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BYLAW - OPA #64 - 19920916 - 341692·® , Ontario Ministry of Municipal Affairs Ministere des Affaires municipales March 2, 1993 Mr.. Lawrence Allison Clerk Town of Aurora 100 John West Way Aurora, Ontario L4G 6Jl Dear Mr. Allison: 777 Bay Street Toronto, Ontario M5G 2E5. To w1N nr A uR· nR ,, YV • t; ; H U \ r-•~ REGEl VEO '93 MAR -8 A9 :56 ·Re: Approval as Modified, of Amendment No. 64 to the Official Plan of the Town of Aurora File: 19-0P-0025-064 On March 1, 1993 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, Nathalie Bosser Ten-Hove Area Planner Plans Administration·Branch Enclosure c.c. Region MOE ;ROVAL2.0P 0 atw ~~ ~oo!'-- 1603{01]90} 177, rue Bay ·Toronto (Ontario) M5G 2E5 ,' ' i / 19-OP.-0025 -064 Al'AENDMENT NO. 64 TO THE TOWN OF AURORA OFFICIAL PLAN AMENDMENT NO. 64 TO THE OFFICIAL PLAN FOR THE AURORA PLANNING AREA This Amendment No. 64 to the Official Plan for the Town of Aurora which was adopted by the Council of the Corporation of the Town of Aurora is hereby modified as follows: 1. Part II: The Amendment, Item (2) is hereby modified with the addition of the new clause (xii) as follows: (xii) Development within the amendment area shall proceed in accordance with the recqmmendations of the Noise Impact study prepared by J.E. Coulter Associates Engineering dated December 18, 1992 and its addendum dated February 17, 1993 as approved by the Ministry of the Environment. As thus modified, this amendment is hereby approved pursuant to Sections 17 and 21 of the Planning Act. Diana L. Director Plans Administration Branch Central and Southwest Ministry of Municipal Affairs (754326 Ontario Limited) ADOPTION BY-LAW FOR OFFICIAL PLAN AMENDMENT NO. 64 BY-LAW NUMBER 3416-92 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. 64 for the Town of Aurora, consisting of the attached explanatory text and schedules, 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. 64 for the Town of Aurora. 3. This By-law shall come into force and take effect on the day of the fmal passage thereof. READ A FIRST AND SECOND TIME THIS ..1E_th DAY OF September, 1992 READ A THIRD AND FINAL TIME AND FINALLY PASSED THIS 5 th DAY OF October , 1992. K John G Lawrence Allison, A.M. C. T. Certified that the above is a true copy of By-law No. 3416-92 as enacted and passed by the Council of the orporation of the Town of Aurora on October 5, 1992. Lawrence Allison, A.M.C.T. 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. 64 to the Official Plan for the Town of Aurora. DATE: ____________________ _ SIGNA lURE: ____________ _ '' AMENDMENT NO. 64 TO THE OFFICIAL PLAN FOR THE CORPORATION OF THE TOWN OF AURORA Index 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 Page 1 2 2 2 2 4 4 4 6 AMENDMENT NO. 64 TO THE OFFICIAL PLAN FOR THE AURORA PLANNING AREA PART I PART II -1 - STATEMENT OF COMPONENTS THE PREAMBLE does not constitute part of this Amendment. THE AMENDMENT, consisting of the following text constitutes Amendment No. 64 to the Official Plan for the Town of Aurora. -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 on Schedule "A" attached hereto and forming part of this amendment from "Industrial" to "Commercial (Specific)" and to establish site specific policies to permit the use of the lands for a mixed use residential/commercial development. Location The lands affected by this amendment are located at the northwest comer of Wellington Street East and Industrial Parkway North, comprising Part Lots 106 and 107, Registered Plan 246. Basis of the Amendment Council has enacted this amendment in response to the following: 1. The proposed amendment is in keeping with the new Official Plan enacted by Council on June 27, 1991, which places the lands in a Service Commercial Centre designation. Such centres are intended to provide commercial support services for industrial areas and their employees and also permit residential uses on upper floors where the lands border on residential areas. The amendment consequently includes specific policies consistent with the Service Commercial Centre designation of the Council adopted Official Plan. 2. The scale and design of the proposed mixed use residential/commercial development is appropriate in relation to its surroundings and provides adequate spatial separation from adjoining residential uses. 3. The site is located at the intersection of an arterial and collector road and has convenient access to commercial, recreational and other community facilities in the area as well as transit and commuter services. The site is adequately served by existing schools, parks and utilities. 4. The proposed amendment also has merit in that it will: provide the potential for long term improvements to the area, serving as an anchor for future redevelopment in this location and giving the comer substance and identity; -3 - supply affordable housing to this part of the Town given that the residential component of the development is intended as cooperative/non profit apartment units; promote the intensification of serviced lands by replacing an outdated commercial use with a more intensive mixed use residential/commercial project, providing for a more efficient use of existing municipal infrastructure and; help strengthen the vitality and safety of the industrial area by increasing the presence of pedestrians both during and after working hours. -4- 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. 64 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: Item (1): Item (2): The area indicated on Schedule "A" attached hereto and forming part of this amendment being Part Lots 106 and 107, Registered Plan 246 is hereby redesignated from "Industrial" to "Commercial (Specific)". Section 4 (Land Use) Subsection 5 (Commercial) is hereby amended by adding the following to the end of that Section. The lands designated "Commercial (Specific)" on Part Lots 106 and 107, Registered Plan 246 may be used for a mixed use residential/commercial development in accordance with the following policies: i) Commercial uses permitted on the subject lands shall meet the service and retail requirements of industrial areas and their employees by permitting such uses as: offices, data processing, child care centres, motels, hotels, restaurants, technical trades, printing, recreational, marketing, financial services, banquet halls, meeting centres and clubs. Outdoor storage and commercial uses which primarily cater to residential areas, such as full sized supermarkets and warehouse drugstores and junior department stores shall not be permitted. ii) Residential uses on upper floors shall be permitted, to a maximum of 70 units, equivalent to a density of 128 units per hectare (52 units per acre). The proposed dwelling units within the development shall be for socially assisted housing, comprising primarily one bedroom units, catering to the needs of singles, single parents, small groups of individuals and seniors. iii) The total floor area of the retail and service commercial uses shall be limited to approximately 1200 square metres (13,000 square feet) and shall be restricted to main floor and street frontage locations. - 5 - iv) The maximum building height shall not exceed 5 storeys. v) In order to ensure provision of adequate open space and outdoor amenity area on the lands for both adults and children within the development, a parkette with a children's playground shall be provided on-site, together with an outdoor terrace area on the second floor of the building. The required site plan agreement shall ensure safe, attractive and convenient pedestrian access to such amenity areas. vi) The site plan for the development shall also ensure high standards in the conceptual design of the building, its massing, siting, exterior access and public areas. Given the site's location at the entrance to the historic core, the building design shall incorporate traditional brick finish with the use of dormers, as well as provision of open balconies to add to the diversity of the building facade and to the public presence within the development. The site plan for the mixed use development shall ensure the effective functioning of both the commercial and residential components of the building so to avoid conflicts between uses. vii) Vehicular access to the site shall be through controlled driveway entrances subject to the approval of the Town of Aurora and the Regional Municipality of York, including the prohibition of westbound turning movements onto the adjacent local road (Centre Street) so to avoid possible traffic infiltration into the adjoining residential area. The underground parking entrance shall be designed and located to avoid traffic movement conflicts with surface parking. viii) In order to ensure an attractive street frontage adjacent to Wellington Street and Industrial Parkway and reduce the visual impact of the parking areas on the streetscape, a landscaped buffer not less than 3 metres in width shall be required along both street frontages. Such landscaped buffers may include grass strips, trees or shrubs and/or decorative screens, walls or fences. Provision shall also be made to ensure adequate screening along the western property limit adjacent to the low density residential uses. ix) The site plan agreement shall ensure the implementation of effective measures to mitigate potential impacts of the development on the warm water fishery resource of the Holland River, both during and after construction. The site plan shall require the review and approval of the Ministry of Natural Resources, including the submission of preliminary stormwater management/water quality control plans to the satisfaction of the Ministry of Natural Resources. x) Prior to any development occurring on the lands, the availability of servicing capacity, particularly water supply must be confirmed and allocated by Council. xi) It shall be the policy of this plan to zone the lands in an appropriate commercial category with specific provisions to ensure implementation in accordance with the policies of this plan. MODIFICATION NO. 'fit 1 UNDER SECTION 17 (9) Ofl.-lt j j ) THE PLANNING ACT, -f . - 6 - Implementation and Intemretation 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. CONCESSION IW --'-·--c----- •• j /rl--------- -0 OPA N~ +---___'OC O_~_C _E S_S_I_O ~-----'-1 =E=:=:jt==::-'C'-'0"-N'"--C E S_-"S-'-1 ~O~N __ I '-1 --t----=-C--=-O__,_Nc_:C:_:E:_:S:_S I O~Nc_____._l ,_,_11 __ +-il -lf-::-/--r---1---r'-::.t.l----~~ \ \ --~~r-----lj I ,, i ; _j____J I , I <D I iN ' ' "'' "'i __LJ i ! :vi Nj i I ---LJ i i ! I'Q I :"' i ' ' --, ' N/ "'I I -! N/ ' ~I I .,I -1 ~-~ I "'' -I ~ ~ -!j 1~ ~~~ !oil IZ ' NOTE' This map was compiled from corrected aerial pllologrophy 011d should 110! b6 seated. I NI/MBERING OIFFERS 1- ------~~~~~~---~~-~--~~~~~~~-~--+--~~~~~~~--~-~~--~~~~~~-~-------~0 CONCESSION I W CONCESSION IE CONCESSION II CONCESSION Ill ..J LOT AMENDMENT No. 64 LEGEND URBAN RESIDENTIAL SUBURBAN RESIDENTIAL ESTATE RESIDENTIAL COMMERCIAL ~ INDUSTRIAL I tliil;'&'lc'fl I INSTITUTIONAL MAJOR OPEN SPACE RURAL ENVIRONMENTAL PROTECTION AREA 1---. I PLANNING AREA BOUNDARY AREA REFERRED TO THE ONTARIO MUNICIPAL BOARD APPROVED IN FORM SHOWN BY ORDER NOTES' DATED MAY 24 ,1979. I, THIS MAP MUST BE READ IN CONJUNCTION WITH THE TEXT OF THE INTERIM_ OFFICIAL PLAN. 2. AREAS AND LOCATIONS OF MAJOR INSTITUTIONAL AND OPEN SPACE DESIGNATIONS WITHIN UNDEVELOPED AREAS ARE SYMBOLIC ONLY AND WILL BE DETERMINED IN A MORE PRECISE MANNER WHEN THE AREAS ARE DEVELOPED. SCHEDULE A LAND USE PLAN INTERIM OFFICIAL PLAN OF THE AURORA PLANNING AREA SCALE IN FEET •oo o lOOO 2000 THE REGIONAL MUNICIPALITY OF YORK PLANNING DEPARTMENT. R!':VISED APRIL 1979 I !~ EXPLANATORY NOTE: RE: Official Plan Amendment No. 64 Official Plan Amendment No. 64 redesignates the lands shown below, being Part Lots 106 and 107, Registered Plan 246 from "Industrial" to "Commercial (Specific)" in accordance with the following provisions: i) The lands may be used for a mixed use residential/commercial development subject to the following: commercial uses meeting the service and retail requirements of industrial areas and residential uses on upper floors shall be permitted. the development shall be limited to maximum building height of 5 storeys, approximately 1200 square metres (13,000 square feet) of retail and service commercial uses on main floor and 70 co-operative/non-profit apartment units above. outdoor amenity space, including a parkette with children's playground and a 2nd floor terrace area shall be provided for residents of the building. ii) The development is to proceed by way of a site plan agreement which among other matters will include: • special attention to building design, landscape treatment, vehicular and pedestrian access as well as to the effective functioning of the mixed use development; • measures to minimize potential impacts of the development on the environment, namely the warm water fishery resource of the Holland River; • the approval of the Town, the Regional Municipality of York and the Ministry of Natural Resources. iii) Confirmation of servicing allocation is required prior to any development on the lands. . ~~ ' LOCATION PLAN APPLICANT: 754326 ONTARIO LIMITED FILE No. D09-02-92, D14-02-92 AURORA PLANNING DEPARTMENT II SUBJECT LAND N.T.S. DATE JULY 30, 1992 I I l I -'I Q:l ~I I ll.R.:.L_ :82 I I I 81 80 APPROXIMATE LOCATION OF ~>f­ SUBJECT LANDS ~. t FIGURE 1 :-> ,;"