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MINUTES - Special Council - 19970327··v TOWN OF AURORA SPECIAL COUNCIL -PUBLIC PLANNING MEETING NO. 13-97 Council Chambers Aurora Town Hall Thursday, March 27, 1997 7:30p.m. II MINUTES II ATTENDANCE COUNCIL MEMBERS STAFF MEMBERS Mayor Jones in the Chair; Councillors Griffith, Healy, Ochalski, Sorley (7:33 p.m.), Wallace and Weller. Councillor McKenzie was absent on vacation and Councillor Morris was absent due to a previous commitment. Chief Administrative Officer, Director of Corporate Services, Director of Planning, Planning Staff, and Administrative Coordinator. DECLARATIONS OF INTEREST There were no declarations of interest under the Municipal Conflict of Interest Act. APPROVAL OF AGENDA #216. Moved by Councillor Griffith Seconded by Councillor Ochalski 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 Homes, Block 7, Registered Plan 65M-3072, 5-61 Ochalski Road, application number D14-04-97; proposed Zoning By-law Amendment for Bayview Wellington Homes, Part of Lot 83, Concession I, E.Y.S., West of Bayview Avenue north of Hollidge Blvd., application number D14-02-97; proposed Zoning By-law Amendment Application for Bayview Wellington Management, Part of Lot 83, Concession I, E.Y.S. (Phase IlL West side of Bayview Avenue north of Hollidge Blvd., application number D14-03-97; and proposed Zoning By-law Amendment for Horizontal Investments Ltd., Lots 12 through to 15 and Part of Lot 16, Registered Plan 68, Nos. 69, 73, 77, 81 and 83 on Metcalfe Street, application number D 14-05-97. 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- Aurora Special Council -Public Planning Minutes No. 13-97 Thursday, March 27, 1997 Page 2 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 D14-02-97, D14-03-97, D14-04-97, and D14-05-97 were mailed on March 3, 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 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 PL97-044-089 re: Proposed Zoning By-law Amendment Application. 5-61 Ochalski Road. Block 7. Plan 65M-3072 -Phase I Bawiew Wellington Homes. South side of Ochalski Road between John West Way and Hollandview Trail. D 14-04-97 Ms. Sarah Henstock, Planner, provided an overview of the proposal. The subject lands are located in Phase I of the Bayview Wellington development. The site is on the south side of Ochalski Road between John West Way and Hollandview Trail. The subject lands are designated Medium High Density of the Bayview Wellington Centre Secondary Plan. The lands are currently zoned "Row Dwelling Residential (R6-31) Exception Zone" which permits back to back row housing. The application is to change the zoning from "Row Dwelling Residential (H)R6-31 Exception Zone" to "Row Dwelling Residential (H)R6 Exception Zone" to permit 23 street townhouses comprised of 5 bungalow units and 1 8 two-storey units. The applicant has proposed three townhouse blocks of 7-8 units in each block with a mixture of two-storey units in the middle of each block stepping down to bungalow units at each end except for the unit adjacent to John West Way which is to remain a two-storey unit. The proposed two- storey units fit within the "R6-17" zoning standards that currently apply to the two blocks to the north directly across the street, and the bungalow units mostly comply with the "R6-17" zone standard but require a greater lot coverage due to the type of housing form. The Planner advised that the applicant had originally proposed a bungalow unit at the east end of the block adjacent to John West Way in this location. The Secondary Plan requires that units along John West Way have a building height of 3-4 storeys to create a "Main Street" and become pedestrian oriented. The applicant had revised the plans to include a two-storey unit with gables in the end to give the appearance of a three-storey unit. Comments have been received from the Public Works Department which outline some technical concerns with the site, and these issues have been discussed with the applicant and must be resolved prior to the implementing Bill being drafted. Comments were also received from the other departments which have been noted in the Staff Report which would also be incorporated into the implementing Bill. The Planner concluded that the proposed rezoning retains the intent of the Bayview Wellington Secondary Plan, adheres to the principles in the Urban Design Guidelines, and enhances the variety of housing types ···., Aurora Special Council -Public Planning Minutes No. 13-97 Thursday, March 27, 1997 Page 3 available within the community and facilitates an expanded range of lifestyles. Council was advised that Staff have no objection to this application and recommend that the application to change the zoning to permit 23 street townhouses be approved subject to the road and sewer issues being addressed to the satisfaction of the Public Works Department, and the site undergoing site plan approval. Applicant's Comments Mr. Celeste Iacobelli on behalf of the applicant, stated that he was in support of the Staff Report, and that they are prepared to work with Staff to resolve the concerns identified. No members of the public were present to address this application. The public portion of the meeting closed at 7:40 p.m. and Council's deliberations began. #217. Moved by Councillor Weller Seconded by Councillor Ochalski THAT subject to the road and sewer reconstruction issues as detailed in Report PL97-044-089 being addressed to the satisfaction of Public Works Staff, the application to change the zoning from "Row Dwelling Residential (H)R6-31 Exception Zone" to "Row Dwelling Residential (H)R6 Exception Zone" to permit 23 street townhouses be approved subject to the site undergoing site plan approval; and THAT Staff be authorized to prepare an implementing Bill. CARRIED PL97-045-090 re: Proposed Zoning By-law Amendment !10 Semi-Detached Lots). Part of Lot 83. Concession I. E.Y.S .. Bayview Wellington Management. West of Bayview Avenue north of Hollidge Blvd .. D 14-02-97 Ms. Sarah Henstock, Planner, provided an overview of the proposal. The subject lands are located in Phase II of the Bayview Wellington development west of Bayview Avenue north of Hollidge Boulevard. Phase II is currently vacant with a mix of residential housing units proposed similar to the Phase I development. The subject lands are designated Low Medium Density of the Bayview Wellington Centre Secondary Plan. The subject lands are currently zoned "Detached Dwelling Second Density Residential (H)R2-50 Exception Zone". The applicant has requested a change to the Zoning from "Detached Dwelling Second Density Residential (H)R2-50 Exception Zone" to "Semi-Detached and Duplex Dwelling Third Density Residential Holding (H)R3-6 Exception Zone" to permit 10 wide shallow semi-detached lots. The current zoning permits 18 single detached dwellings on "interlots" which are a "L" shape with a wide lot frontage of 1 0 metres. The proposal consists of frontages of 18.44 metres per lot which would be 9.22 metres per unit. The lot configuration would be the standard block form with a depth of 23 metres. The intent of the Bayview Wellington Centre Secondary Plan is to have a broad mix of residential dwelling types to accommodate the range of demand in the market place. The "interlots" that are currently permitted under the existing zoning are a new and different form of housing for the Town intended to promote alternative land uses as set out in the Secondary Plan. The applicant has advised that attempts to market the interlots have not met with a favourable response whereas the semi-detached lots have been marketed successfully within this development. The Planner concluded that the proposed rezoning retains the intent of the Bayview Wellington Secondary Plan by respecting the Aurora Special Council -Public Planning Minutes No. 13-97 Thursday, March 27, 1997 Page 4 mix of unit types. The additional two units that the applicant has proposed to add to the subdivision is balanced by the reduction of units for some of the blocks in Phase I of the Bayview Wellington Subdivision and would not impact on the services for this area. No objections to the application were received from the circulated departments and agencies. Council was advised that the proposed amendment is minor in nature and maintains the diversity within the subject Plan. Staff have therefore suggested that the subject application for rezoning to permit 1 0 wide shallow semi-detached lots be approved. Applicant's Comments Mr. Roger Beaman, Counsel for the applicant, indicated that he was in support of the comments and recommendations provided for in the Staff Report. No members of the public were present to address this application. The public portion of the meeting closed at 7:55 p.m. and Council's deliberations began. #218. Moved by Councillor Griffith Seconded by Councillor Weller THAT the application to change the zoning from"Detached Dwelling Second Density Residential {H)R2-50 Exception Zone" to "Semi-Detached and Duplex Dwelling Third Density Residential Holding {H)R3-6 Exception Zone" be approved; and THAT Staff be authorized to prepare an implementing Bill. CARRIED PL97-046-091 re: Proposed Zoning By-law Amendment Application (School/Park Sitel. Part of Lot 83. Concession I E.Y.S.-Phase II Bayview Wellington Management. West side of Bavview Avenue north of Hollidge Blvd .. D14-03-97 The Director of Planning provided an overview of the proposal. The subject lands are located at the north end of Phase II in the Bayview Wellington development west of Bayview Avenue north of Hollidge Boulevard. The subject site is comprised of the institutional lands for two schools and the parkland. During the review of the Draft Plan of Subdivision by the School Boards the siting potential of the property was considered and the School Boards requested the flexibility within the Draft Plan to relocate the schools. The schools were relocated further to the west adjacent to the open space area along the ravine and parkland to the east adjacent to the hydro corridor. The applicant has requested and amendment to the Zoning By-law from "Open Space {0) Zone" and "Institutional {I) Zone" to "Institutional { 1-1 0) Exception Zone" to permit schools and parkland to facilitate the reconfiguration in this regard. The current proposal rearranges the uses as subsequently agreed to and consolidates the parkland for one large park connected to the hydro corridor. The proposed zoning would permit both schools and parkland and would accommodate any future rearrangement of the school and parklands that may be required for the subject lands. Comments received from the Leisure Services Department included that the park block be the same size as indicated in the original Draft Plan of Subdivision, and a public right-of-way over the north end of the school site to access the valley land. Council was advised that Staff recommend that the application be approved subject to requirements contained in the Staff Report. Aurora Special Council -Public Planning Minutes No. 13-97 Thursday, March 27, 1997 Applicant's Comments Page 5 Mr. Roger Beaman, Counsel for the applicant indicated that he was in support of the Staff Report as presented and explained the purpose of the application. No members of the public were present to address this application. The public portion of the meeting closed at 7:58 p.m. and Council's deliberations began. #219. Moved by Councillor Weller Seconded by Councillor Wallace THAT the application to change the zoning from "Open Space (0) Zone" and "Institutional (I) Zone" to "Institutional {1-1 0) Exception Zone" to permit schools and parkland be approved; and THAT Staff be authorized to prepare an implementing Bill. CARRIED PL97-049-092 re: Proposed Zoning By-law Amendment. Horizontal Investments Ltd .. Lots 12 through to 15 and Part of Lot 16. Registered Plan 68. 69. 73, 77. 81 and 83 Metcalfe Street. D14-05-97 At this point in the meeting Councillor Sorley declared an interest in this application by virtue of a solicitor-client relationship and left the meeting for the duration of the discussion on the application. Mr. Rob Hughes, Planner, provided Council with an overview of the subject application. The subject lands are located on the south side of Metcalfe Street midway between Wells Street and Larmont Street. Five single detached residential dwellings currently exist on the lands, municipally known as 69, 73, 77, 81, and 83 Metcalfe Street. He advised of the building history of these homes and that the units are listed as heritage properties, and the present condition of the homes. The lands are designated "Urban Residential" in the Official Plan. The subject lands are currently zoned "Detached Dwelling Second Density Residential R2 Zone" (69-81 Metcalfe Street) and "Special Mixed Density Residential (R5) Zone" (83 Metcalfe Street). The subject lands are located within the centre of the early historic residential neighbourhood directly across from the Town Park. Many of the homes surrounding the park and opposite facing Harrison Avenue are street oriented, mid-sized single detached units characterized by narrow side yards, shallow front yard setbacks, and rear yard garages. The applicants have proposed to rezone the subject lands from "Detached Dwelling Second Density Residential (R2) Zone" and "Special Mixed Density Residential (R5) Zone" to "Semi-Detached and Duplex Dwelling Third Density Residential (R3-1 0) Exception Zone" and "Detached Dwelling Second Density Residential (R2) Exception Zone". The purpose of the amendment is to allow for the replacement of the existing five detached homes with ten semi-detached units and one single detached unit. Exceptions to the R2 zoning designation for the single house include a reduction in the minimum lot area, minimum lot frontage, and the minimum interior side yard setback for a two storey building. Council was advised that in principle the subject application provides for an increased variety of housing forms and purchase prices within the historic core, and compatible infill housing and small scale urban intensification. Staff have suggested that some changes to the subject development in order to ensure improved compatibility with the surrounding neighbourhood. The proposed changes identified in this regard include that the proposed two-bay garages be replaced with those having the ability to accommodate a single vehicle; that a maximum be placed on floor area and main building height; that •-·;;: ---·-·--~ "··-·•-~-~~-~-v~, • .,.~,';'~~·,c,,., -~--" ·-· ~~--~····------ ···._, Aurora Special Council -Public Planning Minutes No. 13-97 Thursday, March 27, 1997 Page 6 the building be setback from the front lot line consistent with adjoining properties; that there be variation in the exterior design and cladding of each building design; and that consideration be given to rear yard landscaping and fencing treatment. Staff have reviewed the list of exceptions requested to the normal R2 and R3 zoning provisions and the standards appear to be consistent with those adopted by Council in the past for other locations in the municipality with the exception of the standards requested for the single detached R2 unit. Staff have suggested that the dimensions of the proposed lot be revised in accordance with existing R2 exception zone standards previously approved by Council in order to avoid a precedent in this regard. Council was advised that in principle, staff have no objections to the application subject to revision of the plans submitted to address certain building design and site plan issues, grading and servicing connections, and that the development be subject to site plan control, and further that the applicant adhere to the existing R2 Exception zone standards for the proposed single detached unit. Applicant's Comments Mr. Arthur Diamond, building designer and agent for the applicant explained the purpose of the application involving an infill project and to enhance the old Town fabric with the replacement of the existing rental housing with quality semi-detached homes and a detached house. He explained that the proposed housing units would be compatible with the existing housing mix and density in the area of the old Town Park, the real estate value of this form of housing, and the low lot coverage and elevations of the proposal, and the homeowners that would be attracted to this form of housing. Mr. Diamond identified some concerns that he had regarding the five proposed changes contained in the Staff Report and responded to each of these issues and explained that the applicant would work with Staff to resolve the same. The two-bay garages are part of modern living with the majority of families having two cars, and the original proposal has been modified in an attempt to lessen the impact of the garages and these initiatives were explained in this regard. The proposed designs as they pertain to floor area and main building height were explained, and that the same are not the largest in the area. It would be difficult to be consistent with the adjoining building setbacks as they are less than the current zoning minimum requirement of 6.0 metres needed for parking in the front. The townhouses that were constructed on the corner of Centre Street and Walton Drive were also cited as an example of the type of projects that have been completed. Individual designs have been prepared for each building in order to create a wider variety of design and detail in keeping with the existing neighbourhood. A rear yard buffer strip in the form of landscaping or fencing should be agreed upon and presented at the Site Plan approval stage. The benefits to the Town derived through approval of the application were outlined. Public Comments A number of residents in the vicinity provided Council with concerns including the type of housing form, building height, scale, and aesthetics of the proposed housing units. The continued enjoyment of back yards by abutting property owners, zoning standards, and rear yard landscaping and fencing treatment between the housing forms were also raised. Maintaining an open view of the street with windows located at the front of the house and minimizing the impact of the garages, and the alternative of a rear yard garage location accessed by a laneway were identified as being major concerns. Other residents identified concerns regarding the loss of affordable housing, density of the project, maintaining the street scape, and that the housing units would ultimately be built as presented this evening. Concerns related to timing for the housing units to be constructed, minimizing the impact of construction activity to abutting property owners, fencing and landscaping, drainage, and the condition and •. Aurora Special Council -Public Planning Minutes No. 13-97 Thursday, March 27, 1997 Page 7 maintenance of the existing rental housing units on the subject lands were provided. Overall there was general support provided for the proposal as being a positive initiative and improvements to the area. The building designer for the applicant and Staff provided general responses to the questions of the public raised thus far on the proposal. The applicant advised of the benefit of two-bay garages, and the requirement for lot coverage, and that the greenery and planting of the area would still be maintained. The buffer strip along the back of the project was proposed to be dealt with at the site plan approval stage and that the applicant was open to suggestions on a buffer strip. The proposed building period subject to all necessary approvals and construction measures were explained. Staff responded to issues regarding the location of the garages and building height restrictions. The applicant further responded to the location and size of the one single detached unit and drainage concerns. It was indicated that the proposed semi- detached units and single detached units would be marketed as freehold units for sale. The public portion of the meeting closed at 8:55 p.m. and Council's deliberations began. #220. Moved by Councillor Wallace Seconded by Councillor Weller THAT the application be approved in principle and the passing of an implementing Bill to be withheld pending the processing of a Site Plan Application, and the resolution of issues respecting the dominance of on- street garages, driveway width, building height and size, architectural design and cladding, building setbacks, and rear yard screening; and THAT the applicant be requested to adhere to existing R2 exception zone standards for the proposed single detached unit. CARRIED ADJOURNMENT #221. Moved by Councillor Weller THAT the meeting be adjourned at 9:15p.m. CARRIED ~ L. ALLISON, MUNICIPAL CLERK