MINUTES - Special Council - 19970911TOWN OF AURORA
SPECIAL COUNCIL -PUBLIC PLANNING
MEETING NO. 34-97
Council Chambers
Aurora Town Hall
Thursday, September 11, 1997
7:30p.m.
II MINUTES II
ATTENDANCE
COUNCIL MEMBERS
STAFF MEMBERS
Mayor Jones in the Chair; Councillors Griffith, Healy,
McKenzie, Morris, Ochalski, and Wallace.
Councillor Sorley was absent due to a personal
commitment and Councillor Weller was absent due to
illness.
Deputy Clerk/Solicitor, Director of Planning, Director
of Building Administration, Senior Planner, and
Administrative Coordinator.
DECLARATIONS OF INTEREST
There were no declarations of interest under the Municipal Conflict of Interest Act.
APPROVAL OF AGENDA
#593. Moved by Councillor Wallace 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 Amendments arising out of the Zoning By-law Review.
The Public Meeting procedures and the opportunities available for persons to ask
questions related to the item 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/Solicitor advised that the required Notice of Meeting for this
application was placed in the August 19, 1997 issue of The Era Banner, in compliance
with the rules of procedure under the Planning Act (1990), a newspaper having a
sufficiently general circulation in the area to which the study would apply to give the
public reasonable notice of the meeting.
To supplement the publication of this notice, a Notice of Public Meeting was also
served August 19, 1997 by First Class Mail to the addresses of all those persons who
requested notification.
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Aurora Special Council -Public Planning Minutes No. 34-97
Thursday, September 11, 1997
PLANNING APPLICATIONS
PL97-129-258-Proposed Amendment
Zoning By-law Review: D14-14-97
Page 2
The Director of Planning provided Members of Council and the public in attendance
with a synopsis of the process undertaken to date which has resulted in the
preparation of the proposed Amendment for the Zoning By-law which was tabled for
consideration this evening. Council was advised that a comprehensive review of the
Zoning By-law began in January of this year. Council was advised that for the most
part, the proposed amendments have been reviewed previously with the Planning and
Development Committee and/or Council and were detailed in the Technical Memos
prepared by the Consultant and made available for public review and comment.
Several additional amendments and modifications of the Consultant's
recommendations were being suggested by Staff following further consideration and
the review of the existing exception zones. The Director of Planning outlined the
Zoning By-law Review objectives to implement the 1991 Official Plan, to support the
Economic Development Strategy, to address contemporary land issues, and to update
definitions and general provisions. The current proposal for the Zoning By-law Review
consists of amendments affecting building height, amendments affecting the industrial
zones, and housekeeping amendments. The opportunity for comments and input into
the Zoning By-law Review process was explained. The Director of Planning noted that
written comments on the industrial zone standards were submitted by St. John's Bay
Land Company Ltd and by Lebovic Enterprises and were appended to the Staff Report.
At this point of the meeting, the Director of Planning addressed the issues raised by
the developers and the response recommended by Staff as contained in Report PL97-
129-258.
In response to the written comments received by St. John's Bay Land Company Ltd.,
the Director of Planning explained that from a Staff perspective the following
recommendations were supported to increase ancillary retail in the general industrial
M5 and M5-1 zones from 1 0% to 20% with a cap of 2,150 square feet; banquet halls
in prestige industrial; non-medical offices in multi-unit buildings in the prestige and
restricted industrial M5 zone provided the use does not exceed 30% of the total
building area; and motor vehicle repair, rental and body shops in the heavier industrial
M5-1 zone. The recommendations that were not supported are retail ancillary to
warehouse use; ancillary retail in prestige industrial; office use in the heavier industrial
zone; and motor vehicle repair/body shops in restricted industrial zone abutting valley
and school/park complex.
In response to the written comments received by Lebovic Enterprises, the Director of
Planning explained that Staff recommended a change to the multi-unit industrial
parking standard to coincide with the standard for single unit industrial buildings
subject to a minimum of 3 parking spaces per unit. The Director of Planning explained
the parking standard for multi-unit industrial buildings and the request made by Lebovic
Enterprises that the parking requirement be less for larger industrial buildings, and that
the proponent was present to explain their request in this regard.
In conclusion, the Director of Planning indicated the involvement of the Planning and
Development Committee in this process and sought Council's direction on the issues
identified in the two written submissions that were received and suggested that the
additional amendments to the Zoning By-law be further refined for Council's
consideration.
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Aurora Special Council -Public Planning Minutes No. 34-97
Thursday, September 11, 1997
Page 3
Public Comments
Mr. Lloyd Cherniak spoke on behalf of Lebovic Enterprises regarding parking standards
for multi-unit buildings in industrial zones. He expressed concern with the parking
standard that 2 parking spaces per 1,000 square feet is excessive and that in his
opinion the normal standard is usually 1 parking space per 1,000 square feet based
upon comparable municipal parking standards and that their firm usually builds 1.5
parking spaces per 1,000 square feet. Mr. Cherniak reviewed the parking standard
requirement as it relates to their building and a new building that is proposed to be
constructed and further identified the impact of the parking upon the tenants and the
number of tenants, building costs, use of the site, assessment, and industrial viability
to remain competitive in the market. Mr. Cherniak suggested that parking may be a
problem with smaller industrial buildings but that a parking standard of 1 unit per
1 ,000 square feet for the warehouse component of larger multi-unit industrial buildings
may be appropriate and asked that Council consider their request.
Mr. Brian Corbett spoke on behalf of St. John's Bay Land Company Ltd. for lands
within the Aurora East Industrial Estates located to the south of St. John's Sideroad
and to the east of the hydro right-of-way. Council was advised that they have
requested a number of changes to the uses permitted in the M4 and M5-1 zones based
on the response to their marketing efforts. Mr. Corbett advised of their involvement
in this process and indicated their support to the By-law changes proposed by the
Town on their lands along with the additional amendments contained in Report PL97-
129-258. In addition, Mr. Corbett requested that the increase to the amount of
ancillary retail floor area also include warehousing and that in his opinion he did not see
a land use conflict in this regard. He further requested that offices be permitted in
multiple unit buildings in the heavier industrial M5-1 zone, and that commercial self
storage areas be included as a permitted use in the M5 and M5-1 zones since such
uses were permitted in the now obsolete definition of "warehouse uses".
The public portion of the meeting closed at 8:05 p.m. and Council's deliberations
began.
#594. Moved by Councillor Healy Seconded by Councillor Morris
THAT Staff be directed to prepare a draft By-law to implement the
proposed amendments that have been previously reviewed by Council
and outlined in the Technical Memos and handout prepared for the Public
Open House; and
THAT in response to the comments by St. John's Bay Land Company
Ltd. and by Lebovic Enterprises and Council's discussion at the Public
Meeting on September 11, 1997, Staff be directed to prepare a further
report to clarify the recommended response to the additional
amendments proposed to the Zoning By-law for Council's consideration.
CARRIED
ADJOURNMENT
#595. Moved by Councillor Griffith
THAT the meeting be adjourned at 8:32 p.m.
CARRIED
T.JO~R ~~· ICIPAL CLERK