MINUTES - Special Council - 19960327TOWN OF AURORA
SPECIAL COUNCIL -PUBLIC PLANNING
MEETING NO. 08-96
Council Chambers
Aurora Town Hall
Wednesday, March 27, 1996
7:00p.m.
II MINUTES .. II
ATTENDANCE
COUNCIL MEMBERS
STAFF MEMBERS
Mayor Jones in the Chair; Councillors Griffith, Healy,
Morris, Ochalski, Sorley, Wallace and Weller.
Councillor McKenzie was absent on a medical matter.
Chief Administrative Officer, Municipal Clerk, Deputy
Clerk/Solicitor, Director of Planl")ing, Director of
Building Administration, Director of Public Works,
Treasurer and Planner.
DECLARATIONS OF INTEREST
There were no declarations of interest under the Municipal Conflict of Interest Act.
APPROVAL OF AGENDA
#162. Moved by Councillor Ochalski Seconded by Councillor Griffith
THAT the content of the Agenda be approved as outlined herein .
. CARRIED
Mayor Jones advised that this meeting had been called as a Public Meeting with
respect to proposed Zoning By-law Amendment Application, Altaf Ahmed and Sharp
Fashions, 15160 Yonge Street, 5 Tyler Street, Part of Lots 7 & 8, Plan 9, application
number D 14-04-96.
The Public Meeting procedures and the opportunities available for persons to ask
questions related to the item tabled for consideration were explained and Mayor Jones
advised that any person who wished further notice of the passage of the proposed By-
law under consideration could sign the information forms available. In addition, Mayor
Jones advised tha.t any concerns with the proposal 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.
"'<-· '
Aurora Special Council -Public Planning Minutes No. 08-96
Wednesday, !March 27, 1996
Page 2
The Municipal Clerk advised that the required Notice of Meeting for application 014-
04-96 was mailed February 29, 1996. The notice was circulated in compliance with
the Planning Act, by prepaid First Class Mail, to the every person shown on the last
revised assessment roll of the Town of Aurora within 1 20 metres of the area to which
the proposed By-law 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 property in accordance
with the rules of ,procedure under the Planning Act.
PLANNING APPLICATIONS
PL96-025-064 -Proposed Zoning By-law Amendment
Altaf Ahmed and Sham Fashions. 15160 Yonge Street.
5 Tyler Street. Part of Lots 7 & 8. Plan 9: 014-04-96
The Director of Planning provided an overview of this application to amend the Zoning
By-law to a Site Specific Central Commercial (C2) Exception Zone to permit
redevelopment of this site to contain a proposed four storey mixed used building,
having commercial space on the ground floor and 13 residential condominium
apartments above. In addition, an existing structure at 5 Tyler Street would be
retained as a single detached residence. She noted that Staff support the application
in principle. However, specific concerns arising from the significance of the site in the
historic core include the following:
• The Official Plan provisions for the area provide that building height shall
generally be two to three storeys at the lot line, stepping back to five storeys.
The applicant proposes a total of four storeys adjacent to the lot line;
• The proposed building appearance, including such features as window design,
cornices and proposed brick finish, should be more in keeping with the
traditional appearance appropriate to the historic core. In addition, careful
attention is required to soften the view of the building along Tyler Street, since
the grade slopes to the west. Given the lack of resolution thus far of these
. issues, Staff suggest that an urban designer be engaged by the applicant to
provide an independent viewpoint; and
• With regard to traffic, a right-in and right-out access to Yonge Street is
suggested, along with a daylight triangle at Tyler Street. The applicant's
request to reduce the vehicle manoeuvring area within a parking area from the
Town's standard of 7.4 metres should not be encouraged.
Accordingly, Staff suggested that Council provide guidance with respect to the height
question and consider approval in principle to the application, having the applicant
engage a consultant and the address other matters raised, including provision of a
stormwater management concept, before a draft Zoning By-law Amendment is
presented to Council.
Applicant's Comments
The applicant's architect noted that a stormwater management concept has recently
been submitted and the daylight triangle question has been resolved. Revisions to
commercial unit sizes has limite,d the need to reduce the number of parking stalls.
However, he indicated the necessity to reduce vehicle manoeuvring standards to at
-------~-------~--____ --'.!~--·----··--·-·------------------"'-~-----~---·-·----~--~~-~====·"=>--'='"'-~'"""'~---· ~--·.0---'~--------··--------------~.;......:_ __________ ~-----
. _____ ,
Aurora Special Council -Public Planning Minutes No. 08-96
Wednesday, March 27, 1996
Page 3
least 7 metres in the southern parking area and to reduce these standards still further
in the western parking area. In this regard, he stated that the western parking area
could be allocated for the use of the residences. In relation to height, he noted that
the fourth floor is important to the project and that constraints arising from the size
of the site necessitated maximizing the fourth floor area, rather than stepping this floor
back from the Yonge Street lot line .
Public Comments
One ratepayer addressed the application, questioning whether the use of the existing
single detached residence would remain residential and whether that property could
be sold separately from the rest of the project. In response, the applicant confirmed
that 5 Tyler Street would remain residential and that such lands would be essential to
the stormwater management plan for the entire project.
The public portion of the meeting closed at 7:36 p.m. and Council's deliberations
began.
#163. Moved by Councillor Griffith Seconded by Councillor Sor/ey
THAT the application be approved in principle, but that the Zoning By-law
Amendment not be drafted until the applicant has engaged an urban
design consultant and addressed all the issues raised, including:
~ appropriate measures to minimize the impact of the proposed
fourth storey adjacent to the lot lines by creating a stepped front
appearance;
~ building facade treatments in keeping with the appearance of the
historic core; and
~ revisiting the ~question of the vehicular facilities to retain as much
manoeuvring area as possible in the southern parking area,
possibly diminishing the manoeuvring standard in the western
parking area, and considering whether the Yonge Street access to
the parking area could be revised to create the appearance of an
adjacent laneway.
CARRIED
ADJOURNMENT
#164. Moved by Councillor Griffith
THAT the meeting be adjourned at 8:07p.m.
CARRIED