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MINUTES - Special Council - 19970528··-.,- TOWN OFAURORA SPECIAL COUNCIL -PUBLIC PLANNING MEETING NO. 20-97 Council Chambers Aurora Town Hall Wednesday, May 28, 1997 7:00p.m. MINUTES ATTENDANCE COUNCIL MEMBERS STAFF MEMBERS Mayor Jonesin the Chair; Councillors Griffith, Healy, · McKenzie, Morris, Ochalski, Sorley, Wallace and Weller. Chief Administrative Officer, Director of Corporate Services, Director of Planning, Director of Building Administration, Director of Leisure Services, Treasurer, Director of Public. Works (7:55 p.m.), Fire Chief (7:55 p.m.). and Administrative Assistant. DECLARATIONS OF INTEREST There were no declarations of interest under the Municipal Conflict of Interest Act. APPROVAL OF AGENDA #344. · Moved by Councillor Griffith 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 Official Plan amendment Application for Trisan Equitable Corp. Aurora Country Inn, Part Lot 14, Concession 2 E.Y.S., application number D09-01-97. 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 Application D09-01-97 were mailed on May 5, 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 -~. -~:~· ····-~---·. '·'"""'·'-·• ··:~·\•.';,;--,,;-;o;;z;UC,;,;~;<;.~(,;(I;(-;.-..;:c;;-t,,;<,•;/o'·,'<•'· ·' · · -_.~---···~------ Aurora Special Council -Public Planning Minutes No. 20-97 Wednesday, May 28, 1997 Page 2 proposed By-law 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 -080-164 re: Proposed Official Plan Amendment Trisan Equitable Com. Aurora Country Inn 14249 and 14285 Bavview Avenue Part of Lot 14. Concession 2 E.Y.S D09-01-97 The Director of Planning provided an overview of the proposal. The subject lands are located on the east side of Bayview Avenue south of Vandorf Sideroad. The surrounding land uses include the Waste Management Incorporated landfill site to the south, rural and rural residential to the north, rural to the east, and the Bayview Parks Subdivision to the west of the site. The subject lands are designated Rural under the Official Plan. Official Plan Amendment #17, the Growth Management Study, defines the lands an "Environmental Constraint Area" and sets out site specific policies that provide for very limited residential uses subject to the adherence to strict policies. The lands are currently zoned by a site. specific exception that recognizes the existing homes and specifics pertaining to the lot frontage and area requirements of the property. The applicant has proposed an amendment to the Official Plan to permit a Country Inn involving the expansion of the existing dwelling to accommodate 1 0 residential suites, a kitchen and dining room, indoor spa, and meeting rooms. Also proposed are up to 1 20 efficiency residential units that would be leased or rented on a short term basis, and a number of recreational facilities including an equestrian centre along with separate equestrian trails and walking trails. The applicants propose to service the property with municipal water and sewage treatment although only very preliminary investigations have been undertaken in this regard. The Director of Planning identified for Council a number of issues required to be addressed in connection with the proposed application. Official Plan Amendment #17 places the lands within a site specific policy area that discourages new residential uses and places the lands outside of the planned Urban Expansion Areas. The Public Works Department have indicated that they do not support the provision of either sanitary sewage treatment or water supply to the site noting a possible conflict with Regional Long Term Servicing Strategies and Town Master Servicing Plans. Planning Staff have expressed concern with the economic viability of the proposal and have recommended that a marketing and financial analysis be conducted. The Building Department have noted that given the close proximity to the closed landfill site future building restrictions need to be identified in . accordance with the. Ontario Building Code requirements. The site is located within the Oak Ridges Moraine and as such management strategies for the more intensive recreational aspects of the proposal need to be undertaken .. In addition, the Lake Simcoe Region Conversation Authority have indicated that until Provincial Implementation Guidelines have been satisfied the approval of the proposal would be premature. · The Region, through Official Plan Amendment #2, has provided a policy framework under which to consider proposals for high quality resort/recreational uses. The Director of Planning indicated that Staff are not convinced the proposal would be a "premiere destination development" and that more information is required in this regard. Staff suggest that in accordance with the provision in the Region's Official ~ i: ~ ·-v Aurora Special Council -Public Planning Minutes No. 20-97 Wednesday, May 28, 1997 Page 3 regard. Staff suggest that in accordance with the provision in the Region's Official Plan Amendment #2, recreational aspects of the uses be established prior to any secondary residential development of the site in order to establish the "draw" to the site. The Director of Planning concluded that should Council consider that the proposal has merit, the foregoing issues need to be addressed and resolved prior to further consideration of the proposal. It was noted that letters of objection from a number. of different sources were recently filed with the Municipal Clerk. Applicant's Comments Mr. John Kennedy of Marshall Macklin Monaghan, agent for the applicant indicated support for the principles contained. within the Staff Report and requested that the application be referred back to Staff in· order to resolve technical issues. An indication of Council's direction on the merits of the proposal was sought at this point. It was noted that the proposed development is unique in that it is not the typical urban development and as such could not be measured well against existing Official Plan policies. He advised that the proposed residential units would not be conducive to conversion to permanent units at a future date. Mr. Kennedy indicated agreement with Staff's suggestion that the recreational facilities be created first and welcomed any imposed covenants or restrictions in this regard. In connection with the viability of the proposal, the agent stated that more detailed information was becoming available and could be shared by way of a meeting with Staff. Mr. Kennedy noted a number of options in connection with providing water and sewer services to the site and acknowledged the impact of the adjacent landfill site on the proposal. P••blic Comments A number of residents in the vicinity provided Council with concerns regarding the lack of specific information and the impact of the proposal on the surrounding area such as environmental issues, adequate landscape buffering, and increased traffic flow. In addition, concerns were .raised with respect to the nature of the commercial aspects of the development, the economic viability of the overall proposal, the permanency of the residential component, and the impact on the Town's future trail system. In response to these concerns, the agent stated that the proposal would be phased in to ensure viability and that financial securities would be provided in this regard. He further stated that the site plan approval process would ensure appropriate landscape featuresand that the trail system would be supported. The public portion of the meeting closed at 8:10 p.m. and Council's deliberations began. #345. Moved by Councillor Healy Seconded by Councillor Morris THAT the application be deemed to be premature until the issues as set out in Report PL97-080-l64 are addressed; THAT a second public meeting be held prior to additional consideration by Council; and THAT the L.S.R.C.A. and Oak Ridges Moraine issues be addressed by the proponents. CARRIED (!: •. ---~=~"''"""''""""""' '>'"-·"'·=-~~-"~~-~~-·-'~'-·--'--·· -· ·----'-'~-·. -' '-·-~·--- Aurora Special Council -Public Planning Minutes No. 20-97 Wednesday, May 28, 1997 #346. Moved by Councillor Griffith THAT the meeting be adjourned at 8:17 p.m. CARRIED / T. JONES, R Page 4 f::