AGENDA - Special Council - 20151014SPECIAL COUNCIL
PUBLIC PLANNING
MEETING AGENDA
WEDNESDAY,OCTOBER 14,2015
7 P.M.
COUNCIL CHAMBERS
AURORA TOWN HALL
PUBLIC RELEASE
October 9,2015
TOWN OF AURORA
SPECIAL COUNCIL -PUBLIC PLANNING
MEETING AGENDA
Wednesday,October 14,2015
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:
5772-15 BEING A BY-LAW to Confirm Actions by Council pg.14
Resulting from Special Council –Public Planning
Meeting on October 14,2015
5.ADJOURNMENT
Special Council -Public Planning Meeting Agenda
Wednesday,October 14,2015 Page 2 of 2
AGENDA ITEMS
1.PL15-067 –Proposed Draft Plan of Subdivision and pg.1
Zoning By-law Amendment Applications
Coppervalley Estates Inc.
1756 St.John’s Sideroad
Part of Lot 26,Concession 3
File:SUB-2015-05 and ZBA-2015-09
RECOMMENDED:
THAT Report No.PL15-067 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 General Committee Meeting.
TOWN OF AURORA
PUBLIC PLANNING MEETING REPORT No.PL15-067
SUBJECT:Proposed Draft Plan of Subdivision and Zoning By-law Amendment
Applications
Coppervalley Estates Inc.
Part of Lot 26,Concession 3
File:SUB-2015-05 and ZBA-2015-09
FROM:Marco Ramunno,Director of Planning &Development Services
DATE:October 14,2015
RECOMMENDATIONS
THAT Report No.PL15-067 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 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 Draft Plan of Subdivision and Zoning By-law Amendment
applications submitted for
The purpose of the draft plan of subdivision ap plication is to allow the development of
101 single detached residential lots on a 12.5 hectare parcel of land.The purpose of the
accompanying Zoning Bylaw Amendment application is to provide appropriate zoning
provisions with exceptions as required,to implement the proposed Draft Plan of
Subdivision.
BACKGROUND
History
The original Draft Plan of Subdivision and Zoning Amendment applications (SUB-2012-
05 &ZBA-2012-14)were originally submitted on November 12,2012.The original
applications were accepted as complete,circulation to the internal and external
agencies for comments.On August 26,2015,Coppervalley Estates Inc.became the
new land owners of the subject lands and submitted an updated Draft Plan of
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Subdivision and Zoning Amendment applications.For administrative purposes,Planning
Staff updated the file numbers to SUB-2015-05 and ZBA-2015-09 to reflect the new
ownership and updated submission.
On September 24,2015 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.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.
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 total area of land
holding is 18.5 hectares,however the proposed Draft Plan of Subdivision is subdividing
the northerly 12.51 hectares of the total area.
The subject lands have the following characteristics:
Former stable used by Hill n'Dale Thoroughbred Horses;
Multiple barns/stables are present in the central portion in addition to a residential
dwelling located southwest of the barns and stables;
The topography is gently sloping to the southwest;
The stream that bisects the Property is a seasonal stream that is a tributary of
the Holland River.
The surrounding land uses are as follows:
North:Single Detached Residential uses (Cedar Manor Homes in the Town of
Newmarket);
South:;
East:Highway 404 and the Town of Whitchurch-Stouville and;
West:Environmental protection area (woodlot)and vacant employment lands.
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Policy Context
All Planning Act development applications are subject to provincial policies.The
Provincial Policy Statement (PPS)provides policy direction on matters of provincial
interest.These policies support the development of strong communities through the
promotion of efficient land use and development patterns.
The Growth Plan for the Greater Golden Horseshoe is a guiding document for growth
management within the Greater Golden Horseshoe (GGH)Area to 2041.The Growth
Plan provides a framework which guide decisions on how land will be planned,
designated,zoned and designed.
The Lake Simcoe Protection Plan (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.
Staff will review the proposed development for consistency with the above mentioned
provincial policies.
York Region Official Plan (2010)
within the York Region Official Plan.Urban Areas
policies in the Regional Plan follow the directives from the
Provincial Growth Plan.Regional Planning staff will review the proposed applications in
the context of the Regional Official Plan.
Town of Aurora Official Plan
On September 28,2010,Town Council adopted Official Plan Amendment No.73 (the
Aurora 2C Secondary Plan).Subsequently,OPA 73 was appealed to the Ontario
Municipal Board (OMB)by numerous landowners within in the 2C Area including the
subject lands.On September 1,2011,the OMB granted approval of the policies and all
subsequent agreed modifications,pertaining to the subject lands.
Lands over the proposed draft plan of subdivision is currently designated as
Residential 1,and by the
Amendment No.73.The above designations are further defined in the OMB approved
Aurora 2C Secondary Plan.As shown in Figure 2,the land owner also has land holding
over the southerly portion of t lands designated as Business Park 1.
However,the proposed Draft Plan of Subdivision does not include lands within the
Business Park 1 designation.
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Figure 2 of this report identifies the following Official Plan designations;Urban
Residential 1 (UR1)and Environmental Protection.The UR1 permits a lower density
form of development including single-detached and semi-detached dwellings.The
maximum height of any building in UR1 designation shall be 3.5 storeys.The existing
UR1 designation permits density levels ranging from 17 and 40 units per net residential
hectare.
A portion of lands are (EPA).The EPA
designation and associated policies are designed to identify,protect and enhance the
natural heritage features and functions.The applicant has provided an Environmental
Impact Study which will be reviewed for comments by Staff and the Lake Simcoe
Conservation Authority.Moreover,the 2C Secondary Plan requires all future
development proposals to demonstrate that there are no adverse impacts to existing
groundwater and surface water as a result of the proposed development.
Pursuant to the requirements of OPA 73,an Urban Design Guideline will need to be
prepared prior to further development approvals.The applicant will need to prepare a
cohesive community design and architectural vision for the community to assist in the
development of a high quality and consistent level of urban design for both the public
and private realms.
Zoning By-law 2213-78,as amended
RU Rural General
Zoning By-law 2213-78,as amended.(Figure 3)The existing zoning reflects the former
stable used by Hill n'Dale Thoroughbred Horses.As such,the existing Rural General
zone permits uses such as breeding,raising and training of farm animals and horses.
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 and the Open Space zoning
bylaw have also been sought to implement the proposed residential Draft Plan of
Subdivision.(Figure 4)
Reports and Studies
The Owner submitted the following documents as part of a complete application to the
proposed Draft Plan of Subdivision and Zoning By-law Amendment applications:
Report Name Report Author
Planning Justification Report KLM Planning Partners Inc.
Draft Plan of Subdivision KLM Planning Partners Inc.
Draft Zoning By-law KLM Planning Partners Inc.
Stage 1 Archaeological Assessment Archeoworks Inc.
Functional Servicing Report Schaeffers Consulting Engineers
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Phase 1 Environmental Site Assessment Toronto Inspection Ltd.
Environmental Impact Statement Dillion Consulting Limited
Phase 2 Environmental Site Assessment
Report
Geo-Logic Inc.
Hydrogeological and Geotechnical
Investigation Report
Geo-Logic Inc.
Traffic and Access Review Dillion Consulting Limited
Noise Impact Feasibility Study J.E.Coulter Associates Limited
Proposal
Proposed Plan of Subdivision
As illustrated on Figure 5,the proposed Draft Plan of Subdivision proposes 101 single
detached dwelling lots;public open space features including environmental protection;a
pumping station;and a storm water management block.There is a local road which
connects with the adjacent residential subdivision to the north in Newmarket.The
following is a breakdown of the major land uses within the proposed Draft Plan of
Subdivision application:
Proposed Zoning By-law Amendment
As shown in Figure 4,the implementing zoning by-law for the proposed Draft Plan of
classifications:
-x Detached Dwelling Second Density Residential Exception Zone;
-x Environmental Protection Exception Zone and;
-x Major Open Space
An amendment to the Zoning By-law is required to facilitate the development of the
proposed residential plan of subdivision.The existing zoning of the lands and
surrounding area are detailed on Figure 3,attached.
Lot and Block #Units Area (ha)
Lots 1-24,54,58-78,82-101
(with 12m lot frontage and min.360 sq.m.)66 2.607
Lots 25-53,55-57,79-81
(with 15m lot frontage and min.450 sq.m.)35 1.875
Block 102 Pumping Station 0.053
Block 103-105 and 108 Buffer 0.663
Block 106 Storm Water Management 0.578
Block 107 Open Space 5.189
Streets 18m and 21m wide 1.545
Totals 12.510
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Site specific by-law exceptions will also be required to recognize the proposed
residential lots.These exceptions include:
to reduce the lot area to 360 square metres,whereas the R2 zone requires 460
square metres;
to reduce the lot frontage to 12 metres,whereas the R2 zone requires 15 metres;
a reduced minimum front yard setback of 6.0m for the garage and 4.5m for the
main dwelling,whereas the R2 zone requires 6.0m;
a reduced minimum interior side yard setback of 1.2m whereas the R2 zone
requires 1.5m for a two storey building and 1.2m for one storey;
a reduced minimum exterior side yard setback of 6.0m for the garage and 3.0m
for the main dwelling,whereas the R2 zone requires 6.0m;
increase the maximum lot coverage to 45%,whereas the R2 zone limits the lot
coverage to 35%;
to increase the maximum height to 11 metres,whereas the R2 zone limits the
height to 10 metres.
allowance for encroachment of building architectural features,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.
to amend the uses within the Open Space classification to include uses such as
Municipal Sanitary Pumping Station and Storm water Management Facilities
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 and Zoning By-law Amendment applications
haves 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,Town of Newmarket and Township of Whitchurch-
Stouffville,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 provi ded to the applicant.Since the
applicant is proposing the primary access through the community to the north in the
Town of Newmarket,Staff will be undertaking detailed discussions with the Town of
Newmarket staff on servicing and access.A final comprehensive list of
department/agencies comments and any conditions of approval will be included in a
future staff report for consideration.
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Staff has identified the following matters to be addressed in greater detail prior to staff
preparing a final report fo
The servicing and access connections into the Town of Newmarket to the north.
Servicing and revenue agreements will be required between the Town of Aurora
and Town of Newmarket.
The consideration of the subject application relative to existing and future
surrounding land uses to assess the compatibility and appropriateness of the
proposed Draft Plan of Subdivision and Zoning By-law amendment;
and grading.
LINK TO STRATEGIC PLAN
The proposed Draft Plan of Subdivision and Zoning By-law amendments supports the
Strategic Plan Goal of Supporting an exceptional quality of life for all through its
accomplishment in satisfying requirements in the following key objectives within this
goal statement:
Strengthening the fabric of our community:Through the review and approval of the
Zoning By-law Amendment,housing opportunities are created in accordance with the
Collaborate with the development community to ensure future growth includes
housing opportunities for everyone;
The proposed plan of subdivision also supports the Strategic Plan Goal of Supporting
environmental stewardship and sustainability and the objectives of encouraging
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
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.
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