MINUTES - Special Council - 19951026(
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TOWN OF AURORA
SPECIAL COUNCIL -PUBLIC PLANNING MEETING
NO. 35-95
Council Chambers
Aurora Town Hall
Thursday, October 26, 1995
7:30p.m.
II MINUTES II
ATTENDANCE
COUNCIL MEMBERS
STAFF MEMBERS
Mayor Jones in the Chair; Councillors Griffith,
Healy, McKenzie, Morris, Ochalski, Sorley, and
Wallace:
Councillor Weller was absent.
Chief Administrative Officer, Municipal Clerk,
Director of Planning, Director of Building ·
Administration, Manager of Engineering Services,
Senior Planner, Planner, and Recording
Secretary.
DECLARATIONS OF INTEREST
Councillor Wallace disclosed an interest in Report No. PL95-114-345 by virtue
of ownership of a business ,that leases premises in the immediate vicinity of the
subject lands and excused himself from the balance of the proceedings.
APPROVAL OF AGENDA
#660. Moved by Councillor Griffith Seconded by Councillor McKenzie
THAT the content of the Agenda be approved as outlined herein
with the addition of correspondence received from Gayle Porter to
be considered with Report PL95-114-345.
CARRIED
Mayor Jones advised that this meeting had been called as a Public Meeting with
respect to proposed Official Plan and Zoning By-law Amendment Applications,
1110118 Ontario Ltd. and 925834 Ontario Inc. (Canadian Tire Real Estate).
Part of Lots 76 and 77, concession 1 WYS, 14700 Yonge Street, application
numbers D09-12-95 and D14-24-95; and Proposed Zoning By-law Amendment
Application, Bayview Business Park Inc., Part of Lots 82-84, Concession 1 EYS,
application number D 14-26-95.
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Aurora\ Special Council -Public Planning Minutes No. 35-95
Thursd'ay, October 26, 1995
Page 2
The Public Meeting procedures and the opportunities available for persons to
ask questions related to the items tabled for consideration were explained and
Mayor Jones advised that any person who wished further notice of the passage
of the proposed By-laws under consideration could sign the information forms
available. In addition, Mayor Jones advised that any concerns with the
proposals must be expressed during the public meeting or in writing prior to the
adoption by Council of any amendment in ·order to protect the right to appeal
to either the Region or the Ontario Municipal Board. Names and addresses of
speakers are required as a part of the record of the proceedings.
The Clerk advised that the required Notice of Meeting for applications D09·12-
95 and D14-24-95 was mailed on September 22, 1995. The Notice of Meeting
for application D14-26-95 was mailed on September 28, 1995. All notices
were circulated. in compliance with the Planning Act, by prepaid First Class
Mail, to every person shown on the last revised assessment roll of the Town of
Aurora within 1 20 metres of the areas to which the proposed Official Plan and
Zoning amendment By-laws would apply and to every person within 120 metres
who provided the Clerk with written notice of change of ownership or
occupancy and to every person and public body who provided the Clerk with
a written request for such notice. In addition, the necessary signs were posted
on the subject properties in accordance with the rules of procedure under the
Planning Act .
. PLANNING APPLICATIONS
PL95-114-345 -Proposed Official Plan · and Zoning By-law Amendment
Applications. 1110118 Ontario Ltd. and 925834 Ontario Inc. (Canadian Tire
Real Estate!. Part Lots 76 & 77. Concession 1 WYS. 14700 Yonge Street:
D09-12-95 and D14-24-95
The Director of Planning provided an extensive overview of the proposal as well
as a history of the lands including previous proposals brought forward for
consideration in the past. Given the significance of the site, the Official Plan
designation of "Industrial" was retained in the Town's new Official Plan in order
to ensure any change in use would be subject to scrutiny. The subject proposal
attempts to address concerns expressed by Council with the previous proposal.
The subject lands, being comprised of 17 acres, are located on the former
Sterling Drug site at the southwest corner of Yonge Street and Murray Drive.
The applicants propose to amend the Official Plan to "Commercial" and "Urban
Residential -Medium Density" and the Zoning By-law to a site specific
"Shopping Centre Commercial (C4) Exception Zone" and "Row Dwelling
Residential (R6) Zone" in order to permit the development of the lands for a
total of 138,320 square feet of commercial floor ·area and 1 05 condominimum
townhouse units. The residential component is intended to encompass 4.6
acres of the total area representing a density of 22.8 units ,per acre. It is the
applicants intention to sever and develop the lands as separate parcels. The
western most parcel would be the site. of the residential development. The
southern most parcel is proposed for an approximate 87,000 square feet
Canadian Tire Store setback towards the newly proposed western property line,
to be separated from the residential component by a landscape strip. The
remainder of the commercial lands would encompass three independent
structures whose uses are currently unspecified. In accordance with Official
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Aurora Special Council -Public Planning Minutes No. 35-95
Thursday, October 26, 1995
Page 3
Plan policies, the applicants prepared traffic and market studies. As a result,
several key issues have been identified as requiring resolution. The market
study supports a total of 185,000-225,000 square feet of commercial space.
However, an internal review suggests other current proposals have not been
considered. Accordingly, staff propose that provisions be established to control
the commercial uses and restrict unit sizes to reflect a community function.
The traffic study should be refined to address weekend flows, detail
intersection improvements, and the overall neighbourhood impact. The area is
not conducive to heavy flows as an effective collector system does not
currently exist. The combination of landscape treatment and building massing
and design adjacent to Yonge Street are considered to be critical to the overall
acceptability of the concept. Concern remains with respect to the possibility
the lands will be developed under separate ownership and at different times.
In addition, a significant grade differential on site will require the incorporation
of 13 ramp entrance at the south end of the parcel as well as the construction
of a significant retaining wall at the south boundary of the proposed parking
facilities. The exceptional height 'of the proposed wall is of concern from the
perspective of both safety and aesthetics. Specific issues relating to the
residential component included the proposed density of the block, exceptions
to building height and unit width, the interrelationship with the commercial
lands, and the ability to allocate servicing capacity.
The Director of Planning suggested that any implementing documents prepared
to effect the requested amendments should be consistent with Official Plan
policies and Zoning standards and must address and provide for the issues
identified in the Report and as outlined during this public process. The Director
suggested that the applicants be requested to agree to withdraw the current
OMB referral of the previous proposal for the site. In addition, serious
consideration must be given to the servicing capacity and ability to provide for
future allocations of w~:~ter supply and demand.
Applicant's Comments
Mr. Brian Corbett, of HBR Planning Centre, representing the applicants, outlined
the proposal and relationale for the requested exceptions and provided a
pictorial presentation in concert with several ofhis colleagues. It was indicated
that a definite need has been identified by Canadian Tire Real Estate in support
of a new larger facility in Aurora. Mr. Corbett requested approval in principle
of the proposal and advised that the applicants are prepared to continue
dialogue with staff to address concerns raised and indicated several
representatives were available to answer queries.
Public Comments
Mr. Charles Cohen, representing the Aurora Shopping Centre, identified
concerns his client has with the market study findings and stated the findings
do not adequately support the application as proposed. Although his client
supports the Canadian Tire Store portion of the commercial component and
doesn't object to the residential aspects proposed, they have strong objections
to the balance of the commercial component. Concerns raised by members of
the public included the density of the residential component; lack of privacy
provided for within the residential component in relation to the existing
residential development abutting the western portion of the subject lands; a
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Aurora Special Council -Public Planning Minutes No. 35-95
Thursday, October 26, 1995
Page 4
potential for reduced water pressure, increased stormwater runcoff, and water
capacity,; and the ability of the neighbourhood .road system to adequately
support 'the increased traffic volumes. .
In response to concerns raised Mr. Corbett et al advised drainage will be
addressed internal to the site; the engineers will deal with water capacity; and
the traffic study findings will be revisited in order to address weekend volumes
and access points.
The public portion of the meeting closed at 9:34 p.m. and Council's
deliberations began.
#661. Moved by Councillor McKenzie Seconded by Councillor Griffith
THAT a meeting be convened as soon as possible among the
applicants, Mr. Merkur, and any other interested parties, their
respective marketing consultants, and staff to discuss the
marketing issues and· the means of resolving those matters in a
mutually satisfactory manner;
THAT the applicants address outstanding traffic issues in
consultation witi:J the Town's independent traffic consultant,
including projections of Saturday traffic levels, and that the
consultants jointly review and make recommendations to assist
Council in determining acceptable traffic levels on Murray Drive;
THAT staff be authorized to work with the applicants toward
producing appropriate Official Plan and Zoning By-law Amendments
which include: in reference to the commercial component, policies
to ensure that the intentions concerning the function of the centre
and urban design aspects are achieved as presented and that
phasing, grading, urban design, and stormwater management
issues are dealt with as the detailed site planning is completed;
and, in relation to the residential component, policies to allow
densities and unit heights and widths which comply with our
normal standards;
THAT the applicants be requested to withdraw the current referral
to the Ontario Municipal Board of the previous proposal on the site;
AND THAT staff be directed to continue to update Council on the
progress of all of these matters with a view to dealing with and
resolving them as soon as possible.
CARRIED
PL95-115-346 -Proposed Zoning By-law Amendment. Part Lots 82-84.
Concession 1 EYS. Bayview Business Parks Inc: D14-26-95
The Director of Planning advised Council that the proposed amendments pertain
to various residential lands within the draft approved plan of subdivision for the
Bayview Wellington Centre. Staff have worked with the applicants on the
issues for a number of months to address complexities arising from detailed
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Aurora Special Council. -Public Planning Minutes No. 35-95
Thursday, October 26, 1995
Page 5
design work on a number of new housing forms to be introduced. Urban design
consultants have been retained to prepare guidelines for implementation within
the subdivision. Through the development of these urban design guidelines, the
need for certain adjustments has been identified .. The applicants request
several amendments to the zoning by-law: to delete the maximum building
setback requirement for the main building in all detached, semi-detached,
rowhouse, and garden apartment zones; to revise the wording of the existing
provisions that exempt front and exterior side yard porches from the calculation
of lot coverage to encompass all street-related porches; to increase the
maximum permitted lot coverage from forty per cent (40%) to forty-five per
cent (45%) with respect to the 'wide shallow' detached and semi-detached
units and from forty-five per cent (45%) to fifty per cent (50%) with respect
to the quadraplex and 'wide shallow' townhouse units; to revise the existing .
provisions pertaining to rear yard garages to permit double car garages for the
end units of a townhouse row; to reduce the minimum required lot area per
dwelling unit with respect to the block townhouses from 280 to 240 square
metres; and to reduce the extent of the required fencing for the private outdoor
living area in all rowhouse zones. The Director of Planning suggested that the
requested amendments be dealt with as detailed in the Report in order to
provide the applicants with design flexibility and to remain consistent with
similar amendments approved in other developments recently.
Applicant's Comments
Mr. Roger Beaman, Solicitor for the applicant, requested that Council support
the adjustments to the zoning categories as outlined by the Director of Planning
and advised he was available to answer any questions.
Public Comments
No members of the public being present to address this application, the public
portion of the meeting closed at 10:25 p.m. and Council's deliberations began.
#662. Moved by Councillor Griffith Seconded by Councillor McKenzie
THAT the proposed amendments concerning street-related porches,
rear yard garages, and privacy fencing requirements be granted;
THAT the proposed amendment to the maximum permitted setback
requirements be subject to finalizing the urban design guidelines
and further investigation of the need to incorporate corresponding
provisions in the zoning by-law;
THAT the proposed increase in lot coverage on the 'wide shallow'
lots be limited to the coverage that could be reasonably achieved
under the existing setback requirements;
THAT the lot coverage provisions for quadraplexes be amended to
apply the forty-five per cent (45%) coverage restriction on the
basis of the block .as opposed to individual units;
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Aurora Special Council -Public Planning Minutes No. 35-95
Thursday, October 26, 1995
Page 6
THAT the requested amendment to reduce the minimum required
lot area per dwelling unit for the condominium townhouse blocks
be granted subject to confirmation that the increase in the number
of units does not affect stormwater management calculations;
AND THAT the rear yard setback requirement for quadraplexes be
amended to allow for the proposed building configuration and, that
a further public meeting not be required in respect of this
amendment.
CARRIED
ADJOURNMENT
#663. Moved by Councillor McKenzie
THAT the meeting be adjourned at 10:35 p.m.
CARRIED
NIEIPAL CLERK