MINUTES - Committee of Adjustment - 20170713AuitoRA
Town of Aurora
Committee of Adjustment Meeting Minutes
No. 17-07
Council Chambers, Aurora Town Hall
Thursday, July 13, 2017
Attendance
Committee Members Grace Marsh (Chair), Tom Plamondon (Vice -Chair), and David
Mhango
Regrets Roy Harrington
Other Attendees Justin Leung, Secretary -Treasurer, Marty Rokos, Planner, and
Michael de Rond, Town Clerk
The Chair called the meeting to order at 7 p.m.
1. Approval of the Agenda
Moved by Tom Plamondon
Seconded by David Mhango
That the agenda as circulated by the Secretary -Treasurer be approved.
Carried
2. Declarations of Pecuniary Interest and General Nature Thereof
There were no declarations of pecuniary interest under the Municipal Conflict of
Interest Act.
3. Adoption of the Minutes
Committee of Adjustment Meeting Minutes of June 8, 2017
Meeting Number 17-06
Committee of Adjustment Meeting Minutes, No. 17-07
Thursday, July 13, 2017 Page 2 of 7
Moved by David Mhango
Seconded by Tom Plamondon
That the Committee of Adjustment meeting minutes from Meeting Number 17-06
be adopted as printed and circulated.
Carried
4. Presentations of Applications
1. Minor Variance Application: MV-2017-22A-C — MBH Aurora Lodging GP Ltd.
Eric T Smith Way and Goulding Avenue
The Applicant has submitted three applications to facilitate the development of
a hotel on the subject lands:
= MV-2017-22A is an application to allow a reduction in the minimum
required landscaping for lots fronting onto non -arterial roads. Section
27.D.B.2.3 of the Zoning By-law requires a minimum of 3.0 metres
landscaping strip for lots fronting on roads other than arterial roads and/or
open space. The Applicant is proposing a minimum of 2.0 metres of
landscaping; thus requiring a variance of 1.0 metre;
MV-2017-22B is an application to allow an increase in the maximum floor
area ratio. Section 27.D.B.2.4 of the Zoning By-law requires a maximum
floor area ratio of 50%. The Applicant is proposing a floor area ratio of
60%; thus requiring a variance of 10 and
• MV-2017-22C is an application to allow a reduction in the required number
of parking spaces. Section 27.D.8.2.6 of the Zoning By-law requires 1.0
parking space per room plus 10 spaces per 100 square metres devoted to
public uses for the proposed hotel use (153 parking spaces required).
The Applicant is proposing 100 parking spaces; thus requiring a variance
of 53 parking spaces.
The Chair read through the purpose of the applications. In attendance was
Ms. Janelle Young, Project Coordinator of Gay Contracting, on behalf of the
Applicant.
Committee of Adjustment Meeting Minutes, No. 17-07
Thursday, July 13, 2017 Page 3 of 7
The Committee inquired about whether any meetings or receptions would be
hosted at the site. Ms. Young stated that the facility and associated parking is
to be limited to registered guests of the hotel.
Moved by David Mhango
Seconded by Tom Plamondon
That Minor Variance Application MV-2017-22A-C be APPROVED.
Carried
2. Minor Variance Application: MV-2017-23A-D—1730981 Ontario Ltd.
15132 and 15136 Yonge Street
The Applicant has submitted four applications to facilitate a three -storey,
mixed -use development on the subject lands:
• MV-2017-23A is an application to allow a parking area in an
Environmental Protection Zone area. Section 30.1 of the Zoning By-law
does not allow Environmental Protection Zone lands for use as a parking
area. The Applicant is proposing a parking area at the rear of the property
within an Environmental Protection Zone; thus requiring relief from this
provision of the By-law;
MV-2017-23B is an application to allow an increase in the allowable floor
area for the residential portion of a non-residential building in a
Commercial Zone. Section 6.13.6 of the Zoning By-law requires that the
residential portion of a non-residential building in a Commercial Zone shall
not exceed 50% of the floor area. The Applicant is proposing a three -
storey building with 56% residential floor area; thus requiring a variance of
6%;
MV-2017-23C is an application to allow a reduction in the required number
of parking spaces. Section 6.26 of the Zoning By-law requires 1.5 parking
spaces for each dwelling unit in a building containing both commercial and
residential uses, with a minimum of 20% of spaces provided shall be set
aside as visitor parking and 4.5 spaces per 100 square metres of
commercial floor area for individual retail uses within Central Business
District whose gross leasable floor area does not exceed 300 square
Committee of Adjustment Meeting Minutes, No. 17-07
Thursday, July 13, 2017 Page 4 of 7
metres (46 parking spaces required). The Applicant is proposing 25
parking spaces; thus requiring a variance of 21 parking spaces; and
• MV-2017-23D is an application to allow the elimination of the required
landscape buffer strip along the rear property line. Section 6.31 of the
Zoning By-law requires a landscape buffer strip to be located along the
entire length of the property line where adjacent to any residential use.
The Applicant is not proposing a buffer strip along the rear property line,
which is adjacent to residential use; thus requiring relief from this provision
of the By-law.
The Chair read through the purpose of the applications. In attendance was the
Applicant, Mr. Joe Cara.
The Applicant stated that this proposed development is important to the
revitalization of the downtown core of Aurora.
Ms. Judy Sherman, 89 Temperance Street, expressed concerns regarding the
proposed parking lot and potential increase of current creek flooding issues in
an area, which is environmentally protected.
Mr. Len Bizant, 79 Temperance Street, expressed concerns regarding flooding
and the lack of flood control.
Mr. Stephen Park, 87 Temperance Street, expressed concerns regarding the
lack of overnight parking and possible overflow parking from surrounding
commercial and residential areas.
The Committee inquired about the parking spaces and site access. Staff and
the Applicant provided clarification regarding parking in respect to the new and
existing buildings. Further explanation was given regarding access and the
existing easement onto Temperance Street by the Applicant and members of
the public.
The Committee inquired about the flood hazard and landscape buffer strip,
which was addressed by the Applicant and staff.
Dr. Herman Ramirez, 15124 Yonge Street, provided clarification regarding the
topography of the lands.
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Thursday, July 13, 2017 Page 5 of 7
The Committee inquired about overnight parking and the number of visitor
and residential parking spaces, which was addressed by the Applicant.
The Chair noted the conditions set by the Lake Simcoe Region Conservation
Authority (LSRCA), which must be met by the owner. The Chair inquired
about the LSRCA condition regarding the location of suitable barriers, which
was addressed by staff and the Vice -Chair. The Chair further inquired about
the amount of pavement on the site, which was clarified by the Applicant.
Moved by David Mhango
Seconded by Tom Plamondon
That Minor Variance Application MV-2017-23A-D be APPROVED, subject to
the conditions contained in the report (as amended).
Carried
3. Minor Variance Application: MV-2017-24A-C -- Tadrouss-Hanna
46 Tyler Street
The Applicant has submitted three applications to facilitate the construction of
a one -storey addition with attached garage on the subject lands:
• MV-2017-24A is an application to allow a reduction in the front yard
setback. Section 11.2.2 of the Zoning By-law requires a minimum front
yard setback of 6.0 metres. The Applicant is proposing a front yard
setback of 5.7 metres; thus requiring a variance of 0.3 metres;
• MV-2017-24B is an application to allow a reduction in minimum distance
separation for steps encroachments. Section 6.48.1 of the Zoning By-law
requires that encroachments for steps shall be subject to a minimum
distance separation of 2.1 metres from the exterior side property line. The
Applicant is proposing to construct steps which ae 0.8 metres from the
exterior side property line; thus requiring a variance of 1.3 metres; and
+ MV-2017-24C is an application to allow an increase in the maximum lot
coverage. Section 11.2.3 of the Zoning By-law requires maximum lot
coverage of 35.0%. The Applicant is proposing a total lot coverage of
35.3%; thus requiring a variance of 0.3%.
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Thursday, July 13, 2017 Page 6 of 7
The Chair read through the purpose of the applications. In attendance was the
Applicant, Ms. Marina Hanna and Mr. Andro Tadrouss.
The Applicant confirmed their agreement with the conditions recommended by
staff.
The Committee inquired about feedback from neighbours, which was
addressed by the Applicant and staff.
The Committee inquired about heritage planning and the site plan, and staff
provided a response.
Moved by Tom Plamondon
Seconded by David Mhango
That Minor Variance Application MV-2017-24A-C be APPROVED, subject to
the conditions contained in the report, and subject to comments from the
Heritage Advisory Committee at its meeting of July 17, 2017.
Carried
5. New Business
Staff provided clarification regarding the deferral request process.
Staff noted that the Town has enacted a new Comprehensive Zoning By-law, No.
6000-17, which is currently under an appeal period, and advised that, under the
new provincial requirements, once a new zoning by-law is passed, there is a two-
year freeze on any rezoning or minor variance applications unless allowed by
Council_ He noted that Council has approved that minor variance applications may
continue to be accepted and processed by the Committee of Adjustment, and that
rezoning applications will require Council approval. Staff clarified the process for
previously deferred minor variance applications.
The Committee expressed interest in a training session on the new Zoning By-law
if considered beneficial by staff.
Committee of Adjustment Meeting Minutes, No. 17-07
Thursday, July 13, 2017 Page 7 of 7
6. Adjournment
Moved by Tom Plamondon
That the meeting be adjourned at 8:35 p.m.
Confirmed in open session this 130 day of July, 2017.
Grace MarsF , Committee Chair Justin Leung, Secretary -Treasurer