BYLAW - Adopt OPA Number 18 - 20180724 - 611018The Corporation of the Town of Aurora
By-law Number 6110-18
Being a By-law to adopt Official Plan Amendment No. 18.
Whereas on September 28, 2010, the Council of The Corporation of the Town of Aurora
(the "Town") enacted By-law Number 5285-10, as amended, to adopt the Official Plan for
the Town of Aurora (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 Council of the Town deems it necessary and expedient to further
amend the Official Plan;
Now therefore the Council of The Corporation of the Town of Aurora hereby enacts
as follows:
1. That Official Plan Amendment No. 18 attached hereto and forming part of this
By-law be and is hereby adopted.
2. 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.
Enacted by Town of Aurora Council this 2401 day of July, 2018.
Geoffrey Dawe, Mayor
Michael de Rond, Town Clerk
AvtoRA
you'reiw good, Company
Amendment No. 18
To the Official Plan for the Town of Aurora
Page 2 of 6
Amendment No. 18
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
Page 3 of 6
Part I — The Preamble
1. Introduction
This part of the Official Plan Amendment No. 18 (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 from "Cluster
Residential" to "Cluster Residential Site Specific Policy No. 49". The provisions of this
Official Plan Amendment will allow twenty-seven (27) blocks to be developed as single
detached units and related amenities.
3. Location
The lands affected by this Amendment are located on the east side of Yonge Street,
north of Hunters Glen Road, municipally known as 14029 Yonge Street, having a lot
area of approximately 7.14 hectares and are legally described as Part of Lot 72,
Concession 1, Town of Aurora, Regional Municipality of York (the "Subject Lands").
4. Basis of the Amendment
The basis of the Amendment is as follows:
4.1 The Official Plan Amendment application (file: OPA-2017-02) and related Zoning
By-law Amendment application (file: ZBA-2017-01) were submitted to the Town
for consideration on March 15, 2017 to permit a site specific Official Plan
Amendment and Zoning By-law Amendment on the Subject Lands.
4.2 The Public Planning Meeting was held by the Town's Council on May 24, 2017 to
obtain input from members of the public and the Town's Council.
4.3 The Draft Plan of Subdivision consists of 27 blocks for single detached
residential uses. A trail block is located on Block 29 along the Yonge Street
frontage. The Common Elements Condominium within Block 28 contains the
woodlands, private road system, green space around the Butternut tree, and
buffers.
4.4 The Draft Plan of Condominium consists of 27 Parcels of Tied Land. Block 29 is
to be conveyed to the Town as a trail block. The balance of the Subject Lands is
a Common Elements Condominium Block, which includes the private roads,
eight (8) visitor parking spaces, open space, and the existing woodlands on the
easterly portion of the Subject Lands.
4.5 The Yonge Street South Secondary Plan designates the Subject Lands as
"Cluster Residential", "Environmental Protection Area" and "Environmental
Function Area". An amendment is required to permit the proposed residential
development.
Page 4 of 6
4.6 The implementing Zoning By-law amendment will add by-law exceptions to the
lot area, height, garage dimensions, central air conditioner requirements,
permitted yard encroachments, and landform conservation provisions.
4.7 The Site is located adjacent to Yonge Street, a Regional Corridor and Arterial
Road, which serves as a main traffic carrying arterial road through the Town and
currently serves as one of the main transit corridors through York Region.
4.8 The Site is located within the built-up area of the Town of Aurora and will aid in
achieving the Provincial and Regional intensification targets.
4.9 The proposed policies are consistent with the Provincial Policy Statement (2014).
The development proposes the efficient development of urban land and use of
existing infrastructure, while maintaining the character of surrounding land uses.
4.10 The proposed policies conform to the York Region Official Plan, particularly with
respect to directing growth within the built-up area through infill and
intensification at an appropriate scale, taking into account the existing site and its
surrounding context.
4.11 Section 3.2.3(c) of OPA 34 provides that the gross residential density over the
constrained and unconstrained lands subject to a development application shall
be no more than 5 units per hectare. The property has an area of 7.14 hectares,
which results in a permitted density of 35 units across the site, whereas the
proposed development contemplates 27 units (3.77 units per hectare). The limits
of the Environmental Areas were determined during a site visit with the Lake
Simcoe Region Conservation Authority, and are intended to be protected through
the re -zoning of the property.
4.12 The proposed development will provide for a more efficient use of land within a
settlement area, and provide for a greater range of housing for the entire
community.
4.13 A 40 metre setback is provided from the centreline of Yonge Street to the rear
property lines of the nearest dwellings, which represents a reduction to the OPA
34 Urban Design Guidelines requiring 60 metres to the nearest buildings.
Notwithstanding this reduction, there is a further rear yard setback of 7.5 metres
to the rear of the nearest structure for a total setback of 47.5 metres or greater.
Through sensitive landscape design and grading, the intent of the Yonge Street
South Secondary Plan, namely the preservation and enhancement of the
existing rural character of Yonge Street, will be maintained.
4.14 Section 3.6.3(c) of OPA 34 mandates that a separation of 35 metres be provided
between any Estate Residential designation and the lot line or limit of any area of
private amenity space of any cluster residential unit. A minimum separation of 20
metres is provided between the exterior lot lines of the nearest units to the Estate
Residential dwellings fronting onto Hunters Glen Road to the south of the subject
property, consistent with the policies approved as part of Official Plan
Amendment No. 6 for the proposed development located west of the property
across Yonge Street. Through sensitive landscape design and grading, the intent
of this separation policy can be maintained given this reduction.
4.15 A Landform Conservation Study has been prepared by Daryl W. Cowell and
Associates Inc., and concludes that no significant landforms occur within the
Page 5 of 6
area of this site being disturbed by development. The developable area is
located in a restricted portion of the site, which has already been disturbed by
previous construction and contains no slopes greater than 15%. Internal and
external viewscapes of the site involving complex moraine topography are to be
preserved, and the use of permeable paving will limit the extent of
imperviousness across the developable area. The site is located within the
settlement area of the Oak Ridges Moraine Conservation Plan (ORMCP), which
provides flexibility in the application of the policies governing development in
Landform Conservation Areas. The report provides that the pre -development
form of the portion of the property being developed will pose a minimal
disturbance to the landform character.
PartT II — The Amendment
1. Introduction
All of this part of the document entitled Part II - The Amendment, consisting of the
following text and attached maps, designated as Schedules "A" and "B", constitutes
Amendment No. 18 to the Official Plan.
2. Details of the Amendment
The Official Plan be and is hereby amended as follows:
Item (1): Schedule `H', Site Specific Policy Areas, being part of the Town of Aurora
Official Plan, is amended by adding Site Specific Policy No. 49 as shown on
Schedule "B" to Official Plan Amendment No. 18, attached hereto and
forming part of this Amendment.
Item (2): Notwithstanding any policies to the contrary of the Yonge Street South
Secondary Plan (OPA 34), the following site specific policy shall apply to the
lands designated as "Cluster Residential Site Specific Policy No. 49" within
the area shown as the Subject Lands on Schedule "A" attached hereto and
forming part of this Amendment:
a) Buildings shall be set back a minimum of 40 metres from the centreline
of Yonge Street;
b) Buildings shall be sited in a manner that provides for a minimum
separation of 20 metres between any Estate Residential designation
and the lot line or limit of any area of private amenity space of any
cluster residential unit;
c) Buildings shall not cover more than 10 per cent of the net lot area of the
Subject Lands;
d) Development of the Subject Lands shall be permitted to occur in
advance of a Block Plan for the area shown as Block 'D' on Schedule
"CC" of the Yonge Street South Secondary Plan (OPA 34); and
e) Notwithstanding any policies to the contrary of Appendix A of the Yonge
Street South Secondary Plan (OPA 34), the following special site
specific guidelines apply to the lands designated as "Cluster Residential
— Site Specific Policy No. 49" described as Part of Lot 72, Concession 1
Page 6 of 6
i) New development shall be set back a minimum of 40 metres from
the centreline of Yonge Street; and
ii) New development avoid all accessory buildings, facilities and
structures, including parking areas, driveways and parallel service
roads within the 40 metre setback.
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
6000-17, as amended, Draft Plan of Subdivision, and related agreements as required.
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