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MINUTES - Special Council - 20060927REVISED TOWN OF AURORA SPECIAL COUNCIL – PUBLIC PLANNING MEETING MINUTES NO. 06-26 Council Chambers Aurora Town Hall Wednesday, September 27, 2006 ATTENDANCE COUNCIL MEMBERS Mayor Jones in the Chair; Councillors Buck, Gaertner, Kean and Vrancic. MEMBERS ABSENT Councillors Hogg, Morris, Wallace and West were absent. OTHER ATTENDEES Director of Planning, Planner, 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 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 Vrancic THAT the content of the Agenda, with the following additions, be approved: • Correspondence from Ms Nadia Rodriguez and Mr. Glen Padassery, 5 Trent Street, to be included with (Item 1) - PL06-116 - Applications to Amend the Official Plan and Zoning By-law 2213-78, as Amended Loblaw Properties Ltd. 15900 Bayview Avenue Files D09-04-06 and D14-12-06 • CLOSED SESSION RE: A Legal and Property Matters CARRIED III CLOSED SESSION Moved by Councillor Kean Seconded by Councillor Vrancic THAT Council proceed into Closed Session at 7:05 p.m. to address legal and property matters. CARRIED Special Council – Public Planning Minutes No. 06-26 REVISED Page 2 Wednesday, September 27, 2006 Council resumed in Public Session at 7:08 p.m. Moved by Councillor Vrancic Seconded by Councillor Kean THAT the Mayor and Clerk be authorized to execute the Offer of Purchase Agreement from Van-Rob Realty Investments Limited, attached as appendix 1; and THAT staff be authorized to take all necessary steps to complete the transaction. CARRIED IV 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. PL06-116 - Applications to Amend the Official Plan and Zoning By-law 2213-78, as Amended Loblaw Properties Ltd. 15900 Bayview Avenue Files D09-04-06 and D14-12-06 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 the subject and surrounding land and advised that the applicant proposes to expand the existing supermarket, located at 15900 Bayview Avenue, by approximately 4258m2 (45,832ft2) to accommodate an additional food and food preparation area, retail and service areas and storage and electrical areas. The Planner advised that a peer review to determine market demand and impact analysis, was conducted by the applicant, which concluded that the proposed expansion is fully justified. The Planner advised that the most significant change resulting from the proposed amendments would be the reduction of the on-site parking requirement by 180 spaces. The Planner advised that, given staff comments, the applicant undertook a parking study in seven (7) different mature communities with a similar retail facility in Ontario. The Planner advised that as a result of the study, the applicant has calculated that 684 parking spaces are required to be supplied on-site given the proposed expansion, thus proposes to revise the site specific parking standard to implement a minimum of 504 spaces, translating into a parking demand ratio of 3.17 spaces per 100m2 irrespective of the interior uses. The Planner concluded by advising that, although staff do see some merit in the parking study methodology, there are still concerns in supporting such a drastic reduction in parking standards on a site specific basis and without the input of a parking study peer review, staff reserve judgement until such time as a peer review is conducted on the parking analysis that addresses the site specific request. Applicant/Agent Mr. Jonathan Roger, representative of Loblaw Properties Ltd., advised that he is in full support of the staff report and recommendations therein. Mr. Roger advised that, on behalf of Loblaw Properties Ltd., he has been working closely with staff to address the one outstanding issue, which is parking. Special Council – Public Planning Minutes No. 06-26 REVISED Page 3 Wednesday, September 27, 2006 Mr. Roger advised that he will continue to work with staff to resolve the parking issue and he further advised that he would be available to answer any questions during consideration of this matter. Public Comments Mr. Paul Steiner, co-owner of the dental office at the southwest corner of Isaacson Crescent and Earl Stewart Drive, expressed concern regarding the proposed reduction of parking at the Real Canadian Super-Store. Mr. Steiner advised that he is concerned that during the Christmas season, overflow parking may spill over to his property, preventing patients from parking at the dental clinic for their appointments. The public portion of the meeting closed at 7:27 p.m. and Council’s deliberations began. Moved by Councillor Kean Seconded by Councillor Buck THAT Council receive report PL06-116 be as information; and THAT Council direct Staff to report back to Council with a recommendation for the subject applications, taking into account public comments received, and after a peer review of the parking demand study has been conducted; and THAT Staff work with Loblaw Properties Ltd. to look at erecting signs on the adjacent properties to advise that parking is provided for their customers only. CARRIED 2. PL06-117 - Zoning By-law Amendment Application 2091585 Ontario Inc. 15565 Yonge Street Part of Lot 90, Registered Plan 246 File D14-08-06 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 the subject and surrounding land. The Planner advised that the applicant has proposed to amend the Zoning By-law to permit a five-storey apartment building containing three commercial units on the first floor and a maximum of 15 units on the upper floors, consisting of predominantly 2 bedroom suites, with the top floor being an large multi-purpose room. The Planner advised that the proposal consists of a total of 34 parking spaces, including 11 spaces dedicated for the commercial uses and 23 dedicated for the residential uses including visitor spaces. The Planner advised that the proposed use is appropriate and compatible with the surrounding neighbourhood, and added that, although the existing residential dwellings are at a higher grade than the proposed apartment building, the height of the building conforms to the policies of the Town of Aurora which allows for five storey buildings within the “Community Commercial” designation along Yonge Street. The Planner added that, in response to concerns raised by residents, the applicant commissioned a parking review to demonstrate that the parking provided on site is adequate. The Planner advised that the consultants concluded that based on the observations of parking at similar developments in Aurora, parking provided at the subject site is adequate and will accommodate the parking needs of the development. Special Council – Public Planning Minutes No. 06-26 REVISED Page 4 Wednesday, September 27, 2006 The Planner concluded by advising that, should Council determine there is merit in the subject application, it is recommended that the approval of the implementing Zoning By-law be subject to the review of at least the first site plan submission. Applicant/Agent Mr. David Pierce, representative of the applicant, advised that he is in full support of the staff report and requested that Council support the recommendations therein. Public Comments Mr. Kurt Fremerey of 62 Valhalla Court expressed concern regarding snow removal, potential run-off and flooding, noise from the roof units and noise from the soccer field in the nearby park. Mr. Chris Ambrose of 64 Valhalla Court expressed concern regarding the possibility of an overflow of parking from the establishments on Yonge Street ending up in the spaces provided for at the proposed building, causing more people to park on Valhalla Court. Mr. Ambrose also expressed concern that there will be derelict vehicles and garbage resulting from the proposed apartments causing, odours, oil spillage draining into the creek along with possible racoon and vermin issues. Ms Susan Melnik of 66 Valhalla Court expressed concern regarding the potential removal of several mature trees to allow the construction of the proposed building. Ms Melnik expressed several other concerns regarding the size of the building in relation to the other structures in the area, as well as the lack of proposed vegetation around the building. Ms Melnik suggested that the footprint of the building be moved away from the existing trees to avoid the need to remove them. Mr. Douglas McClure of 66 Valhalla Court expressed several concerns regarding the disposal of garbage, snow clearing and storage, lighting and the need for a retaining wall to help address run-off from the adjacent property Ms Lisa Ambrose of 64 Valhalla Court expressed concern regarding the availability of parking for the parents who bring their children to the soccer field behind their property, and how this proposed building will affect the existing parking issue in this area. Ms Ambrose suggested that apartments are not needed in Aurora, and that condominiums would be more desirable. The public portion of the meeting closed at 8:35 p.m. and Council’s deliberations began. Moved by Councillor Vrancic Seconded by Councillor Buck THAT Council approve the applications in principle, subject to the resolution of outstanding issues, taking into consideration comments received from Council and the public; and THAT a further report be brought back to Council to address the outstanding issues as identified; and THAT approval of the zoning by-law not be given until at least a first draft site plan application has been submitted; and THAT staff be requested to work with the residents of Valhalla Court to address the issues raised at this meeting. CARRIED Special Council – Public Planning Minutes No. 06-26 REVISED Page 5 Wednesday, September 27, 2006 IV READING OF BY-LAWS Moved by Councillor Kean Seconded by Councillor Vrancic THAT the following listed by-law be given 1st, 2nd and 3rd readings, and enacted: 4861-06.C BEING A BY-LAW to Confirm Actions by Council Resulting From This Meeting - Wednesday, September 27 2006. CARRIED V ADJOURNMENT Moved by Councillor Kean THAT the meeting be adjourned at 9:05 p.m. CARRIED