BYLAW - OPA #53 - 19890322 - 306889'/ /
1.
'.. ''! .®' 1 ;~inistry of ~ ;'~Municipal
. V " 1 Affairs
Ontario
Ministere des
Affaires
municipales
November 12, 1991 ·
Mr. c. Gowan
Clerk
Town of Aurora
. ' .,,•
TOWN OFAUROR/1
RECEIVED
Yt NOV ts P 1 :sa
50 Wellington Street
Aurora, Ontario
West
L4G 3L8
Dear Mr. Gowan:
777 Bay Street
Toronto, Ontario
M5G 2E5
Re: Approval as Modified, of Amendment No. 53
to the Official Plan for the Town of Aurora
File: 19-0P-0025-053
On November 5, 1991 this Official Plan document was
approved with modifications. Please see the certificate
page.
The Original and Duplicate Originals have the approval
endorsed thereon. One Duplicate original has been
retained for the Ministry's records. The remaining
working copies are enclosed.
Yours truly,
-rr. ;::--,.:..
" ~ Sandra Pearson Y Area Planner
Plans Administration Branch
Enclosure
c.c. Region
777, rue Bay
Toronto (Ontario)
M5G 2E5
~:J(ff>TION BY-LAW FOR OFFICIAL PLAN AMENDMENT NO. 53
BY-LAW NUMBER 3068-89
OF THE MUNICIPAL CORPORATION OF THE TOWN OF AURORA
The Council of the Corporation of the Town of Aurora, under Section 17 (6)
of the Planning Act, 1983, hereby enacts as follows:
1. Official Plan Amendment No. 53 for the Town of Aurora, consisting of
the attached 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. 53 for the Town of Aurora.
3. This By-1 aw sha 11 come into force and take effect on the day of the
final passage thereof.
READ A FIRST AND SECOND TIME THIS _8th_ DAY OF _February ____ , 1989.
READ A THIRD AND FINAL TIME AND FINALLY PASSED THIS 22nd DAY OF
__ M3r_c_h...,..... ____ , 1989.
Certified that the above is a true copy of By-law No. Jo 6 ~ --&9as
enacted and passed by the Council of the Corporation of the Town of Aurora
on ~~ o?Q?J , 1989.
~df/!f~
CLERK
19 OP 0025 053-I
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. 53 to the Official Plan for the Town of Aurora.
DATE: SIGNATURE:
AMENDMENT NO. 53
TO THE
OFFICIAL PLAN FOR THE
TOWN OF AURORA
This Amendment No. 53 to the Official Plan for Town of
Aurora which was adopted by the Council of the
Corporation of the Town of Aurora is hereby modified as
follows:
1. Page 4, PART II -THE AMENDMENT, Details of the
Amendment, Item (2), Section (f) be modified to
add the words "and the Ministry of Natural
Resources" following the words "Conservation
Authority".
As thus modified, this amendment is hereby approved
pursuant to Sections 17 and 21 of the Planning Act.
1983.
Diana L.
Director
Plans Administration Branch
Central and Southwest
Ministry of Municipal Affairs
Index
AMENDMENT NO. 53 TO THE OFFICIAL PLAN FOR THE
CORPORATION OF THE TOWN OF AURORA
The Statement of Components
PART I -THE PREAMBLE
Purpose of the Amendment
Location
Basis of the Amendment
PART II -THE AMENDMENT
Introductory Statement
Details of the Amendment
Implementation and Interpretation
PART III -THE APPENDIX
Page
1
2
2
2
2
3
3
3
4
5
- 1 -
STATEMENT OF COMPONENTS
PART I -THE PREAMBLE does not constitute part of this Amendment.
PART II -THE AMENDMENT, consisting of the following text constitutes
Amendment No. 53 to the Official Plan for the Town of Aurora.
PART III -THE APPENDIX does not constitute part of this Amendment.
- 2 -
PART I -THE PREAMBLE
Purpose of the Amendment
The purpose of this amendment is to change the land use designation on the
subject lands shown on Schedule 'A' attached hereto and forming part of
this ·amendment from ''Institutional'' and ''Environmental Protection" to
"Institutional Specific" and "Environmental Protection" to permit the site
to be developed for a housing and care complex are providing a full range
of facilities for senior citizens.
Location
The lands affected by this amendment are located on Part of Lot 86,
Concession I W.Y.S.
Basis of the Amendment
Council has enacted this amendment in response to the following:
1. The lands were designated ''Institutional'' in recognition of the
existence of a conference centre operated by a religious institution.
The same institution now proposes to construct 350 residential units in
a number of low rise buildings and accessory social, recreational,
religious and health care facilities including 90 units for those
requiring significant amounts of additional care on the site. The
subject amendment has the effect of fine tuning the existing
"Institutional" category to clearly allow these additional uses on the
site.
2. Lands on the south side of St. John's Side road are designated for
"Urban Separator" permitting two acre lots. The emerging character of
the area is low intensity in its nature with perhaps more intensity at
Yonge Street. While the number of units proposed on the site is
relatively large, the expected occupancy is expected to be low.
3. The site would be self contained insofar as the provision of day to day
services and needs in that food, health care and personal service
facilities would be available on the site. Vehicles and staff would be
available to provide transportation to off site destinations.
4. The site currently has attractive physical features including tree
cover and the flood plain area of the Tannery Creek which occupies
approximately half of the site on the eastern side. The applicants
propose landscape themes relating to different parts of the site which
will be provided for and implemented by means of a zoning by-law
amendment and site plan agreement.
5. To ensure the overall integrity of the concept a Master Site Plan
Agreement encompassing the location of the roads, general pas i ti on of
various buildings, parking requirements and boundary landscaping will
be required prior to any partial or complete development of the site.
- 3 -
PART II -THE AMENDMENT
Introductory Statement
All of this part of the document entitled PART II -The Amendment,
consisting of the following text and attached Map designated Schedule "A"
(Land Use Plan) constitutes Amendment No. 53 to the Official Plan for the
Town of Aurora.
Details of the Amendment
The Official Plan of the Town of Aurora is hereby amended as follows:
I tern ( 1): The area indicated on Schedule 'A' attached hereto and forming
part of this amendment is hereby redesignated from
''Institutional'' and "Environmental Protection" to
"Institutional Specific" and "Environmental Protection".
Item (2): Section 4.10 is hereby amended by adding Section 4.10.(iv).
The following policies apply to that part of Lot 86, Concession I W. Y .S.
designated as "Institutional Specific" as shown on Schedule 'A'.
(a)
(b)
The lands designated as "Institutional Specific" may be used
for a retirement community comprising the following uses; 350 -
1 and 2 bedroom apartment units, an additional 90 units which
are specific to persons requiring significant amounts of
medical care, medical clinics, office space for administration
of the community which includes provision of home care support
services and conference centre.
The conference centre is to provide overnight accommodation for
not more than 60 persons as well as the use for daytime
conferences.
It is intended that no deve 1 opment will be permitted on the
site until the Master Site Plan Agreement has been developed
for the entire site. The Master Site Plan Agreement will
identify the location of the access roads and provision of
services, storm water management, the landscaping of all parts
of the site abutting either a public road or on adjoining
property owner and the general location of all buildings and
structures and parking areas to be provided. Construction
details of the parking areas, building elevations, detailed
grading and internal landscaping may be provided through means
of separate site plan agreements as construction proceeds.
(c)
(d)
(e)
MODIFICk.fiPt-f
NO. #I
UNDER SECTION 17(9) OF
trHE PLANNING ACT, 19.83
- 4 -
Buildings on the site will be low rise so that they will be
compatible with surrounding uses. Buildings and groups or
buildings will be sited with careful consideration given to
natural topography and existing tree cover so that they blend
with the surrounding uses as much as possible. The
implementing zoning by-laws will set specific height limits for
the various buildings permitted on the site.
The development shall only occur on the basis of full municipal
water and sanitary sewer services.
The development shall be serviced by means of a private ring
road providing two means of access to St. John's Sideroad.
Careful screening and landscaping of this road will be
undertaken so that interference with the privacy of adjoining
properties due to lighting or noise is minimized.
Prior to any development on the site, the owner shall undertake
a Storm Water Management Study which is satisfactory to both
the Town and the Lake Simcoe Region Conservation Authorityo\
which shall be implemented through the Master Site Plan
Agreement.
Implementation and Interpretation
The implementation and interpretation of this Amendment shall be in
accordance with the respective policies of the Aurora Official Plan, Zoning
By-law and Site Plan Agreements.
Background
1.
2.
3.
4.
- 5 -
PART III -THE APPENDIX
The Organization
The Anglican Village Aurora is an organization in the process
of being incorporated for the purpose of developing an
operating a retirement community on lands owned by the Diocese
on the north side of St. John's Sideroad, west of Yonge Street
in Aurora.
The Plan
The p 1 an calls for the deve 1 opment of a community for the
elderly which would be innovative in its design with a program
based on the life care concept which has become very popular in
the United States. The aim of the concept is to provide
housing for the elderly in an environment where they will be
able to remain for the rest of their lives, with few
exceptions, initially on a totally independent basis but with\
provision to provide various levels of assistance as it is
required.
The Facilities
The facilities would be targeted for individuals and couples
aged 65 and older, probably in the lower middle class income
category; that is, the retired elderly who have built up an
equity in their own homes who wish to move to a community which
provides peace of mind from the standpoint of care facilities,
assistance with maintenance and with predictable financial
arrangements. It is hoped that the initial group of residents
will span the age group from 65 to 90 so that there will be an
immediate demand for the Care facilities and an immediate
requirement for all the facilities.
Concept Development
The development of the concept to date has been carried out
with the assistance of Peat Marwick. More recently Mathers &
Haldenby have been appointed architects to develop a site plan
and are working with a team of planning consultants, landscape
architects and consulting engineers. This whole team has
provided an initial definition of the program in the broadest
sense enabling the architects to design a "footprint" of how
the property will be used.
Generally speaking, the project will include 350 independent
housing units such as townhouses, each one-storey with no
building exceeding a height of three stories. An additional 90
spaces for residents will be provided in innovative 1 ocati ons
for the purpose of providing facilities for individuals
requiring a significant amount of care, some in their own units
and others in Special Care facilities.
4.
5.
6.
- 6 -
Concept Development (Continued)
The project waul d a 1 so include a community centre for the use
of the residents and the surrounding community for whom a
seniors day care program would be provided. In addition, it is
anticipated that a children's day care centre could be made
available for children of staff, and others, and that some of
the Community Centre facilities could be used by visitors to
the Anglican Church Conference Centre which will be rebuilt in
some manner on the site.
There is an urgent need for additional facilities for the
elderly particularly those requiring care in a facility which
has the foreseeable need as the population ages, to respond to
the trust of the Provincial Government "to serve as many
elderly as possible in their homes and alternate residential
settings to prevent admission to institutions" (A Concept of
Aging In Place).
Community Services
The Anglican Village Aurora hopes to provide a true community,
for the large proportion of the residents who are able to carry
on with active lives; for those who require assistance of
various kinds the Village plans to provide services including
acute home care, chronic home care, homemakers, attendant
services, friendly vi sits, home maintenance, Mea 1 s on Whee 1 s,
and visiting nursing. Should a resident not be able to remain
in their own home despite the prov1s1on of the services
mentioned, they caul d then move to a segment of the community
where it would be easier to provide that visiting service (say,
a 60-bed semi-independent unit). In the event that certain
residents require very heavy nursing, a 30-bed unit will be
provided to include care for various situations from Alzheimers
to palliative care.
It is expected that these last two facilities would also be
able to provide respite care for families who are taking care
of the elderly in their own homes but need to get away
themselves.
Innovative Programs
It is hoped that the Community Centre will provide innovative
programs in both traditional and forward looking activities in
a manner which will encourage healthy lives for the elderly but
would also expose them to various individuals from outside the
community and will encourage the residents to remain as active
as possible.
7.
8.
9.
10.
- 7 -
Green Space/Parking
The design of the site will ensure that maximum use will be
made of the existing topography to encourage the residents to
enjoy the openness which will result from the lack of fences
and the superior use of the flood 1 ands to the east of the
property. It is a 1 so anticipated that the majority of the
parking will be underground so that there will be as much green
space retained as possible.
Existing Facilities
The existing facilities on the site include a bungalow, a
cha 1 et used for small conferences, a historic home which will
be retained, very basic overnight sleeping facilities for
approximately 40, and Conference faci 1 iti es for approximately
75 people. It is anticipated that these facilities will have
to be replaced and the Conference Centre facility either
refurbished in a major way or replaced totally.
Technological Advances
A recent study on Technology for the Elderly carried out for
the Metropolitan Toronto District Health Council provides a
good summary of the prob 1 ems experienced by the 40% of the
elderly Canadians who reported a disability. This report also
provides a multitude of solutions which could be made available
through technology -some currently very practical, others in
the research stage. Anglican Village Aurora would be an ideal
test centre for these technological advances in conjunction
with various agencies.
The Flood Plain
The design of the site will include retention of the flood
plain for recreational purposes primarily of a walking nature
but in a manner which will be appropriate to the overall plans
of the Town of Aurora and for the potential residents on the
Village property. With the flood plain lands being so
important, it is essential to have full input from the Town of
Aurora and adjacent residents. At this time, we have no
specific plans for the most easterly section of the property.
--~---·cON CE ss-lo N IW CONCESSION IE CONCESSION II
----------cFr.om Institutional and --------1------
OPA N~ 27
Environmental Protection to
Institutional Specific and
Environmental Protection
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IZ\ NOTE-· This map rms ~ fTfJITt corrQC,8d aerit11 I / / ' ,,
phafDgrup/ly l1lld slttRiJif tNJf bit .scalsd. I 1 II-I
C 0 N C E S S 1 0 N ,-·-cw:c-----+j-----:C::cO:-N:c-::C-::E:-::S:-:S::ci:-::O:-::N:-____;'~~-::E____;".:::-=fr=-•:_""_"'_c=-o~N-=c-=Ec:S:-::S:-:I-::O::cN:-------;I::cl--/f----:C:-:O:-:N:-;-;:C-;:E::;S:-;S:-:1-::0::cN:------;I-;-I ;-1 -------3 ~
LEGEND
URBAN RESIDENTIAL
SUBURBAN RESIDENTIAL
ESTATE RESIDENTIAL
COMMERCIAL
~ INDUSTRIAL
!~!INSTITUTIONAL
t~;;J
1---1
MAJOR
OPEN SPACE
RURAL
ENVIRONMENTAL PROTECTION AREA
PLANNING AREA BOUNDARY
AREA REFERRED TO THE
ONTARIO MUNICIPAL l!lOARD
APPROVED IN FORM SHOWN BY ORDER
NOTES .. DATED MAY 24, 1879
I. THIS MAP MUST 8£ READ IN CONJUNCTION WITH
THE TEXT OF THE INTERIM OFFICIAL PLAN.
2. AREAS AND LOCATIONS OF MAJOR INSTITUTIONAL
AND OPEN sPACE D£SIGNATIONS WITHIN UNDEVELOPED
AREAS ARE SYMBOLIC ONLY AND WILL BE DETERMINED
IN A MORE PRECISE MANNER WHEN THE AREAS ARE
DEVELOPED.
"OFFICE CONSOLIDATION"
SCHEDULE A
LAND USE PLAN
INTERIM OFFICIAL PLAN OF THE
AURORA PLANNING AREA
SCA!.E lf<i FEET
•O<>o :100 o zooo
THE REGIONAL MUNICIPALITY OF YORK PLANNING DEPARTttiENT.
Town of Anrora
Official Plan Amendment No.54
Anglican Conference Centre
March 22, 1989
By-law # 3068-89