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BYLAW - OPA #65 - 19930127 - 344292' .! . AMENDMENT NO. 65 TO THE OFFICIAL PLAN FOR THE TOWN OF AURORA 19-0P.-0025-065 I AMENDMENT NO. 65 TO THE OFFICIAL PLAN FOR THE TOWN OF AURORA PLANNING AREA This Amendment No. 65 to the Official Plan for the Town of Aurora Planning Area which was adopted by the Council of the Corporation of the Town of Aurora is hereby approved under Sections 17 and 21 of the Planning Act. Date: ---'1--'--'n'--1-q--=-~o=-3 ----'-'-!I_ Diana L. Director Plans Administration Branch Central and Southwest Ministry of Municipal Affairs .. (3, 11, 19 Ross Street) ADOPTION BY-LAW FOR OFFICIAL PLAN AMENDMENT NO. 65 BY-LAW NUMBER 3442-93 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, RSO 1990 Chapter P. 13 as amended, hereby enacts as follows: 1. Official Plan Amendment No. 65 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. 65 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 16th DAY OFDecember, 1992 READ A THIRD AND FINAL TIME AND FINALLY PASSED THIS 27th DAY OF January , 1993. Certified that the above is a true copy of By-law No. ~-93as enacted and passed by the Council of the orporation of the Town of Aurora on · d-r, 1993. ORIGINAL 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 (6) of the Planning Act, RSO 1990 Chapter P. 13 as Amendment No. 65 to the Official Plan for the Town of Aurora. DATE: ____________________ _ SIGNATURE: _________ _ AMENDMENT NO. 65 TO THE OFFICIAL PLAN FOR THE CORPORATION OF THE TOWN OF AURORA Index Page The Statement of Components 1 PART I-THE PREAMBLE 2 Purpose of the Amendment 2 Location 2 Basis of the Amendment 2 PART II-THE AMENDMENT 4 Introductory Statement 4 Details of the Amendment 4 Implementation and Interpretation 6 PART III-THE APPENDIX 7 AMENDMENT NO. 65 TO THE OFFICIAL PLAN FOR THE AURORA PLANNING AREA PART I \ PART II PART ill -1- STATEMENT OF COMPONENTS THE PREAMBLE does not constitute part of this Amendment. THE AMENDMENT, consisting of the following text constitutes Amendment No. 65 to the Official Plan for the Town of Aurora. 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 "Industrial" to "Urban Residential" and to establish site specific policies to permit the use of the lands for medium and high density residential development. Location The lands affected by this amendment are located on the east side of Ross Street and on the north side of Industrial Parkway South, forming a reversed "L" pattern between the two roads. The legal description is as follows: Part of Block A, Registered Plan 289, Part 2, Plan 65R-2814, Part 4, Plan 65R -2912 and Lots 1, 16, 17 and Part Lot 2, Registered Plan 17. Basis of the Amendment Council has enacted the amendment in response to the following: 1. The proposed amendment is in keeping with the new Official Plan adopted by Council on June 27, 1991, which places the lands in an Urban Residential designation. This designation encourages diversified residential communities which contain a broad range of housing sizes, densities, tenures and prices. The amendment includes specific policies consistent with the Urban Residential designation of the Council enacted Official Plan. 2. The site is located within close proximity to an arterial road with direct access to a collector road, thus providing convenient access to commercial, recreational and other community facilities in the area. Commuter rail and transit services are located adjacent to the subject lands. The site is adequately serviced by existing schools, parks and other social services. 3. The design of the proposed development incorporates various architectural embellishments of the neighbouring historic restored railway station and thereby enhances this nationally recognized historical site and by returning a "people presence" the area was once dependent upon. - 3 - 4. The lands as industrial appear to be under utilized and are less attractive to industrial development given the change in locational criteria for industrial and the encroachment of commercial and residential uses which can constrain and inhibit full usage. Redevelopment of the lands .would provide the impetus for long term improvements to the site serving as an anchor for future development within the immediate vicinity of lands oriented to the railway station and Wellington Street East. 5. The proposed amendment has merit in that it will: • contribute to the supply of affordable housing given the proponent's intention to market the development as co-operative/non-profit apartment units; • allow for the intensification of urban serviced lands, as promoted by recent Provincial initiatives, by replacing a vacant, outmoded industrial use with a more intensive residential development that provides for a more efficient use of existing municipal infrastructure and; • help strengthen the vitality and safety of the surrounding industrial area by increasing the presence of pedestrians both during and after work hours. -4 - PART II-THE AMENDMENT Introductory Statement All of this part of the document entitled Part ll -The Amendment, consisting of the following text and attached map, designated Schedule "A" (Land Use Plan), constitutes Amendment No. 65 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 of Block A, Registered Plan 289, Part 2, Plan 65R-2814, Part 4, Plan 65R-2912 and Lots 1, 16, 17 and Part Lot 2, Registered Plan 17 is hereby redesignated from "Industrial" to "Urban Residential". Section 4 (Urban Residential) is hereby amended by adding the following to the end of that Section. The following policies apply to the lands designated "Urban Residential" on Part of Block A, Registered Plan 289 and Part 2, Plan 65R-2814, Part 4, Plan 65R-2912 and Lots 1, 16, 17 and Part Lot 2, Registered Plan 17 as shown on Schedule "A" attached hereto and forming part of this plan. i) A multiple storey residential apartment building may be permitted on the lands being Part of Block A, Registered Plan 289, Part 2, Plan 65R-2814 and Part 4, Plan 65R-2912 having a maximum of 96 units. A multiple unit medium density residential complex having a maximum of 20 units may be permitted on the lands being Lots, 1, 16, 17 and Part Lot 2, Registered Plan 17. The proposed dwelling units within the development shall be for socially assisted housing catering to the needs of singles, single parents with children, groups of individuals and seniors. ii) The maximum height of the multiple storey apartment building shall be 5 storeys exclusive of elevator rooms, mechanical rooms, glass atria, or other appurtenances accessory to and incidental to the structure. iii) 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 for on-site. The required site plan agreement shall ensure safe, attractive and convenient pedestrian access to such amenity areas. Allowances shall be made in terms of sizing of the amenity area to ensure that it is large enough to accommodate the needs of both the multiple storey building and the medium density complex. - 5 - iv) The site plan for the development shall ensure high standards in the conceptual design of the building, its massing, siting, exterior access and public areas. Given the site's proximity to the restored railway station, building design shall incorporate a traditional brick finish with exterior features that are sympathetic to and relate well with the station building and grounds. Given the prominence of the site in relation to neighbouring properties and beyond, special regard shall be had to landscaping, roofing, and balcony details in order to mitigate potential negative effects the building could have on municipal gateway view points and impressions. Design of the building will also ensure appropriate relationships with adjoining non-residential properties particularly in relation to overviews, etc. v) Regard shall be had for matters which may permit in the future the consolidation of land holdings to allow for a larger, multi-use comprehensive development potentially incorporating surrounding properties. vi) Items such as landscaping and amenity areas, parking, garbage storage, and pedestrian and vehicular access shall be co-ordinated on site between the apartment building and the medium density residential complex. vii) Vehicular access to the site· shall be primarily from Industrial Parkway South through controlled driveway entrances subject to the approval of the Town of Aurora Public Works Department. Access onto Ross Street shall be permitted for visitors and emergency vehicles only. Movement between the Ross Street and Industrial Parkway entrances shall be strictly controlled. The underground parking entrance shall be designed and located to avoid traffic movement conflicts with surface parking and pedestrians. The lands fronting onto Industrial Parkway South, being Part 4, Plan 65R-2912, shall be reserved for access, recreation and open space and underground parking purposes only. viii) The site plan agreement shall ensure the implementation of effective measures to mitigate the effects of the existing and potential surrounding industrial and commercial uses. The development shall incorporate acceptable building separation distances as considered appropriate by the Town of Aurora and the Ministry of Environment. Building design shall address the shielding of noise and views through appropriate setbacks and use of measures such as fencing, berms, construction materials and landscaping. Noise warning clauses indicating the form of nuisances that may arise from adjacent industrial and railway uses shall be inserted within all Agreements of Purchase and Sale or Lease. ix) The lands shall be developed on the basis of full municipal water and sanitary services. Accordingly, prior to any development occurring, the Regional Commissioner of Engineering shall advise that water and sanitary sewage capacity is available and has been allocated by resolution of the Town of Aurora. It shall be confmned with the Public Works Department that the site can be adequately drained through current municipal storm water facilities. This may require the commissioning of a storm water management study. • 6 . x) 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 and the Town of Aurora. xi) It shall be the policy of this plan to zoue the lands designated "Urban Residential" on Schedule "A" in an appropriate zoning category with specific exception provisions to ensure implementation in accordance with the policies of this plan. Implementation and Interpretation The implementation and interpretation of this Amendment shall be in accordance with the respective policies of the Aurora Official Plan. - 7 - PART m -THE APPENDIX -------- CONCESSION ,. ' . , ' ' REFERRED OMB N~ ~------------ NOTE' This mt1P was comp~~8d from correclsd oen"tll photography and should not bs sco!sd. IW CONCESSION _ _._I ~E=====--C 0 N CESS I 0 N II CONCESSION \ \ -.flr-----11 I I I ,1 I '~~~.~---------·. ---- I I I I I I I I I I ~~p~~-~~--------------j /------,; I I ,I REDESIGNATED FROM INDUSTRIAL _ __,I'! !'0!ehm:m+---TO URBAN RESIDENTIAL 1 I ~----~~~-----~-~IL_ ______ ~\ I I I Ill,,,,_" -1 I "' "' "' "' .. "' "' "' "' "' "' 0 "' "' "' ci z LOT NfMB£R!N6 OIFFeRS t-, ----~~~~~~--~~--+---~~,~~--~~-=~~-=~~~~~~-~~-~--~~~~~~~~------~0: CONCESSION IW CONCESSION IE CONCESSION II CONCESSION Ill !~ AMENDMENT No. 65 LEGEND I I ~:.t1'1;;., ,, 6[ URBAN RESIDENTIAL SUBURBAN RESIDENTIAL ESTATE RESIDENTIAL COMMERCIAL INDUSTRIAL I @l;y:~\\?ffliiNSTITUTIONAL MAJOR OPEN SPACE RURAL t~;;____j 1---1 ENVIRONMENTAL PROTECTION AREA 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 DEVELOPEO. "OFFICE CONSOLIDATION" SCHEDULE A LAND USE PLAN INTERIM OFFICIAL PLAN OF THE AURORA PLANNING AREA SCALE IN FEET '000 '"00 THE REGIONAL MUNICIPALITY OF YORK PLANNING DEPARTMENT. I'CVISEO -<'lliL 0979 EXPLANATORY NOTE: RE: Official Plan Amendment No. 65 Official Plan Amendment No. 65 redesignates the lands as shown on Schedule "A", being Part of Block A, Registered Plan, 289 and Part 2, Plan 65R-2814, Part 4, Plan 65R-2912 and Lots 1, 16, 17 and Part Lot 2, Registered Plan 17 from "Industrial" to "Urban Residential" in accordance with the following provisions: i) The lands may be used for an apartment building and multiple unit medium density residential development subject to the following: • the development shall be limited to the construction of an apartment building not exceeding 5 storeys in height and a maximum of 96 units and a multiple unit medium density complex having a maximum of 20 units. • the primary vehicular access shall be by way of Industrial Parkway South with the Ross Street entrance limited to visitor and emergency vehicle traffic only. • matters such as amenity area, parking, garbage storage and pedestrian and vehicular access shall be co-ordinated on site between the apartment building and medium density complex. ii) The development is to proceed by way of a site plan agreement which, among other matters, will include: • particular attention to building design and massing, landscape treatment and vehicular and pedestrian access, especially in terms of how the development will relate to the adjacent railway station. • the implementation of measures to mitigate the effects of surrounding industrial development through the use of appropriate building setbacks, fencing, berms, construction materials and landscaping. • 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 development on the lands.