MINUTES - Special Council - 19831124,,~<
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MINUTES OF THE SPECIAL COUNCIL MEETING HELD IN THE BOARD ROOM AT THE
YORK REGION BOARD OF EDUCATION, THURSDAY, NOVEMBER 24th, 1983 AT 7:30P.M.
Present Were: Mayor Illingworth and Councillors Richard Barker, Evelyn Buck, Len
Ostick, Martin Paivio, Earl Stewart, and John West.
Also in attendance were Clerk-Administrator K.B. Rodger and Regional Planner S.
Seibert.
Mayor Illingworth advised that this meeting has been called as a Public Meeting
with respect to the introduction of By-Laws for Tetra Pak Inc., Brafam Investments,
Kovacs and Archerhill Investments Ltd. properties and other matters as listed on
the Agenda.
Clerk-Administrator K.B. Rodger advised that Notices of the Meetings were mailed on
October 13, 1983, 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
proposed By-Laws would apply and further, the necessary signs were posted on the
various properties according to the rules of procedure under The Planning Act.
Mayor Illingworth advised that any persons who wished further notice of the passage
of the By-Law should sign the forms available before they leave this meeting.
Mayor Illingworth requested PlannerS. Seibert to outline the Tetra Pak re-zoning
request:
Proposal (Tetra Pak)
The applicant is president of Tetra Pak Inc., a multi-national industry which
manufactures specialized packaging products. The company wishes to construct a
production facility comprising approximately 7,000 m2 (75,000 sq. ft.) and a
storage facility of approximately the same size. As well, an office area of 1,200
m2 {13,000 sq. ft.) and a utility area of 3,800 m2 (30,000 sq. ft.) will be part of
the production facility. The total complex will be approximately 20,000 m2 or
200,000 sq. ft. The subject site is approximately 7 hectares (17.5 acres in
area). Loading facilities for the complex are proposed at the north and west sides
of the building. Parking will be provided along the Vandorf Sideroad frontage.
The warehouse facility will be approximately 15 metres in height.
Current Zoning
The subject site is currently zoned M2 which permits a variety of industrial uses.
The maximum height permitted is 10 metres (32.81 feet). Parking required for the
subject proposal would be approximately 200 spaces. The applicants have proposed
to provide 80 parking spaces.
Comment
The applicants have requested changes to the zoning by-law in two areas; the
maximum height requirement on the property is 10 metres. The applicants request 15
metres. The parking requirement is approximately 200 spaces, the applicant
requests 80.
In respect to the height issue, the property is directly adjacent to the Coutts
Hallmark property. The maximum height requirement for that property was amended
from 10 metres to 15 metres. The Coutts Hallmark building is compatible with the
neighbouring buildings and the setting of large industrial lots.
In respect to the requested parking reduction, the applicants have provided staff
with information to support the reduction, based on their experience in some 20 -
25 other plants located throughout the world. The applicants have indicated that
the warehouse facility will be manned primarily with robots and the total staff
within the facility will be 9 persons. In total it is expected that there will be
a maximum employment of 200 persons in three shifts. The requested reduction
appears to be justifiable on that basis. In addition, considerable area for the
expansion of parking is available should it be required.
SPECIAL COUNCIL MEETING ••• THURSDAY, NOVEMBER 24th, 1983
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Agency Comments Received
Ministry of Transportation and Communications
South Lake Simcoe Conservation Authority
York Region Board of Education
.No Objection
No Objection
No Objection
West:
E. Stewart:
Resolved that PlannerS. Seibert be directed to prepare the
necessary By-Law for Council's consideration.
CARRIED
Mayor Illingworth requested PlannerS. Seibert to outline the Granny Tarts
Application (Brafam Investments):
Proposal (Brafam Investments)
The applicant owns Granny Tarts which is located on 24 Industry Street South. In
order to construct an addition to the rear of the existing building the applicant
has requested that the minimum exterior sideyard be amended from 9 metres (30 feet)
to 2.4 m (8 feet) and also that the setback for a loading space in the exterior
sideyard be reduced from 60 metres {200 feet) to 24 metres (80 feet).
Current Zoning
The property is currently zoned M2, which permits a variety of industrial uses.
Comment
The applicants sold the northerly part of their holdings to the Town of Aurora to
accommodate the completion of the Industrial Parkway on the understanding that a
reduced exterior sideyard requirement would apply to any building additions they
wished to make to the existing building. Because of the configuration of the
existing building and the present production design, the applicants request a
reduction from 9 metres (30 feet) to 2.4 metres (8 feet).
In order to comply with the loading requirements, the applicant must add additional
loading space along with the proposed addition which would be located within the
exterior sideyard. By-Law 2213-78 requires 60 metres setback from the road
allowance a requirement which is partially functional, i.e. to ensure no back ups
of trucks onto road allowances and allow maneouvering space and partially for
aesthetic reasons, i.e. so that a more attractive view is presented to the road
allowance. The maximum length of a transport truck is in the order of 24 metres
(80 feet). Therefore a truck can be accommodated off the road allowance within
that area.
Agency.Comments
Ministry of Transportation and Communications No Objection
No Objection York Region Board of Education
West:
N. Stewart:
Resolved that PlannerS. Seibert be directed to prepare the
necessary By-Law for Council's consideration.
CARRIED
Mayor Illingworth requested PlannerS. Seibert to outline the Kovacs re-zoning
request:
SPECIAL COUNCIL MEETING ••• THURSDAY, NOVEMBER 24th, 1983
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Propos a 1 (Kovacs)
The applicant proposes to change the Official Plan category applying to the subject
lands from "Rural" to "Industrial" in order that the lands can be developed for
industrial purposes.
Current Official Plan
Ru ra 1 •
Comment
The subject lands are close to lands designated "Industrial" however they do not
directly abut industrial lands. Should Council determine that the subject lands
are appropriate for industrial purposes, the lands abutting to the west should also
be designated "Industrial" to provide continuity.
The subject lands are part of Registered Plan 231 which was registered in 1858.
This plan contained a total of 28 lots ranging in size from a minimum of
approximately 1/4 acre on Wellington Street to 3 acres to the north. A number of
streets were laid out to serve the development although these streets were never
dedicated as public road allowance. The lots fronting on Wellington Street were
sold off and have been for the most part developed for residential purposes. The
lots to the rear of these are held in two titles those owned by the applicant and
which comprise some 16.5 acres and the remainder about 2 1/2 acres held in separate
title.
The subject application is bounded by residential development to the south, a rural
land to the north and east and to the west a landscape.
The north-east part of the site is within the floodplain of the Tannery Creek.
The subject site has only 45 feet of frontage on the public road (Wellington
Street). This is not sufficient frontage to provide for an internal road system.
Development of the land should probably take place off of the Industrial Parkway
North in conjunction with the development of those properties fronting on the
Parkway.
Buck:
West:
Resolved that this application be referred to the Planning Committee
for further study.
CARRIED
Mayor Ilingworth requested PlannerS. Seibert to outline the Archerhill re-zoning
request:
Proposal (Archerhill)
The applicants originally proposed 46 -1/2 acre lots serviced with municipal water
and private sewage treatment facilities on the subject lands which comprise 12.5 ha
(30 acres). This was subsequently amended to 22 - 1 acre lots serviced by private
sewage treatment facilities and water supply and an Official Plan Amendment to
permit the site to be developed was prepared and a public meeting held.
Considerable public opposition to the 22 lot proposal was received and the
applicants revised the plan to provide 14 two acre lots which comply with the
Estate Residential policies.
The present application is to redesignate the subject lands from "Rural" to Estate
Resident i a 1 ".
Comment
As Council is aware, the York Region Medical Officer of Health and the Ministry of
the Environment have recently met with land owners in the area to the south of the
subject lands regarding contaminants found in some of the well water. In addit.ion,
the Ministry of the Environment has recently commented on the 14 lot subdivision.
The following comments have been made by the Ministry concerning the proposal.
SPECIAL COUNCIL MEETING ••• THURSDAY, NOVEMBER 24th, 1983
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Comment (continued)
" ••• we have determined that the subdivision area is located in the direction of
groundwater flow from the area of York Sanitation Site Number 1. There is an
existing contamination plume migrating from the waste disposal site in the
direction of this subdivision and this plume is presently being more accurately
delineated. Indications are that the leading edge of the plume has already reached
the southern part of the proposed subdivision and a long term risk exists that
groundwater contamination may occur for the entire area of this subdivision. We
are therefore opposed to the use of individual wells in this development area and
recommend that arrangements be made to service this proposal with water from the
Town of Aurora municipal system; the supply for which is from a deeper acquifer,
sufficiently distant and separate from upper acquifers which are susceptible to
contamination.
In summary therefore, we object to the approval of the present plan but advise that
we would have no objections to approval of a plan predicated on municipal water
servicing. Any redesign of the plan however would also have to consider the
agricultural impact for this property as defined by the Agricultural Code of
Practice."
Should Council determine that the proposal should proceed with 2 acre lots and
municipal water supply a special land use category should be applied to the subject
lands to reflect the method of servicing and distinguish it from normal Estate
Residential Development on private services.
West:
Buck:
NEW BUSINESS
Resolved that the necessary by-law be prepared for an Official Plan
Amendment, showing that the property may be serviced with a
municipal piped water supply, if required, the Subdivision to
contain 14 Estate type lots.
CARRIED
1. Arthritis Society
West: Resolved that the 72 Hour Notice be waived and a request from the
Buck: Arthritis Society be considered.
West:
Buck:
ADJOURNMENT
Buck:
CARRIED
Resolved that the Arthritis Society be granted permission to place a
Banner across Yonge Street.
CARRIED
Resolved that the meeting be adjourned at 8:25 p.m.
CARRIED
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Mayor \j c=-CTerk