AGENDA - Special Council - 20150624SPECIAL COUNCIL
PUBLIC PLANNING
MEETING AGENDA
WEDNESDAY,JUNE 24,2015
6:30 P.M.to 10 P.M.
CAFETORIUM
ST.MAXIMILIAN KOLBE CATHOLIC HIGH SCHOOL
PUBLIC RELEASE
June 19,2015
TOWN OF AURORA
SPECIAL COUNCIL –PUBLIC PLANNING
MEETING AGENDA
Wednesday,June 24,2015
6:30 p.m.to 10 p.m.
St.Maximilian Kolbe Catholic High School
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:
5744-15 BEING A BY-LAW to Confirm Actions by Council pg.23
Resulting from Special Council –Public Planning
Meeting on June 24,2015
5.ADJOURNMENT
Special Council –Public Planning Meeting Agenda
Wednesday,June 24,2015 Page 2 of 2
AGENDA ITEMS
1.PL15-051 –Proposed Draft Plan of Subdivision,Official Plan Amendment pg.1
and Zoning By-law Amendment
Highland Gate Developments Inc.
21 Golf Links Drive
Files:SUB-2015-01,OPA-2015-01,and ZBA-2015-02
RECOMMENDED:
THAT Report No.PL15-051 be received;and
THAT the public comments heard at the June 24,2015,Public Planning
meeting be received and referred to staff;and
THAT public comments will continue to be heard at the September 30,2015
and October 28,2015 Public Planning meetings on the proposed Draft Plan
of Subdivision,Official Plan Amendment,and Zoning By-law Amendment
applications.
TOWN OF AURORA
PUBLIC PLANNING MEETING REPORT No.PL15-051
SUBJECT:Proposed Draft Plan of Subdivision,Official Plan Amendment and
Zoning By-law Amendment
Highland Gate Developments Inc.
21 Golf Links Drive
Files:SUB-2015-01,OPA-2015-01,ZBA-2015-02
FROM:Marco Ramunno,Director of Planning &Development Services
DATE:June 24,2015
RECOMMENDATIONS
THAT Report No.PL15-051 be received;and
THAT the public comments heard at the June 24,2015,Public Planning meeting
be received and referred to staff;and
THAT public comments will continue to be heard at the September 30,2015 and
October 28,2015 Public Planning meetings on the proposed Draft Plan of
Subdivision,Official Plan Amendment,and Zoning By-law Amendment
applications.
PURPOSE OF THE REPORT
The purpose of this report is to provide Council with background information and details
related to the proposed Draft Plan of Subdivision,Official Plan Amendment and Zoning
By-law Amendment applications submitted for 21 Golf Links Drive.
The purpose of the draft plan of subdivision application is to allow a residential plan of
subdivision on a 40.89 hectare parcel of land.The purpose of the accompanying Official
Plan and Zoning Bylaw Amendment applications is to provide an appropriate land use
designation and development policies and zoning provisions with exceptions as
required,to implement the proposed Draft Plan of Subdivision.
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BACKGROUND
History
The subject Draft Plan of Subdivision,Official Plan Amendment and Zoning Amendment
applications were submitted on February 27,2015.A Notice of Complete Application
published in The Aurora Banner and The Auroran on March 19,2015.On April 15,
2015,the applicant held a community open house and presented the proposed
Highland Gate redevelopment plan at Dr.G.W.Williams Secondary School in Aurora to
the surrounding residents.A large number of surrounding residents attended the
community open house.As such,Planning Staff recommended Council to hold two (2)
additional Public Planning Meetings beyond the statutory Planning Act requirement to
allow public input.Moreover,due to the large volume of residents who attended the
open house meeting on April 15,2015,Planning Staff recommended to Council that the
Public Planning meetings be held outside of the Council Chamber,at a suitable venue
to accommodate the anticipated large volume of residents.
As such on May 5,2015 Council passed the following resolution:
“THAT Report No.PL15-039 be received;and
THAT in addition to the June 24,2015 Public Planning Meeting,two
additional Public Planning Meetings be held in September and October for
the purpose of receiving additional public comments related to Highland
Gate Development Inc.Files:OPA-2015-01,SUB-2015-01 and ZBA-2015-
02;and
THAT the Public Planning Meetings be held at a suitable venue outside of
Council Chambers,to accommodate the anticipated large volume of
residents.”
Public Notification
On March 19,2015,a Notice of Complete Application respecting the Draft Plan of
Subdivision,Official Plan and Zoning By-law Amendments was published in the Auroran
and Aurora Banner newspapers.
On May 28,2015 a Notice of Public Planning Meeting was published in the Auroran and
Aurora Banner newspaper and given by mail to all addressed property Owners within a
minimum of 120 metres (393 feet)of the subject lands (see Figure 1).A Notice of the
Public Planning meeting signs were also posted on the subject lands.Public Meeting
notification has been provided in accordance with the Planning Act.
At the time of finalizing this report staff received numerous inquiries and comments from
the surrounding residents regarding the proposals.Planning Staff have summarized the
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comments received from the public under the Public Comments section of this report.
Any written or verbal comments provided at the Public Planning Meeting will be
considered in the technical review of the applications and included in any future reports
provided to Council.
Location/Land Use
The subject lands are located between Yonge Street and Bathrust Street,approximately
mid-way between Wellington Street West and Henderson Drive,municipally known as
21 Golf Links Drive (Figure 1).The subject lands have the following characteristics:
The subject site is comprised of 18 properties;
In total,the subject site has an approximately area of 41 hectares (101 acres)of
land;
The subject site was formerly a golf course operating as the Highland Gate Golf
Club;
The subject site is surrounded by single detached dwellings,a seniors residence,
two apartment buildings;
The western portion of the Subject lands (generally all lands west of Murray
Drive)is within the Oak Ridges Moraine Conservation Plan area,designated as
Settlement Area;
The woodland areas are predominately located off-site (southwest corner and
northeast corner of the subject lands);
A cluster of woodland areas are identified within the subject site (west of Murray
Drive between the Eastern Tributary and just north of the existing maintenance
facility building on Highland Gate);
There are three main tributaries which flows through the subject lands.The
Easternmost watercourse is identified as Tannery Creek,the central watercourse
is identified as the Eastern Tributary and the westernmost watercourse is
identified as the Western Tributary.All three watercourses are located in the East
Holland River subwatershed;
There are two large ponds within the subject site along the Western Tributary;
There are four small dug wetland ponds within the wetland vegetation used as
water hazards within the former golf course;
Wetland areas are identified along the Tannery Creek,Western and Eastern
Tributary and just south of Golf Links Drive;
The surrounding land uses are as follows:
North:Single Detached Residential uses;
South:Single Detached Residential uses;
East:Single Detached Residential uses,Seniors residence,Apartment buildings,
Yonge Street and Commercial uses and;
West:Single Detached Residential uses,West of Bathurst Street -Kings Riding Golf
Course and Vacant Land in Township of King.
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Policy Context
Provincial Policy Statement (PPS)
The Provincial Policy Statement (PPS)2014 was issued under Section 3 of the
Planning Act and came into effect as of April 30,2014.The PPS provides policy
direction for matters of provincial interest related to land use planning and development.
The PPS encourages the development of strong communities through the promotion of
efficient land use and development patterns.The following are key policies summarized
within the PPS that the subject site will be reviewed for consistency.
Managing and Directing Land Use to Achieve Efficient and Resilient
Development and Land Use Patterns (section 1.1);
Settlement areas shall be the focus of growth and development,and their
vitality and regeneration shall be promoted (section 1.1.3.1);
To provide for an appropriate range and mix of housing types and densities
required to meet projected requirements of current and future residents of the
regional market area (section 1.4.1 and 1.4.3);
Healthy,active communities are to be promoted through the provision of
public spaces,parks and open space (Section 1.5.1 b);
Infrastructure and Public Service Facilities shall be coordinated and
integrated to meet current and projected needs while promoting green
infrastructure (section 1.6);
Planning for stormwater management shall promote low impact development
(section 1.6.6.7);
Transportation systems should be provided which are safe,energy efficient,
facilitate the movement of people and goods,and are appropriate to address
projected needs (section 1.6.7);
Energy conservation and efficiency,improved air quality,reduce greenhouse
gas emissions and climate change adaptation through land use and
development patterns (section 1.8.1);
The long-term ecological function and biodiversity of natural heritage
systems,should be maintained,restored or,where possible,improved.
(Section 2.1.2)
Protect,improve or restore vulnerable surface and ground water,sensitive
surface water and ground water features and their hydrologic functions
(Section 2.2.1 d)2)
Decisions on planning matters shall be consistent with the provisions of the PPS.
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Growth Plan for the Greater Golden Horseshoe
The Growth Plan for the Greater Golden Horseshoe (2006),as amended in June
2013,is a guiding document for growth management within the Greater Golden
Horseshoe (GGH)Area to 2041.Section 1.2.2 of the Growth Plan states the
following principles that will guide decisions on how land will be planned,designated,
zoned and designed:
Build compact,vibrant and complete communities.
Plan and manage growth to support a strong and competitive economy.
Protect,conserve,enhance and wisely use the valuable natural resources of
land,air and water for current and future generations.
Optimize the use of existing and new infrastructure to support growth in a
compact,efficient form.
Provide for different approaches to managing growth that recognize the diversity
of communities in the GGH.
Promote collaboration among all sectors –government,private and non-profit –
and residents to achieve the vision.
Section 2.1 of the Growth Plan encourages a better use of land and infrastructure can
be made by directing growth to existing urban areas.Section 2.2.3 requires a minimum
of 40%of all residential development occurring annually within each upper-and single
tier municipality will be within the built-up area.
Furthermore,the Growth Plan encourages Planning Authorities to identify natural
heritage features and areas that complement,link or enhance natural systems.
Oak Ridges Moraine Conservation Plan (ORMCP)
The ORMCP is an ecologically based plan established by the province to provide land
use and resource management within the Moraine.The western portion of the subject
lands (generally all lands west of Murray Drive)is regulated by the ORMCP and
designated as Settlement Area.According to the ORMCP,lands designated as
Settlement Areas are designated for development of an urban type permitting a range of
residential,commercial,industrial and institutional uses.While,the Settlement Area is to
focus on urban growth,the ORMCP requires development within the Settlement Area to
minimize the encroachment and impact of development on the ecological functions and
hydrological features of the Plan Area,maintain where possible,improving or restoring
the health,diversity,size and connectivity of key natural heritage features,
hydrologically sensitive features and the related ecological functions.
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Lake Simcoe Protection Plan (LSPP)
The 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.The subject site is located within the East Holland Subwatershed of the
LSPP.As part of the complete application,the applicant has completed a Landform
Conservation Assessment to demonstrate how the proposed development will conform
to the policies within the LSPP.
York Region Official Plan (2010)
The subject lands are designated as “Urban Area”and a small portion of the site as
“Regional Greenlands System”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 and 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 and complete communities.
The primary vision of the Regional Greenlands System,within the York Region’s Official
Plan is to protect the natural heritage features in a system of cores connected by
corridors and linkages.The Regional Greenlands System also provides opportunities for
passive recreation,such as hiking and nature appreciation.Urban uses and
infrastructure projects should contribute ecological gains to greenlands systems through
enhancement and restoration,and the strategic creation of natural habitat.
The proposed development is located within the 5-year and 25 year Wellhead
Protection Areas.York Region staff will review the application in relation to the
protection of the quality and quantity of York Region’s municipal groundwater supplies.
Town of Aurora Official Plan (2012)
The subject lands are designated as “Private Parkland”and “Environmental Protection”
by the Town’s Official Plan (Figure 2).A portion of the subject lands area identified
within the Oak Ridges Moraine Conservation Plan Boundary.The Private Parkland and
Environmental Protection does not permit the development of residential uses.As such
the applicant has applied for an Official Plan Amendment to redesignate the subject site
from Private Parkland and Environmental Protection to Stable Neighbourhood,
Environmental Protection and Public Parkland.(Figure 3)
The Aurora Official Plan recognizes that new population growth within the Town shall be
accommodated by a combination of intensification and Greenfield residential areas.
Section 3.3 e)of the Town’s Official Plan provides that approximately 34 percent of new
residential growth is to be accommodated through intensification and 66 percent of new
residential growth is to be accommodated through Greenfield Residential Area.
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Zoning By-law 2213-78,as amended
The subject lands are currently zoned “Major Open Space (O)Zone”,“Major Open
Space (O-2)Exception Zone”and “Oak Ridges Moraine Environmental Protection (EP-
ORM)Zone”by the Town of Aurora Zoning By-law 2213-78,as amended.(Figure 4)
The existing zoning reflects the former golf course uses.As such,the existing Major
Open Space (O)Zone permits uses such as golf courses and public and private parks.
The existing O-2 zoning located to the north east of the subject lands is a site specific
zoning which permits a parking lot accessory to the golf course.A small portion of the
site along Murray Drive is zoned EP-ORM.The EP-ORM permits legally existing uses
(as of November 15,2001),fish,wildlife and forest management,conservation projects,
non-motorized trails,transportation,infrastructure and utilities and natural heritage
appreciation.
The Applicant has submitted an application to amend the zoning bylaw to implement the
proposed Draft Plan of Subdivision.Exceptions to the Detached Dwelling Second
Density zone standards of the Town’s comprehensive bylaw have also been sought to
implement the proposed residential Draft Plan of Subdivision.(Figure 5)
Reports and Studies
The Owner submitted the following documents as part of a complete application to the
proposed Draft Plan of Subdivision,Official Plan and Zoning By-law Amendment
applications:
Report Name Report Author
Planning Opinion Malone Given Parsons Ltd.
Draft Plan of Subdivision Malone Given Parsons Ltd.
Integrated Trails and Open Space Master
Plan
Schollen &Company Inc.
Conceptual building elevations for low
rise housing
Hunt Design Associates Inc.
Conceptual Site Plan for High Density
Site &Building Rendering
Sweeny &Co Architects Inc.
Community Services &Facilities Study Malone Given Parsons Ltd.
Urban Design Guidelines MBTW Group
Architectural Control Guidelines W.Architect
Park Facilities Fit Assessment Schollen &Company Inc.
Phase 1 &Phase 2 Environmental Site
Assessment
Golder Associates
Natural Heritage Evaluation Beacon Environmental
Flood Impact Study (see FSR and
Geomorphic Assessment)
SCS Consulting Group/Beacon
Environmental
Geotechnical Investigation Golder Associates
Geomorphic Assessment Beacon Environmental
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Preliminary Hydrogeological Investigation
(including Water Budget)
Golder Associates
Tree Inventory and Assessment Report Schollen &Company Inc.
Landform Conservation Assessment Malone Given Parsons Ltd./Beacon
Environmental /SCS Consulting Group
Functional Servicing and Stormwater
Management Report
SCS Consulting Group
Construction Impact Mitigation Study SCS Consulting Group
Transportation Study (including Parking
and Entrance Analyses)
BA Group
Preliminary Environmental Noise Report Jade Acoustics Inc.
Stage 1 Archaeological Background
Study
Schollen &Company Inc.
Proposal
Proposed Plan of Subdivision
As illustrated on Figure 6,the proposed draft plan of subdivision proposes 184 single
detached dwelling lots;a high-density residential block,parkettes,open space/vistas
and environmental protection.The following is a breakdown of the major land uses
within the proposed Draft Plan of Subdivision application:
*Note:The total residential units including the single detached residential units and the
estimated residential units within the high density block is 328 units.
Proposed Land Use Lot and Block #Units Area (ha)
Single Detached Residential 1 -184 184 13.92
High Density Block Block 224 Estimate
at 144 0.45
Parkettes Blocks 185-191 3.84
Open Space /Vistas Blocks 192-206 1.25
Environmental Protection Blocks 207-216 14.41
Walkways/Servicing Blocks Blocks 217-223 0.46
Existing Parking Lot Block 225 0.34
Future Residential Block 226 0.38
Reserves Blocks 227-229 0.01
17.5m Road Streets A –J 5.83
Totals 184 *40.89
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Proposed Official Plan Amendment
As shown in Figure 3,the applicant is proposing to amend the Town of Aurora Official
Plan to permit the development of 184 residential lots and a high density block within
the proposed plan of subdivision.The applicant is proposing to amend the existing
Official Plan designation from “Private Parkland”and “Environmental Protection”to
“Stable Neighbourhoods”,“Public Parkland”and “Environmental Protection”.In addition,
the applicant is proposing to amend section 16 –site specific policies to permit a
maximum height of ten (10)storeys for a high density mixed use apartment building and
to permit a maximum height of three (3)storeys or eleven (11)metres for single
detached dwellings.
Proposed Zoning By-law Amendment
As shown in Figure 5,the implementing zoning by-law for the proposed Draft Plan of
Subdivision proposes to rezone lands from “Major Open Space (O)Zone”and “Oak
Ridges Moraine -Environmental Protection (EP)Zone”to the following zoning
classifications:
Detached Dwelling Second Density Residential (R2)Exception Zone;
Third Density Apartment Residential (RA3)Exception Zone;
Environmental Protection (EP)Exception Zone and ;
Major Open Space (O)Exception Zone.
An amendment to the Zoning By-law is required to facilitate the proposed residential
plan of subdivision.The existing zoning of the lands and surrounding area are detailed
on Figure 5,attached.
Site specific by-law exceptions will also be required to recognize the proposed
residential lots.These exceptions include:
a reduced minimum front yard setback of 6.0m for the garage and 4.5m for the
main dwelling,whereas the by-law requires 6.0m;
a reduced minimum interior side yard setback of 1.2m whereas the by-law
requires 1.5m for a two storey building and 1.2m for bungalows;
a reduced minimum exterior side yard setback of 4.5m,whereas the by-law
requires 6.0m;
no maximum lot coverage whereas the by-law requires a lot coverage of 35%;
a maximum height of 11m,whereas the by-law requires a maximum height of
10m;
to redefine the definition for height to measure from the average grade along the
front elevation of the building,whereas the by-law defines building height
generally as average finished grade.(as per section 3.17 of the zoning by-law
2213-78,as amended)
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Allowance for encroachment of architectural features and central air conditioning
units,whereas the by-law have specific setback requirements for side,exterior
and rear yards as listed in section 6.2.6 of the zoning by-law.
The Owner has submitted a draft Zoning By-law Amendment which is currently under
review by staff.
COMMENTS
Agency/Circulation
The proposed Draft Plan of Subdivision,Official Plan and Zoning By-law Amendment
applications has been circulated to internal departments and external agencies for
review and comment.The exterior agencies include the following:York Region,Lake
Simcoe Region Conservation Authority,Township of King,Public School Board and
Catholic School Board,Enbridge Gas Distribution,Powerstream,Rogers and Ontario
Power Generations.At the time of this report,Staff has received first submission
comments from some internal and external agencies from the circulation.A final
comprehensive list of department/agencies comments and any conditions of approval
will be included in a future staff report for consideration.
It is noted that York Region has exempted the proposed Official Plan Amendment
(OPA)from Regional Approval.Under York Region’s official plan policies,the proposed
OPA is considered as a local matter and is hereby exempted from approval by Regional
Planning Committee and Council.
As per the memorandum of understanding procedures between the Town of Aurora and
the Lake Simcoe Region Conservation Authority (LSRCA),the LSRCA will review and
provide written comments or recommendations to the Town in context of all the
applicable provincial policies as required under subsection 3(6)of the Planning Act.In
addition,the LSRCA will provide review comments in regards to the Natural Hazard
Lands,Natural Heritage,Water Quality and Quantity,Source Water Protection,
Stormwater Management and Sub-Watershed Plan.Furthermore,the LSRCA will
provide advice to the Town on planning matters where other legislation may be
applicable such as the Environmental Assessment Act,Clean Water Act and the
Endangered Species Act.The full set of comments and recommended conditions from
the LSRCA will be included in a future staff report for consideration.
In order to ensure the proposed development demonstrates a high level of design and is
supported by the existing infrastructure,the applicant’s “Transportation Study”prepared
by BA Group and “Urban Design Guidelines”prepared by MBTW Group will be peer
reviewed.The peer reviewer will help provide expert advice pertaining to the findings
and conclusions.
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Public Comments
As noted in the Background section of the report,residents from the surrounding
neighbourhood of the subject site provided numerous written and verbal comments
expressing their concerns and questions regarding the proposed planning applications.
Planning Staff have summarized the following issues raised:
Concerns with the proposed streets and increase in traffic
Concerns regarding the proposed width of the right-of-way being less than the
existing right-of-way;
Difficulties with Fire and Emergency vehicle access and snow removal on narrow
streets and cul-de-sac;
Concerns regarding the single loaded roads;
Concerns with a road in front and behind the existing lots;
Disagreement with the findings and assumptions in the applicant’s Traffic Study;
Concerns regarding the increase traffic throughout the subdivision especially at
Yonge and Golf Links Drive with a 10 storey residential building;
The existing speed bumps on Golf Links Drive is an indication of an existing
traffic problem with the existing vehicles trips;
The proposed road pattern will generate additional lighting pollution from extra
lighting standards and vehicular headlights;
The proposed single loaded roads will increase the maintenance cost borne not
only to the residents but the rest of the residents in the Town;
Concerns regarding the Open Space,Vegetation and Natural Heritage
Concerns regarding the loss of continuous green corridor between Bathrust
Street and Yonge Street;
Requesting the protection and compensation of the existing mature trees (60%of
the trees are being removed)and wildlife habitat;
Concerns regarding the quality of the proposed open space and parkettes (east
of Murray Drive);
Requesting the proposal to follow the Trails Master Plan and to provide additional
parkland;
New trees will have a poor chance of survival due to the limit space available;
Concerns with the accessible environment for pedestrian and cyclist;
Concerns with the removal of a naturalize ponds for development;
Not sufficient documentation to address the effect of the development on existing
wildlife and stream habitats;
Concerns regarding the Compatibility and Urban Design
The proposed size of lots and road pattern is not compatible with the surrounding
community and does not maintain the primary character of the area;
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The proposed R2 Exception zone is not compatible and is different than the
abutting R1 zoning;
Concerns regarding the applicant’s need to request a reduction to the R2 zoning
standards;
Concerns regarding the density level and square footage of homes;
The proposed Condo building is not in keeping in context with the architectural
style in the Town of Aurora;
There is not enough buffer between the existing property and the proposed
streets;
The proposed applications will lose the “Town feel”and a sense of place;
The proposed applications will impact the existing view point of the greenspace;
Concerns regarding privacy with 3 storey single detached homes and 10 storey
apartment buildings;
Concerns regarding Engineering Matters:
There is no evaluation to the turbidity of the storm flow exiting the super pipe or
the methodology presented to bypass the storm flow when overloaded;
Proposed drainage ditches provides a breeding habitat for mosquitoes;
Concerns regarding the existing and future flooding for homes located
downstream;
Concerns with the proposed grading differences and the large retaining walls that
is being proposed;
Concerns with the existing community during construction
The proposed construction will cause damages to the foundations of the existing
homes,noise,dust and vibration problems;
The backfill will be stockpiled and create drainage issues during construction;
The mud and debris from construction will travel into the existing sewer system
and will result in costly clean ups;
Conflicts with provincial and municipal policies
Provincial intensification for Aurora has already been incorporated in the Town’s
Official Plan without the golf course development;
Violation to the infill legislation which requires infill development to be the same
size and density;
There is no direction in the Town’s Official Plan to turn existing golf courses into
development;
The proposed development does not fully comply with the policies from the Lake
Simcoe Protection Plan;
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The proposed development does not meet the objectives of the Town’s Trails
Master Plan &Ontario Greenbelt legislation regarding off-road trails and heritage
corridor and trails in the moraine;
The proposed development conflicts with the Vision and Fundamental principles
of the Aurora Official Plan regarding connected open space,not protecting stable
neighbourhoods or establishing a linked Greenland system;
Concerns about Property Value
The existing residents paid a heavy premium to back onto a golf course;
Loss of property value;
Inquires if property taxes will decrease
Development fees and taxes should not take precedence over the look and feel
of our Town;
Comments regarding comparable applications
The Town previously denied a subdivision application with substantially fewer
infill lots.
There is a precedent OMB decision that refused an application on the basis the
proposed development will change the character of the area and the natural
features of the area;
This development is not comparable to Glenway in nature and history;
Proposed Alternative by residents:
2 storey single detached dwellings and bungalows only;
Connect the existing green space with the existing tunnels;
Create additional higher quality greenspace on the east side of Murray Drive;
Focus on the residential development along Yonge Street Promenade and keep
the golf course area as a central park;
The proposed application should incorporate places for fitness trails with workout
stations for snowshoeing,cross country skiing,skateboarding and rollerblading;
Respect the R1 zoning at the end of George Street and Highland Court with less
lots and larger homes;
Signalization at the intersection or round-about at Murray Drive and Golf Link
Drive;
Keep the zoning provision for 35%lot coverage;
Reduce the total number of residential development to a maximum 70 dwellings;
Staff will continue to work with the applicant and the surrounding residents to help clarify
any issues.The applicant will be required to perform further technical review and/or
revisions as maybe required by the circulated departments and agencies.
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In addition to the list of summarized comments above,Staff are aware of the
encroachment issue between the applicant and various existing residents within the
Highland Gate community.It is Staffs understanding that this is a private matter
between the respected homeowners and the owner of the subject lands.It is noted the
subject lands are registered as Land Title Absolute.Concurrent to the subject
applications,the applicant advises that they will continue to have discussions with the
respecting residents on this matter.
ALTERNATIVE(S)TO THE RECOMMENDATIONS
None.
SERVICING ALLOCATION
The proposed residential development would require the allocation of water and
sanitary sewer capacity by Council,if approved.
FINANCIAL IMPLICATIONS
Financial implications will be addressed when a technical review of the proposal is
completed.
PREVIOUS REPORTS
General Committee Report -Public Consultation Process for Planning Applications –
PL15-039 –May 5,2015
CONCLUSION
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 June 24,2015 Public Planning Meeting as well as the Public
Planning Meeting scheduled for September and October.
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M
cent
resce
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Wednesday,June 24,2015 By-law Number 5744-15 Page -1
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