MINUTES - Special Council - 20020626
TOWN OF AURORA
SPECIAL COUNCIL - PUBLIC PLANNING MEETING
MINUTES
NO. 02-17
Council Chambers
Aurora Town Hall
Wednesday, June 26, 2002
ATTENDANCE
COUNCIL MEMBERS Mayor Jones in the Chair; Councillors Kean, Griffith,
MacEachern, Pedersen, Vrancic and Wallace.
Councillor Timpson was absent due to a family matter
and Councillor West was absent due to illness.
STAFF MEMBERS Administrative Coordinator/Deputy Clerk, Director of
Planning, Planner, Planning Technician and
Council/Committee Secretary.
I DECLARATIONS OF INTEREST
There were no declarations of pecuniary interest under the Municipal Conflict of
Interest Act.
II APPROVAL OF AGENDA
Moved by Councillor Kean Seconded by Councillor Pedersen
THAT the content of the Agenda be approved as presented, with the
addition of the following:
• Correspondence from Mr. David Beswick of C.E.C. Mechanical Ltd.
re: Item #1 - PL02-065 -Zoning By-law Amendment Cobblestone
Lodge retirement Home 15029 Yonge Street D14-04-02
• Correspondence from Anthony and Catherine White, residents,
re: Item #1 - PL02-065 -Zoning By-law Amendment Cobblestone
Lodge retirement Home 15029 Yonge Street D14-04-02
• Correspondence from Vijaya and Chris Sullivan, residents
re: Item #3 - PL02-068 - Plan Amendment Zoning By-law Amendment
Applications Andy Smith and Theresa Smith, 15395 and 15405
Bathurst Street, Part 1, Plan 65R-1533 and Block 30, Plan 65M-2395
& Part of Lot 82, Concession 1, WYS D09-02-02, D14-05-02
CARRIED
Aurora Special Council – Public Planning Minutes No. 02-17 Page 2
Wednesday, June 26 2002
III PLANNING APPLICATIONS
Mayor Jones outlined the procedures that would be followed in the conduct of the
public meeting. The Deputy 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. PL02-065 - Zoning By-law Amendment
Cobblestone Lodge Retirement Home
15029 Yonge Street
D14-04-02
Planning Staff
The Planner gave a brief description of the application and summarized the contents of
the Planning Report No. PL02-065. The Planner outlined the history of the lands and
described the current zoning that is permitted. It was noted that the existing retirement
home is established as "Legal Non-conforming". The Planner advised that staff has
concerns with regard to the applicant's stated intent to turn the establishment into a
"boarding home". In closing the Planner advised that staff recommends that the request
to re-zone the property to allow for a "boarding home", not be approved at this time, and
that the house be permitted to continue running as a retirement home, and that this be
clearly defined in the by-law.
Applicant
Mr. John Gaspar, one of the owners of Cobblestone Lodge, indicated that his intention
for the re-zoning of the property would involve the continuation of the current retirement
home as well as providing the additional service of allowing younger tenants who are in
need of special care and constant supervision. Mr. Gaspar provided an example
involving a resident who had been in a car accident and suffered a brain injury leaving
her in need of assistance and full-time supervision, both of her parents work during the
day. Mr. Gaspar suggested that this type of case would be appropriate for his vision of
what the "boarding home" would be like, and indicated that he would only allow tenants
who would blend well with the current residents and who have no criminal or violent
history. He noted that the staff at the Cobblestone Lodge are trained to provide the
kind of assistance that these people would need and he requested that Council approve
his request to re-zone the property to allow this kind of service.
Public Comments
Liina Peacock, of 122 Gurnett Street expressed concern regarding the request to re-
zone the Cobblestone Lodge for possible use as a group home. Ms Peacock explained
that when she moved into the neighbourhood she researched the Cobblestone Lodge
property to determine possible uses and was content that the home was designated to
be a retirement home. She is very concerned that the property could be turned into a
half-way house for people with mental illnesses or possible criminal backgrounds. She
expressed concerns with regard to the many families with children in the area and
advised that she, and many other residents in the area are opposed to the re-zoning of
the property for these purposes.
Catherine White, of 11 Kennedy Street West, advised that she is also against the re-
zoning of the Cobblestone Lodge to attain status as a group home, and expressed
concern for the current residents of the home who may be negatively affected by the
shift in services.
Heather Trusler, of 143 Temperance Street, advised that she has spoken to most of the
residents in the neighbourhood, and many have expressed their strong opposition to the
proposed re-zoning. There is concern and confusion with regard to the applicant's
intentions and fear that the Cobblestone Lodge might become a group home for people
Aurora Special Council – Public Planning Minutes No. 02-17 Page 3
Wednesday, June 26 2002
with mental illnesses or criminal tendencies. Ms Trusler advised that the residents
would prefer that the building remain a retirement home and that no other use be
permitted.
Greg Fawcett, of Kennedy Street West, advised that he is also opposed to the
application and indicated that he would prefer to see the Cobblestone Lodge remain a
retirement home.
Brian McPhail, of 5 Country Court in Richmond Hill, expressed concern regarding the
possibility of a group home providing shelter for criminals, pedophiles or people with
severe mental disorders. Mr. McPhail noted that there is a big difference between a
retirement home and a group home, and that there is not enough information to
determine what may be in store for this property and he suggested that the application
should be denied.
The public portion of the meeting closed at 7:40 p.m. and Council’s deliberations began.
Moved by Councillor Griffith Seconded by Councillor MacEachern
THAT Council receive Staff Report PL02-065 and direct Staff to continue
to work with the applicant to resolve the issues and concerns raised in the
report, and those raised by the public; and
THAT the item be referred back to staff to further investigate the
applicants' intended use of the property in detail, as well as provide the
clear definition of "retirement home"; and
THAT staff bring this report, clearly defining the proposed use, back to a
future Public Planning Meeting.
CARRIED
2. PL02-067 - Zoning By-law Amendment Application
1505325 Ontario Limited
Part of Lots 13, 14 and 15, Registered Plan 68
15117 Yonge Street
File Number D14-07-02
Planning Staff
The Director of Planning gave a brief description of the application and summarized the
contents of the Planning Report No. PL02-067. The Director outlined the history of the
lands and described the current zoning that is permitted and advised that staff is in
support of the application and that the Building and Public Works departments have no
concerns with the application. The Director noted that due to the historical significance
of the area, it is important to create an exterior façade of the proposed building which is
in keeping with it's surroundings. The Director advised that staff have some minor
concerns with regard to parking and flood plains on the site, but are in support of the
application and wish to continue working with the applicant to resolve any outlying
issues or concerns.
Applicant
Mr. Robert Johnson, consultant for RDJ Planning advised that refinements have been
made to the appearance of the building, as well as the parking configuration, and that
these enhancements are in keeping with the suggestions and wishes of Town staff. Mr.
Johnson requested that Council approve the recommendations as outlined in the staff
report.
Aurora Special Council – Public Planning Minutes No. 02-17 Page 4
Wednesday, June 26 2002
Public Comments
There were no members of the public to comment on the application.
The public portion of the meeting closed at 8:20 p.m. and Council’s deliberations began.
Moved by Councillor Kean Seconded by Councillor Pedersen
THAT Staff report back to an upcoming Council Meeting addressing any
public input received and outstanding concerns, particularly those relative
to the parking configuration and building location and design; and
THAT upon resolution of those issues, Staff be directed to prepare an
Implementing By-law to rezone the subject lands from “Central
Commercial (C2) Zone” to “Central Commercial (C2-X) Exception Zone,”
to permit a number of exceptions to the Zoning By-law, which would
enable the use of the lands for a commercial building, to be used primarily
as a hair salon and for other commercial uses permitted in the C2 Zone;
and
THAT, approval of the Implementing By-law be subject to completion of a
site plan, in order to ensure the proposal is technically sound and
complies with the Implementing By-law.
CARRIED
3. PL02-068 - Official Plan Amendment and Zoning
By-law Amendment Applications
Andy Smith and Theresa Smith
15395 and 15405 Bathurst Street
Part 1, Plan 65R-1533 and Block 30, Plan 65M-2395 &
Part of Lot 82, Concession 1, WYS
D09-02-02, D14-05-02
Planning Staff
The Director of Planning gave a brief description of the application and summarized the
contents of the Planning Report No. PL02-068. The Planner outlined the history of the
lands and described the current zoning that is permitted and advised that the severance
of the portion of land as outlined in the report is not unreasonable for the area. The
Director advised that staff is in support of the application and requested that the Zoning
By-law amendment be site specific and that the recommendations in the report be
approved.
Applicant
Mr. Robert Johnson, consultant for RDJ Planning, provided a brief summary of the
location of the proposed building to be constructed on the subject land to be severed
and described the sewer configuration and setbacks. Mr. Johnson confirmed that one
dwelling unit will be constructed on the site, and that the design of the home will be in
keeping with the surrounding properties.
Public Comments
Mr. Sullivan, a resident in the area, expressed concern that more than one dwelling
could be constructed on the proposed land to be severed. In addition, he added that
once the re-zoning is approved, the proposed portion of land to be severed could be
modified significantly, possibly creating several lots. Mr. Sullivan indicated that he
otherwise has no objection to the proposed application.
Aurora Special Council – Public Planning Minutes No. 02-17 Page 5
Wednesday, June 26 2002
The public portion of the meeting closed at 8:45 p.m. and Council’s deliberations began.
Moved by Councillor McEachern Seconded by Councillor Griffith
THAT subject to the public input being received and resolution of
outstanding concerns, Staff be directed to prepare an Official Plan
Amendment and Implementing Zoning By-law, which would include
architectural control, to amend the Official Plan from "Suburban
Residential" to a "Site Specific Policy Area" and to rezone the subject
lands from "Holding (H) Zone" to "Detached Dwelling First Density
Residential (R1-X) Exception Zone", to permit an additional building lot
through a severance application; and
THAT the amending By-laws will be implemented, pending the approval of
a consent application, if granted by the Committee of Adjustment.
CARRIED
IV ADJOURNMENT
Moved by Councillor Griffith
THAT the meeting be adjourned at 8:52 p.m.
CARRIED
______________________ _________________________________
T. JONES, MAYOR K. SMYTH, DEPUTY CLERK