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AGENDA - Public Planning - 20200121 Council Public Planning Meeting Agenda Tuesday, January 21, 2020 7 p.m. Council Chambers Aurora Town Hall Public Release January 14, 2020 Town of Aurora Council Public Planning Meeting Agenda Tuesday, January 21, 2020 7 p.m., Council Chambers 1. Approval of the Agenda 2. Declarations of Pecuniary Interest and General Nature Thereof 3. Planning Applications 1. PDS20-007 – Application for Draft Plan of Subdivision 15370 Leslie (Skale) Inc. 15370 Leslie Street Part of Lot 2, Concession 2 File Number: SUB-2019-02 Related File Number: ZBA-2017-02 & SP-2017-02 Recommended: 1. That Report No. PDS20-007 be received; and 2. That comments presented at the Public Planning meeting be addressed by Planning and Development Services in a report to a future General Committee meeting. 4. Confirming By-law Recommended: That the following confirming by-law be enacted: Council Public Planning Meeting Agenda Tuesday, January 21, 2020 Page 2 of 2 XXXX-20 Being a By-law to Confirm Actions by Council Resulting from a Council Public Planning Meeting on January 21, 2020. 5. Adjournment Town of Aurora Public Planning Report No. PDS20-007 Subject: Application for Draft Plan of Subdivision 15370 Leslie (Skale) Inc. 15370 Leslie Street Part of Lot 2, Concession 2 File Number: SUB-2019-02 Related File Number: ZBA-2017-02 & SP-2017-02 Prepared by: Matthew Peverini, Planner Department: Planning and Development Services Date: January 21, 2020 Recommendations 1. That Report No. PDS20-007 be received; and, 2. That comments presented at the Public Planning Meeting be addressed by Planning and Development Services in a report to a future General Committee meeting. Executive Summary The purpose of this report is to provide Council with background information related to the proposed Draft Plan of Subdivision application at the property municipally known as 15370 Leslie Street (the subject lands). • Zoning By-law Amendment and Site Plan Approval applications for the subject lands were considered by Council on September 18, 2018, and were approved in principle. The implementing Zoning By-law (By-law 6189-19) was passed by Council on June 25, 2019; • The subject lands are designated “Urban Residential 2” by the Aurora 2C Secondary Plan (OPA 73). This designation permits the proposed density and built-form; • The Draft Plan of Subdivision application will facilitate a Parcels of Tied Land (POTL) development (also known as a common elements condominium development) with 4 townhouse blocks totaling 32 freehold units, and common elements including a private road, visitor parking and a stormwater management facility; Council Public Planning Meeting Agenda Tuesday, January 21, 2020 Item 1 Page 1 of 13 January 21, 2020 Page 2 of 8 Report No. PDS20-007 • A future Draft Plan of Condominium application will be required to create the common elements; • A future Part Lot Control Application will be required to create the proposed freehold lots; • The applications will be reviewed for consistency and conformity with Provincial, Regional and Municipal Planning Documents and Legislation; and, • Staff have identified matters to be addressed in greater detail prior to staff preparing a final report for Council’s consideration. Background Development Application History On September 18, 2018, Council approved applications for a Zoning By-law Amendment and Site Plan Approval in principle, for a development consisting of 4 townhouse blocks totaling 32 condominium dwelling units. At this time, the proposed tenure of the development was standard condominium, therefore not requiring a Draft Plan of Subdivision application. On June 25, 2019, Council passed By-law 6189-19, being a Zoning By-law to implement the above noted Zoning By-law Amendment application on the subject lands. The landowner has now submitted the subject application for a Draft Plan of Subdivision to facilitate a common elements condominium tenure, rather than a standard condominium tenure as originally contemplated. Location / Land Use The subject lands are municipally known as 15370 Leslie Street, and are located on the west side of Leslie Street, north of the intersection of Wellington Street East and Leslie Street (see Figure 1). The subject lands exhibit the following characteristics: • A lot frontage of 58.25 metres and an average lot depth of 186 metres; • A lot area of 11,224.6 square metres (2.8 acres); • A one-storey residential building, an accessory structure and a man-made pond adjacent to Leslie Street; • One driveway access to Leslie Street at the northeast corner of the site; Council Public Planning Meeting Agenda Tuesday, January 21, 2020 Item 1 Page 2 of 13 January 21, 2020 Page 3 of 8 Report No. PDS20-007 • The site generally falls from southeast to the northwest toward the natural heritage lands located north of the property; • Drainage from the storm sewer from Leslie Street and the property to the south flows directly into the existing man-made pond on the property; and, • Majority of the existing vegetation is located around the perimeter of the lands. The subject lands along with other smaller parcels within the 2C secondary plan were not part of the 2C (west) Block Plan. The subject lands represent one of the remaining independent residential parcels within the secondary plan. Surrounding Land Uses The surrounding land uses are as follows: North: Approved Draft Plan of Subdivision (Shimvest Investments Ltd.); South: Salvation Army Northridge Community Church East: Leslie Street, Stormwater Management Pond and Smart Centres Plaza; and West: Stewart Burnett Park Policy Context Provincial Policies All Planning Act development applications shall have regard to matters of Provincial interest. 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 guides decisions on how land will be planned, designated, zoned and designed. The Lake Simcoe Protection Plan (LSPP) provides policies which address 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 YROP, and are located on Regional Road 12 (Leslie Street). York Region’s planning vision for the Urban Area is Council Public Planning Meeting Agenda Tuesday, January 21, 2020 Item 1 Page 3 of 13 January 21, 2020 Page 4 of 8 Report No. PDS20-007 to strategically focus growth while conserving resources; and to create sustainable, lively communities. A primary goal of the YROP is to enhance the Region’s urban structure through city building, intensification and compact, complete vibrant communities. The subject lands are located within the 10-25 Year Wellhead Protection Area (WHPA-D) Zone. The subject lands are not located within the Oak Ridges Moraine Conservation Plan (ORMCP) area. Aurora 2C Secondary Plan (OPA 73) The subject lands are designated as “Urban Residential 2” by the Aurora 2C Secondary Plan (OPA 73) (see Figure 2). The Urban residential 2 designation permits a more dense form of development which includes townhouses. The maximum height of any building within Urban Residential 2 designation shall be 6 storeys or 20 metres whichever is less. The Urban Residential 2 designation permits density levels ranging from 35 and 50 units per net residential hectare. The 2C Secondary Plan requires all development proposals to demonstrate that there are no adverse impacts to existing groundwater and surface water as a result of the proposed development. All development shall be generally consistent with the approved Urban Design Guidelines for the 2C area. Zoning By-law 6000-17, as amended On June 25, 2019, Council adopted By-law Number 6189-19, which rezoned the subject lands from “Institutional (I) Zone” and “Rural RU(29) Exception Zone” to “Townhouse Dwelling Residential R8(511) Exception Zone”, “Environmental Protection (EP) Zone” and “Private Open Space (O2) Zone”. Reports and Studies The Owner submitted the following documents as part of a complete application to the proposed Draft Plan of Subdivision application: Drawing / Report Name Drawing / Report Author Planning Justification Report Bousfields Inc. Plan of Survey Schaeffer Dzaldov Bennett Ltd. Draft Plan of Subdivision Schaeffer Dzaldov Bennett Ltd. Architectural Drawings Kohn Partnerships Architects Inc. Geotechnical Study V.A. Wood Associated Limited Council Public Planning Meeting Agenda Tuesday, January 21, 2020 Item 1 Page 4 of 13 January 21, 2020 Page 5 of 8 Report No. PDS20-007 Hydrogeological Study Azimuth Environmental Consulting Inc. Environmental Impact Study / Natural Heritage Evaluation GeoProcess Research Associates Inc. Phase 1 Environmental Site Assessment V.A. Wood Associated Limited Site Servicing Design Brief Pinestone Engineering Limited Tree Preservation Protection and Replacement Plan Maple Hill Tree Services Stormwater Management Report Pinestone Engineering Limited Transportation Impact Study BA Group Landscape Plans Adesso Design Inc. Civil Engineering Drawings Pinestone Engineering Limited Proposed Applications The landowner has submitted an application for a Draft Plan of Subdivision to facilitate a future POTL tenure. The envisioned POTL development necessitates a Draft Plan of Subdivision application to legally create a whole Block on a Plan of Subdivision. Draft Plan of Subdivision As illustrated on Figure 4, the proposed draft plan of subdivision proposes 2 blocks (a residential development block, and a stormwater management pond block). Development Planning has provided comments to the applicant that the Draft Plan of Subdivision should be revised to reflect only one proposed block, as there is no land to be conveyed on the draft plan. Future Draft Plan of Condominium and Part Lot Control Applications The proposed common elements components of the development will be established through a future Draft Plan of Condominium application. Common elements will include the private road, visitor parking, and a stormwater management pond. The proposed freehold lots will be established through a future Part Lot Control application to the Town. Part lot control cannot occur unless an application is made on a whole block or lot on a Plan of Subdivision. In December 2017, the landowner acquired abutting lands for purposes of increasing rear yard amenity space for the Council Public Planning Meeting Agenda Tuesday, January 21, 2020 Item 1 Page 5 of 13 January 21, 2020 Page 6 of 8 Report No. PDS20-007 proposed townhouse units. Therefore, the subject lands are not a whole block or lot and necessitate the subject Draft Plan of Subdivision application. The envisioned POTL development is included as Figure 5 to this report for context. Analysis Department / Agency Comments A preliminary review of the proposed Draft Plan of Subdivision application has been undertaken by Town departments and external agencies. Staff have identified the following matters to be addressed in greater detail prior to the preparation of a final recommendation report for Council’s consideration: • Vegetation management initiatives will be required to address tree removal, tree protection and preservation, and compensation plantings in accordance with the Town’s Urban Forest Management Plan; • Landscape plans will be required through the subdivision agreement process to address minimum landscape standards in accordance with the Town’s Landscape Design Guidelines; • A schedule of Firebreak lots is to be submitted to Central York Fire Services, Fire Prevention Division for approval; • Draft Plan of Subdivision should be one Block. “Block 2 SWMP / Buffer” is not being conveyed, it will remain in private ownership and form part of the future common elements that is contemplated for the site; • Site Plan Approval for SP-2017-02 is required to facilitate the development of the lands; and, • Cash-in-lieu of parkland will be required in accordance with the Town's policy and By-law 4291-01.F. At the time of writing this report, comments are outstanding from York Region, and the Lake Simcoe Region Conservation Authority. Public Comments Planning Staff have not received any comments from the public circulation at the time of writing this report. Council Public Planning Meeting Agenda Tuesday, January 21, 2020 Item 1 Page 6 of 13 January 21, 2020 Page 7 of 8 Report No. PDS20-007 Alternative to the Recommendation 1. That Council provide direction. Advisory Committee Review No communication required. Legal Considerations Section 51(34) of the Planning Act states that if Council refuses the application for Draft Plan of Subdivision or fails to make a decision on the application within 120 days after receipt of the application by the Clerk, the applicant (or the Minister) may appeal the application to the Local Planning Appeal Tribunal (LPAT). The application was received on October 24, 2019, and was deemed complete on November 6, 2019. Therefore, the applicant may appeal the Draft Plan of Subdivision application after February 20, 2020. Financial Implications There are no financial implications. Communications Considerations On November 14, 2019, a Notice of Complete Application respecting the Draft Plan of Subdivision application was published in the Auroran and Aurora Banner newspapers. On December 19, 2019, a Notice of Public Planning Meeting respecting the Draft Plan of Subdivision application was published in the Auroran and Aurora Banner newspapers. In addition, the notices were issued 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 requirements of the Planning Act. Link to Strategic Plan The proposed Draft Plan of Subdivision application will be reviewed in accordance with the Strategic Plan and its goal of “supporting an exceptional quality of life for all” and the Council Public Planning Meeting Agenda Tuesday, January 21, 2020 Item 1 Page 7 of 13 Council Public Planning Meeting Agenda Tuesday, January 21, 2020 Item 1 Page 8 of 13 HolladayDriveBadgerowWayWellington Street EastWellingtonStreetEastLeslie StreetMap created by the Town of Aurora Planning and'HYHORSPHQWServices Department,$SULO. Base data provided by York Region & the Town of Aurora. Air Photos taken Spring 2017, © First Base Solutions Inc., 2017 Orthophotography.¯St John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington Rd050100MetresLOCATION MAPAPPLICANT: 15370 Leslie (Skale) Inc.LOCATION: 15370 Leslie StreetFILES:68%-02FIGURE 1SUBJECT LANDSCouncil Public Planning Meeting Agenda Tuesday, January 21, 2020 Item 1 Page 9 of 13 OPA 30OPA 73WELLINGTON STREET EASTWELLINGTON STREET EASTLESLIE STREETEXISTING OFFICIAL PLAN DESIGNATIONMap created by the Town of Aurora Planning and 'HYHORSPHQWServices Department, August 22, 2018. Base data provided by York Region & the Town of Aurora.¯050100MetresAPPLICANT: 15370 Leslie (Skale) Inc.LOCATION: 15370 Leslie StreetFILES: S8%FIGURE 2St John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington RdOPA 73OPA 30Environmental Protection AreaMixed-Use Residential/CommercialParkPlace of WorshipStormwater Management FacilityUrban Residential 1Urban Residential 2Medium-High Density ResidentialInstitutionalBusiness Park -Regional Commercial CentreBusiness ParkCommunity CommercialLinear and Other Open SpaceSUBJECT LANDSCouncil Public Planning Meeting Agenda Tuesday, January 21, 2020 Item 1 Page 10 of 13 EPMap created by the Town of Aurora Planning and'HYHORSPHQWServices Department,-DQXDU\. Base data provided by York Region & the Town of Aurora.¯050100Metres(;,67,1*ZONING BY-LAWAPPLICANT: 15370 Leslie (Skale) Inc.LOCATION: 15370 Leslie StreetFILES:68%FIGURESUBJECT LANDSSt John's SdrdWellington St EVandorf SdrdHenderson Drive^Wellington St WUV404UV404Leslie StYonge StBathurst StBayview AveBloomington RdCouncil Public Planning Meeting Agenda Tuesday, January 21, 2020 Item 1 Page 11 of 13 Map created by the Town of Aurora Planning and 'HYHORSPHQWServices Department, -DQXDU\.¯352326(''5$)73/$12)68%',9,6,21APPLICANT: 15370 Leslie (Skale) Inc.LOCATION: 15370 Leslie StreetFILES:68%-201-02FIGURECouncil Public Planning Meeting Agenda Tuesday, January 21, 2020 Item 1 Page 12 of 13 Map created by the Town of Aurora Planning and'HYHORSPHQWServices Department,-DQXDU\. Base data provided by Skale Developments.352326('29(5$//'(9(/230(17&21&(37APPLICANT: 15370 Leslie (Skale) Inc.LOCATION: 15370 Leslie StreetFILES:68%-201-02FIGURECouncil Public Planning Meeting Agenda Tuesday, January 21, 2020 Item 1 Page 13 of 13 The Corporation of The Town of Aurora By-law Number XXXX-20 Being a By-law to confirm actions by Council resulting from a Council Public Planning meeting on January 21, 2020. 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 January 21, 2020, in respect of each motion, resolution and other action passed and taken by the Council at the said meeting is 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 21 st day of January, 2020. Tom Mrakas, Mayor Samantha Yew, Deputy Town Clerk Council Public Planning Meeting Agenda Tuesday, January 21, 2020 Confirming By-law Page 1 of 1