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MINUTES - Special Council - 19990325 TOWN OF AURORA SPECIAL COUNCIL - PUBLIC PLANNING MEETING NO. 10-99 Council Chambers Aurora Town Hall Thursday, March 25, 1999 7:30 p.m. ATTENDANCE COUNCIL MEMBERS Mayor Jones in the Chair; Councillors Griffith, Hartwell, Healy, Hinder, Morris, and West. Councillor Hogg was absent on vacation. Councillor McKenzie was absent due to illness. STAFF MEMBERS Chief Administrative Officer/Director of Corporate Services, Director of Planning, Senior Planner, Planner, and Committee Secretary. Mayor Jones advised that this meeting had been called as a Public Meeting with respect to proposed Official Plan Amendment and Zoning By-law Amendment for James Elder, Elderberry Hill Farm, Part of Lot 72, Concession 1, W.Y.S., 13990 and 14028 Yonge Street, application numbers D09-02-99 and D14-04-99 and proposed Official Plan Amendment and Zoning By-law Amendment for Landcrest Developments Management Inc., Part of Lot 71, concession 1, W.Y.S., application numbers D09-01-99 and D14-03-99. 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 proposals 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 of York 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 Notices 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. DECLARATIONS OF INTEREST Mayor Jones declared an interest in the Presentation by the Director of Planning, and Reports PL99-025-082 and PL99-026-083 by virtue of his residence in the vicinity, 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. M I N U T E S Special Council – Public Planning Minutes No. 10-99 Page 2 Thursday, March 25, 1999 APPROVAL OF AGENDA #224. Moved by Councillor West Seconded by Councillor Morris THAT the content of the Agenda be approved as outlined herein with the additions of Report PL99-033-084 and correspondence from residents regarding Reports PL99-025-082 and PL99-026-083 CARRIED UNFINISHED BUSINESS PL99-033-084 - Proposed Draft Plan of Subdivision - Draft Conditions of Approval Proposed Motion to Dismiss Appeal on OPA # 20/ Prehearing Conference Draft Plan of Subdivision Magna International Inc. and The Alpen House Limited D09-10-96, D12-98001A At this point in the meeting, Councillor Morris declared an interest in Report PL99-033- 084 due to the employment of her spouse in a subsidiary of Magna 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. #225. Moved by Councillor Hartwell Seconded by Councillor Hinder THAT the proposed plan of subdivision 19T-98001A dated November 27, 1997, revised March 24, 1999, incorporating red-line revisions only insofar as it relates to Blocks 3, 4, 6, 7, 8, 9, 11, 12 and 13, be draft approved subject to the conditions of draft approval attached as Appendix 1 for submission to the Ontario Municipal Board at the Motion to dismiss/prehearing conference scheduled for April 7, 1999. CARRIED Councillor Morris, having previously declared an interest in this Report, did not take part in the vote called for in this regard. At 7:42 p.m., Mayor Jones having previously declared an interest in the Presentation by the Director of Planning, and Reports PL99-025-082 and PL99-026-083 relinquished the Chair to Deputy Mayor West and left the Council Chambers for the balance of the meeting. PRESENTATION Memorandum from Director of Planning re: Overview of Status of Planning for Aurora South Area; and Correspondence from Residents re: PL99-025-082 and PL99-026-083 The Director of Planning provided an overview of the process undertaken in 1994 for the Growth Management Study to plan for the 20 year growth for the Town of Aurora. The study was completed in 1996. She indicated that the outcome of the Study was a 20 year strategy with the population projected for 2016 of 60,000 with approximately 45,000 population in the existing built area. The expansion areas for the Town as shown on the concept plan displayed would be east of Bayview Avenue, the Yonge Street South area, and the northeast corner of Bathurst Street and St. John’s Sideroad. Constraints included environmental issues, and additional water supply. It was noted that there is sufficient sewage treatment capacity for much of the growth area. The outcome of the Growth Management Study indicated that the expansion areas including the Yonge Street South Urban Expansion Area (Y.S.S.U.E.A.) should go through a secondary plan process. The strategy for the Y.S.S.U.E.A. includes: low intensity residential development to be compatible with existing development in the area; provide a low intensity gateway to the Town; rationalize and extend the provision of services. The conclusion of the Growth Management Study is that urban designation would be the best approach to ensure a comprehensively planned area with regard to the Special Council – Public Planning Minutes No. 10-99 Page 3 Thursday, March 25, 1999 environmental character. The Director indicated that Official Plan Amendment No. 17, which was adopted by Council in 1996 and approved by the Region of York in August of 1998 implemented the Growth Management Study. The Terms of Reference for the Y.S.S.U.E.A. as set out in OPA # 17 encourages low density environmentally sensitive residential development in the general range of 2 units per acre across the environmentally constrained and unconstrained areas. The Secondary Plan is intended to deal with the following: more precisely detail the environmental features and systems; new development shall proceed on full municipal services to be reviewed through an overall servicing strategy; the amount and location of development; the impact and need for community facilities; urban design on Yonge Street; financial impact regarding facilities and services. In summary the intent of the Y.S.S.U.E.A. secondary plan would include a servicing strategy; financial/development charge strategy; environmental strategy; analysis of community facilities; and a comprehensive land use plan for the area. PLANNING APPLICATIONS PL99-025-082 - Official Plan and Zoning By-law Amendment James Elder, Elderberry Hill Farm Between Ridge Road and Elderberry Trail on the west side of Yonge Street 13990 and 14028 Yonge Street Part of Lot 72, Concession 1 WYS; D09-02-99, D14-04-99 Ms. Sarah Henstock, Senior Planner, provided an overview of the subject proposal including the location, surrounding uses and applicable Official Plan and Zoning By-law designations affecting the subject lands. The Planner advised that two applications have been submitted for the site, an Official Plan Amendment and a Zoning By-law Amendment. The applicant is requesting to change the Official Plan designation for the lands from “Estate Residential” to “Urban Residential” and “Open Space”. The requested Zoning By-law amendment is from “Rural (RU) Zone” to “Row Dwelling Residential (R6) Zone”, Third Density Apartment Residential (RA3) Zone” and “Major Open Space (O) Zone”. These applications would permit medium and high density residential development and open space uses. The proposed residential development includes a 140 unit apartment building, 32 stacked townhouse units, 124 on-street townhouse units and open space for a total of 296 units on 19.839 ac. The density proposed by the applicant of 19.55 upa gross, and 22.33 upa net is far above the approved density for the YSSUEA at 2 upa gross and 3.6 upa net. Council was advised of Staff concerns with the proposed higher density as these lands are within the Oak Ridges Moraine. The lands are also abutting an area of larger two acre estate lots and must be designed in such a way to be compatible with the existing residential development. Another concern is the servicing issues which have to be reviewed through the Master Servicing Study. Other issues that should be addressed on a comprehensive basis included the impact of existing and potential traffic generation, the archaeological potential of the site, the impact on the Oak Ridges Moraine, and the overall drainage and stormwater management of the area. The Planner noted that the comments received to date from both internal departments and external agencies indicated concern in relation to the application proceeding independently of a secondary plan process. In addition, a significant number of comments had been received from concerned local residents expressing concerns with the density, growth, services, environmental and community issues. In conclusion, Ms. Henstock indicated that the subject proposal was premature at this time and should be referred to the secondary plan study process and a detailed technical review of the applications, the related supporting studies, agency, public and Council comments, should not occur until such time as the YSSUEA Secondary Plan has progressed sufficiently to permit such a review. Additionally, the Planner requested that Council reaffirm its position with respect to the overall density of the development for the area. Applicant’s Comments Mr. Bob Forhan, representing James Elder provided an overview of a chronology of events including meetings with the Region of York, the Town of Aurora and the residents in the area. He stated that they are prepared to go through the secondary Special Council – Public Planning Minutes No. 10-99 Page 4 Thursday, March 25, 1999 plan process and asked Council to defer a decision on the applications to allow the secondary plan process to proceed. Public Comments Several residents who live in the vicinity expressed concerns with the proposal regarding density, growth, services, environmental issues and community services. It was noted that the density proposed by the applicant is far above the approved density for this area. With respect to growth, the residents supported the comprehensive secondary plan process which would look at the big picture and assess all cumulative quality of life impacts on the community. Concerns were expressed regarding the impact of the development on the Oak Ridges Moraine, which has been designated as a Regional Recharge Area and a Significant Landform Area, and the need for a wider, more comprehensive protection of this area. Concerns were also voiced that this development would have a negative impact on the already overcrowded schools in the area and recreational facilities; increase in traffic; access to the development; and property values. Concern was also expressed that the developer may “leapfrog” to circumvent the secondary plan process. Suggestion that the terminology used should be clarified for residents was expressed. It was noted that a precedent should not be set in this section of the Town for other developers to look as being a benchmark. The residents urged Council to reject the proposal until the secondary plan for the area is completed. The public portion of the meeting closed at 9:02 p.m. and Council’s deliberations began. #226. Moved by Councillor Healy Seconded by Councillor Morris THAT Council does confirm its position that the overall density in the area referred to Yonge Street South Urban Expansion Area (YSSUEA) shall be low in the general range of 2 units per acre and that this analysis will be part of the overall Secondary Plan Study. On a recorded vote, the resolution was CARRIED UNANIMOUSLY YEAS: 6 NAY: 0 VOTING YEA: Councillors Griffith, Hartwell, Healy, Hinder, Morris and Deputy Mayor West. #227. Moved by Councillor Healy Seconded by Councillor Griffith WHEREAS the application for Official plan Amendment D09-02-99 and Rezoning application D14-04-99 is premature at this time, the applications be referred to the Yonge Street South Urban Expansion Area Secondary Plan Study process and that a technical review of this proposal, the related supporting studies, agency, public and Council comments, not occur until such time as the Yonge Street South Urban Expansion Area Secondary Plan has progressed sufficiently to permit such a review. On a recorded vote, the resolution was CARRIED UNANIMOUSLY YEAS: 6 NAY: 0 VOTING YEA: Councillors Griffith, Hartwell, Healy, Hinder, Morris and Deputy Mayor West. At 9:16 p.m. Council recessed. At 9:20 p.m. Council reconvened. PL99-026-083 - Official Plan/Zoning By-law Amendment and Draft Plan of Subdivision Application Ontario Realty Corporation, Landcrest Developments Management Inc. North of Bloomington Road at Academy Drive Part of Lot 71, Concession 1 WYS D09-01-99, D14-03-99 and D12-99001A Special Council – Public Planning Minutes No. 10-99 Page 5 Thursday, March 25, 1999 Mr. Jim Kyle, Planner, provided an overview of the subject proposal including the location, surrounding uses and applicable Official Plan and Zoning By-law designations applying to the subject lands. The Planner advised that the applicant requested approval for a draft plan of subdivision proposing 139 Single Family Residential lots consisting of 24 lots with 18 m (59 ft.), 80 lots with 15m (49 ft.) and 35 lots with 12 m (39 ft.) frontages. In addition, the plan proposes a 0.728 ha (1.8 ac) Park area, a 0.891 ha (2.2 ac) Private School area, a 0.444 ha (1.1 ac) Stormwater Management area, and associated roads and widenings. Additionally, the applicant requested a change to the Official Plan designation from “Institutional” to “Urban Residential”, “Open Space” and “Institutional” and a change to the Zoning from “Institutional (I) Zone” to “Detached Dwelling Second Density Residential (R2) Zone”, “Detached Dwelling Second Density Residential (R2) Exception Zone, “Institutional Zone” and “Major Open Space (O) Zone”. The exceptions to the (R2) zone include a reduction in lot frontage from 15.0 m (49 ft.) to 12.0 m (39 ft.) and a reduction in lot area from 460.0 m2 (6,028 ft2) to 408 m2 (4,392 ft2). Mr. Kyle pointed out as previously mentioned by the Director of Planning, the growth management study requires that one or more secondary plans be completed with the Yonge Street South area and that low intensity environmentally sensitive residential development is encouraged in the general range of two units per acre. This proposal has a gross density of 3.9 units per acre and a net density of 6.2 units per acre, which is roughly twice the density anticipated within the growth management study. The proposed plan does not appear to provide protection for the forest resource area nor have suitable tree preservation measures been addressed. The servicing issues as identified by the Director applied to this site with the need for an overall strategy being required. In conclusion, Mr. Kyle suggested that this application be held in abeyance until such time the secondary plan has proceeded to a point to permit a full review of the application and supporting studies. In addition, staff suggest that Council affirm its intentions approved in OPA # 17 that the density shall be in the general range of two units per acre. Applicant’s Comments Mr. Gary Templeton, Planner introduced Mr. Bruno Nazzicone, Development Consultant and Mr. Vince DiBacco, Engineer for the proposal. He outlined the lot configuration for the proposal noting that the lot depths have been designed to accomplish tree preservation and buffering. The site has mixed used context with single residential lots and major institutional uses. Mr. Templeton expressed concerns with the secondary plan process, as this is a 35 acre “infill” parcel which is surrounding by existing development. He indicated that this development is not proposing to use the existing residential street. A road connection is proposed on the west side across from Bloomfield Trail which would be signalized. He advised that discussions have occurred with the School Board regarding a signalized intersection at Academy Drive. Mr. Templeton indicated that they are aware of the capacity problems, that services are available to the site. It was noted that this proposal is a single owner parcel, owned by Ontario Realty Corporation and that the secondary plan serves the purpose of coordination where there are fractured ownership. Mr. Templeton requested Council to allow the development to proceed on its own because it is a reasonable proposal and the density is comparable with other existing developments in Aurora. Public Comments Several residents who live in the vicinity expressed concerns regarding the proposal. It was noted that the proposed development is in contrast with the surrounding area and that the development should be compatible with the existing development. Concerns were expressed regarding density; the impact on the overcrowded school in the area; recreational facilities; transportation; noise; safety; increase traffic; security; access; the need to preserve existing trees; traffic lights at Bloomington Road and Academy Drive; and the need to redesign Bloomington Road. The residents requested Council to reject the proposal and refer it to the secondary plan process in order to allow for a comprehensive review of the area. The public portion of the meeting closed at 10:05 p.m. and Council’s deliberations began. Special Council – Public Planning Minutes No. 10-99 Page 6 Thursday, March 25, 1999 #228. Moved by Councillor Healy Seconded by Councillor Morris WHEREAS applications for Official Plan Amendment D09-01-99, Rezoning D14-03-99 and Subdivision D12-99001A are premature at this time, the applications be referred to the Aurora South Secondary Plan Study process and that a detailed technical review of this proposal, the related supporting studies, agency, public and Council comments, not occur until such time as the Aurora South Secondary plan has progressed sufficiently to permit such a review; and THAT the overall density in the area shall be in the general range of 2 units per acre. On a recorded vote, the resolution was CARRIED UNANIMOUSLY YEAS: 6 NAY: 0 VOTING YEA: Councillors Griffith, Hartwell, Healy, Hinder, Morris and Deputy Mayor West. ADJOURNMENT #229. Moved by Councillor Healy THAT the meeting be adjourned at 10:08 p.m. CARRIED ___________________________ ____________________________________ T. JONES, MAYOR L. ALLISON, MUNICIPAL CLERK