Loading...
MINUTES - Special Council - 20010627 TOWN OF AURORA SPECIAL COUNCIL - PUBLIC PLANNING MEETING MINUTES NO. 18-01 Wednesday, June 27, 2001 ATTENDANCE COUNCIL MEMBERS Mayor Jones in the Chair; Councillors Griffith, Kean, MacEachern, Pedersen, Timpson, Vrancic, Wallace West. STAFF MEMBERS Deputy Town Clerk, Director of Planning, Long Range Planner, Committee Secretary. Mayor Jones called the meeting to order at 7:00 p.m. I DECLARATIONS OF INTEREST Councillor West declared an interest in Item 1, Report PL01-050 by virtue of his affiliation with a similar type of business 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. II APPROVAL OF AGENDA Moved by Councillor Pedersen Seconded by Councillor Griffith THAT the content of the Agenda be approved as presented with the following additions: • Correspondence from Ashley D'Silva, Executive Vice-President & CFO of Morguard Real Estate Investment Trust re: Aurora Home Depot • Correspondence from Frank McGurk, Vice-President of Real Estate Development & Construction re: Aurora Home Depot • ADM01-021 - Implementing Amalgamated Hydro Capital Structure CARRIED ADM01 -021 - Implementing Amalgamated Hydro Capital Structure Moved by Councillor Pedersen Seconded by Councillor Timpson THAT the attached Order of the Ontario Energy Board dated June 26th approving the Unipower Amalgamation and the acquisition of Richmond Hill Hydro be received as information; and THAT, in the event that, by June 30th, 2001, all participating municipalities do not agree to the amendments to the Participation Agreement as approved by Council on June 26th, the other participating municipalities be advised that the Town of Aurora is prepared to abide by the Terms of the original Participation Aurora Special Council – Public Planning Minutes No. 18-01 Page 2 Wednesday, June 27, 2001 Agreement and the Mayor and Clerk are hereby authorized to execute the documentation necessary to extend the terms of the said Agreement past the June 30th effective date. CARRIED III PLANNING APPLICATIONS Mayor Jones outlined the procedures that would be followed in the conduct of the public meeting. The Deputy 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. Councillor West, having previously declared an interest in Item 1, Report PL01-050, did not take part in the vote called for in this regard. 1. PL01-050 - Official Plan Amendment & Zoning By-law Amendment Application Donald Schmidt/Home Depot Holdings Inc. 15320 Bayview Avenue Part of Lot 81, Concession 1 EYS D09-03-01, D14-08-01 Planning Staff The Long Range Planner, gave a description of the application and summarized the contents of the Planning Report No. PL01-050. Mr. Kyle indicated that while staff have no objections in principle to the proposed development issues such as landscaping, buffering from residential, urban design, internal traffic/pedestrian flow and public input received have been addressed to the satisfaction of the Town and can be dealt with at the OPA and By-law amendment stage. Mr. Kyle suggested to Council that they approve the recommendations in order to continue to deal with the application. Public Comments Concerns were made from the following people regarding the application: • Mike Wright, Aurora Canadian Tire Dealer • Ted Barkwell, Home Hardware Hot Dog Cart • John Gallo, Bayview/Wellington Neighbourhood Association • Lonna King, Bayview/Wellington Neighbourhood Association • Dave Moore, owner of Dashwood Windows and Doors • Herb McKenzie, former Councillor • Tom Davy, resident of Aurora • Anita Fantigallo, Bayview/Wellington Neighbourhood Association • Dan Tory, resident of Amberhill Way • Mike Evans, owner of True Valu Hardware • Bram Passad, resident of Wyatt Lane • Russ Barfitt, owner of Aurora Home Hardware • Joe Brown, resident of Aurora • Lorne King, resident of Aurora • Olika, resident of Aurora • Meloney Barfitt, family members own Aurora Home Hardware Mr. Gallo of the Bayview/Wellington Neighbourhood Association asked that their association take part in the negotiations with the applicant. He asked that drawings be provided prior to the passing of the amended zoning By-law and that a landscape buffer and a concrete noise barrier be erected. The association was in opposition to the access ability from the back of the building, paging systems Aurora Special Council – Public Planning Minutes No. 18-01 Page 3 Wednesday, June 27, 2001 and lighting fixtures being directed toward neighbouring residence. Mr. Gallo asked that loading times be restricted, delivery and garbage pick-up areas be relocated and that Home Depot give back to the community by assisting in the development of the Town Civic Square. Concerns were raised with regards to noise, visual and light pollution, parking deficiency and how the parking overflow could use neighbouring streets and therefor proper signage should be erected restricting/deterring this. Also, concerns were raised about the impact on vehicle traffic and property value. Many residents felt that the application is still premature and that there is not enough population in the Town of Aurora to support this business along with other local businesses who provide similar services. A complete list of merchants that would be affected by the application was requested due to the concerns regarding the effect on other home improvement small businesses within the downtown core. Concerns were also raised with regards to other large conglomerates moving in and taking over the small businesses within the Town of Aurora. Some residents were concerned about the estimates that were given within the Home Depot study and more information was requested. Many questioned the results of the survey that suggested 70% of residents randomly polled were in favour of the application. Concerns were raised regarding the proximity of the Home Depot store to the residential area, particularly if the Exley Drive extension does not occur. Questions were raised about the number of new employees the study suggested and whether the number had taken into consideration the employees that would move from other local businesses to join the Home Depot team. Comments were made from the following people who were in support of the application: • Stephen Granger, resident of 78 Charing Cres. • Brian Corbett, principal of St. John's/Bayland Company Mr. Granger suggested that the Town is growing and the budget is tight and that there is a need to bring in the corporate dollars. The Town of Aurora would benefit economically from this type of development. Concerns were raised regarding the application going to the OMB and that staff and residents would lose control of any decision made. Due to the current zoning of the proposed site, the OMB would likely allow for this type of business, as it is so close to the currenly zoned use. Other businesses will benefit from the Home Depot by drawing customers from other areas, such as Newmarket. Applican/Agent Mr. Brent Clarkson of McNaughton Planning introduced his staff and the applicant. Mr. Clarkson advised Council of the twenty-two stores that have opened between Whitby and Hamilton and referred to the surrounding stores within York Region and the many services Home Depot has to offer. Mr. Clarkson outlined the economic benefits Home Depot would provide the Town of Aurora, such as 225-250 employment opportunities; developmental charges of approximately $600,000; taxes of approximately $226,000; and expenditures by residents, keeping money within the town. Mr. Clarkson advised council of the many charity organizations that Home Depot contributes to each year. Mr. Clarkson introduced his Market Analyst, Ms Roslyn Houser, who provided to council the results of a telephone survey. Ms Houser expressed that approximately 203 residents of the Town of Aurora were contacted and about 70% of them were in favour of a new Home Depot store. Ms Houser extended an invitation to any interested party to contact the company that did the survey and informed council that the expense of this study was funded by Home Depot. Aurora Special Council – Public Planning Minutes No. 18-01 Page 4 Wednesday, June 27, 2001 Mr. Clarkson also introduced his associate Mr. Dee who outlined to council the existing Home Depot sites and the competing businesses that surround them. Mr. Dee suggested that there are many financial and community benefits to this proposal and provided many supporting letters. Home Depot has proposed to build on the site two other buildings, which at this time do not have tenants. Mr. Clarkson advised that should these buildings not be erected, proper landscaping would be done as an interm alternative. To deal with the issue of the exterior walls, the applicant suggests that white concrete blocks would be used with extensive landscaping and a staggered privacy fence to break up the view of the wall. Mr. Clarkson expressed that other Home Depot's have co-existed within residential areas, that they keep community values in mind and advised that a noise study, lighting plan, and roof top maintenance will be done. Mr. Clarkson expressed that the current proposal suggests that the building will be 185 feet away from the rear property line of the residential area. Council was assured that there is no intent to provide an entrance to the back of the building, that access will only be provided from Bayview Avenue and proper signage will be erected. Council was also ensured that the new Home Depot would not be open 24 hours. In conclusion, the applicant expressed his willingness to work with the residents to provide solutions to their concerns enabling all to co-exist effectively. The public portion of the meeting closed at 9:35 p.m. and Council’s deliberations began. Moved by Councillor Timpson Seconded by Councillor Wallace That the Town of Aurora Council resolve that the application submitted by Donald Schmidt/Home Depot Holdings Inc. be deemed premature at this time; and That the applicants be requested to re-submit a future proposal until the Town of Aurora's population has reached 55,000. On a recorded vote, the resolution was DEFEATED YEAS: 4 NAYS: 4 VOTING YEAS: Councillor Griffith, Pedersen, Timpson, and Wallace. VOTING NAYS: Councillors Kean, MacEachern, Vrancic and Mayor Jones. Moved by Councillor Vrancic Seconded by Councillor Kean That, in view of the existing enclosed shopping centre official plan designation which permits a broad range of commercial uses at present, Staff in principle support the application to permit the Home Depot and other retail buildings on the subject lands. Should Council determine that there is merit in the subject application, it is recommended that Staff be authorized to work with the applicant to complete the necessary Official Plan Amendment. Such amendment should provide policies to ensure that the issues outlined in this report including but not limited to landscaping, buffering from residential, urban design, internal traffic/pedestrian flow and public input received are addressed to the satisfaction of the Town. That, based upon the comments by the Region of York the Town request exemption from Regional approval of the Official Plan Amendment. That, the approval of the implementing by-law be subject to the successful processing of a site plan application taking into consideration public input received along with applicable issues as noted within the report and further highlighted within the conclusion section of this report. Aurora Special Council – Public Planning Minutes No. 18-01 Page 5 Wednesday, June 27, 2001 That staff be directed to consult and work with the Bayview /Wellington Neighbourhood Association, together with the representatives of Home Depot to examine their concerns. That consideration be given to delay the start of construction until the spring of 2003. That consideration be given to providing an additional 20 metres to the rear setback requirements. That proper signage be installed on the neighbouring streets. On a recorded vote, the resolution was CARRIED YEAS: 7 NAYS: 1 VOTING YEAS: Councillor Griffith, Kean, MacEachern, Pedersen, Timpson, Vrancic and Mayor Jones. VOTING NAYS: Councillor Wallace. IV ADJOURNMENT Moved by Councillor Griffith THAT the meeting be adjourned at 10:10 p.m. CARRIED ______________________ _________________________________ T. JONES, MAYOR K. SMYTH, DEPUTY CLERK