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MINUTES - Special Council - 20000223 TOWN OF AURORA SPECIAL COUNCIL - PUBLIC PLANNING MEETING MINUTES NO. 06-00 Council Chambers Aurora Town Hall Wednesday, February 23, 2000 ATTENDANCE COUNCIL MEMBERS Mayor Jones in the Chair; Councillors Griffith, Hartwell, Healy, Hogg, McKenzie, Morris and West. Councillors Hinder was absent due to a business commitment. STAFF MEMBERS Chief Administrative Officer, Director of Corporate Services, Director of Planning, Planner, Planning Technician and Administrative Coordinator. The Mayor called the meeting to order at 7:00 p.m. I DECLARATIONS OF INTEREST There were no declarations of interest under the Municipal Conflict of Interest Act. II APPROVAL OF AGENDA Moved by Councillor West Seconded by Councillor Healy THAT the content of the Agenda as circulated by the Corporate Services Department be approved as outlined herein with the following addition:  Planning Report No. PL00-026 – Site Plan Application; Trinity Anglican Church, Part of Lots 1 and 2, Plan 65R-16015, 79 Victoria Street, File D11-01-99 CARRIED Aurora Special Council – Public Planning Minutes No. 06-00 Page 2 Wednesday, February 23, 2000 III PLANNING APPLICATIONS Mayor Jones advised that the meeting had been called as a Public Meeting under the Planning Act with respect to considering (1) a Zoning By-law Amendment Application submitted by Petro Canada, respecting property described as Part of Lot 152, Plan 246 and being municipally known as 50 Industrial Parkway South, Aurora; and, (2) Applications to amend the Official Plan and Zoning By-law as submitted by Amourin Investments Limited & J-G Cordone Investments Limited, respecting property described as Lots 123, 124, 125, 127 and Part of Lot 122, Registered Plan 246 and being municipally known as 15277, 15283 & 15291 Yonge Street and 10, 12 & 14 Centre Street, Aurora. Mayor Jones outlined the procedures that would be followed in the conduct of the public meeting. The Town Clerk confirmed that appropriate notice had been given and that signs had been posted on the subject properties in accordance with the relevant provisions of the Planning Act. 1. PL00-021 - Zoning By-law Amendment Application Petro Canada Part of Lot 152, Plan 246 Part 1, Reference Plans 65R-18410 and 65R-19055 50 Industrial Parkway South (CNR) File: D14-22-99 Planning Staff Mr. Fausto Filipetto, Planning Technician, outlined the purpose of the application and briefly summarized the contents of Planning Report No. PL00-021. Mr. Filipetto stated that the current Official Plan designation and zoning provisions permitted the existing usage of the property as a fuelling distribution centre and warehouse and that the rezoning was necessary to address reduced lot area and setback requirements resulting from a severance of the property. Mr. Filipetto added that no new development was being proposed and he summarized the staff recommendation outlined in their report. Public Comments No members of the public appeared before Council concerning the application. Applicant/Agent A representative from Petro Canada advised that he concurred with the Planning Staff report and was available to answer any questions. The public portion of the meeting closed at 7:12 p.m. and Council’s deliberations began. Moved by Councillor West Seconded by Councillor Griffith THAT Council approve the zoning by-law amendment application submitted by Petro Canada (File: D14-22-99) to facilitate reduced lot frontage and setback requirements for the property municipally known as 50 Industrial Parkway; and, THAT staff be directed to bring forward the implementing by-law. CARRIED Aurora Special Council – Public Planning Minutes No. 06-00 Page 3 Wednesday, February 23, 2000 2. PL00-022 – Official Plan & Zoning By-law Amendment Applications Amourin Investments Limited & J-G Cordone Investments Limited Lots 123, 124, 125, 127 and Part of Lot 122, Plan 246 15277, 15283 & 15291 Yonge Street and 10, 12 & 14 Centre Street Files: D09-03-97 & D14-16-97 Planning Staff Mr. Rob Hughes, Planner, explained the purpose of the application and summarized the contents of Planning Report No. PL00-022. Mr. Hughes advised that the applications had been the subject of a public meeting back in March, 1998, and that the matter had been deferred pending the submission of revised plans and additional information regarding the proposal. Mr. Hughes noted that revised plans had been submitted and that a 5-6 storey mixed use commercial/residential building was being proposed on the subject property. Mr. Hughes outlined the various components of the development, and highlighted the planning considerations and areas of staff concern as set forth in their report. Public Comments Mr. Roy Harrington, appeared on behalf of his daughter and son-in-law, who reside at 28 Centre Street, Aurora. Mr. Harrington advised that he supported the proposal with the changes and recommendations as outlined in the Planning staff report. Mr. Rino Roncadin, 27 Catherine Avenue, Aurora, questioned the timing of the proposed development, and expressed concern with the potential visual impact of the proposal, together with possible noise impacts from any air conditioning units that might be placed on the roof of the structure. He suggested that if the number of units was decreased, the design could be altered to provide a stepping back of the upper floors. Mr. Gordon Barnes, 11 Catherine Avenue, Aurora, suggested that the 50/50 commercial/residential ratio was inappropriate. Mr. Barnes stated that the property at 15 Catherine Avenue would be impacted by the proposed building setback and that a retaining wall would be welcomed. He added that screening of the parking area would also be appropriate, adding that the proposed building would block lighting from the parking lot located at Wellington and Centre Streets. Mr. Barnes supported the provision of amenity space on-site, but suggested that the Town might pursue cash-in-lieu to help support some of the nearby community parks and facilities. Mr. Barnes expressed concern with potential traffic impacts occurring on Yonge Street, and suggested that some form of access sharing might be appropriate with the adjacent four-plex proposal. Mr. Barnes supported Planning staff recommendations that the building have increased setbacks. He expressed concern with potential grading impacts and with garbage being dumped along narrown buffer strip areas. Mr. Barnes stated that a drainage pipe crossed the property, and noted that part of the site had been used as a dumping ground in the past. Ms. Kim Bilous, 23 Catherine Avenue, Aurora, submitted a letter dated February 23, 2000 expressing opposition to the proposed development. Ms. Bilous suggested that the proposed development would “loom large” over the existing historical downtown core. She expressed concern with reduced buffer areas and referenced a study from the State of Illinois, which emphasized the importance of providing amenity space for children. Ms. Bilous suggested that more greenspace could be provided if additional parking was placed underground. Mr. Glen Williams, 7 Catherine Avenue, Aurora, suggested that the development had not substantially changed from what had been previously proposed, adding that he would still be facing an 80-foot blank wall. Mr. Williams questioned whether any shadow cast impacts had been studied to determine possible Aurora Special Council – Public Planning Minutes No. 06-00 Page 4 Wednesday, February 23, 2000 shadowing of adjacent properties. Mr. Williams suggested that the Official Plan policies had changed subsequent to the purchase of their property. Mr. Michael Evans, owner of True Value Hardware, 15236 Yonge Street, Aurora, appeared in support of the applications, suggesting that the proposal would revitalize the downtown core. Mr. James Wood, 10 Spruce Street, Aurora, questioned whether the proposed building should be restricted to a maximum of four storeys to complement the scale of existing development in the downtown core. He suggested that the design of the north and east walls could be altered to lessen their visual impact. Mr. Wood expressed concern with potential drainage/flooding impacts, on-site snow removal and with the suitability of the soil to physically support the development. Mr. Wood also questioned how the height of the building had been measured. Applicant/Agent Mr. Robert Truman, of Robert Truman and Associates, appeared before Council as agent for the applicants. Mr. Truman advised that traffic and servicing issues had been reviewed and that soils tests had indicated the site could accommodate the proposed development. Mr. Truman stated that many of the issues presented, could be addressed at the site plan and building permit stages. He added that if approvals were granted, given current economic conditions, the project could be marketed immediately, with construction starting within one year. In reference to the provision of amenity space, Mr. Truman advised that the project had been designed to cater to older people, thereby having smaller units and less active outdoor space required. He added that should additional amenity space be required, some form of passive greenspace could be provided on the roof of the building. Mr. Truman acknowledged that the large blank wall was of concern, adding that glass blocks had been added to soften the appearance. He stated that if noise from air conditioning units was an issue, they would be willing to retain a noise consultant. Mr. Truman stated that his client would do whatever site works were required to ensure that drainage flows wouldn’t impact adjacent properties. He also advised that they were prepared to work with LACAC concerning the architectural details of the building, including an analysis of shadow casting, if required. He added that on-site snow removal could be achieved in a number of different ways. Mr. Bernard Rasch, architect, displayed a coloured rendering of the proposed building and outlined a number of design details. Mr. Rasch stated that the parking garage had been designed to enable a grade entry from Yonge Street. He added that if the building form was altered, it would negatively impact the underground parking by reducing the number of available spaces. Mr. Rasch advised that the wall at the north end of the building had been designed without windows to ensure privacy for the adjoining residences, adding that the wall could be architecturally addressed to give the “impression” of windows. In terms of buffering of the parking areas, Mr. Rasch suggested that vines could be planted on the structure and with the permission of the neighbours, trees could be planted on their properties to provide additional screening. Given distance separations, the height of the building and current levels of technology, Mr. Rausch suggested that noise wouldn’t be a problem from air conditioning units located on the roof. He added that the building envelope would remain the same, regardless of whether the number of residential units was decreased. The public portion of the meeting concluded at 8:17 p.m. and Council’s deliberations began. Moved by Councillor Griffith Seconded by Councillor West THAT Council approve, in principle, the Official Plan and Zoning By-law Amendment applications, as submitted by Amourin Investments Limited & J-G Cordone Investments Limited (Files: D09-03-97 & D14-16-97); Aurora Special Council – Public Planning Minutes No. 06-00 Page 5 Wednesday, February 23, 2000 THAT the enactment of an implementing by-law be subject to the processing of a site plan agreement, taking into consideration the applicable issues and recommended design changes as set forth in Planning Report PL00-022, including such factors as shadow cast impacts and the provision of amenity space; and THAT the applicants retain an urban design consultant, at their expense, to address the relevant design issues and concerns and that LACAC be given an opportunity to review and comment on the design and scale of the proposed development; and THAT Planning staff report back to Council at such time as all relevant issues have been addressed. CARRIED 3. PL00-026 – Site Plan Application Trinity Anglican Church Part of Lots 1 and 2, Plan 65R-16015 79 Victoria Street File: D11-01-99 Moved by Councillor West Seconded by Councillor Hartwell THAT Council endorse the changes made to the site plan document for Trinity Anglican Church in respect of access and landscaping; THAT Council endorse the changes made to By-law 4060-99.D in reducing the range of permitted uses for the Rectory Building as shown in the revised by-law attached to Planning Report PL00-026; and, THAT staff be authorized to finalize the details to allow for a settlement amongst all parties involved in order to eliminate or reduce significantly the scale of the Ontario Municipal Board Hearing scheduled for February 29, 2000. CARRIED Members of Council expressed appreciation to Planning staff, the applicant and the local residents for their efforts in resolving the outstanding issues related to this matter. IV ADJOURNMENT Moved by Councillor Griffith THAT the meeting be adjourned at 8:42 p.m. CARRIED ______________________ _________________________________ T. JONES, MAYOR B. PANIZZA, TOWN CLERK