1. July 4, 2017
AURORA UNITED CHURCH + SOUTHBOUND DEVELOPMENT LTD Yonge Street, 55&57/57A Temperance Street, 12&16 Tyler Street General Committee Meeting

2. DEVELOPMENT APPLICATIONS
Current:
Official Plan Amendment (OPA).
Zoning By-law Amendment (ZBLA) - withheld until SPC endorsed by Council.
Heritage Committee Approval.
Future:
Site Plan Control (SPC)
Consent to Sever (for land lease)

3. SITE CONTEXT + ORIGINAL APPLICATION
Existing Uses on the church lands:
Vacant Church Property (home to AUC until 2014)
Existing at-grade parking (24 spaces)
5 residential homes (currently vacant)
Original Development Proposal:
Two-storey, 1,467 m2 church with associated community rooms.
9-storey, 159-unit retirement home with associated amenity.
133 parking spaces, including one full level underground for retirement use, with parking areas at grade and sub-grade for the church’s use.
Improved pedestrian realm along Yonge Street.
Enhanced streetscaping along Tyler St & Temperance St.

4. APPLICATION MILESTONES
Submission Date - December 16, 2016
Deemed Complete – January 6, 2017
Community Meeting #1 - March 22, 2017
Heritage Committee – April 10, 2017
Ratepayers Association Meeting – April 26, 2017
General Committee Approval, Heritage – May 2, 2017
Council Approval of Heritage Recommendation – May 9, 2017
Additional Community Open House – May 11, 2017
Community Meeting #2 – May 24, 2017
General Committee – July 4, 2017

5. MAY 8, 2017 REVISED PLANS KEY CHANGES
As submitted to the Town May 8, 2017:
Reduction in height of retirement home building from 9 storeys to 7 storeys;
Reduction of the total # of retirement suites from 159 to 152;
Removal of the existing Yonge Street driveway access and surface parking lot;
Addition of a new programmed social space at grade along Yonge Street to provide active street frontage;
Additional parking on the site, increasing the total number of spaces to 192;
Change to materiality of retirement building, including:
Reduction in the amount of glazing to improve compatibility;
Increase amount of brick façade on the retirement building to address concerns of compatibility with surrounding residential character.
Consistency in architectural finishes and colour palette around the building.

6. MAY 24, 2017 UPDATED PLANS KEY CHANGES
As presented May 24th, 2017:
Further adjustments to the terracing of building stepbacks on the 5th/6th /7th level along Temperance Street, measured to the lot line as:
North End : 4.24 M (13’10”), 5.84 M (19’0”), 8.97 M (29’2”) respectively
South End : M (34’4”),12.14 M (39’6”), M (48’4”) respectively
Change in brick colour palette to provide visual vertical breaks in the massing;
Removal of projecting balconies at the 5th and 6th level along Temperance to continue the building line back from the street;
Further reduction of the floorplate at the 5th level on the northwest corner to reduce building envelope on the northern boundary by 1.8m (6’0)

7. JUNE 2, 2017 UPDATED PLANS AND KEY CHANGES
The full 3rd submission package is a “housekeeping” submission to ensure that all of the plans/drawings are dimensioned appropriately and that there is a consistency with the 2nd submission that was presented at the May 24, 2017 pubic meeting.
Total combined GFA of 12,067 m² (a net reduction of 2,178m²);
Plans have been updated to include all appropriate setback dimensions along Temperance and Tyler Streets;
Angular Plane has been applied to Temperance Street and Tyler Street to be consistent with current Official Plan policy;
1 additional parking space has been added for a total of 193 spaces.

8. REVISED SITE PLAN

10. VIEW FROM MOSLEY STREET WEST

11. VIEW FROM YONGE STREET SOUTHWEST

12. VIEW FROM TEMPERANCE STREET SOUTHEAST

13. VIEW FROM TEMPERANCE STREET NORTHEAST

14. VIEW FROM TYLER STREET EAST TO YONGE STREET

15. VIEW FROM YONGE STREET NORTH
1st Submission
2nd Submission

16. ANGULAR PLAN APPLIED TO TEMPERANCE STREET (CONFORMS TO OP POLICY)

17. TEMPERANCE SETBACKS + STEPBACKS

18. ADDRESSING KEY ISSUES Overall height of the proposed retirement;
Overall massing of the proposed retirement;
Step backs of the retirement building along Temperance;
The stairwell towers on either end of the retirement home;
Vehicle Access to Yonge Street;
The existing surface parking lot on Yonge Street;
Materiality and commercial appearance of buildings;
The amount of glazing (glass).

19. Feasibility Studies Submitted in Support of Development Proposal
Archeology Stage 1 and 2
Cultural Heritage Impact Statement
Geotechnical Study
Hydrogeology Study
Lake Simcoe Regional Conservation Authority Pre-Consultation
Environmental Noise Feasibility Study
Phase I and II ESA
Servicing Report and Storm water Management Report
Transportation Study
Tree Inventory and Preservation Plan
Architectural Plans/Massing

20. SITE CONTEXT + CURRENT PROPOSAL
Existing Uses on the church lands:
Vacant Church Property (home to AUC until 2014)
Existing at-grade parking (24 spaces)
5 residential homes (currently vacant)
Current Development Proposal:
Two-storey, 1,467 m2 church with associated community rooms.
7-storey, 152-unit retirement home with associated amenity areas.
193 parking spaces, including two full level underground for retirement use.
Enhanced pedestrian realm along Yonge Street.
Enhanced streetscaping along Tyler St & Temperance St.
Enhanced masonry and building materials.

21. THANK YOU.

22. TABLE OF KEY STATISTICS
MECHANISM
PROPOSED - ORIGINAL
CURRENT
LOT AREA:
4,643 m2
LOT FRONTAGE:
53.4m
FRONT YARD SETBACK:
0.83 m
0.83m
REAR YARD SETBACK (*Note: through lot has no RYS):
2.75m
N/A
SIDE YARD SETBACK:
EXTERIOR SIDE YARD SETBACK:
0.45 m
0.45m
GROSS FLOOR AREA (combined):
14,245 m2
12,047 m2
MAXIMUM LOT COVERAGE (building footprint on ground):
38.0%
79.1%
MAXIMUM HEIGHT:
27.97 m
21.52m
WINDOW BAY PROJECTIONS
1.9 m
1.0m
UNIT COUNT
159
152