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MINUTES - Special Council - 19991217 TOWN OF AURORA SPECIAL COUNCIL - PUBLIC PLANNING MEETING NO. 44-98 Council Chambers Aurora Town Hall Thursday, December 17, 1998 7:30 p.m. ATTENDANCE COUNCIL MEMBERS Deputy Mayor West in the Chair; Councillors Griffith, Hartwell, Healy, Hinder. Mayor Jones and Councillor Morris were absent due to prior commitments. Councillor McKenzie was absent due to medical reasons. STAFF MEMBERS Director of Planning, Solicitor/Acting Clerk, Senior Planner, Planner, and Administrative Assistant. APPOINTMENT OF ACTING CLERK #842. Moved by Councillor Hinder Seconded by Councillor Griffith THAT Lonny Knox be appointed Acting Clerk for the purpose of recording the Minutes of the Public Planning meeting of December 17, 1998. CARRIED DECLARATIONS OF INTEREST There were no declarations of interest under the Municipal Conflict of Interest Act. APPROVAL OF AGENDA #843. Moved by Councillor Hartwell Seconded by Councillor Griffith THAT the content of the Agenda be approved as outlined herein with the addition of correspondence from Robert Leonard and Susan Morton- Leonard, Terry Kelly, and W. John McIntyre with respect to Report PL98- 137-331, Proposed Zoning By-law Amendment Application D14-25-98, Trinity Anglican Church, Lots 1, 2 & 3, Plan 68, 79 Victoria Street & 44 Metcalfe Street, CARRIED Deputy Mayor West advised that this meeting had been called as a Public Meeting with respect to proposed Zoning By-law Amendment for Trinity Anglican Church, Lots 1, 2 & M I N U T E S Special Council – Public Planning Minutes No. 44-98 Page 2 Thursday, December 17, 1998 3, Plan 68, 79 Victoria Street and 44 Metcalfe Street, application number D14-25-98, and proposed Zoning By-law Amendment for J.A. Developments Inc., Lot 33 and Block 38, Plan 65M-3222, 14689 Bathurst Street, application number D14-24-98. 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 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 Solicitor/Acting Clerk confirmed that the required Notice of Meeting for the applications was given and that the necessary signs were posted on each property in accordance with the rules of procedure under the Planning Act. PLANNING APPLICATIONS PL98-137-331 - Proposed Zoning By-law Amendment Trinity Anglican Church, Lots 1, 2 & 3, Plan 68 79 Victoria Street & 44 Metcalfe Street, D14-25-98 Mr. Rob Hughes, Planner, provided an overview of the subject proposal including the location, surrounding uses, and applicable Official Plan and Zoning By-law designations. The Planner advised that the applicant proposed to rezone the subject lands from “Institutional (I) Zone” and “Special Mixed Density Residential (R5) Zone” to a site specific “Institutional (I) Exception Zone”. The purpose of the amendment is to allow for the development of the lands for a new 1036.76 m2 (11, 160 ft2) multifunctional worship space including a 450 seat sanctuary, meeting hall, narthex, offices, and other meeting rooms. Exceptions to the standard Institutional Zone category as identified include the addition of uses to permit Single Family Residential Dwelling and a Home Occupation, and Business & Professional Offices, a reduction in the minimum front yard setback respecting the existing tower and proposed works, a reduction in the maneuvering space and a reduction in the required number of parking spaces. The applicants propose to demolish a section of the existing structure including the existing nursery centre, hall and office space to be replaced by the proposed sanctuary and other uses. The current historic worship area, including the belfry tower, are to be retained as a chapel with parking provided at the rear of the church and along the side and rear of the existing rectory. The remainder of the rectory property is to be retained as a grassed and landscaped area. The Planner informed Council of the history of the property indicating that the church has been a cornerstone within the community for over 150 years and reviewed the exterior design of the structure. He explained that the applicant had chosen to expand on their current lands, avoiding the cost of purchasing property elsewhere and recognizing the ability to retain a portion of their built heritage. The many surrounding uses were reviewed, noting that there was a deficiency of parking available in the area. Mr. Hughes indicated that staff support the subject application in principle, however they had some concerns related to the proposal. In addition, several letters had been received from nearby residents expressing concern respecting the impact of a larger building and the loss of green space. The issues related to the proposal included the provision of adequate buffer strips, the use of high standards in conceptual design including the possible retention of a urban design consultant, vehicular and pedestrian safety issues related to parking, loading and lighting, and safe and convenient access to the lands. Other areas noted as requiring attention included the provision of public utilities and compliance with environmental and heritage policies. Mr. Hughes suggested that, in order to effectively deal with the property as a whole, a by-law enactment would be required in relation to deeming the lots to no longer be lots within the meaning of the subdivision control provisions of the Planning Act. It was noted that two items of correspondence regarding the matter were not included in the subject Report. One letter being from Robert Leonard and Susan Morton-Leonard, and the other from Terry Kelly, both of which had been distributed to Council at the meeting. In conclusion, the Planner indicated that staff support the Special Council – Public Planning Minutes No. 44-98 Page 3 Thursday, December 17, 1998 application in principle, however, suggest that the applicant be required to enter into a site plan agreement prior to final approval of the proposed Zoning By-law amendment in order to address the issues as identified in the Report. Applicant’s Comments Reverend Poole, Trinity Anglican Church, thanked Staff for their help during the process of the application to date and proceeded to address the outstanding issues as noted in the Staff Report, as well as those expressed through meetings with concerned neighbours in the vicinity. With respect to the expansion of the site, Rev. Poole indicated that the options were studied extensively. The reason for the decision to expand on the site related to the fact that a second location would not be viable, along with their desire to retain the existing historical structure. Rev. Poole clarified that the proposed development did not include an auditorium but a fixed pew worship area, albeit multifunctional. He informed Council that great attention had already been given to the historical value of the structure in terms of design and suggested that an urban design consultant was not required, quoting the correspondence received from John McIntyre (Past Chair, Town of Aurora, L.A.C.A.C.) in this regard. In addressing the concerns of neighbours, Rev. Poole stated that the property would be available for public use, a high standard of safety would be maintained on the site, attention would be given to the preservation of the existing vegetation, and adequate parking would be provided as per the Town’s wishes. With respect to the expansion of the proposed uses for the site, Rev. Poole explained that the expanded uses pertained to the rectory solely and were necessary in order to ensure the viability of the church should the need arise in the future. Mr. Walter Moffat, Black and Moffat Architects, indicated that the plans had been revised to reduce the number of seats in the worship area to 430 and in the lower hall to 220. He provided Council with a variety of overhead and slide images noting the significantly smaller scale of the proposed structure as compared to the historic churches in England and that the design of the proposed structure was in keeping with the surrounding built form. Public Comments Several nearby residents expressed their concerns with the proposal. These concerns related mainly to the proposed parking, building design, landscaping and the expansion of the range of uses. Several safety related issues were expressed regarding the number of accesses proposed for Metcalfe Street. Concerns were also expressed with respect to the size of the proposed parking lot. It was noted that ample parking was available at alternate venues located in the vicinity. In this regard, the residents requested the elimination of one access point on Metcalfe Street and a reduction in the number of parking spaces. With respect to the expansion of uses, it was requested that the uses be limited to church related business. It was also suggested that the Town recognize the unique character of the subject area and implement policy guidelines to address circulation and parking issues. Discussions also included the imposition of timing restrictions for access to the site as well as on-street parking restrictions. In response to questions by the residents, Mr. Moffat reviewed several different versions of site plans respecting the number of accesses to the site, the number of parking spaces, and amount of buffering along Metcalfe Street. The third version of the site plan included a significant buffer zone, 59 parking spaces, a large drop off area, and one access point to Metcalfe Street. He clarified that the size of the proposed drop-off area was necessary for fire safety purposes. The public portion of the meeting closed at 9:40 p.m. and Council’s deliberations began. #844. Moved by Councillor Griffith Seconded by Councillor Healy THAT the application be approved in principle; THAT the applicant be required to enter into a site plan agreement, prior to the adoption of an implementing by-law, in order that matters such as landscaping berms and buffer strips, parking and access configuration, Special Council – Public Planning Minutes No. 44-98 Page 4 Thursday, December 17, 1998 building mass, and other issues as identified in the staff report can be addressed; THAT staff bring back a list of uses for the manse and that before the 1st and 2nd reading of the by-law, the residents be notified of the date of the Council Meeting and that they be given delegation status; THAT the parking be 59 spaces as outlined in the third version of the site plan as presented by the applicant; and THAT staff through the site plan approval process, ensure that the lighting be appropriate for a residential area. CARRIED At 10: 07 p.m. Council recessed. At 10:12 p.m. Council reconvened. PL98-136-332 - Proposed Zoning By-law Amendment J. A. Developments Inc., 14689 Bathurst Street Lot 33 and Block 38, Plan 65M-3222, D14-24-98 Upon noting that there were no members of the public in attendance for the subject application, the Chair decided to waive the presentation of the proposal by the Planner. Applicant’s Comments Mr. M. Welsh, on behalf of the applicant, indicated that he was in agreement with the recommendation as set out in the Staff Report. Public Comments No members of the public were present to the address the subject application. The public portion of the meeting closed at 10:13 p.m. and Council’s deliberations began. #845. Moved by Councillor Griffith Seconded by Councillor Hogg THAT, prior to an implementing zoning bylaw proceeding to Council, staff have the opportunity to receive and address the outstanding agency comments, any comments received through the public meeting and the vegetation inventory and analysis information and report back to Council at that time; and THAT through the part lot control exemption process, an agreement be implemented between the Town and the applicant to address the site specific issues including the following:  development charges;  cash-in-lieu of parkland;  revisions to the existing tree preservation limit as defined through the subdivision agreement;  require further information and a more detailed analysis of the grading and the site specific vegetation impact through the building permit process with detailed mitigation measures to address the unit design; and  require revision to the existing urban design guidelines for the subdivision to address the siting of the units, restrict the dwelling types to those with the least impact on the lot grading and in keeping with the other provisions for the J.A. Developments subdivision. Special Council – Public Planning Minutes No. 44-98 Page 5 Thursday, December 17, 1998 CARRIED ADJOURNMENT #846. Moved by Councillor Hogg THAT the meeting be adjourned at 10:15 p.m. CARRIED ___________________________ ____________________________________ T. JONES, MAYOR L. ALLISON, MUNICIPAL CLERK