MINUTES - Special Council - 19860917MINUTES OF THE SPECIAL COUNCIL MEETING HELD IN THE BOARDROOM AT THE
YORK REGION BOARD OF EDUCATION, WEDNESDAY, SEPTEMBER 17, 1986 AT 7:30P.M.
Present were:
Absent were:
Mayor West; Councillors Buck, Jones, McKenzie, Pedersen,
Timpson and Weller.
Councillor Barker due to a previous commitment, and
Councillor Paivio.
Also in attendance were K.B. Rodger, Clerk Administrator; C.E. Gowan, Deputy
Clerk; and S. Seibert, Director of Planning.
Mayor West advised those present that this meeting had been called as a
Public Meeting with respect to an application for amendment to the Official
Plan for Donald Schmidt, and for amendments to the Zoning By-law for Steven
Mills, Eric Taylor and J. Morning Estate.
The Deputy Clerk advised that the required notices of meeting were mailed on
August 11, 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.
The public meeting to hear application Z-34-86 began and Mrs. Seibert was
requested to outline her report.
Proposal -Application No. Z-34-86 (Stephen Mills)
Location
The subject lands are located at the northeast corner of Yonge and Maple
Streets.
Proposal
The applicants request an exception to the provisions of the "R-5 -Special
Mixed Density Residential Zone" to allow the existing building which fronts
on Yonge Street, now used as a residence to be used as a project hostel for
the Yellow Brick House. We are advised that this "project hostel" will be
used by up to 10 women and children as a residence while the women are
searching for permanent housing, preparing for future independence by such
means as job retraining, counselling and employment search. The Yellow
Brick House itself limits the stay of its occupants to six weeks . This
facility would provide for a longer stay. The Yellow Brick House
organization would lease the building and the residents would pay rent to
the Yellow Brick House. If needed, five additional parking spaces could be
provided at the rear of the building.
Surrounding Land Use
To the North:
East:
West:
South:
Official Plan
detached residential
detached residential
Hillary House (museum)
Our Lady of Grace Church
The subject lands are designated "Urban Residential''. The permitted uses
are as follows:
''The Urban Residential classification of land means that the predominant use
of the land in the areas so designated shall be for low, medium and high
density residential uses.
In addition, uses that are complementary to, or serve the basic residential
uses, and local commercial uses shall also be permitted by specific zoning
churches, nursing homes, day nurseries, and public utilities.''
The proposed use would be quite similar and compatible to a standard
residential use, hence, it would appear that it conforms to the Official
Plan.
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COUNCIL MEETING ••. SEPTEMBER 17, 1986
- 2 -
Planning Considerations
The applicant requests an exception to the "R5 -Special Mixed Density
Residential Zone" to permit a project hostel for single women and mother-led
families.
The house on the subject property will be a Yellow Brick House Stage 2
She 1 ter. The Stage 2 She 1 ter pro vi des 1 anger term shelter in a home
environment, whereas Stage 1 acts as a "drop in" or emergency she 1 ter for
distressed women. The proposed shelter waul d house up to ten women and
children. A staff person will devote approximately three and one half days
each week to the facility. The purpose of the shelter is to provide
guidance, job counselling and a stable environment to physically and
emotionally abused women.
The proposed use is very similar to that of any other residential rooming
house, save and except the presence of a social worker to provide assistance
and guidance. Hence it is felt that the proposal would essentially have no
different effect on the surrounding neighbourhood than the existing single
family residence. The Yonge Street location of the property with its noise
and high traffic volume limits the desirability of the property for detached
residential uses as well. This proposal therefore provides for an
alternative use which is compatible with the surrounding residences.
The applicant has indicated that up to five parking spaces could be provided
to the rear of the building, however, we are advised that it is unlikely
that many of the mothers would own cars therefore it may be more appropriate
to leave the back yard or some part of it in it's natural state as a play
area for children.
The applicants have specifically chosen a location on the bus route since
many of the residents would use public transportation. They have also made
arrangements with the church to use the church parking 1 at if the need
arises. It is suggested that the overall limit of ten occupants be included
as a provision in the By-law and that the possibility of providing a
1 imitation on the number of adults occupying the house at one time be
discussed with Yellow Brick House Staff. By imposing such limits, the
demand for parking and the overall effect on the neighbourhood can be
minimized.
Agency Concerns
Public Works
The only concern I have concerning this application relates to off street
parking.
Experience in the Yellow Brick House situation was that residents owned
automobiles and to a great extent parked illegally in the municipal parking
lot at 27 Yonge Street South.
Building Department
We have had no camp 1 a i nts re the Yell ow Brick House at the corner of
Wellington Street at Victoria, therefore I see no reason to object to the
requested rezoning.
Municipal Engineer
No objection.
Fire Department
No objection.
Leisure Services
No objection.
COUNCIL MEETING ... SEPTEMBER 17, 1986
- 3 -
Public Concerns:
1. parking;
2. spot zoning;
3. buffer between property;
4. play area for children;
5. long range zoning;
6. expansion of buildings on property; and
7. number of occupants allowed.
The public meeting on the application closed at 8:05 p.m. and Council opened
at 8:06 p.m.
Buck:
Timpson:
Resolved that the Planner be directed to prepare the necessary
by-law incorporating the following:
1. temporary zoning for three years;
2. maximum number of occupants allowed (10);
3. useage only Yellow Brick House;
4. no additional parking; and
5. back yard to be maintained as play area.
CARRIED
The public meeting reopened at 8:07 p.m.
Mayor West requested the Director of Planning to outline Z-31-86.
Proposal -Application No. Z-31-86 (Eric Taylor)
Location
The subject property is located on the north side of Ridge Road just before
it becomes a private laneway. The surrounding lands are primarily rural
residential with a large rural lot bordering the property to the north.
The lot itself is wedge shaped as it extends back from the road. A dwelling
is located at the northeast corner of the lot and is accessed by a driveway
which runs diagonally across the property. Lands to the south and east of
the driveway are wooded and have a general slope from west to east while
lands to the north are relatively flat and open.
Proposal
The app 1 i cant proposes to amend the zoning by-1 aw from "RU -Rura 1 Genera 1"
to "R -Rural Residential" to allow the property to be severed into two
separate land parcels fronting on Ridge Road west.
Official Plan
The subject property is designated as "Rural".
The consent policy for Rural areas recognizes that there are many properties
with agricultural limitations that are attractive for residential purposes.
The subject property is not good agricultural land and therefore rural
nonfarm residential and estate residential uses may be permitted but only on
a limited scale and at a low density.
Comment
The applicant has received approval from the Committee of Adjustment to
sever the subject property into two separate land parcels subject to
satisfying a number of conditions which include having the lands rezoned.
The lands are currently zoned "RU -Rural General" which would not permit
the severance on the basis that the zone requirements for the new land
parcels could not be met.
The lands would have to be rezoned "R -Rural Residential" which would
require a minimum lot area of .8 ha (1.9 acres) and a minimum lot frontage
of 45 metres (147.6 feet). This minimum lot requirement would ensure a low
density form of development.
COUNCIL MEETING •.. SEPTEMBER 17, 1986
- 4 -
None of the consulted departments had concerns with the application since
the Committee of Adjustment had dealt with a 11 development concerns in the
conditions of approval.
In summary, the applicants proposal would conform to the "Consent Policies
for Rural Areas" in the Official Plan subject to the lands being rezoned to
R -Rural Residential to ensure a low density form of rural nonfarm
residential development.
Public Concerns:
None.
The public meeting closed at 8:16 p.m. and Council opened at 8:17 p.m.
Buck:
Jones:
Resolved that the Director of Planning be directed to prepare
the necessary by-law for first and second reading. Third
reading of the by-law to be held until the matter of the
cemetery location is resolved.
CARRIED
The public meeting reopened.
Mayor West requested the Director of Planning to outline OP-32-86.
Proposal -Application Number OP-32-86 (Donald Schmidt)
Location
The subject lands are located at the northwest corner of Wellington Street
and Bayview Avenue.
Surrounding Land Use
To the North:
East:
West:
South:
Proposal
Agricultural
Agricultural
Agricultural
Detached Residence and Agricultural
The applicant proposes to amend the Official Plan of the Aurora Planning
Area from "Rural" to "Industrial and Commercial". The amendment is required
to allow the property to be developed as an industrial plan of subdivision
with a commercial block fronting on Wellington Street.
Planning Considerations
The applicant proposes to develop the subject lands as an industrial
subdivision with a commercial block which would be located at the northwest
corner of We 11 i ngton Street and Bayview Avenue. The proposal ca 11 s for 4
industrial lots ranging from 1.03 ha (2.56 acres) to 1.82 ha (4.5 acres)
with a total area of 10.1 ha (25.2 acres) and a commercial block of 4.6 ha
(11.33 acres).
The draft Official Plan would designate these lands and others in the east
portion of town as industrial. Any such redesignation should be done in a
careful and comprehensive manner to ensure the ultimate use and benefit of
these lands. The subject lands are located some distance from any existing
development and are currently surrounded by agricultural activities. This
is not to say that this application is entirely premature, however, it would
be most inappropriate to redesignate this property without having regard for
the surrounding lands.
The present proposal calls for a 4.6 ha (11.33 acres) commercial block in
addition to the proposed industrial. In considering the amount of recent
commercial plaza development and a possible further erosion of the downtown
marketing area Council should weigh carefully the implications of this type
of development in this location at this point in time.
COUNCIL MEETING ••• SEPTEMBER 17, 1986
- 5 -
In order to provide municipal services to the proposed development a number
of requirements exist. The subject lands are located outside the current
servicing boundary, hence, municipal watermains along Wellington Street
would have to be upsized and extended eastward. The sanitary gravity trunk
sewer proposed from the Wellington/Mary Street intersection to St. John's
Sideroad would have to be completed. Both of these extensions would require
a servicing study to investigate their technical feasibility.
On an earlier application, (Connie Realty/Dipede) which is located
immediately north of the subject lands, the Ministry of Agriculture and Food
indicated that the lands in the area are of high agricultural capability.
Documentation of the need for the industria 1 1 and use waul d have to be
provided to the Ministry. This would include:
-the necessity of the land use
-the amount of land needed
-the reasons for the choice of location; and
the consideration given to alternate locations on lower capability
agricultural land.
This application represents the fourth such industrial application in this
area in the past two years. After careful examination, Council had decided
to refer each of the three applications (Old Park Holdings, Magna
International and Connie Realty/Dipede) to the Official Plan Review. In
consideration that the present application as well as those mentioned above,
should be dealt with in a comprehensive manner, and in relation to other
surrounding lands, it is suggested that this application also be referred to
the Official Plan Review. The completion of a such a review will determine
such important factors as specific land use, density, location, design and
staging of the development of these lands.
Agency Comments
Public Works (by letter dated August 21, 1986)
servicing limits must be extended (policy change}
servicing study required to investigate technical feasibility
Industrial Parkway trunk sanitary sewer must be in service, upsizing of
water main on Wellington Street East
Regional approval required for entrance onto Wellington Street
Municipal Engineer (by letter dated September 2, 1986)
Our comments regarding the above noted applications are:
(a) We believe the subject property to be outside the current serviced
boundary;
(b) Municipal Watermains would need to be extended to service the subject
property;
(c) Sanitary drainage for the subject property is dependent
of the proposed gravity trunk sewer from the
intersection northerly to St. John's Sideroad;
upon completion
Wellington/Mary
(d) Development of the property needs to be governed by the application of
storm water management.
Leisure Services (by letter dated August 25, 1986)
1) Concerned about visual impact on Holland River area.
2) Would like to walk site, especially where river crosses Wellington
Street. As our goal is to provide a greenbelt from St. John's to
Sheppard's Bush we would like to assess the east side of river.
Building Department (by letter dated September 8, 1986)
I can see no reason for the Building Department to object to this Official
Plan Amendment. The rezonings will of course be subject to Site Plan
Agreement.
, .. ,-,,
-, ___ " ...
COUNCIL MEETING ... SEPTEMBER 17, 1986
- 6 -
Fire Department (by letter dated August 20, 1986)
No concerns at this time.
Lake Simcoe Region Conservation Authority
(by verbal comment of September 15, 1986)
More information is required from the applicant to adequately assess the
proposal.
Region of York Planning Department
(by verbal comment of September 15, 1986)
This application should be considered premature until an Official Plan
review is completed.
Mr. Hope, Planner, representing the owner of the property, addressed Council
and advised that the Holland Stream shown on the Official Plan Land Use
Schedule as on the Schmidt property was in error. This stream was not on
their property. Mr. Hope stated that they had been talking with
representatives of the Lake Simcoe Region Conservation Authority for
permits. Industrial land to the north and high quality commercial land to
the south is their plan for this property. Mr. Hope requested Council's
support of this amendment.
The public meeting closed at 8:34 p.m.
Council opened at 8:35 p.m.
Jones:
Timpson:
Resolved that this application be referred to the Official
Plan Review.
CARRIED
The public meeting reopened at 8:36 p.m.
Mayor West requested the Director of Planning to outline Application No.
Z-33-86.
Proposal -Application No. Z-33-86 (J. Morning Estate)
Location
The subject lands are located on the east side of Bathurst Street just north
of the proposed Aurora Heights Drive extension. The surrounding lands are
primarily residential with rural lands bordering Bathurst to the west in
King Township.
The property itself is a 1.78 hectare (4.3 acre) parcel of land which is
bounded by Bathurst Street to the west, Aurora Heights Drive to the south,
an Ontario Hydro substation to the north and the residential reserve blocks
of a neighbouring subdivision, fronting on Whispering Pine Trail, to the
east. A single family dwelling, accessory building and driveway fronting on
Bathurst Street occupy the property at the northwest corner.
The topography of the lands is characterized by a relatively flat open field
which has a gentle slope downward from west to east at the southwest corner.
Proposal
The applicant proposes to amend the zoning by-law applying to the subject
lands from "H -Holding" to "Rl -Detached Dwelling First Density
Residential" to allow the area to be developed for a plan of subdivision
containing 6 residential lots approximately .2 hectares ( .5 ac-res) in size
and 3 blocks for future residential development. Two of the residential
lots would front directly on Bathurst Street at the north end of the
property while the remaining four lots would front on Aurora Heights Drive.
It is the intention of the applicant to develop the remaining 3 blocks of
land 7, 8, 9 at a later point in time in conjunction with the neighbouring
residential reserve blocks 27 and 28 of Plan 65M-2395. The plan would be
fully serviced with municipal sewers and water supply.
'· ~~
COUNCIL MEETING ••• SEPTEMBER 17, 1986
- 7 -
Official Plan
The subject property was designated Suburban Residential through the Aurora
West Secondary Plan.
The objective of the Suburban Residential Area is to protect the present
character of the existing housing and adjacent rural lands along Bathurst
Street. Single family dwellings are permitted only with a minimum lot area
of .2 hectares (.5 acres).
Where development proposals are located within areas designated for Suburban
Residential land use the applicants will be required to produce detailed
. reports and mapping showing existing grades, vegetation cover, soil
characteristics and ground water 1 eve 1 s. The report should a 1 so pro vi de
detailed proposa 1 s concerning the following:
(a) methods of erosion control and slope stabilization
(b) the locations of and methods of ensuring proper functioning of septic
tank systems and the fields
(c) approximate building and driveway locations
(d) proposed alterations to grades and vegetation cover.
Where the existing topography and vegetation provide inadequate screening
adjacent to Regional roads, tree planting and landscaping shall be provided
in order to screen dwellings from vehicular traffic and to provide as much
privacy as possible.
In general, residential uses adjacent to arterial roads shall be developed
with reverse frontage and with adequate lot depths to provide for the
appropriate landscaping and buffering. The plan of subdivision as proposed
would conform to the Official Plan provided these policies can be met.
Comment
The subject lands are currently zoned "H -Holding". This category is
applied to lands which are intended for future development the plans of
which are uncertain.
It is the intention of the applicant to follow through the draft approval
process for the proposed plan of subdivision containing 6 lots and 3
residential reserve blocks.
The proposed plan as presently submitted identifies the need for an
appropriate R1 rezoning of the subject 1 ands to complement the Suburban
Residential land use designation set out in the Official Plan. The present
R1 -Detached Dwelling First Density Residential lot specifications would
require a minimum lot area of 2,000 square metres (21,528 square feet) and a
lot frontage of 30 metres (98.43 feet).
Staff feel the plan could meet the requirements
would conform to the Official Plan provided
1 andscapi ng are included in accordance with the
Residential Area.
of the zoning by-1 aw and
adequate screening and
po 1 i ci es of the Suburban
The proposal would infill an area of land between existing and proposed
suburban residential development in a complimentary manner. Some effort has
been made to locate the majority of the lots off the internal road network,
however, lot 5 would require an additional access of Bathurst Street (Region
of York Road No. 38).
The Region of York Engineering Department has expressed some concern over
this matter. In a verbal comment from the Traffic Department it was noted
that all access to the proposed plan of subdivision should be via an
internal road system and in order to prevent further access to Bathurst
Street a . 3 metre reserve should be p 1 aced a 1 ong the property 1 i ne on the
west side.
None of the other agencies and departments consulted had any objection to
this application.
COUNCIL MEETING ... SEPTEMBER 17, 1986
- 8 -
In summary, the proposed plan of subdivision appears to conform with the
Official Plan. The plan itself has not received draft approval so all
concerns regarding road and lot configuration, access and servicing
requirements, etc. will have to be dealt with prior to rezoning at the draft
plan stage. It is suggested that the preparation of the by-law should await
resolution of the Region's concerns respecting access requirements and
finalization of draft approval of the plan of subdivision.
Public Concerns:
None.
The public meeting closed at 8:45p.m. and Council opened at 8:46p.m.
Buck:
Weller:
CORRESPONDENCE
Resolved that the Director of Planning be directed to prepare
the necessary by-law for first and second reading. The third
reading of the by-law to be held until all concerns are
resolved.
CARRIED
1. Letter 18-45 -Mayor West memo to All Members of Council re: Town of
Aurora's Objection to Newmarket Official Plan Amendment No. 34 -Weston
Produce Inc.
Buck:
Jones:
Resolved that the Town's Solicitor and K.B. Rodger,
Clerk-Administrator be authorized to attend the Hearing to
represent the Town of Aurora in its objection to Official Plan
Amendment No. 34 (Weston Produce Inc.).
CARRIED
2. Letter 18-46 -Mayor West memo to All Members of Council re:
Inter-Municipal Committee to facilitate the Residence Location System
for Emergency Services
Buck:
Jones:
ADJOURNMENT
Pedersen:
Mayor
Resolved that Mrs. S. Seibert, Director of Planning be
appointed to sit on the Inter-Municipal Committee being formed
to facilitate the Residence Location System for Emergency
Services.
CARRIED
Resolved that the meeting be adjourned at 8:56 p.m.
Clerk