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MINUTES - Special Council - 20050629 TOWN OF AURORA SPECIAL COUNCIL – PUBLIC PLANNING MEETING MINUTES NO. 05-24 Council Chambers Aurora Town Hall Wednesday, June 29, 2005 ATTENDANCE COUNCIL MEMBERS Mayor Jones in the Chair; Councillors Buck, Gaertner, Hogg, Morris, and West. MEMBERS ABSENT Councillors Kean, Vrancic and Wallace were absent on other business. OTHER ATTENDEES Director of Planning, Manager of Development Planning, Planner, Administrative Coordinator/Deputy Clerk, and Council/Committee Secretary. The Mayor called the meeting to order at 7:00 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 West Seconded by Councillor Morris THAT the content of the Agenda as circulated by the Corporate Services Department be approved as presented. 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 in accordance with the relevant provisions of the Planning Act. Special Council – Public Planning Minutes No. 05-24 Page 2 Wednesday, June 29, 2005 1. PL05-058 - Official Plan & Zoning By-law Amendment Applications Amourin Investments Limited, J-G Cordone Investments Limited & J. Cordone Realty Ltd. Lots 123, 124, 125, 127 and Part of 122, Plan 246 15277, 15283, & 15291 Yonge Street and 10, 12 & 14 Centre Street Files D09-03-97 and D14-16-97 Planning Staff The Manager of Development Planning provided a description of the application and reviewed the contents of the report, outlining the location of the property which lies at the north/east corner of Yonge Street and Centre Street, within the Historic Core - Community Commercial Centre designation of the Official Plan and is also included within a Heritage Resource designation. The Manager of Development Planning advised that the proposed land use amendments would allow the owner to develop a building of six storeys in height along the Yonge Street façade and five stories along Centre Street, adding that the site is to be used as a mixed-use development accommodating sixty-two residential apartment units and incorporating approximately 300m2 (3230 ft2) of commercial floor area on the ground floor as well as a total of 112 parking spaces proposed on two levels. The Manager of Development Planning advised that further revisions have been made to the application as a result of Council’s comments from the previous public meeting held on December 14, 2004, whereby the current plan has a decrease in commercial floor area from 924m2 (9946 ft2) to 300m2 (3230 ft2) and an increase in residential units from 58 to 62 and that the plan now conforms to the Town’s parking requirements as provided within the Zoning By-law. Applicant/Agent Mr. Stephen Mak of M Architecture Inc. reviewed the various revisions which were made to the proposed building design as a result of comments and concerns from the previous public meeting held on December 14, 2004. Mr. Jamie Bennette, Manager of Land Use Planning for Marshall Macklin Monaghan Limited advised that the varying levels within this building is a direct result of the varying grade levels on the site and these variances are the reason for this Official Plan Amendment application. Mr. Bennette advised that the uses and nature of this application are in keeping with the vision for this area as set out in the Town’s Official Plan, combining residential and commercial space in an aesthetically attractive way to enrich the Historic Downtown Core. Mr. Bennette advised that the applicant has taken much care to address and rectify all of the concerns raised at the December 14, 2004 public meeting. Mr. Bennette concluded by requesting that Council approve the Official Plan and Zoning By- law Amendment Applications in principle, to allow the applicant to continue to work together with staff to design a site plan for Council’s future review and consideration. Public Comments Mr. Gordon Barnes, resident of 11 Catherine Avenue expressed his appreciation to staff for providing prompt and thorough responses to his various inquiries, and he advised that he is in favour of this proposal, as it will provide residential and commercial enhancement to the downtown core. Mr. Barnes advised that he would like to see more commercial space within this application to improve the balance of commercial/residential and he also suggested that the building would be more aesthetically pleasing if the proposed tower was less prominent and the setbacks were slightly increased. Mr. Barnes suggested that staff allow a slight reduction in the number of parking spaces to increase commercial space, based on the proposed building’s close proximity to public transit, as a measure to encourage people to shop and use public transit more often. Special Council – Public Planning Minutes No. 05-24 Page 3 Wednesday, June 29, 2005 Mr. David Amborski, resident of 19 Catherine Avenue, expressed concerns regarding the proposed height of the building, advising that the surrounding buildings are considerably lower than this proposed building and that the variance in height would have a negative impact on area. Mr. Amborski suggested that the Town of Aurora should establish clear policy direction for this entire area to ensure consistency and appropriate heights and visual standards for current and future applications going into the Historic Downtown Core. Mr. Amborski also advised that the issues of proper landscaping and vegetation to conceal the parking garage, adequate buffering for the neighbours, and proper lighting should be addressed during the site plan development process. Mr. David Walker, resident of 64 Centre Street, expressed concerns regarding the lack of space provided within the small setbacks to allow for proper screening to be planted, the recent reduction to the limited amount of commercial space within the proposal and the ongoing traffic situation in the general area. Mr. Glen Wiliams, resident of 7 Catherine Street, advised that he has concerns regarding the shadow that the proposed building will be perpetually casting on his property and several properties around his, and requested that the applicant and staff work to address and resolve this issue. Mr. James Wood, resident of 10 Spruce Street expressed concern regarding the shadowing effect from the proposed development, and suggested that the proposed building is too tall and that he believes four storeys would be sufficient. Mr. Wood also inquired about measures being taken to address snow removal and garbage removal. Mr. Mike Evans business owner of 15326 Yonge Street, advised that he is in support of the application and expressed the opinion that vacant lots are bad for business. Further to concerns expressed by residents, the Agent for the Applicant advised that the placement of the building at the south/west corner of the property is to mitigate the shadowing effect as much as possible, adding that they will work with staff to address the modification of the tower feature and to work on the best screening materials for this application. The public portion of the meeting closed at 8:30 p.m. and Council’s deliberations began. Moved by Councillor West Seconded by Councillor Buck THAT Council approve of the Official Plan and Rezoning applications in principle, subject to the resolution of outstanding issues; and THAT prior to Council adoption of the Official Plan Amendment, the owner be requested to consider comments provided at the public meeting and also address matters identified in the staff report related to: increasing the amount of commercial to residential floor space ratio which would be achieved by reducing the amount of residential floor area and thereby reducing the number of residential units; appropriate building setback or methods to achieve an adequate level of screening to the north wall of the parking lot; transportation design issues related to the Official Plan road widening dedication of 3.0m on Centre Street; the owners’ action to be taken on the soils report and building elevation revisions per the architectural/urban design review comments; and THAT the Zoning By-law Amendment proceed to a subsequent Council meeting for approval following the submission and comments to a formal site plan application, to ensure site plan compliance with the Town’s Core Area development standards and identify the applicable exceptions required to the C2 zoning standards; and Special Council – Public Planning Minutes No. 05-24 Page 4 Wednesday, June 29, 2005 THAT when all concerns have been addressed, allocated servicing capacity to this proposal will need to be put in place to ensure the capacity is utilized within a reasonable period of time. CARRIED 2. PL05-060 - Subdivision Application Town of Aurora Part of Lot 19, Concession III 15059 Leslie Street File D12-05-1A Related Zoning By-law Amendment File D14-05-04 Planning Staff The Director of Planning provided a description of the application and reviewed the contents of the report, outlining the location of the property and current uses of subject and surrounding lands. The Director advised that the Town is proposing to amend the Zoning By-law to allow for the use of the lands for employment and ancillary uses, a stormwater management facility and possible recreational uses. The Director indicated that at the previous public meeting held on June 23, 2004, Council referred the application back to staff in order to allow the Town and its consultants to address the comments received through the circulation of the application which had originally intended to divide the subject lands into blocks by way of a reference plan. The Director advised that as staff worked on addressing the departmental and agency comments, it was determined that a plan of subdivision would be preferable, and therefore the subdivision application has been made. The Director of Planning advised that, should Council determine there is merit in the subject application, it is recommended that Council again refer the application back to staff in order to allow the Town and its consultants the opportunity to address the comments that were received through its circulation, prior to enactment of the related zoning by- law amendment and draft approval of the plan of subdivision Applicant/Agent Mr. Gary Templeton, of Templeton Planning Ltd., advised that this application is in accordance with the policies of OPA 48 (Town of Aurora Oak Ridges Moraine Conformity Amendment) and advised that a conformity review, a Functional Servicing Report and Environmental Impact Study have been submitted to address the requirements of OPA 48. Mr. Templeton advised of the environmental features of the subject lands, and indicated that the Town’s proposal to re-channelize the existing watercourse as part of this application, is in accordance with all of the buffer and drainage requirements and guidelines pertaining to the Oak Ridges Moraine. Public Comments Mr. Ian Everest, resident of 46 Parkhill Drive, inquired about what measures would be taken to protect the existing mature trees on the site, and to prevent salt and pollution running off of the proposed road into the re-channeled stream. Mr. Everest suggested that the proposed buffer zone on either side of the stream should be extended. Mr. Greg Dell, of Greg Dell & Associates in Mississauga, representing the Robbins family who owns 140 acres of land to the south of the subject lands, advised of his client’s interest in working with the Town to ensure that the proposed north/south roadway(s) within this proposal be extended south to link up with the Robbins’ property. Mr. Dell also expressed concern, on behalf of his Special Council – Public Planning Minutes No. 05-24 Page 5 Wednesday, June 29, 2005 client, regarding the possibility of noise, dust, drainage and traffic issues arising from this proposal and inquired about the issues of snow removal and future servicing for the area. Mr. Dell concluded by advising that the Robbins family is opposed to any plans for the Town to erect a water tower on the subject lands. A representative of Royal LePage inquired about access into the Richardson Property located on the east side of Leslie St. abutting the south/west corner of the subject lands. Mr. Steve Murray, resident of 1622 Vandorf Sideroad, advised that there are many families with small children living in the area surrounding the subject property and that the traffic situation at the intersection of Vandorf Sideroad and Leslie Street is currently hazardous. Therefore Mr. Murray suggested that a thorough traffic study should be undertaken, and measures should be taken to address the existing and future traffic concerns, before any work takes place. Mr. Murray also advised that the subject property is inhabited by various forms of wildlife including, but not limited to deer, wolves, coyotes and many birds, adding that it would be sensible for the Town to plan for the development of these lands with sensitivity and care. Further to concerns expressed by residents, the Agent on behalf of the Applicant advised that any debris or salt from the roads which may run into the stream would be conveyed to the stormwater management pond naturally filtered, and he also advised that a Traffic Study will be undertaken. Mr. Lepek advised that the extension of the road(s) southward into the abutting properties would not be possible due to the existing Oak Ridges Moraine Urban Boundary designation between the properties and the subject lands, and he added that any plans for a water tower have been discarded. Further to the inquiry about the traffic study, staff advised that the Region of York will be reviewing the intersection of Vandorf Sideroad and Leslie Street as part of their ‘10 Year Capital Plan’. The public portion of the meeting closed at 9:50 p.m. and Council’s deliberations began. Moved by Councillor West Seconded by Councillor Gaertner THAT Report PL05-060 be received as information; and THAT Council approve the application, in principle, subject to the resolution of outstanding issues. CARRIED Councillor Gaertner left the meeting at 10:06 p.m. 3. PL05-061 - Official Plan and Zoning By-law Amendment Applications, S&R Hardware Ltd. 289 Wellington Street East Files D09-01-05 and D14-03-05 Planning Staff The Planner provided a description of the application and reviewed the contents of the report, outlining the location of the property and current uses of subject and surrounding land advising that all of the required approvals are in place and no major concerns have been raised in regard to this application. Special Council – Public Planning Minutes No. 05-24 Page 6 Wednesday, June 29, 2005 Applicant/Agent There was no applicant or agent in attendance to comment on the application. Public Comments There were no members of the public in attendance to comment on the application. The public portion of the meeting closed at 10:10 p.m. and Council’s deliberations began. Moved by Councillor Morris Seconded by Councillor Buck THAT report PL05-061 be received as information; and THAT Council direct Staff to prepare the implementing Official Plan and Zoning By-law Amendment By-laws. CARRIED IV READING OF BY-LAWS Moved by Councillor West Seconded by Councillor Morris THAT the following listed by-law be given 1st, 2nd and 3rd readings, and enacted: 4683-05.C BEING A BY-LAW to Confirm Actions by Council Resulting From The Special Council Meeting of June 29, 2005. CARRIED V ADJOURNMENT Moved by Councillor West THAT the meeting be adjourned at 10:15 p.m. CARRIED