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MINUTES - Special Council - 19980923 TOWN OF AURORA SPECIAL COUNCIL PUBLIC PLANNING MEETING NO. 31-98 Council Chambers Aurora Town Hall Wednesday, September 23, 1998 6:00 p.m. ATTENDANCE COUNCIL MEMBERS Mayor Jones in the Chair; Councillors Griffith, Hartwell, Healy, Hinder, Hogg, McKenzie, Morris, and West. STAFF MEMBERS Director of Corporate Services, Director of Planning, Director of Building Administration, Director of Leisure Services, Planner, and Administrative Assistant. DECLARATIONS OF INTEREST There were no declarations of interest under the Municipal Conflict of interest Act. APPROVAL OF AGENDA #593. Moved by Councillor Hartwell Seconded by Councillor Griffith 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 proposed Official Plan and Zoning By-law Amendment for 919179 Ontario Limited, Part of Lot 2, Registered Plan 107, application numbers D09-05-98, D14-15-98 and with respect to Official Plan Modification to OPA No. 19 for the Baldwin Feed Mill Lands, application number D09-07-96. 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 confirmed that the required Notice of Meeting for the applications were given and that the necessary signs were posted on the property in accordance with the rules of procedure under the Planning Act. M I N U T E S Aurora Special Council – Public Planning Minutes No. 31-98 Page 2 Wednesday, September 23, 1998 PLANNING APPLICATIONS PL98-101-222 - Proposed Official Plan and Zoning By-law Amendment 919179 Ontario Limited, Part of Lot 2, Registered Plan 107 120 Wellington Street East D09-05-98, D14-15-98 Official Plan Modification – OPA No. 19 Baldwin Feed Mill Lands, 124 Wellington Street East D09-07-96 Mr. Hughes, Planner, reviewed the history of the lands immediately abutting the subject lands to the east, known as the Baldwin Feed Mill lands, noting that it was subject to redevelopment applications previously approved by Council. Regional review of this earlier Official Plan Amendment resulted in concerns being expressed with respect to the proposed access to Wellington Street. In response to these concerns the applicants have chosen to add a parcel of land, located immediately to the west, to the Baldwin Feed Mill lands in order to allow for direct access to Wellington Street, resulting in the subject applications. Mr. Hughes provided an overview of the subject proposal including the location, surrounding uses and applicable Official Plan and Zoning By-law designations respecting the subject lands. The Planner indicated that the applicants propose to change the Official Plan designation applying to the lands from Urban Residential to Commercial Special as per the provisions approved for Official Plan Amendment No. 19 that apply to the Baldwin Feed Mill lands to the east. Additional uses proposed include commercial clubs, restaurants, funeral parlors and retails stores. As well, the applicants propose to rezone the lands from “Special Mixed Density Residential (R5) Zone” to a site specific “Central Commercial (C2) Exception Zone” to allow for the following uses: antique shops, personal service shops, business and professional offices (excluding medical), funeral parlors, studios, warehousing, light service shops, commercial clubs, restaurants, and retail stores. Exceptions to the by-law include reductions in the site specifications to recognize the adjacent existing feed mill building, a reduction in the number of loading spaces from two to nil, and permission to locate parking both within the side and front yard. In response to the applicant’s request to modify the provisions in OPA No. 19 to allow for restaurants, commercial clubs, retail stores and funeral parlors as additional uses, the Planner suggested that consideration for the request be dealt with in conjunction with the subject applications. The Planner reviewed the details of the concerns expressed in connection with the proposed uses involving parking and traffic related issues. It was indicated that the applicant had filed a revised traffic study to address these concerns and that both the Region of York and the Town’s Public Works Department concurred with the results. He clarified that should it be the applicant’s intention to seek a fitness centre for the lands, the use falls under the definition of “health centre” as opposed to “commercial club” as requested. In addition, the Planner reviewed the details of Staff’s concerns respecting site plan issues. These issues included vehicular and pedestrian access to the site given the difficult site lines created by the rise of the nearby railway tracks, the impact on the neighbourhood residents related to the Regional request that truck access only be via Centre Street, sufficient landscaping to act as a buffer strip between the development and existing residential uses, the insufficient width of the proposed Wellington Street access point, and the absence of storm sewers servicing the site. In addition, it was indicated that a road widening is required along both sides of Centre Street and that a restrictive covenant should be entered into to ensure each property could not be further developed without consideration being given to the other. In conclusion, the Planner indicated that staff were in support of the application subject to the resolution of issues respecting the reconstruction of Centre Street as well as with the proposed uses, and the adoption of an implementing by-law incorporating a holding prefix that requires the approval of a site plan agreement. Applicant’s Comments Mr. Arthur Diamond, on behalf of the applicant, indicated that he concurred with the recommendations noted in the Staff Report. He reviewed the design details of the changes to the Baldwin Feed Mill building noting that the exterior of the building would Aurora Special Council – Public Planning Minutes No. 31-98 Page 3 Wednesday, September 23, 1998 remain intact in order to retain its historic character. With respect to the question of what definition a fitness centre would fall under, the agent confirmed his desire to also include “Health Centre” to the list of proposed uses for the site. Mr. Scott Fortner, Transportation Engineer with Cole, Sherman & Associates Ltd., reviewed the findings of the Traffic Impact Analysis included in the Staff Report noting a requirement for more study to determine the impact that would result on Centre Street. Public Comments Two nearby residents expressed concerns with the proposal. These concerns included the negative impact of possible though traffic via the Centre Street and Wellington Street accesses to the site, increased traffic on Centre Street, the grading affects resulting from the reconstruction of Centre Street, increased parking spaces on the lands north of the site, and the preservation of existing vegetation. It was also indicated that funeral parlors and clubs are generally not desirable in residential areas. #594. Moved by Councillor West Seconded by Councillor McKenzie THAT the application be approved subject to the following: 1. Consideration being given to the rescheduling of the upgrading of Centre Street from 2001 to 1999, possibly on a phased basis, subject to appropriate financial arrangements being made with the applicant. 2. The resolution of issues respecting proposed uses as noted within the staff report, prior to the drafting of an implementing Official Plan Amendment for 120 Wellington Street East. 3. Satisfactory resolution of the issue of truck traffic on Centre Street. 4. The adoption of an implementing by-law incorporating a Holding prefix that requires the approval of a site plan agreement, and the resolution of issues respecting the upgrading of Centre Street, prior to removal. THAT further investigation of the request to add funeral parlors by modification to OPA No. 19 be undertaken; and . THAT potential change in existing driveway elevations through the Town’s Centre Street reconstruction initiative be reviewed by Staff. CARRIED ADJOURNMENT #595. Moved by Councillor West THAT the meeting be adjourned at 7:08 p.m. CARRIED ___________________________ ____________________________________ T. JONES, MAYOR L. ALLISON, MUNICIPAL CLERK