the area with a suffix (SN), and the proposed development represent an
increase of greater than or equal to 50 m2 (540 ft2), it would be subject to a “basic” site
plan process. The basic site plan review focuses on matters such as Architectural
Design to ensure the proposed dwelling proportions, massing and architectural details
are reflect the architectural style of the home. Architectural Guidelines will be developed
in order to establish a high standard of architectural design criteria to guide
redevelopment in the area. The approval authority will be delegated to Staff. Currently,
the Town’s site plan by-law 3604-95.D, as amended exempts single detached dwellings
from any site plan approval process. However, section 8.1.3 d) of the Town’s Official
Plan states that “All development within the ‘Stable Neighbourhoods’ designation may
be subject to Site Plan Control. Council may utilize all of the provisions of Site Plan
Control permitted by the Planning Act, including, without limitation, the control of
building materials, colour and architectural detail.” An amendment to the fee by-law will
include a new fee to process such application.
Architectural Design Guidelines
Although the existing Official Plan have general Urban Design principles for the Town
under section 4, those principles are not specific to neighbourhoods with residential
detached dwellings. However, section 4.1 a) does specify that one of the Town’s urban
design objective is to “Adopt urban design guidelines that assist development,
redevelopment and rehabilitation to provide diversity, amenity, comfort, safety and
compatibility with the existing community.” By establishing a Stable Neighbourhood
Architectural Design Guidelines, this will help set clearer expectations for those
designing and building projects within the Study Area. Moreover, it will complement the
Council Public Planning Meeting Agenda
Wednesday, June 27, 2018
Item 1
Page 5 of 14
June 27, 2018 Page 6 of 8 Report No. PDS18-084
general policies of the Official Plan and provide addition detailed direction on means to
achieve the objective and vision through building design, orientation and materials. Staff
is anticipating that a consultant will be required to assist with the preparation of the
Architectural Design Guidelines. Resources to establish an Architectural Design
Guidelines will be explained in a future general committee report.
Public Education / Information
One of the objective of the Town’s Strategic Plan is to “Identify new formats, methods
and technologies to effectively and regularly engage the community”. To improve
access to information about future developments and to raise the overall understanding
of planning practices so that residents are better informed about what’s happening in
their community. Staff recommends using a variety of tools including updates to the
website, interactive mapping and print material. Resources to provide an interactive
mapping will be explained in a future general committee report.
Interim Control By-law
The Interim Control By-law (ICBL) 6048-18 is currently in effect to prohibit new
developments that do not conform to the existing Zoning By-law. The ICBL will expire in
January 30th, 2019. ICBL 6048-18 would no longer be required if By-law Amendments
for Stable Neighbourhood are adopted and are in force.
Advisory Committee Review
No Communication Required
Legal Considerations
Although this is a Town initiated Zoning By-law Amendment, the same provisions within
the Planning Act for privately initiated application applies. Therefore, the proposed
changes to the Zoning By-law may be subject to future appeal and litigation.
Financial Implications
There are no additional cost associated with this report. A future general committee
report will provide additional information on the resource requirements to implement the
options outlined in this report.
Communications Considerations
Council Public Planning Meeting Agenda
Wednesday, June 27, 2018
Item 1
Page 6 of 14
June 27, 2018 Page 7 of 8 Report No. PDS18-084
A Notice of Public Planning Meeting was published in the Aurora Banner and Auroran
newspaper and given by mail to all addressed property owners within the Study Area.
Alternative(s) to the Recommendation
1. Direct staff to report back to another Council Meeting addressing any issues that
may be raised at the Council Meeting.
2. Direct staff not to proceed further with the Stable Neighbourhood Study and not
pursue making amendments to the existing Zoning by-law and other Town policies.
Conclusions
The options outlined in this report will be considered more closely in the technical
review, together with comments received from the Public and Council expressed at the
Public Planning Meeting or in writing. Based on the feedback received from the public
engagement period along with a review of municipal best practices, 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 – Study Areas
Figure 2 – Proposed Zoning for Study Area #1
Figure 3 – Proposed Zoning for Study Area #2
Figure 4 – Proposed Zoning for Study Area #3
Figure 5 – Proposed Zoning for Study Area #4
Figure 6 – Proposed Zoning for Study Area #5
Previous Reports
General Committee Report PDS18-007 dated January 23, 2018
Special Council Report PDS18-040 dated May 29, 2018
Pre-submission Review
Reviewed by the Chief Administrative Officer and Director of Planning and Development
Services.
Council Public Planning Meeting Agenda
Wednesday, June 27, 2018
Item 1
Page 7 of 14
Council Public Planning Meeting Agenda Wednesday, June 27, 2018Item 1 Page 8 of 14
!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!TOWNSHIP OF KINGTOWN OF NEWMARKET
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LOCATION MAP
Map created by the Town of Aurora Planning and Building Services Department, July 21, 2018. Base data provided by York Region & the Town of Aurora.
¯
FIGURE 1
0 0.25 0.5 0.75 1
KilometersStudy Areas
St. John's Sideroad
Wellington Street West
Vandorf Sideroad
HendersonDrive
Bloomington RoadBathurst StreetYonge StreetBayview AvenueCouncil Public Planning Meeting Agenda
Wednesday, June 27, 2018
Item 1
Page 9 of 14
R3(SN)
R6
R3
O1
R8
I
I
R3
R3
C4
R3(466)
C4(202)
R3(41)
RA1
R3
C3O1C4(219)O2O1EP(460)O2O1
C4(221)
R6
R3(41)R8(220)O1RU-ORM
R3(466)C3(102)O1 I(303)R6
R8(156)O1R3(466)EP(460)R6
RA2(227)
R6
NC-ORM
C4(8)C3(200)C4(329)MurrayDriveSeaton DriveChild Drive
GlassDrive NisbetDriveFairway Drive
R ichardsonDriveCranberry Lan e
D avisRoadStoddartDriveTrillium Driv
e
Cossar Drive
PatrickDriveC
orbettC rescent
W
illis
Drive
Glenview Drive
HolmanCrescentBaileyCrescentBaldwin RoadMorningCrescentSpr i ng bu r n C rescentWatts
MeadowBanbury CourtHENDERSON DRIVE YONGE STREETINDUSTRIAL P
A
R
K
W
A
Y
S
O
U
T
H
EP
EP
EP
EP
EP
EP
EP(460)
R8(156)
EP
R3(81)
RA2(469)
R3(17)
C3(253)
R3
R3(17)
C4(218)
EP
R3(155)
C4(236)
EP
EP
EP
EPEP
RA2(56)
C4(248)
EP(460)
Map created by the Town of Aurora Planning and Building Services Department, July 21, 2018.
Proposed Zoning for Study Area #1
FIGURE 2 Properties with (SN) Suffix ¯0 50 100 150 200
Meters
R3(SN)
R3(SN)Council Public Planning Meeting Agenda Wednesday, June 27, 2018Item 1 Page 10 of 14
E2
I
R3(SN)
O1
PD1
EP
R7(SN)
R7(SN)
O1 E1(9)
C3
C3 E2(297)EPR7
E2(34)
RA2
I
E2(132)
PDS1
PDS1
R3
E2
I
RA2(56)
E2
I(303)
E
P
I(252)C4(76)C4(202)
C4
E1(123)E1(10)PDS1E
PO1 I
RA2(227)PDS2EPR3(SN)E2RA2
E2(343)C4(373)C3(
2
5
3
)O2(57)O2I(289)O1
E2
R3(SN)O1RA2(16)
C2 PDS3(124)E1(22)RA2(402)
O1
O
1 R7(SN)EP(460)RA2(469)E2(318)E1(226)R7(SN)PD1(480)E1(226)E2EP(117)
PDS4
O2
E1(212)PD2PDS4R3(17)PDS4EP(254)PDS3
Wells StreetRoyal Road
Cousins Drive
Dunning Avenue Berczy StreetConnaught Avenue
Harrison Avenue
Reuben Street
WenderlyDriveKennedy Street East
Mary Street
E2
O1
O1
R6(229)(SN)
EP(315)
O1
PDS1(322)
E2(457)
PDS4
E2(259)
R7(272)(SN)PD1(241)
PDS1(324)PDS4(352)
E1(226)
PD1(118)
PD1(293)
R5(SN)
PDS4(47)
R4(SN)
R3(17)
O1
EP(66)R7(85)(SN)
PDS4
O1
PDS1(475)PDS4(127)
PDS4(334)
EP(67)
PDS4(341)
C4(248)
PDS1(119)
PDS4(268)
PD2(351)
PDS4(52)
PDS4(379)PDS4(370)PDS4(101)PDS4(130)
EP(30)
PDS4(403)
R4(230)
R7(474)
PD1(314)
PDS4(290)
EP(460)
PDS4(115)
E2(320)
PD1(4)PDS4(453)
R3(SN)YONGE STREETMap created by the Town of Aurora Planning and Building Services Department, July 21, 2018.
Proposed Zoning for Study Area #2
FIGURE 3
Properties with (SN) Suffix ¯0 50 100 150 200
MetersGurnett StreetR3(SN)R3(SN)
R3(SN)
R7(SN)
Council Public Planning Meeting Agenda
Wednesday, June 27, 2018
Item 1
Page 11 of 14
Map created by the Town of Aurora Planning and Building Services Department, July 21, 2018.
Proposed Zoning for Study Area #3
FIGURE 4
R3(SN)
EP
R3
I
R3(37)(SN)
I
I
I
R8
R6
II
EP(152)R8(58)
R6
EPO1EP EP
PD1R6 O1RA2
R3(4
0
)
R4(39)
EP
R6
R7R6
C4(35)C4(18)RA2R6 R8(82)EPO
1
R8(224)R6
R4(24)R7RA2(16)R3(60)R3(40)R3R6
R3
RA1R6R4(38)R3EP(117)R8(275)Devins Drive
Hill Drive
Aurora Heights Drive
Haida DriveKemano Road
Orchard Heights Boulevard
JasperDriveJam e s HenryDrive Laurentide AvenueColli ns CrescentBouldingDri
veForehtCrescentCoplandTrailHammondDrive
Navan Crescent
A l g o n q u i nCrescentStAndr
e
wsCourtO
t
t
a
w
a
C
o
u
r
t Cabot CourtR1
R3 RA2(121)
R6
RA2(86)
PD1(462)
R3
EP(20)
R4(38)
RA1(151)
R4(39)
R7(244)PD2(473)EP(117)
O1 O1
EP(117)
R3(43)
R1
R3RA1(449)
EP(117)
R3WELLINGTON STREET WEST
Properties with (SN) Suffix ¯0 50 100 150 200
Meters
R3(SN)
R3(37)(SN)
Council Public Planning Meeting Agenda
Wednesday, June 27, 2018
Item 1
Page 12 of 14
I
R3
EP
R3(SN)
R3
E2
R3
I(289)
R3
RA2(16)
EP
EP(152)
RA2(121)
RA1
RA2(86)
EP
EP(153)
EP(117)
RA1(449)
RA1(151)E2Tyler Street
George StreetHarriman RoadMill StreetWELLINGTON STREET WEST
RA2
R3
Map created by the Town of Aurora Planning and Building Services Department, July 21, 2018.
Proposed Zoning for Study Area #4
FIGURE 5 Properties with (SN) Suffix ¯0 25 50 75 100
Meters
R3(SN)Council Public Planning Meeting Agenda Wednesday, June 27, 2018Item 1 Page 13 of 14
Map created by the Town of Aurora Planning and Building Services Department, July 21, 2018.
Proposed Zoning for Study Area #5
FIGURE 6
R7(SN)
EP
I
E2
RA2
R1
PDS1 R7
R1(7)
R3
PD1
PDS1
PDS2
E
P
R3(SN)
R3(SN)
E
P
O1
E2
PDS3(124)C2
C3
EP(117)EP(315
)
RA2(56)EP(460)
PDS1(322)
PDS4
PDS1(324)PDS4(352)RA2PDS4(47)
O2(57)
PD1(118)
O2
PDS1(475)PDS4(127)
PDS4(334)
PDS4(268)
PDS4(52)Temperance StreetReuben Street
Kennedy Street West
Cousins Drive
PDS4(341)
O1
PD1(314)
EP YONGE STREETProperties with (SN) Suffix ¯0 25 50 75 100
Meters
R3(SN)
R7(SN)
Council Public Planning Meeting Agenda
Wednesday, June 27, 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 June 27, 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
June 27, 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 27th day of June, 2018.
___________________________________
Geoffrey Dawe, Mayor
___________________________________
Michael de Rond, Town Clerk
Council Public Planning Meeting Agenda Wednesday, June 27, 2018 Confirming By-law Page 1 of 1