MINUTES - Special Council - 19980625
TOWN OF AURORA
SPECIAL COUNCIL PUBLIC PLANNING MEETING
NO. 24-98
Council Chambers
Aurora Town Hall
Thursday, June 25, 1998
7:30 p.m.
ATTENDANCE
COUNCIL MEMBERS Mayor Jones in the Chair; Councillors, Hartwell,
Healy, McKenzie, Morris, and West.
Councillor Hogg was absent on vacation, Councillor
Griffith was absent due to a family matter and
Councillor Hinder was absent due to a business
matter.
STAFF MEMBERS Chief Administrative Officer, Director of Corporate
Services, Director of Planning, Director of Building
Administration, and Administrative Assistant.
DECLARATIONS OF INTEREST
Councillor Morris declared an interest in Report PL98-064-168 by virtue of an employee
relationship with a landowner within the subject area and did not take part in or vote on
any questions in this regard or attempt in any way to influence the voting on such
questions.
APPROVAL OF AGENDA
#455. Moved by Councillor Hartwell Seconded by Councillor Morris
THAT the content of the Agenda be approved as outlined herein, with the
addition of the following correspondence:
Region of York regarding “York Region Day at the CNE”; and
Region of York regarding “Outdoor Water Use Restrictions”.
CARRIED
Mayor Jones advised that this meeting had been called as a Public Meeting with
respect to the Secondary Plan for Bayview East Urban Expansion Area 2B Northeast
Quadrant, application number D09-10-96 and with respect to the proposed Official Plan
and Zoning By-law Amendment Application for Old Park Holdings Limited, Part Lot 80,
Concession 1, E.Y.S., application numbers D14-13-98 and D09-04-98.
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
M I N U T E S
Aurora Special Council – Public Planning Minutes No. 24-98 Page 2
Thursday, June 25, 1998
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 Notice of Meeting for application D09-10-96
(Bayview East Expansion Northeast Quadrant Area 2b Lands) was placed in the June
2nd and 4th, 1998 issues of the Era Banner, in compliance with the rules of procedure
under the Planning Act (1990). To supplement the publication of this notice, a Notice of
Public Meeting was served June 2nd, 1998 by First Class Mail to every owner of
property within and surrounding the subject lands, including those located in the
Township of Whitchruch-Stouffville, as shown on the last revised assessment rolls of
each respective Town, as well as the Municipal Clerk of each bordering municipality. In
addition, notice was given to all those persons who requested notice and/or expressed
an interest in the previous Growth Management Study and/or the 2a lands Official Plan
Amendment applications. In so doing, Council of the Town of Aurora has afforded
persons so notified an opportunity to submit comments in respect of the application prior
to its consideration at this Public Meeting.
The required Notices of Meeting for applications D09-04-98 and D14-13-98 (Old Park
Holdings) were mailed on June 2, 1998. The Notices were circulated 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 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
Ray Simpson, Hempson and Associates and Town’s Consulting Team re: Overview of
Report PL98-064-168 Proposed Official Plan Amendment Bayview East Urban
Expansion Area, Southwest Quadrant, Area 2b Lands
Mr. Ray Simpson, the lead consultant engaged by the Town, 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 2b
Secondary Planning area which was tabled for consideration this evening. Council was
advised of the history of the process, and the document’s relationship with the Growth
Management Study commenced a number of years ago. The general land uses for the
secondary plan area were identified, as was the overall transportation scheme,
community uses and distribution through the subject lands.
Various sub-consultants were called upon to review the details of specific components of
the draft Secondary Plan document. Emphasis was provided on the environmental
components of the plan including the overall environmental constraints to future
development, particularly in the valley areas. The Transportation Engineer outlined the
grid collector road pattern, its relationship with adjoining streets and reviewed the location
of the single recommended valley crossing for the major collector link to the easterly 2c
lands. A general overview of the storm-water, sanitary sewer and water servicing
components was provided to Council. A brief slide presentation occurred capsulizing the
varied aspects of the Wellington Street corridor, the overall urban design themes and
development philosophy that will serve to provide appropriate control for future
development within this significant gateway to the Town.
Mr. Simpson then reviewed in detail for Council, six specific aspects of the draft
document which remain outstanding. The number and location of valley crossings to
accommodate the transportation linkage to the future development to occur in the
easterly area was identified as requiring more deliberation. The location and scale of
the proposed community park continues to require refinement and municipal
consideration given the recent legislative changes and restrictions on municipal funding
for land acquisition through the development approval process. Comments received
relative to the location and relative distribution of other community facilities within the
amendment area requires additional review and confirmation. The approval process for
Aurora Special Council – Public Planning Minutes No. 24-98 Page 3
Thursday, June 25, 1998
the Regional serving retail component of the employment lands should be confirmed.
The overall timing of the development, particularly in relation to the servicing agenda of
the Region and any potential front ending funding partners requires firming up. Finally,
the desire of other landowners to shift the boundary line of the secondary plan area,
which continues at every opportunity, requires some finality.
In conclusion Council’s direction was sought on the draft document following receipt of
public comments and it was suggested that the Secondary Plan be further refined and
considered in the fall of 1998.
Public Comments
Mr. David Tomlinson, a local resident, expressed concern with respect to the impact of
the proposed development on the environment. In response to this concern, he
prepared and provided to the Town Planning staff an extensive Report containing years
of analysis and recommendations on the development in the vicinity of the valley lands.
He noted the environmental significance of the area including the existence of two
ponds which are currently home to a variety of wildlife including several rare species of
birds and the importance of the surrounding buffer zones. He stated that the proposed
road crossing would be detrimental to the area. Other interested residents expressed
their support of Mr. Tomlinson’s Report and requested Council to consider
environmental and wildlife preservation issues in their deliberations.
A number of landowners and/or their representatives within the subject area expressed
their support of the staff recommendation, namely to refer the draft Secondary Plan
back to staff in order to further attempt to resolve their specific concerns.
Mr. Bruce McMinn, representing both the Spring and Burnett properties indicated that
Mr. Spring had no obligation or interest in developing his lands and had concern with
the concentration of public uses planned for his lands. With regard to the Burnett lands,
the representative cited concern with the proposed plan boundary line and access
issues.
Ms. Roslyn Houser of Goodman Phillips & Vineberg, representing the Whitwell lands
indicated concern respecting the proposed boundary line and requested that a rezoning
process as opposed to an official plan amendment be utilized in order to provide for
future Regional serving retail uses within the employment land area.
Mr. John Bousfield of Bousfield, Dale-Harris, Cutler & Smith Inc., representing 796133
Ontario Inc. indicated his client’s support of the subject Plan. He suggested that a
landowners’ cost sharing agreement be drafted in order to distribute the costs
proportionately among all those affected within the amendment area. It was requested
that all landowners in the area be invited to attend any future meetings.
Mr. Don Given of Malone Given Parsons Ltd., representing both the Magna and Metrus
lands expressed concern regarding the amount of parkland proposed for the Metrus
lands and the fair and equitable distribution of servicing costs. In addition, he indicated
Magna’s desire for more flexibility with respect to the ultimate land area designations
within the Wellington Street corridor design concept.
Mr. David Drake of EMC Group Limited, representing the Minoo’s property, indicated
that his client’s lands lie within the 2C area. He conveyed his client’s support of the
Plan, however expressed concern respecting the proposed boundary, suggesting that it
be shifted to Leslie Street in order to incorporate the whole block. In doing so, he
suggested that the 2C area landowners could contribute towards the cost of the
parkland within the 2B area. It was also suggested that the services and bridge
crossing to the east side of the river valley be completed in conjunction with the
development of the 2B lands.
The public portion of the meeting closed at 9:12 p.m. and Council’s deliberations began.
#456. Moved by Councillor West Seconded by Councillor Healy
Aurora Special Council – Public Planning Minutes No. 24-98 Page 4
Thursday, June 25, 1998
THAT Bayview East Urban Expansion Area Northwest Quadrant Area 2B
Secondary Plan be referred back to staff and the consulting team to work
with the landowners toward resolving concerns where possible, taking into
account input received from landowners, members of the public generally,
and Council; and
THAT staff be directed to report back to Council as progress is made, with
a view to bringing a revised draft Secondary Plan before Council for its
consideration in early fall of 1998.
CARRIED
Councillor Morris, having previously declared an interest in this Report, did not take part
in the vote called for in this regard.
At 9:35 p.m. Council recessed. At 9:45 p.m. Council reconvened.
PL98-065-169 re: Proposed Official Plan and
Zoning By-law Amendment, Old Park Holdings Limited
Part of Lot 80, Concession I, E.Y.S.
Southwest of Wellington Street and Bayview Avenue
D14-13-98 and D09-04-98
The Director of Planning provided a brief overview of the proposal. The site has
previously obtained draft plan approval for higher density mixed residential uses along
with two commercial components. The applicants now propose to amend the Official
Plan from “Urban Residential High Density” and “Convenience Commercial Centre” to
“Urban Residential Medium Density” and to amend the zoning by-law from “Rural
General (RU) Zone” to “Row Dwelling Residential (R6) Exemption Zone”, “Service
Commercial (C3) Zone” and “Major Open Space (O) Zone. The purpose of the
amendments is to decrease the permitted density of the site from 233 units, comprising
of street rowhouse, stacked rowhouse and apartment units to approximately 132 street
rowhouse units. This proposed unit reduction also includes the conversion of the
Convenience Commercial block to Residential. The Director informed Council of staff’s
concerns respecting the proposal. It was identified that the current proposal is lacking a
mixture of housing types which is not in keeping with the area and that the reduction in
the commercial block may not adequately serve the convenience commercial needs of
the Aurora Grove and Old Park neighbourhoods. In connection with the commercial
block, staff requested the applicant to expand the area and provide additional design
options regarding access onto Bayview Avenue. The previous draft plan of subdivision
included play areas within the condominium block, whereas the current proposal does
not include any parkland. In addition, staff have expressed concern with the location of
the proposed required storm water management pond and the feasibility of
development and residential access to a portion of the subject lands slated for future
use. These lands abut a small block of Town owned lands located on the north side of
Stone Road. The Director concluded that staff should continue to work with the
applicant in order to address the outstanding issues and that upon the resolution of
these issues, the official plan amendment be prepared to reflect the changes.
Applicant’s Comments
Mr. Gary Templeton, agent for the applicant indicated that he had been dealing with
staff in an attempt to resolve their concerns. He provided Council with a revision to the
proposal having a mix of housing form, incorporating 86 semi-detached and 52
rowhouse dwelling units. He reviewed the zoning requirements for the new proposal,
requesting that the minimum frontage be based on an average of 7.0 m, a 1.2 m side
yard set back and a 2.4 m distance separation between rowhouse buildings. With
respect to the loss of commercial lands, the agent indicated that the cul-de-sac could be
shifted to the north providing an additional 10,000 sq. ft. of commercial area and that a
request had been made to the Region of York for right-in/right-out access to Bayview
Avenue. Mr. Templeton agreed to provide a parkette if the need was confirmed by the
Aurora Special Council – Public Planning Minutes No. 24-98 Page 5
Thursday, June 25, 1998
Town and suggested it be located in the north area near the existing green space.
Council was advised that the storm water management pond issue could be dealt with
through the development agreement process. In order to address staff’s concern
regarding access to the portion of land adjacent to the Town owned lands on Stone
Road, the agent suggested that the proposed road servicing the site (Street A) be
moved slightly south in order to provide for dwellings fronting on that road. In summary,
Mr. Templeton indicated that the bulk of the issues identified have been addressed
through the revisions to the proposal and requested that the Official Plan Amendment
be brought forward for Council’s consideration sometime in July 1998.
Public Comments
No members of the public were present to address the application. The public portion
of the meeting closed at 10:10 p.m. and Council’s deliberations began.
#457. Moved by Councillor West Seconded by Councillor Hartwell
THAT the application be approved in principle and referred back to staff to
review the applicants efforts to address concerns with the lack of range of
housing types proposed on the site, the loss of commercial lands, the
location of park lands and the location of the storm water management
pond along with flood line details, prior to the consideration of the
implementing Official Plan Amendment and Zoning By-law Amendment;
and
THAT the draft plan be reviewed for the possibility of accommodating a
minimum of two parking spaces per housing unit and direct pedestrian
access to the commercial area.
CARRIED
Aurora Special Council – Public Planning Minutes No. 24-98 Page 6
Thursday, June 25, 1998
NEW BUSINESS
Bousfield, Dale-Harris, Cutler & Smith Inc., dated June 25, 1998; and
KLM Planning Partners Inc.,dated June 25, 1998
re: Secondary Plan for Bayview East (2B Lands) - Northeast Quadrant
#458. Moved by Councillor West Seconded by Councillor McKenzie
THAT the correspondence be received and referred to staff.
CARRIED
Memorandum from the Director of Corporate Services re: Notice of Meeting Schedule –
July 1998
#459. Moved by Councillor Morris Seconded by Councillor McKenzie
THAT the correspondence be received as information.
CARRIED
York Region re: Outdoor Water Use Restrictions
#460. Moved by Councillor Hartwell Seconded by Councillor McKenzie
THAT the correspondence be received as information.
CARRIED
York Region re: York Region Day at the CNE
#461. Moved by Councillor McKenzie Seconded by Councillor Morris
THAT the correspondence be received as information.
CARRIED
ADJOURNMENT
#462. Moved by Councillor West
THAT the meeting be adjourned at 10:30 p.m.
CARRIED