MINUTES - Special Council - 19840322>''-·-·",
MINUTES OF THE SPECIAL COUNCIL MEETING HELD IN THE BOARD ROOM AT THE
YORK REGION BOARD OF EDUCATION, THURSDAY, MARCH 22nd, 1984 AT 7:30 P.M.
Present Were: Mayor Illingworth and Councillors Evelyn Buck (7:40 p.m.), Tim
Jones, Len Ostick, Martin Paivio, Earl Stewart and John West.
Absent Were: Councillors Richard Barker and Norm Stewart.
Also in attendance were Clerk-Administrator K.B. Rodger, Deputy Clerk C.E. Gowan
and Regional Planner S. Seibert.
Mayor Illingworth advised those present that this meeting has been called as a
Public Meeting with respect to the introduction of By-Laws amending the Zoning
By-Law for Henry Piebrock, Baggett, Salpam Investments and Coopers Lybrand -Free
House Ventures Limited.
Clerk-Administrator K.B. Rodger advised that Notices of the Meeting were mailed on
February 15th, 1984, by first class mail, to addresses within 120 metres of the
areas, as shown on the last revised Assessment Roll of the Town of Aurora, to which
the By-Laws would apply and further, the necessary signs were posted on the various
properties in accordance with the rules of procedure under The Planning Act (1983).
Mayor Illingworth advised that any persons who wished further notice of the passage
of any of the By-Laws under consideration should sign the forms available before
they leave this meeting.
Mayor Illingworth requested Planners. Seibert to outline Application Number
Z-11-84 (Piebrock).
Proposal (Piebrock)
The subject site having approximately 22.86 hectares (58 acres) fronting on Leslie
Street on the north side of Bloomington Road coincides with the area Official Plan
Amendment Number 21 which was approved by the Minister of Municipal Affairs and
Housing in October of 1983.
A draft plan of subdivision which would create 17 estate type lots having minimum
areas of two acres and a Block of low lying land which is set aside for
environmental protection purposes is proposed on the site and the subject
application is to amend the zoning provisions from "RU.-Rural" to "ER-Estate
Residential" to permit the development of the site.
Current Zoning
The property is currently zoned "RU -Rural" by By-Law 2213-78. That zoning
requires minimum lot areas of 10 hectares (approximately 25 acres) and minimum
frontages of 180 metres (590 feet).
The property is designated "Estate Residential" in the Official Plan for the Aurora
Planning Area which requires a minimum lot area of 2 acres.
Comment
A draft plan of subdivision has been submitted to the Town of Aurora respecting
this proposal. Generally the technical difficulties with it have been resolved.
Although the Region has recently requested a noise attenuation report which is
approved by the Town prior to draft approval, this report has been prepared by the
applicant but has not yet been approved. It is intended that a report on the
subdivision proposal would be put before the Planning Committee when the acoustical
report has been approved.
The By-Law approval should not precede the draft approval of the subdivision,
however, it is possible that Council could defer decision on the By-Law application
and instruct that the matter be considered at the Planning Committee meeting when
the draft plan is considered with a recommendation to be made to Council on both
issues at that time.
SPECIAL COUNCIL MEETING ••• THURSDAY, MARCH 22nd, 1984
-2 -
Agency Comments
Ministry of Transportation and Communications -no objection.
York Region Board of Education -no objection.
Region of York-P1anning-Note that the 1ow 1ying area shou1d be zoned in an "EP
-Environmenta1 Protection" Zone.
Ministry of Natura1 Resources -no objection.
Letter of Concern -A 1etter on beha1f of Mi11er Paving has been received which
raises issues conerning noise, dust, etc., from the mi11er site and the effects of
this on the subject 1and. The 1etter has requested conditions respecting waiving
c1auses which are to be inc1uded in the subdivision.
Supporting App1ication-Mr. Cernavskis -owner of property to the north.
West:
E. Stewart:
Reso1ved that the App1ication be referred to the P1anning Committee
for study and report back to CounciL
CARRIED
Mayor I11ingworth requested s. Seibert to out1ine App1ication Number Z-12-84
(Baggett).
Proposa1 (Baggett)
The app1icants propose to sever the subject site 1ocated on the east side of Les1ie
and north of We11ington which is 3.153 ha (7,8 acres) in area into two parce1s
having approximate1y 2.3 acres and 5.4 acres in area each. There is an existing
house on the southern part of the property. The more norther1y part is somewhat
1ow 1ying.
Current Zoning
The property is current1y zoned "RU -Rura1" by By-Law 2213-78. That zone requires
a minimum area of 10 hectares (approximate1y 25 acres) and a minimum frontage of
180 metres (approximate1y 590 feet). Section 29.2.1 makes provision that 1ots
existing on the date of passing of the By-Law having a minimum frontage of 30
metres (98 feet) and a minimum area of 1,800 square metres (19,368 square feet)
main1y be used for a sing1e fami1y residentia1 dwe11ing and accessory uses. The
existing 1ot therefore comp1ies with the requirements of By-Law 2213-78. In order
to create a second 1ot, an amendment is required however.
Comment
The property is 1ocated in a c1uster of rura1 residentia1 type housing which has
deve1oped at the cross roads of We11ington Street and Les1ie. Whi1e the proposed
severance is not strict1y speaking infi11ing, it does provide a more compact
deve1opment form in an area which is a1ready non-farm in its character.
Agency Comments
South Lake Simcoe Conservation Authority -no objection.
Region of York -P1anning -no objection.
Ministry of Transportation and Communications -no objection.
:.._,, York Region Board of Education -no objection.
West:
E. Stewart:
Reso1ved that the necessary By-Law be prepared for Counci1's
consideration.
CARRIED
L __
SPECIAL COUNCIL MEETING ,,, THURSDAY, MARCH 22nd, 1984
~ 3 ~
Mayor Illingworth requested s. Seibert to outline Application Number Z~13~84
(Salpam Investments Limited).
Proposal (Salpam Investments)
The subject property is located on the north~east corner of Wellington Street and
Bathurst Street. The applicant proposes to amend By~Law 2213~78 from "H ~ Holding"
to appropriate residential zones to permit the development of the first phase of a
plan of subdivision which has received draft approval. The entire subdivision
contains 321 lots. The phase currently under consideration for rezoning contains
153 detached residential lots having 40 and 50 foot frontages and three blocks
which have duo recreational storm water management functions. A subsequent phase
will also contain a park/storm water management area.
Comment
The subject subdivision has been draft approved both through the Councils of the
Town of Aurora and the Region of York. It has therefore been examined and
recommended for approval by a number of government agencies and local boards
subject to a number of conditions being fulfilled prior to registration.
In order to accommodate the types of houses proposed and to allow for a varied
streetscape, the applicant has requested that the sideyard requirement for all
dwellings be two (2) feet on one side and four (4) feet on the other. This would
allow them to vary distances between houses ~ four (4) feet~ six (6) feet or eight
(8) feet. This proposal has been discussed by the Technical Committee and with the
Fire Chief, all of whom find it acceptable.
Agency Comments
South Lake Simcoe Conservation Authority ~ no objection.
Region of York ~ Planning ~ no objection.
Ministry of Transportation and Communications ~ no objection.
York Region Board of Education ~ no objection.
One letter of objection has been received from a neighbouring resident.
Pastor Low representing Christ Lutheran Church appeared in support of this
Application.
Concerns of Residents:
~ type of fencing to be used as berm for property
~ sidewalk location
~availability of sewer connection of properties~ South side of Wellington Street
West
~ steps to be taken to control dust created during construction
~ sideyards
West:
E. Stewart:
Ostick:
West:
Resolved that the necessary By~Law be prepared for Council's
consideration.
CARRIED
Resolved that the matter of sidewalks, sewer connections and dust
control be referred to the Public Works Committee for study and
report back to Council.
CARRIED
SPECIAL COUNCIL MEETING ••• THURSDAY, MARCH 22nd, 1984
~ 4 ~
'Mayor Illingworth requested the Planner to outline Application Z~14~84 (St.
Andrew's Square).
Proposal (St. Andrew's Square)
The subject property is located at the north~west corner of Yonge Street and
Orchard Heights Boulevard.
The applicants have made two (2) proposals.
1. To use the basement unit 13 of St. Andrew's Square to establish a banquet
room which is intended to be complementary to the main floor use which is an
Irish style pub and stand up bar. The banquet facility would accommodate
approximately 30 persons.
2. To rezone the upper floors of units 12 and 15 from "residential" to
"commercial".
Current Zoning
The property is currently zoned by a by~law which specifically restricts the uses
of the basements to storage accessory to the permitted uses. All ground floor uses
were zoned for commercial uses. In addition the upper floors of four (4) units
were set aside for commercial uses. The upper floors of the remaining units are
zoned for residential uses.
Minimum parking requirements for the development were originally established at 240
spaces. This was based on 44,000 square feet of commercial floor area (gross) and
36 apartment units. The proposals currently before Council would increase the
commercial floor area (gross) to approximately 46,500 square feet and 34 apartment
units.
The present parking standards would require the following:
Residential
* Commercial
* By~Law Number 2646~84 under circulation.
Comment
51 spaces
194 spaces
245 spaces
Under the recent amendment to the commercial parking standards the proposed
amendments 'under consideration would result in the need for five (5) additional
parking spaces based on the gross floor area. The major difficulty with making
this a requirement is that there is no area which could be used for this
expansion. Because the development has very few commercial occupants it is
difficult to determine if a parking problem will exist as a result of the requested
zoning by~law exemption.
Because the success of the development will at least in part be dependent upon an
adequate and convenient parking supply being available it is in the applicant's
interest to ensure a good parking supply. It will therefore be contingent upon the
condominium corporation to ensure that this takes place. Should a future
deficiency in parking be apparent, it should be resolved with the condominium
corporation.
Agency Comments
Ministry of Transportation and Communications ~ no objection.
South Lake Simcoe Conservation Authority ~ no objection.
York Region Board of Education ~ no objection.
Region of York ~ Planning ~ no objection.
r~-..
·-.-~·"'
\-.~··'
SPECIAL COUNCIL MEETING ••• THURSDAY, MARCH 22nd, 1984
- 5 -
Concerns of Resident:
-parking problems
-increase of traffic through subdivision
E. Stewart:
Jones:
ADJOURNMENT
West:
Mayor
Resolved that the necessary By-Law be prepared and the required 245
parking spaces be provided.
CARRIED
Resolved that this meeting be adjourned at 8:50 p.m.
CARRIED
Clerk