MINUTES - Special Council - 19970904TOWN OF AURORA
SPECIAL COUNCIL -PUBLIC PLANNING MEETING
NO. 32-97
Council Chambers
Aurora Town Hall
Thursday, September 4, 1997
7:30p.m.
MINUTES
ATTENDANCE
COUNCIL MEMBERS Mayor Jones in the Chair; Councillors Griffith, Healy,
McKenzie, Morris, Ochalski, Sorley, Wallace and
Weller.
STAFF MEMBERS Chief Administrative Officer, Director of Corporate
Services, Director of Planning, Director of Building
Administration, Director of Public Works, Director of
Planning, Planning Consultants and Administrative
Assistant.
DECLARATIONS OF INTEREST
There were no declarations of interest under the Municipal Conflict of Interest Act.
APPROVAL OF AGENDA
#566. Moved by Councillor Ochalski Seconded by Councillor Griffith
THAT the content of the Agenda be approved as outlined herein with the
addition of correspondence from Mr. Fred Ranke! dated and Ron Palmer
of The Planning Partnership.
CARRIED
At this point in the meeting, Mayor Jones requested a moment of silence in respect
of the passing of Princess Diana. It was noted that a Book of Condolences was
available for those wishing to sign in the Great Hall of the Region of York Building.
Mayor Jones advised that this meeting had been called as a Public Meeting with
respect to the proposed Official Plan Amendment for Bayview East Urban Expansion
Area, southwest quadrant, area 2a lands.
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.
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Aurora Special Council -Public Planning Minutes No. 32-97
Thursday, September 4, 1997
Page 2
The Clerk advised that the required Notice of Meeting for this application was placed
in the August 12, 1997 issue of the Era Banner, in compliance with the rules of
procedure under the Planning Act ( 1990L a newspaper having a sufficiently general
circulation in the area to which the study would apply to give the public reasonable
notice of meeting.
To supplement the publication of this notice, a Notice of Public Meeting was served
August 12, 1997 by First Class Mail to the addresses of owners within the lands
subject to the application, as shown on the last revised assessment roll of the Town
of Aurora, as well as all persons who requested notification. In addition, notice was
also provided to those person notified of the meeting previously held in connection
with the Growth Management Study. In addition, a number of informational signs
were placed around the perimeter of the lands.
CORRESPONDENCE
Richmond Hill Naturalists re: Degradation of Countryside through the Loss of Natural
Wetlands. Fred Ranke! re: D09-1 0-96 Official Plan Amendment
#567. Moved by Councillor Griffith Seconded by Councillor McKenzie
THAT the correspondence be referred for consideration with Report
PL97-125-251.
CARRIED
STAFF REPORTS
Director of Planning and Howard Friedman. Town's Consulting Team re: Overview of
Report PL97-125-251 Proposed Official Plan Amendment Bayview East Urban
Expansion Area. Southwest Quadrant. Area 2a Lands
The Director of Planning provided members of Council and the public in attendance
with a synopsis of the process undertaken to date which has cumulated in the
preparation of the draft Secondary Plan for the 2a Secondary Planning area which was
tabled for consideration this evening. Council was advised that the Growth
Management Study commenced three years ago. Through that process general land
uses were identified and the planning area was divided into two portions for further
detailed study. Official Plan Amendment No. 17 which adopted the Growth
Management Study recommendations was approved by Council on November, 1996.
The events which have occurred subsequently with respect to the 2a area were
highlighted for Council's information. In particular, the directions provided to Staff
through a number of Special Council Meetings which have formed the basis of the
Town's Consulting Team's approach to the preparation of the Secondary Plan
document were reviewed.
Mr. Howard Friedman, head of the Town's Consulting Team was called upon to review
the details of the Secondary Plan document. Mr. Friedman outlined the purpose of a
Secondary Plan noting that the objective is to establish policies to guide development
of the lands over an extended (20 year) period of time, establish land use designations
and incorporate provisions to protect environmentally significant areas. It was noted
that through the review process it was determined that there was difficulty in defining
the precise boundary of the Oak Ridges Moraine, as a result the document is
constructed on the basis that there is a transition between environmentally constrained
lands in the southeast section and relatively unconstrained lands in the northwest
section.
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Aurora Special Council -Public Planning Minutes No. 32-97
Thursday, September 4, 1997
Page 3
The structure of the proposed Secondary Plan was reviewed in detail. Establishing an
upper limit population target of 11 00 units resulting in urban residential densities at
2 to 5 units per acre and suburban residential densities at 1.5 to 2 units per acre was
advocated by the Team. Provision of policies respecting the designation of lands as
both public and private open space were highlighted with an indication that revisions
would be incorporated to ensure that the active park needs for the community as it
develops would be addressed as a component of future development approval
processes. Council was advised that the policies respecting the proposed golf course
development were premised on Official Plan Amendment No. 8 and enhanced through
subsequent technical work which was undertaken by the Consulting Team and
Magna's representatives. The policies regarding environmental management were
reviewed as was the manner in which transportation issues had evolved from the
proposed road/pedestrian access configurations as initially sought by Magna and the
other affected property owners. The need for policies respecting urban design were
indicated to continue to ensure the high quality development already underway on the
Magna property would be continued throughout. Mr. Friedman noted that the
servicing policies would ensure that the lands would develop on full municipal services
in accordance with current Town's standards when they are available. Finally, it was
noted that there are a number of implementation policies to be incorporated to reflect
the long term development of the lands and the phasing to address the objectives of
Council in this regard.
The Director of Planning then reviewed in detail for Council, five specific issues in
which there are matters outstanding. The request of a landowner to have the southern
boundary of the Secondary Plan area expanded to include their lands was explained.
The concerns expressed by individuals regarding the proposed density within the land
use designations set out in the draft Secondary Plan were reviewed. Potential
solutions to addressing the serious environmental related concerns expressed by the
commenting agencies associated with the golf course development were outlined. An
approach to address the phased acquisition of the valley land as development on the
overall lands proceeds was provided to Council. The need for the review and to
consider the phasing of development on the lands was summarized given submissions
made by various landowners in this regard.
In conclusion, the Director of Planning sought Council's direction on the issues
following receipt of public comments and suggested that the Secondary Plan be further
refined and considered at the September 24, 1997 Council Meeting.
Public Comments
Mr. Blake Hossack and Mr. Don Given spoke on behalf of Magna International. Mr.
Hossack reviewed Magna's overall vision with respect to providing a world class
facility on the subject lands. In striving to achieve this goal, Magna's emphasis was
mainly concentrated on the "world headquarters" as well as the lifestyle and family
oriented residential community together with the commercial corridor along Wellington
Street. As a result, limited consideration was given to the parkland component of the
project and therefore he requested more time to focus on this aspect of the plan. Mr.
Given reviewed Magna's concept plan indicating the inclusion of the proposed road
system servicing the area and adherence to the suggested density in the first phase
of the residential component. He indicated general agreement with the Staff Report
but expressed concern with issues respecting the effects of the golf course on the
wetlands, designation of the valley lands and the suggested density reductions. Mr.
Given indicated that they were satisfied with the design of the proposed golf course
and that there was reasonable intrusion into the wetlands, noting possible
enhancements to the wetlands as supported by the review undertaken by the Town's
consultant. With respect to public access to the valley lands, he indicated that a
number of alternatives were possible and requested more time to discuss this issue
with staff in order to pursue an amicable solution. As to the relocation of a section
of the easterly residential development, Mr. Given questioned the rationale for such a
suggestion, indicating a desire to adhere to the proposed timetable.
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Aurora Special Council -Public Planning Minutes No. 32-97
Thursday, September 4, 1997
Page 4
A number of representatives of the owners of lands within the Bayview Northeast
Secondary Plan (2b area) expressed several concerns. A number of their concerns
related to the impact of the expansion of the 2a lands on the lands to the north. More
specifically, concern was expressed with respect to the impact on hard and soft
servicing demands, development potential, provision of community facilities and
distribution of population within the area. In addition, it was requested that the
relationship between the 2a and 2b lands be clearly defined, that services for both
areas proceed simultaneously and that the Northeast Secondary Plan be expedited.
Claudio Brutto spoke on behalf of various landowners ("Landowners Group/ Cloisters")
within the area. He indicated that he was generally supportive of the proposal but
noted the significance of the designation of the Open Space area on the cloister lands.
In this regard, a desire for more discussion on the matter was indicated.
Mr. Randy Alcorn spoke on behalf of Mr. Loukras (landowner south of Vandorf
Sideroad). He requested a land use designation of Urban Residential rather that
Suburban Residential with a provision for 5 units per acre which is similar to the
adjacent Bayview Parks development for these lands. He also requested that the lands
be allowed for development within a 5 year time frame and requested additional time
for staff to review these issues.
Mr. Fred Rankel noted that he owns the property immediately to the east of Mr.
Loukras (955 Vandorf Sideroad). He indicated that, based on the Growth Management
Study reports, it was his understanding that his property was to be included in the
Secondary Plan and requested that the proposed 2a boundary be redefined accordingly.
In support of this request, Mr. Rankel indicated that the proposed boundary would
negatively affect his property in terms of the visual/audio impact as well as
environmentally, and that there was no technical reason to exclude the lands. In
addition, he noted that the east boundary line of his property would provide a more
natural buffer offering rolling lands and an established forest.
Concerned members of environmentalist and naturalist associations, as well as a
number of interested residents expressed their concerns with respect to the proposal.
Their concerns related to the affect of the proposed golf course on the existing
environmentally sensitive areas within the subject lands. In this regard, the incremental
decline in the amount of wetland areas in the southern region of Ontario over the
years, the destructive affects of herbicides and pesticides used on golf courses, and
the resultant affects on wildlife were noted. A number of concerns related to the long
term impact on the Oak Ridges Moraine were also noted. Several of the residents
indicated their preference to designate the Open Space proposed for the valley area as
public in order to ensure the continuation of the trail system. Other residents
questioned Magna's commitment to implementing the concept plan as currently
portrayed given the manner in which the headquarters has evolved from the time it
was first proposed.
The public portion of the meeting closed at 10:35 p.m. and a recess was called.
At 10:40 p.m. Council reconvened and Council's deliberations began.
#568. Moved by Councillor Healy Seconded by Councillor Griffith
THAT the consulting team be authorized to continue to refine the
Secondary Plan in consultation with the landowners; and
THAT further discussions with the landowners take place concerning the
phasing of development within the Secondary Plan Area.
CARRIED
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Aurora Special Council -Public Planning Minutes No. 32-97
Thursday, September 4, 1997
Page 5
#569.
#570.
Moved by Councillor Healy Seconded by Councillor Morris
THAT the number of residential units to be included in the Secondary
Plan Area be confirmed as not more than 11 00;
CARRIED
Moved by Councillor Griffith Seconded by Councillor Wallace
THAT the boundary of the Secondary Plan Area be expanded to include
the Rankel property.
On a recorded vote, the motion was DEFEATED
YEAS: 4 NAY: 5
VOTING YEA: Councillors Griffith, McKenzie, Wallace, Weller
VOTING NAY: Councillors Healy, Morris, Ochalski, Sorley; and Mayor Jones
#571.
#572.
#573.
#574.
Moved by Councillor Ochalski Seconded by Councillor Healy
THAT the boundary of the Secondary Plan Area be maintained as
presented.
CARRIED
Moved by Councillor Morris Seconded by Councillor Ochalski
THAT the provisions of the procedural by-law be waived and the hour of
adjournment be extended and the Agenda be completed.
CARRIED
Moved by Councillor Griffith Seconded by Councillor Healy
THAT discussions concerning the Magna Golf Course intrusion into the
Leslie Street Swamp be held as soon as possible among Magna's
consulting group, the Town's consulting group, Town staff, concerned
Provincial Agencies, staff of the Lake Simcoe Region Conservation
Authority, and York Region Staff to determine if there are any
compromise positions/design changes to the part of the golf course
proposed to be located in the Leslie Street Swamp that will meet the
varying objectives of the concerned agencies, the Town and Magna; and
THAT in connection with the redesign referenced above, consideration
be given to moving part of residential development proposed on the
Magna site from the more environmentally sensitive lands on the east
side of the site to the west side which is environmentally unconstrained.
CARRIED
Moved by Councillor Healy Seconded by Councillor Ochalski
THAT public access to the valley lands be guaranteed through enough
future conveyance to make this possible.
WITHDRAWAL: The motion was withdrawn with the consent of the mover and
seconder.
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Aurora Special Council -Public Planning Minutes No. 32-97
Thursday, September 4, 1997
Page 6
#575. Moved by Councillor Morris Seconded by Councillor Weller
THAT staff be directed to meet with Magna to pursue the phased
conveyance of the valley lands.
WITHDRAWAL: The motion was withdrawn with the consent of the mover and
seconder.
#576.
#577.
Moved by Councillor Morris Seconded by Councillor Weller
THAT Staff be directed to work with Magna to continue to evolve option
#4, being the phased conveyance of the valley land such that as
development proceeds, and as a condition of the release of Holding
provisions set out in the implementing zoning by-laws, conveyance of the
valley lands takes place with a view to providing long term public access
through the valley.
CARRIED
Moved by Councillor Griffith Seconded by Councillor Healy
THAT the outcome of the discussions with various interested parties be
further reported on to Council at the September 24 meeting;
THAT the Special Council meeting tentatively scheduled for September
1 5 be cancelled; and
THAT the proposed Secondary Plan as refined through discussion with
the landowners, the Provincial Ministries, the Lake Simcoe Region
Conservation Authority and the Region of York be scheduled for first and
second reading at the Council meeting scheduled for September 24,
1997.
CARRIED
QUESTIONS BY MEMBERS
Councillor Weller -
Councillor Morris -
ADJOURNMENT
Advised that Mary's Fruit Store located on Yonge Street
closed after several decades of business in Aurora.
Inquired about the construction of a fence around the
790179 Ontario Inc. lands on Kennedy Street West.
#578. Moved by Councillor Weller
THAT the meeting be adjourned at 11:50 p.m.
CARRIED