1 public planning meeting date: june 24, 2015 application: draft plan of subdivision, official plan...

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Public Planning Meeting

Date: June 24, 2015

Application: Draft Plan of Subdivision, Official Plan and Zoning By-law Amendment

Applicant: Highland Gate Developments Inc.

Location: 21 Golf Links Drive

File Numbers: SUB-2015-01, OPA-2015-01 and ZBA-2015-02

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Proposal

•The Draft Plan of Subdivision application is to permit a residential plan of subdivision on a 41 hectare parcel of land.

•The purpose of the Official Plan and Zoning Bylaw Amendment applications is to redesignate and rezone the subject lands and apply development policies and zoning provisions to implement the proposed Draft Plan of Subdivision.

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Location Map

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Policy Context

• The proposed applications will be reviewed for consistencies with the following Provincial, Regional and Municipal policies:

Provincial Policy Statement (PPS) Growth Plan for the Greater Golden Horseshoe Oak Ridges Moraine Conservation Plan Lake Simcoe Protection Plan York Region Official Plan Town of Aurora Official Plan Zoning By-law 2213-78, as amended

Existing Official Plan

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Proposed Official Plan Amendment

•To re-designate the subject lands from “Private Parkland” and “Environmental Protection” to “Stable Neighbourhood”, “Public Parkland” and “Environmental Protection”.

•To add a site specific Official Plan policy to permit a maximum height of ten (10) storeys for a high density mixed use apartment building and a maximum height of three (3) storeys or eleven (11) metres for single detached dwellings

Proposed Official Plan Amendment

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Existing Zoning By-law

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Proposed Zoning By-law Amendment

• To rezone the subject lands from “Major Open Space (O) Zone” and “Oak Ridges Moraine - Environmental Protection (EP) Zone” to “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”.

•List of exceptions are noted in the Staff Report

Proposed Zoning By-law Amendment

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Proposed Draft Plan of Subdivision

• The proposed Draft Plan of Subdivision proposes 184 single detached dwelling lots; a high-density residential block, parkettes, open space/vistas and environmental protection;

Proposed Draft Plan of Subdivision – West of Murray Drive

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Proposed Draft Plan of Subdivision – East of Murray Drive

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First Submission Comments • The proposed applications has been circulated to internal

departments and external agencies for review and comment;

• First submission comments have been recieved 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.

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Public Comments

• Staff summarized public comments to date as follows:

Concerns with the proposed streets and increase in traffic;Concerns regarding the Open Space, Vegetation and Natural Heritage;Concerns regarding the compatibility and urban design;Concerns regarding engineering matters:Concerns with the existing community during construction ;Conflicts with provincial and municipal policies ;Concerns about property value;Comments regarding comparable applications ; andProposed alternatives by residents.

•Further details are summarized in the staff report

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Conclusion

• The applicant’s “Transportation Study” and “Urban Design Guidelines” will be peer reviewed. The peer reviewer will help provide expert advice pertaining to the reports.

• Staff will undertake a technical review of the subject applications addressing the outlined matters 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 Meetings scheduled for September and October.