BYLAW - Community Improvement Project - 19841031 - 271284BY-LAK NUMBER 2712-84
THE MU~JCIPAL CORPORATION OF THE TOWN OF AURORA
A By-law to designate the Town of Aurora Commercial"Area
Improvement Program (CAlP) Area No. 1 as a Community Improve-
ment Project Area within the Municipality of the Town of
Aurora.
WHEREAS the Council of the Corporation of the Town of Aurora
has an Official Plan that contains provisions relating to
community improvement.
AND WHEREAS the lands hereinafter described are part of that
area covered by the Official Plan of the Town of Aurora.
AND WHEREAS THE Council of the Corporation of the Town of
Aurora deem it in the interest of the Municipality to designate
the land hereinafter described as the ''Commercial Area
Improvement Program Area No. ~·· community improvement project
area.
NO\\" THEREFORE THE COUNCIL OF THE CORPORATION OF THE TOWN OF
AURORA ENACTS AS FOLLOWS:
Pursuant to Section 28(2) of the Planning Act, S.O. 1983,
the following land is hereby designated as a community
improvement project area and that this area of land an-d
premises situate, being in the Town of Aurora and being
composed of that area of land which is shown on Schedule ''A''
attached and referred hereto as ''Town of Aurora Commercial
Area Improvement Program Area No. 1''.
READ A THIRD TlME.AND FINALLY PASSED -. ·p,~~~~~//1,:~~ .. ' 1984.
................ :.KtJ '··
. MAYOR~
_...-.:; /'t THIS ...... ':""' .... ~ .. DAY OF
. ..... ·~~
COMMERCIAL AREA
IMPROVEMENT PROGRAM
No. I
THIS IS SCHEDULE 'A'
TO BY· LAW No. 2,. '1 / ;;;< · ) '-/-
PASSED THIS l';itl. DAY Of
0(!/''G BL;ifl 19 ll_
~
EXISTING LAND
USE
KEY
-Institutional
-Commercial
D Residential
5:3 Industrial
C2J ParkinQ
Eil!J Open space
(
SCHEDULE 'A' TO BY -LAW No. __ _
THE REGIONAL MUNICIPALITY OF YORK -PLANNING DEPARTMENT
·····--···-·--···--·--~---·---L--.. L.J.. \ .J A,l,C::::_I L~ .. ~-------~-------·--·--..L"-£ ~c.:""c:c.A'::::...:I::_____....,..::~.---.. -· ~-······-
I
... ~·)
)
\
)
COMMERCIAL AREA IMPROVEMENT PLAN
TOV/N OF AURORA
,;•
)
1.0 INTRODUCTION
The Downtown Core of the Town of Aurora has been the subject of a
good deal of discussion and a number of reports over the past five
years, In 1979, the Local Architectural Advisory Committee prepared
a comprehensi·ve report entitled "Heritage Conservation Districts".
This report deal~ with the history of the core area, its building
types, which identifies both the pattern of development and the
special sites, the special streetscapes and vistas, the stability of
tenure, the locations of improvements and the conformity of the
various land uses in relation to municipal statutes.
This study was followed up with site specific case studies of two
areas at the south and north end of the core. As background to this
report a review of existing statistical information including
population and commercial data was carried out. This included an
evaluation of Aurora in relation to the surrounding communities.
In addition a number of studies have been carried out of specific
areas along Yonge Street by the L.A.C.A.C. The culmination of this
activity was a study carried out by A.J. Diamond Planners Limited in
association with Peter Barnard Associates and Barton Ashman Canada
Limited. This study recommended a programme of pub! ic improvements
including tree planting, new street lamps and paving of off street
parking lots. These improvements it was felt would act as a catalyst
to the redevelopment of the improvement area.
An application was made under the "Main Street" pr.ogramme for
funding to assist in the completion of these projects. Since that
programme has been phased out an application was made under the
Commercial Area Improvement Programme. Approval has been granted
for a loan under this programme and it is now Counci I' s intent ion to
commence a four year programme of improvements to publicly owned (or
in the case of some parking areas leased) lands.
2.0 THE IMPROVEMENT AREA --------------------
2.1 Boundaries ----------
Figure I shows the boundaries of the improvement area.
Generally the ar.ea focuses on Yonge Street extending east and west on
Wellington Street for approximately 300 metres (1,000 feet) and
narrowing somewhat north and south of this major intersection.
/
• '' 8.3.3,5
FIGURE
j COMMUNITY IMPROVEMENT
PROJECT AREA BOUNDARY
c
EXISTING LAND
USE
KEY
-Institutional
-Commercial
(=:::J Residential
E3 Industrial
(·.··.····.) ParkinQ
t:3ITl Open s poce
- 2 -
2.2 CHARACTERISTICS OF THE IMPROVEMENT AREA
2.2.1 Retail
A market analysis carried out for the Town of Aurora in 19&2
revealed a number of facts about Aurora in general and about the
Improvement Area.
Regional
The following facts respecting Aurora's position within the
Region are relevant.
Local ---
Aurora has experienced higher than average growth
rates due to strong industrial and residential growth.
Continued strong growth in both these areas is
anticipated due to continued residential subdivision
activity and the Town's role in developing its own
industrial subdivisions.
From a retail point of view Aurora competes with
Richmond Hi II to the south and Nev.market to the north both
of which have Regional Malls and which have considerably
more commercial development per capita.
These municipalities have higher population targets
than Aurora, Newmarket 42,000 and Richmond Hill 104,500.
Both municipalities also have considerable commercial
development planned.
Aurora's retail base consists of 140 establishments ·
occupying 34,000 square metres of floor area. The
Improvement Area houses approximately 26% of this space.
There is little opportunity for comparison shopping.
The retail base is characterized by convenience type uses
and some specialized stores which tend to draw customers
from outside the Town's boundaries.
The Town's primary retail opportunities are related
to the retail expenditure of its resident population base
which should grow with the population.
-3 -
Conclusion
Aurora has two possible roles to develop within the Regional
commercial hierarchy.
Become more self
expanded retail
commercial needs
sufficient, as a community with an
base that more fully satisfies
of its resident population.
Become a regional commercial attraction possibly
the
bui !ding on the regional carriage trade market attracting
more e xped it u res from other mun i c i pa I it i e s in York Region.
2.2.2 Residential
The Improvement Area is mainly commercial in its land uses
however peripheral areas are designated "Residential" in the Official
Plan and it is the current intention that they remain so. Some
opportunity exists for redevelopment for higher density development
within the Improvement Area or directly adjacent to it although the
residential neighbourhoods around the Improvement Area form a
historic part of the community so that redevelopment must be
sensitively carried out. The actual population of the Improvement
Area is assumed to be quite low because of the limited residential
component.
2.2.3 Institutional
The Improvement Area because it is the area of the or igina I
settlement of the Community contains a number of churches. As well a
number of institutional uses such as the library, the Church Street
School an historic community building and the existing parks building
are located adjacent to the Improvement Area.
2.2.~ Other Uses
One large industrial complex is located within the Improvement
Area. It is currently used for warehousing. Some of the bui !dings
in the complex have historic significance and have been identified as
a major opportunity for redevelopment for either commercial or mixed
commercial and residential uses.
-II -
2.3 Reasons For Selection Qi the Improvement Area
The following are reasons for the selection of the subj.ect area
as a Comnunity Improvement Area.
2.3.1 Vacancies and Discontinuitr Qi Retail Uses
There are currently a number of vacancies in both upper and lower
floors of bu i I dings fronting on Yon ge Street • In add i t ion a number of
non-retail (offices, etc.) uses are located on ground floors
indicating that there is little pressure to locate new retail uses
downtown.
2.3.2 Traffic -----
The widening of Yonge Street has also created problems for the
historic comnercial core. At the turn of the century the retail
district had generous sidewalks for pedestrian circulation, which
many of the sho~s protected from rain and hot sun with retractable
canvas awnings. The volume of traffic which Yonge Street carries
with some heavy trucking produces a combination of noise and blowing
d i r t wh i c h makes i t d i f f i c u I t to shop f rom one s i de o f the s t r e e t to the
other, and make the environment less attractive for the pedestrian.
The core area developed when themaj.or form of transportation was
theYonge Street streetcar. While parking is permitted on both sides
of Yonge Street in the core area at off peak times, and there are large
off street parking lots behind the shops the existence of the parking
spaces is not readily apparent to the shopper who arrives by car. In
addition the parking lots are gravel, not lined and are aesthetically
not pleasing. In addition the rear of the shops are not oriented to
encourage shoppers.
3.0 THE COMMUNITY IMPROVEMENT PLAN
3.1 • Sumnary ~!:!.2. Phasing
The recomnended Comnunity Improvement Plan, outlined below, is
based on deficiencies and priorities established during the planning
process which was outlined under the introduction.
-5 -
The plan is designed to:
provide convenient well designed parking to service
the area, which will be well lit, landscaped and to which
access to Yonge Street will be provided.
bring the storm water and sanitary colrection sys.tem
up to standard in the area of these parking facilities, to
ensure upgraded service for redevelopment and inf iII
projects,
improve the aesthetics of the area by providing new
lighting facilities and landscaping such as tree planting.
undertake a program of promotion as part of the
administration of the study. This program will be two
pronged involving promotion of the core to retai I ing and
development of conceptual plans and promotion of the east
side off street area as special development project to be
undertaken in the future.
The overriding objective of the plan is to provide municipal
services in the area of the Central Business District which will
assist in providing an impetus needed to revitalize the area.
The Community Improvement Plans presented are conceptual only
and final design work and negotiations with the various organizations
involved will dictate the implementation plans.
The budget presented is based in part on estimates prepared by A.
J. Diamond and Associates Planners which were carried out in 1982.
The Southam Construction Index has been used to bring the figures up to
May 1984 figures. As actual working drawings have not been prepared,
the figures may vary somewhat. This plan will' not require amendment
if figures are varied.
It is intended that the projrect wi II be phased over four years.
The first phase involving the completion of the west side parking lot
wi II begin in 1984. A minimum expenditure of 1/3 of the total proj·ect
must be expended by March 31, 1986. It is anticipated that the
construction of the parking lot will be phased over 1984 and 1985.
Two t h i r d s o f the to t a I p r o j ec t mu s t be s pen t by March 3 1 s t , I 9 8 7 • I t
is anticipated that the tree planting and lighting on Yonge Street
will take place as the next phase. This may be alternated with the
tree planting and
• .. : ..
- 6 -
lighting prograri'me on Wellington street subject to final plans. It
is intended that the proposed brick paving will only take place in
areas of the· sidewalk disturbed during the placement of lighting
standards.
The third phase will involve completion of the lighting and tree
planting programme either on Yonge Street or Wellington Street, the
design and conceptual planning of the east side off street commercial
area and an active promotional programme intended to encourage new
retailers to locate within the Improvement Area.
4.0 IMPLEMENTATION
The Commu n i t y Imp r o v eme n t p r o j .e c t s o u t I i ned i n t h i s p I an w i I I be
implemented under the direction of the Commercial Development
Advisory Committee through Council. The Planner will co-ordinate
the work in co-operation with the Director of Public Works. The
Business Improvement Association has agreed to participate in the
initial expenditures to carry out the work and the payback of the loan,
a total period of 14 years.
' ..
l
1
' ' '
l
Fig. 6.c.3
LIGI-'TING, P4RK I'.
a SIDEW4LK P4\'
KEY
r:J Lighting
..__.. standard~.
~---.,
Fig. 6 c 2
I '
TREE. PlANTfN·
KEY 0 New t reec
0 Exishng
frees
~ Q .. j~~ nn~_, ·
,: :
I
I
I
I
I
I
. I
I
I
I
. I
I
I
I
: I
. I
. . . '
-7 -
Improvement Plan Surrrna r y
Total Prov. Loan
I. West Side
Parking Lot
Asphalt 36 '600 18,300
Drainage 21,500 10,750
Sanitary Sewers 5,000
-·--.-
Retaining Land-
scaping, etc. 12,000 6,000
Lighting 12!000 _hQOO
87,100 41,050
2. Walkways to
Parking Lot.
Lighting 5,000 2,500
Brick Paving 51500 2!750
10,500 5,250
3. Yonge Street
Irwin to Wellington
Trees 1,300 650
Lights 24!325 .!.£.z.l§..£.50
25,625 12,812.50
4. Yonge Street
We 11 ington to Church
Lights 36,000 18,000
Brick Paving
around I i gh t s 10,000 _5 1 OOQ
46,000 23,000
.--'------------
Grant
2,500
2,500
Munic.
18,300
10,750
2,500
6,000
6!000
43,550
2,500
2!750
5,250
650
l£.z.l62.50
12,812.50
18,000
2..z..QQQ
23,000
-8 -
5. Yonge Street
Church to Reuben
Trees 2,650 1,325 1 '325
Lights 18,500 _2_t.250 9,250
21,150 10,575 10,575
1 6. Wellington, East
' and West
Trees 3,200 1 '600 1 '600
Lights-
east 15,060 7,530 7,530
west 20!850 10!1125 10!1125
39' 110 19,555 19,555
7. Engineering &
Contingency 211,515 12,257.5 12,257.5
8. Admin i s t rat ion 38!000 19!000 19!000
292,000 1211,500 21,500 1116,000
··, .. ~
----------------------
·,
1987
Yonge · Stree·t Church
to Reuben
Trees & Lights 21,150
Wellington east
and west, trees
and lights 39,110
Administration
Planning east side
off street commer-
cial area
Promotional progam 10~,260
-9 -
-------~-----····--·-·----·--·
·~.._;.::.__.~ ·--
'
;.;. C 1i E · 0 l' L E C
CA1P PROJECT lNPLE:·iENTAT!0:-.1 THiETt,BLE &. ESTUiATE Of CASH FLC·:,.; ($01)0) . ~ .
;:r-I QUARTE: 1984 198 5 19fl6 19S7
JJEGT I ' PROJEC'r I 2 3 4 I 2 3 4 I 2 3 4 I 2 I 3 4 COST
West Side '. " .
Parking Lot l / 63,10 I '24,00 p 87,100
(
Walkways to 10,50 b 10,500 Parking Lot
Yonge Street 25,625 I 25,625 Irwin to We1lingt n I
I .
Young Street
\'l"llingtorC:to ChL ..,ch·, 23,00 0 23, ( 00 46,000
YOLmg Street, Chu:r 'h I .10, 5715 io, ~ ~. 19 '~ to Reuben 75 19,55 55 60,260
Wellington East .
and West
I Eng. & Cont. 6,515 6,00 3,00~ 3,00 3,000 3, DOC 24,515
.
:list ration 5,000 5,00 2,500 2,500 5,750 5,75 5,75 5,75 38,000
• .
I 2830512830 UJT AL 74615 71125 39075 39075 5750 5750 292,QOO ;a FLmo~ ~ --··-----
) Apri] 1 -June 30; (2) July 1 -Sept. 30; (]} October 1 -De~cmber 31; (~) _January 1 -March 31.
S:
0FF/~1At...PII1N OF /II£.
!1L/Ro.lf 11 P).A!liN!/!)6 A lfE~
. OPA