Loading...
MINUTES - Special Council - 20000628 TOWN OF AURORA SPECIAL COUNCIL - PUBLIC PLANNING MEETING MINUTES NO. 20-00 Council Chambers Aurora Town Hall Wednesday, June 28, 2000 ATTENDANCE COUNCIL MEMBERS Mayor Jones in the Chair; Councillors Healy, Hinder, McKenzie, Morris, Hartwell, Griffith. Councillor Hogg was absent due to medical reasons. STAFF MEMBERS Director of Planning, Director of Corporate Services/Town Clerk, Administrative Co- ordinator/Deputy Clerk, Manager of Engineering Services, Senior Planner, Long Range Planner, Administrative Assistant. The Mayor called the meeting to order at 7:00 p.m. I DECLARATIONS OF INTEREST Mayor Jones declared an interest in PL00-071, the Yonge Street South Urban Expansion Area Draft Secondary Plan (Official Plan Amendment No. 34), by virtue of his residence in the vicinity. Mayor Jones 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. II APPROVAL OF AGENDA Moved by Councillor Griffith Seconded by Councillor Hartwell THAT the content of the Agenda as circulated by the Corporate Services Department be approved with the following additions:  Correspondence from Brian MacEachern, Walter Mestrinaro, Douglas Higgins and Gary Foch, concerning Report PL00-071 – the Yonge Street South Urban Expansion Area, Master Servicing Study and Secondary Plan; and,  Correspondence from David Falconer, Chair of L.A.C.A.C., concerning Report PL00-072 – Zoning By-law Amendment and Draft Plan of Subdivision (Whitwell Developments Limited and 1295720 Ontario Inc.) CARRIED Aurora Special Council – Public Planning Minutes No. 20-00 Page 2 Wednesday, June 28, 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 two applications: (1) an Official Plan Amendment Application (File: D09-03-99), being the Yonge Street South Urban Expansion Area, Master Servicing Study and Secondary Plan; and, (2) a Zoning Bylaw Amendment/Draft Plan of Subdivision application (Files: D14- 21-99 /D12-00-4A), as submitted by Whitwell Developments Limited/Whitwell Developments (II) Limited and 1295720 Ontario Inc., concerning property described as Part of Lots 21 and 22, Concession 3, EYS. Mayor Jones outlined the procedures that would be followed in the conduct of the public meeting. The Director of Corporate Services/Town Clerk confirmed that appropriate notice had been given in accordance with the relevant provisions of the Planning Act. 1. PL00-071- Yonge Street South Urban Expansion Area Master Servicing Study and Secondary Plan D09-03-99 Planning Staff Sue Seibert, Director of Planning, outlined the purpose of the proposed official plan amendment application and briefly summarized how the Yonge Street South Secondary Plan had developed. Ms. Seibert noted that the Growth Management Study had been adopted as Official Plan Amendment No. 17, which delineated urban expansion areas to subsequently require Secondary Plans and which therefore laid the groundwork for the current Official Plan Amendment No. 34. Ms. Seibert displayed a map showing the lands subject to OPA No.’s 20, 30 and 34. She added that the subject lands involved in OPA 34 were located on the Oak Ridges Moraine, which has resulted in an Environment First approach for this Secondary Plan. Consultant Cathy Gravely, a Planning Consultant from Sorensen Gravely Lowes Planning Associates Inc., being the consultants for the Town for the Yonge Street South Urban Expansion Area, summarized the proposed Secondary Plan. Ms. Gravely stated that the subject lands were comprised of 600 hectares of land, of which 75% was already developed. She added that the lands fell within the Oak Ridges Moraine, which guided how the Secondary Plan has been developed for the area. In addition, it was noted that a significant portion was designated as an ESA, due to it being an important recharge area. Ms. Gravely summarized the policy framework and planning process leading up to the development of the Secondary Plan. She added that the overall approach had been the protection of the “Environment First” and that the policies had been tailored toward meeting this end. It was noted that the Secondary Plan provided for a density of 2 units per acre and that there was provision made for density transfers within the study area. Ms. Gravely summarized the various components of the Secondary Plan area, including the various land sue designations, together with the supporting studies that would need to be completed to implement development. Public Comments Brian MacEachern, 111 Allenvale Drive, Aurora, stated that in the Oak Ridges Moraine Implementation Guidelines, no development was to occur within significant landform areas. He felt that the appropriate provincial Ministries had not been fully consulted and he asked why the Town was proposing to override the ORM guidelines and the current policies in its Official Plan. Aurora Special Council – Public Planning Minutes No. 20-00 Page 3 Wednesday, June 28, 2000 Bruce Singbush, a Senior Planner with Marshall Macklin Monaghan, spoke on behalf of his clients, BBMH Holdings and expressed four concerns with the proposed Secondary Plan. Mr. Singbush submitted that the proposed density, was too low for a municipal serviced area. He expressed concern with the proposed treatment of the Yonge Street frontage, noting that good planning would allow for higher density on Yonge Street. Mr. Singbush’s third concern related to the limited form of cluster housing in Block C. Lastly, he suggested that the block plan development requirements were too onerous given the fragmented ownership in the area. Tom Letter, lawyer for the South Aurora Landowners group, expressed concern that the proposed density of 2 units per acre was too low, suggesting that a density of 4.5 units per acre would be more appropriate. Mr. Letter submitted that federal immigration policies had changed the demand for housing from how conditions had been back in 1996. He added that although the lands were located on the ORM, there shouldn’t be an overall prohibition of development and that area specific studies should determine the scale and density of development. Roy Lower, 14246 Yonge Street, Aurora, questioned whether the Town was interested in purchasing more land, and how the Town viewed the Cemetery. He suggested that quotas of 2 units per acre was unfair to property owners who wished to develop their properties. Claudio Brutto, Brutto Consulting Ltd, spoke on behalf of his clients CFL Holdings / Ontario Ltd. and suggested that the proposed density of 2 units per acre was too low. He noted that some of the lands didn’t have the ESA designation and that he was working on a plan to allow higher density while at the same time, addressing potential environmental concerns. Ron Priuer, 302 Ridge Road, suggested that developers were more concerned about making money than preserving the environment. He supported the fact that the Town was attempting to be different than other municipalities like Richmond Hill. Susan Walmer, 76 Elderberry Trail, Aurora, spoke on behalf of the YSS ratepayers group. Ms. Walmer relayed the group’s endorsement of the densities contemplated by the Secondary Plan, and the “Environment First” approach. Ms. Walmer raised concern with the potential impacts development might have on Elderberry Trail. Klaus Wehrenberg, 16 Cedar Crescent, Aurora, suggested that “condensed clustering” be considered as a development option adding that his preferred option, was to see no further development at all. Mr. Wehrenberg suggested that it was important to protect as much of the Oak Ridges Moraine as possible. He questioned how the Town proposed to deal with the OMB’s interference in ORM issues and the Secondary Plan? John Leithwood, 202 Ridge Road, Aurora, raised a concern about the condition of Ridge Road with more traffic resulting from increased development in the area. Carrie Racine, 144 Ridge Road, Aurora, expressed concerned with the preservation of the environmentally sensitive areas. Ms. Racine also questioned the location of the proposed elementary school and park. Shirly Tolly, 70 Elderberry Trail, Aurora, raised a concern with proposed development and the impact it would have on Elderberry Trail. Gary Templeton, of Templeton-Lepek Limited, appeared on behalf of the Pandolfo family and spoke about their concerns with the proposed low density. Mr. Templeton reminded Council that 75% of the area was already developed. He suggested that certain issues needed to be considered, including the efficiency of servicing, the function of Yonge Street and the affordability of housing. Aurora Special Council – Public Planning Minutes No. 20-00 Page 4 Wednesday, June 28, 2000 Bill Bryant, 9 Houdini Way, Aurora, stated that he would like to see the subject lands stay as they are, although he expressed support for the Secondary Plan. He questioned how increased development would effect the traffic on Elderberry Trail? Bob Forhan, appeared on behalf of Jim Elder and the Schickedanz brothers in opposition to the draft Secondary Plan OPA 34. Graham Constantine, 212 Ridge Road, Aurora, urged Council not to be swayed to allow for more development. Walter Mestrinaro, 8 Spring Maple Chase, Aurora, questioned whether servicing on the ORM would be private or municipal. He also expressed concern that vegetation areas were shown more extensively on Schedule D than on Schedule A to the Plan and suggested that no development should be allowed in accordance with the existing guidelines. Pam Hoey, 220 Old Bloomington Rd, Aurora, supported the density of 2 units per acre and the protection of the Environment. Holly Nickerson, 7 Spring Maple Chase, Aurora, expressed her support of the draft Secondary Plan, adding that she didn’t want developers ruining the subject lands for the residents that currently lived in the area. Tina Ragno, 374 Old Bloomington Rd, Aurora, submitted that the subject lands were beautiful and should be preserved. The public portion of the meeting closed at 9:12 p.m. and Council’s deliberations began. Moved by Councillor Healy Seconded by Councillor Morris THAT Report No. PL00-071 regarding the Yonge Street South Urban Expansion Area Draft Secondary Plan (Official Plan Amendment No. 34), Master Servicing Study and Fiscal Impact Analysis be received for information; and THAT staff be directed to finalize the Yonge Street South Urban Expansion Area Draft Secondary Plan (Official Plan Amendment No. 34) incorporating the comments received at the public meeting and through agency circulation to provide a response to Council at their next available meeting. `` On a recorded vote the motion was CARRIED UNANIMOUSLY. YEAS: 7 NAYS: 0 YEAS: Councillors Griffith, Hartwell, Healy, Hinder, McKenzie, Morris and West Mayor Jones, having previously declared an interest in Report PL00-071, relinquished the Chair to Deputy Mayor West during the consideration of this matter and did not take part in the vote called for in this regard. Upon conclusion of this matter, Mayor Jones resumed the Chair. Aurora Special Council – Public Planning Minutes No. 20-00 Page 5 Wednesday, June 28, 2000 2. PL00-072 - Zoning By-law Amendment and Draft Plan of Subdivision Applications Whitwell Developments Limited, Whitwell Developments (II) Limited and 1295720 Ontario Inc. Wellington Street East and Leslie Street. Part of Lot 21 and 22, Concession 3 D14-21-99 and D12-00-4A Planning Staff Jim Kyle, Long Range Planner, outlined the purpose of the proposed applications and briefly summarized the contents of Planning Report PL00-072. Mr. Kyle noted that the proposed Business Park was in general conformity with the land use policies of OPA No. 30. Public Comments Ralph Brunner, 15516 Leslie Street, Aurora, questioned whether the proposed development would be on municipal services, and he expressed concern with potential runoff from the subject lands. He questioned the urgency to develop these lands for commercial purposes, as he felt there were other lands to the east for this purpose. It was noted that the lands to the east had been rezoned from Commercial to Residential and that the subject lands would be fully serviced. Mary Hill, 15370 Leslie Street, Aurora, stated her concerns with the proposed development as the lands were not presently serviced. Ms. Hill wanted to know if there would be a manufacturing plant would be permitted in the area, and whether there had been any environmental studies done? Donald Hill, 15370 Leslie Street, Aurora, questioned whether his lands would be zoned commercial as he didn’t not want to be surrounded by commercial land uses, which would reduce the value of his home. Applicant Mr. Sorensen, Planning consultant for the applicant, stated that the proposed Business Park development would be prestige in nature and was fully consistent with OPA No. 30. The public portion of the meeting closed at 10:17 p.m. and Council’s deliberations began. Moved by Councillor Healy Seconded by Councillor West THAT Council approve the application in principle and direct staff to continue to work with the applicant in respect to the preparation of a “Business Park” by-law for the subject lands to be completed in conjunction with the Urban Design Guidelines for the Wellington Street Corridor; and THAT staff be directed to prepare the conditions of Draft Plan approval taking into account issues raised by the public and through the internal and external agency circulation of the Subdivision Plan; and THAT given the significant employment opportunities within this application, Staff are directed to bring to Council expeditiously as possible, a suggested by-law for these lands. Aurora Special Council – Public Planning Minutes No. 20-00 Page 6 Wednesday, June 28, 2000 On a recorded vote, the motion was CARRIED UNANIMOUSLY. Yeas: 8 Nays: 0 Yeas: Councillors Griffith, Hartwell, Healy, Hinder, McKenzie, Morris, West and Mayor Jones IV ADJOURNMENT Moved by Councillor Griffith THAT the meeting be adjourned at 10:30 p.m. CARRIED ______________________ _________________________________ T. JONES, MAYOR B. PANIZZA, TOWN CLERK