MINUTES - Special Council - 19930527TOWN OF AURORA
SPECIAL COUNCIL -PUBLIC PLANNING MEETING
NO. 16-93
Council Chambers
Aurora Town Hall
Thursday, May 27, 1993
7:30p.m.
~ m--MINUTES II
COUNCIL MEMBERS IN ATTENDANCE
STAFF MEMBERS IN ATTENDANCE
Mayor West in the Chair;
Councillors Constable, Griffith,
Healy, McKenzie, Pedersen, and
Weller.
Councillor Jones was absent on
vacation. Councillor Timpson was
absent.
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
proposed official plan and rezoning amendments by Maple Leaf Foods Inc., Part of Lot 84,
Concession I E.Y.S., Part of Lot 86, Registered Plan 246, 6 Old Yonge Street, D09-03-92/D14-
03-92; with regard to the proposed zoning amendment by West Hill Redevelopment Company,
Blocks E and F, Plan M-57, Batson Drive, D14-06-93; and with regard to the proposed zoning
amendment by Coscan Development Corporation, Part of Lot 1, Registered Plan 246, Parts 1
and 2, Plan 65R-15124, 2-24 Orchard Heights Boulevard, D14-05-93.
The Public Meeting procedure and the opportunities available for concerned residents to ask
questions of the proponents or 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 Applications D09-03-92
and D14-03-92 were mailed on April 26, 1993, and the required Notices of Meeting for
Applications D14-05-93 and D14-06-93 were mailed on May 6, 1993, in compliance with the
Planning Act, by First Class Mail, to the addresses within 120 metres of the area 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 properties in accordance with the rules of procedure
under the Planning Act.
DECLARATION OF CONFLICT OF INTEREST
There were no disclosures of Interest under the Municipal Conflict of Interest Act.
"
Aurora Public Planning Minutes No. 16-93
Thursday, May 27, 1993
APPROVAL OF AGENDA
Page2
#318. Moved by Councillor Griffith Seconded by Councillor Constable
TIIAT the content of the Agenda be approved as outlined herein, with the
addition of the correspondence received from Alcorn & Associates Limited, the
correspondence and petition from Irma Gutsch, and the correspondence from Jean
Markham.
CARRIED
PLANNING APPLICATIONS
PL93-040-151-Proposed Official Plan and Zoning By-law
Amendment. Part Lot 84. Concession I E.Y.S .. Part Lot 86.
Registered Plan 246. 6 Old Yonge Street. Maple Leaf Foods
Inc.: D09-03-92 and D14-03-92
The Director of Planning provided a brief overview of the application. A video of the lands in
question was shown. A proposed condominium row house development was previously approved
in principle by Council subject to the resolution of various issues. As a result of the
recommendations contained in technical studies regarding site servicing, traffic and
environmental noise impact, the applicants have altered the concept plan. Accordingly, it was
determined that an additional Public Meeting be scheduled to reconsider the application. Staff
have worked with the applicants in an attempt to finalize the design plan. Several items require
alterations or further clarification between the parties. An interest-bearing annuity is suggested
with respect to the future maintenance of the public cul-de-sac. The open space block contained
within the floodplain is proposed to be added to Craddock Park with cash-in-lieu of parkland to
be payable at subdivision agreement stage. To achieve a lot coverage more consistent with other
similar developments in the community, the staff report suggested altering the number of units
or decreasing their footprint. Staff also suggested the driveways be redesigned in order to
permit greater lawn area and alleviate the crowding of driveways and problems to be
encountered with winter maintenance. Work should continue with the Ministry of the
Environment to ensure proper demolition and clean up of the site.
Applicant's Comments
Mr. Robert Johnson, of Alcorn & Associates Limited, addressed Council on behalf of the
proponents. He advised that the proposed modifications to the original configuration addressed
technical issues previously identified by various bodies. The parking facilities have been
relocated to the front yard as a result of constraints imposed by the Conservation Authority with
respect to filling above the flood plain and ensuing finished elevation in conjunction with the
noise attenuation barrier required. The total number of units has been reduced to 35 and will
be composed of a mix of housing forms with a proposed freehold tenure via a Plan of
Subdivision as opposed to a condominium. The central court will remain a dominant feature in
the proposal. Mr. Johnson introduced Mr. David Easton, the architect for the project, who
presented design and elevation drawings. Mr. Easton indicated that this configuration could
address both the elevation and drainage concerns previously expressed. As well, snow storage
could be accommodated around the courtyard and pedestrian access to Yonge Street will be
provided by way of a trail connection constructed in conjunction with an overflow storm
drainage route.
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Aurora Public Planning Minutes No. 16-93
Thursday, May 27, 1993
Page 3
Mr. Johnson reiterated that all concerns can be addressed through compromise and negotiations
of the various approval and agreement stages. Concern with the prospect of further reducing
the unit count was expressed as viability of the project might be jeopardized. With respect to
the coverage issue, he suggested the calculation encompass a block of units rather than individual
ones. Mr. Johnson indicated his client was also concerned about the requirement to contribute
cash-in-lieu of parkland in addition to conveyance of the open space lands and that the suggestion
of an annuity for cul-de-sac maintenance was onerous, and noted that his client proposes possible
joint ownership of the courtyard in lieu of the annuity.
Public's Comments
The neighbouring commercial uses and possible future confrontations with purchasers continues
to be a concern regardless of the mitigation measures suggested or the warnings proposed for
offers to purchase and agreements filed in land titles. The applicant is willing to continue to
work with adjacent commercial neighbours in order to reduce site effects of noise and lighting
impacts. In response to the question of soils testing requirements, it was pointed out that the
Ministry of the Environment generally requests testing at the time of submission of draft plan
of subdivision and did not initially request testing when details of the site decommissioning were
provided.
The Public Meeting closed at 8:26p.m. and Council's deliberations began.
#319. Moved by Councillor Pedersen Seconded by Councillor McKenzie
THAT the concept in principle be supported;
THAT the implementing Official Plan Amendment be drafted and tabled;
THAT issues relating to Leisure Services and Public Works concerns, technical
zoning details and other matters such as noise and coverage be resolved prior to
third reading of both the Official Plan Amendment and the implementing zoning
by-law through the site plan and subdivision approval process.
CARRIED
PL93-041-152-Proposed Zoning By-law Amendment. Blocks
E and F. Plan M-57. Batson Drive. West Hill Redevelopment
Company: D14-06-93
The Director of Planning provided an overview of the current proposal and a history of the
applications affecting the property. A brief video detailing the constraints of the subject lands
was shown. Although residential development represents an appropriate and compatible use of
the lands, alleviating many concerns associated with the previous commercial proposal, it is
recognized that the irregular land configuration poses development constraints which may
warrant the granting of various exceptions. Staff concerns identified include excessive lot
coverage, storm water requirements, view from adjacent parklands, and proposed frontages.
These concerns can be addressed through the reduction in the number of units or alternately
through adjustment of lot lines and building design and siting. Concerns regarding the high
visibility of the site, relationship to adjacent development, along with fencing, material and
design considerations could be addressed through the site plan approval process. A request has
been received from the Conservation Authority to be involved in this process. The applicant
may be required to enter into an agreement with the Town for the provision of municipal
services prior to final approval.
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Aurora Public Planning Minutes No. 16-93
Thursday, May 27, 1993
Page 4
Annlicant's Comments
Mr. Cherniak pointed out that the applicants are willing to work with staff and possibly
reconfigure the site in order to maintain the number of requested units. The applicants feel that
an arrangement can be reached to produce a development that will complement the area. A
sketch showing how the lot lines might be reconfigured to achieve coverage requirements was
provided.
Public's Comments
Clarification regarding the status of this proposal should development of the adjacent Maple Leaf
lands application fail was sought. It was explained that the lands were placed in the "Holding
(H) Zone" category in accordance with a condition imposed by the Ministry of the Environment.
Development of the site cannot proceed until such time as appropriate approvals are received
with respect to the decommission and clean up of the site of the previous application.
The Public Meeting closed at 8:45 p.m. and Council's deliberations began.
#320. Moved by Councillor Weller Seconded by Councillor McKenzie
THAT approval in principle be granted to the application and staff work with the
proponent to resolve the technical concerns including providing a 5. 69 metre
minimum frontage and a maximum permitted coverage per unit of 40%, issues
related to aesthetics and prominence of the site in relation to the adjacent open
space and proposed development to the north, grading and servicing, and
provision of sufficient rear yard setback to accommodate stormwater management
and amenity space requirements; and
THAT third reading of the amending By-law await site plan approval, resolution
of the application on the Maple Leaf lands and release subject property by the
Ministry of the Environment as required under the subdivision agreement.
CARRIED
PL93-042-153-Proposed Zoning By-law Amendment. Part Lot 1.
Registered Plan 246. Parts 1 and 2. Plan 65R-15124.
2-24 Orchard Heights Boulevard. Coscan Devel<wment Corporation:
D14-05-93
The Director of Planning provided an overview of the proposal, along with a brief video
detailing the subject lands. Mrs. Seibert outlined the zoning currently in place. The applicants
request that the list of permitted commercial uses be amended to include commercial and private
schools, public and commercial clubs, health centres, drive-in and take-out restaurants, bake
shops and bake shops special, day care centres and religious institutions in addition to all C4
zone uses. They also request that all second storey units be zoned so as to provide the option
of either commercial or residential. Staff support the proposed additions with the exception of
drive-in restaurants and private and commercial schools but suggest that day care centres be
limited to Building B, which has the centre court yard as an outdoor living area. They also do
not support extending the option of either residential or commercial uses to the second floor of
Building B. To avoid potential conflicts, staff recommend that automobile service centres,
gasoline bars and automobile washing establishments be deleted from Building A and that dry
cleaning establishments and laundries be replaced by dry cleaning depots as a permitted use.
It was noted that adult entertainment parlours would not be permitted.
Aurora Public Planning Minutes No. 16-93
Thursday, May 27, 1993
Page 5
Applicant's Comments
Valerie Petta, representing the applicant, advised that the two phases of this development have
successfully combined commercial, residential and professional uses. With the addition of the
second phase, the project is truly community based. Ms. Petta indicated that they are willing
to work with staff and compromise in order to achieve an expanded list of commercial uses that
they can offer a prospective leasee.
Public's Comments
Concerns expressed by neighbouring residents included the potential increase in noise, nuisance,
and traffic attributed to drive-in restaurants, schools and day care centres, maintenance of the
status quo, and devaluation of property. The differences between "take-out" and "drive-in"
restaurants was clarified. Noise attenuation barriers exist and could be increased if required.
Establishing limits on class sizes for commercial schools would deter various types of schools.
Staff could investigate this aspect and report further.
The Public Meeting closed at 9:10p.m. and Council's deliberations began.
#321. Moved by Councillor Weller Seconded by Councillor Constable
THAT the list of permitted uses be amended to include dry cleaners distribution
stations or depots, public and commercial clubs, health centres, bake shops and
bake shops special, and religious institutions in addition to all C4 zone uses with
the exception of automobile services centres, gasoline bars and automobile
washing establishments, dry cleaning establishments and laundries;
THAT take-out restaurants not be permitted;
THAT this revised range of uses only be permitted in units currently zoned for
commercial use;
THAT day care centres also be permitted in commercial units in Building B;
THAT existing regulations related to the location of commercial, storage and
residential uses remain unchanged; and
THAT staff prepare an additional report with respect to the use of small
commercial schools and concerned residents be notified when the report is tabled.
CARRIED
ADJOURNMENT
#322. Moved by Councillor Weller
THAT the meeting be adjourned at 10:10 p.m.
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CARRIED
J. WEST~ MAYOR L. ALLISON, MUNICIPAL CLERK