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MINUTES - Special Council - 19860326j!! MINUTES OF THE SPECIAL COUNCIL MEETING HELD IN THE BOARDROOM AT THE YORK REGION BOARD OF EDUCATION, WEDNESDAY, MARCH 26, 1986 AT 7:30P.M. Present Were: Mayor West and Councillors Barker, McKenzie, Jones, Paivio (7:38 p.m.),Pedersen, Timpson & Weller (7:38 p.m.). Absent Was: Councillor Buck. Also in attendance were S. Seibert, Planner; K.B. Rodger, Clerk Administrator; and C.E. Gowan, Deputy Clerk. Mayor West outlined to the public how the Public Meetings are conducted. Mayor West advised those present that this meeting had been called as a Public Meeting with respect to applications for amendment to the Official Plan for Granada Investments Limited, El der-Pady, and St. Andrews Village -Phase II; and for amendment to the Zoning By-law for Granada Investments Limited, Avery-Boland, St. Andrews Village -Phase I and Phase II, and Priestly. · The Deputy Clerk advised that the required notices of meeting were mailed on February 21, 1986 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 West advised that any persons who wished further notice of the passage of the By-laws under consideration should sign the forms available before they leave the meeting. S. Seibert, Planner outlined to the audience the process which takes place when an Official Plan Amendment and a Zoning Amendment are received. Mayor West requested Mrs. Seibert to outline Application Number OP-38-85 .and Z-37-85. -Aoolication Number OP-38-85 and Z-37-85 Investments Limited Location The subject property is located at the north corner of Golf Links Drive and Yonge Street, with part of the frontage directly abutting Yonge Street. Proposal The applicants propose to amend the Official Plan from Commercial to Residential and the Zoning By-law from "C3 Service Commercial Urban" to "RA3 Third Density Apartment Residential" to permit the subject site to be developed for 150 apartment units in two buildings. The apartment buildings would be provided with 225 parking spaces. In addition, the existing 106 parking spaces would remain as overflow parking for the existing golf club. The building adjacent to Yonge Street would be 6 storeys in height and have 66 - 2 bedroom suites. The building adjacent to Golf Links Drive would be 7 storeys in height and have 84 - 2 bedroom units. Four vehicular entrances are proposed for the subject property, two from Golf Links Drive and two from Yonge Street. As well, a drop off bay from Golf Links Drive is proposed. The area is presently occupied by an overflow parking lot containing 103 parking spaces, two residences and real estate offices on Yonge Street and landscaping. Zoning The property is presently zoned "C3 -Service Commercial Urban" and "0 - Major Open Space". COUNCIL MEETING ..• WEDNESDAY, MARCH 26, 1986 - 2 - Official Plan The site is mainly designated "Commercial". The area around the pond was developed as part of the golf course and is designated "Major Open Space". The applicants proposed to re-designate the property to "Urban Residential" which would permit apartment development subject to certain locational criteria being met. The criteria which have been established in the Official Plan are as follows: "Urban residential development 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) in proximity to the Central Business District, or ii) in proximity to shopping centers, or iii) adjacent to arterial roads, and iv) where it is previously established that the schools, parks, roads, sewers and watermains, and other municipal services are adequate, and v) 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.c. 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." Although the Official Plan provides no guidance as to what separations should be used, consideration should be given to protecting the surrounding detached residential uses. Comment This is the third public hearing to consider an apartment proposal on the subject lands. This proposal is a substantial change from the last two which proposed: 1. 4 buildings having 6, 9, 8 and 7 storeys and containing 208 units; and 2. 3 buildings having 6, 6 and 7 storeys and containing 216 units. The applicants have now considerably reduced the number of residential units proposed and have also designed buildings which are lower. The buildings are stepped back from Yonge Street/Golf Links Drive thus reducing the impact of the buildings on these streets. The number of buildings have been reduced to two. The above ground parking which presently exists as an overflow parking area for the golf club will remain under the present proposal thus separating the buildings from the residential uses on the northern edge of the property. The applicants propose a landscaped strip of approximately 10 feet in width adjacent to the northerly lot line. It is suggested that this strip should be heavily landscaped with trees of sufficient height to provide screening adjacent to the low density residential uses. In addition, the applicants should consider a low berm in the landscaped area to provide as much enclosure for the property along its northern boundary as possible. COUNCIL MEETING •.• WEDNESDAY, MARCH 26, 1986 - 3 - Insofar as the zoning and official plan amendments requested are concerned, it is suggested that if Council finds the proposals as now presented acceptable that the Urban Residential Category be applied only to those parts of the property on which the apartment buildings are being proposed. The part of the property being proposed as overflow parking for the go 1 f course club house should be designated "Major Open Space" in the same way as the adjoining golf course is. Similarly, it is suggested that the residential zoning categories apply only to the blocks on which the buildings are actually proposed and that the zoning be specific so as to allow the proposal to proceed only as it is presently proposed. It is suggested that the normal practice of requiring that the details of the site plan agreement be completed prior to third reading of the zoning by-law be followed. The applicants stated that the concerns expressed by residents from past meetings had been taken into consideration when the present proposa 1 had been drawn up: two buildings -condominiums -separate ownership. Concerns (expressed by residents): parking area bordering on pond; privacy -from apartments overlooking Ransom Street; reduced property value; increased traffic; service entrance. Support: good idea -site specific zoning; reasonable -compromise Timpson: Jones: Resolved that the Planner be directed to prepare the necessary O.P. and Zoning Amendments to implement this proposal. Be It Further Resolved that residents who signed, be advised when the site plan is available for inspection. CARRIED. Mayor West requested the Planner to outline Application Number Z-10-86. Proposal -Application Number Z-10-86 (P. & J. Avery & A.W. & J. Boland) Location The subject property is located on the east side of Bathurst Street, north of the proposed Corridor subdivision and south of Aurora Highlands Go 1 f course. Proposal The applicants propose to amend the Zoning By-law from "H -Holding" to "R1 Detached Dwelling First Density Residential Zone", "R-2 -Detached Dwelling Second Density Residential Zone" and "0 -Major Open Space". A draft plan of subdivision relating to the property has been submitted proposing 27 units comprised of 13 -59 foot lots and 14 -1/2 acre lots. Official Plan The majority of the property is currently designated "Suburban Residential". A small strip along the northern boundary of the property is designated "Major Open Space" and an even smaller area on the southern part of the property is designated "Urban Residential". COUNCIL MEETING ... WEDNESDAY, MARCH 26, 1986 - 4 - Comment Offici a 1 Plan Amendment No. 27 re-designated this property from Rura 1 to Suburban Residential, Urban Residential and Major Open Space. A copy of Schedule "A" to Amendment No. 27 is attached. That amendment shows most of the subject property to be Suburban Residential requiring 1/2 minimum lot sites. When the Official Plan Amendment was carried out, a landscape analysis comprised of vegetation soils and topography was prepared. The site according to the analysis is mainly sugar maple, beech and hemlock with a band of "transition" forest which is hemlock, yellow birch, white pine, beech, sugar maple followed by a band at the northerly edge of the property of wetland forest which is hemlock, white cedar, yellow birch, willow, viburnum and dogwood. The topographic analysis reveals a very diverse landscape with a good portion of the area having slopes in excess of 20%. The proposed road access appears to follow the best route considering the topography, it does, however, propose to cross some very steep grades which will result in some fairly severe cuts to achieve acceptable road grades. In the southeast part of the plan, directly east of the proposed roadway, there is a fairly large area with slopes which exceed 20%. Lots 8 to 13 inclusive, are affected by this area of extreme slopes. These lots have frontages of 18 metres (59 feet) and 20 metres (65 feet) and depths from 46 metres (150 feet) to 60 metres (196 feet). While the greatest difference in elevation on these lots is from front and back, it is suggested that at least one lot be removed and the frontage redistributed among Lots 8 to 13 inclusive. That would result in lots being created having 23 metres (75 feet) of frontage with areas of approximately 12,000 square feet. While that is considerably smaller than the 1/2 acre minimum lot size planned for much of this area, the fact that sewers can be supplied to these lots will potentially result in greater tree preservation. By increasing the frontages of these 1 ots, there may be an opportunity to preserve some of the trees adjacent to the side lot lines. There is also a concern with Lots 4 and 5. These are relatively shallow lots having 35 metres (about 115 feet) of depth. They are located adjacent to the present Boland residence with there being only 8 metres (26 feet) of separation between the most easterly corner of the Boland house and the rear lot lines. To alleviate this it is suggested that Lot 4 be eliminated and a new lot further north be created. The access to the Boland property which would form a 1 ane between Lots 3 and 4 could a 1 so be wide ned in this way. The widening of this lane would provide greater separation between the actual houses on Lots 3 and 4 and traffic to the Boland house. As well, as has been discussed in connection with the Corridor property to the east, the cul-de-sac on this property should be joined with the cul-de-sac on the Corridor property which would be the extension of Petch Crescent. At the time that the subdivision itself is considered in detail by Council, it is suggested that there be a requirement for a tree preservation plan for the subdivision and also that individual site plans be prepared for all lots on the subdivision due to the complexity of the topography and the heavy tree cover on the site. Summary of Concerns Should Council approve this proposal, the following revisions are suggested: 1. Lot 4 should be eliminated and Lot 5 widened; 2. the lane access to the Boland house should be widened; 3. one lot should be eliminated between Lots 8 to 13 inclusive and the frontage distributed among Lots 13 to 8 inclusive; and 4. the road pattern should be revised to carry the cul-de-sac through to the adjoining property to the east. COUNCIL MEETING .•. WEDNESDAY, MARCH 26, 1986 - 5 - Concerns: increased traffic -Petch Crescent; joining of the cul-de-sacs; cost of maintenance. Timpson: Jones: Resolved that the Application be forwarded to the next Planning Committee meeting for a report. Mr. Derkowski to be invited to attend. CARRIED. Mayor West requested the Planner to outline Application Number OP-05-86. Proposal -Application Number OP-05-86 (James Elder and W. Pady) Location The subject property is located on the west side of Yonge Street south of Ridge Road, with frontage on Ridge Road as well as Yonge Street. Proposal The applicants propose to amend the Official Plan from "Rural" to "Estate Residential" to permit the development of a plan of subdivision. A plan submitted in support to the Official Plan shows a total of fifteen 2 acre lots. Existing Official Plan The subject lands are presently designated "Rural" in the Official Plan. Official Plan Amendment No. 36, which is the Aurora Southwest Secondary Plan, shows these lands as being in an Estate Residential Study Area for the most part with the Yonge Street frontage in "Rural Corridor". The Aurora Southwest Secondary Study determined that the 1 ands within the Estate Residential Study Area have potential for estate residential but that further investigations are required. The applicants have now carried out engineering studies to support the application. Comment As was noted above, these lands are part of the Aurora Southwest Secondary Study. That study found that the lands have suitability for Estate Residential Development after investigations regarding soil types, topography and agricultural capability but concluded that more detailed investigation is required to ensure the appropriateness of Estate Deve 1 opment. · The applicants have carried out engineering studies which support the application. The subject lands are surrounded on three sides by land that is designated and/or developed for Estate Residential uses. The applicants approached Council last summer prior to the third reading of the Aurora Southwest Secondary Plan with the request that their 1 ands be designated Estate Residential in the same way as the lands surrounding are. Council at that time indicated that it was willing to withhold third reading of the Secondary Plan to allow the owners to prepare a plan for the property and carry out the necessary engineering studies. Counci 1 a 1 so felt that since public meetings on the Secondary Plan had been held, a further public meeting dealing specifically with this property should be held. Should Council now find that this proposal is acceptable, it is suggested that the Schedule "A" to the Aurora Southwest Secondary Plan be amended to show the subject lands as Estate Residential and that the Aurora Southwest Secondary Plan be considered in third reading. COUNCIL MEETING .•. WEDNESDAY, MARCH 26, 1986 - 6 - Since there are four members who have been elected to Council since the first and second reading of the Southwest Secondary Plan, it may be appropriate to present an explanation of the plan to either the entire Council of the new members prior to the plan coming before Council for third reading. Agency Comments Concerns: Ministry of Transportation and Communications: indicates that it will require a one foot reserve across frontage except where existing entrances are located require a setback of 7.6 metres from highway. pace of development; impact on wells in area; elevation changes; tree preservation; privacy invasion; intersection, as shown, in low area -drainage problems; design of proposed houses; access onto Yonge Street. Timpson: Jones: Resolved that the Planner be directed to prepare the necessary Amendment to Schedule "A" to the Aurora Southwest Secondary Plan to show the subject lands as Estate Residential and that the Aurora Southwest Secondary Plan be considered in third reading. CARRIED. Mayor West requested the Planner to outline Application Number Z-06-86. Location The subject property is located on the north side of Orchard Heights Boulevard at Yonge Street. Proposal The applicants propose to amend the Zoning By-law to permit the six (6) residential units numbered 19A through 23A inclusive, and 29A, to be zoned for dual purposes in order that they may be leased either for residential or commercial uses. Official Plan The property was designated for Mixed Commercial and Residential uses by Official Plan Amendment No. 17. That amendment set out a number of requirements which are listed below: i) that the residential component is not greater in floor area than the commercial component; ii) that both the residential and commercial parking requirements are accommodated on the site; iii) that the subject lands will with special provisions commercial use; and be placed in a special zoning category respecting the combined residential iv) that a site plan agreement be entered into between the applicant and the Municipality respecting such provisions of Section 35a of The Planning Act as may be deemed necessary. COUNCIL MEETING ... WEDNESDAY, MARCH 26, 1986 - 7 - Current Zoning The property was zoned for Mixed Commercial and Residential uses by By-law 26-1-83. That by-law permitted approximately 40,000 square feet of commercial floor area on the ground floor plus a number of commercial units on the upper floor. That was subsequently amended to allow commercial uses over the part of the site used as the Unicorn Pub. Comment The applicants have now requested that six (6) upper units be allowed to be used for either resi denti a 1 or commercia 1 uses. These units are above the Golden Griddle Restaurant or Village Deli. The applicants, who are the current managers of the mall, are concerned that residential uses in the area will be disturbed by noise or odors from the restaurant uses. The commercial use of these units would require approximately 27 parking spaces for retail and 20 spaces for offices. The residential use would require nine ( 9) spaces. In the overall concept submitted in support of applications OP-07-86 and Z-08-86 which deal with the westerly part of the property, a total of 492 parking spaces are provided. That parking provision is in excess of the requirements even when these u~its are included as Office Commercial in the calculation. There would, therefore, appear to be adequate parking to allow the conversion. The present parking requirements as set out in the Zoning By-law are currently exceeded so that adequate parking exists even if the western application for extension of the shopping center is not approved. The Official Plan provides that than the commercial component. residential units to commercial. the residential component cannot be larger It does not preclude the conversion of Jones: Timpson: Resolved that the Planner be directed to prepare the necessary By-law for Council's consideration. CARRIED. Mr. West requested the Planner to outline Application Numbers OP-07-86 and Z-08-86. Proposal -Application Numbers OP-07-86 & Z-08-86 (Geoffrey L. Moore Realty Inc. -St. Andrews Village Phase II) Location The subject property is located on the north side of Orchard Heights Boulevard between St. Andrews Court and the St. Andrews Square Shopping Centre. Proposal The applicant proposes to amend the Offici a 1 Plan from "Commercia 1" to "Res i denti a 1" on the western portion of the property. The zoning by-1 aw is proposed to be amended from "H -Holding" to "C4 -Shopping Centre Commercial Zone" and "R6 -Row Dwelling Residential Zone". This will permit an extension of St. Andrews Village and the development of the site for some rowhouse density housing, similar to that existing on St. Andrews Court. The plans submitted in support of the proposal are for an approximately 35,000 square foot extension to the existing mall which would act as a continuation of the existing mall in terms of building design. The present plans are for a large building at the north end of the site with a number of connected units forming the western edge. The i nterna 1 pedestrian traffic would continue through this area in much the same manner as it presently does. The site would continue to be serviced by two access points to Orchard Heights Boulevard. A total of 492 parking spaces are proposed which exceeds the requirement. COUNCIL MEETING •.• WEDNESDAY, MARCH 26, 1986 - 8 - The residential component of the proposal is for 23 townhouses located on a public cul-de-sac having access to Orchard Heights Boulevard. Six of the townhouses would have direct access to Orchard Heights Boulevard. The frontages of the townhouses would be approximately 25 feet. The overa 11 density of this would be 11.5 units per acre under the current proposal. Existing Official Plan The subject property is all currently designated commercial. It was ori gina lly intended to serve as the site of a Community Shopping Centre which was proposed for the site in 1974. Existing Zoning The property is currently zoned "H-Holding". Comment As was noted above, this property was originally intended to serve as the site for a Community Shopping Center having an overall property area of 15 acres and a floor area of about 200,000 square feet. In 1981 the Zoning By-law and Official Plan were amended to allow the St. Andrews Square to deve 1 op. The proponents felt that a Community Shopping Centre could not be attracted to the site because of the competition from larger shopping centers in neighboring communities. The decision was made to allow the site to be partially developed on this basis. Since the entire site was originally planned for a shopping center, it is suggested that this use which would allow rezoning for an addition to the existing center, is in keeping with the original concept for the property. It is desirable to concentrate commercial development in locations already designated rather than to allow for new scattered commercial development. This addition may add greater viability to the existing site. In addition, there is now a larger new residential population in either recently constructed housing or in various development stages which should result in approximately 4,500 people all of which will have internal access to Orchard Heights Boulevard, the residential collector street on which this proposed expansion would be located. Insofar as the residential component is concerned, at the time the St. Andrews Square development was approved, it was indicated that a change from the commercial designation to a residential designation was contemplated. The present proposal has two features, it provides a transition between the existing residential development and the commercial area and it also provides the opportunity to provide more affordable freehold housing. The proposed residential development would appear to meet the Official Plan criteria for higher density development in that it is near to a shopping center, and an arterial road, schools, parks, roads, sewers and watermains and other municipal services are adequate. The site fronts on a major residential collector street and is near to the street's signalized intersection with Yonge Street. Concerns: buffer required; grade differential; drainage; elimination of lots (-3); construction to date; traffic -heavy trucks. Paivio: Barker: Resolved that this Application be referred to the Planning Committee for further study and staff input. DEFEATED. COUNCIL MEETING ... WEDNESDAY, MARCH 26, 1986 - 9 - Jones: Timpson: Resolved that the Planning Committee report on this Application and the Planner be directed to prepare the necessary By-law Amendments. Be It Further Resolved that the residents who signed the sheet be ad vi sed, prior to third reading of the By-1 aw, that the Site Plan is available for inspection. CARRIED. Mayor West requested the Planner to outline Application Number OP-09-86. Proposal -Application Number OP-09-86 (Victor Priestly Contracting Limited) Location The subject property is located on the north side of Bloomington Road, east of the Ontario Hydro right-of-way and west of Leslie Street. Proposal The applicant proposes to amend the Offici a 1 Plan from "Rura 1" to "Industrial". The lands are currently used for storage of earth fill and topsoi 1. It is proposed that some of the materia 1 s on site be removed to lower the grade and possibly that a berm be built to provide visual amenity along Bloomington. The site is about 1.18 ha (approximately 3 acres) in area. A copy of the site plan submitted in support of the application is attached. This plan shows an office area of 165 square metres {approximately 1,775 square feet) having a height of 4 metres (approximately 13 feet) and an industrial building having 645 square metres (approximately 7,000 square feet) having a height of 6.5 metres {approximately 21 feet). The easterly half of the front of the property would be paved while the entire rear half of the property is to be gravelled. This area would be used for the storage of trucks. The rna in use of the property waul d be a trucking firm with fueling, storage and repair areas provided on the site. Existing Official Plan The subject lands are currently designated ''Rural''. Comment The subject lands are located on Bloomington Road, a major east-west arterial street which interchanges with Highway 404. Property abutting this street is highly visible to the passing public. Regional Engineering has pointed out in connection with Offici a 1 Plan Amendment No. 38 which is located east of this property that one additional access will be permitted between the Hydro right-of-way and Leslie Street. It has suggested and Council has agreed that a service road should be required to provide access to individual properties on this area. It has also suggested that an overall development plan be prepared for the area between Bayview Avenue and Leslie Street on the north side of Bloomington Road. The Regional Planning Department has suggested that this plan should address 1 and uses, servicing, accesses to Region a 1 roads, the impact of existing industrial uses and truck traffic on possible development, as well as other matters including the potential for aggregate extraction in the development plan area. The staff position on Official Plan Amendment No. 38 was that these studies needed to be done before any development in the area is approved. It is now suggested that these studies should be carried out prior to the approval of any additional development in the area. COUNCIL MEETING •.. WEDNESDAY, MARCH 26, 1986 -10 - The issue of land use, in particular, needs to be addressed in view of the mixture of estate residential and industrial uses or land use designations (see attached) which are either approved or proposed, and also the very highly visible nature of the area and the impression it will create as Aurora's southerly boundary. In addition, as was suggested by Regional Planning, the issue of servicing and also fire protection needs to be addressed. Concerns: noise; increased traffic; dust caused by increased traffic; setting precedent -zoning small parcel of land. Timpson: Paivio: CORRESPONDENCE Resolved that the Planner be directed to prepare a report on the overall development of this area and address the following: a) b) c) d) land use; servicing access to Regional roads; impact of existing industrial uses and truck traffic on possible development; potential for aggregate extraction in the development plan area. CARRIED. 1. Letter 8-26 -City of Peterborough re: site value assessment Timpson: Resolved that this letter be received. Barker: CARRIED. 2. Letter 8-27 -Persechini Run/Walkathon re: Closing of St. Johns Side road Jones: Paivio: Resolved that permission be granted to the Persechini Run/Walkathon organization to close off St. Johns Sideroad from Leslie Street to Bayview Avenue from 9:00 a.m. to 11:00 a.m. on May 25, 1986 for its annual run. CARRIED. 3. Letter 8-28 -Persechini Run/Walkathon re: "Run or Wa 1 k for the Physically Disabled Children Week" Weller: Barker: Resolved that the week of May 19, 1986 be proclaimed "Run or Walk for the Physically Disabled Children Week" in the Town of Aurora. CARRIED. COUNCIL MEETING •.. WEDNESDAY, MARCH 26, 1986 -11 - RESOLUTIONS 1. Family Leisure Complex Pedersen: Jones: NEW BUSINESS Whereas the Town of Aurora submission to the Ontario Municipal Board proposed that $600,000.00 would be raised for the Aurora Family Leisure Complex, and whereas those funds are not now in hand, Therefore let it be resolved, that the Council of the Town of Aurora would advise the Ontario Municipal Board that it does hereby guarantee and commit the security of such funds in the amount of $600,000.00 pending actual receipt, such funds to be committed from the Services Reserve Fund until recovered. CARRIED. 1. Meeting with Canada Post Mayor West advised Council members that a meeting had been arranged with Mr. Charles Hunter of Canada Post for Thursday, April 3, 1986 at 7:30 p.m. to discuss the future mail system in Aurora. UNFINISHED BUSINESS 1. Meeting of Council in Committee Barker: Weller: ADJOURNMENT Jones: Mayor Resolved that a meeting of Council in Committee be held on Monday, April 7, 1986 at 7:00p.m. CARRIED. Resolved that the meeting be adjourned at 10:55 p.m. CARRIED. rrerk: