AGENDA - Special Council - 20151130
SPECIAL COUNCIL
PUBLIC PLANNING
MEETING AGENDA
MONDAY, NOVEMBER 30, 2015
7 P.M.
COUNCIL CHAMBERS
AURORA TOWN HALL
PUBLIC RELEASE
November 27, 2015
TOWN OF AURORA
SPECIAL COUNCIL - PUBLIC PLANNING
MEETING AGENDA
Monday, November 30, 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:
5793-15 BEING A BY-LAW to Confirm Actions by Council pg. 28
Resulting from Special Council – Public Planning
Meeting on November 30, 2015
5. ADJOURNMENT
Special Council - Public Planning Meeting Agenda
Monday, November 30, 2015 Page 2 of 2
AGENDA ITEMS
1. PL15-081 – Proposed Zoning By-law Amendment pg. 1
Rod Coutts and Brian Coutts
14314 & 14338 Yonge Street
File: ZBA-2015-07
RECOMMENDED:
THAT Report No. PL15-081 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.
2. PL15-086 – Applications for Official Plan Amendment, Zoning By-law pg. 15
Amendment and Draft Plan of Subdivision
Ashlen Holdings Inc.
13859, 13875, 13887 Yonge Street
Part of Lots 15 & 16, Registered Plan 166
File Nos.: OPA-2015-03, SUB-2015-04, ZBA-2015-08
RECOMMENDED:
THAT Report No. PL15-088 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.
Special Council - Public Planning Meeting Agenda
Monday, November 30, 2015 Item 1 Page - 1
Aui; oRA
ycw'reiroGoodCO"sP4a TOWN OF AURORA
PUBLIC PLANNING MEETING REPORT No. PL15-081
SUBJECT: Proposed Zoning By-law Amendment
Rod Coutts and Brian Coutts
14314 & 14338 Yonge Street
File: ZBA-2015-07
FROM: Marco Ramunno, Director of Planning & Development Services
DATE: November 30, 2015
RECOMMENDATIONS
THAT Report No. PL15-081 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 Zoning By-law Amendment application to allow a four (4) storey
senior's independent and assisted living facility (retirement home) consisting of 250
suites.
BACKGROUND
Application History
The subject lands form a block within the Draft Approved Plan of Subdivision (File:SUB-
2012-03). A Zoning By-law Amendment application was also approved by Council on
June 26, 2013 (PL13-027). Planning Report PL13-027 stated that the Owner had
applied to use the Institutional Block for a private elementary school, in accordance with
the Land Use designation of Official Plan Amendment No. 34 (Yonge Street South
Secondary Plan). The Owner now proposes a retirement home on the subject lands and
therefore a new Zoning By-law Amendment application has been submitted.
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Special Council - Public Planning Meeting Agenda
Monday, November 30, 2015 Item 1 Page - 2
November 30, 2015 -2- Report No. PL15-081
Public Notification
On November 5, 2015 a notice of Public Meeting was published in the Auroran and
Aurora Banner newspapers and given by mail to all addressed property Owners within a
minimum of 120 metres (393 feet) of the subject lands. Notice of the Public Planning
meeting sign was also posted on the subject lands fronting Yonge Street. Public
Notification has been provided in accordance with the Planning Act.
Location/ Land Use
The subject lands are located on the west side of Yonge Street, municipally known as
14314 & 14338 Yonge Street (Figure 2). The subject lands have the following
characteristics:
• Total site area of approximately 1.8 hectares;
• South-west of the intersection of Gilbert Drive and Yonge Street;
• Road access from 'Private Road A'. No direct access from Yonge Street; and,
• Two existing residential units (one per lot, 14338 and 14314 Yonge Street)
previously existed on the subject lands, but have since been demolished.
The surrounding land uses are as follows:
North: Proposed 'Private Road A', main entrance of the 195 unit draft approved plan of
subdivision (SUB-2012-03) and future residential;
South: Rural residential lot proposed for redevelopment (SUB-2014-04, ZBA-2014-09);
East: Yonge Street, the Aurora Cemetery and estate residential lots; and,
West: future residential and environmental protection area.
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.
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Special Council - Public Planning Meeting Agenda
Monday, November 30, 2015 Item 1 Page - 3
November 30, 2015 -3- Report No. PL15-081
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 subject lands are 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. 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.
York Region Official Plan (2010)
The subject lands are designated as "Urban Area" 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 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
Regional Official Plan also encourages and supports cultural, recreational, institutional
and tourism opportunities that enhance the Region as a place to work, live and visit.
Town of Aurora Official Plan
The subject lands are designated as "Elementary School/ Park' by the Yonge Street
South Secondary Plan (OPA 34) (Figure 3). York Region District School Board and York
Catholic District School Board have advised through the previous Draft Plan of
Subdivision application (SUB-2012-03) that an elementary school would not be required
in this location. Section 4.2.2 of OPA 34 states that if the elementary school site is not
required in the future for school purposes, it may develop in accordance with the
underlying Cluster Residential Designation.
In accordance with Section 3.2.1 of OPA 34, minor institutional facilities, which include:
small scale public service uses including places of worship, private schools, daycare
and residential facilities for children, nursing homes, senior citizen homes, government
operated clinics and counseling services that serve the immediate neighbourhood shall
be permitted in all Residential designations.
The proposed Retirement Home use does not require an Official Plan Amendment.
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Special Council - Public Planning Meeting Agenda
Monday, November 30, 2015 Item 1 Page - 4
November 30, 2015 -4- Report No. PL15-081
Zoning By-law 2213-78, as amended
The subject property is currently zoned "Rural (RU-ORM) Oak Ridges Moraine" by the
Town of Aurora Zoning By-law 2213-78, as amended. The "Rural Oak Ridges Moraine"
Zone does not permit retirement home developments. As illustrated on Figure 4, the
applicant is proposing to rezone the property to "Institutional (I-XX) Exception Zone" to
permit a retirement use.
It is noted that on June 16, 2013 Council approved the application to rezone the entire
Draft Approved Plan of Subdivision including the subject lands. This Zoning By-law
Amendment has not been presented to Council yet as the details of the proposed
condominium development have not been provided to the Town. As noted above, the
Owner now proposes to use the lands for a retirement home.
An Amendment to the Zoning By-law is required to re -zone the lands to allow for a
retirement home. As such, the applicant is proposing to rezone the subject lands from
"Rural (RU-ORM) Oak Ridges Moraine" to "Institutional (I-XX) Exception Zone" as
illustrated on Figure 3. Pertinent lot and siting information pertaining to the proposed I-
XX exception zone is as follows:
Proposed — Institutional (I-XX) Exception
Zone
Uses permitted minimum
Retirement Home
Number of units maximum
250
Lot Area minimum
15,000 s m*
Lot Frontage minimum
80.0 m *
Front Yard
32.0 m*
Rear Yard minimum
15.0 m
Interior Side Yard minimum
10.0 m*
Exterior Side Yard minimum
10.0 m
Lot Coverage maximum
35 percent
Building Height maximum
17.5 metres*
Parking Rate
a minimum of 0.5 parking spaces, inclusive
of visitor parking per living unit*
* Exceptions to Institutional Zoning Standards.
Proposal
Conceptual Site Plan/ Proposal
As illustrated on Figure 5, the proposed site plan illustrates two entrance points off of
'Private Road A' with no direct access to Yonge Street. The proposed retirement home
will be a maximum of four (4) stories in height. A parking lot consisting of 115 at -grade
parking spaces is proposed. The Owner intends to submit a formal site plan application
after the approval and enactment of the Zoning By-law.
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Special Council - Public Planning Meeting Agenda
Monday, November 30, 2015 Item 1 Page - 5
November 30, 2015 - 5 - Report No. PL15-081
Urban Design
Under the provision of Official Plan Amendment No.34 (Yonge Street South Secondary
Plan), urban design shall emphasize the sensitive visual and functional integration of
buildings and structures into the natural setting of the Oak Ridges Moraine in a manner
that blends with, protects, and enhances the important features and functions of this
significant feature. The location, height, size and massing of all proposed infrastructure
and development will be designed to be visually unobtrusive and compatible with the
landform character, and with the existing low intensity character of development within
the area. The proposed development will be subject to an urban design and
architectural review at the time of Site Plan submission.
Reports and Studies
The subject lands were previously approved for an Institutional Block to permit an
elementary school through previous Draft Plan of Subdivision file: SUB-2012-03. The
Owner submitted required technical studies supporting the above mentioned
application. The following is a list of studies which were submitted in 2012 as part of the
original application:
• Planning Justification Report;
• Environmental Impact Study;
• Landform Assessment and Conservation Study;
• Vegetation Inventory and Assessment Report;
• Stage 1-2 Archaeological Assessment;
• Heritage Assessment;
• Hydrogeological Study;
• Functional Servicing Report;
• Stormwater Management Report;
• Traffic Impact Study;
• Urban Design Strategy — Community Design Guidelines;
• Open space Master Plan and Landscape Design Guidelines; and,
• Environmental Noise Feasibility Study.
As part of the current Zoning By-law Amendment application, the Owner submitted the
following updated documents as part of a complete application to the proposed Zoning
By-law Amendment application:
• Revised Planning Justification Report;
• R-Plan;
• Conceptual Site Plan; and,
• Draft Zoning By-law Amendment.
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Special Council - Public Planning Meeting Agenda
Monday, November 30, 2015 Item 1 Page - 6
November 30, 2015 - 6 - Report No. PL15-081
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 application will be reviewed in the context of the applicable Provincial,
Regional and Town policies;
• The consideration of the subject application relative to existing and future
surrounding land uses to assess the compatibility and appropriateness of the
proposed Zoning By-law Amendment; and,
• The urban design and site layout of the proposed retirement home development
will be reviewed in greater detail at the site plan approval stage.
Public Comments
At the time of finalizing this report, Planning Staff have received no enquiries from area
residents regarding the proposal. Any written comments or comments provided at the
Public Planning Meeting will be addressed in the technical review and included in a
comprehensive report at a future General Committee Meeting,
LINK TO STRATEGIC PLAN
The proposed Zoning By-law Amendment Application supports the Strategic Plan goal
of Supporting an exceptional qualify 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 proposed zoning by-law
amendment on the subject lands, the application will assist in working with the
development community to ensure future growth includes housing opportunities
for everyone.
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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Special Council - Public Planning Meeting Agenda
Monday, November 30, 2015 Item 1 Page - 7
November 30, 2015 - 7 - Report No. PL15-081
SERVICING ALLOCATION
Not Applicable.
FINANCIAL IMPLICATIONS
This will be addressed when a technical review of the proposal is completed.
PREVIOUS REPORTS
Public Planning Meeting Report No. PL13-027, dated June 26, 2013;
Public Planning Meeting Report No. PL13-004, dated January 23, 2013;
Public Planning Meeting Report No. PL12-037, dated September 24, 2012; and,
Public Planning Meeting Report No. PL11-054, dated October 26, 2011.
CONCLUSIONS
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.
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Special Council - Public Planning Meeting Agenda
Monday, November 30, 2015
Item 1 Page - 8
November 30, 2015 - 8 - Report No. PL15-081
ATTACHMENTS
Figure 1 - Coutts Draft Approved Plan of Subdivision
Figure 2 - Location Map
Figure 3 - Existing Official Plan Amendment No. 34 Designation
Figure 4 - Proposed Zoning By-law
Figure 5 - Conceptual Site Plan
Figure 6 - Proposed Rendering (North-West Elevation)
PRE -SUBMISSION REVIEW
Executive Leadership Team Meeting- November 12, 2015.
Prepared by. Drew MacMartin, Planner - Extension 4347
Mar a unno, MCIP, RPP
Director of Planning & Development
Services
Patrick M e
Interim C ' f Administrative Officer
Special Council - Public Planning Meeting Agenda
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Special Council - Public Planning Meeting Agenda
Monday, November 30, 2015 Item 2 Page - 1
AvRoRA
Y,,Wr&i*good, CowpaAy TOWN OF AURORA
PUBLIC PLANNING MEETING REPORT No. PL15-088
SUBJECT: Applications for Official Plan Amendment, Zoning By-law
Amendment and Draft Plan of Subdivision
Ashlen Holdings Inc.
13859, 13875, 13887 Yonge Street
Part of Lots 15 & 16, Registered Plan 166
File Nos.: OPA 2015-03, SUB 2015-04, ZBA-2015-08
FROM: Marco Ramunno, Director of Planning & Development Services
DATE: November 30, 2015
RECOMMENDATIONS
THAT Report No. PL 15-088 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 related to
the proposed Official Plan amendment, Zoning By-law amendment, and Draft Plan of
Subdivision applications proposing 42 single detached dwelling lots, three (3) open
space blocks for stormwater management, and trails.
BACKGROUND
The owner has applied to amend the Official Plan and Zoning By-law to permit the
proposed Draft Plan of Subdivision. A site specific Official Plan policy amendment to the
existing "Cluster Residential' designation is proposed for increased maximum gross
residential density, building coverage and a reduced buffer to Estate Residential. Site
specific by-law exceptions related to lot frontage, exterior side yard, main building
height, floor area, lot coverage, and garage width are proposed.
Public Notification
On November 5, 2015 a Notice of Public Planning Meeting was published in the
Auroran and Aurora Banner newspapers and given by mail to all addressed property
Owners within a minimum of 120 metres of the subject lands. Notice of the Public
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Special Council - Public Planning Meeting Agenda
Monday, November 30, 2015 Item 2 Page - 2
November 30, 2015 -2- Report No. PL15-088
Planning meeting signs were also posted on the subject lands fronting Yonge Street.
Public Meeting notification has been provided in accordance with the Planning Act.
Location and Land Use
The subject lands, municipally known as 13859, 13875, 13887 Yonge Street, are
located between Bloomington Road East and Hunters Glen Road (Figure 1). The
subject lands have a total lot area of 4.3 hectares and a frontage of 133 m on Yonge
Street. The subject lands are currently occupied by two single detached dwellings which
are proposed to be demolished.
The surrounding land uses are as follows:
North: Residential
South: Institutional
East: Vacant
West: Yonge Street and institutional
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.
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 subject lands are 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. 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,
-16-
Special Council - Public Planning Meeting Agenda
Monday, November 30, 2015 Item 2 Page - 3
November 30, 2015 -3- Report No. PL15-088
diversity, size and connectivity of key natural heritage features, hydrologically sensitive
features and the related ecological functions.
York Region Official Plan (2010)
The subject lands are designated as "Urban Area" by 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 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, complete communities.
Yonge Street South Secondary Plan (OPA 34)
The subject lands are designated as "Cluster Residential" by the Yonge Street South
Secondary Plan (Figure 2). The lands are designated "Oak Ridges Moraine Settlement
Area" by Schedule "J" of the Town of Aurora Official Plan. The southeast corner of the
lands are designated "Woodlands Minimum Vegetation Protection Zone" (MVPZ) by
Schedule "K" (Figure 3). Schedule "L" identifies the lands as "Category 1 (Complex
Landform)" and Schedules "M" identifies the subject lands as a Low Vulnerability
Aquifer Class.
The "Cluster Residential" Designation is intended to provide for a range of development
patterns which are mutually compatible with the low density of existing development and
the environmentally sensitive features and functions of the area. Permitted uses include
single detached dwellings, semi-detached dwellings, linked housing townhouses, and
private open space. Site specific Secondary Plan policies will be required to permit the
proposed development. The proposed Official Plan policies are summarized in the
following table.
Existing Official Plan Policy
Proposed Official Plan
Polio
Permitted Uses
As per Cluster Residential
As per Cluster Residential
designation
designation
Gross residential
5 units per hectare
10 units per hectare*
density maximum
Building coverage
12% of all lands within Cluster
12% of all lands within
(maximum)
Residential designation
constrained and
unconstrained lands
Minimum distance
35 m between an Estate
35 m between a house in an
separation to Estate
Residential designation and
Estate Residential
Residential
the limit of a cluster residential
designation and a house
designations
unit amenity space
within a Cluster Residential
designation*
Setback from Yonge
60 m from centreline
60 m from centreline
Street
*Site specific policy required
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Special Council - Public Planning Meeting Agenda
Monday, November 30, 2015 Item 2 Page - 4
November 30, 2015 -4. Report No. PL15-088
Zoning By-law
The subject lands are currently zoned "Estate Residential (ER) Zone" by the Town of
Aurora Zoning By-law 2213-78, as amended (Figure 4). A portion of the subject lands
are zoned "Woodlands MVPZ" by Schedule "B" of By-law 4469-03.D. The subject lands
are zoned "Low Vulnerability Aquifer Area" by Schedule "C" and "Category 1 (Complex
Landform)" by Schedule "E".
The ER Zone permits one detached dwelling unit per lot (including a separate dwelling
unit for servant quarters) and a home occupation. The owner proposes to rezone the
property to "Detached Dwelling Second Density (R2-X1) Exception Zone" and "Major
Open Space (O-X1) Exception Zone. The proposed zoning provisions are summarized
in the following table.
Proposed R241 Zone
Proposed 0-X1 Zone
Requirements
Requirements
Permitted Uses
As per R2 Zone
Conservation, trails,
stormwater management
facilities, municipal
servicinginfrastructure
Lot Area minimum
460 m
As per O Zone
Lot Frontage minimum
12.0 m
Front Yard minimum
6.0 m
Rear Yard minimum
7.5 m
Interior Side Yard
1.5 m
minimum
Exterior Side Yard
4.5 m
minimum
Main building height
12.0 m
maximum
Floor area (minimum)
1 storey: 140 m
2 storeys: 150 m2
Lot Coverage
40.0%
maximum
Garage Width minimum
6.0 m
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Special Council - Public Planning Meeting Agenda
Monday, November 30, 2015 Item 2 Page - 5
November 30, 2015 -5- Report No. PL15-088
Reports and Studies
The following reports and plans were submitted with the applications:
• Draft Plan of Subdivision
• Draft Official Plan Amendment
• Draft Zoning By-law Amendment
• Planning Rationale
• Urban Design Guidelines
• Schedule of Lots and Blocks
• Grading Plan
• Functional Servicing Report
• Geotechnical Investigation
• Hydrogeological Study
• Noise Report
• Traffic Entrance Analysis
• Landform Assessment and Conservation Study
• Lake Simcoe Protection Plan Conformity Review
• Environmental Impact Study, Natural Heritage Evaluation and ORM Conformity
Study
• Phase One Environmental Site Assessment
• Stage 1 Archaeological Assessment
• Tree Inventory
• Topographic Survey
Proposed Site Development
The owner is proposing a Draft Plan of Subdivision, Official Plan Amendment and
Zoning Bylaw Amendment which would allow the development comprising of 42 single
detached lots, three (3) open space blocks for stormwater management, and a trail
(Figure 5). The draft plan proposes a new municipal road (cul-de-sac) that would run
east -west through the draft plan. 40 of the proposed 42 single detached dwellings have
lot frontages of 12.2 m, with the other two lots having lot frontages of 18.19 m and 15.22
M.
A trail is proposed along the east side of Yonge Street within Blocks 44 and 45. A
second trail is proposed along the southerly property line. A servicing
easement/walkway will connect the proposed Street A to vacant lands to the east
designated for residential development.
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Special Council - Public Planning Meeting Agenda
Monday, November 30, 2015 Item 2 Page - 6
November 30, 2015 - 6 - Report No. PL15-088
A list of all lots/blocks, in addition to the site statistics for the draft plan of subdivision are
as follows:
Lot/Block Number
Land Use
Units
Total Area
Lots 1-42
Single detached residential:
12.2 m frontage
15.22 to 18.19 m frontage
40
2
3.01 ha
Blocks 43, 46, 47
Open space SW M
0.35 ha
Blocks 44, 45, 49,
50
Trails
0.36 ha
Block 48
Walkway/ServicingWalkway/Servicing easement
0.04 ha
Road — 18.0 m ROW
0.56 ha
Total Area
4.32 ha
COMMENTS
The application has been circulated to all relevant agencies and departments for review
and comment. A preliminary review of the Zoning By-law amendment application has
been undertaken by internal departments and external agencies. Staff have identified
the following matters to be addressed in greater detail before staff prepare a final report
for Council's consideration:
• The application will be reviewed in the context of the applicable Provincial,
Regional and Town policies;
• The consideration of the subject applications relative to existing and future
surrounding land uses to assess the compatibility and appropriateness of the
proposed Zoning By-law amendment;
• Compatibility with surrounding estate residential and Oak Ridges Moraine land
uses;
• Parks & Recreation Services has confirmed that the proposed east -west trail is
not required;
• Vegetation and naturalization;
• Stormwater ponds/bio-rentention facilities;
• Stage 2 Archaeological Assessment; and
• Grading and drainage.
Summary of Resident Comments
No comments have been received from area residents as of the preparation of this
report.
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Special Council - Public Planning Meeting Agenda
Monday, November 30, 2015 Item 2 Page - 7
November 30, 2015 - 7 - Report No. PL15-088
SERVICING ALLOCATION
The two (2) single detached dwellings on the subject lands were privately serviced. The
proposed development would require the allocation of an additional 42 units.
ALTERNATIVE(S) TO THE RECOMMENDATIONS
1. Direct staff to report back to Council addressing any issues that may be raised at the
Public Planning Meeting; or
2. Refusal of the application with an explanation of the refusal.
FINANCIAL IMPLICATIONS
Financial implications will be addressed when a technical review of the proposal is
completed.
PREVIOUS REPORTS
10170 M
CONCLUSIONS
The Official Plan Amendment, Zoning By-law Amendment and Draft Plan of Subdivision
applications are currently under review by staff. Staff will continue to work with the
applicant to finalize all outstanding technical matters, as well as 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. In particular, the Zoning By-law
amendment application will be reviewed in accordance with the Provincial Policy
Statement, Places to Grow Growth Plan, Oak Ridges Moraine Conservation Plan, and
Official Plan and in context of existing surrounding land uses.
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Special Council - Public Planning Meeting Agenda
Monday, November 30, 2015
Item 2 Page - 8
November 30, 2015 - 8 - Report No. PL15-088
ATTACHMENTS
Figure 1 - Location Map
Figure 2 - Official Plan Map
Figure 3 - ORM Key Natural Heritage Features
Figure 4 - Zoning Map
Figure 5 - Draft Plan of Subdivision
PRE -SUBMISSION REVIEW
Executive Leadership Team Meeting - November 12, 2015.
Prepared by. Marty Rokos, Planner Ext. 4350
arco un o, MCIP, RPP
Director of Planning & Development
Services
I NX7\
Patrick Moyle
Interim Chie Administrative Officer
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Special Council - Public Planning Meeting Agenda
Monday, November 30, 2015 Item 2 Page - 9
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