MINUTES - Special Council - 19960530TOWN OF AURORA
SPECIAL COUNCIL -PUBLIC PLANNING
MEETING NO. 16-96
Council Chambers
Aurora Town Hall
Thursday, May 30, 1996
7:30p.m.
II MINUTES II
ATTENDANCE
COUNCIL MEMBERS
STAFF MEMBERS
Mayor Jones and Councillors Griffith, Healy,
McKenzie, Morris, Sorley, and Weller.
Councillor Wallace was absent on Town business.
Councillor Ochalski was absent.
Chief Administrative Officer, Deputy Clerk/Solicitor,
Director of Planning, Planner, and Recording
Secretary.
DECLARATIONS OF INTEREST
There were no declarations of interest under the Municipal Conflict of Interest Act.
APPROVAL dF AGENDA
#322. Moved by Councillor Griffith Seconded by Councillor McKenzie
THAT the content of the Agenda be approved as outlined herein with the
addition of an update respecting the scheduling of a Growth Management
Committee meeting to the New Business section.
CARRIED
Mayor Jones advised that this meeting had been called as a Public Meeting with
respect to the proposed Zoning By-law Amendment Application for Millenium Homes
Limited, Part of Lot 79, Concession 1 WYS, Parts 1, 2, 3, 10, 11, 12, and 13, Plan
65R-18018, application number D14-08-96; and the proposed Official Plan and Zoning
By-law Amendment Application for Osnakan Ltd.; Block B, Plan 550, application
numbers D09-09-95 and D14-20-95.
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 either 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. 16-96 ·
Thursday, May 30, 1996
Page 2
The Deputy Clerk/Solicitor advised that the required Notices of Meeting for applications
D14-08-96 and D09-09-95/D14-20-95 were mailed April 26th, 1996. These 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 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
PL96-050-142 -Proposed Zoning By-law Amendment
Millenium Homes Limited. 298 Kennedy Street West
Part of Lot 79. ConcesSion I WYS. Parts 1. 2. 3. 10. 11.
12. and 13. Plan 65R-18018. D14-08-96
The Director of Planning provided an overview of the subject application .
. Approximately one year ago a portion of the lands were rezoned as a condition of
consents granted by the Committee of Adjustment. A number of other conditions
implementing the severance proposal were not fulfilled and consequently approval
lapsed. Accordingly, the proposed amendments are administrative in nature. In order
to recognize the new lot lines as proposed, the subject application proposes to rezone .
the new parcel to "Detached Dwelling second Density (R2) Zone", which among other
things provides for a 1 0 metre maximum building height. As a result of previous public
concerns raised, the current "R2-62" Zone provisions restrict the maximum building
height to eight metres. Given that both Council and the Committee of Adjustment
have approved similar applications in 1995, staff have no objection in principle to the
proposal. As drawings are not available at this time, and given the compatibility
concerns of a higher building on a lot with a higher elevation, it is suggested that
should the building height maximum still be a neighbourhood concern, the Planning
Department be directed to work with the applicant in reviewing the proposed house
design, including grading plans, utilizing the definition for height in the Zoning By-law
to determine the need for increased height.
Applicant's Comments
Mr. Steve Hanson of Millenium Homes Limited pointed out that a height restriction
could prove problematic in marketing the lot without a house design or purchaser on
board. He has conversed with an architect and believes a two-storey dwelling with
a nine metre height restriction could be accommodated, if a purchaser desired. He
indicated his willingness to work with staff to develop a compromise.
Public Comments
A neighbouring property owner advised that, while he appreciated the concessions Mr.
Hanson has made, concern remains with any increase to the height restrictions of any
structure on the new lot. It was pointed out that the grades on the subject lands
increase from the front to the rear of the property, offering the potential for a· very high
building in relation to the property across Kennedy Street West. It was suggested that
grading of the lands could· alleviate concerns, however, the eight metre height
restriction should remain imposed. Clarification of exactly what the proposed changes
would allow was sought. Mrs. Seibert advised that the critical difference in the
current and proposed amendment was a two metre differential in building height
maximums. In response to concerns raised, the applicant proposed a compromise in
the height restriction to nine metres and indicated a willingness to impose an additional
three metre front yard setback and perhaps building area restrictions.
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Aurora Special Council -Public Planning Minutes No. 16-96
Thursday, May 30, 1996
Page 3
The public portion of the meeting closed at 7:55 p.m. and Council's deliberations
began.
#323. Moved by Councillor Healy Seconded by Councillor Morris
THAT the application be approved in principle; and
THAT Staff be directed to work with the applicant, taking into account
suggestions made by the proponent, and addressing items of concern
raised respecting maximum building size controls, an increased front yard
set back, and the question of height, giving consideration to anticipated
grading changes on the subject lands, prior to third reading of an
implementing by-law.
CARRIED·
PL96-051-143 -Proposed Official Plan and Zoning
By-law Amendment. Osnakan Ltd,. 15 Brookland Avenue
Block B. Plan 550. D09-09-95 and D 14-20-95
Rob Hughes, Planner, provided an overview of the proposal. The subject lands are
located on the south side of Brookland Avenue, west of Yonge Street and currently
house a six story, 66 unit, apartment building. The applicant requests an amendment
to the Official Plan from "Private Open Space" to "Urban Residential" and to the
Zoning By-law from "Environmental Protection (EP) Zone" to a site specific "Third
Density Apartment Residential (RA3) Exception Zone" in order to permit the
construction of 12 single story barrier-free units on the eastern portion of the site
abutting a small watercourse. Areas have been set aside to allow for increased
parking and the potential for some stream bank rehabilitation and landscaping. The
proposal was originally scheduled for a Public Meeting last June, however, was
withdrawn at the applicant's request following identification of a number of issues.
The applicant has since addressed the majority of these concerns to the satisfaction
of Staff. In principle, the Planning Department has no objection to the Official Plan
amendment as the requested change is more administrative in nature than a change
in policy. When the Official Plan was drafted, the land use designation for this site
reflected the zoning for lands as shown within the comprehensive zoning by-law
prepared in the late 1970s. Based on current mapping, the proposed area to be
developed is no longer within the floodplain and the designation is no longer a true
reflection of the current constraints/land use of the site. In addition,. the development
provides compatible infill housing and small scale intensification in accordance with
policies, as well as meets the series of criteria established within the Official Plan
respecting medium density residential redevelopment. It is felt that the items of
concern regarding emergency access, landscape buffers and screening, amenity areas,
adequate parking, and a trail easement can be dealt with during the site plan approval
process. Staff suggest that approval be granted subject to the successful processing
of a site plan application involving both the Conservation Authority and the Ministry
of Natural Resources (or the agencies assuming jurisdiction) resolving outstanding
issues as noted prior to third reading of any implementing by-law.
Applicant's Comments
Mr. Lloyd Pollack, solicitor for the applicant, advised that his client supported the
recommendations made by the Planner and was available to answer any questions.
Mr. Denis Bowman, the architect representing the applicant, pointed out a potential
concern with the barrier free parking standard requirements established by a separate
by-law. The Director of Planning indicated that this matter was not at issue in the
subject rezoning application.
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Aurora Special Council -Public Planning Minutes No. 16-96
Thursday, May 30, 1996
Page 4
Mr. Klaus Wehreberg, a concerned ratepayer, identified possible scenarios to protect
the ecological impact the development could have on the watercourses. Suggestions
included the use of natural fencing between the subject and adjoining commercial
lands; porous parking surfaces to mitigate the impact of runoff on the streams; the use
of rip rap onsite; efforts to ensure the percolation of roof drainage; and attempts to
influence the massing of the structures. It was also suggested that the
implementation of a trail be conditional to approval. In closing, it was stressed that
the Ministry of Natural Resources' original comments be considered. In response, Mr.
Bowman advised that the current proposal addresses MNR's concerns. He also
indicated that plans for the environmental protection of the site will be laid out during
preconstruction meetings.
The public portion of the meeting closed at 8:28 p.m. and Council's deliberations
began.
#324. Moved by Councillor McKenzie
'
Seconded by Councillor Morris
THAT approval be granted subject to the successful processing of a site
plan application involving the Conservation Authority and the Ministry of
Natural Resources (or the agency assuming jurisdiction). resolving any
outstanding issues that remain respecting emergency access, parking,
buffering from adjacent commercial uses, amenity areas, and any other
matters identified within the Report, prior to third reading of an
implementing by-law; and
THAT an easement be obtained in order to implement a trail adjacent to
the western watercourse that traverses the property.
CARRIED
NEW BUSINESS
Update from Councillor Healy. Chair. Respecting Scheduling
of a Growth Management Study Committee Meeting
Councillor Healy advised that the Growth Management Committee, meeting without
some of its members, unanimously endorsed the recommendations contained within
the report prepared by the consultant. The Committee feels the areas of concern
identified have been satisfactorily addressed. Due to the absence some of the
members, however, Councillor Healy recommended a further meeting to consider the
report prior to submission to Council. Accordingly, it was suggested that the June
meeting scheduled be revised.
#325. Moved by Councillor Healy Seconded by Councillor Morris
THAT the June schedule of Council and Committee meetings be revised
in order to schedule an additional. meeting of the Growth Management
Committee on June 11, 1996, and a Special Council meeting on June
19, 1996, to consider the report reviewed by the Committee.
CARRIED
ADJOURNMENT
#326. Moved by Councillor Griffith
THAT the meeting be adjourned at 8:36 p.m.
CARRIED
L. AIU:ISON, DIRECTOR OF
CORPORATE SERVICES