Agenda - Special Council - 20050126TOWN OF AURORA
PUBLIC PLANNING
AGENDA
NO.05-03
V MANY 26, 2005
7:00 P.M.
COUNCIL CNAMBERS
AURORA TOWN NALL
PUBLIC RELEASE tit
21/01/05
TOWN OF AURORA
SPECIAL COUNCIL - PUBLIC PLANNING MEETING
AGENDA
NO. 05-03
Wednesday, January 26, 2005
I DECLARATIONS OF INTEREST
II APPROVAL OF AGENDA
RECOMMENDED:
THAT the content of the Agenda be approved as presented.
I// PLANNING APPLICATIONS
IV READING OF BYLAWS
RECOMMENDED:
THAT the following listed by-law be given 1 st, 2nd and 3rd
readings, and enacted:
4638-05.0 BEING A BY-LAW to (pg. B-1)
Confirm Actions by
Council Resulting
From This Meeting —
January 26, 2005.
V ADJOURNMENT
AGENDA ITEM
1. PL05-007 - Zoning By-law Amendment Application (pg. 1)
Hassan Baniasadi and Ozra Mehrabi (Si-Pharm Limited)
15387 and 15393 Yonge Street
Lot 15 and 16, Registered Plan 5
File Number D14-14-04
RECOMMENDED:
THAT report PL05-007 be received as information and that Council
determine their position with respect to the application, subject to public
comments received.
PUBLIC PLANNING — JANUARY 26, 2005
IAGENDAI'EM �
TOWN OF AURORA
PUBLIC PLANNING REPORT No. PL05-007
SUBJECT: Zoning By-law Amendment Application
Hassan Baniasadi and Ozra Mehrabi (Si-Pharm Limited)
15387 and 15393 Yonge Street
Lot 15 and 16, Registered Plan 5
File Number D14-14-04
FROM: Sue Seibert, Director of Planning
DATE: January 26, 2005
RECOMMENDATION
THAT report PL05-007 be received as information and that Council determine their
position with respect to the application, subject to public comments received.
BACKGROUND
Location/Land Use
As illustrated on the attached Figures 1 and 2, the subject lands are located on the east
side of Yonge Street, north of Maple Street. The lands are legally described as Lot 15 and
16, Registered Plan 5 and municipally know as 15387 and 15393 Yonge Street. The
subject lands are approximately 0.17 hectares (0.42 acres) in size and are currently
occupied by two historic buildings with individuals businesses. These homes are listed in
the "Town of Aurora List of Heritage Properties", however are not designated under the
Ontario Heritage Act.
Surrounding Uses
To the North:
Residential;
South:
Residential;
East:
Residential;
West:
Commercial.
Official Plan
The subject lands are designated "Urban Residential" by the Official Plan (OP) and are
located within the Town's "Heritage Resource Area". To support the viability of Aurora's
heritage, limited commercial uses, such as small scale professional or business offices,
and studios which are compatible with residential uses, are permitted along arterial streets
—1—
PUBLIC.PLANNING — JANUARY 26, 2005
January 26, 2005 - 4 - Report No. PL05-007
■ A maximum shared driveway width of 10.0 m
■ A minimum of 16 shared parking spaces (15387 and 15393 Yonge Street)
As noted, discussions with the applicant have resulted in them agreeing to include planters
along the north building face of this property. While the 10.0 m driveway width will exist at
the property line, the driveway will narrow to about 8.0 m adjacent to the building. This
mitigates the impact of the asphalt. Staff find this compromise appropriate. Regarding
parking, the existing zone for this site requires a minimum of 9 spaces and a minimum of 7
spaces for 15393 Yonge Street. Given that the parking will be shared, there is an
appropriate number of parking spaces for both properties.
15393 Yonge Street
"Special Mixed Density Residential (R5-5) Exception Zone"
■ Personal service shop
Staff are of the opinion that a personal service shop is appropriate in the "Heritage
Resource Area", specifically on Yonge Street.
■ A maximum shared driveway width of 10.0 m;
■ A minimum of 16 shared parking spaces (15387 and 15393 Yonge Street)
Refer to above.
Department Comments
Staff have reviewed the application and have provided comments. As a result of their
comments, the applicants have revised their submission and therefore many of the
concerns originally identified by staff have been addressed. (Please note the revised
plans will be presented at the Public Planning Meeting and the attached plans are part of
the original submission). The Public Works Department has no concern with the
rezoning application. They have offered comments in relation to the site plan application
currently under review. The Building Administration Department concerns have been
addressed. The Leisure Services Department is satisfied with the revised plan, and any
other concerns or comments will be addressed through the site plan review. The Heritage
Advisory Committee has reviewed the application and have no concerns with the continued
use of the subject properties and supports the landscape modifications. John McIntyre, a
member of the Heritage Advisory Committee has provided additional comments, please
see attachment 1. (Please note John Mclntyre's' comments reflect the original submission
and not the revised plans). The applicant has been made aware of these comments and
advises that he has done extensive renovations especially to 15387 Yonge Street and has
no plans for further changes to the building. Aurora Hydro and the Central York Fire
Services Department have no comment on the application.
—4—
PUBLIC PLANNING — JANUARY 26, 2005
January 26, 2005 - 5 - Report No. PL05-007
Resident Concerns
A resident in the neighbourhood has expressed concerns with the application. His
concerns relate to the physical features of the heritage buildings, the signage, lack of
landscaping, fencing and other items, several of which have been addressed by the
applicant by means of agreed upon revisions. The letter has been attached for your
review, please see attachment 2.
Sian By4aw
The Director of Building Administration has provided comments in regard to the signage in
an R5 Zone. Prior to 2002, signage provisions for commercial business occupying
converted dwellings were addressed through the general provisions of the sign by-law and
in some instances resulted in signs which were seen to be inappropriate forthe residential
aesthetics of the property. In May 2002 at the request of Council, staff brought forward an
amendment to the Town of Aurora Sign By-law that restricted signage within an R5 or R5-
Exception zone where conversions to permit commercial uses generally occur. Staff
reviewed the Town of Markham sign requirements within their heritage districts and used
those requirements as a basis for addressing signage where residential buildings are
converted. As an example of the impact of the sign by-law revisions where a property
would have been permitted signage based on the frontage of the property which could
result in ground signs in excess of 4.5 m2 and wall signs up to 19 m2, single use
conversions, i.e. R5 Exception zones, are now restricted to ground signs of 3.0 m2 total and
wall sign of 1.25 m2. It is noted however that portable signs (including mobile and
inflatable signs) are permitted, and shall not locate on any lot for a cumulative period of
time in excess of eight weeks. The By-law Services Coordinator advises signs on these
properties are in accordance with the By-law.
FINANCIAL IMPLICATIONS
Not applicable
OPTIONS
At the Public Planning Meeting, taking into consideration comments from staff and
residents, Council has the option of approving the applications in principle, subject to the
resolution of outstanding issues. They also have the option of resolving that the
application is brought back to a further public meeting upon resolution of the major
outstanding issues, or they have the option of denying the applications outright. Should
Council determine there is merit in the subject application, approval of the Implementing
Zoning By-law be subject to site plan approval. This would ensure the proper function of
the site and its compliance with the Implementing By-law.
—5—
PUBLIC PLANNING — JANUARY 26, 2005
January 26, 2005 - 6 - Report No. PL05-007
CONCLUSIONS
An application has been submitted for Zoning By-law Amendment applications to permit
additional uses to the lands currently zoned "Special Mixed Density Residential (R5-12)
Exception Zone" and "Special Mixed Density Residential (R5-5) Exception Zone". Should
Council determine there is merit in the application, it is recommended that approval of the
Implementing By-law be scheduled together with the approval of the site plan, in order to
ensure the resolution of all outstanding issues.
LINK TO STRATEGIC PLAN
The Strategic Plan contains objectives to ensure high quality, comprehensive community
planning to protect the overall investment of citizens in the community. Critical review of
the subject application through the Zoning By-law Amendment process will facilitate this
objective.
ATTACHMENTS
Figure 1 - Location Plan
Figure 2 — Site Plan
Attachment 1 — Letter from member of Heritage Advisory Committee
Attachment 2 — Letter from resident
PRE -SUBMISSION REVIEW
Management Team Meeting — January 19, 2005
Prepared by: Cristina Celebre, Planner
Extension 4343
t, N.C./Y., R.P.P.
Planning
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Celabre, Cristina ATTACHMENT 1
From:
John McIntyre
Sent:
Tuesday, January 18, 2005 5:48 PM
To:
Celabre, Cristina
Cc:
Panlzza, Bob
Subject:
Yonge Street properties
I would like to comment on the current application regarding the two
houses on the east side of Yonge Street, between Maple and Mark.
As a member of the Heritage Advisory Committee (LACAC), I saw this
application when it was initially referred for comment: On seeing David
Tomlinson's name associated with this project as landscape consultant, I
felt that it was in good hands. After taking a closer look at the
proposal and hearing of Gary Gradanius's concerns, however, I hope that
modifications can be made. I have great admiration for Gary's work, in
part because of the direction he provided when the Town made changes to
the grading and landscaping of my own property at the northwest corner
of Yonge and Irwin, about a block south of the property now under
review. I believe that the recommendations he has made will greatly
enhance this project and help reduce the impact of the large paved area
at the back and between the two houses concerned.
Because these two houses are not designated under the Ontario Heritage
Act and this application did not propose their demolition, I did not
think that it was appropriate at the LACAC meeting to raise specific
concerns about them. The houses are on the Town of Aurora's inventory of
heritage properties, however, and also are part of what I believe to be
the last remaining block of houses left anywhere on Yonge Street. These
houses also are at the northern end of the historic core of Aurora and
are potentially part of the Heritage Conservation Distxict recently
proposed by the Committee.
First, the current owner should be commended for the adaptive reuse of
these houses and not applying to demolish and replace them. If it is
passible to raise specific concerns about the northernmost house at this
time, however, I would like to make the following observations. This
house, probably the earliest on the block, was altered without any past
review by LACAC. The two divided windows at the front were replaced by
single -pane windows which detract from the building's original
character. While an argumentcould have.been made that more
energy -efficient window sash was necessary in this location, the sash
should have been divided according to the original six -over -six pattern
which still survives on the sides of the house. Also, the house's
originalportico, in poor repair, was replaced by an entranceway which
now includes inappropriate stone facing. For the same amount of money
which was spent on these alterations, repairs could have been made which
would have enhanced, rather than detracted from, the building's
historical appearance. If this building and its neighbour are to attract
the clientele they seek., I believe it would be helpful if the owners
were to capitalize on the "heritage" elements of these properties.
A similar statement should be made regarding signage. Signs appropriate
to the nature of these properties should be part of any future plans. At
present, there is a variety of signage on site, including frequent use
of a portable "readograph" sign, which may deter customers rather than
attract them.
I hope that these comments may be taken into consideration
John McIntyre
Aurora, Ontario L4G 1N8
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PUBLIC PLANNING — JANUARY 26, 2005
Issues with Site .Plan:
1. Physical features. 15387 is the oldest house of the grouping in the block dating
back to at least 1875.
• Need to replace two front windows with 6 over 6 divided sash.
• Fluted columns/pillars are inappropriate. Should be simplified and squared.
• Tile and fake stone on front deck are not appropriate to architecture.
• Fake stone on. either side of front door is not consistent with architecture.
2. Signage issues. The haphazard signs that currently exist are junky at best and do
not present a good business posture. The billboard approach is totally
unacceptable for such small frontages and presents a, cluttered an unattractive
appearance. This issue will only get worse as the block develops and each new
business vies for attention. Sorne standard for signage, appropriate to these sites
and road proximity, is badly needed and should be included in the site plan detail.
3. Landscaping. The original deposed median landscaping should he placed along
the north sidewall of 15387 Yonge. New asphalt was installed up to this wall
eliminating all the existing landscape both on the median and north wall. A. 3-4
foot wide box planters should be used to mitigate the large asphalt entrance,
protect the gas meter on the side of the house and add visual attractiveness to
barren wall-to-wall asphalt. There is more than adequate driveway width to make
this possible.
Proposed landscaping at the front of both houses needs more height elevation
than that being proposed. The frontages are very small and sit within 5-1.5 feet of
Yonge Street. The plantings need to be of a nature that will survive the snow, salt
and street pollution, pedestrian garbage and snow plowing issues of this busy
artery. It seems to us that the use of periwinkle and juniper does not provide a
lirglr maintenance solution. We would be concerned about the visual appearance
after the two-year warranty period. It would seem that use of shrubs, bushes and
small trees and box planters might be more cost effective, provide some vertical
significance and ensure an attractive appearance after two years.
4. hear fencing and landscaping. Nine new trees are proposed in the rear yard
along the north and east sides of the property as well as a new tongue & grove
—11—
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PUBLIC PLANNING — JANUARY 26, 2005
THE CORPORATION OF THE TOWN OF AURORA
By-law Number 4638-05.0
BEING A BY-LAW to
Confirm Actions by
Council Resulting From
The Meeting of January
26, 2005.
THE COUNCIL OF THE CORPORATION OF THE TOWN OF AURORA
HEREBY ENACTS AS FOLLOWS:
THAT the action of the Council at its meeting held on January26, 2005 in respect
to each motion, resolution and other action passed and taken by the Council at
the said meeting is, except where prior approval of the Ontario Municipal Board is
required, hereby adopted ratified and confirmed.
2. THAT the Mayor and the proper officers of the Town are hereby authorized and
directed to do all things necessary to give effect to the said action or to obtain
approvals where required and to execute all documents as may be necessary in
that behalf and the Clerk is hereby authorized and directed to affix the corporate
seal to all such documents.
READ A FIRST AND SECOND TIME THIS 26`h DAY OF JANUARY, 2005.
READ A THIRD TIME AND FINALLY PASSED THIS 26`h DAY OF JANUARY, 2005.
T. JONES, MAYOR
K. EWART, DEPUTY TOWN CLERK
B-1