MINUTES - Special Council - 19961218TOWN OF AURORA
SPECIAL COUNCIL -PUBLIC PLANNING
MEETING NO. 35-96
Council Chambers
Aurora Town Hall
Wednesday, December 18, 1996
6:00p.m.
II MINUTES II
ATTENDANCE
COUNCIL MEMBERS
STAFF MEMBERS
Mayor Jones in the Chair; Councillors Griffith, Healy,
McKenzie, Ochalski, Sorley, Wallace and.Weller.
Councillor Morris was absent due to illness.
Chief Administrative Officer, Director of Corporate
Services, Director of Planning, Director of Building
Administration, Director of Public Works, Planning
Technician, and Administrative Coordinator.
DECLARATIONS OF INTEREST
There were no declarations of interest under the Municipal Conflict of Interest Act.
APPROVAL OF AGENDA
#696. Moved by Councillor Griffith Secon.ded by Councillor Weller
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 the proposed Zoning By-law Amendment Application for Bayview Wellington
Management Inc., Block 3 on Registered Plan 65M-3072, Blocks 106 and 107 on
Registered Plan 65M-3073, application number D 14-33-96.
The Public Meeting procedures and the opportunities available for persons to ask
questions related to the items tabled for consideration were explained. 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 that 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 Regi,on or the Ontario Municipal Board.
Names and addresses of speakers are required as a part of the record of the
proceedings.
The Municipal Clerk advised that the required Notices of Meeting for application D 14-
33-96 were mailed on November 28, 1996. The notices were circulated in compliance
with the Planning Act, by First Class Mail, to the addresses within 120 metres of the
Aurora Special. Council -Public Planning Minutes No. 35-97
Wednesday, December 18, 1996
Page 2
area shown on the last revised assessment roll of the Town of Aurora 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 a written request for such notice. In addition,
the necessary signs were posted on the properties in accordance with the rules of
procedure under the Planning Act.
PLANNING APPLICATIONS
PL96-1 24-320 -Proposed Zoning By-law Amendment
Bawiew Wellington Management Inc .. Block 3. Registered
Plan 65M·3072. Blocks 1 06 & 1 07. Registered Plan
65M-3073: D14-33-96
The Director of Planning provided an overview of the subject application. The subject
lands consist of three rowhouse blocks abutting John West Way in the Bayview
Wellington Subdivision. She explained that in September, 1994, Council adopted a
Zoning By-law encompassing many new zoning standards and provisions respecting
the Bayview Wellington development. This is a new form of housing that consists of
rowhousing with rear yard garages and access lanes. The Secondary Plan provides
policies for John West Way aimed at creating a "Main Street" effect by encouraging
shallow front yards, with a public ambiance such as outdoor display or sitting areas.
The applicants have requested two basic changes to the zone categories that, if
approved, would require a number of changes to the existing zone standards. The
zoning provisions pertaining to the blocks affected by this application were formulated
on the basis that the rear yard access lanes were to be privately owned and
maintained. The applicants have stated, however, that they are unable to sell units
in light of concerns expressed by respective purchasers about a number of issues
including dispute resolution, mechanisms, garbage pick-up, snow ploughing, and
eventually infrastructure replacement. If the Town assumes ownership of the lanes,
several provisions related to setbacks would require modification. The other change
requested relates to the garages themselves to provide that approximately 50% of the
units would be permitted to have two car garages.
The Director of Planning reviewed the purpose of the application· to permit rear yard
lanes to become public, and to increase the number of double garages. She identified
a number of issues including urban design, functional, and financial considerations for
the subject proposal. Some of the urban design issues were explained and the
dimensions for the right-of-way widths for the laneways. The matter of garages was
further discussed in terms of double. garages on rear yard increased in number;
approximately 50% double garages; improved facade features to alleviate design
concerns; and between garages could be a concern functionality of open parking
spaces. The matter of public versus private ownership of lanes was also discussed
in terms of ongoing maintenance and capital replacement. A number of options were
presented for the ownership of the lanes including leave private, accept as public,
accept as public with surcharge, leave private with Town service contract, and one
time cash payment to cover maintenance and capital replacement. A number of
functional issues were identified regarding the lane and pavement widths, setback of
garage from travelled portion of lane, lighting locations, and setbacks. It was
suggested that all of these issues required detailed review through the site plan
process. Staff have proposed a one time cash payment as the preferred option to
address the financial impact of the long term ovvnership of the lanes. Council was
advised that Staff have no objections from a land use perspective; however, the
financial ramifications of assuming the rear lanes have been identified by Staff as a
Aurora Special Council -Public Planning Minutes No. 35-97
Wednesday, December 18, 1996
Page 3
concern. In addition, Staff have no objections in principle to the double garage aspect
of the application, however, additional information· is required through the site plan
application process in order to address some of the details respecting how the changes
proposed could be implemented.
Applicant's Comments
Mr. Gary Watchorn, the Urban Design Consultant for the applicant advised of the
urban design concept for the Bayview Wellington Subdivision. He explained how the
rear yard garages and access lanes create a "Main Street" effect. He indicated that
prospective purchasers have indicated preference in public laneways and not private
laneways, and that there is a market for this form of housing.· Buyers have been
concerned about private maintenance costs and right-of-way easements. There has
been an increase in the number of tentative offers to sell these housing units with the
public lanes concept. He advised of goals and objectives for John West Way, and that
safety, security, lighting, and garbage collection issues have been enhanced through
the proposed revisions. Mr. Watchorn concluded that this is an urban design concept
used in other municipalities for the main street, and the rear yard lanes should be made
public, and that the laneways be narrower in width to discourage parking.
Mr. John Long, the Transportation Consultant for the applicant explained the
intersection df Bayview and Wellington would benefit from a ring road configuration
comprised of John West Way and a future equivalent. road in the northeast quadrant
of the 'intersection. The elimination of driveways for the townhouse developments is
also consistent with urban design objectives for the community. The reconfiguration
of John West Way is designed to accommodate transportation movement at a larger
scale and not just access to the residential townhouses that front the street. Mr. Long
concluded that there should be no additional cost to his client for the operation and
maintenance of the rear laneways, and that the lanes be accepted as public.
No members of the public were present to address this application. The public portion
of the meeting closed at 6:40 p.m. and Council's deliberations began.
#697. Moved by Councillor Sorley Seconded by Councillor Healy
THAT the application be endorsed in prinCiple as a pilot program; and
THAT the implementing Bill be held in abeyance pending resolution of the
outstanding issues during the site plan review process.
On a recorded vote, this portion of the motion. was CARRIED
YEAS:
VOTING YEA:
VOTING NAY:
7 NAY: 1
Mayor Jones, Councillors Griffith, Healy, McKenzie,
Ochalski, Wallace and Weller.
Councillor Sorley.
Upon the question of the adoption of the balance of the motion -
THAT monetary compensation be required in respect of the lane
conveyance; and
_,-''
--~"-
Aurora Special Council -Public Planning Minutes No. 35-97
Wednesday, December 18, 1996
Page 4
THAT third reading of the implementing Bill be held in abeyance pending
resolution of this matter to the satisfaction of the Treasurer which
resolution shall include a onetime upfront payment to cover 50% of the
long term maintenance costs.
On a recorded vote, this portion of the motion was DEFEATED
YEAS:
VOTING YEA:
VOTING NAY:
3 NAY: 5
Councillors Healy, Sorley and Wallace.
Mayor Jones, Councillors Griffith, McKenzie, Ochalski and
Weller.
ADJOURNMENT
#698. Moved by Councillor Ochalski
THAT the meeting be adjourned at 7:12 p.m.
CARRIED
• -::=!-"ld~~~--::Jt---
T. JOI\l~AYOR-