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MINUTES - Special Council - 20030625 TOWN OF AURORA SPECIAL COUNCIL - PUBLIC PLANNING MEETING MINUTES NO. 03-19 Council Chambers Aurora Town Hall Wednesday, June 25, 2003 ATTENDANCE COUNCIL MEMBERS Mayor Jones in the Chair; Councillors Griffith, MacEachern, Pedersen, and West. MEMBERS ABSENT Councillors Kean, Timpson, Vrancic and Wallace were absent. STAFF MEMBERS Administrative Coordinator/Deputy Clerk, Director of Planning, Planners, Acting Planner, Planning Technician, Acting Manager of Planning and Environment and Council/Committee Secretary. The Mayor called the meeting to order at 7:00 p.m. 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 Griffith Seconded by Councillor MacEachern THAT the content of the Agenda be approved as presented with the addition of the following:  Correspondence from Angela Rudder of 563 Tara Hill Circle, regarding Item #1 - PL03-069 - Zoning By Law Amendment Application, Lips/Malone Given Parsons Limited, 219 Old Yonge Street. 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 in accordance with the relevant provisions of the Planning Act. Aurora Special Council – Public Planning Minutes No. 03-19 Page 2 Wednesday, June 25, 2003 1. PL03-069 - Zoning By-law Amendment Application Lips/Malone Given Parsons Limited 219 Old Yonge Street Part of Lot 4, Registered Plan 461 D14-06-02 Planning Staff The Planner gave a description of the application and summarized the contents of the Planning Report No. PL03-069. The Planner advised that the applicant is proposing to amend the Zoning By-law to permit the redevelopment of the property to demolish the existing dwelling and replace it with two residential buildings containing a total of 8 row-house units. The Planner advised that the first building, shown as Block A, will consist of 5 units to be located in the southeast portion of the subject lands, and Block B will consist of 3 units to be located in the west portion of the subject lands. The applicant has submitted drawings, plans and various surveys and reports to support this application. The Planner indicated that staff have some concerns with regard to preservation of trees on the site, adequate buffering between the subject lands and neighbouring properties, and the need for clarification as to the ownership status of these proposed dwellings in terms of private or public. The Planner advised that comments are still expected from Treasury, the Economic Development Division and Central York Fire Services. The Planner recommended that Staff report back to Council with the resolution of these issues. Applicant Mr. Richard Harrison advised that he is representing the owners, Mr. and Mrs. Lips, who were in attendance. Mr. Harrison advised that the plan which was originally submitted has been modified to allow for all 24 parking spots to be contained within the subject lands and that the turnaround for fire protection services is no longer needed within the design, as trucks will be able to back out, so the space will be better disseminated. Mr. Harrison advised that the Lips have been trying to save the 7 Chinese Elm trees in the front yard, however an arborist has advised that the trees are too far gone to attempt preservation. Mr. Harrison advised that the parking provisions, servicing and access availability meet with the Town’s requirements, and advised that the applicant still requests an exemption from the access road standard width requirement of 7.4 m. to allow for a 6 m. road width. Public Comments The following residents commented on this application: • Mr. Brendan Heaslip, 557 Tara Hill Circle • Mrs. Darlene Whyte, 353 St. John’s Sideroad • Mrs. Orianna Brodbeck, 220 Old Yonge Street • Mr. Larry McCartney, 501 Tara Hill Circle • Mr. Devon Pirto, 527 Tara Hill Circle Concerns raised included the issues of increased traffic and further aggravation of existing parking problems in the area, safety hazard for residents walking in the area due to the lack of sidewalks along with the high volume of traffic and parked cars, unpleasant view for residents living on Old Yonge Street, concerns regarding the rental of the proposed units as this may reduce the value of homes in the area and the potential for loss of on-street parking which is currently used by condominium owners just south of the subject area. Some residents requested that the Town consider incorporating a sidewalk into the streetscape to improve safety, and plant new shrubbery and hedges to provide screening of the roadway and parking area within the proposed development for neighbouring residents in the immediate area. Aurora Special Council – Public Planning Minutes No. 03-19 Page 3 Wednesday, June 25, 2003 The public portion of the meeting closed at 7:30 p.m. and Council’s deliberations began. Moved by Councillor West Seconded by Councillor Pedersen THAT Report PL03-069 be received as information and that staff be requested to report back as to the resolution of the outstanding issues, as identified in this report and concerns raised by residents at the Public Planning Meeting; and THAT this report address issues including but not limited to: • Installation of sidewalks on Old Yonge Street to address pedestrian safety concerns with regard to high volume of traffic and parked cars; • Increased landscaping to shelter residents from the view of the neighbouring units and parked cars; • Green space be enhanced on the subject property; and • Request that the owner register the property as a condominium to alleviate concerns regarding the rental of the proposed units CARRIED 2. PL03-064 - Official Plan and Zoning By-law Amendment Application Puccini’s Auto Centre Ltd., Parts 1 and 2 of 65R-3167, 218 Edward Street, D09-03-03 and D14-09-03 Planning Staff The Planning Technician gave a description of the application and summarized the contents of the Planning Report No. PL03-064. The Planning Technician advised that the applicant is proposing to amend the Official Plan and Zoning By- law to permit the sale of used cars as an ancillary use to the existing auto repair facility. The Planning Technician indicated that no changes would be made to the site plan or the building and the used cars would be displayed on the existing lot. The Planning Technician advised that staff indicated some concerns regarding the differences between the conceptual plan and the approved site plan. Therefore the Planning Technician suggested that Council recommend that the application be referred back to staff to work with the applicant toward the resolution of outstanding issues and drafting of an Official Plan Amendment and Implementing Zoning By-law Amendment. Applicant Mr. Terry Kelly advised that he represents Puccini’s Auto Centre Ltd. and indicated that the applicant expects that sales of used cars would be approximately 2 to 4 per month. Mr. Kelly advised that the zoning amendment was a requirement in order for the applicant to obtain a vehicle dealer’s licence from the Ministry of Transportaion. Mr. Kelly further advised that the applicant did not request the waiving of associated application fees, only a reduction of the fees which amount to $6,000, on the grounds that this is an existing small business, hoping to increase service for the convenience of its clients. Public Comments There were no members of the public in attendance to comment on the application. Aurora Special Council – Public Planning Minutes No. 03-19 Page 4 Wednesday, June 25, 2003 The public portion of the meeting closed at 7:45 p.m. and Council’s deliberations began. Moved by Councillor West Seconded by Councillor Griffith THAT report PL03-064 be received as information and that the application be approved in principle and referred back to staff to work with the applicant toward the resolution of outstanding issues; and THAT staff be requested to report back with a draft Official Plan Amendment and Implementing Zoning By-law Amendment; and THAT staff be requested to report on the costs of processing Official Plan Amendment and Zoning By-law Amendment applications. CARRIED 3. PL03-068 - Zoning By-law Amendment Application Abbotsford Animal Hospital Lot 6, Plan 131 15018 Yonge Street D14-11-03 Planning Staff The Planner gave a description of the application and summarized the contents of the Planning Report No. PL03-068. The Planner advised that the applicant is proposing to amend the Zoning By-law to permit the use of the subject lands for business and professional offices, retail and clinics and to include 5 additional parking spaces totalling 10 all together on the subject lands. The Planner advised that staff have some concerns with respect to the inability to ascertain parking needs without a complete floor plan, the need for further review and submission of a site plan to help determine suitability of the specified uses is required. Therefore the Planner suggested that Council recommend that Staff report back with the resolution of these issues. Applicant Mr. Jory Bocknek advised that the projected number of practitioners expected to practice in the proposed clinic would be two, and that at any given time the number of patients visiting the clinic shouldn’t exceed 2 to 4 an hour. Mr. Bocknek advised that the increase of parking spots to 10 should accommodate the projected uses within the proposed building and allow for left over parking spots to alleviate parking needs within the area. Mr. Bocknek requested that the Town permit the Zoning By-law amendment at this time, to assist him in assuring potential buyers that the subject lands will accommodate the type of businesses he is proposing in conjunction with the sale of these units. Mr. Bocknek advised that the site plan process can then be conducted with the prospective owners once they purchase the units. Public Comments The following residents commented on this application: • Mr. Richard Allan, 15032 Yonge Street • Mrs. Isabel Joyce, 15 Kennedy Street West Concerns raised included the abundance of medical clinics in the area already and the potential for an added burden on the existing parking deficiency in the vicinity. Aurora Special Council – Public Planning Minutes No. 03-19 Page 5 Wednesday, June 25, 2003 The public portion of the meeting closed at 8:05 p.m. and Council’s deliberations began. Moved by Councillor Griffith Seconded by Councillor MacEachern THAT report PL03-068 be received as information; and THAT Staff be directed to clarify the outstanding issues pertaining to use, required zoning exceptions and parking prior to the drafting of an implementing by-law; and THAT the two existing parking spaces on Yonge Street be removed from the design. CARRIED 4. PL03-070 - Zoning By-law Amendment Application Sam Accardi in Trust Part of Lot 122, Registered Plan 246 18 Centre Street D14-10-03 Planning Staff The Acting Planner gave a description of the application and summarized the contents of the Planning Report No. PL03-070. The Acting Planner advised that the applicant is proposing to amend the Zoning By-law to permit three row-house dwellings. The Acting Planner advised that the applicant has provided a conceptual site plan and conceptual elevations of the proposed buildings for the purpose of illustrating the proposed development of the subject lands. The Planner indicated that staff have some concerns with regard to the continuous deck along the rear of the building, which is not permitted and the need for dimensions to be submitted with respect to the garages. Therefore the Acting Planner suggested that Council recommend that Staff report back with the resolution of these issues. Applicant Mr. Paul King advised that he is the planning consultant for the applicant. Mr. King advised that the applicant is taking measures within the design of the driveways, to ensure the preservation of the existing mature trees on that site, and that he will make any adjustments necessary to the design, to conform with the Town’s requirements respecting the decks and the size of the garages. Public Comments Mr. James Wood, 10 Spruce Street advised that he is in favor of this proposal, however he indicated that he would like to see the height of the roofs of the proposed units lowered slightly to be more consistent with the other homes in the area. Mr. Wood advised that a number of the properties to the north and west of the subject property are in a serious state of disrepair, and Mr. Wood suggested that measures should be taken to ensure that the garbage and debris on the surrounding properties be cleaned up, in order to address the existing problem of rodents within the vicinity. Aurora Special Council – Public Planning Minutes No. 03-19 Page 6 Wednesday, June 25, 2003 The public portion of the meeting closed at 8:25 p.m. and Council’s deliberations began. Moved by Councillor Pedersen Seconded by Councillor Griffith THAT report PL03-070 be received as information; and THAT the application be referred back to staff to resolve outstanding concerns such as height, and to draft an implementing Zoning By-law, based on a site plan submission where the details of the application can be ascertained. CARRIED 5. PL03-072 - Statutory Public Meeting Oak Ridges Moraine Conservation Plan, Municipal Conformity Exercise Planning Staff Mr. Howard Friedman, Consulting Planner to the Town of Aurora, gave a full presentation outlining the Town’s role within the Oak Ridges Moraine Conformity Exercise. Mr. Friedman advised that the Province of Ontario has implemented a new Oak Ridges Moraine Conservation Plan (ORMCP) and that it is the responsibility of any Region or Municipality, who contains land within the Oak Ridges Moraine, to amend their Official Plan and Zoning By-law, no later than October 22, 2003, to conform with this new Provincial Plan to protect, maintain and ensure the integrity of the Moraine’s ecological and hydrological features and functions. Mr. Friedman defined the land use categories as they apply to the land use mapping and policies, environmental features & buffers policies and groundwater/water resources protection policies. Mr. Friedman advised that the Town has several options with regard to the Municipal Conformity Exercise, as outlined within the report. Mr. Friedman advised that OPA 20, as it applies to the lands located south of Wellington Street down to Vandorf Sideroad, between Bayview Avenue and Leslie Street, creates some difficulty due to variation in status. Mr. Friedman advised that the Province requires Council’s direction to determine if the Town should take a position on these areas or if it should be left to the property owners and the Ministry of Municipal Affairs and Housing. Public Comments Mr. Don McCrae, 1156 Vandorf Sideroad advised that the status of his land has been re-designated from Urban Residential to Linkage area in 2001. Mr. McCrae expressed concern that he will be prohibited from developing his land in any way and he requested that the status of his land be grandfathered to when he originally purchased it. The public portion of the meeting closed at 9:10 p.m. and Council’s deliberations began. Moved by Councillor West Seconded by Councillor Griffith THAT Council receive for information purposes the Draft Official Plan Amendment regarding the Oak Ridges Moraine Conservation Plan (ORMCP) as attached as Appendix 1; and THAT, with respect to special policies for existing lots within the Settlement Area ORMCP land use designation, it be acknowledged that existing lots of record within the Settlement Area should be deemed to have fulfilled the ecological integrity requirement provided they are outside of the environmental feature (KNHF) or its buffer (MVPZ). Aurora Special Council – Public Planning Minutes No. 03-19 Page 7 Wednesday, June 25, 2003 Fulfilment of the ecological integrity requirement would be deemed to have been fulfilled by virtue of the development procedures that were originally employed during the creation of the lot. However, within the feature or buffer, development or site alteration would be permitted subject to special criteria, such as, and for example: • development or site alteration must ensure the protection of not less than 75% of the feature and buffer on that lot; • development or site alteration shall be within 6.0 metres of an existing permitted primary use structure; and • development or site alteration shall be discouraged within any forested feature; and THAT following the statutory public meeting staff continue to work with HBR Planning Centre Inc. to refine the Draft Official Plan Amendment and prepare a draft Zoning By-law and related mapping; and THAT staff be authorized to hold another informational Public Open House to consider additional input into the aforementioned proposed Official Plan Amendment and Draft Zoning By-law on September 10, 2003; and THAT following the Public Meeting and Open House, staff and HBR Planning Centre Inc. review public input and agency comments, in order to refine, and prepare for adoption, the Draft Amendments and report back to Council with recommendations for fulfilling the Provincially mandated conformity exercise. CARRIED IV ADJOURNMENT Moved by Councillor MacEachern THAT the meeting be adjourned at 9:30 p.m. CARRIED ______________________ _________________________________ T. JONES, MAYOR K. EWART, DEPUTY CLERK