MINUTES - Special Council - 19940224II
TOWN OF AURORA
SPECIAL COUNCIL -PUBLIC PLANNING MEETING
NO. 06-94
Council Chambers
Aurora Town Hall
Thursday, February 24, 1994
7:30p.m.
MINUTES II
COUNCIL MEMBERS IN ATTENDANCE Mayor West in the Chair;
Councillors Griffith, Healy,
Jones, McKenzie, Pedersen,
and Weller.
STAFF MEMBERS IN ATTENDANCE
Councillors Constable and
Timpson were absent due to
previous commitments.
Municipal Clerk, Director of
Planning, Planning Technician,
and Recording Secretary.
Mayor West advised that this meeting had been called as a Public Meeting with
respect to several applications. These included application for proposed Official
Plan and Zoning By-law amendment with respect to Lots 1-4, Plan M-51 being
1, 3, 5 and 7 Allaura Boulevard, Macont Developments Inc., D09-01-94 and
D14-01-94; proposed Zoning By-law amendment with respect to Part of Block
A, Registered Plan 535 being 155 Wellington Street East, T.J.C. Rombos
Investments Inc., D14-02-94; and proposed Zoning By-law amendment with
respect to Part of Block A, Registered Plan 289, Part 1, Plan 65R-2814, being
145 Wellington St. East, Namcho N. Park and Woon Yong Chung, D14-1 0-93.
The Public Meeting procedure and the opportunities available for concerned
residents to ask questions related to the items tabled for consideration were
explained and Mayor West advised that any person who wished further notice
of the passage· of the proposed By-laws under consideration could sign the
information forms available.
The Municipal Clerk advised that the required Notices of Meeting for application
numbers D09-01-94 and D14-01-94 were mailed January 24, 1994, and the
notices for application number D14-02-94 along with application number D14-
1 0-93 were mailed January 31, 1994. These notices were mailed in
compliance with the Planning Act, by First Class Mail, to the addresses within
1 20 metres of the subject areas, as shown on the last revised assessment rolls
of the Town of Aurora, to which the proposed By-laws would apply. The
necessary signs were posted on the subject 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 Special Council -Public Planning Minutes No. 06-94
Thursday, February 24, 1994
APPROVAL OF AGENDA
Page 2
#121. Moved by Councillor Weller Seconded by Councillor Jones
THAT the content of the Agenda be approved as outlined herein.
CARRIED
PL94-019-064-Proposed Official Plan and Zoning By-law
Amendments. lots 1-4 Plan M-51. 1. 3. 5. and 7 Allaura Blvd ..
Macont Developments Inc.: D09-01-94 and D14-01-94
The Director of Planning provided a brief overview of the proposal. The
applicants propose to amend the site specific Official Plan policies applying to
the western portion of the lands and to amend the designation of the eastern
portion to permit the expansion of the existing auto campus. A maximum of
four buildings to be used for auto dealerships, service areas, and related uses
with a total of 480 parking spaces are proposed. The existing right in only
access from Yonge Street and full access from Allaura Boulevard will serve the
expanded campus. Adjustments to the layout of the existing parking area will
be required to accommodate the shared access, resulting in a loss of nine
parking spaces. Requested amendments to the Zoning By-law are required in
order to rezone the eastern portion of the site and to amend site specific
provisions to recognize the expanded development. Although staff generally
support the proposal, concern remains with the ratio of parking spaces to the
number of dealerships. In the past, the northern auto campus has been used
as a guide in determining parking requirements. The composition of uses and
number of dealerships within the campus need to be regulated in order to
provide sufficient on-site parking and emergency access. Specific details of
proposed uses and associated parking requirements could be confirmed through
the site plan approval process and incorporated into the Zoning By-law
amendment.
Applicant's Comments
Mr. Robert Johnston, agent for the proponents, commented that the applicants
were available to provide specific details with respect to the dealerships, if so
desired. He clarified that the intent of the request was to define the number of
buildings rather than the number of dealers onsite. He agreed that this item can
be addressed specifically in the zoning by-law.
Public Comments
There were no members of the public present to offer opinion or concern with
respect to the applications.
The Public Meeting closed at 7:44 p.m. and Council's deliberations began.
Aurora Special Council -Public Planning Minutes No. 06-94
Thursday, February 24, 1994
Page 3
#122. Moved by Councillor Jones Seconded by Councillor Pedersen
THAT approval in principle be granted;
THAT the details related to specific uses including the number of
dealerships and the associated parking requirements be confirmed
through the site plan approval process and specified in the zoning
by-law; and
THAT concerns identified be resolved prior to final enactment of
the implementing by-law.
CARRIED
PL94-020-065 -Proposed Zoning By-law Amendment.
Part of Block A. Registered Plan 535. 155 Wellington
St. East. T.J.C. Rombos Investments inc.: D14-02-94
The Director of Planning provided a brief overview of the proposal. The
applicants request an amendment to the Zoning By-law to site specific "Service
Commercial (C3) Exception Zone" to permit the use of a portion of the existing
building for restaurants, including take-out, and retail stores. Demolition of
approximately 1 ,200 square feet of the front of the structure is proposed in
order to accommodate front yard parking. Angle parking would be provided on
the east side of the site. In total 21 spaces would be provided.
Although staff support redevelopment along the Wellington Street Corridor,
concern remains with respect to the limited and awkward parking
arrangements, emergency access, and garbage and snow removal. It was felt
that on-street parking in this area can not be accommodated. It was suggested
that given the interrelationships between the subject lands and the adjacent
development proposal, the properties could be developed in concert, with
coordination between the proponents and the adjacent landowners with respect
to shared access, the architectural detailing, the building height, and landscape
requirements in order to provide an aesthetically pleasing finished structure. In
addition, some recommendations contained within the proposed Wellington
Street Corridor Design Guidelines should be taken into consideration with
respect to this proposal. However, flexibility should be provided due to the
constraints imposed by the redevelopment of the existing structure.
Applicant's Comments
Mr. Paul Stilo, agent for the proponents, commented that the floor area quoted
with respect to the restaurant component of application included the "take-out"
component and, therefore, the calculations used to establish parking
requirements should be modified to reflect the actual number required as lower
than indicated by the report.
In order to utilize the existing structure onsite, parking configurations are fairly
restrictive. Mr. Stilo also indicated that a unity between the elevations on the
site in relation to the adjacent lands and the finished grade following completion
of the reconstruction of Wellington Street can be accommodated through
design adaptations. In addition, a two-storey appearance can be incorporated.
Aurora Special Council -Public Planning Minutes No. 06-94
Thursday, February 24, 1994
Page 4
In closing, he indicated that the proponents were willing to enter into
discussions and arrangements with the adjacent owners in order to alleviate
concerns over access to the site.
Mr. Tim Rombos advised that his family operates several restaurant
establishments in Toronto and that they wished to own and operate a similar
small business here in Aurora closer to their family home. He indicated their
willingness to be flexible and incorporate suggestions and to work with staff
and the adjacent landowners in a effort to redevelop the lands into an attractive
and successful venture.
Public Comments
There were no members of the public present who offered opinions or concerns
related to the application.
The Public Meeting closed at 8:12 p.m. and Council's deliberations began.
#123. Moved by Councillor Pedersen Seconded by Councillor Weller
THAT approval in principle be granted; and
THAT concerns related to the parking, proposed intensity of uses
on the site, Ontario Building Code issues, and potential integration
with the adjoining proposal be resolved prior to final enactment of
the implementing by-law.
CARRIED
PL94-021-066-Proposed Zoning By-law Amendment.
Part of Block A. Registered Plan 289. Part 1 . Plan 65R-2814
145 Wellington Street East. Namcho N. Park.
Woon Yong Chung: D14-10-93
The Director of Planning advised that the requested amendment to site specific
"Central Commercial (C2) Exception Zone" is to permit the development of the
subject lands for a two-storey building containing retail and office space. A
total of 1 23 parking spaces with one point of access from Wellington Street
East is proposed.
It was suggested that given the interrelationships between the subject lands
and the adjacent redevelopment proposal, the properties could be developed in
concert.
The Director of Planning indicated that this was an interesting proposal with a
pedestrian walk-through from the front to rear of the structure incorporated into
the design. Generous walkways with a good circular pattern have been utilized.
An accentuated roof line would compliment the proposed five-storey residential
building to the south of the lands. Discussions have commenced with the
applicants regarding provision of a possible access for the adjacent property.
It is felt that drive-thru restaurant establishments should be excluded at this
time. In addition, some of the proposed uses are contradictory and either the
uses be restricted within the building or excluded altogether.
Aurora Special Council -Public Planning Minutes No. 06-94
Thursday, February 24, 1994
Page 5
Applicant's Comments
Mr. Gary Templeton, the planning consultant for the proponents, displayed
colour overlays depicting the site. He pointed out that the design aspects of the
application strike a balance between aesthetics and economic viability. Mr.
Templeton also advised that a regional engineering response had been received
and provided to the Town with respect to access location via Wellington Street
East. The Region recommends adjusting the access point in order line up with
the development on the north side of Wellington. Mr. Templeton indicated that
his clients were willing to work with staff and the adjacent owners in order to
satisfy concerns, and perhaps offer an alternative to the access restrictions of
the neighbours. He indicated that his clients were willing to accommodate an
aisle access at the rear of the site into the adjacent development. The grade
differential at the front of both sites would present constraints in a middle
access point. However, he pointed out that the proponents' application meets
parking requirements and that they would resist a reduction in parking in order
to subsidize parking to the adjacent property. Mr. Templeton expressed
concern with respect to the proposed design guidelines advising that they could
have a detrimental impact on this particular development and recommends
consideration be given to accommodate the parking and building arrangements
as proposed on this site. In closing, he advised that concerns with compatibility
of uses within the leased areas can be worked out with staff.
Public Comments
There were no members of the public present who expressed opinions or
concerns with respect to the application.
The Public Meeting closed at 8:46p.m. and Council's deliberations began.
#124.
BY-LAWS
#125.
Moved by Councillor Griffith Seconded by Councillor McKenzie
THAT approval in principle be granted; and
THAT matters respecting the desirability of uses requested,
combination of the adjacent development site and issues respecting
the Wellington Street Corridor Study guidelines be resolved prior to
final enactment of the implementing by-law.
CARRIED
Moved by Councillor Pedersen Seconded by Councillor McKenzie
THAT leave be given the Mover and Seconder to introduce the
following by-law for Third Reading:
3528-94.0 Being a By-law to amend By-law
No. 2213-78 (Cat-Tail Investments Inc.)
AND THAT the same be taken as read a Third Time.
CARRIED
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Aurora Special Council -Public Planning Minutes No. 06-94
Thursday, February 24, 1994
ADJOURNMENT
#126. Moved by Councillor Griffith
THAT the meeting be adjourned at 8:50p.m.
CARRIED
J. WEST, M
Page 6
MUNICIPAL CLERK