MINUTES - Special Council - 19851030MINUTES OF THE SPECIAL COUNCIL MEETING HELD IN THE BOARDROOM AT THE
YORK REGION BOARD OF EDUCATION, WEDNESDAY, OCTOBER 30, 1985 AT 7:30P.M.
Present Were: Mayor Illingworth, Councillors Buck, Barker, Jones, Ostick,
Paivio, E. Stewart, and West.
Also in attendance were K.B. Rodger, Clerk-Administrator, C.E. Gowan, Deputy
Clerk and S. Seibert, Planner.
Councillor Paivio declared a possible Conflict of Interest in Application
OP-36-85 (Graham et al) due to family involvement and did not take part in
or vote on any question in this regard or attempt in any way to influence
the voting on such question.
Mayor Illingworth read Sections 12 and 13 of The Planning Act for the
information of the residents.
Mayor Illingworth advised those present that this meeting had been called as
a Public Meeting with respect to applications for amendment to the Zoning
By-Law for Hunter/Taylor, Lawson, Valsi/Edward/Vata Court and Granada
Investments and Official Plan Amendment for Sinclair, Graham et al and
Granada Investments.
The Deputy Clerk advised that the required notices of meeting were mailed on
September 16, 1985 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. 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 the By-Laws under consideration should sign the forms ava i 1 able
before they leave the meeting.
Mayor Illingworth requested Mrs. Seibert to outline Application Number
Z-27-85 (Hunter/Taylor).
Proposal -Application Number Z-27-85 (Hunter/Taylor Property)
Location
The subject property is located on the east side of Old Yonge Street
directly north of the Revlis subdivision which will soon be registered.
Proposal
The applicant proposes to develop the approximately 10 acre property for 57
detached residential lots. The proposed lots have frontages as follows:
14 plus/minus m
15 plus/minus m
16 plus/minus m
Flankage
Official Plan
(46 foot approximately)
(50 foot approximately)
{52 foot approximately)
2 lots
40 lots
9 lots
6 lots
The Official Plan currently designates the area as "Rural". Council at its
meeting of August 19, 1985 gave first and second readings to a By-law which
would adopt Official Plan Amendment Number 37. Official Plan Amendment
Number 37 would designate the area in question "Urban Residential" although
lot sizes would be regulated so that lots would be not less than 50 feet in
frontage and that the lots adjacent to existing lots would be somewhat
compatible in size.
Comment
Council agreed at its meeting of September 3, 1985 to hold a public meeting
regarding Official Plan Amendment Number 37 prior to its adoption. It is
suggested that further consideration of this application should await that
public meeting.
COUNCIL MEETING ... WEDNESDAY, OCTOBER 30, 1985
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Agency Comments
Ministry of Transportation and Communications -no objection.
Director of Environmental Health -no objection.
Three letters from adjoining property owners copies of which are attached.
Concerns:
traffic -Old Yonge Street
haphazard planning
size of lots incompatible
devaluation of property
access onto Old Yonge Street which is a narrow road and in poor
condition.
West:
Jones:
Resolved that this proposal be rejected. When an overall
plan for the area is developed it could again be presented
for Council's consideration.
CARRIED
West: Resolved that the Agenda be amended and Application Numbers
E. Stewart: OP-37-85 and Z-38-85 (Granada Investments Limited) be heard
at this time.
CARRIED
Planner S. Seibert presented the following report.
Proposal -Application Numbers OP-37-85 and Z-38-85 (Granada Investments
Limited'
Location
The subject property is located at the northerly corner of Golf Links Drive
and Yonge,Street with part of the frontage directly abutting Yonge Street.
Proposal
The applicants propose to develop the subject site for ··216 apartment units
in three buildings. The three buildings would be provided with a total of
327 parking spaces in a combination of above ground and underground
locations. The building adjacent to Yonge Street would have 6 storeys as
would the building to the rear of it. The building adjacent to Golf Links
Drive would be seven storeys in height.
Four vehicular entrances are proposed to the property, two from Go 1 f Links
Drive and two from Yonge Street. As well a drop off bay from Golf Links
Drive is proposed.
The mix of unit types proposed are as follows:
1 bedroom -28 units
2 bedroom -168 units
3 bedroom -20 units
The typi ca 1 two bedroom suite would be approximately 1,300 square feet in
area.
The area is presently occupied by an overflow parking lot containing 103
parking spaces, real estate offices on Yonge and landscaping.
COUNCIL MEETING •.. WEDNESDAY, OCTOBER 30, 1985
- 3 -
Zoning By-Law
The property is currently zoned "C3-Service Commercial Urban" and "0-Major
Open Space".
Official Plan
The site is mainly designated as "Commercial". The area around the pond was
developed as part of the golf course and is designated as "Major Open Space".
The applicants propose to redesignate the property to "Urban Resi denti a 1" a
land use category which permits apartment development subject to certain
locational criteria being met. The criteria which have been established in
the Official Plan are as follows:
"Urban resi denti a 1 deve 1 opment shall be predominately
low density, single family residential. Apartment
buildings, row houses, maisonettes and other multiple
family accommodation containing ten or more units shall
only be permitted:
( i)
( i i)
(iii)
(iv)
(v)
In proximity to the Central Business
District, or
In proximity to shopping centres, or
Adjacent to arterial roads, and
Where it is previously established that the
schoo 1 s, parks, roads, sewers, and
watermains, and other municipal services are
adequate, and
Where it is previously established that the
traffic generated can be safely handled by
the road system and can be directed away from
adjacent local streets.
A further Official Plan Policy which has relevancy to this situation is in
respect to apartment building height. Section B.1.6. states as follows:
"Apartments of more than three storeys shall be
separated from adjacent dwellings by a distance
sufficient to maintain privacy, amenity and value of
· the surrounding property."
There is no guidance within the Official Plan as to what separations should
be used, however in considering this application, protection for the
surrounding detached residential area must also be considered.
Comment
This is the second public hearing established to discuss an apartment
propos a 1 on the subject 1 ands. The previous proposa 1 was for four ( 4)
buildings having heights of 6 storeys at Yonge Street, 9 storeys immediately
west of the Yonge Street building, 8 storeys on the westerly extremity of
the property and 7 storeys on Go 1 f Links Drive. That proposa 1 was for 208
units.
The present proposal reduces the number of buildings to three and reduces
the heights of the buildings to two - 6 storey buildings and one - 7 storey
building. The present proposa 1 a 1 so e 1 imi nates the commercia 1 deve 1 opment
which was to have taken up the ground floor of the buildings. The present
proposal is for 216 units.
COUNCIL MEETING ... WEDNESDAY, OCTOBER 30, 1985
- 4 -
The westerly building currently proposed appears to be closer to the west
property 1 i ne than the previous proposa 1 as does the northerly building to
the northerly lot line.
Entrances to Golf Links Drive appear to be located in similar locations to
those previously proposed. No traffic studies have been submitted in
support of the application. As well, no indication has been given as to
where the parking lot currently occupying the lands will be relocated. It
is suggested that there are a number of issues which need to be explored in
connection with the establishment of apartment uses on this site.
Because of the low density development to the north and west of the site,
the relationship of apartment buildings with those areas must be examined
and appropriate solutions arrived at. As well the Yonge Street frontage of
the property must be treated in a manner which will complement the scale and
style of development along Yonge Street. The third important component to
this investigation must be traffic patterns and the ways of developing in a
manner which will provide the least impact on local traffic. It is
suggested that to have the least impact on the surrounding area, it may be
necessary to reduce the number of units proposed.
Agency Comments
York Region Planning Department -"It is our understanding from speaking to
Mrs. Sue Seibert that 216 apartment units are proposed for the subject
property. The applications do not specify how many buildings are proposed
or the maximum number of storeys expected. It is noted that the site abuts
detached residential development to the north and west. It is suggested
that the proposed building be of a height, and be located a sufficient
distance from the existing houses, so as not to overshadow them. In
addition, fencing and landscaping should be used to minimize the impact on
the adjacent dwellings. -
"Approval of the zoning application would be subject to payment of a
Regional Development Charge of $115,560.00 (216 units at $535.00 per unit).
This amount of money would be due prior to the by-law coming into effect,
and would be required to be paid to the Regional Treasurer by certified
cheque or cash."
Ministry of Transportation and Communications -no objections.
A number of letters have been filed from neighbouring residents copies of
which are attached.
Concerns:
traffic
parking onto streets
quality of 1 ife
height of buildings not acceptable
value of homes would depreciate
density
style, size
not enough distance between residences and apartments
1 ocati on
traffic study needed
out of character with rest of area
open space needed -no parks
Support of Application:
apartments needed in Aurora
Yonge Street -Main artery -Place for apartments
COUNCIL MEETING ••. WEDNESDAY, OCTOBER 30, 1985
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West: Resolved that this application be adjourned and referred to
E. Stewart: the new Planning Committee. A meeting be arranged with
Owners, Town staff, agencies and a small group of concerned
residents to discuss this problem and try and alleviate
residents concerns.
CARRIED
Mayor Illingworth requested Planner S. Seibert to present Application
Z-28-85.
Proposal -Application Number Z-28-85 (Jean Lawson)
Location
The subject property is located south of Orchard Heights Drive on the north
side of Moffat Crescent on Lot 50, Registered Plan 65M-2228.
Proposal
The applicant proposes to amend the Zoning By-Law provisions relating to the
subject lands from R2-3 to a "Residential Exception" to permit a pre-school
stimulation for more than 5 children.
Official Plan
The subject lands are designated "Urban Residential" in the Official Plan of
the Aurora Planning Area. The "Urban Residential" category permits low,
medium and high density residential uses. In addition uses that are
complementary to or serve the basic residential uses, and local commercial
uses are permitted by specific zoning by-law amendments. Such complementary
uses include schoo 1 s, parks, churches, nursing homes, day nurseries, and
public utilities. Certain compatible home occupations which are accessory
and subsidiary to the residential uses, such as a physician's or dentist's
office in their principal residence are also permitted.
Current Zoning By-Law
The "R2-3 -Detached Dwelling Second Density Exception Zone" permits one
detached dwelling per 1 ot, accessory buildings, a home occupation. Private
home day care for 5 children or less is considered to be a home occupation.
Where more than 5 children are involved provincial licencing of the facility
is required and the use is considered to be institutional. The "I -
Institutional Zone" permits day care centres.
Comment
The Official Plan does not provide specific criteria on which to judge where
it is appropriate to permit day care centres in an urban residential zone.
Because day care facilities are accessory to a residential area there is
justification for the use provided appropriate locations are determined.
Day care centres tend to generate a lot of car traffic at specific times of
the day. In this instance since the operation would be a preschool, the
hours would coincide with school hours.
The applicant in this instance proposes to gear the facility toward 14
children at a time; that is 14 morning students and 14 afternoon students.
While the actual building and facilities provided may well meet with the
licensing authority's criteria (Ministry of Community and Social Services),
the location on a crescent provides concern. Because the lot and home are
intended to be used only for residential purposes, or at best for a home
COUNCIL MEETING .•• WEDNESDAY, OCTOBER 30, 1985
- 6 -
occupation, parking for drop off and pick up is limited. Because preschool
children are involved, parents would have to park and assist children
getting into the car, and into car seats or seat belts, etc., so that the
time parked would increase.
In addition, because the property is intended for residential purposes, the
area available for outdoor play area is limited. As well, outdoor
activities associated with the preschool may interfere with the use of
neighbouring properties for strictly residential purposes.
Agency Comments
Ministry of Transportation and Communications -no objection.
Director of Environmental Health -no objection provided regulations of Day
Nurseries Act are met.
An objection has been received from a neighbouring 1 an downer - a copy of
which is attached.
Concerns:
increased traffic
noise
property not fenced
set precedent
sign not properly placed
West: Resolved that this application be denied.
E. Stewart:
CARRIED
PlannerS. Seibert presented Application Number OP-31-85 (Sinclair).
Proposal -Application Number OP-31-85 (Sinclair)
Location
The subject lands are located on the south side of Vandorf Sideroad between
Yonge Street and Bayview Avenue.
Proposal
The applicant proposes to amend the Official Plan pertaining to the 21 acres
of property fronting on Vandorf Side road from "Rura 1" to a "Speci a 1 Open
Space" designation which would permit the establishment of a tennis club.
The tennis club facilities would include the following; clubhouse, dining
lounge, squash courts and indoor tennis courts, outdoor tennis courts both
lit and non-lit. Two residences are also proposed as part of the site
planning for the property.
Official Plan
The approved Official Plan currently designates the lands as "Rural".
Offici a 1 Plan Amendment Number 35 adopted by Council on May 6, 1985 would
designate the lands as "Special Open Space". That Official Plan Amendment
was for an overall development scheme of approximately 300 acres involving a
golf course and residential development as well as the tennis club.
Zoning By-Law
The subject property is currently zoned "Rural" by By-Law Number 2213-78.
COUNCIL MEETING .•• WEDNESDAY, OCTOBER 30, 1985
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Comment
As was noted above, Official Plan Amendment Number 35 was adopted by Council
on May 6, 1985. Because of the servicing issues that Official Plan
Amendment has not yet been approved. It is understood from Regional staff
that Regional consideration of the amendment is deferred at the Department
Heads Committee for further investigation and examination. The matter of
the form of water supply and concern regarding the plume of effluent from
the nearby landfill site have not been resolved to the satisfaction of the
Region at the present time.
It is because of the anticipated delay associated with resolving these
issues that the applicants have requested that the tennis club and its
associated facilities be separated from the golf course residential proposal
on the lands to the south.
However, in responding to our request for comments relating to the tennis
faci 1 ity only the Region a 1 Director of En vi ronmenta 1 Health has indicated
that he is not prepared to approve the application as the matter of water
supply has not been settled.
Council has established the Vandorf Sideroad as the southerly limit to
supplying water from the municipal system with the exception of those lands
with contaminated wells which are currently being serviced.
From a planning prospective since the plan in its present form does provide
access to the lands to the south and therefore can be integrated into that
deve 1 opment when it does occur, provided that the concept is ultimately
approved, the proposal appears acceptable.
It is however suggested that the issue of servicing be resolved and
discussed with the Medica 1 Officer of Hea 1 th prior to the enactment of an
Official Plan Amendment. Otherwise the approval of the amendment could be
delayed for precisely the same reasons as Amendment Number 35 with no actual
gain in time being realized. Should the Region be reluctant to approve this
parcel of 1 and apart from the rest of the development proposal there may
well be no point in proceeding.
Agency Comments
Ministry of Transportation and Communications -no objection.
York Review Medical Officer of Health -"As requested, we have reviewed the
above proposal, and at this time we are not prepared to approve of this
application from a public health point of view.
"As of this date, the matter of water supply has not been settled, and we
hesitate to approve such an application".
York Region Planning Department -"It is noted that the subject lands
consist of the northern portion of the "Beacon Hall" property (Official Plan
Amendment Number 35). It is understood from ta 1 king to Mrs. S. Seibert,
that the app 1 i cant wishes to proceed with the tennis club on the subject
site apart from the remainder of the "Beacon Hall" development, since there
are servicing issues with the latter proposal which may take some time to
resolve.
"I do not anticipate any problems with the establishment of a tennis club as
such. However, the application makes no mention whether any related
facilities are proposed, such as a restaurant or related uses. Neither does
it indicate whether any housing development is proposed as was illustrated
on the "Beacon Hall" layout plan. If such facilities are proposed then the
question of how they are to be serviced may become an issue which should be
considered by the Medical Officer of Health and the Regional Engineering
Commissioner.
COUNCIL MEETING .•. WEDNESDAY, OCTOBER 30, 1985
-8 -
Concerns:
lighting of tennis courts
available water supply
incompatible with residents now in area
water -town or wells
West:
Jones:
Resolved that the necessary by-law be prepared and given first
reading at the Council meeting of November 18, 1985.
CARRIED
Mayor Illingworth requested the Planner to present the application
pertaining to Z-33-85 and Z-35-85 (Valsi/Edward/Vata Court).
Proposal -Application Number Z-33-85 and Z-35-85 (Valsi/Edward/Vata Court)
Location
The subject properties are located on Vata Court which runs in a
south-easterly fashion off of Edward Street. There are two app 1 i cations,
one for the property at the corner of Edward Street and Vata Court and one
for the property next to it along Vata Court.
Proposal
The applicants propose to amend the zoning category applying to the subject
property from "M2-General Industrial" to "M1-1 Restricted Industrial Service
Exception Zone".
Official Plan
The Official Plan states that ''The industrial classification of land means
that the predominant use of land in the designated areas shall be for
manufacturing, assembly, fabrication, processing, warehousing and storage of
goods and materials and extractive industries. The category may also
include limited public, insitututional, service commercial or other similar
uses, such as banks, restaurants, arenas and curling clubs deemed to be
compatible with and incidental to an industrial area, subject to an
amendment to the zoning by-law".
Comment
There are currently no criteria in the official plan for evaluating the
appropriateness of rezoning properties from "General" to "M1-1" either in
terms of location or need. It should be pointed out that traffic patterns
and needs are different in these service commercial areas than in the true
industrial areas which is at least one of the reasons why a rezoning prior
to the establishment of the use is required. These semi-commercial uses are
now scattered throughout the industrial area. It is suggested that it would
be appropriate to estab 1 ish nodes of such uses at major intersections.
While it is questionable that Engelhard Road and Edward Street would be
considered a major intersection, a node of like development--i.e. the
roller rink and banquet hall has already established in this area, thus
forming a node of semi-commercial development.
It is suggested that the new Official Plan should develop policies relating
to locational criteria for controlling the establishment of semi-commercial
or commercial service uses in the industrially designated area.
COUNCIL MEETING ••. WEDNESDAY, OCTOBER 30, 1985
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Agency Comments
Ministry of Transportation and Communications -no objection.
South Lake Simcoe Conservation Authority -no objection.
Concerns:
spot zoning
Buck: Resolved that this application be refused.
Barker:
CARRIED
Mayor Illingworth requested the Planner to present the next application.
Proposal -Application Number OP-36-85 (Graham et al)
Background
This proposal was before Council at its special meeting of October 2nd as a
zoning by-law application. When the notices of the hearing were originally
sent out, we did not indicate that an Official Plan Amendment was being
considered as well as the zoning by-1 aw amendment, we therefore had to
schedule the Official Plan Amendment hearing separately which is why it has
come before Council at this time.
Location
The subject property is located on the north side of Kennedy Street West
approximately 900 feet west of McDonald Drive.
Proposal
The applicants propose to amend the Official Plan from "Rural" to "Urban
Residential" and the zoning by-law from "H-Holding" to "R2-Detached Dwelling
Second Density" to permit the development of a 31 lot plan of subdivision on
the subject site. The proposed lots have minimum frontages of approximately
15 metres (50 feet) and a minimum area of 460 square metres (5,000 square
feet). A road system which would connect Kennedy Street through to the Andy
Investments plan and provide access to the property to the east is proposed
(see attached plan).
Official Plan
The Official Plan currently designates the area as Rural. The lands were
studied as part of the Aurora West Secondary Plan. The Aurora West
Secondary Plan envisaged that the area waul d be designated Urban
Residential, and provided for a population of 2,500 persons in the area. So
far two parcels owned by Heron Homes and Andy Investments have been
redesignated to Urban Residential to implement the Secondary Plan
recommendations. The area fronting Kennedy Street is the 1 ast remaining
area of Aurora West to be considered for development.
Kennedy Street must be extended through to Bathurst Street in order to
provide a second access to the Heron Homes subdivision. Ultimately the
street will be reconstructed from McDonald to Bathurst. The subject
property would be connected to the Andy Investments plan of subdivision to
the north. That p 1 an, which was recently draft approved, provided road
access between We 11 ington Street and Heron Homes Deve 1 opment. Deve 1 opment
of the subject lands would continue to expand the residential road
connections in the area.
COUNCIL MEETING ••. WEDNESDAY, OCTOBER 30, 1985
-10 -
Since the Andy Investments and Heron Homes properties have now been
designated as Urban Residential, as was provided for in the Aurora West
Secondary Plan, and draft plans have been approved on both properties,
approval of a development proposal on this property would be consistent with
both the Aurora West Secondary Plan and Council's general policy of
encouraging development of "infill'' properties.
This phasing plan was aimed primarily at avoiding premature development of
the south West Secondary Plan Area.
Agency Comments
Ministry of Natural Resources -no objections.
Director of Environmental Health -no objections.
Minstry of Transportation and Communications -no objections.
South Lake Simcoe Conservation Authority -no objections.
Region a 1 Planning Department -"Development of the subject 1 ands for urban
res i denti a 1 use waul d appear to be appropriate si nee the property abuts a
draft approved urban residential plan of subdivision (File 19T-84071) to the
north. I note that there are existing houses on large lots to the east and
west of the site. Development on the subject lands should be compatible
with that existing development."
Buck:
Ostick:
Resolved that the Planner be directed to prepare the necessary
By-Law.
CARRIED
ADJOURNMENT
West: Resolved that the meeting be adjourned at 11:35 p.m.
CARRIED
~4~. ~~--Mayor---···· ~ Clerk