MINUTES - Special Council - 19970130'·~./
TOWN OF AURORA
SPECIAL COUNCIL -PUBLIC PLANNING
MEETING NO. 04-97
Council Chambers
Aurora Town Hall
Thursday, January 30, 1997
7:30p.m.
II MINUTES II
ATTENDANCE
COUNCIL MEMBERS
STAFF MEMBERS
Mayor Jones in the Chair; Councillors Griffith,
McKenzie, Morris, Ochalski, and Wallace.
Councillor Weller was absent due to illness,
Councillor Healy was absent on vacation, and
Councillor Sorley was absent due to a business
related matter.
Chief Administrative Officer, Solicitor/Deputy Clerk,
Director of Planning, Planner, and Administrative
Coordinator.
DECLARATIONS OF INTEREST
There were no declarations of interest under the Municipal Conflict of Interest Act.
APPROVAL OF AGENDA
#56. Moved by Councillor Ochalski Seconded by Councillor McKenzie
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 and Plan of
Subdivision Application for Cat-Tail Investments Inc. {Metrus Management Inc.), Blocks
1 and 3 on Registered Plan 65M-3014, application numbers D14-24-96 and D12-
96001 A.
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 Region or the Ontario Municipal Board.
Names and addresses of speakers are required as a part of the record of the
proceedings.
The Deputy Clerk advised that the required Notices of Meeting for applications D 14-
24-96 and D 12-96001 A were mailed on January 6, 1997. The notices were
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Aurora Special Council -Public Planning Minutes No. 04-97
Thursday, January 30, 1997
Page 2
circulated in compliance with the Planning Act, by First Class Mail, to the addresses
within 120 metres of the 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
PL97-011-026 re: Proposed Zoning By-law Amendment
and Plan of Subdivision. Cat-Tail Investments Inc.
!Metrus Management Inc.!. Blocks 1 & 3. Registered Plan
65M-3014. Stone Road: D14-24-96. 19T-96001 A
Mr. Rob Hughes, Planner, provided a brief history and detailed overview of the subject
applications. The subject lands are located on the west side of Bayview Avenue south
of Wellington Street East. The lands are composed of two separate parcels located
on opposite sides of Stone Road with Block 1 having an area of 2.9 acres located on
the north side of Stone Road to the west of the Ontario Hydro Corridor, and Block 3
having an area of 6.49 acres located on the south side of Stone Road between the
Ontario Hydro Corridor and Bayview Avenue. He advised that all lands are currently
vacant and further reviewed the surrounding uses of the subject lands. The lands are
designated "Urban Residential Medium Density" as per the provisions of the North
Bayview Residential Neighbourhood Secondary Plan. The subject lands are currently
zoned "Row Dwelling Residential Holding (H)R6-15 Exception Zone" (Block 1) and
"Row Dwelling Residential Holding (H)R6-13 Exception Zone" (Block 3). The zoning
was designed to accommodate block rowhouse development based upon a private
road system. Both Blocks 1 and ,3 have in the past been subject to site plan
applications submitted to the municipality for processing in 1 994 for a total of 1 09
condominium units. The lands were marketed by the applicants as individual
condominium corporations based upon a typical private road system that included
visitor parking, and according to the applicants, a change in market conditions as it
relates to thesaleability of condominium units has resulted in the submission of the
subject applications. The matter was previously scheduled for the September 26,
1 996 Public Planning meeting, however, the applications were removed from the
agenda at the request of the applicant to provide time for resolution of issues identified
by both Staff and neighbours. A resubmission of the applications has provided for a
reduction in the number of units from 1 06 to 1 02, with the elimination of development.
on the most northerly rowhouse block within Block 1 for lands that were difficult to
build upon in view of existing grades. The applicants have requested an amendment
to the zoning provisions of the "Row Dwelling Residential Holding (H) R6-1 5 Exception
Zone" (Block 1) and "Row Dwelling Residential Holding (H)R6-13 Exception Zone"
(Block 3) applying to the lands to allow for development of freehold rowhouse units
as opposed to condominium rowhouse units fronting onto a public street. The existing
zoning was designed to accommodate a condominium block plan. In order to permit
on-street freehold Llnits changes are required to the existing zone standards including
lot area, frontage and building siting specifications. The proposed zoning is to be
similar. in nature to the R6-12 Zone that applies to other rowhouse blocks within the
subdivision. The proposed plan of subdivision divides the subject lands into 14
residential blocks, each of which is to have access from a public cul-de-sac, for a total
of 1 02 freehold on-street rowhouses. The development is proposed to be similar in
nature to the on-street townhouses currently under development in the Cat-Tail/Aurora
Grove Subdivision. The lands were initially proposed for medium density development
having regard to the layout of the streets, open spaces, and grading and were best
suited for a condominium block plan at that time .
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Aurora Special Council -Public Planning Minutes No. 04-97
Thursday, January 30, 1997
Page 3
Council was advised that Staff support the subject applications in principle, however,
have identified several concerns in respect of the layout of the plan relating principally
to the road alignment and site grading, that need to be resolved prior to draft approval
and rezoning. It was indicated that the grading of the lands is steep and that this
would impact upon road construction and development within the Block. The Planner
explained the objective to reduce the height of the retaining works and to
accommodate a minimum usable rear yard depth of 5.0 metres for each unit, and that
revised preliminary engineering drawings would be required in this regard, and further
• the requirement to provide a public road to municipal standards. A review of issues
raised by the Fire Department including water supply and hydrant location was also
required. The Planner advised that the resubmission of the applications provided for
a reduction in the number of units from 1 06 to 1 02, and to transfer to the municipality
lanps noted on the draft plan as Block 15 for the purposes of gaining access to the
Town site located to the north of Block 1 prior to draft plan approval of the subject
lands. It was also suggested that possible connections into the adjoining open space
blocks be incorporated into the design. The applicants have indicated that the
intended zoning standards would be in keeping with those adopted for on-street
townhouses located elsewhere in the Aurora Grove Subdivision. It was .noted that not
all zoning standards may be achievable for each block in light of grades, lot
configuration, and the impact of other matters such as the possible realignment of the
road. The application would be subject to site plan approval that would also ensure
that other matters are addressed. The Planner concluded that it was possible that
changes made to the plan in order to satisfy the concerns expressed may result in a
decrease in the number of units requested and a change in the layout of the road, and
that a further Report should follow to the Planning and Development Committee
identifying how issues have been resolved by the applicant in consultation with Town
Staff. A full review of the subdivision component of the application had not been
completed, and the issues that need to be evaluated and determined prior to draft plan
approval include dedication of appropriate road allowances, reserves, easements and
open space blocks to the municipality; information on preliminary servicing, grading
and engineering drawings, and storm water management practices; review of plans by
an urban design consultant; and a comprehensive list of conditions of draft plan
approval.
Applicant's Comments
Mr. Carlo Stefanutti, Metrus Development Inc. for the applicant, advised of the zoning
by-law amendment application and plan of subdivision for the subject lands to facilitate
the change from condominium rowhouse units to on-street freehold rowhouse units.
He indicated that he was in support of the recommendations made by Staff and was
available for questions on the subject applications.
No members of the public were present to address this application. The public portion
of the meeting closed at 7:45 p.m. and Council's deliberations began ...
#57. Moved by Councillor McKenzie Seconded by Councillor Wallace
THAT the applications be endorsed in principle;
THAT Staff concerns in respect of the layout ·of the plan relating
principally to the road alignment and site grading be resolved prior to
draft approval and rezoning; and
THAT Staff report to a future Planning and Development Committee
meeting identifying how issues have been resolved by the applicant in
consultation with Town Staff, and that this report deal with matters
raised in connection with proposed zoning standards, and a complete list
of conditions for draft plan approval of the subdivision as derived through
circulation of the subdivision application to commenting agencies.
CARRIED
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Aurora Special Council -Public Planning Minutes No. 04-97
Thursday. January 30, 1997
NEW BUSINESS
Memorandum of Councillor Morris. Chairperson of the
Special Planning and Development Committee Meeting
No. 02-97. January 30. 1997:
PL97-012-024 re: Selection of Consulting Team. Bayview
· ..... / East Urban Expansion Area. Master Servicing Study and
Secondary Plans: and
PL97-013-025 re: Landowner Representatives Technical
Advisory Steering Committee. Bayview East Urban Expansion
Area. Master Servicing Study and Secondary Plans
Page 4
Councillor Morris provided Council Members w'ith an extract from the Special Planning
and Development Committee Meeting No. 02-97 held earlier that evening and
requested adoption of the resolutions set forth below.
#58.
#59.
Moved by Councillor Griffith Seconded by Councillor Morris
THAT Hemson Consulting Ltd; be engaged to undertake the Master
Servicing Plan and overall project coordination of the Bayview East Urban
Expansion Area Study and Secondary Plan 2B, subject to the satisfactory
resolution of financial arrangements; and
THAT HBR Planning Centre be engaged to undertake Secondary Plan 2A,
subject to the satisfactory resolution of financial arrangements. ·
CARRIED
Moved by Councillor Griffith Seconded by Councillor Morris
THAT Don Given of Malone Given and Parsons, Claudio Brutto of Brutto
Consulting, and John Emery of Fairmont Property Corporation Limited be
appointed to sit as landowner representatives on the Technical Advisory
Committee for the Bayview East Urban Expansion Area Master Servicing
Study and Secondary Plans; and
THAT staff provide the liaison function for smaller property owners.
CARRIED
ADJOURNMENT
#60. Moved by Councillor McKenzie
THAT the meeting be adjourned at 7:55 p.m.
CARRIED
• rXfL
T. JONES L. ALLISON, MUNICIPAL CLERK