MINUTES - Special Council - 19921126TOWN OF AURORA
SPECIAL COUNCIL -PUBLIC PLANNING MEETING
NO. 55-92
Council Chambers
Aurora Town Hall
Thursday, November 26, 1992
7:30p.m.
MINUTES
COUNCIL MEMBERS IN ATTENDANCE
STAFF MEMBERS IN ATTENDANCE
Mayor West in the Chair;
Councillors Constable, Griffith,
Healy, Jones, McKenzie,
Pedersen, Timpson, and Weller.
Municipal Clerk, Director of
Planning, Planner, Planning
Technician, and Recording
Secretary.
Mayor West advised that this meeting had been called as a Public Meeting with regard
to the following matters:
PL92-119-452-Proposed Official Plan and Zoning By-law Amendment, Part of
Lot 86, Concession 1 E.Y.S., 202 St. John's Sideroad East, Mr. and Mrs. Fulton;
D09-04-91 and D14-04-92
PL92-120-453 -Proposed Zoning By-law Amendment, Part Lots 3 and 4, Plan
246, 15504 and 15520 Yonge Street, G.L. Heeringa Ltd.; Dl4-09-92
PL92-121-454-Proposed Zoning By-law Amendment, Part Lot 27, Plan 246, 25
George Street, Project H.O.S.T.E.L.; Dl4-10-92
PL92-122-455 -Proposed Zoning By-law Amendment, Part of Lot 5, Plan 246,
81 Industrial Parkway North, The Alvi Group; D14-11-92
Mayor West advised that applications associated with reports PL92-119-452 and PL92-
120-453 had been withdrawn at the request of the applicants.
The Public Meeting procedure and the opportunities available for concerned residents to
ask questions of the proponents of the applications scheduled for consideration were
explained.
Mayor West advised that any person who wished further notice of the passage of the
proposed By-laws under consideration could sign the forms available.
The Municipal Clerk advised that the required Notices of Meeting for these applications
were posted in compliance with the Planning Act by First Class mail to the 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. The necessary signs were posted
on the property in accordance with the rules of procedures under the Planning Act.
Aurora Special Council-Public Planning Minutes No. 55-92
Thursday, November 26, 1992
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DECLARATION OF CONFLICT OF INTEREST
There were no disclosures of interest under the Municipal Conflict of Interest Act.
APPROVAL OF AGENDA
#724 Moved by Councillor Timpson Seconded by Councillor Weller
THAT the content of the Agenda be approved as outlined herein, with the addition
of correspondence received from Weston and Associates for consideration along with
report PL92-119-452; correspondence received from G.L. Heeringa Ltd. for
consideration along with report PL92-120-453; correspondence received from Mr.
Terry Kirbyson for consideration along with report PL92-120-453; and
correspondence received from the Royal Canadian Legion, Branch 385, for
consideration along with report PL92-122-455.
CARRIED
PLANNING APPLICATIONS
PL92-121-454-Proposed Zoning By-law Amendment
Part Lot 27. Plan 246. 25 George Street
Project H.O.S.T.E.L.: D14-10-92
The Director of Planning provided an overview of the application, outlining the requested
exceptions to the standard RA2 zone and general provisions of the By-law. A video of the
subject lands and surrounding area was shown providing an enhanced overview of the intentions
of the applicants. The Director of Planning pointed out that the original proposal for a three-
storey condominium project with 12 parking spaces had obtained approval in principle from
Council in January of 1990, and that third reading of an implementing by-law had been pending
finalization of the site plan agreement. Given the length of time of inactivity since the initial
application was presented and in light of the change in proponents and proposed use, staff felt
the matter should return to Council as a new application in an effort to be fair to the nearby
residents.
Staff support the subject application as it conforms with the intent and policies previously
developed and adopted by Council. The building promotes housing intensification while creating
a transitional area between the existing high and low density uses. The elevations have been
designed to blend architecturally with existing surrounding development incorporating local style
features. Experience and research in determining parking demands of this nature of project
indicates that the front-yard parking may not be necessary and, accordingly, could be eliminated
in an effort to protect the integrity of the streetscape. However, to protect future parking
demands should the building change hands, it is suggested that the zoning be as site specific to
use and occupancy as possible and the site plan agreement incorporate provisions for future
restoration of normal parking standards. Other minor matters can be addressed during site plan
review.
Applicant's Comments
Mr. John Rogers, solicitor for the applicant, introduced the representatives of the project. Ms.
Jeanette Frost, a planning consultant for Yellow Brick House, addressed Council advising that
a meeting had been held with concerned Citadel residents. Ms. Frost provided a brief history
of the organization and the expectations of this project. Plans for staffing and building
maintenance provisions were presented.
Aurora Special Council-Public Planning Minutes No. 55-92
Thursday, November 26, 1992
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The proponents made copies available of a "Summary Report for the Evaluation of Property
Value Impacts: Non-Profit Housing", prepared for the Ontario Ministry of Housing by Eko
Research Associates Inc., and the OMB Order impacting the City of Toronto regarding reduced
standard parking by-laws and alternative/social housing. Ms. Frost assured those present that
the Board of Directors were more than willing to work with Staff and concerned residents to
resolve any issues to ensure the success and acceptance of the Yellow Brick House project.
Public's Comments
Concerns expressed by members of the public included the possible negative impact on property
values with the proximity of a such a project; a lack of property maintenance; the elevation and
visibility of the front yard parking; a general consensus that area parking was inadequate and
as such the resultant impact from the addition of another multiple residence; additional traffic
volumes; the removal of the maple tree in the rear yard; the grade of the driveway in relation
to the opposite drive and the natural slope of George Street; lack of security and permanent full-
time onsite supervision of residents; aesthetic appearance of structure; area property damage
during construction; possible structural damage to surrounding buildings due to vehicular
driveway traffic; and playground noise.
Ap,plicant's Responses
The proponents referred to the Summary Report and recent OMB decision to address property
devaluation and parking concerns. It was explained that the project is under the direct
supervision of a Board of Directors and as such provisions have been made for the maintenance
and general upkeep of the building. Unfortunately, damage during construction is always
possible, however, this particular project will be subject to a high level of scrutiny to ensure
protection of all interested parties. As well, structural engineers are also available to prevent
such happenings. It was stressed that this is a "second stage" project, and as such does not
require the same level of on-site supervision and security as does a "emergency" shelter. There
will be fencing around the proposed play area to ensure the safety of the children involved in
the program. It is virtually impossible to save or move the rear yard maple and, accordingly,
the proponents are willing to replace it with a mature tree. In addition, the proposed plans
include extensive landscaping. Location of the driveway, roof colour, building materials, and
fencing will all be addressed during the site plan process to the satisfaction of interested parties.
The Public Meeting closed and Council's consideration began.
#725 Moved by Councillor Pedersen Seconded by Councillor Weller
THAT the application be approved, subject to the zoning being as site specific
to use and occupancy as possible while complying with existing provincial laws
and ensuring the protection of future parking requirements; while addressing
the elimination of the front yard parking and adequate fencing through the site
plan process.
CARRIED
PL92-122-455 -Proposed Zoning By-law Amendment
Part of Lot 105. Plan 246. 81 Industrial Parkway North
The Alvi Group: Dl4-ll-92
The Director of Planning provided a brief overview of the proposed amendments to the
provisions of the Ml-9 zone to extend the range of uses to include churches, and religious
institutions and schools. Also recommended was the deletion of "plumbing shops" from
the list of permitted uses to avoid potentially incompatible land uses. It was suggested
the Building Code and provincial licensing requirements be utilized as safeguards to the
other concerns raised by Staff.
Aurora Special Council -Public Planning Minutes No. 55-92
Thursday, November 26, 1992
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The Public Meeting closed and Council's consideration began.
#726 Moved by Councillor Jones Seconded by Councillor Weller
THAT this application be approved subject to the deletion of "plumbing shops"
from the list of permitted uses and that all Building and Fire Code
requirements be met prior to third reading of the by-law.
CARRIED
ADJOURNMENT
#727 Moved by Councillor Timpson
THAT the meeting be adjourned at 9:15p.m.
CARRIED
J. WEST MAYOR L. ALLISON MUNICIPAL CLERK