BYLAW - Adopt OP 2 - 20121127 - 546612THE CORPORATION OF THE TOWN OF AURORA
By-law Number 5466-12
BEING A BY-LAW to
adopt Official Plan
Amendment No. 2.
WHEREAS the Council of The Corporation of the Town of Aurora (hereinafter the
"Town") enacted By-law Number 5285-10, including amendments thereto
(hereinafter the "Official Plan");
AND WHEREAS authority is given to Council pursuant to the Planning Act, R.S.O.
1990, c. P.13, as amended, to pass a by-law amending the Official Plan;
AND WHEREAS the Town deems it necessary and expedient to further amend the
Official Plan;
NOW THEREFORE THE TOWN HEREBY ENACTS AS FOLLOWS:
1. THAT Official Plan Amendment No. 2 attached hereto is hereby adopted.
2. THAT all other terms, provisions, and existing amendments of the Official
Plan remain the same.
4. THAT this By-law shall come into 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 27TH DAY OF NOVEMBER, 2012.
READ A THIRD TIME AND FINALLY PASSED THIS 27TH DAY OF NOVEMBER,
2012.
vt v das to %orm
yoyo,WServiees
Dais: ,f Y,�• �3 f .ZOI�i
s • v '�i1 A• -
N 1Y LEACH. TOWN CLERK
AURORA
youlm &o good C mpdv
AMENDMENT NO. 2
TO THE OFFICIAL PLAN
FOR THE TOWN OF AURORA
Page 2
AMENDMENT NO. 2
TO THE OFFICIAL PLAN
FOR THE TOWN OF AURORA
The Amendment No. 2 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.
Date:
THE REGIONAL MUNICIPALITY
OF YORK
per:
Name:
Title:
__ . .,e,.,,�,... x�
Page 3
AMENDMENT NO. 2
TO THE OFFICIAL PLAN
FOR THE TOWN OF AURORA
STATEMENT OF COMPONENTS
PART 1— THE PREAMBLE
1. Introduction
2. Purpose of the Amendment
3. Location
4. Basis of the Amendment
PART 11— THE AMENDMENT
1. Introduction
2. Details of the Amendment
3. Implementation and Interpretation
Page 4
PART I — THE PREAMBLE
1. Introduction
This part of the Official Plan Amendment No. 2 (hereinafter the "Amendment"),
entitled Part I — The Preamble, explains the purpose and location of this
Amendment, and provides an overview of 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 change the land use designation on the
subject lands shown on Schedule "A", attached hereto and forming part of this
amendment from "Existing Major Institutional" to "Stable Neighbourhoods" and to
establish site specific policies to permit the use of the subject lands for residential
apartment units.
3. Location
The lands affected by this Amendment are located on the west side of Wells Street,
south of Mosley Street and north of Metcalfe Street and are municipally known as 64
Wells Street. The lands have 57 metres of frontage on Wells Street and have an
area of approximately 0.4 hectares and are legally described as Part Lot 8, S/S
Mosley Street, Plan 68 as in AU12198, Part Lots 9, 10, 11, 12 and 13, S/S Mosley
Street, Plan 68 as in AU11845, and Lot 3, W/S Wells Street, Plan 68, except Part 2,
65R-9945, Part 4, 65R-2442 and Part 2, 65R-16015, Town of Aurora, Regional
Municipality of York (hereinafter the "Subject Lands").
4. Basis of the Amendment
The basis of the Amendment is as follows:
4.1 The Subject Lands have been operated as an elementary school site (Wells
Street Public School) by the York Region District School Board until two (2) years
ago when they decided to close it as a result of an accommodation review process.
4.2 The Subject Lands are in the heart of the old Town of Aurora and the existing
school building on it was constructed in 1923. It is within the Town's Heritage
Resource Area and is a Designated Heritage Property under Part IV of the Ontario
Heritage Act, R.S.O., 1990, c. 0.18.
Page 5
4.3 The Town's Promenade Urban Design Strategy identifies four (4) distinct
character areas and includes the Subject Lands in an area referred to as "A Cultural
Precinct" that contains a concentration of cultural assets. A key objective of the
Promenade Urban Design Strategy is to reinforce that area. The Subject Lands are
directly referred to as one of the Town's significant` public and civic landmarks and
the Design Strategy indicates that "such buildings should continue to exist into the
future and every effort should be made to physically enhance their landmark
qualities through restoration, facade improvements and complementary
landscaping".
4.4 Recognizing and preserving the historical and architectural attributes of the
existing school building are of fundamental importance. This Amendment will
facilitate the reuse of the Subject Lands in such a manner as to preserve the
attributes of the existing school building with modifications that are in keeping with its
architecture and that will be suitable to the conversion of it into residential apartment
units.
4.4 The existing uses in the vicinity of the Subject Lands include several church
structures (one of which has been converted to a meeting hall), a Town park, and
existing residential dwellings. In order to ensure compatibility with existing uses and
with the character of the area, particular attention will be paid to the design of
proposed modifications to the existing school building to preserve and enhance its
architectural character and to minimize impact on neighbouring uses. Although
limited visitor parking will be allowed between the front of the building and Wells
Street, the majority of parking spaces for residents and visitors will be located to the
rear of the building. Landscaping and where appropriate, screening, will be used to
enhance the outdoor visual amenity and to ensure compatibility with abutting uses.
4.5 The location of the Subject Lands presents an ideal opportunity for residential
apartment development, since it is within a short walking distance of major transit
service and of many businesses and services located in the Downtown Core. The
promotion of additional population in the vicinity of the Downtown Core will
contribute to the health and vitality of it.
4.6 The Subject Lands are directly across the street from and overlook a
significant Town park which will provide both visual and recreational amenity for
future residents. They will also be able to enjoy walking within the old established
area of Aurora with the ability to access nearby trail and open space linkages and
the Town Library.
4.7 The traffic volumes for the proposed apartment use are projected to be very
small and the impact on area streets will be minor.
Page 6
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. 2 to the Official Plan.
2. Details of the Amendment
The Official Plan is hereby amended as follows:
Item (1): "Schedule "A", Land Use Plan, being part of the Town of Aurora Official
Plan, is amended by changing the land use designation for lands known
municipally as 64 Wells Street (hereinafter referred to as the "Subject
Lands") from "Existing Major Institutional" to "Stable Neighbourhoods", as
shown on Schedule "A", Land Use Plan, attached hereto and forming part
of this Amendment."
Item (2): Section 16 of the Town of Aurora Official Plan/Secondary Plan entitled
"Site Specific Policies" is hereby amended by adding the following Section
16.38, which shall read as follows:
"16.38 Site Specific Policy (Official Plan Amendment No. 2)
The following site specific policies shall apply to the Subject Lands
designated as "Stable Neighbourhoods" as shown on Schedule "A", Land
Use Plan and Schedule "H", Site Specific Policy Areas, attached hereto
and forming part of this Amendment:
a) the Subject Lands shall be permitted to be used for the purposes of
a residential apartment building having a maximum of thirty-nine (39)
apartment units;
b) the existing building previously known as "Wells Street Public
School" shall be permitted to be modified to make it suitable for use
as a residential apartment building and such modifications may
include internal as well as external changes, provided that such
changes, where possible, shall be designed in such a way as to be
consistent with the architecture and style of the existing building with
_._. _.,,„..P......_�.. �_
Page 7
the Site Plan Approval process ensuring that the key features and
characteristics of the historic building are maintained;
c) modification to the existing building may include the addition of floor
space on top of the existing structure, provided that the maximum
total number of storeys shall be four (4);
d) adequate parking shall be provided for residents and visitors as
outdoor spaces or in a parking structure or a combination thereof
with a limited amount of visitor parking being permitted in front of the
building but the majority of parking spaces being provided to the rear
of the apartment building; and
e) the Site Plan Approval process shall ensure the implementation of
effective measures to mitigate potential impacts of the apartment
use on neighbouring uses through the use of landscaping and
screening and building design."
Item (3): "Schedule "H", Site Specific Policy Areas, being part of the Town of Aurora
Official Plan, is amended by adding Site Specific Policy Area 38."
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, the Town's Zoning By-
law Number 2213-78, as amended, the related Site Plan Agreement or other
agreements as required, and if necessary, the approval of a Plan of Condominium.
--
M
0
Z
W
a
W
J
`-i MA
a
c
o
ccLc
�
ad»
¢ � N
2�
'O'l1
m o o y
y 0 s a
N ._ y
O
�
¢QS
i m(9¢
774 S+ t'I"''004A,
�3
i
rzq. oz
Q
a
W
�e s 4 r
"se
wwm
0�7>oaa
W
a y
a)
$�y�Yak�S
`o'poLO
W (�79a
Wgqwxaw
°r $ u a
C)
'Sxuo`J�at
o
LL
V
Y
aogw
m
o66
v� a
W I I Imo°
lx-0o-a
a I ■ �,
o y o
y
a7und3nod.s-xpxn
to
�
� s
py
�•�����
db`iJIFI
"e
I
#
bNJ
m
°x
ai
M
J
a 0
d
N�
�a
w
q
LO F
grass
x
o
m
N
w
fpq
�
0
N � N
�
COYY1d0Y
�
I I
NydYO
m
T,
♦
BAbAt
O - N N
>
I•
N
.mp�uo, aphj�
N
= va/lb AR
•
•.
oI
■ �
N
M
A
z
�
O
�
N
Cl) mtt7yisiTiul;O`J7Kemt! 00
M
C4
M
�
zOz
g+J m
HOB
M
cMn
3
O
V
N
L$H8Z$
M
y
y
O
zH
y
a
N
IMF S.LS Zdg I
`• ■
■
ff ;Nee
ONDf dO dfHSxMO L
■
■
aH�ZS ZSN11riZbff