BYLAW - Adopt OPA#7 - 19940602 - 354694D-
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AMENDMENT NO. 7
TO THE
OFFICIAL PLAN
FOR THE
TOWN OF AURORA
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AMENDMENT NO. 7
TO THE
OFFICIAL PLAN FOR THE
TOWN OF AURORA
This Amendment No. 7 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 approved
under Sections 17 and 21 of the Planning Act.
Minister of Municipal Affairs
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. ORIGINAL
THE CORPORATION OF THE TOWN OF AURORA
By-law Number 3546-94.D
BEING A BY-LAW to adopt Official Plan
Amendment No. 7 (Magna -IndustriaV
Head Office)
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. 7 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. 7 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 25th DAY OF MAY, 1994.
READ A THIRD AND FINAL TIME AND FINALLY PASSED THIS 2nd DAY OF
JUNE, 1994.
J.
AMENDMENT NO. 7
TO THE
OFFICIAL PLAN
FOR THE TOWN OF AURORA
AMENDMENT NO. 7
TO THE
OFFICIAL PLAN FOR THE
TOWN OF AURORA PLANNING AREA
The Amendment No. 7 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.
Dare: ________________ ___
Diana L. Jardine, M.C.I.P.
Director
Plans Administration Branch
Central and Southwest
Ministry of Municipal Affairs
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. 7 to the Official
Plan for the Town of Aurora.
DATE:. ______________ __ SIGNATURE: ______________ __
Index
AMENDMENT NO. 7 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
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2
2
2
2
4
4
4
8
AMENDMENT NO. 7
TO THE OFFICIAL PLAN
FOR THE AURORA PLANNING AREA
PART I
PART II
PART III
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STATEMENT OF COMPONENTS
THE PREAMBLE does not constitute part of this Amendment.
THE AMENDMENT, consisting of the following text and maps
(designated Schedule "A") constitutes Amendment No. 7 to the Official
Plan for the Town of Aurora.
THE APPENDIX does not constitute part of this Amendment.
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Corporate Head Office I Industrial Amendment:
Magna International Inc.
PART I-THE PREAMBLE
Purpose of the Amendment
The purpose of this amendment is to amend the policies of the Rural land use designation within
the subject lands shown on Schedule "A" attached hereto, and fonning part of this amendment.
The amendment would permit an industrial and commercial office campus of Magna International
Inc. The campus layout is shown, more specifically on Schedule "B" attached hereto, and
fonning part of this amendment. The amendment also establishes site specific policies to insure
that the development is implemented as proposed.
Location
The lands affected by this amendment are located within Part of Lots 19 and 20 in Concession
2, more particularly shown on Appendix I attached hereto.
Basis of the Amendment
Council has enacted the amendment in response to the following:
1. An application has been received by Magna International Inc. and Alpen House Limited
hereafter collectively referred to as "Magna" to construct the Corporate Head Office and
Campus for Magna International Inc., the largest independent supplier of parts and
components to North American auto manufacturers.
2. Within the Head Office campus, Magna International Inc. proposes to also develop a
Research and Product Development Centre, an Education and Arts Centre, a Health
Centre/Clinic and various manufacturing plants known as Advanced Production Facilities.
3. The Magna campus is expected to generate 636 person years of direct employment during
construction and permanent employment of about l 000 persons. The estimated
construction value of the campus totals $86 million.
4. The Magna campus will enhance the image of the Town of Aurora and potentially
increase the Town's ability to attract further industry of a high profile nature.
5. Significant annual tax benefits, permit fees and development charges would accrue to the
Town of Aurora, Region of York and the School Boards based on a complete
development of the Magna campus plan.
6. Magna International Inc. is recognized as a technology leader, and as such is strategically
important to Ontario's and York Region's economy.
7. Growth in the automotive industry is forecast to be significantly greater than economic
growth for the Ontario economy as a whole, thereby assisting and leading the Province's
recovery from the current recession.
8. The proposed amendment is deemed to have significant economic benefit to the Town of
Aurora, Region of York and Province of Ontario and therefore warrants consideration at
this time, provided appropriate policies are established to ensure the development as
contemplated, proceeds precisely _as proposed, and that the deyelopHlent process is in
accordance with sound principles of infrastructure design, effective site plan control
provisions, and is carried out in a logical orderly fashion. The policies of this amendment
provide for these factors.
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9. Accordingly, the Council of the Town of Aurora requests the Minister of Municipa
Affairs to consider this amendment in conjunction with Section 2.(i) of the Planning Act
R.S.O., 1990, namely,
"2. The Minister, in carrying out his or her
responsibilities under this Act, will have regard to,
among other matters, matters of provincial interest
such as, ...
(i) the protection of the financial and economic
well-being of the Province and its municipalities;"
10. It is Council's intent that this amendment shall not have effect until such time as any
Ministerial Referrals affecting the lands shown on Schedule "A" attached hereto have
been removed or otherwise dealt with to the satisfaction of the Town of Aurora.
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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 maps, designated Schedule "A" (Land Use Plan), and Schedule "B" (Magna
Campus Concept Plan), constitutes Amendment Number 7 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:
The following policies apply to that part of Lots 19 and 20 in Concession 2 designated "Rural"
and shown on Schedule "A" attached hereto and forming part of this amendment.
i) Notwithstanding the policies set out in Sections 3.6, 3.11.1.4.d, 4.1, 4.2, and
4.14.3, and as an exception for economic development reasons, only the following
uses shall be permitted on the lands shown on Schedule "A" attached hereto:
The Corporate Head Office of Magna International Inc.
A Research and Product Development Centre primarily relating to or
serving the Corporate Head Office use set out above.
An Education Centre primarily relating to, or servicing the permitted uses
set out herein.
A Clinic and Health Centre primarily relating to, or servicing the permitted
uses set out herein.
Advanced Production Facilities and other manufacturing, assembly,
fabrication, processing, warehousing, storage of goods and materials,
offices and accessory uses, all of which shall be Magna related and
primarily serving the principal uses set out,above.
ii) The uses contemplated by this amendment within the lands shown on Schedule
"A" attached hereto shall be developed on the basis of full municipal water and
sanitary services. Accordingly, prior to any development occurring, the Regional
Commissioner of Environmental Services shall advise that water and sanitary
sewage capacity is available and has been allocated by resolution of the Town of
· Aurora. Such allocation of water and sanitary sewage capacity shall not in any
way be construed as an extension of the Town's urban settlement boundary.
iii) Development within the lands shown in Schedule "A" attached hereto shall
proceed only by a registered plan of subdivision, and through site plan agreements
for the individual components of an overall development concept shown on
Schedule "B" and fanning part of this amendment. Development of the Head
Office and an Advanced Production Facility may proceed in advance of a
registered plan of subdivision, provided that an agreement(s) is in place with
respect to the specific site plan addressing servicing issues, financial matters,
performance security, development charges and other such matters which would
ensure the proper and orderly development of the subject lands. In considering
the issuance of building permits, occupancy permiis and other approvals under the
Planning Act, the Ontario Building Code and other relevant legislation, regard
shall be had to the status of servicing approvals contemplated in policies v) and
vi) herein.
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iv) The overall industrial, office commercial development concept plan attached as
Schedule "B", shall form the basis for individual site plan approvals. This
development concept plan shall form part of one or more of the Agreements
referred to above. Individual applications for site plan approval and building
permits shall be required to conform to the general intent of the overall
development scheme and the agreements.
Modifications to the development scheme, such as the shifting of buildings or
uses, may be permitted resulting from detailed design considerations or other
special studies required by the Official Plan or the relevant approving agencies.
Such modifications shall not require an amendment to the Official Plan provided
that the proposed revisions, in the opinion of the Town of Aurora, maintain the
intent of the overall development concept as set out in Schedule "B" attached
hereto.
v) An application for plan of subdivision shall require the preparation of a Functional
Servicing report which addresses such matters as the provision of municipal
services, road widenings, easements, traffic improvements, and an assessment of
the adequacy of the subdivision plan for the efficient movement of truck and
industrially associated traffic, for the lands shown on Schedule "A" in accordance
with Town of Aurora and Region of York requirements. The Functional Servicing
report and the design of all services to and within the subject lands shall be
carried out so as not to prejudice the outcome of any growth management studies
within the lands adjacent to or near the subject lands. The Functional Servicing
report is to be submitted to and approved by the Town of Aurora and the Region
of York prior to a recommendation for draft approval of the plan of subdivision.
vi) An application for plan of subdivision shall require the preparation of a storm
water management and water quality control study to the satisfaction of the Town
of Aurora, the Lake Simcoe Region Conservation Authority and Ministry of
Natural Resources.
The study shall outline measures and recommendations for proper stormwater
management techniques as well as erosion and sedimentation control measures to ,
be employed on site both during and after construction. The study shall also
outline measures to ensure the implementation of effective techniques to mitigate
potential impacts of the development on the cold water fishery resource of the
Holland River, both during and after construction.
Once the study is approved, Magna shall be required to implement the findings
and recommendations of the study as a condition of draft approval of the plan of
subdivision and as part of the implementation of any development agreements, site
plan agreements, or subdivision agreements. The storm water management study
shall be submitted and approved by the Town, the Lake Simcoe Region
Conservation Authority and the Ministry of Natural Resources, prior to a
recommendation for draft approval of the plan of subdivision.
vii) Prior to the Town providing site plan approval for the development of lands
abutting Wellington Street shown on Schedule "A", a landscape design plan shall
be prepared and submitted for approval to the Town of Aurora. 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 elemellts for new
development.
b) preservation and conservation of existing significant trees, woodlots, and
other vegetation.
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c) appropriate landscaping along Wellington Street East within the
amendment area reflecting the importance of this arterial road as the
eastern entrance to the Town of Aurora.
In addition, a landscape plan will also be prepared prior to site plan
approval which addresses appropriate tree planting along all new streets
within the lands shown on Schedule "A". Special screening and
landscaping provisions shall apply to electrical transformers, pumping
stations and other accessory appurtenances. Magna shall be required, in
the agreements contemplated by this amendment, to carry out the
landscaping and other measures as set out in the approved landscaping
plans.
viii) It shall be the policy of Council that a vegetative buffer be established along the
stream banks of any water course within the lands shown on Schedule "A". The
width of this buffer shall be a minimum of thirty metres on each side of the
stream, unless otherwise approved by the Ministry of Natural Resources and the
Lake Simcoe Region Conservation Authority. Lands within the vegetative buffer
shall be maintained in a naturally vegetated undisturbed state unless otherwise
approved by the Ministry of Natural Resources and the Lake Simcoe Region
Conservation Authority.
ix) In recognition of the specialized economic nature of the development
contemplated for the subject lands, the highly visible and key location in Aurora
as well as the established prestige character of the existing Stronach Farm Estate,
the site plans for the development shall ensure high standards in the design and
implementation of buildings, including such matters as their exterior materials,
massing, siting and their relationship to the surrounding built form and natural
environment. The site plans for the development shall, to the Town of Aurora's
satisfaction, also ensure high standards in the design and implementation of
landscaping, fencing, benning, outdoor lighting, amenity areas, private open space,
parking, garbage storage and refuse collection, and pedestrian and vehicular
access. In this regard, the policies of Section 3.9 "Urban Design" shall be applied
to the development contemplated by this amendment, together with site specific
measures that are necessary to maintain the intent of Section 3.7 of the Official
Plan, by recognizing that development of the subject lands will have a strong
influence on the Wellington Street gateway to the Town. Such site specific
measures may be set out in the implementing zoning by-laws and agreements.
x) Notwithstanding the policies of Section 4.3.2 of the Official Plan, Council may
place any or all of the lands subject to this plan in a holding category pursuant to
Section 36, R.S.O. 1990 of the Planning Act. Such holding category will provide
that following the removal of the holding symbol on all or any portion of the
lands as shown on Schedule "A" attached hereto, the uses set out in this
amendment shall be permitted, subject to the effective of provisions of the
implementing zoning by-law".
xi) In considering the removal of any holding symbol, Council shall have regard for
the following criteria:
(a) The Town of Aurora shall be satisfied that appropriate arrangements are
set out in executed agreements registered on title dealing with those
matters set out in subsections iii) to ix) inclusive to this amendment herein.
Such agreements may include provisions for phasing and timing of various
stages of the development contemplated by this plan.
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(b) The Region of York and the Town of Aurora shall be satisfied that the
proposed development can be adequately supplied with sewer and water
services and that widenings, daylighting triangles and other traffic
improvements as may be required have been provided for.
(c) The Town of Aurora shall be satisfied that the concerns of all public
agencies having jurisdiction have been resolved and these public agencies
shall provide their written consent for the removal of the holding symbol.
(d) The release of any holding symbol shall represent a logical and orderly
progression of the development concept contemplated by Schedule "B"
attached hereto.
(e) The release of any holding symbol shall have regard to the fulfilment of
any phasing or timing provisions set out in this amendment and in any
implementing agreements between the Town and Magna.
xii) In recognition of the "Basis" of this amendment and particularly due to the
specialized economic nature of the proposal and recognizing that such economic
benefit is premised on the timely development of all of the components of the
concept plan set out in Schedule "B" attached hereto, Council hereby establishes
phasing and timing policies for the development of the subject lands as follows:
The Magna International Inc. Head Office building shall be under active
construction within four months of the final approval of this amendment;
The first manufacturing plant known as an "Advanced Production Facility"
(APF) shall be under active construction within two months of the final
approval of this amendment;
The Magna International Inc. Head Office building shall be completed,
occupied and operational within eighteen (18) mpnths of the
commencement of construction of the Head Office; and
The Research and Product Development Centre shall be under active
construction within twelve (12) months of the final approval of this
amendment.
The timing of construction of each of the components set out above is subject to
all necessary approvals being forthcoming and such timing shall be extended
owing to delays caused by circumstances and events beyond the control of Magna
by an amount of time equivalent to the length of the delay. However, delays in
timing caused by Magna's failure to comply with the other terms of this
amendment or by the failure of Magna to submit plans, studies and reports for the
consideration of approving agencies in a timely fashion, shall not under any
circumstances be a cause for an extension of the time limits set out herein.
Council shall require these policies to be inserted in the appropriate agreements
contemplated by this amendment and in the event that these policies are not being
complied with, the Town of Aurora at its discretion, may request the Region of
York, and/or the Province of Ontario to consider designating the lands shown in
Schedule "A" for special growth management related studies or review, relating
to the determination of land use policies and the proper and orderly development
of the Town's rural Areas. Further, the Town of Aurora may withhold the release
of any holding (H) symbol for future APF's if the terms of this phasing and
timing policy are not complied with.
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xiii) Outdoor storage shall not be permitted on the lands shown on Schedule "A"
attached hereto.
xiv) Unless precluded, altered, or exempted by any policies contained herein, all of the
relevant policies of the Official Plan shall apply to the development contemplated
by Schedules "A" and "B" attached hereto.
xv) Council may apply Interim Control By-laws to the lands shown on Schedule "A",
if Council deems it appropriate for special planning studies to occur which would
require ll or portions of the lands to be temporarily protected from premature or
unsuitable development.
Implementation and Interpretation
The implementation and interpretation of this amendment shall be in accordance with the
respective policies of the Aurora Official Plan, and as may more specifically be set out or implied
within the policies contained herein.
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TOWN · OF AURORA OFFICIAL PLAN
LEGEND
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AMENDMENT NO. 7
SCHEDULE '/(
LAND USE PLAN
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CORPORATE
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TOWN OF AURORA
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AMENDMENT NO. 7
SCHEDULE "B"
DEVELOPMENT
CONCEPT PIAN OF
MAGNA
INTERNATIONAl. INC.
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TOWN OF AURORA OF~:JCIAI:-PLAN
LANDS SUBJECT TO AMENDMENT NO. 7
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APPENDIX 1