Loading...
Agenda - Special Council - 20090624SPECIAL COUNCIL PUBLIC PLANNING AGENDA NO.09-19 WEDNESDAY, TUNE 2k 2009 7:00 P.M. COUNCIL CHAMBERS AURORA TOWN HALL PUBLIC RELEASE June 19, 2009 AURORA TOWN OF AURORA SPECIAL COUNCIL - PUBLIC PLANNING MEETING AGENDA NO. 09-19 Wednesday, June 24, 2009 7:00 p.m. Council Chambers DECLARATIONS OF INTEREST 11 APPROVAL OF AGENDA RECOMMENDED: THAT the agenda be approved as presented. III PLANNING APPLICATIONS IV READING OF BY-LAWS RECOMMENDED: THAT the following listed by-law be given 1st, 2nd and 3rd readings, and enacted: 5152-09 BEING A BY-LAW to Confirm Actions by Council pg. 38 Resulting from Special Council — Public Planning Meeting 09-19 on June 24, 2009 V ADJOURNMENT Public Planning Meeting Agenda Wednesday, June 24, 2009 Page 2 of 2 AGENDA ITEMS 1. PL09-052 — Application to Amend the Zoning By-law pg. 1 Richardson House Developments Inc. (Bellwood Health and Wellness Centre) 14985 Leslie Street Part of Lot 19, Concession 3, E.Y.S. Fite D14-01-09 RECOMMENDED: THAT report PL09-052 be received as information and that Council determine its position with respect to the application, subject to public comments received. 2. Correspondence from Barrister and Solicitor and pg. 16 Aurora Property Owner Re: Item 1 — PL09-052 - Richardson House Developments Inc. File D14-01-09 RECOMMENDED: THAT the correspondence regarding Richardson House Developments Inc. — File D14-01-09 be received for information. 3. PL09-053 - Application to Amend the Zoning By-law pg.' 21 Hollidge Properties Inc. 108 — 224. Hollidge Boulevard Part of Block 1, Registered Plan 65M-3074 File D14-02-09 RECOMMENDED: THAT report PL09-053 be received as information and that Council determine its position with respect to the application, subject to public comments received. 4. Correspondence from Residents pg. 31 Re: Item 3 — PL09-053 - Hollidge Properties Inc. - File D14-02-09 RECOMMENDED: THAT the correspondence regarding Hollidge Properties Inc. — File D14 02-09 be received for information. PUBLIC _P _.. G AGENDA - JUNE 24, 2009 Aumoizi r yow're uo yooaG Cor3rzbwiry - . RESOLUTION FORM PUBLIC PLANNING MEETING -JUNE 24, 2009 ITEM # 1 Moved By Seconded By Resolution: 1. PL09-052.— Application to Amend the Zoning By-law Richardson House Developments Inc. (Bellwood Health and Wellness Centre) 14985 Leslie Street Part of Lot 19, Concession 3, E.Y.S. File D14-01-09 RECOMMENDED: THAT report PL09-052 be received as information and that Council determine its position with respect to the application, subject to public comments received. Proposed Resolution/Amendment (if applicable): CARRIED DEFEATED _ 1 _ PUBLIC PLANNING AGENDA - JUNE 24$ 2009 -2- PUBLIC PLANNING AGENDA - JUNE 247 2009 ITEM #1 i TOWN OF AURORA AURORA. PUBLIC PLANNING MEETING No. PL09-052 SUBJECT: Application to Amend the Zoning By-law Richardson House Developments Inc. (Bellwood Health and Wellness Centre) 14985 Leslie Street Part of Lot 19, Concession 3, E.Y.S File Number. D14-01-09 FROM: Marco Ramunno, Director of Planning and Development Services DATE: June 24, 2009 RECOMMENDATION THAT report PL09-052 be received as information and that Council determine their position with respect to the application, subject to public comments received. PURPOSE OF THE REPORT The purpose of this report is to evaluate the proposal by Richardson House Developments Inc. to rezone the subject lands to permit a Health and Wellness Centre in addition to the Business Park uses as permitted within the Business Park zone category of the Town's Zoning By-law. NOTIFICATION On June 2, 2009 Notice of Public Planning Meeting respecting the subject application was advertised in the Aurora Banner; distributed by mail to all assessed property owners within 120 metres (393 feet) of the subject property; and, a sign was erected on the Leslie Street frontage of the subject lands. As of June 16, 2009, two letters of opposition to the subject proposal have been received . by the Planning and Developments Services Department. BACKGROUND Location The subject lands are located on the east side of Leslie Street approximately 300 metres south of Don Hillock Drive. The lands are municipally described as 14985 Leslie Street and have the following characteristics (see Figure 1): ■ total site area of approximately 4.66 hectares (11.52 acres); ■ frontage of 209.86 metres (689 feet) along Leslie Street; ■ an existing driveway access off Leslie Street; and, ■ an existing two storey house (Richardson House) identified on the Town's -3- PUBLIC PLANNING AGENDA - JUNE 24, 2009 June 24, 2009 - 2 - Report No, PL09-052 Heritage Inventory as having historical interest. There is also a concrete block garage on the property which is proposed to be demolished. Surrounding Land Uses The surrounding land uses are as follows: North: Open space lands beyond which are Business Park lands with vacant and developing properties; South: Oak Ridges Moraine Countryside lands; East: vacant Business Park lands; and, West: existing Golf Course and estate residential lands. The subject lands are designated "Business Park" by the Bayview Northeast Area 2B Secondary Plan (OPA # 30) and zoned "Rural General (RU-ORM) Zone" by the Town of Aurora Zoning By-law 2213-78, as amended. PROPOSAL The applicant is proposing to rezone the subject lands from "Rural General (RU-ORM) Zone" to "Business Park (BP) Zone" to permit the development of a Health and Wellness Centre in addition to the uses permitted within the BP zone category. Details of the proposal include (see Figures 2-4): ■ a 4 storey building approximately 5,100m2 (55,000 it); ■ 100 parking spaces inclusive of 2 handicap spaces; ■ 1 loading space provided; ■ a full moves access at the southerly limit of the property; and, ■ preservation and incorporation of the existing house on the property identified as a heritage resource on the Town's Inventory of Heritage Buildings. The Bellwood Health and Wellness Centre is a private health provider offering a range of programs to persons with addictions and behavioural health problems. The services are offered on a short term stay and outpatient basis. The proposed building will accommodate Bellwood's services which shall include administrative offices and a small conference centre; professional offices;. meeting rooms; a dining room; a fitness centre; and, extended stay accommodation for clients undergoing treatment. -4. PUBLIC PLANNING AGENDA - JUNE 24, 2009 June 24, 2009 - 3 - Report No. PL09-052 COMMENTS Planning Considerations Official Plan The subject lands are designated "Business Park" by the Bayview Northeast Area 2B Secondary Plan (OPA # 30). Staff have reviewed the subject proposal in the context of the Business Park designation policies of OPA 30 and it is deemed to be consistent with said policies. In terms of the general Business Park policies, the proposal will contribute to providing a high quality employment use as its programs and services are delivered by professionals such as physicians, psychologists; ,social workers, fitness instructors, nutritionists, massage therapists, counsellors and nurses; the facility itself will serve residents of Aurora, businesses and their employees, and the Region as a whole; it proposes a facility with a high level of design standards which will be further refined upon submission of a site plan application; it proposes to take advantage and minimize disruption to the natural features of the site as well as the heritage elements of the site (i.e. preservation, restoration and incorporation of the heritage building on site); and the four storey design of the building is in keeping with the objective of maintaining low to mid -rise buildings not exceeding four storeys. In terms of the uses contemplated within the Business Park designated areas, this designation permits a broad and an integrated mix of employment uses that includes such uses as business and professional offices, hotels/motels, research, development and training facilities etc. This designation also permits institutional uses that are "compatible and complementary to the planned function and policies of the business park areas." The subject proposal is an institutional use that will serve the suuronding business park as well as the Town and Region of York residents. Further with respect to use, the proposed heath and wellness centre brings together many of the permitted uses contemplated within this designation namely, professional offices, extended stay accommodation; conference facilities; and, health and fitness recreation uses. Oak Ridges Moraine Conservation Plan Conformity The subject lands are within the Oak Ridges Moraine Settlement Area and therefore Oak Ridges Moraine Plan conformity must be demonstrated. In this regard the applicant submitted the following documents to comply with this requirement: ■ Natural Heritage Evaluation (which includes a discussion on landform conservation and a slope analysis); ■ Phase 1 Environmental Site Assessment; and, ■ A Functional Servicing Report. Staff retained North -South Environmental to undertake a peer review of these -5- PUBLIC PLANNING AGENDA - JUNE 24, 2009 June 24, 2009 - 4 - Report No. PL09-052 documents to assess the subject proposal's conformity to the ORMCP. Their initial comments are summarized below. ■ The Natural Heritage Evaluation does not identify the presence of any key natural heritage features on site and therefore conforms to the ORMCP. The proposed use is appropriate and offers opportunity to retain a significant amount of tree cover and vegetation; ■ There appears to bean intermittent watercourse present 40 metres north of the site which necessitates a Hydrological Evaluation. Some hydrological work was done as part of the Natural Heritage Evaluation however, additional work in this regard will be required to demonstrate conformity to ORMCP Policy 26; A Landform Conservation Plan must be conducted in accordance with OPA 48 . and the ORMCP. The applicant has undertaken some landform analysis as part of the Natural Heritage Evaluation given that the subject property is identified as within a Category 2 Landform area. However, is should be noted that the policy states that only "best efforts" be made to keep disturbance to landform character to a minimum, including maintaining significant landform features; limiting the portion of the net developable area of the site that is disturbed to not more than 50 per cent of the total area of the site; and, limiting the portion if the net developable area of the site that has impervious surfaces to riot more than 20 per cent if the total site area. Based on the aforementioned it appears that despite additional technical work that needs to be completed to fully demonstrate ORMCP compliance in the manner in which is required to be conducted, the proposed development appears feasible on the subject property. The"applicant has been advised of the above comments are currently working to address the outstanding issues. Zoning The applicant is proposing a "Business Park (BP) Zone" category with the added use of a health and wellness centre to its permitted uses. Since the Town does not have a use that is comparable to the one that is being proposed by the subject application, Staff have worked with the applicant to define the proposed use as follows: "Health and Wellness Centre" shall be defined as: "A facility for the medical or therapeutic treatment of human beings which provides treatment on a short term inpatient basis as well as outpatient treatment, and includes a private hospital as defined in the Private Hospitals Act." arm PUBLIC PLANNING AGENDA - JUNE 24, 2009 June 24, 2009 - 5 - Report No. PL09-052 In addition to the proposed health and wellness centre, the following general "Business Park (BP) zone" category uses are also being proposed: ■ Convention centre; ■ Data processing centre; ■ Day nursery, day centre -adult, day centre-intergenerational, provided no part of the building is used for industrial uses or warehouses; ■ a food processing establishment; ■ industrial use, if conducted within wholly enclosed buildings; ■ a fitness centre; ■ Hotel; ■ Motel; ■ Office; Public park; • Research and training facility; and, ■ Warehouse, if more than 200 metres distant from Wellington Street and from Highway 404. Staff identified some concern with the some of the uses within this zone category in conjunction with the proposed health and wellness centre. Specifically, Staff were concerned that uses like a food processing establishment would,present some land use compatibility concerns given the proposed use of the subject lands. Accordingly the applicant, in consultation with Planning Staff, have revised the list of permitted uses to eliminate the following uses: ■ a food processing establishment; ■ an industrial use, if conducted within wholly enclosed buildings; and, a warehouse, if more than 200 metres distant from Wellington Street and from Highway 404. The proviso in the BP zoning provisions that states "Notwithstanding the foregoing, uses including any of the above which are or may become noxious are specifically excluded" shallalso remain applicable to ensure no land use compatibility issues arise in the future. Parking The applicant has proposed 100 parking spaces to satisfy the parking requirements for this development. Given that the Town does not have a comparable use as proposed by the subject application, to support the parking provided, the applicant evaluated the parking requirements of nursing homes in combination with office uses as well as hotel type facilities. In each case, the 100 parking spaces provided exceeded the requirements under each of the scenarios by at least 15-20 spaces. Public Works staff have reviewed the parking justification for the proposed development and are satisfied OFAE PUBLIC PLANNING AGENDA - JUNE 24, 2009 June 24, 2009 - 6 - Report No. PL09-052 that the proposed parking provided will satisfy the parking demand for the proposed development. Access A full moves access to the site is proposed to be located at the south -end of the property. The existing driveway that leads to the residential dwelling on site will be removed. The Region of York has reviewed the access location and has no objection to its proposed location. The design, details and configuration of the access will be reviewed and approved by the Region of York upon submission of an application for site plan approval. Trail Corridor and Vegetation Preservation In accordance with the Trails sub -committee, a future municipal trail corridor is anticipated in this area which necessitates a 6 metre (19.68 feet) easement, a right -of - use agreement, or conveyance for the purposes of providing a trail corridor along the eastern property boundary. The applicant has no objection to this requirement Leisure Services staff have also requested at the submission of a site plan application, for a Vegetation Management Plan given the extensive amount of vegetation present on the subject lands. Compensation planting will be required for existing vegetation that is designated to be removed. Heritage The existing residential structure on the property is listed on the Town's Heritage Inventory. The structure is known as the Richardson house, built circa 1840's.. It is considered one of the oldest houses in rural Aurora. The identifiable architectural features of value are: ■ the Georgian -Neoclassical farmhouse set upon a raised foundation; ■ a two -storey verandah, with pickets, brackets, post and roof; ■ 3-bayfagade; ■ Historic wood windows; ■ Historic door surround; ■ Horizontal wood siding and door surround; ■ Returned eaves; ■ Landscape in the immediate vicinity of the property; • Raised stone foundation; • Paired internal chimneys; ■ West shed wing; ■ Mature vegetation immediately surrounding the house; ■ Original window openings, lintels and sills; and, -8- PUBLIC PLANNING AGENDA - JUNE 24, 2009 June 24, 2009 - 7 - Report No. PL09-052 Gingerbread trim. The applicant is proposing to retain the house in its current location and incorporate it into their development. The exact use of the building is unknown at this time however, the applicant has advised that an appropriate use will be made of the building that preserves its integrity and the use of the building will be subject to Staffs approval. Staff are requesting the following conditions be imposed in the preservation of the heritage building on this site as part of the subject development proposal: ■ The house shall be retained and restored on site and if possible, on its existing site and foundation; ■ The Owner agrees in writing to the designation of the Richardson house under Part IV of the Ontario Heritage Act; ■ The current vegetation along Leslie Street and in the immediate vicinity surrounding the Richardson house illustrates a unique cultural heritage landscape in Aurora, therefore, preservation where possible and sensitivity to existing and new landscape treatments is recommended; • The architecture of the proposed new buildings should complement the architecture of the Richardson House; ■ A Heritage Impact Assessment will be required to determine how the Richardson House will be impacted by the proposed development, site alterations and how it will be conserved and, ■ A detailed restoration plan of the house shall be submitted for review and approval by the Manager of Heritage Planning and urban Design. The applicant has advised that they have no objection to the aforementioned conditions. Department and Agency Comments All Town Departments have reviewed the subject zoning bylaw amendment application and have no objection to the proposed development. The Region of York and the Lake Simcoe Region Conservation Authority were also circulated the subject application for review and comment. These comments are summarized below; The Region of York has identified no objection to the proposed use of the site for a health and wellness centre. All issues pertaining to access will be addressed through the formal submission of a site plan application. Other matters such as the requirement of a traffic impact study, a stormwater management plan and road widening requirements were identified as submission requirements for a future site plan application. The Lake Simcoe Region Conservation Authority (LSRCA) also has no objection to the proposed development of the site. The comments provided included the following Wsle PUBLIC PLANNING AGENDA - JUNE 24, 2009 June 242009 - 8 - Report No. PL09-052 suggestions and/or requirements: ■ Buildings and development be situated so as to avoid disturbance to the landform feature and minimize vegetation clearing; ■ A tree planting plan (to address compensation planting for trees that will be removed); • A Tree Protection Plan to ensure that the trees that are being maintained are protected during construction; and, ■ A minimum of a 10 metre buffer is recommended between the parking lots/buildings and the edges of the woodland to minimize potential hazards associated with falling trees as well as protection of the root systems of the existing trees. FINANCIAL IMPLICATIONS There are no financial implications associated with the subject application. SERVICING ALLOCATION Servicing allocation is not necessary to facilitate this development. PROVINCIAL POLICY STATEMENT The subject application is consistent with the policies of the Provincial Policy Statement (PPS). Specifically the proposal is consistent with the following Sections, Policy 1.1: Managing and Directing Land Use, Policy 1.3: Employment Areas and Policy 2.0: Wise Use and Management of resources. The subject proposal: directs new growth and development to serviced settlement areas; the proposal will contribute to the mix of employment, economic development and competitiveness of the Town of Aurora; and, it proposes to protect the natural and cultural heritage features on the subject lands. ALTERNATIVES) TO THE RECOMMENDATION At the Public Planning Meeting, taking into consideration comments from staff and residents, Council has the following options: Approving the application in principle, subject to the submission of a formal site plan application; or, Resolving that the application be brought back to Committee or a further Public Meeting upon resolution of the major outstanding issues; or, -10- PUBLIC PLANNING AGENDA - JUNE 249 2009 June 24, 2009 - 9 - Report No. PL09-052 3. Refusal of the application with an explanation for the refusal. CONCLUSION The subject zoning amendment application proposing a health and wellness centre as well as other Business Park uses has been reviewed in the context of applicable Provincial and Town policies as well as its appropriateness and compatibility with existing and future surrounding land uses. Should Council determine there is merit in the proposal, it is recommended that subject to any public comments received, the zoning by-law amendment application be approved in principle. It is further recommended that a formal site plan application be submitted prior to the preparation of the implementing zoning by-law amendment. ATTACHMENTS Figure 1 — Location and Zoning Plan Figure 2 — Site Plan Figure 3 — Proposed Building Elevations- South & East Figure 4 — Proposed Building Elevations- North & West Management Tern Review —June 10, 2009 Prepared by: Deborah Giannetta, M.Sc.P1., Planner, Extension 43 7 Marc& am nno, M.C.I.P., R.P.P. Neil Garbe, Director of Planning Chief Administrative Officer and Development Services - 11 - s7�rnaanazs-xa�nx�,�r�m '�bMHJtH on �o o o �a L �r a IL 3 v m Goulding Ave d }�O � � •,d c m T C L1 Q d a N R a m V m. �J O 6-1" �LX W 0 w W N U z A tif Z w Q 2 Jo a. > ci o w �0) Z O 0 x No off � ZU paM L � r Q ��T vQw J � JaEW 5 1 ' a n■ zT a UJ ZZU 11'r Z atu Oo LU W LU GW M LU 0 ~o �o G� Ws U w ao o r� a. z 0 UpLu jL a< vr,< LU dNd W T 0 a '41A M O U) r !O!^ V/ '1 Z O FU 2 MCC Z Ww .la W° w w Zo .... w J z z m 0 Ix W� NUS 0 ao CL Upw WuJ.lii::) 0. ajC7 m PUBLIC PLANNING AGENDA - JUNE 24, 2009 J 0 {I� W e Wy 5 O U S Q i • r�s,f � 0 N V/ q a1 +s 1 C 0 0 F- Wr 4 W Z a 0 W CO Zca m U w � Q? N W w `W o 0> ZW p w Cl. 7 J z I' z m Q is .. W = , �. n: Cl) U 0) Oa c H 9 L v qr U a. Ltl 7 �i Q E M PUBLIC AGENDA - JUNE 245 2009 up y»wve iac �6oiG coctr�arry RESOLUTION FORM PUBLIC PLANNING MEETING JUNE 245 2009 ITEM # 2 Moved By Seconded By Resolution: 2. Correspondence from Barrister and Solicitor and. Aurora Property Owner Re: Item 1 — PL09-052 -Richardson House Developments Inc. File D14-01-09 RECOMMENDED: THAT. the correspondence, regarding Richardson House Developments Inc. — File D14-01-09 be received for information. Proposed Resolution[Amendment (if applicable): CARRIED DEFEATED M WE PUBLIC PLANNING AGENDA - JUNE 249 2009 -17- PUBLIC PLANNING. AGENDA - JUNE 24, 2009 .. 06/08/2009 13:46 4163663922 MELVYN D EISEN I t IVl �#Z PAGE 01 Mj9LD.I;ISIvN RARRISrL'R AND SOUC1T01t. SUft932W 74 BOND 511U3ET TORONI'O, CANADA 6t511 IM TRIAPI-IONS (416)367-0136 TBLFrAX (4I6).VA-.%AN2 DIRRCTDIAL (416) 3655321 r-MAIL— mcicAcntIIII w.wm RfjM].R TO 111Y NO.09449 June 8t1" 2009 SF1Ur BY RUGULAR MAIL AND PAX 905-726-4736 Town of Aurora 1 Municipal Avenue _ Box 1000 TOWN OF AU ORA Aurora, Ontario PLANNING & DEVEi,UPt01T SERVICES DEPT. L4G 6JIP ! . 2 `l6' E Attention: Deborah Giarinetta JUN 8 20�9 item Madam: INITIALS IALS Re: Public meeting - June 2411, 2009 - Applieation. ACTION Richardson I Iouse Development Ii1c,;„ This is, tv.advise you that I have been x-etaixtied by Adena Meadows Condominium Corporation to oppose the application of Richardson House Developments Inc. I will be attending at the meeting on June 24d1 2009 to present reasons Adena Meadows Condominium Corporation is opposed Eo this proposal.. l wfnlld appreciate your forwarding to copies of all correspondence received with respect to.this application. 'thanking you in anticipation. MDE/cf -18- PUBLIC PLANNING AGENDA - JUNE 24, 2009 Larry and Joyce :Dare Ridge Road W., R.R. #2 Shanty Bay, Ontario Town of Aurora Planning Department v'�Attn: Marco Ramunno Director of Planning 1 Municipal Drive, Box 1000 Aurora, Ontario.1,40 6J1 Dear Mr. Ramumro BY FAX 905-726-4736 TOWN CI`AURORA PLANNING & DEVELOPhiENI' SERVICES DEPT. V ilEC'Er V E'..D INITIALS JUN 1 6 2009 Re: Application by Richardson House Developments Inc. (File 014-01-09) We are the owners through private corporations of two vacant land condominium units at Adana Meadows. One of the condominium units is built upon with a fine home which is presently for sale. We are writing to you to express our disapproval and objection to the.application being brought in connection with the above captioned. The reasons for our objection include the following: 1. This community is, very family oriented and we are concerned about the safety of children and others. 2. The Adena Meadows community is a Cop end living environment which we fear will act as a magnet to those residing at the intended facility as well as their friends and associates. We fear that our community may well become a target for criminal activity. 3. The area around Adena Meadows is bucolic and the landscape in the area would be spoiled by any building rising above the level of the tree line. 4. The official plan for the area never contemplated such use as proposed by the Applicant. -19- PUBLIC PLANNING AGENDA - JUNE 24, 2009 We feel very strongly that this facility should not be allowed to proceed and we are fully prepared to contribute the costs of protest and prosecution of this objection as permitted by law. Yours truly, Larry Bare 1 V ce are - ea Lucille King, Town Clerk — BY FAX 905-726-4732 - 20-- PUBLIC WIG AGENDA - JUNE 247 2009 . ;Yax.Ye to yaad Cara�n.ra�! . ' RESOLUTION FORM PUBLIC PLANNING MEETING - JUNE 24, 2009 ITEM # 3 Moved By Seconded By Resolution: 3. PL09-053 - Application to Amend the Zoning By-law Hollidge Properties Inc. 108 — 224 Hollidge Boulevard Part of Block 1, Registered Plan 65M-3074 File D14-02-09 RECOMMENDED: THAT report PL09-053 be received as information and that Council determine its position with . respect to the application, subject to public comments received: Proposed Resolution/Amendment (if applicable): CARRIED DEFEATED -21- PUBLIC PLANNING AGENDA - JUNE 24, 2009 -22- PUBLIC PLANNING AGENDA - JUNE 249 2009 ITEM #3 TOWN OF AURORA AURORA PUBLIC PLANNING MEETING No. PL09-053 SUBJECT: Application to Amend.the Zoning By-law Hollidge Properties Inc. 108-224 Hollidge Boulevard Part of Block 1, Registered Plan 65M-3074 File Number. D14-02-09 FROM: Marco Ramunno, Director of Planning and Development Services DATE: June 24, 2009 RECOMMENDATION THAT report PL09-053 be received as information and that Council determine their position with respect to the application, subject to public comments received. PURPOSE OF THE REPORT The purpose of this report is to evaluate the proposal by Hollidge Properties Inc. to rezone the subject lands to permit additional restaurants on the subject lands whereas the by-law currently permits only one restaurant. NOTIFICATION On June 2, 2009 Notice of Public Planning Meeting respecting the subject application was advertised in the Aurora Banner; distributed by mail to all assessed property owners within 120 metres (393 feet) of the subject property; and, two signs were erected along the frontage of the subject lands. As of June 16, 2009, two letters in opposition to the proposal have been received by the Planning and Development Services Department. BACKGROUND Location The subject lands are located at the north-west corner of Hollidge Boulevard and Bayview Avenue. The lands are municipally described as 108-224 Hollidge Boulevard and have the following characteristics (see Figure 1): • total site area of approximately 1,36 hectares (3.36 acres); ■ .frontage of 191.85 metres (629.43ft) along Hollidge Boulevard; ■ two accesses off Hollidge Boulevard, a right -in access approximately 24.86 metres (81 feet) west of Bayview Avenue and a second full moves access at approximately the midpoint of the property; and, . ■ existing four (4) multi -tenant commercial buildings totalling approximately -23- PUBLIC PLANNING AGENDA - JUNE 247 2009 June 24, 2009 - 2 - Report No. PL09-053 Surrounding Land Uses The surrounding land uses are as follows: North: existing residential; South: Hoilidge Boulevard, beyond which are existing commercial uses as well as commercial uses currently under construction; East: Bayview Avenue; and, West: McMaster Avenue, beyond which are existing residential. Official Plan The subject lands are designated "Neighbourhood Commercial" by the Bayview- Wellington Centre Secondary Plan (OPA # 6) and are zoned "Shopping Centre (C4-9) Exception Zone" by the Town of Aurora Zoning By-law 2213-78, as amended. APPLICATION HISTORY An Application to Amend the Zoning By-law was submitted by Bayview Business Park in September 2003 to rezone the subject property from "Shopping Centre Commercial H (C4-9) Exception Zone" to another site specific C4 zone to permit among other uses restaurants (both take-out and drive thru), clinics; one financial institution with a drive thru; and, a change in the maximum size of a commercial unit from 250m2 to 929m2 . At the Public Planning Meeting held on February 26, 2004 a number of residents (Chapman Park Community Ratepayers Association) appeared in opposition to the proposal. Their concerns were as follows: ■ odours and garbage from restaurant uses; ■ noise from delivery trucks; ■ loitering; ■ traffic from the proposed drive thrus; and, ■ the safety of children with the increased traffic along McMaster Avenue. Council refused the application and the Owner appealed Council's decision to the Ontario Municipal Board. The Owner, the representative of the CPCRA and Town Staff participated in a Board ordered mediation whereby a consensus on a revised proposal was achieved which included the following: Restaurant uses with a drive thru was limited to one and the drive thru lanes associated with the restaurant were to be located in a precise location as illustrated on the attached schedule of the by-law to further guarantee the precise location of that one restaurant; Additional by-law provisions that prohibited a bake shop (as some function like restaurants) and the preparation of food as an accessory use or the consumption of food except in the restaurant; „ No drive thru associated with financial institutions however, a financial institution was permitted; and, -24- PUBLIC PLANNING AGENDA - JUNE 247 2009 June 24, 2009 - 3 - Report No. PL09.053 • Specific restrictions on the height and all setbacks related to the restaurant use. The application was heard on consent at the Board which approved the aforementioned revised proposal. The aforementioned restrictions and guidelines were subsequently implemented through the site specific provisions of the zoning by-law and through the site plan approval process that developed the site as it is today. COMMENTS Plannina Considerations Official Plan The subject lands are designated "Neighbourhood Commercial" by the Bayview- Weilington Centre Secondary Plan (OPA #6). This designation permits a range of commercial uses intended to cater to the day-to-day shopping needs of residents. Among the permitted uses identified in Section 3.3.4 b) of OPA #6, restaurant uses are included. There are no specific guidelines and/or restrictions on this use. Therefore, the proposal is deemed to conform to the Official Plan policies. Zoning The subject lands are zoned "Shopping Centre (C4-9) Exception Zone". The provisions of the site specific zoning restricts the number of restaurants permitted on the subject property to one. The general C4 zone category permits restaurant uses as of right. A review of the site specific C4 zone categories also indicate that restaurant uses are permitted without restriction, unlike the current zoning of the subject property. There are also a number of properties zoned with site specific zoning that do not permit restaurant uses. It is through zoning that the appropriateness and compatibility of land uses are evaluated in the context of individual properties. In the context of the subject property, from a technical land use planning perspective, additional restaurant uses on the subject property would not appear to produce significant adverse impact to the surrounding properties. Staff have checked with the Town's by-law enforcement department, and there have been no by-law complaints/issues with the restaurant use (Tim Horton's) currently operating there. Aside from a collection bin maintenance issue earlier this year (not associated with the restaurant use), there have been no major complaints with the operation of the commercial plaza on the subject property. There was an issue with loitering and graffiti a couple of years ago to which the Owner responded by installing security cameras at the rear of the buildings which appears to have addressed the problem. The Owner has also advised that it is their opinion that the loitering issue was also due to the absence of tenants in some units, and that tenants in all units would assist in policing this issue as they don't want people loitering in front or behind their businesses. -25- PUBLIC PLANNING AGENDA - JUNE 24, 2009 June 24, 2009 - 4 Report No. PL09.053 Parking Parking was provided at a rate of 4.5 spaces per 100m2 of commercial floor area which required 144 parking spaces. The subject property provides 149 parking spaces. The parking rate applied to the subject property is typical of C4 zoned properties however, many of the C4 zoned properties also have a limitation on the combined floor areas of clinics and restaurant uses which are higher parking demand uses. Accordingly, the current C4-9 zone category has a limitation that the combined floor area of the restaurants and clinics shall not exceed 20% of the total commercial floor area. Staff recommend that this requirement be maintained to ensure that parking does not become an issue on the property and that restaurant uses are limited on the subject property. Issues of Consideration (as previously identified by area residents) Garbage/ Odours The applicant has advised'that garbage areas are provided internally in the rear of each unit. These garbage rooms also have automatic timers so in the event that the tenant forgets to close the door after they have disposed of the garbage, the door will automatically close after approximately two minutes thereby minimizing the smells/odour from garbage associated with the commercial units to the residences backing onto the plaza. Further with regard to odours, the applicant also advises that potential tenants will be required to adhere to any building code requirements with respect to ventilation and exhaust to address concerns related to odours from restaurant uses. To further minimize this concern, staff would recommend that where restaurant uses are permitted, that the garbage rooms be temperature controlled. This will ensure that odours from food waste, especially in the summer, will be minimized even further.. Noise from delivery trucks and vehicles There are currently delivery trucks servicing the existing tenants on -site. To alleviate any further concerns in this regard the applicant is proposing to dictate to their tenants that deliveries must be made during the hours of 9:00am to 9:00pm only. Another noise concern most recently raised by an area resident is vehicular noise from vehicles travelling along the rear of the commercial buildings. The site was designed to allow for vehicles to circulate the site along the rear of the buildings. Vehicular noise will remain as the site is for commercial purposes and not necessarily as result of any one use. Staff do not anticipate vehicular noise on site to be significantly increased, if at all, as a result of additional restaurant uses on site. Loitering Security cameras have been installed at the rear of the building to discourage loitering -26- PUBLIC PLANNING AGENDA - JUNE 24, 2009 June 24, 2009 - 5 - Report No. PL09-053 at the rear of the building. The applicant has also advised that should this become a problem, the Owner as the Landlord will resolve the matter. Increased Traffic/Safety of children on McMaster Avenue This was previously identified as a concern when there was a proposed access from McMaster Avenue. There are no proposed changes to the accesses to the site. Additional traffic, if any, will use Hollidge Boulevard. Therefore, Staff are satisfied that pedestrian safety along McMaster Avenue will not be impacted by the subject proposal. Drive Thru Uses The applicant is not proposing any additional drive thru uses, either for restaurants or for financial institutions. Department Comments All Town Departments have reviewed the subject zoning by-law amendment application and have no objection to the proposal for additional restaurants. FINANCIAL IMPLICATIONS There are no financial implications associated with the subject application. SERVICING ALLOCATION Not applicable. PROVINCIAL POLICY STATEMENT The subject application is consistent with the policies of the Provincial Policy Statement. ALTERNATIVES) TO THE RECOMMENDATION At the Public Planning Meeting, taking into consideration comments from staff and residents, Council has the following options: 1. Approving the application in principle, subject to the resolution of any outstanding matters; 2. Resolving that the application be brought back to Committee or a further Public Meeting upon resolution of the major outstanding issues. 3. Refusal of the application with an explanation for the refusal. CONCLUSION Based on an evaluation of the subject zoning amendment application in the context of -27- PUBLIC PLANNING AGENDA - JUNE 24, 2009 June 24, 2009 - 6 - Report No. PL09-053 the Provincial and Town policies; and its appropriateness and compatibility with existing and future surrounding land uses, the Planning Department can support the proposed zoning amendment application. ATTACHMENTS Figure 1 — Location and Zoning Plan Figure 2 — Site Plan Prepared by: Deborah Giannetta, M.Sc.PI., Planner, Extension 4347 Marco a unno, M.C.I.P., R.P.P. Neil Garbe, Director of Planning Chief Administrative Officer and Development Services -28-. Oil r_7 I Q z V W Z ui a O OR z� O°q pq Q Q �r 18 U6 W J ••w 0 a � c� �,.. 2 P µme- m Cj 4i�ir �4--4 �P •IH$E I�� I`My,� 3r �a �Eiiy i i�� � g `� �`a tN a� � 8pp aEa viii' gei 3i3i1n qe C} _:._�—_+Y i . :�.. �•_.: �: 9Ei �171I 4 ia3 is Nt en lei" $$n g Q m Neillts .... 1 w m m [It _0y 14l 4s T Q �. _ W 1 _ w p a i a PUBLIC, WNING AGENDA JUNE 245 2009 J u p ;i'ouf e iw �joaG Corti�+nscy RESOLUTION FORM PUBLIC PLANNING MEETING - JUNE 243 2009 ITEM # 4 . Moved By Seconded By Resolution: 4. Correspondence from Residents Re: Item 3 — PL09-053 - Hollidge Properties Inc. - File 014-02-09 RECOMMENDED: THAT the correspondence regarding Hollidge Properties Inc. - File D14-02-09 be received for information. Proposed Resolution/Amendment (if applicable): CARRIED DEFEATED -31- PUBLIC PLANNING AGENDA - JUNE 24, 2009 -32- ITEM #4 PUBLIC PLANNING.AGENDA - JUNE 24, 2009 ' Baywell Crescent Aurora, ON L4G Jun 11, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14.02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. I object to have restaurants backing to residential homes. Yours truly; Georgiana Lai 73W OF.P,tIR PLANNfNQ & DEVEL0. 41'SERVICES DEPT. 63 V. „ JUN.1 6 2009 INITIALS. _- ACTION -33-- PUBLIC PLANNING AGENDA - JUNE 24� 2009 Giannetta, Deborah From: Ramunno, Marco Sent: Tuesday, June 16, 2009 8:08 AM To:. Giannetta, Deborah Subject: FW: Council of the Corporation of the Town.of Aurora June 24, 2009" Meeting Zoning By-law Attention Town Clerk -----Original Message----- From:Evelina MacEachern Sent: Monday,June 1.5, 2009 10:5.9 PM - To: Ramunno, Marco. Subject: Fw: Council of the Corporation of the Town of Aurora June 24, 2009n Meeting. Zoning By-law Attention Town Clerk - FYI Evelina MacEachern "The greater the obstacle the more glory in overcoming it." Moliere ----- Original,Message ------ From: info@e-aurora.ca :To: AllCouncillors@e-aurora.ca 'Cc: JHeadley@e-aurova.ca - - Sent: Monday, June 15, 2009 8:29 AM' - - Subject: FW: Council of the Corporation of the Town of. Aurora June 24, 2009n Meeting Zoning By-law Attention Town Clerk From: - Sent: June 14, 2009 4:18 -PM - To: Info - Subject: Council of the Corporationof the Town of Aurora June 24; 2009n Meeting Zoning By-law Attention Town Clerk - Dear Council - - - - An Application by Bollidge Properties Inc .(file: D14-02-09) has submitted to amend the zoning By Law on the property municipally known as 108-224.Hollidge Boulevard. The applicant is.proposing to amend the currant zoning category "Shopping Centre (C4-9) Exception Zone to permit additional restaurant uses. We are hoping that the Aurora Council-- puts a stop to this change in zoning, Our property backs on the this shopping Centre today. Currently there is a noise issue with the cars. racing up this back ally way from Tim Bortons. (we can't leave our windows open at night) We agreed to purchase our home here provided that the property behind us was zoned as Shopping only. it is bad enough with Tim Rortons smell and noise .let's not add to these home owners problems -not to mention the deprecation of our homes having a restaurant behind us. (within 100ft) We hope that the Council can withdraw this change in application. (Please!) - - - Thanks Edith Ambeault ' t -34- PUBLIC PLANNING AGENDA . JU.NE 24, 2009. PUBLIC PLANNING AGENDA - JUNE 2412009 Calmar Crescent Aurora, ON L4G :fun 16, 2009 Town of Aurora. Planning and Development Services 1 Municipal Drive Bax 100 Aurora,. ON VQ W1 Dear. Sir/Madam; Filer 0114 02-09 This is to submit my opposition to the zoning bylaw amendment to permit additional restaurant uses on the propert-ymUmGipaliy known as 10804 Nolldge Boulevard. Yours truly, TOWN OF Ati{�OFi/i PLANNING 1.EMELOPMENT W; IN'S WT. JUN i 77000 Jyoti Sabharwai ACTION. -36- PUBLIC PLANNING AGENDA - JUNE 249 2009 Blaydon Lane Aurora, ON L4G Jun 15,.2009 Town of Aurora Planning and Development Services 1. Municipal Drive Box 100 Aurora, ON L4G 6,11 Dear Sir/Madam; File: D14-02-09 This is to submit my opposition to the zoning.by law amendment to permit additional restaurant Uses on the property municipally known as 108-224 Hollidge Boulevard. 1 object to having restaurants in a small plaza. Yours truly, Erlinda Barundia PUBLIC IN4 AGENDA - JUNE 24, 2009 By -Laws THE CORPORATION OF THE TOWN OF AURORA By-law Number 5152-09 BEING A BY-LAW to Confirm Actions by Council Resulting From, Special Council — Public Planning ..Meeting 09-19 on June 24, 2009 NOW THEREFORE THE. COUNCIL OF THE CORPORATION OF THE TOWN OF AURORA HEREBY ENACTS AS FOLLOWS: 1. THAT the actions of the Council at its Special.Council— Public Planning meeting held on June 24, M09 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 24rH DAY OF JUNE, 2009, READ A THIRD TIME AND FINALLY PASSED THIS 24rH DAY OF JUNE, 2009. PHYLLIS M. MORRIS, MAYOR n LUCILLE KING, TOWN CLERK - 38 ADDITIONAL ITEMS TABLED FOR PUBLIC PLANNING MEETING Wednesday, June 24, 2009 ➢ New Item 5 - Additional Correspondence from Melvyn D. Eisen, Barrister and Solicitor —withdrawal of opposition Re: Item 1 — PL09-052 —Richardson House Developments Inc. RECOMMENDED THAT the additional correspondence from Melvyn D. Eisen regarding withdrawal of opposition pertaining to report PL09- 052 be received for information. ➢ New Item 6 - Correspondence from Bellwood Health Services and . Residents of the North Leaside Community Re: Item 1 — PI09-052 — Richardson House Developments Inc. ➢ New Item 7 — Correspondence from Bayview Wellington Management Inc. Re: Item 3 — PL09-053 — Hollidge Properties Inc. ➢ New Item 8 — Additional Correspondence from Residents Re: Item 3 — PL09-053 — Hollidge Properties Inc. 06/19/2009 12:20 4163663902 ADDED ITEM 5 MELVYN D EISEN PAGE 01 MrLVXN.'0. E18FN BARRISTER AND SOLTCITOR SUTIUM io BOND 51 rST TORON'tO. CANADA M511 Lo SENT HX REGULAR MAIL AND FAX 905-726.47,16 'town of Aurora 1 Municipal Avenue Box 1000 Aurora, Ontario L4G 6j1 Attention: Deborah Giannetta Dear Madatxt: Re: Public meeting - june 24at, 2009 -Application Richardson I louse Development Inc. THUIIINONE (416) 367-our, 7rr,FrAX (416)366-3862 WRECr DIAL (416) $65-5321 MAN., — mcleiecn(u)idirccY.mm . R61+liR 90 1MSIC. N0. 09.14a d11ae 1911, 2009 As yvu are dwore, I am t1w t1Ulicitur fur Adena Meadows Con6ziw1.itivaL CorporaLion #1010. The Board of Directors of Adena Meadows Condominium Corporation #1010 have attended at the Bellwood opexatloa and as a result they have decided rkot to oppose the current application submitted by Richardson House Development Inc. n-ce condominium corporation will continue to monitor this project as it however, at present they are withdrawing any op Asition they have to this ap MDE/c£ D. EISEN TOWN OF AUROFIA PLANNING & DEVELOPMENT SERVICES DEPT. RE Crnf4VED INITIAL(', IALB JUN 1 9 2009 ADDED ITEM 6 BELLWOO HEALTH SERVICES INC. 1020 McNicoll Avenue, Toronto, ON, Canada M 1 W 2J6 VIA FAX 905-726-4736 June22, 2009 Ms. Lucille King Town Clerk Town of Aurora 1 Municipal Drive, Box 1000 Aurora, Ontario UG 6J1 Dear Ms. King Re: Application by Richardson House Developments Inc (File D14-01-09) I have attached copies of letters we have received. I would appreciate it if you would circulate copies of these letters to members of Council prior to the public meeting scheduled for this Wednesday evening. We have received letters from members of the North Leaside community where the late Dr. Bell originally established the Donwood Institute, the first public hospital for addiction. Dr. Ball then left the Donwood and started. Bellwood Health services with his daughter, Linda Bell. These letters support the fact that the Dohwood was a quiet neighbour. We have also received some letters from businesses we currently share space with or are across the street from, who also confiml that Bellwood is a good neighbour. We havealsoreceived a letter from a family physician supporting the need for our services in York Region. If you have any questions, please give me a call. Yours ' cerely Janet Lansche, CA Vice President Finance & Administration cc: Deborah Giannetta TeI: 1 800 387 6198 or 416 495 0926 Fax: 416 495 7943 www.bellwood.ca rune17,2009 Ms, Patti McKay Thursfieid Crescent Toronto. ON Dear Ms; Bhoi I have been a resident ofLeaside for more than fifteen years and can report that I have never been inconvenienced by having the Donwoods Treatment Facility in theneighbourhood, To; the host_of my knowledge there were no noise complaints, break-ins or any other problems with having them in the neighbourhood, . Sincerely, Pm ,; rn Ms. Patti McKay Page 1 of 1 Janot Lansche From; Jeremy Pollock Sent: June 17, 20094:04 PM To: Janet Lanscha; Don Ross Subject: A SMALL VOTE OF CONFIDENCE Jeremy Pollock Merton Street,, Toronto, Ontario June 17, 2009 Ms. Janet Lansche Vice President of Fina:ice.& Administration Bellwood .-Health Clinic 1020 MoNicoh Avenue North York, Ontario Dear Ms. Lansclic: This fetter follows a telephone discussion earlier today with Don Ross regarding my personal experiences with the Donwood Health Clime during the timesve were meighlsmirs. For a period of several years in the early 1990's, I resided in north Seaside at MEN Toronto, which is the northernmost residential street is Leaside, bordering on what was thog e C.N.LB, property and the Donwood Health Clinic. My home backed directly onto the Donwood Clinic• At no time during. my Juee-and-a-half years in the neighbourhood was I aware of my. problemswith the Donwood or it's clients. Everyone associated with the ftcility was always courteous, respectful and. quiet. There were no incidents of rowdiness and no indications of alcohol or drug involvement. Not only was I aeverdisturbed by my backyard neighbours, but other people living in the immediate area were never hoard to complain. about or negatively criticize the Donwood or it°aclienls. I hope thissmall vote of confidence in the Donwood will reflect positively on the Bellwood Clinic and the invaluable work both facilities are doing to help people get their lives bark in order. Best regards, Jeremy Pollock cc: Don Ross 1710612009 June 17, 2009 Ms. Pam Dzenis Leacrest Rd East York, ON Dear Ms. Bhoi I have been a resident of Leaside for more than fifteen years and can report:that I have never been inconvenienced by having the Donwoods Treatment Facility in the neighbourhood. To the best of my knowledge there were no noise complaints, break-ins or any other pxoblems with having them in the neighbourhood. Sincerely, r- /- f c>"t Ms. Pam Dzenis Jmc 19, 2009 EellwoodHealth Service the. AttentioniE Linda Bell Dear Linda Asa longtime [esidept ofnoith Leaside nearthe original Donwood and now CAMHon l3rontolifft road;.:I am aware of no incidents of any oonaomw any total msidoat. I. believe CAAiM have baen gaodneighbaurs. Yom truly; 11. C. Pmbby, MD, FRCSC Assistant Professor Deparonent-of Ophthalmology and Vision Sciences University of Toronto June 17, 2009 M8, Alexis Meanchoff Parkhurst Blvd East York; ON Dear Ms. Bhoi .I have been a -resident of ,Leaside for more than liftcen ryears and can report that I have never been inconvenienced.by having the Donwoods Treatment Facility in the neighbourhood, Tothe best of my knowledge there were no noise complaints, break-ins or any other problems with having them in the neighbourhood. Sincerely, a Ms. Alexis Meanchoff Page I of 2 Janet Lansche From: carol.herd, Sent: June 18, 2009 1:32 PM To: Janet Lansche Cc-: Julie Bowles Subject: Comments regarding living near The Donwood Institute Janet Lansche Vice President of Finance and Administration, Bellwood Health Services Inc. 1020 Mc Nicoll Ave„ Toronto, ON M1 W 2J6 Dear Janet, I was asked by Julie Bowes if I would take a few minutes to comment on what it was like living in the same community as The Donwood Institute, `Brentdliffe Road, Toronto. My Mom and Dad became neighbours of Donwood and moved to Leaside in June 1968, 41 years ago. Unfit 12 plus years ago l lived there as well. I then moved to my own home 5 minutes away by car but still frequently visit. I "pfalned last evening to my Mom what Chad been asked to da I'thought I would ask what her feelings were She said we were there several years before she learned that Donwood was around the corner. Having this facility in our neighbourhood has not affected us or anyone in the area It was situated in a very, natural setting On a revise with majestic trees all around.-G actually visited once inside, a number of years age with a friend who was visiting'a neighbour. Asa kid I remember riding my bicycle on the grounds on several occasions. It was always a very quiet place, Hardly ever saw anyone coming or going. We also have a neighbour who worked there. This neighbour now commutes downtown to the new facility. The only time Donwood was ever really mentioned was in recent years when the discussions were started to have Donwoods moved. Apparently 'condos' were suggested for that land which Donwoods is 015, and everyone was ulp in arms. Itwas obvious by the uproar that the neighbours were quite happy with the Donwood in their community. Lawn signs were posted everywhere which read'Stop The Health Care Waste'. Never to my knowledge has anyone said anything negative about Donwood being part of our Leaside neighs rourhood. I understand everyone was sad to see it close. Sincerely, Carol Carol Herd Lankin Boulevard Toronto, Ontario I 22/06/2009 ROMMCross+nads Realty Inc., REtI LTOR° 1055 No icoll Avenue; Toronto,Ontario Ml W 3W6 Office: (416) 491-4002 Pax: (416)756-1267 Ads.,doaraw,,.d,,,,d e,M, June 22,2009 Janet I,ansche Bellwood Health Services Inc. 1020 McNicoll Avenue Toronto Ontario MI W 2.16 To Whom It May Concern, Re/Max Crossroads Realty Inc. has been located across the street from Bellwood Health Services for 15 years, There have never been any problems with Bellwood or its clients. I have never heard anyone mention any problems or concerns with being so close to an addiction treatment facility. In fact, I suspectmost people would not even know it is there. Bliwoed is a very quiet and considerate neighbour. ly, 1' a Re/,Max Crossroads Realty Inc. 1 - Message Therapy Acupuncture Exercise Rehabilitation tmti, Naturopathy N1C_0 ®° k �7 'V � Anger Maagetren(,C/` i 1 ,€ SII•ess ouplg Counselling Counselling Couples Cgw�selling Holistic Healthcare for the Whole Family June 16, 2009 To Whom It May Concern:. Forthepast 14 years I have been the owner and director of a multidisciplinary healthcare clinic located in Scarborough where I have been a co -tenant with Bellwood Health Services -Inc; I can honestly testify that throughout these years Bellwood has been an exemplary neighbor. The activity and flow of Bellwood's staff and clients throughout the building has been no different than I would expect from any other organization or company. Most of our clients come to us from homes and businesses in the surrounding conmumity. I would estimate that 99% of those clients are unaware that we share our space with Bellwood even though many live and work nearby and have been coming to our office for years. There have never been any incidences that have brought notice to Bellwood, Coincidently I have lived ht Biooklin Ontario for the past 1.4 years. At,the tap of our inaiu:strcet ina renovated mansion is another itt-patient addiction- treatment centre, the Renascent House. My home is approximately 1000 yards from the centre and I can honestly say. that I wouldn't haue` knnwtt it, was there if I had not been told by Bellwood staff, From conversations with neighbors and local businesses I would also guess that the vast majority of people that have moved into the community since I liave are completely unaware of the facility. If you haveany questions please not -hesitate to contact me at 416-493--2064, Sincerely, Derek Shin B.Sc., M.A. C.Ac. [Director McNicoil Wellness Centre 1020 McNicoll Ave. Suite 4144, Scarborough, ON. M.1 W 2J6 (416) 493-2064 , fax (416) 493-0401 DR. D. CHEAH DR. S.J. COISH [Ili. A. MARTIN DR; S. RASTOGI DR. F. SHARIFF DR. B.J. WHITNIEY DR. W. C. WILLIAMS 7700 Bathurst Street, Unit 35, Thornhill, Ontario L4J 7Y3 Telephone:905-881-6510 Fax:905-881-6513 June 1, 2009 Attention : Janet Lansche Bellwood Health Services Inc 1020 McNieoll Avenue Toronto, Ontario . MI W 2J6 Dear Ms'. Lansche: I have been in family practice for many years and am only too aware of the prevalence of alcohol and drug related diseases and the impact it has on both the patient, the family and community. York Region would greatly benefit from the services of an organization like Bellwood with its excellent success rate and attention to detail. Yours truly, B. J. Whitney MD, CCBP, FCF'P York Regional Police Association 600 Stonehaven Avenue Newmarket, ON L3X 2M4 YORK REGIONAL POLICE ASSOCIATION June 23, 2009 Re: Bellwood Health Services To Whom It May Concern Tel: 905.830-4947 Fax:905-898-728 The York Regional Police Association has for well over the past decade utilized the professional services of Bellwood. Over this time, period, the treatment provided to our members has been beneficial in assisting in a timelier return to work and to their overall health. The relocation of Bellwood's to the Town of Aurora would be of great benefit to the Region of York and its citizens. I do not see any reason why the Town of Aurora should have any concerns with having such a Treatment Centre in the community. Yourstruly, : John Miskiw President Strength In Unity Strength In Unity Strength In Unity Z'd bET8-L6b-9T4-T+ S33IAHAS HIIH311 000MI-1DE TT:9T bZ unr 600z N908 The Town Clerk Town of Aurora - 1 Municipal Drive Box 100 Aurora, Ontario L4G 6J1 Dear Sir: While our daughter was in residential treatment at Bellwood, we took part in the "Family Program" which was offered overthe course of three and one half days. On a daily basis we were immersed in the atmosphere that prevails at Bellwood —professionalism, a sense of safety and security for clients, and a peaceful quiet so necessary for healing. Never at any time did we encounter behaviour on the part of either the clients or family members that could be described as abusive, offensive or violent. Bellwood fit seamlessly into the community. Yours sincerely, - - Susan and Alden S White E'd _ bEle-LSb-9T4-T+ S30IAN3S H1lH3H ❑nOM-1l3e 11:9T 42 unr aooi ADDED ITEM 7 Feb 26 200d 14:11 P.05 270 Chrislea Road, Woodbridge Ontario, 1-41- SAS Phone (905) 254-9844 Fox (905) 264-9846 TO: Jacques Arsenault FROM: Mark Holly RE: Bayview Avenue & Hollidge Boulevard Commiarcial Site Part of Lot 1, Registered Plan 6SM4074 Zoning Amendment Application File Number D14-31-03 Cc: David Stewart DATE; February 19, 2004 Jacques, David Ste -wart, Maurice Luchich and I would like to thank you and the group of residents that we met last night regarding the proposed zoning amendment for the above noted commercial Klock. As discussed, the following proposed amendments are provided, without prejudice, for your consideration and discussion with the membership of your resident association. These amendments reflect the items we discussed at the meeting. As you know these amendments do not reflect our original expectations for the development of this block and we remain confident that our submitted proposal provides a good land use solution for this block with appropriate mitigation of real and perceived impacts. However, these amendments are submitted to you and the residents following our discussions and in anticipation that they may be found acceptable to the residents and thus for the benefit of both parties avoid both the expense and risk of protracted proceedings both at the local level and on appeals that either side may bring. We expressly reserve the right, in the event that the residents are not prepared to endorse and support these proposed amendments, to proceed with our standing proposal currently before the Council of the Town. On the basis set out herein, we agree to make the following amendments to our - development proposal for the site: 1 Delete the drive -through shown on building A 2 Remove the five parking stalls at the west end of the site adjacent to the north property line. Feb26 2004 14:11 ' P.06 February 19, 2004 3 The zoning bylaw for the site shall limit the permission for restaurants to one restaurant which Includes perniission for a drive- through. The restaurant shall be located in the area identified for tlje Tim Horton's as shown on the current site plan. 4 All garbage rooms shall be fully enclosed and no outdoor garbage storage, will be permitted. 5 The proposed driveway access at McMaster Avenue shall be reviewed with Town staff and WI be modified, if and as required by Town Staff and Council. In consideration of the forgoing, your resident association shall support, in writing to Aurora Council, all aspects of the rezoning and site plan applications as amended in accordance with the forgoing. Furthermore, your membership agrees not to appeal this matter to the Ontario Municipal Board. In the event that the application, as herein amended, is not approved by Aurora Council or if the matter is appealed to the Ontario Municipal Board, then we shall not be required to implement the foregoing and expressly reserve our right to pursue the application as currently filed or as amended otherwise. Once again, we sincerely appreciate your cooperation in meeting with us and participating in the frank and open dimussion that had led to this proposal. We are confident that the residents will appreciate the effort we have made to hopefully achieve a consensus that will allow us to move forward cooperatively, As discussed at the meeting, we look forward to receiving your confirmation that the above is acceptable. If the foregoing is acceptable to the residents and your association, kindly confirm the same by signing and returning the copy of this Memo to the writer. Yours uly, BA E wELL TON MANAGEMENT INC. lark Holly i The foregoing is accepted on behalf of Chapman Park Community Rate Payers Association. ties Arsenau President Dated this -?�, day of February, 2004 es Page 2 ADDED ITEM 8 Mayor, Council, and Staff Town of Aurora 1 Municipal Drive, Box 1000 Aurora, ON LAG 6J1 Dear Madam Mayor, Council Members and Staff: Re Zoning By Law Amendment Application File D14-02-09 We, the Chapman Park Community. Ratepayers Association (hereinafter the "Association"), respectfully submit this letter as our formal objection to the zoning bylaw amendment application being made by Hollidge Properties Inc. (hereinafter the "Applicant") referenced as file # D14-02-09. On February 19, 2004 the Association entered into a Memorandum of Understanding with the Applicant that permitted a zoning change to the property now known as the Reebok Plaza (hereinafter the "Plaza") The Association respectfully requests that the Applicant continue to honour the terms of this Memorandum. The Association and its constitution members entered into this agreement in good faith and with the belief that this Memorandum would be honoured by the Applicant in perpetuity. The Shopping Centre Commercial H (C4-9 Exception Zone) permits one restaurant only. This was the principal concern of the Association upon entering into the Memorandum with the Applicant. The Applicant originally agreed to one restaurant in the Plaza and this was granted by the aforesaid exemption C4-9. Now the Applicant is seeking to increase the amount of floor space in the Plaza for use as a restaurant. The Association strongly objects to this proposed by the Applicant on the basis that allowing more than one restaurant in Plaza will be detrimental to our community. Our specific concerns are as follows: • Cooking odors, regardless of the types of filtration systems implemented, will still be uncontrolled; • Grease is a particularly difficult odor that not only permeates the location in which it is utilized, but the smell travels on wind currents; and, • Restaurant odours would make sitting and enjoying our modest backyards intolerable; we would be assaulted with the odors constantly GARBAGE • This particular point brings with it issues with: - Odours Noise pollution if the garbage units are retrofitted with temperature controlled garbage containers Pests and their related health issues TRAFFIC & PARKING • The majority of the parking is at the east end of the property, closer to Tim Horton's; • When there is an overflow of vehicles, cars are parked along McMaster Avenue and other non -designated areas; • This creates both a hazard for pedestrians and children on both foot and bicycles especially as they make their way to and. from school; • The traffic flow in the plaza is less than ideal; • The application would increase the amount of traffic in the area and this would increase the pollution from idling vehicles and the noise pollution in the immediate vicinity LOITERING Although the present landlord has made attempts to deal with loitering and misuse of the property — via cameras — this has not resolved the problem People continue to loiter and we feel that this will continue to increase if there are any changes to the present zoning Based on the foregoing, the Association respectfully requests that Council.refuse application (File Number 014-02-09) and uphold the original agreement between the Association and the Applicant. Respectfully yours, .Chapman Park Community Ratepayers Association Encl: Memo dated February 19`s, 2004 to Jacques Arsenault from Bayview Wellington Management Inc. Dear Madam Mayor, Council Members and Staff: Re Zonine By Law Amendment Aanlication File D14-02-09 I am hopeful that council will see fit to uphold the agreement made by the developer and the ratepayers back in 2004. I did not want a restaurant in the Plaza then and I do not want one now. But, at the time, I was part of the agreement with the developer that I thought was in good faith. The developer had promised us that if a Tim Horton's was allowed no other restaurants would be needed or required. I did and do still believe that the developer made a promise to us. Now, to find that I have to go, through this process once again a few years later is very distressing. An agreement was made and in the nature of compromises it was not ideal: There are issues with traffic overflow, noise pollution, garbage smells, loitering teenagers and all the other issues that come from living next door to a 24 hour Tim Horton's with a drive through. I have put up with this because this is what I agreed to in order to prevent any further restaurants from going in. It is most unfair, in my opinion, for the developer to now say that there.have been no issues. There have been no issues because I made an agreement that in exchange for one restaurant only (the Tim Horton's) I would live with the inconveniences. As a homeowner, I find that my only recourse is to turn to Council and as that they take into consideration the concerns of the residents. There are numerous plazas in the area that abut onto commercial properties and they have lots of restaurants in them that adequately service the community. To permit more restaurants in the one plaza on Bayview that abuts directly onto residential lots does the whole community, present and. future, a real disservice. The concerns stated above will only be magnified if more food service establishments are permitted. Sincerely Yours Sheena Arsenault ' Baywell .Crescent Aurora, Out Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment.to permit additional restaurant uses on the property municipally known as .108-224 Hollidge Boulevard. Yours truly, µ Address ejp at6 ej; 1/ 40✓rI 5 Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours trulyf�a4� C Address _ Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, Address Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, Address Jun 15, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by -Jaw amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, Jun 15, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, Jun 15, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON UG 6,11 Dear Sir/Madam, Flle: D144249 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, ,4o;iPJ ktJFlaWiGW�u� Jun 15, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. "J &y Yours truly, &Ujcc�'o a , 0-to r/W' - Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, 11 Address Jun 18, 2009 Town of Aurora , Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, G�� c Address f� Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, ' - Address Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, �� V V �� Address Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This,is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, Address wevS' Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, Address �a"'4-" uun poly Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, A �r ATrss� N-Ipt P-A © " Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, Dkmll CAA"fe� Add rKs P Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, Address)'l��l� GYYOi &`i\wIl Cr-e_�' Arorrq 0 P,3 T- Jun 15, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON LAG 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard, Yours truly, 1 Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, Q Address Q C/V Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Address � /t4C�St e�r CMG Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, Hb4= 17����1 Address �C ON _ L.C� Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, Wavw_.C�i Address Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly Address BQqU')Ctj_ CSC. Ru 2 A� orJ t_ C- Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, nq-,v {- Cip6po Address /_ y4 Jun 18, 2009 Town of Aurora. Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, Address'�� �b� o Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, (� Address C-u- c, AL, (b L� C, Jun 18, 2009. Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to.submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, 2_oc o c\So-,, Address C� L�t CT Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, `-ice o4ti Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, PJM/0(4( Address 1-L1 6 Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, A dress JV 11�f� 641 ��� Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours tr ly, Address p Ck 69cCi % d Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Y tr gel - C Address i� p LA-7,Z L'L_ e Caw S N (2-� uq(- Jun 18, 2009 Town of Aurora Planning and Development Services 1 Municipal Drive Box 100 Aurora, ON L4G 6J1 Dear Sir/Madam, File: D14-02-09 This is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard. Yours truly, Address TOWN OF AURORA PLANNING & DEVELOPMENT SERVICES DEPT, R E C E I V E D Jun 18, 2009 INITIALS Town of Aurora Planning and Development Services I Municipal Drive Box 100 Aurora, ON L4G OJI Dear Sir/Madam, JUN 2 4 2009 This Is to submit my opposition to the zoning by-law amendment to permit additional restaurant uses on the property municipally known as 108-224 Hollidge Boulevard, Yours truly,