AGENDA - Special Council - 20150325SPECIAL COUNCIL
PUBLIC PLANNING
MEETING AGENDA
WEDNESDAY,MARCH 25,2015
7 P.M.
COUNCIL CHAMBERS
AURORA TOWN HALL
PUBLIC RELEASE
March 20,2015
TOWN OF AURORA
SPECIAL COUNCIL –PUBLIC PLANNING
MEETING AGENDA
Wednesday,March 25,2015
7 p.m.
Council Chambers
1.DECLARATION OF PECUNIARY INTEREST AND GENERAL NATURE THEREOF
2.APPROVAL OF THE AGENDA
RECOMMENDED:
THAT the agenda as circulated by Legal and Legislative Services be approved.
3.PLANNING APPLICATIONS
4.READING OF BY-LAW
RECOMMENDED:
THAT the following confirming by-law be given first,second,and third readings
and enacted:
5699-15 BEING A BY-LAW to Confirm Actions by Council pg.31
Resulting from Special Council –Public Planning
Meeting on March 25,2015
5.ADJOURNMENT
Special Council –Public Planning Meeting Agenda
Wednesday,March 25,2015 Page 2 of 2
AGENDA ITEMS
1.PL15-021 –Proposed Plan of Subdivision and Zoning By-law Amendment pg.1
David Frattaroli
14288 Yonge Street
Files:SUB-2014-04,ZBA-2014-09
RECOMMENDED:
THAT Report No.PL15-021 be received;and
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.
2.PL15-023 –Official Plan Amendment and Zoning By-law Amendment pg.19
Applications
RCG Aurora North Limited Partnership
800 St.John’s Sideroad
Files:OPA-2012-02,ZBA-2012-09
RECOMMENDED:
THAT Report No.PL15-023 be received;and
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.
TOWN OF AURORA
PUBLIC PLANNING MEETING REPORT No.PL15-021
SUBJECT:Proposed Plan of Subdivision and Zoning By-law Amendment
David Frattaroli
14288 Yonge Street
Files:SUB-2014-04,ZBA-2014-09
FROM:Marco Ramunno,Director of Planning &Development Services
DATE:March 25,2015
RECOMMENDATIONS
THAT Report No.PL15-021 be received;and
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.
PURPOSE OF THE REPORT
The purpose of this report is to provide Council with background information and details
related to the proposed Plan of Subdivision and Zoning By-law Amendment applications
submitted for 14288 Yonge Street.The subdivision application proposes to develop 11
residential units (nine (9)units and two (2)semi-detached units),0.48 ha private open
space,and 1.2 ha ‘lands to be retained’.
The accompanying Zoning By-law Amendment application proposes to rezone the
subject property to appropriate zone categories in accordance with Town of Aurora
Zoning By-law 2213-78,with exceptions as required,to implement the proposed Plan of
Subdivision.
BACKGROUND
A Block Plan application (Block F)for the Yonge Street South Secondary Plan (File:
SUB-2010-01)was submitted on April 19,2010 by the South Aurora Landowners Group
and approved on September 24,2012 by Council.The subject lands were identified as
a non-participating landowner through the Block Plan process.Servicing and road
connections over the subject lands were identified in the approved Block Plan.
Special Council -Public Planning Meeting Agenda
Wednesday,March 25,2015 Item 1 Page -1
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March 25,2015 -2 -Report No.PL15-021
The proposed Plan of Subdivision and Zoning By-law Amendment applications were
received as complete applications on September 30,2014.The applications were
circulated to departments and agencies for review and comments.All first submission
comments received to date on the individual planning applications have been provided
to the Owner/applicant.
Public Notification
On March 5,2015 a Notice of Public Meeting respecting the Draft Plan of Subdivision
and Zoning By-law Amendment applications was given by mail to all addressed property
Owners within a minimum of 120 metres (393 feet)of the subject lands.The mailing list
was enlarged to capture Owners beyond the minimum 120 metres distance from the
subject land (see Figure 1).Advertisements were posted within the Aurora Era Banner
and Auroran.Notice was also posted by ground sign at 14288 Yonge Street.Public
Meeting notification has been provided in accordance with Sections 22 (1)and 34 (12)
of the Planning Act.
At the time of writing this report,Staff have received no enquiries from area residents
regarding the proposal.Any written comments or comments provided at the Public
Meeting will be addressed in the technical review and included in a comprehensive
report at a future General Committee Meeting.
Location/Land Use
The subject lands are located on the west side of Yonge Street,municipally known as
14288 Yonge Street and legally described as Part of Lot 74,Concession 1 (Figure 1).
The subject lands have the following characteristics:
The property is included in the Town of Aurora Register of Properties of Cultural
Heritage Value or Interest;
An existing structure constructed circa 1876;
Total site area of approximately 2.2 ha;
Site previously housed the storage of industrial/commercial trailers;
Property forested with mid-aged to mature deciduous and mature coniferous
forest;
Dry valley,which runs along the western property boundary in a south-north
direction;and
No existing road access to the adjacent lands to the north and south.
The surrounding land uses are as follows:
North:Institutional Block;
South:Future residential units;
East:Yonge Street and existing cemetery;and
West:Environmental Protection Lands.
Special Council -Public Planning Meeting Agenda
Wednesday,March 25,2015 Item 1 Page -2
-2 -
March 25,2015 -3 -Report No.PL15-021
Of note,the lands to the north,west,and south were previously approved as part of the
Coutts Plan of Subdivision Application (SUB-2012-03)to which the Frattaroli lands
propose to interconnect.
Policy Context
Oak Ridges Moraine Conservation Plan (ORMCP)
The Draft Plan of Subdivision lands are located within the Settlement Designation of the
Oak Ridges Moraine Conservation Plan (ORMCP)implemented through OPA 48 which
permits all uses approved in OPA 34.Figure 2 identifies a portion of the subject lands
as containing “Woodlands”and “Woodlands Minimum Vegetation Protection Zone
(MVPZ).Furthermore,the lands are of “High Aquifer Vulnerability”;a portion of the
lands are “Category 1 (Complex Landform)”;and located in the Oak Ridges Moraine
Wellhead Protection Areas time travel zones in 10-25 years.The Draft Plan of
Subdivision will be required to comply with the requirements of OPA 48 and OPA 34.
The Town has retained North-South Environmental (ORMCP Conformity),Norbert
Woerns (Hydrogeology)and Daryl Cowell and Associates (Landform Assessment and
Conservation)to review conformity with the Oak Ridges Moraine Conservation Plan.
Yonge Street South Secondary Plan (OPA 34)
As illustrated on Figure 3,the subject lands are designated as “Cluster Residential”,
“Private Open Space”,“Environmental Protection Area”,“Environmental Restoration
Area”,“Ecological Buffer”,“Building Setback”by the Yonge Street South Secondary
Plan,OPA 34.The following is a brief description of the Land Use Designations that
apply to the subject lands:
Cluster Residential
The permitted uses in the “Cluster Residential”Designation are single detached
dwellings,semi-detached dwellings,linked housing,townhouses and private open
space.The Block plan approval encourages an appropriate mix of units related to
consideration of landform conservation efforts and overall compatibility with existing
development.
To the greatest extent possible,land within a Cluster Residential designation shall be
retained in an open or natural condition,either as Private or dedicated Public Open
Space and shall not form part of individual lots.Areas retained as open space are
intended to preserve the natural landscape quality of the area.
Special Council -Public Planning Meeting Agenda
Wednesday,March 25,2015 Item 1 Page -3
-3 -
March 25,2015 -4 -Report No.PL15-021
Private Open Space
Lands described as “Private Open Space”are held in private ownership and shall be
limited to uses which retain the site in a primarily open condition.
Environmental Protection Areas (EPA’s)
Lands described as Environmental Protected Areas (EPA’s)contain the most significant
areas of ecological importance within the Secondary Plan.It is the Town’s intent to
acquire such areas or ensure their preservation through conservation easements.No
new development or land alterations shall be permitted with EPA’s except for erosion
and flood control works;fish,wildlife or conservation management measures,or
ecologically based restoration or management.
Environmental Restoration Areas (ERA)
These areas are intended to link and enhance EPA and Environmental Function Areas
(EFA)to provide wildlife movement corridors and habitat.Such features may or may not
contain natural features in their current state,however,it is intended that they will
eventually resemble those areas in terms of species diversification and ecological
functions.Within ERAs,appropriate trails,stormwater management facilities,roads and
public works are permitted provided that the ecological functions of these areas are not
compromised.
Ecological Buffer
The intent of ecological buffers is to provide adequate separation between
environmental areas and adjacent areas used or intended for development.Ecological
buffers shall be a minimum of 10.0 metres in width measured from the dripline of trees
on the boundary of the EPA to the rear lot line or equivalent of the development.
Zoning By-law
The subject lands are currently zoned “Rural Oak Ridges Moraine (RU-ORM).An
Amendment to the Zoning By-law is required to re-zone the lands to implement the Draft
Plan of Subdivision.The Owner has submitted a Zoning By-law Amendment which is
currently under review by staff.
The proposed Amendment includes a residential zoning designation (Special Mixed
Density Residential (R5-XX)Exception Zone)to implement the cluster residential
development designation proposed in the Draft Plan of Subdivision (Figure 4).The
proposed Zoning also includes Major Open Space (O-XX)Exception Zone to implement
Block 01 and Environmental Protection (EP-XX)Exception Zone to implement the
‘Lands to be Retained’(Block 06).
Special Council -Public Planning Meeting Agenda
Wednesday,March 25,2015 Item 1 Page -4
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March 25,2015 -5 -Report No.PL15-021
Reports and Studies
As part of the Draft Plan of Subdivision and Zoning By-law amendment applications,the
Owner has submitted the following studies which are under review by Town Staff and
external agencies:
Planning Justification Report;
Environmental Impact Study (EIS)&Natural Heritage Evaluation (NHE);
Landform Assessment and Conservation Study;
Stage 2 Archaeological Assessment;
Cultural Heritage Assessment Report,Built Heritage &Cultural Heritage
Landscapes;
Hydrogeological Study,Water Balance Assessment and Geotechnical
Investigation prepared;
Functional Servicing Study;
Stormwater Management Report;
Traffic Impact Study;
Urban Design Strategy –Community Design Guidelines;
Open Space Master Plan and Landscape Design Guidelines;
Environmental Noise Assessment;and
Phase One Environmental Site Assessment.
Proposal
The Owner is proposing a Plan of Subdivision comprising nine (9)townhouse units and
two (2)semi-detached units.In total,eleven (11)new residential units are proposed
through five (5)residential blocks,private open space block,two (2)private road blocks,
and lands to be retained (see Figure 5).Block 6 is to be retained and contains the
existing residential dwelling.The site statistics for the Draft Plan of Subdivision are as
follows:
Block Number Proposed Land Use Units Total Area
Block 1 Private Open Space 0.5 ha (1.2 acres)
Block 2 Residential (Townhouse)*3 0.1 ha (0.3 acres)
Block 3 Residential (Townhouse)3 0.1 ha (0.2 acres)
Block 4 Residential (Semi)2 0.1 ha (0.2 acres)
Block 5 Residential (Townhouse)3 0.1 ha (0.3 acres)
Block 6 Lands to be Retained 1.2 ha (2.9 acres)
Private Road ‘A’Private Road 0.1 ha (0.2 acres)
Private Road ‘B’Private Road 0.05 ha (0.12 acres)
Totals 11 2.2 ha (5.4 acres)
Special Council -Public Planning Meeting Agenda
Wednesday,March 25,2015 Item 1 Page -5
-5 -
March 25,2015 -6 -Report No.PL15-021
COMMENTS
Staff have conducted a preliminary review of the proposed plan.A more detailed review
of the plan will be undertaken following the Public Planning Meeting to assess
conformity to all policies of OPA 34 and development policies of the Town.The
following matters are identified as a general overview to the submitted planning
applications with respect to the Yonge Street South Secondary Plan (OPA34)land use
policies
Yonge Street South Secondary Plan (OPA 34)Land Use
The Draft Plan of Subdivision proposes semi-detached and townhouse units,which is
consistent with the permitted uses of the Yonge Street South Secondary Plan land use
designations.Additional development policies pertaining to environmental management,
heritage,ubran design,transportation and engineering will be reviewed and approved
by Staff prior to Draft Plan of Subdivision approval.
Density
OPA 34 defines Gross Residential Density as:
“…the number of dwelling units divided by the gross residential land area.Gross
residential land area includes local roads within the residential area,trails,shared
private open space,Environmental Protection and Environmental Function Areas,an
elementary school and a local or Neighbourhood Park”.
“…gross residential density averaged over the constrained and unconstrained lands
subject to a development application shall be no more than 5 units per hectare (2 units
per acre).
The proposed density of the Draft Plan of Subdivision is 5.05 units per hectare (2.04
units per acre).The proposed Draft Plan of Subdivision will be reviewed in its entirety
for conformance to the density provisions of OPA 34 prior to a recommendation report
considered by Council.
Environmental Protection Area
As indicated on Figure 3,the site is characterized by an existing forest consisting of
mid-aged to mature deciduous and mature coniferous trees (designated Environmental
Protection Area per OPA 34)on the south of the property that captures a large portion
of the overall site.A dry valley runs along the western property boundary in a south-
north direction.
Special Council -Public Planning Meeting Agenda
Wednesday,March 25,2015 Item 1 Page -6
-6 -
March 25,2015 -7 -Report No.PL15-021
Approximately 40%of the subject lands are designated with an Environmental
Protection Area designation.Per OPA 34,it is the Town’s intent to acquire such areas
or ensure their preservation through conservation easements.The limits of all significant
natural heritage features were surveyed in conjunction with the Lake Simcoe Region
Conservation Authority (LSRCA).Preliminary comments from the LSRCA recommend
provisions to be included to ensure maintenance of the Key Natural Heritage feature
(woodlot).
Parks and Open Space
A Parkland dedication block is not proposed within the draft plan.Block 1 indicates a
Private Open Space Block.A servicing easement and potential road connection may be
required through the open space block.In accordance with the Trails Master Plan and
Schedule DD of OPA 34 (figure 7),a trail connection will have to be provided along
Yonge Street.
Water and Sanitary Servicing
A Functional Servicing Report (FSR)prepared by Cole Engineering has been submitted
with the application outlining engineering details for the development.The Draft Plan will
be serviced by municipal water and sanitary sewer in accordance with Town standards.
As detailed in the FSR and supporting information,the subject lands will be serviced via
the same servicing connection as the Coutts Draft Plan of Subdivision (File:SUB-2012-
03)approved by Council in June,2013.The Coutts servicing connection runs through
the Frattaroli lands (north-south),via Block 1 (Private Open Space)by proposed 250
mm diameter watermain and sanitary sewer.The Frattaroli servicing connection occurs
via 200mm diameter watermain and sanitary sewer off of the main Coutts connection.
Preliminary comments identify that minor revisions to the Plan will be required to
accommodate sanitary servicing interconnection.
Stormwater Management
The stormwater runoff to the west of the Site is to be controlled via a 975 mm storage
pipe.The uncontrolled post-development peak flows do not exceed the pre-
development target flows to the east.Quality control for the development is to be
provided by a combination of proposed landscaping and an Oil Grit Separate (OGS).No
stormwater ponds are proposed to accommodate the stormwater run-off of the
proposed development.
Environmental Site Assessment (ESA)
A Phase One ESA was conducted on the subject lands by WSP Canada Inc.The
Phase One ESA identified the importation of fill of unknown quality as an area of
potential concern.The applicant will be required to address this matter prior to
consideration of Draft Plan approval.
Special Council -Public Planning Meeting Agenda
Wednesday,March 25,2015 Item 1 Page -7
-7 -
March 25,2015 -8 -Report No.PL15-021
Cultural Heritage
The subject lands are noted as having cultural heritage value or interest and is included
in the Town of Aurora Register of Properties of Cultural Heritage or Interest as a non-
designated ‘listed’property.The building was constructed circa 1875 and is designed in
an Ontario House/Gothic Revival style.The Owner is proposing that the above
mentioned house in the Draft Plan of Subdivision be demolished.
A Cultural Heritage Assessment Report and Cultural Heritage Landscape was prepared
by Unterman McPhail Associates.The report is to be updated to reflect the existing
listed property located on the subject lands.A Heritage Impact Assessment for the
house will also be required prior to Draft Plan of Subdivision Approval.
Archaeology
A Stage 2 Archaeological Assessment was conducted by Archeoworks Inc.in regards
to the subject lands.The study determined that no Stage 3 Archaeological Assessment
(further Archaeological works on the Site)would be required.A letter of clearance will
be required from the Ministry of Tourism,Culture and Sport for this Assessment as a
condition of Draft Plan of Subdivision approval.
Road Network/Transportation
As part of recent Block Plan (Block F)and Draft Plan of Subdivision (Coutts)approvals,
a road connection was approved through the Frattaroli lands to facilitate Yonge Street
access from Cluster Residential Developments to the north and south of the subject
lands as illustrated in Figure 6.No road access though the Frattaroli lands was
demonstrated through the initial Draft Plan of Subdivision submission.The applicant will
work together with neighbouring developers to facilitate a finalized road pattern.
Road access to the subject Cluster Residential development is proposed via a private
road connection located at the north-west of the subject lands.Of note,the Owner will
be required to provide road (and servicing)connections to 14296 and 14264 Yonge
Street (lands to the north-east and south-east)should they wish to develop their
property in the future.The road connection shall be proposed away from Environmental
Protection Lands and Buffer Area.A redesign of the draft plan of Subdivision will be
required to accommodate the future connections.
Special Council -Public Planning Meeting Agenda
Wednesday,March 25,2015 Item 1 Page -8
-8 -
March 25,2015 -9 -Report No.PL15-021
Trails
OPA 34 states wherever possible,identified trails will be brought into public ownership
and designated as Public Open Space.Trails shall be provided in accordance with the
Trails Master Plan for the OPA 34 Area (Figure 7).Town staff will discuss with the
Owner the timing of the implementation of the trails and crossings and any financial
contributions by the Owner prior to Draft Plan approval.The implementation of trails
within the Plan of Subdivision will be secured through the subsequent approvals and
execution of development agreements.
Urban Design
OPA 34 outlines Urban Design guidelines which seek to provide a consistent,high
standard of design direction to landowners,builders,and consultants.Design Strategy-
Community Design Guidelines have been prepared by Martin Associates Architects for
the Draft Plan of Subdivision.These will be reviewed by Staff by prior to Draft Plan of
Subdivision approval.
Initial Comments
An initial review of the proposed Draft Plan of Subdivision and Zoning By-law
amendment has been conducted and Staff have identified matters that will need to be
addressed by the Owner prior to Draft Plan approval.The following is a summary of
those matters:
Review of development proposal for conformity to density and development
policies of the Yonge Street South Secondary Plan;
Submission of a trails plan to address the requirements of the Trails Master Plan;
An updated Heritage Assessment Report and Cultural Heritage Landscape to
reflect the existing listed property;
Submission of a Heritage Impact Assessment for the existing house;
Oak Ridges Moraine and OPA 34 environmental criteria;
Submission of a revised Phase One ESA;and
Finalization of the proposed road alignment and access with adjacent Coutts
lands.
LINK TO STRATEGIC PLAN
The proposed draft plan of subdivision supports the Strategic Plan Goal of Supporting
an exceptional quality of life for all and Supporting environmental stewardship
and sustainability through its accomplishment in satisfying requirements in the
following key objective within this goal statement:
Special Council -Public Planning Meeting Agenda
Wednesday,March 25,2015 Item 1 Page -9
-9 -
March 25,2015 -10 -Report No.PL15-021
The proposed plan of subdivision also supports the Strategic Plan Goal of Supporting
environmental stewardship and sustainability and the objectives of encouraging
the stewardship of Aurora’s natural resources and promoting and advancing
green initiatives.The goal and these objectives are supported through the plan of
subdivision process by conducting detailed analysis and evaluation of natural features,
as well as identifying means of securing,protecting and enhancing those features both
during the development process and after the site is built.
ALTERNATIVE(S)TO THE RECOMMENDATIONS
Direct staff to report back to another Public Planning Meeting addressing any issues
that may be raised at the Public Planning Meeting.
SERVICING ALLOCATION
The proposed development will require the allocation of servicing capacity at the Draft
Plan of Subdivision approval stage.
FINANCIAL IMPLICATIONS
Financial implications will be addressed when a technical review of the proposal is
completed.
A condition of draft plan approval will be included for the collection of a Community
Improvement Benefit in the amount of $3,000.00 per unit for the construction of
community and recreational facilities within the Town.
PREVIOUS REPORTS
None.
CONCLUSIONS
Staff will undertake a technical review of the subject application including,but not limited
to,matters addressed in this report,as well as the comments received from the public
and Council raised at the Public Planning Meeting.A comprehensive report with
recommendations and options will be presented to Council for consideration and
direction at a future General Committee meeting.
Special Council -Public Planning Meeting Agenda
Wednesday,March 25,2015 Item 1 Page -10
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Special Council - Public Planning Meeting Agenda
Wednesday,March 25,2015 Item 1 Page -11
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March 25, 2015 -11 -Report No. PL 15-021
ATTACHMENTS
Figure 1 -Location Map
Figure 2 -Schedule K-Oak Ridges Moraine Natural Heritage Features and
Hydrogeologically Sensitive Features Map
Figure 3-Yonge Street South Secondary Plan (OPA 34)
Figure 4 -Zoning Map
Figure 5 -Proposed Draft Plan of Subdivision
Figure 6 -Coutts , approved Draft Plan of Subdivision
Figure 7-Trails Master Plan for OPA 34 Area
PRE-SUBMISSION REVIEW
Executive Leadership Team Meeting-March 12,2015.
Prepared by: Drew MacMartin, Planner, Extension 4347
~CIP,RPP -
Director of Planning & Development
Services
/(;(
Neil Garbe
Chief Administrative Officer
WaySpecial Council - Public Planning Meeting AgendaWednesday,March 25,2015 Item 1 Page -12
-12 -LOCATION MAP APPLICANT: DAVID FRATIAROLI FILE: SUB-2014-04 & ZBA-2014""'9 FIGURE 1 ~ SUBJECT LANDS Extended Circulation Area N ~ 0 50 100 150 200 Metres /"~ AUR_ORA You/r~~good-tAm~ Map aeallfd by the Town of Aunxa Planning & Development Services Department Marr:h 11, 2015. Base data provided by Yorlc Region & Aurora-GIS.
Special Council - Public Planning Meeting AgendaWednesday,March 25,2015 Item 1 Page -13
-13 -SCHEDULE K-OAK RIDGES MORAINE NATURAL HERITAGE FEATURES AND HYDROGEOLOGICALLY SENSITIVE FEATURES MAP APPLICANT: DAVID FRATTAROLI FILE: SUB-2014-04 & ZBA-2014-09 c SUBJECT LANDS 0 50 100 150 200 FIGURE 2 Metres ~ Woodlands MVPZ HmJ WeHand I:S.'SJ WeHand MVPZ Pennanentand -lntennittent Streams E'Z.a Pennanent and lntennittent Streams MVPZ MVPZ ~Minimum Vegetation Protection Zone Jv ~ AUR..__ORA. ~ You/ri!.-in, (jootl Comf"U'Cj' Map created by the Town of Aurora Planning & Development Services Department March 3, 2015. Base data provided by York Region.
Special Council - Public Planning Meeting AgendaWednesday,March 25,2015 Item 1 Page -14
-14 -YONGE STREET SOUTH SECONDARY PLAN (OPA 34) APPLICANT: DAVID FRATTAROLI FILE: SUB-2014-04 & ZBA-2014-09 I:J SUBJECT LANDS N ~ FIGURE 3 II±m Major Institution E.tl Public Open Space ~),~!~] Environmental Function Area ~ Estate Residential W Elementary School Park ~ Cluster Residential ~ Building Setback ~ B'iij Ecological Buffer ~ Environmental Restoration Area ffi Minor Institution B Environmental Protection Area ~ Private Open Space 0 50 100 150 200 Metres r~ AuRORA Ycu/Ye-ilt,; (j(J(Jt£ Cbu1fNU!f Map created by the Town of Aurora Planning & Development Services Department March 3, 2015. Base data provided by Yorlc Region & the Town of Aurora.
Special Council - Public Planning Meeting AgendaWednesday,March 25,2015 Item 1 Page -15
-15 -ZONING MAP APPLICANT: DAVID FRATTAROLI FILE: SUB-2014-04 & ZBA-2014-09 FIGURE 4 RU-ORM ,_!l <D"' "'!" ~~~;!ttl SUBJECT LANDS 0 RESIDENTIAL ZONES /I Iii Rural Residential " &a Estate .EI Detached Dwelling First Density Detached Dwelling Second Density COMMERCIAL ZONES m Service m Shopping Centre m omce ~ Speci~ Commercial ~ Except1on Zone ~ !! semi-Detached & Duplex HOLDING ZONES I ~ Dwelling Third DensHy m Holding I I Iii Row Dwelling OPEN SPACE ZONES 0-3 I RA21 Apartment Second Density liJ Environmental Protection ~ Oak Ridges M~ra1ne Oak Ridges Moraine . ~ Rural Residential iEP-ORM I Environmental Protect1on INDUSTRIAL ZONES m Major open Space E!J Restricted RURAL ZONES ED General liiJ Service INSTITUTIONAL ZONES liJ Rural ~Oak Ridges Moraine ~Rural Jv 100 200 300 400 :::::1 ~ Metres Y4u/,-e-Ut,(jDDd.ClJ~ Map created by the Town of Aurora Planning & Development Services Department, March 3, 2015. Base data provided by York Region & Aurora -GIS.
Special Council - Public Planning Meeting AgendaWednesday,March 25,2015 Item 1 Page -16
-16 -LOT PART I. f'I...A~ 65R 140.!1 ENVIRONMENTAL PROTECTOIN AREA -R\ S\ zl \ 7L, CONC':SSI8N 6LOCK e~ LANDS TO 6E RETAINED 11~15.45 SQ.M PROPOSED DRAFT PLAN OF SUBDIVISION APPLICANT: DAVID FRATTAROLI FILE: SUB-2014.04 & ZBA-2014.09 FIGURE 5 RESIDENTIAL (EXISTING) lV ~ I I I I 1 I I If f!, I I' I II I I I I I I I I ----H) yow:.-~ i~<, (iotJd CAH<f'U'f' Map created by t#la TaWil of Auro111 Planning & Development Services Department March 3, 2015. Deta providBd by Brotto Consulting.
Special Council - Public Planning Meeting AgendaWednesday,March 25,2015 Item 1 Page -17
-17 -"' 4!r! ... , " ~ ..... sr~w-~~-"!:-~ ""'....., UTATE II:SI:'E~TlAL ic"' 0 0 0 ( ·-~ BLOCK 13 LANDS TO BE RETAINED 0.257 ha R rr. ..,--,. Rd .,..._ 'BLOCK 02 LANDS TO BE RETAINED 8.338 ha -,..--r-·~ n·-nn 5STATF RESI[)6fr1 u_ ~XISllNC C~Y .... DISYoNO GOLPCOU~ COUTTS, APPROVED DRAFT PLAN OF SUBDIVISION 1V r~ AuRORA APPLICANT: DAVID FRATTAROLI FILE: SUB-2014.(14 & ZBA-2014.(19 FIGURE 6 ~ You-'t't--"" qood-CQ"'fM"J' Map created by t#la TaWil of Auro111 Planning & Development Services Department March 3, 2015. Deta providBd by Brotto Consulting.
Special Council - Public Planning Meeting AgendaWednesday,March 25,2015 Item 1 Page -18
-18 -iliflij"fy>Jhi·/·/·/lf/·/·1·/·/·/·/·/·li~ E3 I WI APPLICANT: DAVID FRATTAROLI FILE: SUB-2014-04 & ZBA-2014-09 FIGURE 7 • • = I ' ' -~ .. J -, J>::· .. ~ .... ·:=::·: . .:: .·.-. • .... I ' .. [:::::;;~1 Subject Lands 0 !fi =-:J Existing Oak Ridges Trail I ••-Future Oak Ridges Trail I +-+-+ Exisiting In Boulevard Multi--Use Trail U' I .......... Future In Boulevard Multi-Use Trail I •••1 Future Trail Routes • • Proposed Grade Separated 1 :..I ® Trail Crossings -...... Major Railway Grade Separation ' ···' 1:1 Proposed Grade Separated 1• Trail Crossings -Culverts ,__._...._._._ Proposed At-Grade Separated X Trail Crossings -Secondary Railway Crossing ~I .I 100 200 300 400 N ~ r~ AUR.._ORA Metres You/,.&-ilc, t;ood, c~mtpttHf Map created by the Town of Aurora Planning & Development Services Department, March 3, 2015. Base data provided by York Region & Aurora -GIS.
TOWN OF AURORA
PUBLIC PLANNING MEETING REPORT No.PL15-023
SUBJECT:Official Plan Amendment and
Zoning By-law Amendment Applications
RCG Aurora North Limited Partnership
800 St.John’s Sideroad
Files:OPA-2012-02 and ZBA-2012-09
FROM:Marco Ramunno,Director of Planning &Development Services
DATE:March 25,2015
RECOMMENDATIONS
THAT Report No.PL15-023 be received;and
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.
PURPOSE OF THE REPORT
The purpose of this report is to provide Council with background information related to
the Official Plan and Zoning By-law Amendment Applications submitted by RCG Aurora
North Limited Partnership.The applicant proposes to re-designate the subject property
from “Convenience Commercial”to “Community Commercial”.The applicant is also
proposing to rezone the subject property from Rural “RU”Zone to Shopping Centre
Commercial “C4-X”Exception Zone.The purpose of the Official Plan Amendment and
Zoning By-law Amendment is to permit a commercial development with a range of
commercial uses including;grocery store,restaurant,drug stores,bank and other retail
commercial stores in accordance with the Community Commercial policies of the 2B
Secondary Plan (OPA 30).
BACKGROUND
History
Application to amend the Official Plan and Zoning By-law (OPA-2012-02 and ZBA-2012-
09)was originally heard at the Public Planning Meeting on September 24,2012.At that
meeting,Council received the report and directed the applications to proceed to a future
General Committee meeting for consideration.
Special Council -Public Planning Meeting Agenda
Wednesday,March 25,2015 Item 2 Page -1
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March 25,2015 -2 -Report No.PL15-023
Following the September 24,2012 Public Planning Meeting,the Owner revised both
applications and resubmitted in June 2014.The Official Plan and Zoning By-law
amendment applications with a conceptual site plan (Figure 5)were heard at the Public
Planning Meeting on September 24,2014.
At that meeting Council passed the following resolution:
“THAT report PL14-058 be received;and
THAT comments presented at the Public Planning meeting be addressed by
Planning &Development Services in a comprehensive report outlining
recommendations and options at a future Public Planning meeting.”
The Owner made further revisions to the proposed applications and resubmitted on
February 24,2015 with a revised conceptual site plan as illustrated on Figure 4.
The Owner revised the location of the access to Bayview Avenue,removed a large
drive-through restaurant adjacent to St.John’s Sideroad and has now proposed a small
scale drive-thru restaurant/bank adjacent to Bayview Avenue,provided additional
parking spaces and made changes to the site layout along the northern portion of the
site.
Given the number of changes made to the plan and extensive period of time that has
passed between the Public Planning Meeting and the revised submission.Both
applications are scheduled as a Public Planning Meeting for Council’s consideration.
Public Notification
On March 9,2015 all persons who have requested to be notified as interested parties
were notified by mail of the March 25,2015 Public Planning Meeting.
Residents from the surrounding neighbourhood addressed Council at the Public
Planning Meeting held on September 24,2014 with their concerns and questions
regarding the proposed Official Plan and Zoning By-law Amendment applications.
Planning staff have received additional comments submitted via email since the Public
Planning Meeting.
The following is a summary of the issues raised at the Public Planning Meeting and
comments received via email to date.
Duplication of stores (no need for another grocery store,pharmacy,drive-through
restaurant);and
Special Council -Public Planning Meeting Agenda
Wednesday,March 25,2015 Item 2 Page -2
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March 25,2015 -3 -Report No.PL15-023
Alternatives to plaza use preferred (e.g.,retirement home);and
Drive-through restaurant issues:noise,odors,lights,potential hangout for
teenagers;and
Traffic congestion on St.John’s Sideroad;and
Light pollution;and
Safety issues;and
Integration of sidewalks,bus stops,and services needed;and
Importance of maintaining and promoting Town’s image,warmth,and
individuality.
All comments received will be addressed in a comprehensive report at a future General
Committee meeting.
Location/Land Use
As illustrated on Figure 1,the subject lands are located on the northeast corner of
Bayview Avenue and St.John’s Sideroad.The subject property has an area of 2.5
hectares (6.1 acres)and is currently vacant.The surrounding land uses are as follows:
North:watercourse (Mattamy subdivision –Environmental protection area)
West:(across Bayview Ave)existing residential
East:watercourse (Mattamy subdivision –Environmental protection area)
South:(across St.John’s Sideroad)residential and commercial development
Policy Context
Town of Aurora Official Plan
The subject lands are currently designated as “Convenience Commercial”by the
Bayview Northeast Area 2B Secondary (OPA 30).The “Convenience Commercial”
designation is intended to accommodate uses which cater to day-to-day shopping
needs such as convenience stores;personal service establishments and drug stores.
The applicant is proposing service commercial uses which generally serves a wider
residential community such as a grocery store.Therefore,an amendment to the Official
Plan is required to amend the existing “Convenience Commercial”designation to
“Community Commercial”.
Zoning By-law 2213-78
The subject property is zoned “Rural General (RU)Zone”by the Town of Aurora Zoning
By-law 2213-78,as amended.The “Rural”Zone does not permit commercial
developments.As illustrated on Figure 3,the applicant is proposing to rezone the
property to Shopping Centre Commercial “C4-X”Exception Zone to permit the following
uses:
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Wednesday,March 25,2015 Item 2 Page -3
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March 25,2015 -4 -Report No.PL15-023
banks or financial institutions,including drive-through;
bowling alleys;
business and professional offices;
clinics;
commercial schools provided that the combined commercial floor area
devoted to the use over the entire site does not exceed 250 square metres;
day care centre,including outdoor play area;
dry cleaner’s distribution station or depot;
dry cleaning outlet;
drug stores;
health centre;
libraries,post offices and government administrative offices;
laundries;
medical and dental laboratories;
private and commercial clubs;
places of entertainment,provided the use complies with the requirements of
all applicable regulatory and/or licensing by-laws of the Town;
personal service shops;
restaurants;
restaurants,take-out;
restaurants,drive-through;
retail stores;
supermarkets.
Note:The By-law will prohibit the following uses:Automobile Service Centre,Dry
Cleaning Establishment and Gasoline Bars and Automobile Washing Establishments.
Exceptions to the By-law will include:
a)To allow the minimum Front Yard (3.0m);whereas the by-law requires (12.0m);
and
b)To allow the minimum Rear Yard (3.0m);whereas the by-law requires 7.5
metres;and
c)To allow the minimum Exterior Side Yard (3.0m);whereas the by-law requires
(12.0m);
d)To allow the minimum Side Yard (6.0m);whereas the by-law requires 7.5
metres
e)For the purposes of determining the front lot line,the applicant has proposed
St.John’s Sideroad to be considered as the front lot line.
Special Council -Public Planning Meeting Agenda
Wednesday,March 25,2015 Item 2 Page -4
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March 25,2015 -5 -Report No.PL15-023
Site Design
The pertinent site statistics are as follows:
Site Statistics
Building A1 3,252 sq.m
Building A2 929 sq.m
Building B 818 sq.m.
Building C 757 sq.m.
Building D 465 sq.m.
Building E 418 sq.m.
Total Building Area (GFA)6,639 sq.m.
Entire Site Area 2.5 hectares
Parking Provided 309 parking spaces (4.66 /
100 sq.m)
Accessible parking 10 spaces
Building Coverage (total)27%
Loading Spaces provided 8 spaces
Conceptual Site Plan
As illustrated on Figure 4,the proposed site plan shows three entrance points to the
site,with one full access entrance onto Bayview Avenue with proposed signalization,a
right in –right out access’onto Bayview Avenue and onto St.John’s Sideroad.
Building “A1”is proposed to be the largest commercial unit (grocery store)at the north
end of the site.Smaller scale retail commercial along the intersection of Bayview
Avenue and St.John’s Sideroad.A parking lot with 299 parking spaces is proposed to
be in the centre of the commercial development.There is one proposed small scale
drive-thru restaurant/bank along Bayview Avenue.The Owner will be required to submit
a formal site plan application.
Urban Design
Under the provision of Official Plan Amendment No.30,the proposed development is
subject to the Wellington Street East Corridor (Area 2B)Urban Design Guidelines.The
Urban Design Guidelines identify the subject property as a secondary gateway into the
Town.As such,the proposed development is subject to an urban design and
architectural peer review to the satisfaction of the Town.The Planning Partnership has
been retained to peer review the urban design and architectural components of the
development.
Special Council -Public Planning Meeting Agenda
Wednesday,March 25,2015 Item 2 Page -5
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March 25,2015 -6 -Report No.PL15-023
COMMENTS
A preliminary review of the proposed zoning by-law amendment application has been
undertaken by internal departments and external agencies.Staff has 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 Official Plan and Zoning By-law amendment.
Conservation Authority’s approval related to stormwater management,floodplain
and grading.
Landscaping design will be required with emphasis on pedestrian movement and
accessibility.Streetscaping should be consistent with the Town ‘s development
standards.Buffers along both Bayview Ave.and St Johns Sideroad will be
required.Enhanced gateway landscaping will be required.
Region’s approval related to the vehicular access location and design.Other
comments related to technical drawings will be addressed as part of the site plan
application.
The urban design and site layout of the proposed commercial development will
be reviewed in greater detail at the site plan approval stage.
LINK TO STRATEGIC PLAN
The proposed Official Plan and Zoning By-law amendments supports the Strategic Plan
Goal of Enabling a Diverse,Creative and Resilient Economy through promoting
economic opportunities that facilitate the growth of Aurora as a desirable place to do
business;and
Develop plans to attract businesses that provide employment opportunities for our
residents.
ALTERNATIVE(S)TO THE RECOMMENDATIONS
1.Direct staff to report back to another Public Planning Meeting addressing any issues
that may be raised at the Public Planning Meeting.
2.Refusal of the application with an explanation for the refusal.
Special Council -Public Planning Meeting Agenda
Wednesday,March 25,2015 Item 2 Page -6
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Wednesday,March 25,2015 Item 2 Page - 7
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March 25, 2015 -7-Report No. PL 15-023
SERVICING ALLOCATION
Not Applicable
FINANCIAL IMPLICATIONS
This will be addressed when a technical review of the proposal is completed.
PREVIOUS REPORTS
Public Planning Report No. PL 12-038, dated September 24, 2012; and
Public Planning Report No. PL 14-058, dated September 24, 2014.
CONCLUSION
Staff will undertake a technical review of the subject application including, but not limited
to, the above outlined matters, as well as the comments received from the public and
Council at the Public Planning Meeting. 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 -Proposed Official Plan Designation
Figure 3-Proposed Zoning By-Law
Figure 4-Conceptual Site Plan -February 24, 2015
Figure 5-Previous Conceptual S ite Plan -September 24, 2014
PRE-SUBMISSION REVIEW
Executive Leadership Team Meeting-March 12, 2015
Prepared by: Lawrence Kuk, Planner-Ext~_n_,s,_io_f;l_4_3_._4_,3 _______ _
Mar. o unno, MCIP, RPP
Director of Planning & Development
Services
Neil Garbe
Chief Administrative Officer
vEarl Stewart
Special Council -Public Planning Meeting AgendaWednesday,March 25,2015 Item 2 Page -8
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HarlStewartDriveSpecial Council -Public Planning Meeting AgendaWednesday,March 25,2015 Item 2 Page -9
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HaC5-6Special Council -Public Planning Meeting AgendaWednesday,March 25,2015 Item 2 Page -10
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Map created by the Town of Aurora Planning &Development Services Department,March 6,2015.Drawing provided by Tuner Fleischer Architects Inc.
Special Council - Public Planning Meeting Agenda
Wednesday,March 25,2015 Item 2 Page -11
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EXISTING SIGNALIZED
INTERSECTION
PRO POSED
SIGNALIZED
INTERSECTION
I
I
~, E ·~~~.?~~z c
~~--~~
ST. JOHN'S SIDEROAD
BUILDINGA1
(t 35,000 S.F.)
CONCEPTUAL SITE PLAN-FEBRUARY 24,2015
APPLICANT: RCG AURORA NORTH LIMITED PARTNERSHIP
FILE: OPA-2012-02 & ZBA-2012-09
FIGURE4
I
I
I
--EXTE.NTO~
FLOOD LINE
~!o.---EXTENT OF
P ROPOSED
RI GHT IN/
RIGHT OUT
FLOOD LINE
Map created by the Town of Aurora Planning &Development Services Department,March 9,2015.Drawing provided by Tuner Fleischer Architects Inc.
APPLICANT:RCG AURORA NORTH LIMITED PARTNERSHIP
FILE:OPA-2012-02 &ZBA-2012-09
PREVIOUS CONCEPTUAL SITE PLAN -SEPTEMBER 24,2014
FIGURE 5
Special Council - Public Planning Meeting Agenda
Wednesday,March 25,2015 Item 2 Page -12
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ST. JOHN'S SI DEROAD
'"""""'' RETAINHGWALL
Special Council - Public Planning Meeting Agenda
Wednesday,March 25,2015 By-law No.5699-15 Page - 1
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THE CORPORATION OF THE TOWN OF AURORA
By-law Number 5699-15
BEING A BY-LAW to Confirm Actions by Council
Resulting From Special Council -Public Planning
Meeting on March 25, 2015
THE COUNCIL OF THE CORPORATION OF THE TOWN OF AURORA
HEREBY ENACTS AS FOLLOWS:
1. THAT the actions by Council at its Special Council -Public Plann ing
meeting held on Ma rch 25, 2015 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 a re hereby authorized
and directed to do all things necessary to give effect to the said action or to
obtain approvals where requ ired and to execute all documents as may be
necessary in that behalf and the Clerk is hereby authorized and d irected to
affix the corporate seal to all such documents .
READ A FIRST AND SECOND TIME THIS 251H DAY OF MARCH, 2015.
READ A THIRD TIME AND FINALLY PASSED THIS 25TH DAY OF MARCH,
2015.
JOHN ABEL, DEPUTY MAYOR
PATTY THOMA, DEPUTY CLERK