MINUTES - Special Council - 19980527
TOWN OF AURORA
SPECIAL COUNCIL PUBLIC PLANNING MEETING
NO. 20-98
Council Chambers
Aurora Town Hall
Wednesday, May 27, 1998
7:00 p.m.
ATTENDANCE
COUNCIL MEMBERS Mayor Jones in the Chair; Councillors, Hartwell,
Hinder, Hogg, and McKenzie.
Councillor Healy was absent due to a family matter.
Councillors Griffith, Morris and West were absent.
STAFF MEMBERS Chief Administrative Officer, Director of Corporate
Services, Director of Planning, Planner, Director of
Building Administration, Treasurer, and Administrative
Assistant.
DECLARATIONS OF INTEREST
There were no declarations of interest under the Municipal Conflict of Interest Act.
APPROVAL OF AGENDA
#341. Moved by Councillor Hartwell 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 and Zoning By-law Amendment Application for An
& An Consulting, Lot 4, Registered Plan 65M-2873, application numbers D14-12-98 and
D09-03-98.
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 the application under
consideration were mailed on May 4, 1998 in compliance with the Planning Act, by First
Class Mail, to every owner of land 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
M I N U T E S
Aurora Special Council – Public Planning Minutes No. 20-98 Page 2
Wednesday, May 27, 1998
apply and to every person within 120 metres who provided a written notice of change of
ownership and to every person and public body who provided a written request for such
notice. In addition, the necessary signs were posted on the property in accordance with
the rules of procedure under the Planning Act.
PLANNING APPLICATIONS
PL98-052-127 re: Proposed Official Plan and
Zoning By-law Amendment, An & An Consulting
Lot 4, Registered Plan 65M-2873
Southwest corner of Bayview Avenue and Pedersen Drive
D14-12-98 and D09-03-98
The Director of Planning provided an overview of the proposal. The lands form a portion
of the Aurora East Industrial Estates Secondary Plan and are across from the Bayview
East Urban Expansion – Northeast Quadrant Area 2B Secondary Plan area for which a
draft secondary plan has been completed. The applicants propose to amend the
Official Plan from “Prestige Industrial” to a site specific “Service Commercial”
designation and to amend the zoning by-law from “Prestige Industrial (M4) Zone to a
site specific “Industrial Commercial (C5) Exception Zone. The purpose of the
amendments is to allow for the construction of a 3,117 m2 (33, 552 ft2) fitness centre
and retail shops along with a gasoline bar and car washing establishment. The
proposed gas bar kiosk will be approximately 186 m2 (2,000 ft2) and the car wash is
proposed to be approximately 300 m2 (3,229 ft2). The Director of Planning reviewed
the details of the proposed site plan noting that the plan had been revised to reflect a
change in the location and flow of vehicles of the proposed car washing facility in
response to concerns regarding its visibility from Bayview Avenue. The Director
indicated concern with the proposal respecting urban design issues and the loss of
prestige industrial lands. Urban design policies within both applicable plans set out a
requirement for a strong built or landscaped edge along Bayview Avenue to respond to
relatively high speed traffic along that road and that the lands be developed in a
“campus” fashion in order that comprehensive design concepts can be applied over
individual blocks. The present applications are the third such proposal considered by
Council in as many months, the effect of which appears to be an incremental change of
the land uses along Bayview Avenue. With regard to the loss of prestige industrial
lands, it was stated that much of the Prestige Industrial land has been eroded which will
greatly limit the ability of the Bayview Avenue frontage to support such uses. In
conclusion, the Director indicated that should Council determine the proposal has merit,
that urban design guidelines be prepared by a consultant to ensure that the standards
that are being set in the Bayview Wellington Centre Plan are maintained and that these
important frontages are used to their best advantage.
Applicant’s Comments
Aurora Special Council – Public Planning Minutes No. 20-98 Page 3
Wednesday, May 27, 1998
Mr. Brian Corbett and Stacey Williams on behalf of the applicant, reviewed a package of
information provided to Council and Staff. Mr. Corbett indicated that site plan and urban
design issues would be addressed as part of the site plan approval process at some
point in the future. He reviewed a historical zoning map of the area noting that a
substantial amount of the land originally zoned industrial had been changed over the
years and that the lands to the east of Bayview Avenue had little impact on the subject
proposal. He quoted extracts from the Planning Report indicating the suitability of the
land for a fitness club and that the proposed site would be the only potential service
station location along Bayview Avenue within the Town of Aurora. The lands to the east
of Bayview would not be suitable for the location of a service station due to its proximity
to the proposed residential uses and difficulties with access. With regard to the loss of
prestige industrial lands, Mr. Corbett stated that the lands would continue as
employment lands, a fitness centre is generally a permitted use on industrial lands and
that a gas bar is required to serve industrial lands as well as the emerging residential
development in the Bayview Avenue area. In conclusion, Mr. Corbett requested
Council’s support of the proposed amendments subject to the existing urban design
policies of the official plan being implemented by the use of urban design guidelines at
the site plan stage on the subject lands.
Public Comments
No members of the public were present to address the application. The public portion
of the meeting closed at 7:37 p.m. and Council’s deliberations began.
#342. Moved by Councillor McKenzie Seconded by Councillor Hinder
THAT Council support the applications subject to the resolution of the
urban design issues set out in the Staff Report;
THAT, as part of the preparation of an implementing Official Plan
Amendment, the urban design aspects of the Bayview Avenue frontage be
examined between St. Johns Sideroad and the southerly limit of the
subject lands; and
THAT 3rd reading of the Zoning By-law be withheld pending resolution of
the identified site plan issues and execution of the required Site Plan
Agreement.
WITHDRAWAL: The motion was withdrawn with the consent of the mover and
seconder.
#343. Moved by Councillor McKenzie Seconded by Councillor Hinder
THAT the applications be referred back to staff to work with the applicant
to resolve the technical concerns and other matters identified in the Staff
Report and to provide a subsequent Report for Council’s consideration.
On a recorded vote, the resolution was CARRIED
YEAS: 5 NAYS: 0
VOTING YEA: Mayor Jones, Councillors Hartwell, Hinder, Hogg, and McKenzie
VOTING NAY: None
ADJOURNMENT
#344. Moved by Councillor Hogg
THAT the meeting be adjourned at 7:47 p.m.
CARRIED
Aurora Special Council – Public Planning Minutes No. 20-98 Page 4
Wednesday, May 27, 1998
___________________________
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T. JONES, MAYOR L. ALLISON, MUNICIPAL CLERK