AGENDA - Special Council - 20150930SPECIAL COUNCIL
PUBLIC PLANNING
MEETING AGENDA
WEDNESDAY,SEPTEMBER 30,2015
6:30 P.M.to 10 P.M.
CAFETORIUM
ST.MAXIMILIAN KOLBE CATHOLIC HIGH SCHOOL
PUBLIC RELEASE
September 25,2015
TOWN OF AURORA
SPECIAL COUNCIL –PUBLIC PLANNING
MEETING AGENDA
Wednesday,September 30,2015
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:
5769-15 BEING A BY-LAW to Confirm Actions by Council pg.21
Resulting from Special Council –Public Planning
Meeting on September 30,2015
5.ADJOURNMENT
Special Council –Public Planning Meeting Agenda
Wednesday,September 30,2015 Page 2 of 2
AGENDA ITEMS
1.PL15-073 –Proposed Draft Plan of Subdivision,Official Plan pg.1
Amendment and Zoning By-law Amendment
Highland Gate Developments Inc.
21 Golf Links Drive
Files:SUB-2015-01,OPA-2015-01,ZBA-2015-02
RECOMMENDED:
THAT Report No.PL15-073 be received;and
THAT the public comments heard at the September 30,2015 Public Planning
meeting be received and referred to staff;and
THAT public comments will continue to be heard at the October 28,2015
Public Planning meeting on the proposed Draft Plan of Subdivision,Official
Plan Amendment,and Zoning By-law Amendment applications.
TOWN OF AURORA
PUBLIC PLANNING MEETING REPORT No.PL15-073
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:September 30,2015
RECOMMENDATIONS
THAT Report No.PL15-073 be received;and
THAT the public comments heard at the September 30,2015 Public Planning
meeting be received and referred to staff;and
THAT public comments will continue to be heard at the October 28,2015 Public
Planning meeting 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.
On May 5,2015,Council passed a resolution to hold three (3)Public Planning Meetings
for the proposed Draft Plan of Subdivision,Official Plan Amendment and Zoning
Amendment applications.Council’s resolution is as follows:
“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.”
On June 24,2015,the first statutory Public Planning Meeting was held at St.Maximilian
Kobe Catholic High School.Council passed the following resolution at the June 24,
2015 Public Planning Meeting:
“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 back 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.”
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Public Notification
On September 10,2015,a Notice of the second Public Planning Meeting was published
in the Auroran and Aurora Banner newspaper,given by mail to and interested parties
and 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 notifying the public about the second Public Planning
Meeting.Public Meeting notification has been provided in accordance with the Planning
Act.It is noted that mailed notices from the Town did not reach all York Region
Condominium Plan No.692 (14924 Yonge Street)owners.However,a representative of
that Condominium Board was provided with copies of the Public Meeting notice which
were distributed by the Condominium Board representative to all units in the building.
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;
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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.
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)
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•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.
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
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the health,diversity,size and connectivity of key natural heritage features,
hydrologically sensitive features and the related ecological functions.
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.
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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.
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
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Flood Impact Study (see FSR and
Geomorphic Assessment)
SCS Consulting Group/Beacon
Environmental
Geotechnical Investigation Golder Associates
Geomorphic Assessment Beacon Environmental
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-X)Exception Zone;
•Third Density Apartment Residential (RA3-X)Exception Zone;
•Environmental Protection (EP-X)Exception Zone and ;
•Major Open Space (O-X)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.Staff has received first submission comments from some internal
and external agencies from the circulation.These comments have been provided to the
applicant.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.
The Lake Simcoe Region Conservation Authority (LSRCA)provided preliminary review
comments in regards to the Natural Heritage,W ater Quality and Quantity,Source Water
Protection and Stormwater Management.The preliminary LSRCA comments were
provided to the applicant as part of the review process.The final comments and
recommended conditions from the LSRCA will be included in a future staff report for
consideration.
Peer Review
As part of a complete application,the applicant provided an “Urban Design Guidelines”
prepared by MBTW Group,“Transportation Considerations Report”prepared by BA
Group,Preliminary Hydrogeological Investigation prepared by Golder Associates,
Functional Servicing and Stormwater Management Report (FSSR)prepared by SCS
Consulting Group and Natural Heritage Evaluation (NHE)prepared by Beacon
Environmental.
As such,the Town has retained The Planning Partnership to provide urban design
comments related to the concept plan,architectural style and streetscape.The
submitted Transportation Study was circulated to Poulos Chung Limited for peer review.
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Furthermore,R.J.Burnside &Associates Limited will review the Golder report with
respect to hydrogeological study.The peer review will ensure that proper standards,
evaluation and methodologies are implemented in the report.In addition to the Golder
report,R.J.Burnside &Associates Limited will also review the FSSR and the NHE as it
pertains to the hydrogeological conditions.The peer reviewer will help provide expert
advice pertaining to the findings and conclusions of the related technical reports.
At the time of this report,Planning Staff received peer review comments from Poulos
Chung Limited regarding the Transportation Considerations Report dated February
2015 authored by BA Group.In summary,the Peer Reviewer finds the background
traffic forecasts are accurate.The observed vehicle generation rate and the Institute of
Transportation Engineers code have been accurately applied to the proposed
development.The Peer Reviewer independently conducted the intersection capacity
analysis and replicated the same outputs as recorded in BA Group’s transportation
report.Upon reviewing all signalized and unsignalized intersections,the Peer Reviewer
concluded that all vehicle movements are adequately accommodated with minimal
delay.The total traffic volume on Golf Links Drive is at a reasonable and acceptable
level.The overview of Transportation Demand Management strategies and plans are
acceptable.
A full set of comments and recommendations from other peer reviewers will be included
in a future staff report for consideration.
Public Comments
Prior to the June 24,2015 Public Planning Meeting,a list of public comments provided
are summarized in staff report no.PL15-051.Comments at the June 24,2015 Public
Planning Meeting were recorded and are summarized as follows:
•Concerns with the pre and post construction activities and its impact to the
existing homes;
•Inquiries regarding the timing of construction;
•Concerns regarding the existing grading and drainage of the subject lands;
•Concerns with the loss of mature vegetation,natural features and native species;
•Concerns of the lack of public open space,proper trails connection between
Bathurst to Yonge Street in the proposed plan;
•Concerns regarding the proposed density,height,lot sizes and the total number
of proposed lots;
•Concerns with the proposed condominium building and its impact to the adjacent
watercourse,adding to the traffic issue,height issue,shadow effect and the loss
of view;
•Concerns regarding the proposed width of the right-of-way being less than the
Town’s engineering standards and the existing right-of-way;
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•Concerns with the proposed single-loaded streets and its impact to the existing
homes (vehicular headlight,noise,safety and privacy);
•Concerns with the increase of vehicular traffic on the existing local roads and the
lack of traffic calming measures;
•Concerns with the lack of active transportation measures;
•The proposal does not conform with the Town’s Official Plan policies or the
Town’s Trails Master Plan;
•How will property taxes be affected as a result of the proposed development?
•The proposed development will reduce the existing property values;
•Municipality can prevent the proposed development by exercising the existing
“One Foot Reserves”;
•Concerns regarding the quality of the proposed open space and parkettes (east
of Murray Drive);
•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;
•Concerns with the proposed tennis court use in regards to lighting and the loss of
natural environment.
The applicant has provided a response to comments received from the June 24,2015
Public Planning Meeting.The applicant’s response is available on the Town’s website at
www.aurora.ca.
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.
Staff are aware that the Owner of the subject lands has had discussions with various
existing residents within the Highland Gate community to clarify the proposed
development and to resolve some of the property specific concerns listed above.This is
a private matter between the respected homeowners and the owner of the subject
lands.Concurrent to the subject applications,the applicant advises that they will
continue to have discussions with the respecting concerns from the residents.
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.
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