MINUTES - Special Council - 20040428
TOWN OF AURORA
SPECIAL COUNCIL – PUBLIC PLANNING MEETING
MINUTES
NO. 04-13
Council Chambers
Aurora Town Hall
Wednesday, April 28, 2004
ATTENDANCE
COUNCIL MEMBERS Mayor Jones in the Chair; Councillors Buck, Gaertner,
Morris, Vrancic and West.
MEMBERS ABSENT Councillors Hogg, Kean and Wallace were absent on
other business.
OTHER ATTENDEES Director of Planning, Planner, Manager of Policy
Planning, Administrative Coordinator/Deputy Clerk,
and Council/Committee Secretary.
Mayor Jones called the meeting to order at 7:05 p.m.
I DECLARATIONS OF PECUNIARY INTEREST
There were no declarations of pecuniary interest under the Municipal Conflict of
Interest Act.
II APPROVAL OF AGENDA
Moved by Councillor Vrancic Seconded by Councillor West
THAT the content of the Agenda as circulated by the Corporate Services
Department be approved as presented with the addition of the following
correspondence:
Letter from James Stiver, Senior Planner at the Region of York
Re: Item 1 - PL04-050 - Official Plan Amendment Application
MI Developments Inc., Part of Lot 20, Concession II
File D09-01-04
CARRIED
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 for file D09-01-04 in accordance with the relevant
provisions of the Planning Act. The Deputy Clerk advised that the applicant for files
D12-01-1A & D14-04-01 requested that the public meeting for the applications be
cancelled. Notice of the Cancellation was provided on April 21, 2004 and the Deputy
Clerk advised that the public meeting to be held at a future date will be advertised as
required by the Planning Act. The Deputy Clerk further advised that the meeting for
files D14-28-03 & D09-10-03 (Whitwell Developments c/o First Professional Shopping
Centre) was an information meeting only. The public meeting, to be held at a future
date, would be advertised as required by the Planning Act.
Special Council - Public Planning Meeting No. 04-13 Page 2 of 5
Wednesday, April 28, 2004
1. PL04-050 - Official Plan Amendment Application
MI Developments Inc.
Part of Lot 20, Concession II
File D09-01-04
(Adjourned from March 24, 2004 Public Planning Meeting, to
be reconvened at the April 28, 2004 Public Planning Meeting)
Planning Staff
The Planner provided a brief recap of this application, which is to remove a
portion of the designated east/west collector road, located south of Wellington
Street along the southern boundary of the “Mixed Use” and “Business Park”
designations. The Planner advised that a public hearing was held on March 24,
2004 to consider this item, and subsequently was adjourned to April 28, 2004, to
allow time for the Region of York to provide their position with respect to this
application. The Planner advised that the Region provided their comments
earlier this afternoon, and briefly summarized their position.
Applicant/Agent
Mr. Stan Stein, representative of the applicant, advised that Magna International
wishes to retain the private status of the roads within this development. Mr. Stein
advised, in accordance with the Official Plan that the deletion of a portion of the
east/west collector road, located South of Wellington Street, is allowed without
requiring an amendment to the Official Plan. Mr. Stein advised that the location
of the proposed stormwater management pond is where the proposed road
would be situated. Mr. Stein further advised that there is environmentally
sensitive land to the south of the road, therefore prohibiting re-location of the
road, and he therefore surmised that removing it is the only viable option.
Mr. Stein requested that the Town consider revising the Official Plan Amendment
52 in Section 2.0, Item (2), second paragraph, to read as follows:
• The Town recognizes that the deletion of a portion of the designated east-
west collector road, located south of Wellington Street along the southern
boundary of the “Mixed Use” and “Business Park” designations, re-
inforces the need for the implementation of the portion of the collector
road system linking Bayview Avenue to Wellington Street in order to
maximize accessibility to the abutting lands to the west without
compromising traffic operations of the intersection. The Town shall may
therefore require the construction of this collector road link in concert with
the development of the abutting lands.
Public Comments
There were no members of the public in attendance to comment on the application.
The public portion of the meeting closed at 7:25 p.m. and Council’s deliberations
began.
Moved by Councillor West Seconded by Councillor Buck
THAT staff draft an Official Plan Amendment, taking into consideration,
and subject to, comments from the public and Council and report back to
the next meeting of Council; and
THAT staff be directed to determine the feasibility of implementing the
applicant’s suggested amendments to the Official Plan Amendment, and
determine the most appropriate language to use in the last sentence of
Official Plan Amendment 52 in Section 2.0, Item (2), second paragraph;
and
Special Council - Public Planning Meeting No. 04-13 Page 3 of 5
Wednesday, April 28, 2004
THAT staff report back to Council on the feasibility of working an
alternative emergency access to the proposed medical facility could be
created as part of the Site Plan Approval process; and
THAT the Town impose a condition of approval stating that the necessary
lands be dedicated as a public highway and constructed at the time of
development approval of the abutting lands to the west. The timing,
design and construction of the collector road should be to the satisfaction
of the Town and Region and, in particular, should align with the local road
on the north side of Wellington Street.
CARRIED
2. Memo from the Director of Planning
Re: Cancellation of Item Scheduled for Consideration at
the April 28, 2004 Public Planning meeting,
Regarding Polsinelli Draft Plan & Rezoning Applications
Files D12-01-1A & D14-04-01
Moved by Councillor Morris Seconded by Councillor West
THAT the memo from the Director of Planning, advising of the cancellation
of the Item regarding Polsinelli Draft Plan & Rezoning Applications,
scheduled for consideration at the April 28, 2004 Public Planning meeting,
be received.
CARRIED
3. PL04-047 - Whitwell Developments Limited (First Professional)
Part of Lot 21, Concession 3
Wellington Street and Leslie Street
Official Plan and Zoning Amendment Applications
Files D09-10-03 & D14-28-03 respectively
Planning Staff
The Manager of Policy Planning provided the background and a description of
these applications. The Manager of Policy Planning advised that there is
currently a peer review being undertaken with respect to the subject proposal,
and that there are many peer reviewers in attendance, and he advised that the
meeting would commence in the form of a public information session. The
Manager of Policy Planning advised that this format would allow Council, staff
and the peer reviewers to hear views and comments from residents on this issue,
adding that a formal Public Planning meeting will be held at a future date to
address these applications, and allow Council to deliberate at that time. The
Manager of Policy Planning outlined the contents of the report.
Applicant/Agent
Mr. Don Larke of Whitwell Developments advised that Whitwell Developments
has constructed many well received and successful shopping complexes of this
nature, including the Canadian Tire and Winners plaza at Murray Street and
Yonge Street in Aurora.
Mr. McCauley, Planning Consultant for the applicant, presented a comprehensive
outline of the subject proposed Aurora Gateway Centre, to be located on the
north side of Wellington Street between Leslie Street and Highway 404. Mr.
McCauley advised that this proposal will include a Wal-Mart store, a warehouse
membership club, a large format supermarket or home improvement outlet, a mix
of smaller retail units, a 10 screen cinema complex and commercial services
along with office/business park components.
Special Council - Public Planning Meeting No. 04-13 Page 4 of 5
Wednesday, April 28, 2004
Mr. McCauley outlined the various studies which have been, and are still to be
conducted for this proposal and summarized the positive impact that this
proposal will have on the community.
Public Comments
Mr. Joel Farber, of Fogler, Rubinoff LLP, expressed concern with regard to the
impact that the proposed Aurora Gateway Centre may have on neighbouring
municipalities, in terms of drawing business away from the existing and proposed
shopping centres to the north and south of Aurora, and questioned the feasibility
of the proposed mix of commercial and office use.
Mrs. Betty Reid, resident of 50 Archer Hill Court, advised that she has been a
resident in Aurora for 9 years and expressed concern at the gradual loss of open
green space and rapid development in this town. Mrs. Reid expressed the
opinion that the proposed uses within the subject application are not in keeping
with the prestigious Magna Headquarters and surrounding lands. Mrs. Reid
expressed concern with regard to the potential negative impact that the proposed
development will have on existing businesses in Aurora who will have to compete
for clients.
Mr. Don Hill, resident of 15370 Leslie Street advised that he lives directly across
from the proposed application. Mr Hill advised that he is in favour of this
proposal, providing that consideration is given to the issues of traffic, drainage
from the subject lands, impact on the Town’s water supply and careful attention
to the landscaping of the subject proposal to maintain beauty and elegance, as
well as proper screening between the proposed development and Mr. Hill’s
property.
Mr. Steven Zakm of Airo & Berlis LLP, expressed concern with regard to
duplication of services of local and Regional centre, and the negative impact that
this proposal may have on similar businesses in the Town of Aurora.
Mr. Tim Flemming, resident of 15482 Leslie Street, expressed concern with
regard to the environmental impact that this proposal will have on the wildlife
currently using those lands as a migration path, adding that there are very few
areas left in Aurora where deer, coyote and other wildlife are still able to migrate
freely.
The public portion of the meeting closed at 8:55 p.m. and Council’s deliberations
began.
Moved by Councillor Morris Seconded by Councillor Vrancic
THAT Council receive as information the following overview of Official
Plan Amendment and Zoning By-law Amendment applications D09-10-03
and D14-28-03, respectively, regarding Whitwell developments Limited;
and
THAT upon the completion of the peer reviews, two or more additional
public meetings be held to allow for public and Council consideration of
the results of the peer reviews.
CARRIED
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Wednesday, April 28, 2004
IV READING OF BY-LAWS
Moved by Councillor Vrancic Seconded by Councillor Kean
THAT the following listed by-law be given 1st, 2nd and 3rd readings, and
enacted:
4527-04.C BEING A BY-LAW to
Confirm Actions by Council
Resulting From This Meeting -
Wednesday, April 28, 2004.
CARRIED
The Mayor advised that there is a need to schedule a Special Council meeting for
Friday April 30, 2004, to complete the order of business from the Council meeting held
on Tuesday April 27, 2004, which was adjourned prior to completion of the agenda.
The Mayor confirmed that enough Councillors will be able to attend the Special Council
meeting to attain a quorum, and set the time at 5:30 p.m.
V ADJOURNMENT
Moved by Councillor West
THAT the meeting be adjourned at 9:15 p.m.
CARRIED
______________________ _________________________________
T. JONES, MAYOR K. EWART, DEPUTY CLERK