MINUTES - Special Council - 19960619TOWN OF AURORA
SPECIAL COUNCfL MEETING
NO. 18-96
Council Chambers
Aurora Town Hall
Wednesday, June 19, 1996
7:30p.m}
M/NUTE.S
ATTENDANCE
COUNCIL MEMBERS Mayor Jones in the Chair; Councillors Griffith, Healy,
McKenzie, Morris, Ochalski, Sorley, Wallace and
Weller.
STAFF MEMBERS Chief Administrative Officer, Director of Corporate
Services, Solicitor, Director of Planning, Director of
Building Administration, Manager of Engineering
Services and Senior Planner.
DECLARATIONS OF INTEREST
Mayor Jones declared an interest in Recommendation No. 1.2 of Report GMS96-01
re: expanding the urban serviced area and the related delegation of Robert Anderson,
Carson Woods Architects Limited by virtue of ownership of property within the
proposed expanded services area and did not take part in or vote on any questions in
this regard or attempt in any way to influence the voting on such questions.
APPROVAL OF AGENDA
#355. Moved by Councillor Weller Seconded by Councillor Morris
· THAT the content of the Agenda be approved as outlined herein with the
addition of a request for Delegation status from Robert Anderson, Carson
Woods Architects Limited and Correspondence from Helen Lepek,
Templeton-Lepek Limited; Louis Meier, 678192 Ontario Limited and with
the addition of a Revised Preferred Urban Growth Concept from the
Director of Planning for consideration with Report GMS96-01.
CARRIED
PRESENTATION
Memorandum from Director of Planning re: Overview of Growth
Management Study by Director of Planning and Councillor Healy
The Director of Planning introduced Mr. Hunter from Hemson Consulting Ltd. and tl;len
provided an overview of the process which resulted in the Report prepared for Council
this evening. This process was initiated by the prior Council in conjunction with the
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Aurora Special Council Minutes No. 18-96
Wednesday, June 19, 1996
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Page 2
residential development component of the Magna land development application.
Guidance given to the lead consultant, Hemson Consulting, was provided by a Steering
Committee comprised of three Councillors and four citizen appointees. To date
Council has received three progress Reports including two technical appendices. In
addition, two newsletter summaries have provided information to the community and
there have been a total of twelve meetings of the Steering Committee including two
public meetings and two meetings with land owners affected.
The first progress Report in September, 1995 'reviewed the Town's population and
employment projections and determined that additional lands were required in relation ·
to employment and residential land uses. Moreover, existing vacant employment land
in the Town is scattered and fragmented. The second Report led to the adoption of
an extended, twenty year horizon for the plan to the year 2016. Council selected a
density of ten units per acre and determined that the area at the south end of Vonge
Street would be developed on full urban services, since this format would be most
sensitive to the environment, subject to development of options to finance servicing.
The Director noted that Hemson's findings were made public on May 6, 1996. The
Committee received written submissions prior to the meeting at the end of May and
held a further meeting on June 11., 1996 to refine the issues discussed, including the
concept of an economic development strategy for the employment lands and the
emerging Centre. She concluded by noting that the next step in the process will
include preparation of an Official Plan Amendment to implement the recommendations
of the Report.
Councillor Healy outlined for Council the guiding principle employed by the Committee.
The creation of the Report focussed on the issue of location and determined to leave
a bank of lands undesignated to provide flexibility for future Councils. It was also
determined that residential growth should be contiguous to existing urban areas and
should have clearly defined boundaries. Environmental constraints were identified.
Since it was determined that there were ample areas of unconstrained lands, the
Committee decided that environmental constraint areas should have limited rural
residential growth. Estate residential development on sensitive lands will have least
impact where communal servicing means are employed. The key issue with regard to
trails is the deficiency of an . east-west link. Councillor Healy discussed the
methodology employed to establish the density for the employment and the residential
lands, noting that higher density will be permitted adjacent to transportation corridors,
while peripheral neighbourhoods will match existing Aurora residential neighbourhoods.
The impact of proposed development on the historical core will be reduced by the
proximity of the access to Highway 404 and by the development of the emerging
Centre and the mixed use corridor to serve the needs of the proposed development.
Servicing issues will likely be addressed through agreements with the developers
involved; however, provision of water will be dependent upon the Region's activities
within a five to ten year horizon. It was determined that Wellington Street should be
carefully developed to create an appropriate gateway for the Town. He concluded by
expressing his gratitude to the Committee for its efforts to meet the mandate set by
Council.
#356. Moved by Councillor Wallace Seconded by Councillor Ochalski
THAT the presentation be referred for consideration with Report GMS96-
01.
CARRIED
DELEGATIONS
West Hill Redevelopment Company Limited re: Growth
Management Study & Comprehensive Municipal Analysis
Mr. Lebovic reminded Council of its request for an Oak Ridges Moraine related study
when his application for 90 lots on 150 acres was submitted in 1988. Since that
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Aurora Special Council Minutes No. 18-96
Wednesday, June 19, 1996
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time, his proposal has been reduced to 52 lots and he has satisfied all authorities
having jurisdiction, including the Region; however, Aurora included his proposal in the
Growth Management Study. Noting that communal servicing would be unnecessary
on such large lots and that this was an opportunity for Aurora to have the tax
assessment from a subdivision that will cost very little for ongoing servicing, he
requested Council to ensure that the Report will not prohibit development of his lands.
#357. Moved by Councillor Griffith Seconded by Councillor McKenzie
THAT the delegation be referred for consideration with Report No.
GMS96-01.
CARRIED
Malone Given Parsons re: Growth Management Study
Mr. Harrison noted that he speaks on b,ehalf of several owners whose lands are within
the study area. Markborough indicates· general support for the proposal, as does
Magna, with the exception of 60 acres which they would like to develop as a
residential use adjacent to the proposed golf course. With respect to land owners
north of Wellington, however, he noted significant areas of disagreement. If Council
would extend the horizon for the study to the year 2021 , it could develop a more
comprehensive plan for the entire quadrant out to Highway 404. It was not the case,
in his opinion, that designating such land would diminish Council's control of the
, planning process. Accordingly, he asked Council to table the Report and establish a
new committee including representatives of the Town, the Region and the land owners
to further study the recommendations.
#358. Moved by Councillor Ochalski Seconded by Councillor Wallace
THAT the delegation be referred for consideration with Report No.
GMS96-01.
CARRIED
Thomson Rogers re: Growth Management Study
Mr. Beaman spoke on behalf of Bayview Wellington North Inc., which has an option
to purchase certain land in the vicinity of the hydro corridor, which the Report
proposes to continue as employment lands. He noted that his client filed an
application in March, 1995 to change the land uses to residential. He commended the
Report for its determination to extend the employment lands along Wellington Street
to Highway 404, since Highway 404 is the most desirable location for such lands.
However, if this land is designated, it will become next to impossible to market his
client's vacant employment lands. Accordingly he asked Council to readdress this
question. He also asked Council to ensure that the economicdevelopment strategy
proposed in Recommendation No. 7 be considered on September 19, 1996 so that it
would not be isolated from these planning related decisions.
Mr. Frank Clayton expanded on the desirability for employment lands to be located
adjacent to major highways if they wished to attract users. This arises because such
users enjoy other opportunities within the GTA to obtain the visibility, accessibility and
the large business park sites that can be constructed along such highways. He
suggested that the Bayview Wellington lands could be converted to residential and
Council would still have ample employment lands available. He also
Aurora Special Council Minutes No. 18-96
Wednesday, June 19, 1996
Page 4
asked .for clarification whether tt)e employment lands adjacent to Highway 404 were
to be an economic development. "priority" ..
#359. Moved by Councillor, Griffith Seconded by Councillor McKenzie
THAT the delegation be referred for consideration with Report No.
GMS96-01.
CARRIED
M.M. Dillon Limited re: Growth Management Study
Mr. Brutto spoke on behalf of various clients who own lands within the Study area.
With respect to the lands adjacent to south Yonge Street, he suggested that, after the
Master Plan is implemented, a tertiary plan for this area. should be approved. With
respect to the area east of Bayview Avenue, he invited Council to develop a vision that
goes beyond controlling growth. Thus, he enquired where are the areas for
institutional uses, including medical, higher education, comprehensive green space and
a community equestrian facility. He asked Council to consider building economic
sustainability into the vision, perhaps by building onto the initiatives in the automotive
industry proposed by Magna. He noted that it might be appropriate .to designate the
entire undesignated area in the northeast as future urban expansion area, since this
might avoid having the Municipal Board implement a vision for this area on Aurora's
behalf.
#360. Moved by Councillor McKenzie Seconded by Councillor Griffith
THAT the delegation be referred for consideration with Report No.
GMS96-01.
CARRIED
Edward Premrl. Resident re: Growth Management Study
Mr. Premrl requested Council to foster in the Study area the distinction between the
automotive oriented Wellington Street corridor and the pedestrian oriented Yonge
Street corridor. In his opinion, Highway 404 was an attractive location for
employment lands and he did not think that future growth should have a negative
impact on the historic core of the Town. However, he noted that the Region's Official
Plan speaks to the development of rapid transit on Yonge Street and he asked Council
to ensure that appropriate consideration is given to Yonge Street in the Report.
#361. Moved by Councillor Wallace Seconded by Councillor McKenzie
THAT the delegation be referred· for consideration with Report No.
GMS96-01.
CARRIED·
At this point in the meeting, Mayor Jones relinquished the Chair to Deputy Mayor
Healy.
Robert Anderson. Carson Woods Architects
Limited re: Growth Management Study
Mr. Anderson noted that his client owns 18 acres northeast of the intersection of
Bloomington Road and Yorige Street. These lands are currently zoned for 2 acre estate
lots, but his client wishes to construct 80 low rise residential units on 16 of the 18
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Aurora Special Council Minutes No. 18-96 /
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acres. Noting that water and sewer services are immediately adjacent to the lands,
and suggesting that the purpose of a secondary plan is primarily focussed on servicing
issues, he requested Council to ensure as it moves forward on the proposed Official
Plan Amendment, that a land owner such as his client might provide a report
demonstrating service availability and be excused from the time delays of the
secondary plan process. He noted that his client was the only land owner situated
adjacent to full municipal services in this area and he indicated that the land owner
would be able to meet other planned policies, such as maintaining a greenspace area
adjacent to Yonge Street.
#362. Moved by Councillor Morris Seconded by Councillor Wallace
THAT the delegation be referred for consideration with Report No.
GMS96-01.
CARRIED
Mayor Jones, having previously declared an interest in the delegation, did not take part
in the vote called for in this regard. Upon conclusion of this matter, Mayor Jones
resumed the Chair.
CORRESPONDENCE
Helen Lepek. Templeton-Lepek Limited re: Lot 20.
Concession 3. Town of Aurora: Shell Canada Products
Limited -Growth Management Study
#363. Moved by Councillor Healy Seconded by Councillor Griffith
THAT the correspondence be received as information.
Cf:\RRIED
Louis Meier. 678192 Ontario Limited re:
Part of Lots 71 and 72. Concession 1. West
of Yonge Street-Growth Management Study
#364. Moved by Councillor Healy Seconded by Councillor Ochalski
THAT the correspondence be referred to . Staff ·to contact the
correspondent to respond to the questions raised in the letter.
CARRIED
REPORTS
GMS96-01 -Growth Management Study Final Report: and
Memorandum from Director of Planning re: Overview of Growth
Management Study by Director of Planning and Councillor Healy:
Revised Preferred Urban Growth Concept and Pelegations of
West Hill Redevelopment Company Limited: Malone Given
Parsons: Thomson Rogers: M.M. Dillon Limited: Edward Premrl:
and Robert Anderson
Extensive Council discussion ensued in relation to the Report and related
correspondence and delegations. At certain points in the meeting, Mayor Jones
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Aurora Special Council Minutes No. 18-96
Wednesday, June 19, 1996
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surrendered the Chair to Councillor Healy in order to participate in the discussions and
then resumed the Chair.
#365. Moved by Councillor Healy Seconded by Councillor Ochalski
1 .0 THAT the recommendations set out in the Urban Growth Management
Study Final Report dated May 1996 be endorsed by Council including
the following specific recommendations:
1 .1 THAT the existing urban settlement area continue to accommodate
growth of about 12,000 persons predominately through the build out of
remaining designated residential lands as planned including compatible
forms of intensification consistent with the Town's existing Official Plan
policies subject to public consideration and review, and that existing
employment lands also remain as planned.
1.2 THAT Aurora's urban serviced area be expanded to include all remaining
land west of Bayview Avenue to accommodate approximately 3,000
persons primarily through k>w-intensity and environmentally-sensitive
residential development on full urban services. In the area south of the
CNR line and Vandorf Sideroad, future development should only proceed
after the completion of a comprehensive secondary plan as well as urban
design guidelines that includes a servicing strategy and assessment of
the implementation alternatives and costs. Lands at the northeast corner
of Bathurst and St. John's Sideroad should be brought into the urban
area through an area-specific Official Plan Amendment.
1.3 THAT land generally east of Bayview Avenue and south of the
approximate northern limit of the Oak Ridges Moraine zone remain "rural"
through the planning period. Some limited rural residential development
will be allowed on a site specific basis if it can meet prevailing Regional
and Provincial planning policy.
1.4 THAT Aurora's urban settlement area be expanded to include about half
of the remaining unconstrained lands east 6f Bayview Avenue and north
of the Oak Ridges l\lloraine zone consistent with the growth concept
described in Section Ill. D (Exhibit 5) of the Town of Aurora. Urban
Growth Management Study Final Report dated May 1996. This area
should accommodate several new residential neighbourhoods east of
Bayview Avenue and a new employment area in the vicinity of Wellington
Street and Highway 404. Those areas would be linked by a more
intensive mixed-use district along the Wellington Street corridor and near
the intersection of Bayview Avenue. A more comprehensive secondary
plan(s) and urban design guidelines should guide this future urban
expansion.
2.0 THAT staff and Hemson Consulting Ltd. be instructed to prepare a draft
Official Plan Amendment to implement the recommendations of the
Study for consideration at a special Public Planning Meeting to be held on
September 19, 1996 at 7:30 p.m. and,
3.0 THAT in the preparation of the Official Plan Amendment consideration be
given to the Committee's comments and issues raised within the report
dealing with the extent and type of development to be permitted in the
"Rural" area and Regional concerns related thereto.·
4.0 . THAT the Official Plan Amendment include appropriate criteria to guide
development of the new urban residential designations east of Bayview
Aurora Special Council Minutes No. 18-96
Wednesday, June 19, 1996
Page 7
as recommended by the Urban Growth Management Study Final Report
dated.May 1996, including timing, phasing or significant preconditions
required for development until 2016.
5.0 THAT Council identify the employment lands adjacent to Highway 404
as an economic development opportunity.
6.0 THAT although the emerging centre illustrated on Exhibit 5 of the Urban
Growth Management Study Final Report dated May 1996 (after page 16)
is conceptual, Exhibit 5 should be revised. In keeping with previous
planning decisions, the exhibit should recognize that the emerging centre
encompasses the Community Core of the Bayview Wellington Centre
Secondary Plan. which includes the Town Hall, Civic Square, higher
density mixed-use residential development and the Community Shopping
Centre.
7.0 THAT Council give consideration to developing an economic development
strategy for the Town's employment lands. This strategy should include:
• • • •
the identification of possible target markets,
appropriate employment land uses,
economic development strategies,
complementary economic development relationships with other
G~ A municipalities.
AMENDMENT: Upon the question of the adoption of the resolution, it was:
#366. Moved by Councillor Healy Seconded by Councillor Weller
THAT Recommendation No. 1.1 be amended to add that the existing
employment lands sh<JII remain as planned pending the outcome of the
economic development ·strategy proposed in Recommendation No. 7,
which Council will endeavour to consider on September 19, 1996.
On a recorded vote, the amendment was CARRIED
YEAS: 7
VOTING YEA:
VOTING NAY:
NAY: 2
Mayor Jones, Councillors Healy, Morris, Ochalski, Sorley, Wallace
and Weller
Councillors Griffith and McKenzie
#367. Moved by Councillor Healy Seconded by Councillor Weller
THAT the balance of the Recommendations (with 1.1 as amended) and
with the exception of Recommendation 1.2 be adopted.
On a recorded vote, the resolution was CARRIEDAS AMENDED
YEAS: 7
VOTING YEA:
VOTING NAY:
NAY: 2
Mayor Jones, Councillors Healy, Morris, Ochalski, Sorley, Wallace
and Weller
Councillors Griffith and McKenzie
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Aurora Special Council Minutes No. 18-96
Wednesday, June 19, 1996
Page 8
At this point in the meeting, Mayor Jones, relinquished the Chair to Deputy Mayor
Healy.
#368. Moved by Councillor Healy Seconded by Councillor Weller
THAT Recommendation No. 1.2 in relation to expansion of the urban
serviced area be adopted.
On a recorded vote, the resolution was CARRIED
YEAS: 8 NAY: 0
VOTING YEA: Deputy Mayor Healy, Councillors Morris, Ochalski, Sorley, Wallace,
Griffith, McKenzie and Weller
VOTING NAY: None
Mayor Jones, having previously declared an interest in the Report, did not take part in
the vote called for in this regard. Upon conclusion of this matter, Mayor Jones
resumed the Chair.
PL96-056-150 -Consulting Services. Completion of Official
Plan Amendment. Growth Management Study
#369. Moved by Councillor Morris Seconded by Councillor Weller
THAT Hemson Consulting Ltd. be authorized to prepare the required
Official Plan Amendment to implement the recommendations of the
Growth Management Study at a cost not to exceed $25,000.00, plus
GST and expenses, with funding to be taken from the Development
Charges Reserve Fund.
CARRIED
NEW BUSINESS
. Council's Standing Committee Membership
Mayor Jones reminded Council members to provide their preferences for Standing
Committee memberships to his office no later than June 19, 1996.
ADJOURNMENT
#370. Moved by Councillor Griffith
THAT the meeting be adjourned at 10:28 p.m.
CARRIED
L. ALL'ISON, DIRECTOR OF
CORPORATE SERVICES