MINUTES - Special Council - 19970423TOWN OF AURORA
SPECIAL COUNCIL -PUBLIC PLANNING
MEETING NO. 16-97
Council Chambers
Aurora Town Hall
Wednesday, April 23, 1997
8:00p.m.
II MINUTES II
ATTENDANCE
COUNCIL MEMBERS
STAFF MEMBERS
Mayor Jones in the Chair; Councillors McKenzie,
Ochalski, Sorley, Wallace and Weller.
Councillors Healy and Griffith were absent on
vacation. Councillor Morris was absent due to a
previous commitment.
Chief Administrative Officer, Director of Corporate
Services, Director of Planning, Planner, and
Administrative Coordinator.
DECLARATIONS OF INTEREST
Councillor Sorley declared an interest in Report PL97-062-117 and PL97-067-119 by
virtue of a solicitor-client relationship and left the Council Chambers for the duration
of the discussion on the subject applications.
Councillor Wallace declared an interest in Report PL97-064-118 due to ownership of
a business in the vicinity and left the Council Chambers for the duration of the
discussion on the subject application.
APPROVAL OF AGENDA
#281. Moved by Councillor McKenzie Seconded 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 Official Plan and Zoning By-law Amendment Applications for
Gordon and Elizabeth Jean Schmidt, Part 2, Plan 65R-17698 and Block 16, Registered
Plan 65M-3039, Part Lot 81, Concession I, E.Y.S., application numbers D09-06-96
and D 14-23-96; proposed Zoning By-law Amendment Application for 925834 Ontario
Inc. and 1110118 Ontario Limited (First Professional Ltd.), Part of Lot 77, Concession
I, W.Y.S., Part 2, Reference Plan 65R-18443, 14700 Yonge Street, application
number D14-07-97; and proposed Official Plan and Zoning By-law Amendment
Applications for 919179 Ontario Ltd., Lot 1, Registered Plan 107 and Lot 109,
"
Aurora Special Council -Public Planning Minutes No. 16-97
Wednesday, April 23, 1997
Page 2
Registered Plan 246, 124 Wellington Street East and Centre Street, application
numbers D09-07-96 and D14-26-96.
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 Region or the Ontario Municipal Board.
Names and addresses of speakers are required as a part of the record of the
proceedings.
The Clerk advised that the required Notices of Meeting for Applications D09-06-96/
D14-23-96, D14-07-97, and D09-07-96/D14-26-96 were mailed on March 31, 1997.
The notices were circulated in compliance with the Planning Act, by First Class Mail,
to the addresses within 1 20 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.
PLANNING APPLICATIONS
PL97-062-117 re: Proposed Official Plan and
Zoning By-law Amendment Applications
Part 2. Plan 65R-17698 and Block 16.
Plan 65M-3039. Part Lot 81. Concession I E.Y.S.
Gordon Schmidt and Elizabeth Jean Schmidt.
D09-06-96 and D 14-23-96
The Director of Planning provided a detailed overview of the proposal. The subject
lands are located on the north side of Wellington Street East and are currently vacant.
The lands are designated "Office Commercial" which permits office buildings and
hotels with limited commercial uses on the ground floor such as banks, restaurants,
and services to businesses. The subject lands are currently zoned "Office Commercial
{C6-1} Exception Zone". The zone permits business and professional offices excluding
medical and a series of ancillary commercial uses where the building exceeds two
stories in height, and permits a maximum of 4 storeys. It was indicated that a number
of landscape provisions would apply to the site. The surrounding land uses include
residential to the north, hydro right-of-way to the east, and open space lands to the
south and the west of the site. The applicant has proposed an amendment to the
Official Plan from "Office Commercial" to "Urban Residential -Medium Density" and
the Zoning By-law from "Office Commercial {C6-1} Exception Zone" to a site specific
"Row Dwelling Residential {R6} Exception Zone" to permit the development of the
lands for 44 condominium townhouse units. The requested exceptions to the standard
zone requirements based on Amberhill Way as the front lot line include reductions of
the minimum required frontage, unit width, and rear yard setback and are compatible
with existing standards for the area. The Director of Planning explained that the
application was held in abeyance pending the outcome of the Growth Management
Study and that it was appropriate to consider the application at this time.
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Aurora Special Council -Public Planning Minutes No. 16-97
Wednesday, April 23, 1997
Page 3
The Director of Planning outlined the locational criteria for medium density residential
development under the Official Plan policies for the proposal and further explained that
the site is close to the Community Commercial development under construction on the
Bayview Wellington site and the planned Commercial development to the west and
east of the subject lands on Wellington Street, and its proximity to the arterial road;
the site is similar from a density perspective to the lands to the north; the Bayview
Wellington Community is already very diversified; the adequacy of utilities needs to be
fully demonstrated and the need to provide for servicing capacity; the capacity of the
local transportation network and specifically Amberhill Way; and that community
facilities have been planned in the neighbourhood. The urban design aspects of the
proposal were reviewed relative to the location of the site on Wellington Street and
creates an ambiance for a gateway at this location. The Public Works Department
have raised a number of concerns respecting the need for an acoustical study and
attenuation fences to be located along the building frontages to screen noise from the
Wellington Street traffic, and it was indicated that Planning Staff believe that all
possible measures to reduce noise should be undertaken within the building structure
itself rather than using noise attenuation fences that from an urban design perspective
could impact upon the project. A detailed plan addressing the relationship with the
Wellington Street frontage with an appropriate landscape and fencing arrangement
similar to the John West Way frontages should be prepared as part of the site plan
agreement should the project proceed, and an urban design consultant should be
retained to review the plans. The subject proposal is similar although slightly less
dense than the condominium project that was developed to the north by Paradise
Homes. The impacts of the proposed change were illustrated using a conceptual plan
for an Office Commercial development on the site with 160 parking spaces, and this
example demonstrated the expanse of parking necessary and its overall negative
impact on the streetscape relative to the residential project. The applicant has applied
for site specific amendments and it was suggested that the details of the Zoning By-
law Amendment be resolved through the site plan process. There are a number of
aspects of the subject proposal that need confirmation or further investigation, and
from a Staff perspective it was indicated that the redesignation from Office
Commercial could be supported having regard to the availability of Office Commercial
land, urban design aspects of the proposal, residential development would have less
impact on the residential neighbourhood than the office commercial, and adequate
community services are available in the immediate area to serve the proposed
development. Council was advised that certain matters should be completed prior to
finalizing the requested amendments including an acoustical study relative to the urban
design of the project, viability of servicing the site and grading, impact of traffic
generated by the proposal on the local street network, access to Wellington Street,
servicing capacity, and the details of the Zoning By-law Amendment through the site
plan review process.
Applicant's Comments
Mr. Paul Bailey, agent for the applicants advised that he supported the presentation
made by Planning Staff for the proposal, and that the application was Phase 2 of the
Amberhill project and was similar in form, style of architecture and density. Mr. Bailey
explained certain issues related to access to Amberhill Way and construction costs to
extend Amberhill Way, a Traffic Study for the impact of the units on the existing street
system, and the Valley edge in relationship to the Hydro Corridor located on the east
side of the property to be considered at the site plan stage. He indicated that the
Architect for the applicant was also in attendance and available for questions on this
project.
No members of the public were present to address this application. The public portion
of the meeting closed at 8:25 p.m. and Council's deliberations began.
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Aurora Special Council -Public Planning Minutes No. 16-97
Wednesday, April 23, 1997
Page 4
#282. Moved by Councillor Weller Seconded by Councillor Wallace
THAT approval of the implementing Official Plan and Zoning By-law
Amendments be subject to confirmation of the viability of servicing the
site including the preliminary grading; that traffic generated by the
proposal will not negatively impact the neighbourhood; that noise
attenuation can be carried out in a manner that does not jeopardize the
urban design aspects of the project; and that adequate emergency and
pedestrian access to Wellington Street can be achieved.
CARRIED
Councillor Sorley, having previously declared an interest in this Report, did not take
part in the vote called for in this regard.
At this point in the meeting the Mayor determined that it would be appropriate to deal
with Report PL97-067-119 at this time.
PL97-067-119 re: Proposed Official Plan and
Zoning By-law Amendment. 919179 Ontario Ltd.
1 24 Wellington Street East and Centre Street.
Lot 1 . Registered Plan 1 07. Lot 1 09. Registered Plan 246
Parts 1. 4 and 5. Reference Plan 65R-18213.
009-07-96 and 014-26-96
Mr. Rob Hughes, Planner, provided an overview of the proposal. The subject lands are
composed of two separate lots, one having frontage on both Wellington Street and
Centre Street municipally known as 124 Wellington Street East, and the other opposite
on the north side of Centre Street. The lands fronting onto Wellington Street East
currently support a 15,575 square foot former industrial building that is designated on
the LACAC li.st of heritage properties, and the lands on the north side of Centre Street
are presently vacant. The lands are designated "Industrial" as per the policies of the
Official Plan. The subject lands are currently zoned "Restricted Industrial (M 1-A)
Exception Zone". The surrounding uses include residential to the north and the west
and industrial to the east and commercial to the south with a mix of some residential.
The applicant has requested an amendment to the Official Plan from "Industrial" to
"Community Commercial Centre", and the zoning affecting the subject lands from
"Restricted Industrial (M 1-A) Exception Zone" to a site specific "Central Commercial
(C2) Exception Zone". The proposal consists of the conversion of the former feed mill
building to allow for uses including antique shops, personal service shops, business or
professional offices (excluding medical), funeral parlours, studios, warehousing, and
light service shops. A total of 47 parking spaces are to be provided with 17 parking
spaces to be located on the north Centre Street property. The applicants have
proposed access to the subject lands from both Wellington Street East and Centre
Street by right turning movements and a single access is proposed for the north Centre
Street lands. A variety of exceptions are proposed in order to recognize the existing
industrial building directly abutting Wellington Street East.
Council was advised that in principle, Staff support the concept of revitalizing the
existing structure on the lands in order to permit an adaptive reuse of the building for
a variety of commercial uses. It was noted that the industrial area for the municipality
has historically been located around the railway tracks, however, the change in
locational criteria for industrial uses and the encroachment of commercial and
residential uses have made the area not as viable for industrial uses as when the
railway was the determining factor. Staff have identified several areas of concern
Aurora Special Council-Public Planning Minutes No. 16-97
Wednesday, April 23, 1997
Page 5
dealing primarily with access onto Centre Street and the site specific uses as proposed
by the applicant. It was indicated that there is a large volume of traffic at peak times
associated with funeral parlours, and to limit the impact of additional vehicular traffic
being added to the adjoining residential neighbourhood as part of the redevelopment
proposal. The applicants have undertaken a traffic assessment report , and Staff have
recommended that the traffic report be revised to consider usage of the property for
a funeral parlour. The Fire Department has expressed some concerns about the
potential incompatibility of warehousing and light service shop uses with the others
requested and have indicated that the full installation of a sprinkler system and other
measures as required by the Building and Fire Codes would be necessary. Site plan
issues to be addressed include vehicular and pedestrian access; landscaping; parking;
fencing and drainage; servicing; and land ownership for the subject lands. Council was
advised that should the application be approved it be subject to the rescheduling of the
upgrading of Centre Street, the resolution of issues respecting proposed uses, and the
adoption of an implementing By-law incorporating a Holding prefix that requires the
approval of a Site Plan Agreement and the resolution of issues respecting the
reconstruction of Centre Street prior to removal.
Applicant's Comments
Mr. Terry Kelly, agent for the applicant, explained the purpose of the application to
redevelop the subject property for a variety of commercial uses. Mr. Kelly advised of
a Traffic Report for the area, and that it was their intention to minimize the traffic
impact upon the adjoining residential neighbourhood and that the Transportation
Planner for the applicant was available to answer questions in this regard, and further
that the number of proposed uses have been reduced from the original application. Mr.
Kelly recognized that Staff have raised legitimate concerns and indicated that the
owners are willing to negotiate and asked for approval for the Official Plan Amendment
while the issues are being resolved at the same time.
Mayor Jones advised of correspondence received from the owner and occupant of 1 20
Centre Street who objected to the subject applications.
Mr. Michael Ross, Transportation Consultant for the applicant responded to
transportation issues including access to the subject properties, location, conditions
for access, speed and vehicular traffic. He confirmed their findings of the traffic
impact assessment related to the proposed uses and concluded that an office use
could be accommodated on the subject site.
Public Comments
A number of residents in the vicinity provided Council with concerns regarding traffic,
speed and safety issues that would be generated as a result of the proposed uses at
this location, access to the site, location and construction of the proposed parking lot
and lighting, environmental concerns and protection of trees, family life and standard
of living, child safety, property values, and compatibility of the proposal with the
surrounding area. The residents asked that all of their concerns be addressed in this
regard.
The public portion of the meeting closed at 8:55 p.m. and Council's deliberations
began.
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Aurora Special Council -Public Planning Minutes No. 16-97
Wednesday, April 23, 1997
Page 6
#283. Moved by Councillor Weller Seconded by Councillor Ochalksi
THAT the application be approved subject to the following:
1 . Consideration being given to the rescheduling of the upgrading of
Centre Street from 2001 to 1998, possibly on a phased basis,
subject to appropriate financial arrangements being made with the
applicant.
2. The resolution of issues respecting proposed uses as noted within
Staff Report PL97-067-119.
3. The adoption of an implementing By-law incorporating a Holding
prefix that requires the approval of a Site Plan Agreement, and the
resolution of issues respecting the upgrading of Centre Street,
prior to removal.
CARRIED
Councillor Sorley, having previously declared an interest in this Report, did not take
part in the vote called for in this regard.
PL97-064-118 re: Proposed Zoning By-law Amendment
925834 Ontario Inc. and 1110118 Ontario Limited
(First Professional Ltd.) Part of Lot 77. Concession I W.Y.S ..
Part 2. Reference Plan 65R-18443. 14700 Yonge Street. D14-07-97
Mr. Rob Hughes, Planner, provided a brief overview of the application. The subject
lands are located at the immediate south west corner of Yonge Street and Murray
Drive to the north of the recently built Canadian Tire Store. The lands are designated
"Community Commercial Centre" as per the policies in the Official Plan. The lands are
currently zoned "Shopping Centre Commercial Holding (H)C4-16 Exception Zone". The
applicants have proposed to amend the provisions of the "Shopping Centre
Commercial Holding (H)C4-16 Exception Zone" to allow a drive-thru banking operation
and related automated teller machine operations as a permitted use. A letter of
objection has been received from a legal firm who have indicated that the application
is premature given the ongoing market study review in the area and that the proposal
could create traffic problems on Murray Drive, and Staff have suggested that they be
advised of the opportunity to address Council in the future when the Bill to implement
the proposal is tabled for Council's consideration. Council was advised that in
principle, Staff have no objection to the subject application and have therefore
suggested that the application be approved.
Applicant's Comments
Mr. Brian Corbett, agent for the applicant explained the purpose of the application and
that the necessary approvals are in place for the development, and that the subject
application is to permit an additional use for a drive-thru banking operation and related
automated teller machine operations. He advised that the Transportation Consultant
for the applicant was available for questions and that there are no issues or traffic
concerns regarding the proposed use, and that the Holding provisions applying to the
property would not be removed pending the completion of the Market Study as
required by Official Plan Amendment #1 5.
No members of the public were present to address this application. The public portion
of the meeting closed at 9:05 p.m. and Council's deliberations began.
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Aurora Special Council -Public Planning Minutes No; 16-97 Page 7
Wednesday, April 23, 1997
#284. Moved by Councillor Weller Seconded by Councillor Sorley
THAT the application be approved; and
THAT the implementing By-law continue to incorporate a Holding prefix
pending the resolution of issues respecting the approval of a Market
Study as required by Official Plan #15; and
THAT Armel, Cohen, Stieber be advised when the Bill is to be considered
so that they may make their submissions to Council.
CARRIED
Councillor Wallace, having previously declared an interest in this Report, left the
Council Chambers for the duration of the discussion on the subject application.
ADJOURNMENT
#285. Moved by Councillor Ochalski
THAT the meeting be adjourned at 9.:06 p.m.·
CARRIED
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T.JON~YOR l. ALLISON, MUNICIPAL CLERK