BYLAW - OPA #52 - 19881005 - 302988I
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ADOPTION BY-LAW FOR OFFICIA .. PLAN AMENDMENT NO. 52 , . ~a~~
BY-LAW NUMBER 3029-88-· ~ /(! f1 0 'PI
OF THE MUNICIPAL CORPORATION OF THE TOWN OF AURORA . LJ· . ~
The Council of the Corporation of the Town of Aurora, under Section 17 (6)
of the Planning Act, 1983, hereby enacts as fo 11 ows:
1. Official Plan Amendment No. 5? for the Town of Aurora, consisting of
the attached maps and explanatory text, is hereby adopted.
2. The Clerk is hereby authorized and directed to make application to the
Minister of Municipal Affairs for approval of Official Plan Amendment
No. ?2 for the Town of Aurora.
3. This By-law shall come into force and take effect on the day of the
final passage thereof.
READ A FIRST AND SECOND TIME THIS 7th DAY OF ___ s:::.:e::.tp:.::.te::.:m::.:b::.::e:=..r __ , 1988
READ A THIRD AND FINAL TIME AND FINALLY PASSED THIS --::.:5t'"'"h __ DAV OF
__ O""c""'t""ob""e""r'-----• 198 8,
Certified that the above is a true copy of By-law No. 3029-88 as
enacted and passed by the Council of the Corporation of the Town of Aurora
on October 5th • 198-8,
c;;ca_
CLERK
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This Amendment to the Official Plan for the Town of Aurora,
which has been adopted by the Council of the corporation of the Town
of Aurora, is hereby approved in accordance with Section 17 of the
Planning Act, 1983 as Amendment No. to the Official Plan for the
Town of Aurora.
DATE: SIGNATURE:
i .
PART I
PART II
STATEMENT OF COMPONENTS
BACKGROUND AND CONTEXT does not constitute part
of this Amendment.
THE SECONDARY PLAN FOR THE AURORA EAST INDUSTRIAL
ESTATES consisting of the following text and map
(designated Schedule 'A' Land Use) constitutes
Amendment No. to the Official Plan for the Town
of Aurora.
)
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LIST OF CONTENTS
PART I -BACKGROUND AND CONTEXT
1.1
1.2
1.3
1. 3.1
1. 3. 2
1. 3. 3
1. 3.4
1. 3. 5
1.4
Purpose
Location
Basis
Planning Context
Industrial Needs Study Summary
contiguous Development
Access -The External Road System
Availability of Services
Environmental Factors
1.5 Servicing
1.5.1 sewage Capacity
1.5.2 Sanitary Sewers
1.5.2.1 Main Trunk Sewer
1.5.2.2 Internal Sewers
1.5.3 Water Supply
1.5.3.1 Pressure Zones
1.5.3.2 Water Supply
1.5.3.3 Design Criteria
1.5.3.4 Consumption Rates
1.5.3.5 Pressure Requirements
1.5.3.6 Servicing Concepts
1.5.4 Storm Drainage
1.5.4.1 Existing Watershed
1.5.4.2 Floodplain Mapping
1.5.4.3 Drainage System Design Criteria
1.5.4.4 Storm Drainage Works
1.5.4.5 Erosion and Sediment Control Plans
1.6
Figure 1
Figure 2
Figure 3
Figure 4
Land Ownership
Existing Urban Physical Structure
Existing Land Use and Zoning
Environmental Factors
Land Ownership
Page
1
1
2
2
4
5
5
6
7
8
9
10
10
10
11
11
11
12
13
13
14
15
15
15
15
16
18
18
LIST OF CONTENTS (Cont'd)
PART II -THE SECONDARY PLAN FOR THE AURORA EAST
.... i INDUSTRIAL ESTATES .,
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2.1
2.2
2.2.1
2.2.2
2.2.3
2.2.4
2.2.5
2.2.6
2.3
2.4
2.5
2.6
2.6.1
2.6.2
2.6.3
2.6.4
2.7
2.8
Development Objectives
Land Use Policies
Prestige Industrial
General Industrial
Service Commercial
Commercial
Major Open Space Specific
Design Standards
Access
Road Network
External Road Improvements
Servicing Policies
Water Supply
Sanitary sewers
Stormwater Management
General
Implementation
Interpretation
Schedule A Land Use
Schedule B sanitary and Water Supply
Schedule C Storm Drainage
Page
19
20
21
22
22
24
25
28
31
31
31
32
32
33
33
34
34
36
gpm
1/s/ha
gad
KPa
psi
ABBREVIATIONS
gallons per minute
litres per second per hectare
gallons per acre per day
one thousand Newtons per metre squared
pounds per square inch
PART I: BACKGROQND AND CONTEXT
1.1 PURPOSE
The purpose of this Amendment is to establish guidelines for
development of the Aurora East Industrial Estates area as a
future extension of Aurora's industrial area, within the
context of the Official Plan of the Aurora Planning Area.
Provisions are made for a major industrial park and policies
are established for an associated tributary system to the
Holland River. The proposed development pattern is based on
a comprehensive examination of planning, environmental and
servicing factors and an Industrial Land Needs Study prepared
in accordance with the Foodland Guidelines of the Ministry of
Agriculture and Food.
Provfsion~--in the Amendment are made for the following
specific land uses:
a) Prestige Industrial,
b) General Industrial,
c) Service Commercial,
d) Commercial,
e) Major Open Space Specific
1.2 LOCATION
rev/8.24.88
The Amendment area is bounded on the north by the St. John's
Sideroad, on the east by Bayview Avenue, on the west for the
main part by the tributary stream of the Holland River and on
the south by Wellington Street. The Amendment area is more
specifically shown on Schedule 'A,' Land Use Plan.
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1. 3 BASIS
The Amendment area represents a prime location for the
expansion of Aurora's industrial complex. A successful
industrial park can attract a range of industrial and
auxiliary uses ranging from open space uses to showcase
prestige industrial use and should. have the following
attractions:
a) Proximity to a major labour force. In this respect the
Amendment area is within twenty (20) minutes of future
urban populations amounting to over 200,000 persons.
b) High degree of access to transportation facilities, raw
goods and markets for finished products and services.
·. c) An amount of land of sufficient size to accommodate the
development of a distinctive industrial park including a
range of industrial and auxiliary uses.
d) The capability of being fully serviced and associated
with a well organized external road system.
The Amendment area has all of these positive characteristics.
1.3.1 Planning Context
The Town of Aurora along with other urban centres in the
Region of York has undergone rapid growth in both the
residential and industrial sectors. In the past decade
Aurora's population has increased from 14,250 in 1976 to
approximately 21,200 in 1986 with a steady employment growth
that has absorbed approximately 13 ha (32 acres) a year of
industrial land.
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1.3.1 Planning Context (Cont'd)
The Official Plan for the Town of Aurora sets out development
policies for Aurora which make provision for a population of
29,000 persons; recent amendments awaiting approval will
provide for over 31,000 persons. In addition to the urban
population, the existing Official Plan designates
approximately 204 hectares (504 acres) for industrial use.
The physical urban structure map (Fig. 1) illustrates the
location of major land uses in the urban area. Well defined
urban boundaries are currently established by the major
arterial road system; Bloomington Road to the south and
Bathurst Street to the west, both of which form the municipal
boundary; Bayview Avenue is the appropriate eastern
boundary. Vacant lands within this urban boundary suitable
for development are limited and include the study area which
is the subject of this Amendment. Limited expansion can
occur to the north of the St. John's Sideroad but is
restricted by existing floodplains; no expansion can occur to
the west or south. The logical area for the redesignation of
lands for fully serviced urban use is to be found in the
study area.
This Amendment applies to the study area outlined on Fig. 1
(The Physical Urban Structure). A number of development
applications within the study area coupled with the
continuing depletion of vacant industrial designated land led
to the initiation of an industrial secondary plan study.
This Amendment is the product of that study.
In developing the basis and policies of this Amendment,
consideration was given to servicing and environmental
factors, land ownership and physical urban structure.
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1.3.1 Planning concept (Cont'd)
Traffic generation and distribution were examined, the
opinions of landowners within and adjacent to the Amendment
area were solicited and an Industrial Land Needs Study
{Appendix 1) was produced for the Ministry of Agriculture and
Food as required by the Foodland Guidelines.
1.3.2 Industrial Needs study -Summ~rv
The Industrial Land Needs study was carried out as a
requirement of section 3. 14 of the Foodland Preservation
Policy Statement (Foodland Guidelines). The purpose of the
study was to evaluate and confirm Aurora's need for lands for
future industrial development both in terms of the amount of
land required and the appropriate location.
the main findings of the needs study.
Following are
a) Land that is currently designated for industrial
development totals approximately 204 ha (504 acres).
Less than 31 ha (77 acres) remain vacant consisting of 30
parcels. The majority of the vacant parcels are
relatively small or of an awkward shape and are not
considered adequate for the short term needs of the
municipality (2 to 3 years) .
b) The total developable land within the Amendment area is
estimated to be approximately 152 ha (376 acres).
c) The projected industrial land needs to the year 2011 were
determined using two methods: the historic yearly
absorption rate of industrial land: and, future
employment forecasts coupled with an estimate of the
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1.3.2 Industrial Needs Study-Summary (Cont'd)
percentage of the labour force employed in the industrial
area using a worker density that would yield
land area requirements. Included in
requirements were certain commercial uses.
The land requirements ranged as follows:
a range of
the land
Year 2001-low of 87.7 ha (217a) to a high of 179 ha (442a)
Year 2011 -low of 147.9 ha (365a) to a high of 309 ha (764a)
1.3.3 Contiguous Development
The Amendment area is the most appropriate area for
industrial expansion as it is contiguous to the existing
indu'itrial area. New industrial development would be
separated from the existing industrial uses by the floodplain
of the Holland River tributary. Industrial expansion into
the Amendment area ensures a location remote from most of
the existing urban residential area; in addition the
expansion is adjacent to the existing main sanitary sewer
trunk as shown on Fig. 1.
1.3.4 Access -The External Road System
The major criterion for the location of industrial parks is
access; access to an appropriate labour market, the reception
of raw goods, delivery of finished products and services and
access to support services. In this regard the Amendment
area is ideally located within the Town of Aurora and the
Region of York.
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1.3.4 Access -The External Road System (Cont'd)
The Amendment area has the potential to be well serviced by
an external road system. The lands are adjacent to Bayview
Avenue, the St. John's Sideroad and Wellington Street. A
review of the York Region Employment End Travel Survey of
1986 and discussions with Regional staff indicate that the
majority of the labour force employed in the industrial area
will enter the area from the east. The lands are thus
ideally located 3 krns west of Highway 404; the location of
the future industrial expansion will minimize the impact of
industrial traffic on Aurora's urban residential areas.
A traffic generation and distribution study was carried out
(Appendix II). The results of this study, along with
discussions with the Region of York Engineering Department,
indicate the need for a number of improvements to the
external road network, including:
a) requirement for 3 access locations from Bayview into the
Amendment area north of Wellington;
b) improvement to highway standards of St. John's Sideroad;
1.3.5 Availability of services
Development within the Amendment area is to occur on the
basis of full services. Sanitary sewage capacity is
available and the existing main sanitary trunk is located in
the Holland River valley adjacent to the Amendment area.
The Amendment area is located within the lower pressure zone
of the Aurora Community. Water supply will be implemented
with the use of a looped watermain network along the external
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1.3.5 Availability of Services (Cont'd)
road system. Two options are proposed for the water supply
network, these are outlined in Section 1.5.3.6. A new water
supply source for the Amendment area is required; such a
source was investigated by the Region of York and a well
location has been identified within the northeast of the
Amendment area.
Storm water management will involve the use of measures such
as detention ponding to ensure that future site flows are
reduced to existing levels to minimize impacts on the
receiving watercourse.
1.4 ENVIRONMENTAL FACTORS
Figure 3 illustrates the environmental considerations; the
main feature is the floodplain of the tributary of the
Holland River which forms for the most part, the western
boundary of the Amendment area. Fill regulation lines shown
on Figure 3 are associated with the floodplain. These fill
regulation lines are under the jurisdiction of the Lake
Simcoe Region Conservation Authority and are used to control
development in close proximity to the floodplain.
Development within the area between the fill regulation lines
and the floodplain will require a permit from the
conservation Authority. During the course of investigations,
staff of the conservation Authority walked the Amendment area
and indicated that, subject to review of detailed development
plans, development could occur between the fill lines and the
floodplain limits.
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1.4 Environmental Factors (Cont'd)
A major portion of the Amendment area contains natural slopes
in excess of 7%. Development can occur in these areas as it
has in the existing industrial area of Aurora. Care would be
required in siting buildings, roadways and parking areas.
The density of development or building coverage within areas
of excessive slope is expected to be relatively low.
The total developable land which would be utilized by
building lots and the street system cannot be accurately
defined in quantitative terms because of the areas of
excessive slope coupled with the need to finalize the limits
of development adjacent to the floodplain with the
Conservation Authority; in addition, it is expected that
development within the hydro corridor will be limited. The
total area within the Amendment area outside of the
floodplain is approximately 161.5 ha. (399 acres). It is
assumed that the net developable land (area of building lots,
and the internal street system but excluding the hydro
corridor) will be in the range of 138 ha to 152 ha (340 to
375 acres).
1.5 SERVICING
Development throughout the Amendment area is to proceed on
the basis of full servicing.
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1.5.1 sewage Capacity
The existing Official Plan of the Aurora Planning Area
contains policies that will accommodate a residential
population of 29,000 persons by 2001 along with an industrial
land base of 204 ha. (504 acres). Prior to February, 1986,
the Town of Aurora had been assigned sewage capacity under
the York/Durham Servicing Scheme for a population of 31,000
persons and an industrial area of 204 ha. (504 acres). This
was equivalent to a total sewage flow of 5,015,200 gallons
per day based on sewage generation rates of 100 gallons per
person per day for residential development and 3,800 gallons
per acre per day for industrial land use.
A recent review of actual sewage flows in Aurora revealed
that existing development is generating flows that are less
than the a~ticipated flow based on the above design criteria.
As a result, the Region of York has modified the design flow
criteria for industrial development from 3,800 gallons per
acre per day to 2,000 gallons per acre per day. The revision
of the design flow criteria has created an additional
unallocated servicing capacity for Aurora of 1,458,000
gallons per day. This will service development above and
beyond the requirements for a population of 31,000 persons
and the 204 hectares of existing industrial designated lands.
The proposed 376 acres of industrial development would
require a capacity of 752,000 gallons per day which may be
assigned from the unallocated reserve.
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1. 5. 2 Sanitary Sewers
1.5.2.1 Main Trunk Sewer
In the summer of 1987, the 750mm diameter Aurora Parkway
Trunk Sanitary sewer was constructed from St. John's
Sideroad to Wellington Street along the Holland River
Valley. This trunk sewer was designed to service
approximately 838.5 ± hectares of land. This included the
study area with the exception of 33 ± hectares of land
located at the southwest corner of Bayview and St. John's
Sideroad. Although not included in the original design
tributary area, sufficient capacity exists within the trunk
sewer to accommodate sewage fiows from these lands.
1. 5. 2 :~2 Internal Sewers
Sanitary sewers will be located within the industrial road
allowances with connections being provided at several
locations to the trunk sewer in the valley.
these sewers will be deep due to topography.
Sections of
The 33 hectares of land at the southwest corner of Bayview
Avenue and St. John's Side road will require the
construction of an extra deep sanitary sewer along St.
John's Sideroad. conflicting inverts of this sewer and the
Holland River may require that an inverted syphon be
provided at the river crossing to allow a gravity
connection to the trunk sewer in the valley. A servicing
alternative would be the construction of a pumping station.
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1.5.3.
1.5.3.1
1.5.3.2
WATER SUPPLY
Pressure zones
Aurora is presently divided into the upper and lower
pressure zones, the boundary separating the two zones
being roughly the 282 metre contour. The industrial
lands to be serviced under this Amendment range in
elevation from a high of 275m to a low of 250m. This
places the entire study area within the lower pressure
zone.
Water Supply
Water supply for the Aurora Community is dependent on
groundwater availability in a local aquifer complex
which also meets the demands of the Newmarket and
Holland Landing districts. Monitoring of the water
demand trends had indicated that the Town of Aurora
would require development of an additional well to be
brought into service before the summer of 1988.
Development of this new well, located at the St. John's
Sideroad, east of Old Yonge Street, is now underway and
is expected to secure the water supply for the existing
and committed development only. The provision of a
water supply for the area subject of this Amendment,
would require identification of additional local
groundwater sources. To this end, an on-site
groundwater exploration program was initiated in July,
1986 to locate and evaluate new municipal well sites.
Gartner Lee Associates Ltd., Consulting Engineers, were
retained by the Region of York to conduct this study.
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1.5.3.2
1.5.3.3
Water Supply (cont'd)
Their report was completed in September, 1987. The
Region of York Engineering Department has since
released (October 1987) a technical report on water
supply for the Town of Aurora, Newmarket and East
Gwillimbury. This report identifies a long term
strategy for water supply to each of the subject
municipalities. Within the report, a new groundwater
source for Aurora is identified. Located approximately
200m .:!: south of St. John's Sideroad immediately
adjacent to Bayview Avenue, the new well (well no. 6)
is expected to have a maximum day capacity of 6,240
cubic metres per day. Based on a land development
acreage of 152 ha (376a), this would be more than
sufficient to meet the maximum day water requirements
for the study area of 4,080 cubic metres per day.
Design Criteria
Pipe Size
a) All watermains will be sized to carry the peak
hourly flow with a head loss of five metres per
thousand metres or less, (higher head losses will
be accepted under fire flow conditions) .
b) Due to the industrial land use in the study area, a
minimum watermain size of 300mm (12 in.) is
recommended.
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1.5.3.4
1.5.3.5
Consumption Rates
Water demand rates will be in conformity with Regional
Guidelines:
a) Average day consumption:
0.221 1/s/ha (1700 gad)
b) Maximum day consumption:
0.312 1/s/ha (2400 gad)
c) Peak hour consumption:
0.375 1/s/ha (2900 gad)
d) Fire flow:
230 1/s (3000 gpm)
Pressure Requirements
The water distribution network will be designed to meet
the following maximum and minimum pressure
requirements:
a) minimum of 275 KPA (40 psi) during peak hour
consumption;
b) maximum of 690 KPA (100 psi) during minimum hour
demands;
c) minimum of 135 KPA (20 psi) under a combined
maximum day system demand plus fire flow rate at
the point of fire.
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1.5.3.6 Servicing Concepts
The identification of the future Well No. 6 site in the
northeast of the study area will provide a source of
water supply sufficient to meet the maximum day demands
of the study area. However, the condition of peak hour
and fire flow requirements will require that balancing
storage be provided to the system.
proposed to meet this requirement.
Two options are
Option One: The provision of an elevated storage
facility on high ground close to the south
end of the study area, or
Option Two: The construction and sizing of external
watermains to produce a strong connection
to the existing water distribution network
serving Aurora to utilize available
storage in existing reservoirs.
Schedule 'B' shows a schematic of the watermain layout
for each of the two servicing options.
Hydraulic analyses of these options should be conducted
in conjunction with an examination of their impacts on
the water distribution network serving the existing
community.
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1. 5. 4 STORM DRAINAGE
1.5.4.1 Existing Watershed
The study area lies entirely within the Holland River
watershed. The main branch of the Holland River borders the
westerly limit of the study area and is orientated in a
general south to north direction as shown on Schedule 'C'.
In general, a well defined river valley and floodplain area
are associated with the Holland River. Several tributaries
of the Holland River traverse the site flowing in an east to
west direction accommodating drainage from external areas
east of Bayview Avenue.
1.5.4.2 Floodplain Mapping
The Lake Simcoe Region Conservation Authority requires that
Regional Storm floodplains be delineated in all areas where
the upstream drainage area exceeds 125ha (.5 sq. miles) in
size. The Regional Storm floodline for all the watercourses
in the study area meeting this criteria was calculated in
the floodplain mapping study undertaken for the Lake Simcoe
Region Conservation Authority. The Regional Storm
floodline is shown on Schedule 'C'.
1.5.4.3 Drainage System Design Criteria
The Lake Simcoe Region Conservation Authority requires
that post development peak flows to the Holland River be
controlled to the pre-development runoff rate for the 2 year
through to the 100 year return period storm events.
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1 1.5.4.3 Drainage System Design Criteria (Cont'd)
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Peak flows from external areas will be accepted
rates for the 2 year through 100 year storms.
at existing
This will
require that future development of upstream areas also
provide runoff control.
The design of the stormwater management facilities must be
reviewed and approved by the Lake Simcoe Region Conservation
Authority, the Town of Aurora, and any other appropriate
agency.
All internal storm sewer systems will be designed to convey
the 5 year return frequency storm flowing full. The minor
system outlets will be directed to runoff control facilities
or stabilized channels.
Overland flow routes (roads, walkways and swales) must have
the capacity to pass the 100 year flow without entering on
to private property that is not subject to an approved storm
drainage easement.
1.5.4.4 Storm Drainage Works
Preliminary major and minor system drainage patterns and
outlets have been established based on existing topography,
preliminary grading concepts and proposed road patterns.
On-site detention storage and several runoff control ponds
are necessary to reduce site flows to existing levels.
Preliminary major and minor systems layout and the proposed
locations of the runoff control facilities are shown on
Schedule 'C'. Detention ponds may be located between the
100 year and Regional Storm floodlines subject to the
satisfaction of the Conservation Authority.
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1.5.4.4 Storm Drainage works (Cont'd)
Due to the natural topography in the study area, it is not
feasible to grade all lands to achieve a continuous flow
path for the major system drainage to the runoff control
facilities. Implementation of on-site detention with
sufficient storage to control runoff for the 100 year storm
event to the minor system capacity will therefore be
provided. This will permit conveyance of the 100 year post
development flows to the runoff control facilities via the
minor system. In order to utilize the full capacity of the
storm sewers the site discharge rate will be set as the 5
year post development discharge rate. On site detention
storage could be provided on building rooftops, in parking
lots and/or landscaped areas.
Thi$ crit-eria would be applicable to all developing lands
tributary to the minor system draining to the runoff control
facilities as shown on Schedule 'C'. Any development of
lands where servicing constraints prohibit connection to the
storm system outletting to the runoff control facilities
will require application of on-site detention to a level to
be determined at the detail design stage to meet the target
flows at the downstream study limit.
Submission of a stormwater management report for each site
plan application detailing the orifice sizing, site grading
and necessary storage to meet the allowable discharge rate,
would be required for site plan approval by the Town of
Aurora.
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1.5.4.5 Erosion and Sediment Control Plans
Sediment control techniques acceptable to the Lake Simcoe
Region conservation Authority, the Ministry of Natural
Resources and the Town of Aurora will be implemented prior
to the initiation of any construction and maintained during
the construction period. complete sediment control plans
should be prepared as part of detailed design of the storm
drainage systems, and should consider the use of vegetative
buffer strips, gravel access pads with wheel washing, snow
fence/straw bale fencing, runoff diversion, sealing of
catchbasins during construction, and temporary and permanent
sediment basins.
1.6 LAND OWNERSHIP
Re-fer to attached map; Land Ownership -Figure 4
Parcel
1
2
3
4
5
6
7 to 16 incl.
Owner
Beavertop Investments Limited
Bayview Business Park Inc.
Donald Victor Schmidt
Gordon William Schmidt
Elizabeth Jean Schmidt
Helen Kovacs
Pak Quan Lee
Various owners, 10 individual lots,
each approximately 18.3 m x 50 m
-18 -
PART II: THE SECONDARY PLAN FOR THE AURORA EAST INDUSTRIAL ESTATES
2.1 DEVELOPMENT OBJECTIVES
This Official Plan Amendment is intended to promote the
following objectives for the Aurora East Industrial Estates.
a) To create a functioning industrial area with provisions for
a high standard of site planning and design that will be
integrated with the existing industrial area to the west
and with the overall physical structure of the Town of
Aurora.
b) To encourage the redevelopment of existing obsolescent land
uses within the Amendment area with appropriate uses
incorporating comprehensive design guidelines.
c) To make provisions for a wide range of industrial and
industrially related uses with provisions for high
performance standards along the St. John's Sideroad,
Wellington Street and Bayview Avenue frontages.
d) To make provisions for appropriate service commercial uses
to serve the needs of the industrial area and its employees
and to concentrate these service commercial uses at key
intersections of the internal road network and the external
arterial roads in order to create easy access.
e) To arrange the land uses throughout the industrial area in
such a manner so as to efficiently utilize the existing
road network.
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2.1
f)
DEVELOPMENT OBJECTIVES (Cont'd)
To make provisions for a sui table road network and
improvements to the existing system that will meet the
future traffic demands of the industrial area.
g) To make provisions for development to occur on full
servicing and to ensure that adequate water supply, sewer
and storm water management facilities are supplied.
h) To manage and conserve
their related flood
the existing major water courses and
plains and to ensure that the
development is undertaken in such a manner so as to have
minimum impact on the natural environment.
i) To provide for the preservation of protective vegetative
strips alongside certain watercourses that are potential
fish habitats.
j) To provide for the development of an integrated open space
system linking public recreational facilities with the use
of pedestrian and bicycle path systems located within the
floodplains in the Amendment area.
2.2 LAND USE POLICIES
The Official Plan of the Aurora Planning Area is hereby
amended by changing the land use designation of the areas
indicated on Schedule 'A' attached hereto and forming part
of this Amendment from 'Rural' and 'Environmental
Protection Area' to 'Prestige Industrial' , 'General
Industrial', 'Service Commercial', 'Commercial', and 'Major
Open Space Specific'.
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2.2.1 Prestige Indlistrial
The Prestige Industial classification of land means that the
predominant use of land in the designated areas shall be
manufacturing, assembling, fabrication, processing,
warehousing, trade schools, day care centres, wholesaling and
the internal storage of goods. Office use assoicated with an
industrial area shall be permitted, provided that the floor
area and building size of development does not detract from
the character of the industrial area. Living accommodations
may be permitted for caretakers.
A municipal government office complex may be permitted within
the lands designated as Prestige Industrial in the Amendment
Area in the vicinity of the intersection of Wellington Street
and Bayview Avenue.
A limited amount of free standing office buildings is
permitted on the lands designated Prestige Industrial north
of o/ellington Street on Lot 81 adjacent to the proposed
municipal office complex. The total area for such offices
shall not exceed a total of 2 hectares (5 acres) of land for
building but excluding public streets. The office use shall
be related primarily to the industrial area; office uses
which are more appropriate for the Central Business District
shall not be permitted.
Retail uses are not permitted in the Prestige Industrial
area.
Lands within this designation shall be used for industrial
uses on lots with a park like setting with a high degree of
landscape design.
The minimum lot sizes in the lands designated as Prestige
Industrial shall be .8 hectares (2 acres).
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,/-:;\
t ' "·-·-)
2.2.2 General Industrial
The General Industrial classification of land means that the
predominant use of land in the designated areas shall include
all uses permitted in the Prestige Industrial category and
will also include automobile repair shops, public and
institutional uses
institutions, curling
of products made or
shall be permitted.
such as service
clubs and arenas.
clubs,
Limited
religious
retail sale
assembled in the industrial premises
Limited outdoor storage may be permitted subject to
appropriate screening being provided such that the storage
does not detract from the quality of the industrial area.
Secondary uses such as limited outdoor storage of goods and
parking are permitted within the Ontario Hydro corridor,
subject both to the approval of Ontario Hydro and
compatibility with surrounding uses.
The existing farm dwelling on Lot 84 adjacent to the
floodplain may be retained and used as a restaurant after
appropriate restoration.
2.2.3 Service Commercial
The service Commercial classification of land means that the
predominant use of land in the designated areas shall include
office use related primarily to the industrial area, hotels
and motels, restaurants, banks, specialty trades related to
services to business such as printing, advertising and art
layout studios. Uses which are more appropriate for the
Central Business District shall not be permitted.
-22-
2.2.3 Service Commercial (cont'dl
Convenience type commercial uses shall not be permitted.
Outdoor storage shall not be permitted in the Service
commercial designation.
In the event that those lands at the north west corner of the
intersection of Bayview Avenue and Wellington Street are
removed from the Major Open Space Specific designation to the
satisfaction of the Lake Simcoe Region Conservation
Authority, they may be used for Service Commercial uses or as
a municipal government office complex without amendment to
this plan.
Service Commercial blocks of approximately 2 ha in size have
been designated at key intersections on Bayview Avenue. The
extent of the areas may be slightly altered, provided that
the character of the industrial area is not adversely
affected.
A municipal government office complex may be permitted within
the lands designated as Service Commercial in the Amendment
area at the north west corner of the intersection of Bayview
Avenue and Wellington Street.
Development within the lands designated as Service Commercial
shall incorporate a high standard of urban design in keeping
with the adjoining Prestige Industrial uses. A comprehensive
block development design shall be established prior to
development on each block designated Service commercial with
particular attention to proper access, internal traffic
-23-
· 2.2.3 Service Commercial (Cont'd)
circulation, adequate parking, and a high standard of design
incorporating compatible landscaping, building form and
materials of construction.
2.2.4 Commercial
The lands designated as Commercial on Schedule 'A' are
intended to function as Shopping Centre Commercial Use as
outlined in Section 4 (5) (d) of the Official Plan of the Town
of Aurora. Specifically the lands are to be used as a
community sh~pping centre. The policies of Section 4 (5) (d)
of the Official Plan of the Town of Aurora shall apply,
except that the Community Shopping Centre will range in size
from 2 to 5 hectares.
The lands designated as Commercial within the Amendment area
include an area of fragmented land ownership currently in
residential use with individual accesses to Wellington
Street. It shall be the policy of the Town to encourage
assembly of these individual parcels in order that a
comprehensive design concept for a future Community Shopping
Centre development can be applied. To this end, development
shall incorporate a high standard of urban design and shall
be carried out in a comprehensive block concept. Particular
attention shall be paid to appropriate landscaping adjacent
to lands designated as Major Open Space Specific.
The location and number of vehicular access points to the
lands designated as Commercial and the adjoining General
Industrial designated lands from Wellington Street shall be
strictly controlled by the Town of Aurora and the Region of
York. Access to the commercial area will be by way of an
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2.2.4 commercial (Cont'd)
internal road system connecting to Wellington Street. The
alignment of such an internal road system shall be determined
at the time of detailed development applications.
2.2.5 Major Open Space Specific
a) The lands designated as Major Open Space Specific on
Schedule 'A' possess physical characteristics such as
flood susceptibility, erosion susceptibility, soil
instability or any other physical condition which is
severe enough to cause property damage and/or potential
loss of life if the lands are developed. Specifically,
the boundaries of the land designated as Major Open Space
Specific are the Regional floodplain as defined by the
Lake Simcoe Region conservation Authority.
b) Permitted uses within the lands designated as Major Open
Space Specific shall be limited to agriculture,
conservation, horticultural nurseries, forestry, wild
life area, active and passive public or private parks,
including golf courses as well as the eventual open space
use mentioned in paragraph 2.2.5 (e) below.
c) The intended use of lands within the area designated
Major Open Space Specific is public recreation. The Town
shall make efforts to acquire and develop the lands as an
open space system with passive areas and active playing
fields linked by pedestrian and bicycle paths. The open
space system shall be linked by the pedestrian and
-25-
j 2. 2. 5 Major Open Space Specific (cant' d)
I
i
. J
c) (cont'd)
bicycle paths to the Family Leisure complex on the north
side of Wellington Street and the site of the proposed
municipal complex at the north west corner of the
intersection of Bayview Avenue and Wellington Street.
d) No structures of any kind except those having to do with
flood or erosion control measures are permitted within
the area designated as Major Open Space Specific.
e) The placing or dumping of fill of any kind, or the
alteration of any water course within the lands
designated as Major Open Space Specific shall not be
permitted without the expressed consent of the Lake
Simcoe Region Conservation Authority, and other relevant
authorities including the Town of Aurora .
f) Notwithstanding the long range intent of the Town of
Aurora in developing a comprehensive open space system,
where lands shown as being within the area designated as
Major Open Space Specific are under private ownership,
this Amendment does not indicate that these lands shall
remain so indefinitely nor shall it be construed as
implying that such areas are free and open to the public
or will be purchased by the Town of Aurora or any other
public agency.
-26-
2.2.5 Major Open Space Specific (Cont'd)
g) An Amendment to this plan would not be required in the
event of boundary changes to the lands designated as
Major Open Space Specific. Where such changes occur, the
appropriate abutting land use designation shall apply
without amendment and subject to the concurrence of the
Town of Aurora after consultation with the Lake Simcoe
Region Conservation Authority and any other relevant
public agency.
h) Requests for changes to the boundaries of the lands
designated as Major Open Space Specific may be considered
on the basis of the following:
i) The nature of any existing environmental and/or
physical hazard;
ii) The potential impact of these hazards on any proposed
development within the changed area;
iii)The proposed methods by which these impacts may be
overcome in a manner consistent with accepted
engineering techniques and water resource management
practices.
i) The Ministry of Natural Resources has identified a warm
water stream with water quality suitable as a potential
fish habitat. This stream is located within the
boundaries of the Major Open Space Specific designation.
The maintenance of the water quality is identified as a
consideration of any development proposal. To this end a
vegetative strip shall be maintained on either side of
-27-
2.2.5 Major Open Space Specific (Cont'd)
i) (cont'd)
of the warm water stream and such strips are to be
retained as closely as possible in their natural state.
j) such vegetative strips shall be 15 metres on either side
of the warm water stream.
k) The Ministry of Natural Resources may require in certain
cases of well defined top of bank, that the vegetative
strip be extended to an area 9 metres beyond the top of
bank. In any case, development proposals in the vicinity
of the warm water stream will require consultation with
the Ministry of Natural Resources and the Lake Simcoe
Region Conservation Authority.
2.2.6 Design Standards
The lands designated as Prestige Industrial, Service
Commercial and Commercial within the Amendment area shall be
developed with high standards of architectural and landscape
design so as to present the area as the Town's primary
industrial sector.
It is the policy of council that the Town of Aurora shall
initiate architectural and landscape design control
guidelines for the lands designated as Prestige Industrial,
Service Commercial and Commercial uses within the Amendment
area.
-28-
2.2.6 Design Standards (Cont'd)
Prior to detailed development plans being prepared a
landscape design plan shall be prepared for the lands within
the Amendment area abutting Wellington Street, St. John's
Sideroad and Bayview Avenue. The landscape design plan is
intended to produce landscaping design standards and will
address such items as:
a) appropriate screening, tree planting, and other landscape
elements for new development.
b) appropriate building setbacks from the arterial system
along with plantings
through lots fronting
for new development which are
on the internal road system along
Bayview Avenue and St. John's Sideroad.
c) preservation and conservation of existing significant
trees woodlots, and other vegetation.
Particular emphasis will be placed on appropriate landscaping
along Wellington Street East within the Amendment area
reflecting the importance of this arterial as the eastern
entrance to the urban sector of the Town of Aurora.
The landscape study will also address appropriate tree
planting along all new streets within the lands designated as'
General Industrial and the landscape treatment
lands within the Amendment area adjacent to
designated as Major Open Space Specific.
-29 -
for those
the lands
2.2.6 Design Standards (cont'd)
Development within the lands designated as Prestige
Industrial, Service Commercial and commercial within the
Amendment area is to be designed in a 'campus' fashion in
order that comprehensive design concepts can be applied over
individual blocks. Design guidelines will include such
matters as:
a) co-ordination and compatibility of design, exterior
materials and massing of individual buildings within a
block.
b) Uniformity of, lighting and signage shall be compatible
with building design.
c) Strip or linear development along the major collector and
arterial roads shall not be permitted.
d) Provision of common entrances shall be provided for the
commercial and Service Commercial use fronting on
Wellington Street East.
A high standard of urban design shall be applied to
development adjacent to the proposed municipal government
complex. Particular attention shall be paid to appropriate
landscaping, building design, building materials and
appropriate setbacks from the municipal complex. Loading
bays, refuse collection areas and extensive parking areas
shall not be located adjacent to the proposed municipal
government complex.
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2.3 ACCESS
Access to all lands shall be encouraged to be by way of the
internal road system, with the exception of those lands
fronting Wellington Street in the vicinity of its
intersection with Bayview Avenue and subject to the approval
of the Region of York. A separate entrance to the proposed
municipal complex shall be permitted from Bayview Avenue
subject to approval from the Region of York. Direct private
access for other uses from Bayview Avenue and St. John's
Sideroad shall be permitted only with the approval of the
Region of York and/or the Town of Aurora.
2.4 ROAD NETWORK
A minimum of three intersections of the industrial collector
system with Bayview Avenue north of Wellington Street is
required as shown on Schedule 'A'.
Intersections on Bayview shall generally be spaced at
approximately 366 meters.
2.5 EXTERNAL ROAD IMPROVEMENTS
Improvements to the external road system shall keep pace as
development occurs and will include the following:
a) full intersection improvements where the industrial
collector system meets Bayview Avenue;
b) improvement of St. John's Sideroad to the satisfaction of
the Town of Aurora.
-31 -
)
2.6 SERVICING POLICIES
All development in the Amendment area will be supplied with
full municipal services.
2.6.1 Water Supply
The Amendment area falls within the lower pressure zone of
the Aurora water supply system.
Prior to commencement of construction,
newly identified well site (200m ±
the development of a
south of St. Johns
Sideroad immediately west of Bayview Avenue) in a manner
satisfactory to the Region of York Engineering Department
will be required to assure an adequate water supply for the
Amendment area.
The design of the water network to serve the Amendment area
will be subject to the appropriate design criteria to the
satisfaction of the Town of Aurora and where applicable to
the Region of York.
The main components of the water supply system are indicated
on Schedule 'B' , sanitary and Water Servicing. The
components and locations are diagrammatic only and changes
including options other than shown on Schedule 'B', to the
system can be made without amendment to this Plan.
-32 -
2.6.2 Sanitary Sewers
A sewage capacity has .been assigned to the Municipality by
the Region of York in sufficient quantity to meet the needs
of the land uses within the Amendment area. Prior to
detailed development plans being approved the Municipality
shall assign a specific capacity to the Amendment area.
sanitary sewers for the Amendment area will connect to the
existing trunk as shown on Schedule 'B', sanitary and Water
Servicing. The connections to the existing trunk sewer as
shown are diagrammatic only and may be altered without
amendment to this Plan.
2.6.3 Stormwater Management
Prior to commencing development, the Town of Aurora and the
Lake Simcoe Region Conservation.Authority shall have approved
a stormwater management study which would be included in the
master servicing plan outlined in 2.6.4 below, describing the
method and facilities for stormwater management for the
Amendment area. Stormwater and floodplain management shall
be implemented such that downstream flows do not exceed
existing predevelopment flows, for the 2 year to 100 year
return storm events.
Preliminary detention pond locations are shown on Schedule
'C' , Storm Drainage. The number, size and location of
components are diagrammatic only and may be changed without
amendment to this Plan.
-33-
2.6.4 General
Prior to the commencement of detailed development plans, a
master servicing plan shall be prepared for the study area to
the satisfaction of the Town of Aurora, the Regional
Municipality of York, the Lake Simcoe Region Conservation
Authority and any other relevant agency.
The master servicing plan shall contain detailed designs for
the provision of the water supply and distribution system,
the sanitary sewer system, and the stormwater management
system as required in 2.6.3 above, all in sufficient detail
to allow individual developments within the study area to
proceed with site plans and plans of subdivision.
2.7 _Implementation
Implementation of this Amendment will involve the following.
a) Approval of this Plan by the Minister of Municipal
Affairs as an Amendment to the Town of Aurora
Official Plan.
b) Approval by the Town of Aurora of a landscape study
outlined in Section 2.2.5.
c) Approval by the appropriate authorities of the master
servicing Plan including stormwater management
as outlined in Section 2.6.4.
-34 -
2.7 Implementation (cont'd)
d) The processing of individual plans of subdivision with
blocks of land being regulated primarily under exemptions
to Part Lot control provisions of the Planning Act in
order to provide for flexibility in establishing future
lot sizes for individual users.
e) The establishment by the Town of Aurora of a development
charge policy, supported by the majority of the
landowners, whereby those portions of the costs of major
external road improvements and the provision of common
servicing facilities, such as a water storage tank,
portions of the main sanitary trunk or any other
component that would service the entire development area
would be attributable to the private development sector
within the Amendment area. The development charges for
the external services listed above do not include the
municipality's normal levy charged to industrial
development. Development costs will not be borne by the
municipality nor will the municipality assume 'front end'
costs as development proceeds. These development costs
will be shared by all development, appropriately
pro-rated among the land owners affected.
f) The execution of necessary subdivision and development
agreements as provided for in The Planning Act.
g) The enactment of zoning bylaws under the provisions of
Section 34 of The Planning Act.
-35-
2.7 Implementation (cont'd)
h) The requirement that, as a condition of subdivision plan
approval, 2% of the land included in the subdivision
plan, or where deemed appropriate, 2% of the value of the
lands, be conveyed to the Town; lands designated Major
Open Space Specific will not count as part of the 2%
contribution.
2.8 Interpretation
The boundaries of the land use designations as shown on
Schedule 'A', the Land Use Plan, are approximate except where
they abut the external road system. The Major Open space
Specific designation boundary is based on the Regional flood
plain mapping established by the Lake Simcoe Region
Conservation Authority. Minor adjustments to the land use
boundaries will not require an amendment to this plan.
Adjustment of the floodplain boundary will require
consultation with the Conservation Authority.
The location and configuration of the internal road system
are approximate only and adjustments will not require an
amendment to this plan. The location and number of
intersections of the internal road system with St. John's
Sideroad, Bayview Avenue and Wellington Street have been
established in consultation with the Region of York; any
changes to these intersections will not require an amendment
to this plan but will require approval of the Region and the
Town of Aurora.
The variations mentioned above in Section 2. 8 may be
permitted as long as the intent of the policies of this plan
is maintained.
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APPENDIX I
THE INDUSTRIAL LAND NEEDS STUDY
1. PURPOSE
The Town of Aurora, an Area Municipality in the Regional
Municipality of York has, along with the Region, experienced
rapid growth in the past decade, with a population change from
1976 of 14,250 persons in 1976 to 21,200 in 1986, an increase
of 49% over the 1976 figure. The Town has also experienced a
' parallel growth in industrial development and by 1986 total .!
developed lands of this category amounted to approximately 417
acres (169 ha). There is now insufficient land designated for
future. industrial development for medium to long term
requir~ments; the Town has consequently commissioned a study to
determine the future needs and to establish the feasibility of
industrial development for a parcel of land on the east side of
the existing urban area. The location of this parcel is within
the industrial study area as shown on Figure 1, the physical
urban structure map which is found in Part I, the Basis of the
Amendment.
This brief is intended to evaluate and confirm the Town's need
for lands for industrial development both in terms of the
amount of land and the appropriate location for such a land
use. The resultant documentation is intended to satisfy
section 3.14 of The Foodland Preservation Policy statement of
the Ministry of Agriculture and Food which sets out that when
non agricultural development is proposed for prime agricultural
land, such development is to be justified, and such
justification is to be documented.
-37-
.; •.
2. FINDINGS
The land currently designated for industrial development in
the Town of Aurora amounts to approximately 204 hectares of
which 31 ha remain vacant for future development at the time of
writing (June 1987). These vacant lands consist of some 30
parcels, the majority of which are relatively small or are of
an awkward shape; the vacant lands are not considered
sufficient for the short term needs of the municipality and
there is a 'requirement for the expeditious designation of a
substantial area for planned, serviced industrial lands.
The total developable land within the study area that can be
serviced amounts to approximately 152.2 ha (376 acres); the
exact area would be determined through consultation with the
Lake Simcoe Region conservation Authority at the time that site
plans and plans of subdivision are being processed.
The projected need for future industrial and some associated
commercial lands in the municipality is in the following range;
Year 2001-low of 87.7 ha (217a) to a high of 179 ha (442a)
Year 2011-low of 147.9 ha (365a) to a high of 309 ha (764a)
These areas are for the industrial lots as well as the internal
road network.
The above future land needs are based on industrial employment
forecasts to the year 2011 end projections based on historical
rates of industrial development. The forecasted land needs are
the result of using the most conservative assumptions
throughout the analysis.
-38-
2. FINDINGS (cont'd)
3.
The lands within the study area are the most appropriate for
future industrial use in view of the contiguous existing
industrial. use to the west, the immediate access to the
abutting main sanitary sewer trunk and the adjoining existing
arterial road network; Fig. 1 illustrates these components.
There is no alternative area within the municipal urban area
boundary for such a major land use designation.
METHODOLOGY
The evaluation of future industrial land needs involves an
established sequence of mutually supportive forecasting
methods.
a) The Industrial Employment Forecast method: This involves
the forecasting of the number of jobs likely to locate
within an industrial area associated with an urban
concentration. Industrial densities or workers per hectare
are then applied to the forecasted job creation in order to
obtain the long term land needs. Two sets of data were
examined in the preparation of this brief: summary
employment projections for the Toronto Region prepared by
the Metropolitan Toronto Planning Department; and,
employment projections for York Region based on The Markham
Transportation study of 1983.
b) The Industrial Land Absorption Rate: This analysis
examines the historic rate of industrial growth and applies
this rate to obtain a future projection with a view to
comparing the results with the results of
the employment forecast method.
-39-
3. METHODOLOGY ( cont' d)
c) Urban Structure Analysis: The urban structure or physical
layout of the urban area is examined to determine the most
appropriate location of the industrial concentration in
relation to servicing and compatibility .with the other
major land uses. This analysis confirms that having
determined the amount of industrial land required, there
are no practical alternatives to the location of the
subject lands.
Data for the brief were collected from planning staffs of
the Region of York, Metro Toronto, and The Town of Aurora.
4. THE STUDY AREA
, -' The Physical Urban Structure Plan (Figure 1) in Part I shows
the location of the study area along with the existing urban
structure of Aurora. The study area is associated with a
floodplain area of a branch of the Holland River which is under
the jurisdiction of the Lake Simcoe Region Conservation
Authority; registered fill regulation lines associated with the
floodplain are located throughout the study area. The study
area lands outside of the floodplain amount to approximately
161.5 ha (399a) including 9.3 ha (23a) of an Ontario Hydro
corridor.
_j
It has been determined, in consultation with staff of the
Conservation Authority that development throughout the area can
occur on most of the lands between the fill regulation lines
and the flood plain subject to negotiation with the
Conservation Authority. The study area has moderate to severe
-40-
4. THE STUDY AREA (cont'd)
slopes particularly in proximity to the floodplain. Review of
the topography, the fill regulation lines and the floodplain
limits leads to an assumed developable area of approximately
152. 2 ha ( 3 76a) . This area includes lands for industrial
development along with the lands for the internal road system,
but excludes lands within the Ontario Hydro easement.
The main sanitary sewer trunk that will service development in
the study area follows the tributary creek system as shown on
Figure 1. The area is well serviced by an external arterial
road system; the St. John's Sideroad to the north is owned by
the Town of Aurora, Wellington Street and Bayview Avenue are
admini:;;_tere,d by the Region of York. The study area can be
fully serviced.
5. EXISTING DEVELOPMENT CHARACTERISTICS
Data used in this phase of the brief were collected by the Town
of Aurora staff by way of a comprehensive phone survey of in-
dustrial users throughout the municipality and on-site visual
inspections. Land area measurements were made from zoning maps
at a scale of 1" -400'. The purpose of this phase was to
review the existing development pattern in order to establish
the existing worker density, the amount of vacant industrial
land, and the types of industries and, to provide an overview
of the availability of commercial land within the urban
boundary.
-41 -
•>·--.
5. EXISTING DEVELOPMENT CHARACTERISTICS (Cont'd)
Figure 1 is a stylized picture of Aurora's physical urban
structure. In order to determine the long term needs for
industrial lands, it was necessary to review the existing land
uses associated with the employment base namely the industrial
and commercial land use categories.
used as the time base.
In most cases 1986 was
a) Industrial
The existing designated industrial area amounts to 204 ha
(504 acres) of which 36 ha (89 acres) were vacant in 1986
with 31 ha vacant at the time of writing (June 1987).
Developed lands include those with actual structures,
structures under construction or
building permits have been issued.
parcels
All land
for which
description
is on the basis of net land for the industrial development
as well as the internal road system but excludes all else.
The developed industrial area includes 68 firms in
manufacturing, warehousing, construction
transportation category, (M.W.C.T.) and 30 firms in
institutional and service commercial category.
the
and
the
This
latter grouping includes a religious institution, a Legion
Hall, commercial offices, some retail outlets, auto
service shops, some services to business, and restaurants.
-42-
5. EXISTING DEVELOPMENT CHARACTERISTICS (Cont'd)
Absorption Rate
A number of sources have been analyzed to determine the
rate of industrial growth in Aurora.
Significant industrial growth did not occur in Aurora
until the required infrastructure was put in place in the
mid 1970's. Examination of Aurora Building Department
statistics reveal significant industrial construction
started in 197 8 and has been steady over the ten year
period to 1987 despite fluctuations from year to year.
In 1986, of the 204 ha (504 acres) of industrial lands in
Aurora 36 ha (89 acres) remained vacant. The amount of
designated land in Aurora prior to 1977 was 49 ha (121
acres), including the internal road system. The amount of
land absorbed in the 9 year period from 1978 to 1986 is
the 1986 total of industrial lands less the pre 1977 total
less the 19 86 vacant lands, ( 204 ha less 49 ha, less 3 6
ha); this totals 119 ha (294 acres) which represents an
absorption rate of 13.2 ha (32.7 acres) per year.
A review of site plan applications for buildings in the
industrial area for the past three years (1987, 86 and 85)
yields an average annual absorption rate of 12 ha (29.7
acres) excluding roads. Assuming an additional 10% for
road requirement, the above data would yield 13.2 ha (32.6
acres) per year.
-43-
' /
i
j
5. EXISTING DEVELOPMENT CHARACTERISTICS (cont'd)
This needs study will apply an absorption rate of 13 ha
(32 acres) per year and will use 1986 as a base year in
the projections. 1986 has been chosen as that was the last
year complete data was established for numbers of jobs in
the industrial area.
Percentage of Jobs in M.W.C.T.
In 1986 the number of jobs in the manufacturing,
warehousing, transporation and communications sectors
(M.W.C.T.) amounted to approximately 38% of the total of
7536 jobs in Aurora.
This needs study assumes an increase in the percentage of
the M.W.C.T. classification from 38% to 42% and as will be
seen in the next section, a corresponding decrease in the
percentage of commercial jobs in the community. The 42%
of M.W.C.T. in the community job base will apply to new
jobs being created in Aurora, that is, those jobs
projected beyond 1986.
The reasons for assuming the 42% of the M.W.C.T.
classification for new jobs are set out in Section 7, the
Regional Context.
b) Commercial Land in the Aurora Urban Area
The total designated commercial land within the existing
urban boundary is approximately 53 ha (130 acres) of
which less than 4 ha (10 acres) remain vacant; a review of
-44-
1,
j
5. EXISTING DEVELOPMENT CHARACTERISTICS (cont'd)
b) Commercial Land in the Aurora Urban Area
the central area indicates that an additional 6 to 8 ha
(15 to 20 acres) would be suitable for redevelopment for
commercial use. It was estimated that jobs in the
commercial sector in 1986 totalled 3087 excluding
commercial jobs in the industrial area, with a worker
density of approximately 63 per ha (25.5 per acre). Based
on existing worker density, the vacant and developable
commercial lands could accommodate 630 to 756 new jobs.
The job opportunities in the commercial sector in Aurora
i!Jcluding retail, office, entertainment, etc., in 1986
accounted for approximately 46% of total. Assuming a
slight drop in this percentage in the long term to about
42%, and using the Markham Transportation employment
projections, the following figures emerge.
al By the year 2001, a total of 12,700 job opportunities
are forecasted for Aurora creating 5344 new jobs of
which 42% or 2245 would be in the commercial sector.
Of this total 7 56 would be accommodated in new
development and redevelopent in the central Aurora
urban area and a certain amount in the new proposed
industrial area or approximately 239 (see section 8).
This would leave a potential commercial job base of
1,250 (2,245 new jobs less 756 in central area, and
less 239 in the new industrial area) for which
additional commercial lands would be required.
-45 -
I ''' ' J
b) Commercial Use Land in the Aurora Urban Area (cont'd)
bl The residual new commercial base of 1250 jobs would
require a land area of approximately 19.8 ha (49 acres)
applying the worker density of 63 jobs per ha.
cl The land demand for new commercial land outside of the
central urban area for the year 2 011 would be
approximately 43 ha (106 acres) using the same method
of calculation as above.
The implications of the above figures are clear, there is
insufficient land to accommodate the projected commercial job
base within the central area of the Town. The analysis also
justifies the designation of lands within the study area for a
certain amount of commercial use. A total of 15.4 ha (38
acres) has been set aside for commercial development
consisting of:
Free Standing Office Space
Service Commercial
Commercial
2.0 ha
10.6 ha
2.8 ha
15.4 ha (38 Acres);
The above figures exclude the Hydro corridor.
-46-
6. SUMMARY OF THE ASSQMPTIONS
The following assumptions are used in determining the land needs
set out in this study.
a) The developable lands in the study area amounts to
approximately 376 acres.
b) The land use in the industrial designations will consist
of a mix of M. w. c. T. and associated commercial. The
associated commercial will be calculated on the basis of
11% of the M.W.C.T.
c) Commercial uses within the study area consisting of free
standing offices, service commercial and commercial will
require approxlffiately 15.4 ha (38 acres). These commercial
uses are beyond the capacity of the urban core area and are
not part of the integrated commercial uses mentioned in
6(b) above.
d) A worker density of 25 per hectare (10 per acre) shall be
used for the industrial catagories in the study area.
e) The employment associated with the is M.W.C.T. component is
assumed to be 42% of new jobs in the total long range
employment forecast for Aurora.
f) Rate of industrial land absorption based on past
performance shall be assumed at 13 ha (32 acres) per year.
This is considered an appropriate figure in view of the
regional economic factors to be discussed in the following
section.
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6. SUMMARY OF THE ASSUMPTIONS (cont'd)
g) A 10% vacancy factor shall be applied to the land needs.
h) 16 ha of the 36 ha of vacant land in 1986 for the existing
industrial area shall be carried forward in the land
forecasts. The remaining 20 ha of vacant land is deemed
to represent a 10% vacancy ractor for the existing 204 ha
of designated industrial land.
7. THE REGIONAL CONTEXT
Aurora has experienced a relatively high rate of industrial
growth over the past decade. This development can be viewed as
part of a larger industrial conurbation involving concentrations
in Richmond Hill, Aurora and Newmarket with orientation along
the Highway 404 corridor. Aurora will continue to experience a
strong long term demand for industrial development and a number
of factors may be cited in support.
a) Aurora is centrally located within a projected urban
population of approximately 200,000 persons within a half
hour drive; with the emerging population will come the full
range of support services for major industrial
concentrations.
b) The existing Regional and Provincial road network, the main
feature being Highway 404, will afford convenient access.
c) Current land values for serviced industrial land in the
Aurora area is approximately half that of lands 15 minutes
by road to the south, and one third that of the lands on the
north Metro fringe area at Steeles Avenue.
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7. THE REGIONAL CONTEXT (cont'd)
d) There is a substantial migration of business and industrial
firms from Metro Toronto. In 1985-86 of the 1,660 new firms
along with 20,422 new employees locating in the Region, 22%
migrated from the Metro Toronto area, mainly to the southern
municipalities of the Region. With the completion of
Highway 404, the build-up of population, and the increasing
land values in the southern areas of the Region, more of
these migrating firms will tend to locate in the Aurora
area.
8. THE EMPLOYMENT FORECAST
Two sets_ of :data were examined in order to project employment
~-_;
numbers-for Aurora: Regional employment forecasts based on the
1983 Markham Transportation Study and, the summary projections
for the Toronto Region .which are expressed as a ratio of job
opportunities to the population within the urban concentration.
The Toronto Region in this case consists of Metro Toronto and
the Regions of Peel, Halton, York and Dufferin. The base years
of 2001 and 2011 are projected.
a) Regional Forecast
The projected employment forecast for Aurora is as follows:
Year 2001 12,700 Jobs
Year 2011 16,740 Jobs
The employment forecast for the industrial designations in
the study area is obtained by applying the assumed 42%
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(
.. _j
8. THE EMPLOYMENT FORECAST (cont'd)
M.W.C.T. ratio of new jobs created since 1986, and adding
an 11% component for other uses, mainly commercial.
New jobs for industrial area:
Year 2001: 12,700 less 7,536 (1986 jobs) = 5,164 x .42
= 2,169 new jobs
Other Uses = 11% of MWCT =.11 x 2,169 = 239 jobs
Total jobs industrial area (less commercial) 2.408
Year 2011: 16,740 less 7,536 (1986 jobs) = 9,204 x .42
= 3,867 jobs (MWCT)
Other uses = 11% of MWCT =.11 x 3,867 = 426 jobs
Total jobs industrial area (less commercial) 4,293
The land need is obtained by applying the assumed worker
density, adding the requirement for the special commercial as
mentioned in 5 b) above and applying the 10% vacancy rate.
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8. THE EMPLOYMENT FORECAST (cont'd)
Ygar 2QQ1: Industrial Component = 2408/25 = 96.3 ha
Commercial Component = 7 7 ha
104.0 ha
Plus 10% vacancy = 10.4 ha
Less 1986 Vacant Land = 16.0 ha
TQTAL LAND REQUIRED = 98,4 hQ. !<l43al
Ygar 2011: Industrial Component = 4293/25 = 171.7 ha
Commercial Component = l!i,4 ha
187.1 ha
Plus 10% vacancy = 18.7 ha
Less 1986 Vacant Land = 16,0 ha
TOTAL LAND REQUIRED = 189.8 ha ! 4fi9al
b) Ratio of Employment to Population: Toronto Region Forecast
The following data was obtained from the Metropolitan
Toronto Planning Department.
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;l
8. THE EMPLOYMENT FORECAST (cont'd)
Year
1981
1991
2001
2011
Year
1981
1991
2001
2011.
Summary of Toronto Region Projections
Metro Toronto Toronto Region York Region
Population Employ. Population Employ. Population Employ.
2,137,395 1,240,000 3,378,262 1,817,495 252,053 105,945
2,183,883 1,375,600 3,908,660 2,104,580 393,875 159,900
2,186,672 1,416,600 4,307,163 2,308,679 514,818 201,900
2,193,958 1,445,600 4,669,276 2,451.608 613,283 250,900
The ab.ove data yields the following metro/regional ratios
of employment to population.
Metro Toronto Toronto Region York Region
(Metro & Outlying Regions)
.58 .54 .42
.62 .54 .41
.65 .54 .39
.66 .53 .41
Notes: Source Metro Planning Department: Metro Facts Nov. 4;
Small Area Projections for 2011, June 1986
Examination of York Region data for 1985 yields population
of 324,064 with employment of 150,190 for an employment to
population ratio of .46, for 1986.
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8. THE EMPLOYMENT FORECAST (cont'd)
The data from both the Metro Toronto and York Region Planning
Department show a much higher employment rate in York Region
than anticipated by Metro Toronto, particularly in recent
years with the current employment/population ratio in the
order of .46 for York Region as a whole.
The Employment to population ratio in Aurora in 1986 was
approximately .36 which was below the average for the Region
and well below the Metro forecast. There are no economic or
locational constraints acting on the municipality that would
prevent this ratio from increasing in Aurora with time as the
population reaches a leveling off. Based on all above data,
the el!lployment/population ratio for Aurora assumed for the
study·is .42.
Project populations for Aurora are assumed at 29,000 for 2001
and 35, 000 for 2011, (Markham Transportation Study, 1983;
subsequent Regional modifications). Assuming a future
employment to population ratio of .42, the land needs are as
follows:
Year 2001:
New jobs: = .42 (emp./pop. ratio) x 29000 (2001 population)
= 12,180 less 7536 (1986 jobs) = 4644
M.W.C.T. component = .42 x 4644 = 1951
Other uses = 11% of M.W.C.T. = 215
Total jobs industrial component = 2166
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j
0
8 0 THE EMPLOYMENT FORECAST (cont'd)
Land requirement:
Industrial = 2166/25 = 86.6 ha
commercial = 7 7 ha
94.3 ha
Plus 10% Vacancy = 9.4 ha
Less 1986 Vacant Lands = 16,0 ha
TOTAL LAND REQUIRED = 87.7 ha ( 217 a)
Year 2011:
New jobs: = .42 (emp./pop. ratio) x 14700 (2001 population) = 14,700 less 7536 (1986 jobs) = 7164
M.W.C.T. component = .42 x 7164 = 3009
Other Uses = 11% of M.W.C.T. = ~
Total jobs industrial component = 3340
Land requirement:
Industrial = 3340/25 = 133.6 ha
commercial = 15,4 ha
149.0 ha
Plus 10% Vacancy = 14.9 ha
Less 1986 Vacant Lands = 16,0 ha
TQTAL LAND REQUIRED = 147,~ !lg,
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(Jfi5g,)
9. SUMMARY OF LAND REQUIREMENTS
The following table compares the results for land requirements
using the two sets of forecasting data as well as projecting
the historical absorption rate. The absorption rate is
assumed at 13 ha per year (32 acres). Caution should be used
in using absorption rates as projections for future
requirements; the rate is an illustration. of past performance
only. The change in rate of industrial development is
affected by a complex set of exogenous variables such as
changing land values, external infrastructure changes,
marketing and migration conditions affecting overall growth of
the region and so on. A noteworthy example was the historic
rate of industrial growth in Richmond Hill. The absorption
rates in that Municipality ranged from a low of 6 acres to 23
acres per year during the years 1976 to 1985; the current rate
is 155 acres per year.
Summary Land Requirements:
Year 2001 Year 2011
Regional Forecast Data 98.4 ha (243a) 189.8ha (469a)
Toronto Region Data 87.7 ha (217a) 147.9ha (365a)
Absorption Rate @ 13ha/yr 179 ha (442a) 309 ha (764a)
From the above data it is realistic to assume that the study
area can be justified for the provision of industrial lands
for the next 14 to 24 years.
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'-. (
;
i
.\,.-''
10. THE URBAN STRUCTURE
The Town of Aurora requires a contiguous block of land of the
magnitude of the study area to accommodate industrial
development for the next 14 to 24 years. The study area is in
the appropriate location for such a concentration. Figure 1
in Part I illustrates the physical structure of the basic land
use components of the serviced urban area. The following
planning reasons establish that no other location within the
municipality could be considered for the future industrial
park.
a) The study area is adjacent to the existing sanitary
servicing trunk that will service the industrial lands.
b) The proposed development is a continuation of the existing
planned industrial area in the municipality and a clear
separation from the residential area is maintained.
c) The study area is well serviced by the surrounding
arterial road network. Most of the industrial .traffic
will use Highway 404 for external connections thus
minimizing the , effects of industrial traffic on the
residential areas.
d) The municipality is currently examining the expansion of
the urban area with a view to updating the Official Plan.
The appropriate northern and eastern urban boundaries in
such an expansion are the st; John's Sideroad and Bayview
Avenue to the east. The study area completes the expanded
area to these boundaries.
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APPENDIX II
TRAFFIC AND ROAD IMPROVEMENTS
The examination of traffic generation and distribution resulting
from the proposed development in the Amendment area was carried out
with a view to determine improvements to the existing external road
network.
The analysis included site inspections, review of potential access
routes to the study area, development of guidelines for
intersections involving the external road network, development of
traffic generation and distribution forecasts and consultation with
the staff of the Regional Engineering Department.
Trip Generation
The number of vehicular trips associated with the Amendment area was
determined based on an assumed worker density, a percentage of the
labour force being absentees, and
walking in or being dropped off.
an assumed percentage using buses,
The morning peak hour was assumed
to represent the most critical traffic load and trips were assigned
to the development area.
The following assumptions were used in determining traffic
generation:
a) Worker density-30.0 persons/ha. (12 per acre)
based on a mixture of commercial and industrial uses
b) Automobile occupancy 1.2 workers per car
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1.
\
I
I
Trip Generation (Cont'dl
c) A 10% absentee factor was used which would include those
on vacation or ill. 5% of the peak hour labour force
would arrive by bus and 5% would be dropped off or walk
in.
d) It was assumed that 65% of the labour force would arrive
during the morning peak hour.
Traffic Distribution
Distribution was assigned to the surrounding road network based on
the Y~~k Region Employment End Travel Survey, 1986; Exhibit 4.2-1.
A slightly heavier weight was applied to a.m. peak westbound traffic
from Highway 404 as it was felt this expressway will become the main
link to the industrial area from the major urban centres of
Newmarket, Richmond Hill, Markham and north Metro Toronto.
The resultant general trip origins from the surrounding
into the Amendment area are shown on Figure 1.
distribution is shown on Figure 2. This distribution
road system
Detailed
was obtained
' in assigning the generated traffic
sector. The methodology is summarized
to the proposed industrial
at the end of this section.
The critical area during the a.m. peak period is the intersection of
Wellington Street and Bayview Avenue. Some 496 left turns off
Wellington easterly to northbound Bayview are anticipated along with
763 right turns from Wellington westerly to northbound Bayview.
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Traffic Distribution (cont'd)
The traffic generation and distribution has been discussed with the
Region of York traffic planners and with Aurora staff. As a result
of these discussions, a number of improvements are required to the
surrounding road network.
a) Prior to complete development of the Amendment area, the
St. John's Sideroad will be improved from Old Yonge Street to
Bayview Avenue to highway standards to the satisfaction of the
Town of Aurora.
b) Three entrances from Bayview Avenue between Wellington Street
and St. John's Sideroad are required into the Amendment area.
The intersections of these entrances with Bayview may require
signalization and are to be located to maximize sight
distances along Bayview and with ideal separation distances of
366 metres.
-~-
·;
Traffic Generation and Distribution:
Approximate development area: 152 ha (376 acres)
Assume 30.0 workers/ha. (12 per acre):
Total workers
Less 10% absent
Net labour force
Morning peak hour factor
Walk in/drop off = 5%
by bus = 5%
Net workers at a.m. peak
Automobile occupancy =
1.2 workers per car=
4,512
451
4,061
65% of net= 2,640
264
2,376
1,980 trips inbound
overall distribution is based on the York Region Employment End
Travel Survey, 1986; Exhibit 4.2-1 with a heavier weight of traffic
westbound on Wellington from Highway 404. The general distribution
is shown on sketch 1. Detailed distribution is shown on sketch 2.
Critical areas are left turns from Wellington eastbound onto
Bayview Avenue northbound, and left turns from northbound on
Bayview into the site.
The critical turning volume at the p.m. peak hour would be from
Bayview southbound left onto Wellington eastbound.
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T. JOHN'S SIDEROAD
VELLINGTON STREET
!ENDERSON DRIVE
N ROAD
....
w w a:: .... en
)WN OF AURORA
VANDORF SIDEROAD
JRORA EAST INDUSTRIAL ESTATES
1PENDIX 2 FIGURE I
:NERAL TRAFFIC DISTRIBUTION
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.. 38.5%
7.5%
APPENDIX III
Hydro
Areas Easement Total
Type of Development Acre Ha Acre Ha Acre Ha
-------------------------------------------------------
Prestige Industrial 115 46.54 3 1. 21 118 47.75
General Industrial 228 92.27 12 4.86 240 97.13
service Commercial 26 10.50 2 0.81 28 11.33
Commercial 7 2.83 7 2.83
ior Open Space )
)pecific 124 50.18 6 2.43 130 52.61. l
/
TOTALS 500 202.32 23 9.31 523 211.65
___ /
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238
.,
ST. JOHN'S SIOEROAD
99 337 ... ~ 24
!
i r 270 rt 2~ 67 24
484---
1407 ~
1-
11.1 11.1 11.1
0:: ::J
1-1-z
Ill 11.1 11.1
11.1 ~ 1-a:
1-Ill Ill ~ 0::
::J 11.1 11.1
::r C) > 148-~ ~ ).,
III WELLINGTON STREET
)o 248 .. 496;1
-·~
-· ' -149
HENDERSON DRIVE ~ VANDORF. SIDEROAD
~
BLOOMINGTON ROAD·
r:-----------
1 P.M. PEAK 1 1 .
IWELLJNGTON ~ ~
--
TOWN OF AURORA
~STREET
I ~9
1 BAYVIEW AVENUE
'-------------·
AURORA EAST INDUSTRIAL ESTATES
APPENDIX 2 FIGURE 2
A.M. PEAK
DETAILED DISTRIBUTION
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