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MINUTES - Special Council - 20060222 TOWN OF AURORA SPECIAL COUNCIL – PUBLIC PLANNING MEETING MINUTES NO. 06-06 Council Chambers Aurora Town Hall Wednesday, February 22, 2006 ATTENDANCE COUNCIL MEMBERS Mayor Jones in the Chair; Councillors Buck, Gaertner, Vrancic and Wallace. MEMBERS ABSENT Councillors Hogg, Kean, Morris and West were absent. OTHER ATTENDEES Director of Planning, Manager of Development Planning, Planners, Administrative Co-ordinator/ Deputy Clerk, and Council/Committee Secretary. The Mayor called the meeting to order at 7:00 p.m. I DECLARATIONS OF PECUNIARY INTEREST Councillor Vrancic, declared an interest in Item 4 - Zoning By-law Amendment Application from Terra Aurora Inc. for the lands located at 185 & 205 Industrial Parkway North, by virtue of a Solicitor/Client relationship with a potential tenant, 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 Wallace Seconded by Councillor Buck THAT the content of the Agenda as circulated by the Corporate Services Department be approved as presented. CARRIED 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. 06-06 Page 2 Wednesday, February 22, 2006 III PLANNING APPLICATIONS 1. PL06-027 - Official Plan Amendment and Zoning By-law Amendment Applications 4240111 Canada Inc. (Origin Retirement Communities Inc.), Northwest Corner of John West Way and Hollandview Trail, Lot 82, Concession 1, Part 6, Plan 65R-14423, File D09-01-06 and D14-01-06 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. The Planner advised that the applicant is requesting amendments to the Zoning By-law and Official Plan for the lands located at the northwest corner of John West Way and Hollandview Trail to permit an Institutional use to allow for a retirement residence operated by “Origin Retirement Communities”. The Planner advised that the proposed retirement home is a five storey building having 144 full service rental units consisting of a mixture of studio, 1 bedroom and 1 bedroom & den suites including a 30 unit assisted living floor, a commercial kitchen, laundry/cleaning services and 58 parking spaces located along the north property line of the site. The Planner advised that comments from outside parties and staff indicate no significant concerns with the application, however there have been a number of concerns raised by the residents in that area. The Planner advised that Origin Retirement Communities hosted a Public Information Session/Open House on February 8, 2006 to discuss the proposal with the neighbours and it was found that concerns included, but were not limited to: the height of the building, massing of the building, the blocked sunlight due to the height, increase noise, traffic, illumination and the minimal landscape buffer proposed. The Planner advised that several residents from Ochalski Road and the President of the Bayview/Wellington Ratepayers Association have been working with staff to address these concerns and that the applicant has stated that they are committed to try and satisfy the residents concerns and have agreed to several design element revisions that have been suggested. Applicant/Agent Mr. Bruce Hall, planning representative of Intelliterra Inc. provided an overview of this proposal and outlined the overall vision and the potential benefits that will come of this addition to the community and reviewed the many ways in which the application ties in with Council’s original vision for the Civic Square area. Mr. Hall advised that the design will complement and enhance the existing look of the community and that the function of this retirement residence will fill a much needed demand in the area, allowing aging residents to remain in their community with confidence and dignity. Mr. Hall advised that, in response to the concerns raised by the neighbouring residents, the applicant has no issue with the inclusion of additional landscaping and buffering, a fence and mature trees. Mr. Hall advised that the applicant is committed to reducing the wings to 4 stories and increasing the setbacks to address the shadow and privacy issues, however it was noted that there are some technical issues regarding the assisted care floor and that architects are currently working on these issues. Mr. Hall advised that some of the rooftop equipment will be moved to the basement level to reduce the perceived height of the building and he advised that the other issues, including parking and traffic impacts on the area, garbage pick-up, security systems, environmental concerns and noise will be thoroughly addressed during the site plan process. Special Council – Public Planning Minutes No. 06-06 Page 3 Wednesday, February 22, 2006 Public Comments The following residents spoke in opposition of the application ٠ Mr. John Gallo, President of the Bayview/Wellington Ratepayers Association, resident of 29 Civic Square Gate; ٠ Ms Dorothy Gummersall, resident of 43 Evelyn Buck Lane; ٠ Mr. Jim Thomson, resident of 41 Ochalski Road; ٠ Mr. Denis Poncelet, resident of 67 Ochalski Road Mr. John Gallo requested that Council give consideration to denying this application and rezoning this land to be used as park or open green space to allow the residents to continue to enjoy their community in the same manner as they have in the past. Mr. Gallo requested that Council adopt a new motion in the event that the application be approved, and he read it out as follows: THAT in view of the proposal not conforming to the current designation in the “Bayview Wellington Centre Secondary Plan” (Official Plan #6) as, “High Density Residential”, and if Council should determine that there is merit in the subject application, it be recommended; THAT staff be authorized to work with the applicant and the ratepayers group; and THAT approval of the implementing by-law be given in concert with the site plan approval, taking into consideration all concerns of the ratepayers group; and THAT, once a consensus has been established, the application is once again brought to the public for review. The comments and concerns raised by the residents included but were not limited to the following: - Request to be included in the process of selecting colours, and design of the proposed structure; - Concerns about the imposing shadow from the building and impact on privacy of neighbouring residences; - Concerns about the potential impact on traffic, parking, general noise, light, pollution, snow removal, noise and congestion from emergency and delivery vehicles, garbage and medical waste storage and pick-up. The public portion of the meeting closed at 8:05 p.m. and Council’s deliberations began. Moved by Councillor Wallace Seconded by Councillor Buck THAT the applications in Report PL06-027 be approved in principle, subject to the resolution of outstanding issues, and THAT approval of the zoning by-law be given in concert with Site Plan Approval to ensure that details of the landscape buffer, fencing, and building design have been addressed; and THAT staff be permitted to work with the applicant and the Bayview/Wellington Ratepayers Association, to address the concerns raised by the residents in the affected area; and THAT the application be brought back to a further public meeting upon resolution of the major outstanding issues. CARRIED Special Council – Public Planning Minutes No. 06-06 Page 4 Wednesday, February 22, 2006 2. PL06-028 – Applications to Amend the Official Plan and Zoning By-law Priestly Holding Corporation (Montessori School) Part of Lot 80, Concession 1, E.Y.S., Block 5 of Plan 65M-2976 and Block 45 of Plan 65M-3461 Files D09-04-05 & D14-17-05 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. The Planner advised that the applicant has requested amendments to the Zoning By-law and Official Plan for the lands located at the northwest corner of Stone Road and Bayview Avenue to permit a Montessori School and accessory uses on the subject lands. The Planner advised that the school will be comprised of 6 teaching classrooms in a one storey building, a tot lot to be located at the rear of the proposed building on the west side of the property and 28 parking spaces provided including one handicap space. The Planner also advised that sole access is proposed via a full moves access from Stone Road. The Planner advised that a traffic study concluded that the site access as designed would provide adequate capacity for school traffic; the onsite vehicular circulation as designed is efficient and safe; and, the number of parking spaces provided exceeded the demand anticipated. The Planner advised that the proposed land use is compatible and appropriate with the surrounding residential area, is consistent with the Provincial Policy Statement, achieves the objectives of the Town’s Strategic Plan and the proposal does not present any servicing allocation concerns. The Planner concluded by advising that staff and outside parties have no objections and comments from the application circulation are minor and of a technical nature and therefore can be easily satisfied through the remaining site plan approval process, therefore, based on the aforementioned, staff recommends the approval of the subject applications. Applicant/Agent Mr. Howard Friedman, of HBR Planning, representing the Priestly Holding Corporation, provided an overview of the concept for this proposed Montessori School and he advised that he is in full support of the comments within the staff report and requested that Council approve the report. Public Comments Ms Andrea de la Fuente, resident of 156 Millcliffe Circle inquired about the size of the retaining wall that will be erected between her property and the proposed school. Mr. Friedman responded by advising that the proposed wall will reach up to 1.2 metres at its highest point. The public portion of the meeting closed at 9:05 p.m. and Council’s deliberations began. Moved by Councillor Buck Seconded by Councillor Wallace THAT Council approve in principle the applications as outlined in report PL06-028 in addition to the existing commercial uses of the property, to allow for future redevelopment of the property for commercial purposes thereby providing convenience commercial services for the surrounding neighbourhood as was originally contemplated by the secondary plan. CARRIED Special Council – Public Planning Minutes No. 06-06 Page 5 Wednesday, February 22, 2006 3. PL06-031 – Zoning By-law Amendment Application The Merkur Group, 14800 Yonge Street Part Lot 77, Concession 1 W.Y.S. File D14-04-06 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. The Planner advised that the applicant has submitted a rezoning application to eliminate the site specific parking standard for the lands, located within the Yonge Street South Community Commercial Centre, which has the purpose of serving the commercial needs of several surrounding neighbourhoods. The Planner advised that, due to the anticipated future growth and subsequent demand on the Yonge Street South Community Commercial Centre derived from residential intensification in the surrounding neighbourhoods, as well the anticipated slow future growth in this area, in culmination with the proposed parking standards, Staff have no objection to the proposed Zoning Amendment. Applicant/Agent Mr. Harry Froussis, of Zelinka Priamo Ltd., advised the proposed modifications to the parking area within the subject lands should vastly improve traffic flow in that area and meet all current standards, and he requested that Council approve that staff recommendations within report PL06-031. Public Comments There were no members of the public in attendance to comment on the application. The public portion of the meeting closed at 9:20 p.m. and Council’s deliberations began. Moved by Councillor Buck Seconded by Councillor Wallace THAT Report PL06-031 be received as information and that Council approve the application in principle, subject to the resolution of outstanding issues. CARRIED 4. PL06-029 – Zoning By-law Amendment Application Terra Aurora Inc. 185 & 205 Industrial Parkway North Lot 87, Plan 246, File D14-02-06 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 and current uses of subject and surrounding land. The Manager of Development Planning advised that the applicant has requested an amendment to the Zoning By-law to allow a licensed day care centre as an additional permitted use for the lands located at 185 and 205 Industrial Parkway North. The Manager of Development Planning advised that staff and outside parties have no objections to the proposal. Special Council – Public Planning Minutes No. 06-06 Page 6 Wednesday, February 22, 2006 Applicant/Agent Mr. Michael Larkin, of Larkin & Associates advised that the requested use is in keeping with the existing uses of the area and that the traffic study concluded that there will be no negative impact on the area resulting from this application. Mr. Larking concluded by requesting that Council approve the recommendations in report PL06-029 Public Comments There were no members of the public in attendance to comment on the application. The public portion of the meeting closed at 9:50 p.m. and Council’s deliberations began. Councillor Vrancic, having previously declared a possible interest in Item 4, did not take part in any discussion in this regard. Moved by Councillor Buck Seconded by Councillor Wallace THAT Council approve the application in principle, subject to the resolution of outstanding issues. CARRIED IV READING OF BY-LAWS Moved by Councillor Buck Seconded by Councillor Wallace THAT the following listed by-law be given 1st, 2nd and 3rd readings, and enacted: 4775-06.C BEING A BY-LAW to Confirm Actions by Council Resulting From Meeting 06-06 on February 22, 2006 CARRIED V ADJOURNMENT Moved by Councillor Buck THAT the meeting be adjourned at 9:55 p.m. CARRIED ______________________ _________________________________ T. JONES, MAYOR K. EWART, DEPUTY CLERK