BYLAW - OPA 76 1623 Wellington St Dev Ltd - 20120717 - 544612THE CORPORATION OF THE TOWN OF AURORA
By-law Number 5446-12
BEING A BY-LAW to
adopt Official Plan
Amendment No. 76.
WHEREAS subsection 21(1) of the Planning Act, R.S.O. 1990, c. P.13, as amended,
provides that the council of a municipality that is within a planning area may initiate
an amendment to any official plan that applies to the municipality, and that section 17
of the Planning Act, R.S.O. 1990, c. P.13, shall apply to any such amendment;
AND WHEREAS subsection 17(22) of the Planning Act, R.S.O. 1990, c. P.13, as
amended, provides that the council of a municipality may by by-law adopt all or part
of the official plan and submit it for approval;
AND WHEREAS the Council of The Corporation of the Town of Aurora (hereinafter
referred to as the "Town") deems it necessary and expedient to adopt Official Plan
Amendment No. 76;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE TOWN OF
AURORA HEREBY ENACTS AS FOLLOWS:
1. THAT Official Plan Amendment No. 76 attached hereto and forming part of
this By-law be hereby adopted.
2. THAT staff for the Town be hereby directed to submit Official Plan Amendment
No. 76 to The Regional Municipality of York for approval.
3. THAT this By-law shall come into full force subject to compliance with the
provisions of the Planning Act, R.S.O. 1990, c. P. 13, as amended, and
subject to compliance with such provisions, this By-law will take effect from the
date of final passage hereof.
READ A FIRST AND SECOND TIME THIS 17TH DAY OF JULY, 2012.
READ A THIRD TIME AND FINALLY PASSED THIS 17TH DAY OF JULY, 2012.
A
JOHN D. I/,EACH. TOWN CLERK
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By-law Number 5446-12
Page 2 of 7
AURORA,
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AMENDMENT NO. 76
TO THE OFFICIAL PLAN
FOR THE TOWN OF AURORA
By-law Number 5446-12
Page 3 of 7
AMENDMENT NO. 76
TO THE OFFICIAL PLAN
FOR THE TOWN OF AURORA
The Amendment No. 76 to the Official Plan for the Town of Aurora Planning Area
which was adopted by the Council of The Corporation of the Town of Aurora is
hereby approved in accordance with sections 17 and 21 of the Planning Act, R.S.O.
1990, c. P.13, as amended.
THE REGIONAL MUNICIPALITY
OF YORK
per:
Date:
Heather Konefat, MCIP, RPP
Director of Community Planning Branch
By-law Number 5446-12
Page 4 of 7
AMENDMENT NO. 76
TO THE OFFICIAL PLAN
FOR THE TOWN OF AURORA
STATEMENT OF COMPONENTS
PART I — THE PREAMBLE
1. Introduction
2. Purpose of the Amendment
3. Location
4. Basis of the Amendment
PART II — THE AMENDMENT
1. Introduction
2. Details of the Amendment
3. Implementation and Interpretation
By-law Number 6446-12 Page 5 of 7
PART I — THE PREAMBLE
1. Introduction
This part of the Official Plan Amendment No. 76 entitled Part I — The Preamble,
explains the purpose, the location and an overview of this Amendment, as well as the
reasons for it. It is for explanatory purposes only and does not form part of the
Amendment.
2. Purpose of the Amendment
The purpose of this Amendment is to apply a site specific policy to permit a portion of
the subject lands to be used for an expanded range of commercial purposes uses as
principal uses in addition to Business Park uses on the subject lands.
3. Location
The area affected by this amendment is a 13.9 hectare (34.4 acres) of the land
comprising Part of Lot 20, Concession 3, E.Y.S Town of Aurora, Regional
Municipality of York. The subject lands make up part of the southwest quadrant of
Wellington Street East and Highway 404 and have a municipal address of 1623
Wellington Street East.
4. Basis of the Amendment
This Amendment is in response to the following:
4.1 The Town of Aurora adopted the Bayview Northeast Area 2B Secondary Plan,
OPA 30, on March 7, 2000. The Secondary Plan designates the subject lands
as "Business Park" and the intent of the Plan was to develop a multi -use
corridor along Wellington Street. In this location, the multi -use corridor includes
a large scale Regional Commercial Centre on the north side of Wellington
Street East, as well as the State Farm Corporate Office Headquarters.
4.2 Applications for amendments to the Official Plan and Zoning By-law were
submitted to the Town of Aurora for consideration in August 2011 to permit the
development of the subject lands for Business Park uses and an expanded
range of commercial uses as principal uses.
4.3 The statutory Public Planning Meeting was held on November 23, 2011 to
obtain input from members of the public and the Town's Council.
4.4 Notwithstanding the redesignation of a portion of the subject lands from
"Business Park" to "Business Park - Special Policy Area 1", business park
uses will continue to be permitted across the entire site..
4.5 The proposal represents the development of a key gateway into the Town. The
site plan approval process will ensure that the built form and landscape
treatment of the site will be to the highest standards.
4.6 The development is complementary to the existing mix of commercial and
business park/employment uses in the Wellington Street/Highway 404 area. Site
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Plan control will ensure the development of this site integrates well with adjacent
land uses.
4.7 The development of these lands will allow for the northward extension of
Goulding Avenue to Wellington Street East thereby reducing the need for
vehicles to use Leslie Street when travelling northward to Wellington Street
East.
4.8 The Amendment is desirable for the appropriate development and use of the
subject lands as follows:
• The site's strategic location on an arterial road, at a highway interchange
that serves as a major gateway to the Town;
• The compatibility of the uses both within the site and with surrounding land
uses; and,
• The provision of commercial and office uses to serve identified local needs.
PART II — THE AMENDMENT
1. Introduction
All of this part of the document entitled Part II — The Amendment, consisting of the
following text, constitutes Amendment No. 76 to the Official Plan.
2. Details of the Amendment
The Official Plan is hereby amended as follows:
Item (1): "Schedule "AA", Land Use Plan, being part of the Town of Aurora Bayview
Northeast Area 2B Secondary Plan — Official Plan Amendment No. 30, is
amended by changing the land use designation for a portion of the subject
lands municipally described as 1623 Wellington Street East, Town of
Aurora in the Regional Municipality of York, from "Business Park"
designation to "Business Park - Special Policy Area 1", as shown on
Schedule "A" —Land Use Plan, attached hereto and forming part of this
Amendment."
Item (2): Section 3.5 of the Bayview Northeast Area 2B Secondary Plan — Official
Plan Amendment No. 30 is hereby amended by adding the following:
"3.5.3 Business Park - Special Policy Area 1 (OPA 76)"
The following special policies shall apply to a portion of the 13.9 hectares
(34.4 acres) lands designated as "Business Park" located at the south-west
quadrant of Wellington Street East and Highway 404 and described as Part
of Lot 20, Concession 3, E.Y.S
a) A maximum of 18,120m2 of limited ancillary commercial and retail uses
shall be permitted in addition to the Business Park uses outlined in
Section 3.5 of the Bayview Northeast Area 2B Secondary Plan (OPA
30) only within the areas of the subject lands that this site specific
amendment applies to. The commercial retail uses shall be designed to
primarily service businesses in the business park lands and these
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ancillary uses collectively shall not exceed 20% of the total employment
in the employment land area of OPA 30.
b) The development of these commercial retail areas shall be phased. A
maximum of 11,100m2 of commercial retail space shall be permitted in
accordance with, site specific by-law requirements. Any additional
commercial retail uses beyond 11,100m2 to a maximum of 7,060m2
shall only be permitted at a ratio of 1m2 of gross floor area of
commercial space for every 1.5m2 gross floor area of business park
uses developed on the remainder of the site.
c) The commercial retail uses on the subject lands shall also be subject to
the following restriction: the maximum gross floor area of any individual
commercial retail unit shall not exceed 2,00Om2 except that a maximum
of four retail stores shall be permitted to have a maximum gross floor
area of 2,500m2.
d) The policies contained herein shall be implemented by way of a site
specific zoning by-law.
e) A Holding "(H)" prefix shall be placed on the lands. The purpose of the
holding symbol is to ensure that site plan approval has been obtained,
that the appropriate phasing occurs and that all outstanding matters to
the satisfaction of the Town have been addressed.
f) All other provisions of OPA 30 shall continue to apply.
Item (3): Schedule "H" of the Town of Aurora Official Plan is hereby amended by
adding site specific policy area 35.
Item (4): Section 16 of the Town of Aurora Official Plan, as amended, is hereby
amended by adding the "Details of the Amendment - Official Plan
Amendment 76.
3. Implementation and Interpretation
This Amendment has been considered in accordance with the provisions of the
Official Plan. The implementation and interpretation of this Amendment shall be in
accordance with the respective policies of the Official Plan, Zoning By-law and the
Site Plan Agreements.
SCHEDULE "A"
BY-LAW NUMBER 5446-12
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