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MINUTES - Special Council - 19970227·--.- TOWN OF AURORA SPECIAL COUNCIL -PUBLIC PLANNING MEETING NO. 10-97 Council Chambers Aurora Town Hall Thursday, February 27, 1997 7:30p.m. II MINUTES II ATTENDANCE COUNCIL MEMBERS STAFF MEMBERS Mayor Jones in the Chair; Councillors Griffith, Healy, McKenzie, Morris, Sorley, Wallace and Weller. Councillor Ochalski was absent. Chief Administrative Officer, Director of Corporate Services, Director of Planning, Director of Public Works, Planner, and Administrative Coordinator. DECLARATIONS OF INTEREST Councillor Morris declared an interest in application CD97-001, by virtue of her residence in the vicinity and left the Council Chambers for the duration of the discussion on the subject application. APPROVAL OF AGENDA #120. Moved by Councillor Griffith Seconded by Councillor Weller THAT the content of the Agenda be approved as outlined herein with the additional correspondence provided by the Clerk. 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 Dekkema-Gervais (Aurora) Inc., Blocks 104-114, Registered Plan 65M-3049, Downey Circle, application number D14-01-97; proposed Official Plan and Zoning By-law Amendment Application for Fred Rankel, north-east corner of Bathurst Street and Bloomington Road, application numbers D09-11-96 and D14-34-96; and proposed Condominium Conversion Application for Torresdale Construction Limited (Tridel), Part of Lot 28, Plan 246, 101 McDonald Drive, application number CD97-001. 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. ~-:-7':---~--··--·"-"·''-"·'·'''""'"'"''""'"''"'..0.;~~~,;<~_;,~~->-',~,;;10~·:<:.-><;;-.~~~::.,;;;c;;~-···-'"' '···· ,,._·.·-·-·--->~-"------- ·~·~·•··~·-~ ::.~ . ..:..:.-----~-------•""•--~-~....:.c.:....~·..:.. ... :..:,_:...:: _____ ,,,~----·-,. ... --w<=io=":~,W.,~,">.'>'""''"""""'"'&'l<""""''AV,TI?>"'"'·1"'>'~'cc•~~'-~C: •. ,,. ___ ,:__,~ 0•>•-•• ••••·-·-· '••--•r•'~--·-•·---·---~--••----·-·-~-- Aurora Special Council -Public Planning Minutes No. 10-97 Thursday, February 27, 1997 Page 2 The Clerk advised that the required Notices of Meeting for application D 14-01-97 were mailed on February 4, 1997; applications D09-11-96 and D14-34-96 were mailed on February 6, 1997. The notices were 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 1 20 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. The Clerk also advised that Notices of Meeting for application CD97-001 were mailed to the prescribed agencies on January 23, 1997, to the tenants of the subject lands on February 3, 1997, as well Notice was published in the Era Banner on the 4th and 11th of February, 1997 according to the regulations of the Rental Housing Protection Act. PLANNING APPLICATIONS PL97-027-057 re: Proposed Zoning By-law Amendment Dekkema-Gervais !Auroral Inc .. Part of Lot 86. Concession 1 EYS. Blocks 1 04-114. Registered Plan 65M-3049 Downey Circle. D14-01-97 Mayor Jones advised that the applicant had, through correspondence received that day, withdrawn their application. PL97-028-058 re: Proposed Official Plan and Zoning By-law Amendments. Part Lot 71 Concession 1 WYS North-East Corner Bathurst St. & Bloomington Road Fred Rankel. D09-11-96. D14-34-96 Director of Planning provided Council with an overview of the subject application. Council was advised that it was the intention of the applicant to amend the Official Plan and the Zoning By-law to permit the property to be used as a new concept in golf, combining a driving range with a target field and computer technology to simulate actual golf courses. The driving facility would incorporate 40 covered pads on two levels with 20 open air pads would be provided. In addition, there would be a two- storey clubhouse, incorporating a reception area, pro shop, washroom, banquet facility and lounge. A 200 car parking lot would be provided with accesses proposed both to Bathurst Street and to Bloomington Road. The applicant had indicated the proposed Centre would be an "interim use" given the long range designation for the property residential under the Policy of Official Plan Amendment No. 17. The Director of Planning identified for Council a number of Policy issues related to the proposed application. She expressed concern about the potential permanency of the proposed building and the influence that it might have for establishing a long term potential commercial use of the property. A number of additional issues identified by specific to the application identified by staff through the circulation process were briefly reviewed including noise, lighting, landscaping, building design, access and parking, grading, servicing and potential limitation on accessory uses. Agencies' comments expressed, particularly concerns regarding access to adjacent Regional Roads were highlighted. It was suggested to Council prior to any approval being given, Council be satisfied that the long term options for the property remain open and that the technical concerns of staff and external agencies be addressed. ;:; '"··-~----~~·~" "'···-·'-"'-'--':....:·----.-~--~--~ ·----~-·'·-·-..--:..".~:_,~~.;.,.c. __ ,_~ .... ~~~-----~~·"==""~~m~"""'~"=''"'""''·~""'-~' .. -.7.--,-•• .,'" • ....;'"'"'...;.:,__;_ ---·-,:. ___ ,_,_..: ---------·--·~---~------~~.:-'-'~'-··------~--------·~---~--'-------- Aurora Special Council -Public Planning Minutes No. 10-97 Thursday, February 27, 1997 Applicant's Comments Page 3 Mr. Murray Snider, agent for the applicant provided additional background information related to the purpose of the application and assured Council that it was the owner's long term intention to utilize the property for future residential development on full services. It was his submission that the planning for ultimate uses was 5 to 1 0 years hence, thus the proposal was an appropriate interim use providing the municipality with additional recreational facilities that it currently does not have. Details on how the driving facility would work in relation to the adjoining target field were explained. The benefits to the Town derived through approval of the application were outlined. Council was requested to provide an indication of its support for the application in order that additional studies and documentation could be prepare to move the project forward. Public Comments A number of residents in the vicinity provided Council with concerns including the impact introduction of a commercial use would have on the surrounding residential community within the Township of King, Town of Richmond Hill and Town of Aurora. Issues respecting the provision of the private water and sewer services to the property were raised including impact on adjoining Wells. Access at the proposed location on Bathurst Street was identified as a major concern. Environmental concerns related to the use of the lands for the proposed purpose and the re-grading of the property necessary were identified. The potential for golf balls to stray onto adjoining properties and Bloomington Road was put forward. Other residents identified concerns regarding the lighting necessary to have the facility operate into the evening. Questions related to the extent of restaurant activities were raised including whether the operation was intended to operate seasonally. Concerns related to the capital investment necessary to construct the support facility and the ability of Council to ensure that it was ultimately removed were voiced. Issues respecting traffic and safety for children were put forward by neighbours in the adjoining subdivision to the north. Mr. Claudio Brutto, representing the adjoining landowner to the north appeared to formally indicate opposition to the application. Council was advised that approval of the subject application would effectively landlock his client's development lands for the foreseeable future. It was suggested that an alternative approach occur wherein the two landowners should work together to try and address some of the technical issues identified with respect to Official Plan Amendment No. 17 over the shorter term thereby providing a permanent land use on the property in the coming few years. The concerns identified in the Staff Report were echoed by Mr. Brutto on behalf of his client. In providing responses to the various concerns raised, Mr. Snider indicated that it was not the intention of the facility to operate on a year round basis, that the proposed banquet component was removed from the application thereby diminishing concerns related to other activities on the property. It was confirmed by Mr. Snider that the size of the property was such that the operation of the facility could safely occur with sufficient buffering around the perimeter to prevent the golf balls from leaving the property. A potential time frame of 5 to 10 years for the operation of the facility was advanced and the solution of Council eventually passing an Interim Control By-law was suggested as a recourse to the concern related to the permanency of the commercial activity on the property. --·-~~-~-··· ~~.-..-,_.;o;-,,. ''·:·~\;U,,;-;:.-;_,;::;-;o'~';\~¥-{.'.<";<;1;,;c;:~•.\::;,;,';!~,q;'l,/r',,:; ·;;.;;.•.v.:c·.< .-"·,· •• · .. -.-;.~~··~-----·--:':-···-.,-----·"" ~N-, _,_c~-~·---~·-. --~~'"'"''1"'"'''•----•--u-.-.-·------~·--···--··------- ··--.- •~o~""~-o--_,,~,_y_,_,~-•<-·-.".C.: ••• :.'-...-~-------~··---·-•-~::.._,__,:.;,,,_~:~.:..·~<C-~,,.,,_,~~~-~~~••>>"<•"'--"""#-"<1Ji!':<~=mfN~""'""-""'"'"""'~~C~'''"• ·~·--•'·'-""-·<~.;~ ._,,,,·,; ... , •--•• c..:L .'------------.---·-~---·-···---. .,,_,,"/ Aurora Special Council -Public Planning Minutes No. 1 0-97 Thursday, February 27, 1997 Page 4 The public portion of the meeting closed at 9:02 p.m. and Council's deliberations began. #121. Moved by Councillor Sorley Seconded by Councillor Morris THAT Council reject the applications as being premature at this time. CARRIED CONDOMINIUM CONVERSION APPLICATION PL97-029-059 re: Proposed Condominium Conversion Application. Part of Lot 28. Plan 246 101 McDonald Drive. Torresdale Construction Limited !Tridell. CD97-001 Mr. Rob Hughes, Planner provided Council with an overview of the condominium conversion process and the legal requirements placed upon the Town through the Rental Housing Protection Act. Mr. Hughes indicated that the proposed application was before Council in order to allow the conversion of the rental rowhousing development situated at 101 McDonald Drive to a condominium. The impact the removal of the dwellings from the Town's inventory of available number of units for rent was explained. Issues respecting the criteria for the provision of affordable housing and the relationship the prescribed criteria would have on the subject application was also explained. The opportunities available to the municipality to impose conditions upon the approval of the application which would serve to ensure that the site was appropriately refurbished and the opportunities to ensure that reasonable accommodation was made for the existing tenants were outlined. Mr. Hughes suggested that if the Council was disposed to approve the application conditions respecting the entering into of a Site Plan Agreement and a General Landlord/Tenant Agreement ought to be imposed to ensure that the applicant fulfill commitments made through the application process to both the municipality and the tenants. Applicant's Comments Mr. Roy Varacalli, an architect representing the agent for the application provided a history of the existing structure on the site to Council. Renderings depicting the proposed alterations to be provided to the exterior of the structure were displayed and indications were provided as to the extent to which improvements were proposed for the interiors of the dwelling units in conjunction with the conversion and ultimate sale to new purchasers. The details of the financial proposals made to the existing tenants respecting their opportunity to purchase the units within the development were explained and commitment provided to ensure that disruption to existing tenants during the conversion were minimized were provided. The provision of additional affordable housing in the community and the overall improvements to the site were provided as the basis upon which Council should favourably consider the application and allow the conversion to proceed. Public Comments A number of existing tenants in the development provided Council with their concerns respecting the proposed conversion. Individuals who had long term tenancy in the facility expressed concern with the potential of being displaced, the impact the conversion process would have in terms of relocations within the development for "---·~ ·••-·'•'&>=•'" ''''·'·'~;:.-;~·.;o,·;;,J;,;(;~,;o:_,;,;.~;.;~i.<:;:<.;;;;0';6:i~:,~c.: .. ~'-•;., •'<'•'·'/····• '' ',.--~ Aurora Special Council -Public Planning Minutes No. 10-97 Thursday, February 27, 1997 Page 5 temporary periods of time, the removal of the rental housing stock from the municipality and the lack of suitable alternative facilities available on a rental basis. Additional concerns were expressed regarding the inability of a number of tenants to take advantage of the purchase incentive program proposed by the applicant. Others expressed the desire to continue to have assurance of the availability of rental accommodation within the development for a period of up to 5 years. Issues regarding the monthly costs to individuals under the proposed purchase program when factors such as maintenance fees, utilities and taxes were incorporated into the calculations were expressed. The extent to which interior improvements would occur on the dwelling units in connection with a purchase incentive were queried. On an overall basis residents questioned the integrity of the aging infrastructure within the development, the actual potential monthly fees, the extent to which external facility improvements, landscaping, fencing, and other amenities would be provided. Other expressed concerns about the mechanisms available to ensure that the indications provided by the applicants could be fulfilled. The public portion of the meeting closed at 10:46 p.m. and Council's deliberations began. #122. Moved by Councillor McKenzie Seconded by Councillor Griffith THAT in view of the site enhancements proposed to be made by the applicant in refurbishing the subject lands, the overall effect of such enhancements for the surrounding community, and the ability of the applicant to offer to residents resale of the subject units within the affordable housing parameters as prescribed by the Ministry of Housing, the application be approved subject to the fulfilment of the following conditions: 1. A site plan agreement dealing with on-site improvements, landscaping, building design and cladding, easements, servicing issues, and street addressing. 2. A general agreement addressing tenancy purchasing options, pricing, and the ability of existing residents to remain in their unit for a period of time up to five years beyond the approval date. CARRIED Councillor Morris, having previously declared an interest in this application and left the meeting, did not take part in the vote called for in this regard. NEW BUSINESS #123. Moved by Councillor Healy Seconded by Councillor McKenzie THAT the provisions of the Procedural By-law be waived, the hour of adjournment be extended and the agenda be completed. CARRIED At this point in the meeting, Councillor Morris returned to the Council Chambers. ·--~ Aurora Special Council -Public Planning Minutes No. 1 0-97 Thursday, February 27, 1997 Page 6 Traffic Concerns on Murray Drive -Reconsideration of Resolution No. 713-96 Approved by Council on December 18. 1996 PW96-047-318-Traffic Concern-Murray Drive Trillium Drive to Kennedy Street West #713-96. Moved by Councillor Healy Seconded by Councillor Sorley #124. THAT the proposed temporary measures to mitigate traffic concerns along Murray Drive between Trillium Drive and Kennedy Street West as described within Report PW96-04 7-318 be approved subject to approval of funding by Council in the 1997 budget deliberations; THAT the works be scheduled to be in place for a period of time of approximately three months commencing in the spring, no later than May 1, 1997; THAT approval be granted for the Clerk to introduce the necessary bill for two readings to prohibit parking on both sides of Murray Drive from Trillium Drive to Pinehurst Court to permit said installation; THAT the Clerk notify the residents directly affected by these measures and those having attended previous meetings in regard to these changes and the necessary change to the parking restrictions; and THAT the Director of Public Works be directed to convene a meeting of any directly affected residents to obtain comments on these measures and to report further to the Municipal Operations Committee, or Council, upon conclusion of this process. DEFEATED Moved by Councillor Healy Seconded by Councillor Sorley THAT Staff pursue the planters initiative along with some related softer traffic calming measures for this section of Murray Drive; THAT Staff arrange another meeting with all interested residents, particularly those who perceive themselves to be at risk from a safety perspective and that notice be placed in the local paper to inform residents of the date; THAT Staff pursue capital and operating costs and financing options for this alternative initiative; and THAT Staff bring forward a Report to the April 9, 1997 meeting of Council for consideration. CARRIED ADJOURNMENT #125. Moved by Councillor Sorley THAT the meeting be adjourned at 11:06 p.m. CARRIED d L. ALLISON, MUNICIPAL CLERK ··:--··.-··-· .. -•·:--;--• ·--~ ---~··"'-'~"~'~-·~-,;_.;,~.;,_c;c«<O-:,\~:;'~~;.:.~;~~,.;.~~~';;:'~"i;•;><Y,:;,,~~---v" .,_,_""<A"'"·"-?~.---~---;---~-----. ··---·-· -~----·--· ··--·---~·~·-·· . ···-·-·· --.. -·····-·----~----· ---