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MINUTES - Special Council - 19990429 TOWN OF AURORA SPECIAL COUNCIL - PUBLIC PLANNING MEETING NO. 13-99 Council Chambers Aurora Town Hall Thursday, April 29, 1999 7:32 p.m. ATTENDANCE COUNCIL MEMBERS Mayor Jones in the Chair; Councillors McKenzie, Hartwell, Healy, Hogg (7:42 p.m.) and West. Councillors Griffith and Hinder were absent due to business commitments. Councillor Morris was absent due to a family commitment. STAFF MEMBERS Chief Administrative Officer/Director of Corporate Services, Director of Planning, Senior Planner, and Administrative Assistant. Mayor Jones advised that this meeting had been called as a Public Meeting with respect to proposed Official Plan Amendment, Zoning By-law Amendment and Draft Plan of Subdivision for the Wycliffe/Diamond Homestead proposal, Part of Lots 74 and 75, Concession 1, E.Y.S., 227 Vandorf Sideroad, application numbers D09-04-99, D14- 05-99 and D12-99002A and proposed Zoning By-law Amendment for1254570 Ontario Limited (Armadale Properties), Part of Block 59, Registered Plan M-2034, application number D14-06-99. 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 Report PL99-039-117 by virtue of his employment with an adjacent business, being the Timberland Tennis Club. APPROVAL OF AGENDA M I N U T E S Special Council – Public Planning Minutes No. 13-99 Page 2 Thursday, April 29, 1999 #283. Moved by Councillor West Seconded by Councillor Hartwell THAT the content of the Agenda be approved as outlined herein. CARRIED At this point, Mayor Jones having previously declared an interest in Report PL99-039-117 relinquished the Chair to Deputy Mayor West and left the Council Chambers for the balance of the meeting. PLANNING APPLICATIONS PL99-039-117 - Official Plan and Zoning By-law Amendment and Draft Plan of Subdivision, Wycliffe/Diamond Homestead South side of Vandorf Sideroad west of Bayview Avenue Part of Lots 74 and 75, Concession 1 E.Y.S. , 227 Vandorf Road D09-04-99, D14-05-99, D12-99002A 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 the applicant had submitted three applications for the site. An Official Plan Amendment to change the land use from “Rural” to “Suburban Residential” and “Open Space”. A Zoning By-law Amendment to change the zoning from “rural (RU) Zone” to “Row Dwelling Residential (R6) Exception Zone” and “Major Open Space (O) Zone”. A Draft Plan of Subdivision which proposed 150 freehold townhouse units, a stormwater management area, open space/parkland area, and a public road. Ms. Henstock then reviewed the details of the draft plan of subdivision noting the proposed grouping of the townhouse units and indicating that the site would be divided into two sections with an open space corridor running east/west. A public road would run south through the open space corridor on the westerly side, close to Beacon Hall and there would be an access road from the southern block east to connect to the Fernbrook townhouse block. The access road was in response to draft conditions of approval for the Fernbrook property to ensure that the southern block of the subject lands had access and servicing available to it if a road/bridge is not permitted to cross the open space area. The open space and park space is proposed to be public with a storm water management facility located in the middle of the site within the open space area. Ms. Henstock then presented a brief overview of the planning considerations respecting the proposal as indicated in the Staff Report. These considerations included policies of the Town’s Official Plan respecting the intensity of the residential uses, required setbacks and landscape treatments, the benefits of cluster development and the impact on the Oak Ridges Moraine. A site meeting was conducted revealing typical Oak Ridges Moraine topography with steep grades, which presented several challenges for development. Council was then provided with a chart of gross density comparisons reflecting the subject site and other developments in the area. The chart indicated that the densities approved for the surrounding lands were lower than that proposed for the subject lands. The Planner advised that Staff had concern with the proposed higher density as the subject lands are within the Oak Ridges Moraine and are identified as a Moderate Constraint area within the Growth Management Study. Concern was also expressed with the proposed road crossing due to the sensitive nature of the area and amount of fill proposed. With respect to servicing issues, it was indicated that the provisions would be reviewed through a Master Servicing Study for the area. It was noted that only a few comments had been received from external commenting agencies solely pertaining to the application for draft plan of subdivision. No external comments had been received with respect to the proposed Official Plan or Zoning By-law amendments. Various comments were received from the adjacent landowners and developers. In conclusion, Ms. Henstock recommended that prior to the applications proceeding, the outstanding agency comments and any comments received through the public meeting be received and addressed, that the Master Servicing Study proceed, that a peer review process be undertaken, if required, respecting the environmental constraint area, and that a second public meeting be held given the changes to the proposal and the outstanding issues. Special Council – Public Planning Minutes No. 13-99 Page 3 Thursday, April 29, 1999 Applicant’s Comments Mr. Claudio Brutto, on behalf of the applicants, indicated that he did not support the recommendation in the subject Staff Report and had concerns with the issues identified. Council was informed that the plan had recently been revised to reflect 141 units as opposed to 150 units as submitted. He proceeded to review the details of the proposal including elevations, architectural style of the townhouses, fencing and landscaping features, setbacks to the Beacon Hall lands, and location of the park and road configuration. With respect to the density issue, he informed Council that the numbers were determined using the Town’s information based on Town accepted principles, and that the proposed density conformed with the provisions of OPA #17. He indicated that, in the Elderberry public planning meeting Report, the site density was calculated using gross/gross density, which is also the OPA #17 interpretation over the constrained and unconstrained portions of the land. Mr. Brutto noted that the density for the subject lands was calculated using gross density, not gross/gross as in the Elderberry Report and in the Timberlane example. He further indicated that a comparison of densities of both the Timberlane and Beacon Hall developments was not fair as the calculations included, in one case, the golf course and in the other the tennis courts. Mr. Brutto, stated that an emergency access to Vandorf Sideroad through the subject lands was recommended as part of the adjacent Bayview Parks development approval and that the location of the main public road was in the most environmentally safe position. With respect to the necessity of a second public meeting, the agent suggested that adequate notice had been given as reflected by the significant number of area residents in attendance at the subject meeting, thereby adequately dealing with the public’s interests. Mr. Brutto stated that a peer review to address environmental issues was not necessary as input would be obtained through a subsequent site visit scheduled for May 5, 1999 which would include the Ministry of Natural Resources. Mr. Sandilands, Senior Ecologist, on behalf of the applicants provided Council with a brief overview of the natural resources issues pertaining to the subject lands. He indicated that the only intrusion would be the proposed road and that through appropriate mitigation and design, there would be minimal impact on the environment. Mr. Stanley Stein, Solicitor on behalf of the applicants spoke to the issues of density and the road crossing. With respect to density, he indicated that there were several interpretations as to what was appropriate for the site and the impact of the proposal on the neighbours. He also suggested that a peer review would not be necessary as the environmental issues would be addressed through the input of the Ministry of Natural Resources and requested that the proposal go forward. Public Comments Mr. Robert Johnston, on behalf of the Beacon Hall Golf Course and the Condominium Corporation, expressed concerns relating to density, built form, and the road crossing. He stated that the possible reduction in the number of units did not address their concerns and that the density should be consistent with that provided for in OPA #17. He expressed concern with the built form, noting that the clustering policy had not been adhered to, the set backs were insufficient and that there was insufficient buffering and landscaping proposed. Mr. Johnston further indicated that the residents of Hunting Trail expressed concern with the proximity of the proposed road to their residences, noting the negative visual and noise impacts and disturbance to the resident wildlife. Mr. Johnston advised Council that, although there were concerns with the proposal, they were not in opposition to development of the lands and supported the recommendation noted in the Staff Report. Mr. Sal Crimi, of 999556 Ontario Limited (Bayview Park) requested that the proponents contribute towards the costs related to the construction of the Water Booster Station servicing the area.  Mr. Richard Hunter, 121 Hunting Trail  Mr. John Pepper, 115 Hunting Trail  Mr. Bruce Taylor, 476 Beacon Hall Drive  Mr. Al Perkin, 657 Bush Grove Special Council – Public Planning Minutes No. 13-99 Page 4 Thursday, April 29, 1999 The above noted residents of the Beacon Hall community indicated their support of the earlier presentation made by their consultant, Mr. Johnston. They expressed concern with the proposed density of the site, the negative impact on the environmental caused by the construction of the road crossing, increased noise levels, the impact on existing wildlife, and contamination from road treatments and vehicle soil.  Mr. Douglas Alderson, 87 Benville Crescent  Ms. Carol Barr, 30 Monkman Court  Mr. John Greupner, 34 Monkman Court The above noted residents of a nearby community expressed their concern with respect to the negative impact on the environment, increased noise levels and traffic along Vandorf Sideroad, and the high density proposed for the site. The public portion of the meeting closed at 9:15 p.m. and Council’s deliberations began. #284. Moved by Councillor Healy Seconded by Councillor McKenzie THAT the applications be received as information at this time; and THAT prior to the applications proceeding, the outstanding agency comments and any comments received through the public meeting be received and addressed and that the Master Servicing Study required for the YSSUEA proceed; and THAT a peer review process be undertaken for the reports regarding the environmental constraint areas to address the Oak Ridges Moraine issues in accordance with the Provincial Implementation Guidelines for the Oak Ridges Moraine if required. Once these items have been addressed staff will report back to Council at that time; and THAT a second public meeting be held when more information respecting the possible environmental impacts and mitigation methods is known. CARRIED PL99-041-118 - Application for Zoning By-law Amendment 1265670 Ontario Limited (Armadale Properties) Part of Block 59, Registered Plan M-2034 14872 Yonge Street (at Golf Links Drive) D14-06-99 Ms. Sue Seibert, Director of Planning provided a brief overview of the subject proposal including the location, surrounding uses and applicable Official Plan and Zoning By-law designations affecting the subject lands. The Director advised that the applicant proposed to amend the provision of the “Service Commercial (C3) Zone” applying to the property to add a retail store as a permitted use. The purpose of the amendment is to accommodate the relocation of the ‘Mastermind’ retail store from the similarly owned plaza across the street to within the subject premises currently under construction. In the process, Ms. Seibert suggested that some of the potentially incompatible land uses be eliminated, as proposed by the applicant. Applicant’s Comments Mr. Paul McVeigh, of Armadale Properties indicated agreement with the recommendation noted in the Staff Report and had nothing further to add. Special Council – Public Planning Minutes No. 13-99 Page 5 Thursday, April 29, 1999 Public Comments No members of the public were present to address the application. The public portion of the meeting closed at 9:34 p.m. and Council’s deliberations began #285. Moved by Councillor Healy Seconded by Councillor McKenzie THAT staff be directed to prepare an implementing bill to facilitate the proposal. CARRIED ADJOURNMENT #286. Moved by Councillor Healy THAT the meeting be adjourned at 9:35 p.m. CARRIED ___________________________ ____________________________________ T. JONES, MAYOR L. ALLISON, MUNICIPAL CLERK