BYLAW - Adopt Official Plan Amendment - 19951213 - 368695D-(Canadian Tire)
ORIGINAL
THE CORPORATION OF THE TOWN OF AURORA
By-law Number 3686-95.D
BEING A BY-LAW to adopt Official Plan Amendment No. 15
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. 15 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. 15 for the Town of Aur?ra.
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 l3 DAY OF December, l995
READ A THIRD AND FINAL TIME AND FINALLY PASSED THISl3 DAY OF
D'ecember; l995
, MUNICIPAL CLERK
AMENDMENT NO. 15
TO THE
OFFICIAL PLAN
FOR THE AURORA PLANNING AREA
AMENDMENT NO. 15
TO THE
OFFICIAL PLAN FOR THE
TOWN OF AURORA PLANNING AREA
The Amendment No. 15 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: _________ _
Index
AMENDMENT NO. 15 TO THE OFFICIAL PLAN FOR THE
CORPORATION OF THE TOWN OF AURORA
The Statement of Components
PARTI-THEPREAMBLE
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 APPENDICES
Page
1
2
2
2
2
5
5
5
15
16
PART I
PART II
PART III
STATEMENT OF COMPONENTS
THE PREAMBLE does not constitute part of this Amendment.
THE AMENDMENT, consisting of the following text and maps (designated
Schedule "A", "B", "B-1 ", and "H") constitutes Amendment No. 15 to the
Official Plan for the Town of Aurora.
THE APPENDICES does not constitute part of this Amendment.
1
PART I-THE PREAMBLE
Purpose of the Amendment
The· purpose of this amendment is to change the land use designation on the subject lands from
"Industrial" to "Community Commercial Centre -Specific" and "Urban Residential -Medium
Density-Specific" as shown on Schedule "A", "B", "B-1" and "H". The amendment would permit
a commercial and residential development which would allow for a Canadian Tire Store, additional
commercial uses, as well as, a residential townhouse component.
Location
The lands affected by this amendment are located within Part of Lots 76 and 77 in Concession 1,
W.Y.S., known municipally as 14700 Yonge Street in the Town of Aurora. The subject land is
located onthe west side ofYonge Street, immediately south of Murray Drive.
Basis of the Amendment
Council has enacted the amendment in repsonse to the following:
1. An application has been made by the Canadian Tire Corporation on behalf· of Ill 0118
Ontario Ltd. and 925834 Ontario Inc. to develop the subject lands for a mixed use
commercial and residential development, consisting of a new Canadian Tire Store, additional
community oriented commercial uses and a residential townhouse development.
2. The subject land is currently vacant and designated "Industrial" on Schedule "A", Land Use
Plan. The former use of the site by the Sterling Drug Company permitted the warehousing
of pharmaceutical goods since the 1950's. The building has been demolished for a number
of years.
3. Under the current Official Plan designation "Industrial" permits:
"manufacturing, assembly, fabrication, processing, warehousing, storage of goods and
materials, transportation, transit and railway related uses, automotive workshops, public
garages, utilities and wholesaling, printing establishments and limited accessory office, retail
and residential uses."
4. The subject lands are identified on Schedule 'B' to the Official Plan as lying within the
"Y onge Street South Community Commercial Centre". The commercial uses proposed will
meet the needs of the community, strengthen the connections and cohesion of the community
shopping area along Y onge Street, and enhance its economic viability in this vicinity due to
the strong ati.chor presence of Canadian Tire.
2
5. Yonge Street serves an arterial road function. Murray Drive is designated as a major
collector road on Schedule 'E' to the Official Plan. Attention is given to all forms of
transportation access and to the provision of safe and convenient pedestrian, bicycle and
vehicular access to the subject lands.
6. The subject lands can be serviced by all utlities and the transit system.
7. · The commercial component consists offour freestanding buildings, totalling 12,855 square
metres (138,375 square feet) of gross commercial floor area. The Canadian Tire store is to
be comprised of approximately 4,841 m2 (52,110 square feet) of retail space, 1,738 m2
(18,708 square feet) of warehousing, 413m2 (4,446 square feet) of office space, and 1,104
m 2 (11,884 square feet) for the service centre. The remaining 4,759 m2 (51,227 square feet)
of commercial floor space is anticipated to consist of smaller community based stores with
a pedestrian orientation.
8. Appropriate aesthetics can be incorporated into the design of the buildings as demonstrated
through preliminary submissions by the landowners. Parking, setbacks, landscaping, lighting
and signage have been carefully considered in the design of the site to satisfy and meet the
needs and objectives of the area residents and Official Plan policies.
9. The residential component of the proposal consists of 86 residential condominium
townhouses.
10. The residential land use acts to insure that the depth of commercial activity from Yonge
Street is consistent with existing commercial activity along Y onge Street north of Murray
Drive.
11. The townhouses would represent a natural and gradual progression of density towards Y onge
Street from the adjacent residential neighbourhood, consisting of single detached, semi-
dytached and townhouse dwellings, and provide a compatible land use transition and buffer
between the existing residential area to the west and the proposed commercial uses.
12. There two (2) proposed access locations for the townhouses. The Murray Drive access' is
proposed as a joint access with the proposed commercial development. The second access
is provided to Y onge Street, south of the proposed Canadian Tire Store. The second access
is intended to provide access to Y onge Street south.
13. Neighbourhood parks, open space and schools are located in close proximity to the proposal.
A private park is incorporated into the design of the residential development.·
14. Provisions have been made in the amendment to provide for stormwater management
techniques in accordance with the requirements of the Town, Lake Simcoe Region
Conservation Authority and Ministry of Natural Resources.
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 maps, designated Schedule 'A' (Land Use Plan), Schedule 'B' (Commercial Centres),
Schedlue 'B-1' (Concept Plan-Shopping Centre/Residential Development Murray Drive and Yonge
Street), and Schedule 'H' (Site Specific Policy Areas), constitutes Amendment No. 15 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) Schedule "A"-Land Use Plan, is amended by changing the land use designation from
"Industrial" to "Community Commercial Centre" and "Urban Residential", as shown on
Schedule "A" attached hereto and forming part ofthis amendment.
Item (2) Schedule "B"-Commercial Centres, is amended by identifying the land use designation
of the commercial component of the subject lands to "Community Commercial", as
shown on Schedule "B" attached hereto and forming part of this amendment.
Item (3) Schedule "B-1" -Concept Plan -Shopping Centre/Residential Development Murray
Drive and Yonge Street, attached hereto and forming part of this amendment, is added
to the Official Plan.
Item (4) Schedule "H"-Site Specific Policy Areas, is amended to include and reference the
subject lands as 3.1.4.k and 3.2.7.f, as shown on Schedule "H" attached hereto and
forming part of this amendment.
Item (5) Section 3.2.7 -Commercial Centres, Site Specific Policy Area is hereby amended by
adding subsection 3 .2. 7 :f to the end of that Section as follows:
"Lands located on Part of Lots 76 and 77 in Concession 1, W.Y.S., shown as Community
Commercial Centre on Schedule 'A' attached hereto, shall permit commercial
development in accordance with the following:
i) The use of the lands shall be in accordance with Section 3.2.2.b of the Official Plan
with the following exceptions:
a) a retail store shall be permitted selling home products, automotive supply and
sport and leisure products within a single building which may include the
4
following ancillary uses:
i) automotive service and repair centre;
ii) garden and nursery sales and supply centre including seasonal outside
storage of goods which are intended to be sold, and contained within a
defined area in accordance with an approved site plan; and
iii) associated warehousing and office space contained within a defined area
in accordance with an approved site plan.
b) a department store and/or junior department store shall not be permitted except
by amendment to this plan, and in accordance with the policies as set out in
Sections 3 .2.2.d.i and 4.2.l.a of the Official Plan.
c) a supermarket shall not be permitted except by amendment to this plan, and in
accordance with the policies as set out in Sections 3.2.2.d.i and 4.2.l.a of the
Official Plan. Specialty food stores shall be permitted provided the total area
does not exceed 1,700 square metres. The implementing zoning by-law shall
include definitions of supermarket and/or specialty food store in keeping with
the intent of this policy.
d) cinemas shall be permitted subject to a traffic/parking study demonstrating to
the satisfaction ofthe Town that the use can be accommodated.
ii) The maximum permitted gross floor area shall be 13,000 square metres, subject to
the following:
a) The Canadian Tire store shown more specifically on Schedule 'B-1' attached
hereto, as Building 'A', shall not exceed 8,200 square metres;
b) Additional commercial floor space beyond that contemplated for Building 'A',
shall not exceed 4,800 square metres, provided that:
i) The lands contemplated for the additional commercial floor space shall
be initially zoned for commercial purposes with a "holding" symbol, as
contemplated by Section 36 of the Planning Act, R.S.O., 1990;
ii) The removal of the "holding" symbol shall only occur after the policies
of Section x havebeen complied with; and
iii) In the event that the provisions of Section x have been complied with
prior to the zoning of the said additional commercial lands, the holding
provisions contemplated in Subsection i) above may be waived.
c) The policies contained herein shall be implemented by way of a site specific
zoning by-law, which by-law may regulate the size and location of specific
5
uses and shall implement the intent of Schedule 'B-1' attached hereto;
d) No commercial floor space of any kind may be permitted outside the building
envelopes as shown on Schedule 'B-1' without an Amendment to the Plan.
iii) The commercial uses shall be developed on the basis of a comprehensive
development concept as more particularly set out on Schedule 'B-1' attached hereto,
which includes the residential lands to the west shown as site specific policy area
3.1.4.k on Schedule 'H' attached hereto. This comprehensive development concept
shall form the basis for an overall master site plan agreement, individual site plan
agreements and condominium agreements, as may be required by Council.
Individual applications for site plan approval and building permits shall be required
to conform to the general intent of the overall development concept and the overall
master site plan agreement.
iv) Minor modifications to the development concept set out on Schedule 'B-1' which
result from .detailed design considerations or conditions of approval emanating
from Town or external agency requirements, such as the shifting of buildings, may
be permitted. Such minor modifications shall not require an amendment to the
Official Plan provided that the proposed revisions maintain the intent of the overall
development concept, as set out in Schedule 'B-1' attached hereto.
v) Implementation and construction of the development scheme contemplated by
Schedule 'B-1' attached hereto may occur in phases provided that:
a) an overall master site plan agreement has been executed for all of the lands
subject to Schedule 'B-1 ';
b) a specific site plan agreement has been executed for the phase contemplated;
c) the use of future commercial building envelopes for parking shall be
prohibited;
d) one or more of the agreements referred to above shall make specific and
adequate provision for the manner in which the phase contemplated will be
developed with respect to such matters as:
-any necessary easements;
-municipal water and sanitary sewer services;
-ingress and egress;
-parking;
-internal traffic circulation;
-pedestrian access;
-external road improvements, if necessary;
-stormwater management;
6
-construction access;
and other matters which ensure that the specific phase will function as intended
in advance 'of the construction of other phases.
e) it is intended that Buildings 'B', and 'C' as shown on Schedule 'B-1', shall be
built at the same time. However, in order to effectively market the site to
future users, it is recognized that some flexibility in phasing may be required
and such provisions if required shall be set out in the implementing agreements.
vi) The lands are located within close proximity to a "Gateway", as set out in Section
3.7.b.ii of the Official Plan. Accordingly, when considering development on the
subject lands, it is appropriate to place special emphasis on the urban design
policies outlined in Section 3.9 ofthe Official Plan in order to strengthen the sense
of visual comrimnity identity. As well, the portion of Y onge Street which fronts
the subject lands, is designated as a "Significant Streetscape" in the Official Plan.
Furthermore, the subject lands are located in proximity to the civic landmark
known as the Cenotaph to the east. These factors, combined with the prominent
location and size of the site, support the use of an urban design strategy for the
subject lands which complements these community identity features, yet is
compatible with established development in the area. Accordingly, it shall be the
policy of Council to require a comprehensive site plan which incorporates design
elements for the subject lands which achieve the following:
a) Approximately 25% of the Yonge Street frontage shall be developed with
commercial buildings(s) located immediately adjacent to the landscaped strip
which abuts Y onge Street. This street related commercial development shall
be focused at the comer of Murray Drive and Y onge Street with a
approximately 50 metres of uninterrupted commercial building facade facing
Y onge Street connected to an additional approximately 50 metres of
uninterrupted street oriented commercial facade facing Murray Drive, as more
particularly set out on Schedule 'B-1' attached hereto;
b) Council shall require urban design standards implemented through the site plan
approval process which ensure that design of street oriented commercial
buildings shall consist of cladding and pitched roof treatments which are
compatible with the heritage Yonge Street "Significant Streetscape";
c) Street oriented commercial facades shall maximize window display space along
theY onge Street/Murray Drive frontage, and be supportive of pedestrian access
on the street side ofthe building;
d) A high standard of signage, lighting, street furniture and other appurtenances
relating to the development of the street oriented commercial buildings shall
be required;
7
e) Screening of certain elements on the entire development site such as loading
areas, refuse storage, and roof top mechanical equipment shall be addressed in
the site plan agreement;
f) It is recognized that .the proposed building intended for use as a Canadian Tire
Store, known specifically as Building 'A', as shown on Schedule 'B-1' attached
hereto, will not be developed in accordance with the heritage architectural
theme. However, it is the policy of Council that street related commercial
development adjacent to Murray Drive and Y onge Street shall be integrated
with Building 'A' through the use of such measures as landscaping,
architecturally compatible decorative fencing, and entrance identification
features along the entire Y onge Street frontage. This shall be complemented
by a landscaped area at the southeast comer of the subject lands, which shall
lend emphasis to the visual gateway function of the site;
g) The site plan for the subject lands shall incorporate a strong pedestrian
orientation and encourage pedestrian flow to and from the site, as well as,
within the various components of the site, through the use of well defined
pedestrian linkages;
h) Large parking areas shall be avoided by dividing the parking areas into smaller
sections where feasible with landscaping and lighted walkways which will
provide shading and make these areas visually attractive, safe and supportive
of pedestrians. As well, parking areas along the periphery of the commercial
development shall be screened through the use of landscaped strips of
substantial width, containing a mixture of vegetation wherever possible;
i) The design shall ensure that parking areas are landscaped, lighted and screened
around the edges to be visually attractive, safe and supportive for pedestrians;
j) Abutting residential uses shall be adequately screened from the commercial
uses through the use of a variety of design techniques including appropriate
setbacks, landscape screening, various forms of fencing and noise attenuation
studies where required;
k) New development shall be designed to be compatible with existing
development through the use of such techniques as:
zoning standards
preservation of existing vegetation where feasible
enhancement of vegetation and landscaping
use of compatible architecture
appropriate site grading
stormwater management which ensures no adverse conditions are created
on neighbouring properties
8
decorative walls or fences, and
appropriate lighting techniques;
I) The development of the subject lands shall be accomplished in a manner which
minimizes changes in grades to the greatest extent possible. Where grade
changes are essential, appropriate mitigating measures such as retaining walls
and landscaping, shall emphasize aesthetics and safety in their design to the
satisfaction of the Town; and
m) To ensure the implementation of the above urban design measures, Council
may enact site specific zoning standards which establish appropriate setbacks
to insure building envelopes are well defined and developed as intended. As
well, Council may set out in the implementing master site plan agreement and
specific site plan agreements additional covenants, as may be required to give
effect to this section.
vii) Prior to the Town providing site plan approval for the subject lands, a landscaped
design plan shall be prepared and submitted for approval to the Town of Aurora.
The landscaped design plan shall address such items as:
a) appropriate screening, tree planting and other landscape elements for the
development;
b) preservation and conservation of existing significant trees and vegetation; and
c) a high quality landscaped strip of substantial width along Y onge Street and
Murray Drive within the amendment area reflective of the important Gateway
function this portion of the heritage streetscape serves.
viii) It shall be a requirement of the site plan agreement that an arborist be retained to
evaluate the existing trees on site and off site as may be impacted by the
construction and/or use of the subject lands, andmake recommendations respecting
excavation and construction within the vicinity of the trees. The recommendations
of the arborist shall be incorporated into the site plan agreement.
ix) Notwithstanding the policies of Section 4.3.2 of the Official Plan, Council may
place any of the lands subject to this plan in a holding category pursuant to Section
36, R.S.O. 1990 of the Planning Act.
x) 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 a site plan agreement. The agreement may inchide provisions for phasing
9
of the various components of the development contemplated by this
amendment;
b) The Town Aurora shall be satisfied that widenings, day lighting triangles and
other traffic improvements, as may be required, have been provided for; and
c) The release of any holding symbol shall represent a logical and orderly
progression of the development concept implemented by Schedule 'B-1'
attached hereto;
d) The release of the holding symbol for the additional commercial floor space
contemplated by Section ii b) of this amendment shall occur when:
i) The Town is satisfied .that the requirements of Section 3.2.2.d of the
Official Plan have been complied with;
ii) The Town has conducted an independent review of all the marketing
information that has been submitted by the applicant with respect to
commercial development on the subject lands, and is satisfied as to its
acceptability, completeness, and compliance with the policies of the
Official Plan. This review may include any additional supplementary
investigation as the Town's consultant may deem appropriate; and
iii) The terms of reference for the above mentioned independent review shall
be formulated by the Town in consultation with the owner of the subject
lands, and the owner of the neighbouring shopping centre to the north.
xi) Prior to development commencing on the subject lands, a traffic impact assessment
shall be prepared by the owner and reviewed by the Town in consultation with its
delegated independent consultant. It shall be the policy of Council to incorporate
into the site plan agreement, as an obligation of the developer, any
recommendations and/or measures emanating from the approved traffic assessment
relating to the development of the subject lands.
xii) Prior to site plan approval, the Ministry ofNatural Resources and the Lake Simcoe
Region Conservation Authority shall be satisfied that surface water management
has been adequately accommodated for in the development of the site. Measures
and recommendations to protect downstream landowners from the effects of
flooding and storm water run-off peak flow discharges shall be provided for. As
well, measures to ensure stormwater volumes are controlled to pre-development
levels shall be incorporated in the site plan.
It is acknowledged that the subject lands are drained by the East :f{olland River as
part of the Lake. Simcoe watershed and is subject to the Lake Simcoe
10
Enviromnental Management Strategy, and an implementation plan directed at
achieving a net reduction in the phosphorus and sediment loading to this lake
system. Accordingly, the design of the site plan referred to above, shall incorporate
appropriate stormwater management techniques, as well as, erosion and
sedimentation control measures to be employed on site both during and after
construction, to insure that there is no adverse impact on the downstream water
quality. The site plan shall incorporate measures for "treatment" of stormwater
leaving the site by providing water quality abatement techniques to the satisfaction
of the Ministry of Natural Resources, the Lake Simcoe Region Conservation
Authority and the Town.
Should a separate block(s) of land be required for stormwater management
purposes, then said block(s) must be placed in an appropriate restrictive zoning
category in the implementing zoning by-law.
xiii) 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."
Item (6) Section 3.1.4-Residential, Housing, Site Specific Policy Areas is hereby amended by
adding subsection 3.1.4.k to the end of that Section as follows:
"Lands located on Part of Lots 76 and 77 in Concession I, W.Y.S. as shown as Urban
Residential, as shown on Schedule 'A' attached hereto, shall pepnit a maximum of 86
residential townhouse units in accordance with the following:
i) The site plan shall ensure that the development of the dwelling units is sensitive to
urban design issues, respects compatibility with adjacent lands and includes
mitigative measures, such as screening techniques and high quality architectural
features at the interface with adjacent residential uses.
ii) The residential uses shall be developed on the basis of a comprehensive
development concept as more particularly set out on Schedule 'B-I' attached hereto,
which includes the commercial lands to the east shown as site specific policy area
3 .2. 7 .f on Schedule 'H' attached hereto. This comprehensive development concept
shall form the basis for an overall master site plan agreement, individual site plan
agreements and condominium agreements, as may be required by Council.
Individual applications for site plan approval and building permits shall be required
to conform to the general intent of the overall development concept and the overall
master site plan agreement.
iii) Minor modifications to the development concept which result from detailed design
considerations or conditions of approval emanating from Town ~r. external agency
11
requirements, such as the shifting of buildings, may be permitted. Such minor
modifications shall not require an amendment to the Official Plan provided that the
proposed revisions maintain the intent of the overall development concept, as set
out in Schedule 'B-1' attached hereto.
iv) Implementation and construction of the development scheme contemplated by
Schedule 'B-1' attached hereto may occur in phases provided that:
a) an overall master site plan agreement has been executed for all of the lands
subject to Schedule 'B-1 ';
b) a specific site plan agreement has been executed for the phase contemplated;
c) one or more of the agreements referred to above shall make specific and
adequate provision for the manner in which the phase contemplated will be
developed with respect to such matters as:
-any necessary easements
-municipal water and sanitary sewer services
-ingress and egress
-parking
-internal traffic circulation
-pedestrian access
-external road improvements, if necessary
-stormwater management
-construction access
and other matters which ensure that the specific phase will function as intended
in advance of the construction of other phases.
v) Residential uses shall be adequately screened from abutting non-residential uses
through the use of a variety of design techniques including appropriate setbacks,
landscape screening, various forms of fencing and noise attenuation studies where
required.
vi) New development shall be designed to be compatible with existing development
through the use of such techniques as:
zoning standards
preservation of existing vegetation where feasible
enhancement of vegetation and landscaping
use of compatible architecture
-· appropriate site grading
stormwater management which ensures no adverse conditiol)s are created on
12
neighbouring properties
decorative walls or fences, and
appropriate lighting techniques.
vii) The development shall contain a high level of amenity areas for residents
including, rear of dwelling private space for each dwelling unit and an accessible
communal tot lot.
viii) The development of the subject lands shall be accomplished in a manner which
minimizes changes in grades to the greatest extent possible. Where grade changes
are essential, appropriate mitigating measures such as retaining walls and
landscaping, shall emphasize aesthetics and safety in their design to the satisfaction
of the Town.
ix) To ensure the implementation of the above urban design measures, Council may
enact site specific zoning standards which establish appropriate setbacks to insure
building envelopes are well defined and developed as intended. As well, Coimcil
may set out in the implementing master site plan agreement and specific site plan
agreements additional covenants, as may be required to give effect to this section.
x) Prior to the Town providing site plan approval for the subject lands, a landscaped
design plan shall be prepared and submitted for approval to the Town of Aurora.
The landscaped design plan shall address such items as:
a) appropriate screening, tree planting and other landscape elements for the
development; and,
b) preservation and conservation of existing significant trees and vegetation.
. xi) It shall be a requirement of the site plan agreement that an arborist be retained to
evaluate the existing trees on site and off site as may be impacted by the
custruction and/or use of the subject lands and make recommendations respecting
excavation and construction within the vicinity of the trees. The recommendations
of the arborist shall be incorporated into the site plan agreement.
xii) Notwithstanding the policies of Section 4.3.2ofthe Official Plan, Council may
place any of the lands subject to this plan in a holding category pursuant to Section
36, R.S.O. 1990 of the Planning Act.
xiii) 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 a site plan agreement. The agreement may include provisions for phasing
13
of the various components of the development contemplated by this
amendment;
b) The Region of York and the Town Aurora shall be satisfied that the proposed
residential 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; and
c) The release of any holding symbol shall represent a logical and orderly
progression of the development concept implemented by Schedule 'B-1'
attached hereto.
xiv) Prior to site plan approval, the Ministry ofNatural Resources and the Lake Simcoe
Region Conservation Authority shall be satisfied that surface water management
has been adequately accommodated for in the development of the site. Measures
and recommendations to protect downstream landowners from the effects of
flooding and storm water run-off peak flow discharges shall be provided for. As
well, measures to ensure stormwater volumes are controlled to pre-development
levels shall be incorporated in the site plan.
It is acknowledged that the subject lands are drained by the East Holland River as
part of the Lake Simcoe watershed and is subject to the Lake Simcoe
Environmental Management Strategy, and an implementation plan directed at
achieving a net reduction in the phosphorus and sediment loading to this lake
system. Accordingly, the design of the site plan referred to above, shall incorporate
appropriate stormwater management techniques, as well as, erosion and
sedimentation control measures to be employed on site both during and after
construction, to ensure that there is no adverse impact on the downstream water
quality. The site plan shall incorporate measures for "treatment" of stormwater
leaving the site by providing water quality abatement techniques to the satisfaction
of the Ministry of Natural Resources, the Lake Simcoe Region Conservation
Authority and the Town.
Should a separate block(s) of land be required for stormwater management
purposes, then said block(s) must be placed in an appropriate restrictive zoning
category in the implementing zoning by-law.
xv) 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."
14
Implementation and Intemretation
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.
15
AMENDMENT No.
OFFICE CONSOUDAnON
EXTRACT FROM THE
AURORA OFFICIAL PLAN
SCHEDULE A
LAND USE PLAN
LEGEND
f;,:;,.;;.:;) URBAN RESIDENTIAL
·~~·:« SUBURBAN RESIDENTIAL
m ESTATE RESIDENTIAL
• COMMERCIAL
-INDUSTRIAL
•••••• AURORA EAST INDUSTRIAL
ESTATES ( ......., __ .. _ ................ , .. < ....... -----·----..--............ .-....... --~-. __ ..... --..---· __. .... _. ...... -..
-INSTITUTIONAL
l!l1i pUBLIC OPEN SPACE
-PRIVATE OPEN SPACE
CJ RURAL
-SPECIAL STUDY OR
SECONDARY PLANNING
AREAS
TOWN OF AURORA OFFICIAL PLAN
AMENDMENT No. 15
LEGEND:
~
IF 11 PTE
•••••••
ca~~~r•m.
CONVE-8-CAII-
IP.CIAL -ON 11111! B..CifiC POUCID
OIIHCOIIIWIYPLIIIB
, ___ , ...........
·SCHEDULE ·a·
COMMERCIAL CENTRES
t
te•• t: 20.000
I
\
\
\
'
\
\
.,
C 0 ~ M ~ R C I ~ L
'
~ ~.-.;:::::::.~J--1.-i.in L..t:~~~c
-! ~=~--: ~·~ ==-~
"' . " 'c--+-1--·Tf\
-j I---·· "' r---==---f:111• 1 ,.. ... · ·
~ : o----a "' ~:g~~~~F:JH~r¥1t\l i ' ""
L? ~'
z H-t--lr::-gl
::\ i--=--'\:?+:-11
o-----o --
""'"' """" """"
~···
I<? \0 '""'"'
TOWN OF AURORA OFFICIAL PLAN
AMENDMENT NO. 15
j ~
---I .. ..------!
RESIDENTIAL
SCHEDULE '8·1' CONCEPT PLAN-SHOPPING
MURRAY DRIVE AND VONGE STREET
25 50 1 Q(
LEGEND:
t ,, til 11m! SPI!CIFIC PDI.ICY ARbll
TOW OF AURORA OFFICIAL PLAN
AMENDMENT No. 15
SCHEDULE .H.
SITE SPECIFIC POLICY AREAS
. MAP 1
4
T
Sal• 1:20.000
.•am1mpp1f•
PART III: THE APPENDICES
The following Appendix does not constitute part of Amendment No. 15 and is included for
information purposes only.
1. Map 1
Map 1, which shows the location ofthe subject lands, is attached for information purposes
only.
16
---------~---------~-. ·-----~--------
APPENDIX 1-LOCATION MAP
17
Region
Mr. Lawrerice· Allison, •. · .
. · Clerk) Town of Aurora
· .. Boxtboo, . ·
lOOJohn West Way,
Aurora,dn:tario ·
.. IAG 6J1·'
·.Dear Mr. Allison: .
~ ' . ' . ', ---
PLANNiNG. DEPARTMENT
'17250YONGE STREET, Box 147
. NEWMARKET,_''QNTAFJ_/0 .'
l.3Y6Zt
Re: . ·.· Apprc:wal ofAnu~ncill\entNo.ts. to the
.· .. · Official.Plan oftheTown of Aurora
. · Plan)ling Area :·· ·.. .· .·. . . . .
Ministry File: 19-0P-002&.15 ·
,. -. ' -' ' .
. . .
. TEt: (90S) S95"1231 .
(705)437'1617
(905J n3c3oo4
. (905}731~020 1
FAX: {905) 895-3482
on: Ap;il. 23,'.l996this0fficial Plan documentwas f.p~rovedwith.ri:wdifications. ··J'lease .· .·
see the certificate page. · · · · · .· · · ·. .. .·. ·. ·· · · ·
.· · .. The Orig~nal has. the appr\)val endorsed thereon. The Duplicate ()rigirtal ha~ been.
retained for theRegion's recor~s .. The working copies are enclosed: ·
,·,I . ' ' -' .__ .
. · .··. You~s truly; ..••......• ·••· •.. · · ·. · •·.· ·.····.·u·· .. ·· ... ·
. ' ·. ".~7</.··.j"··· .............. ·.·.•.··· .. ·· .. ···•· ... · ... · .. ·. •,.J·._.,_.--__ :',·._··_:'._
Cmig per, .·:t/'-v .
. Senio Pn;>ject (:oordinator •··. ·
CP/gb
··Encl .
.....
. ·· cc: · ·. ·. to allparfieswho n~ceived N()tice ·. '·.·.· · .. ·.·•.·: .· .. · .. · · .•. · •. ·· .•.....•. · .··.···.·••. ·.·. ·, .. ···•··· .... ·· ... '··. ·.· · .. ·· ....
oAt& W:7ff!Jt~ r ~w~~ ~_, J~~
of Success; l97T -1996. ·
AMENDMENT NO. 15
TO THE
OFFICIAL PLAN FOR THE
TOWN OF AURORA
This Amendment No. 15 to the Town of Aurora Official Plan 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 with the following modifications:
Part II -The Amendment
1. Item 5, Section 3.2.7 v) c) is hereby modified by deleting the works "shall be
prohibited" and replacing them with the words:
"and/or loading and/or vehicular access and/or outside storage
shall be prohibited with the exception that the area to the south
of Phase I of Building "A" may be used for an outdoor garden
centre in accordance with an approved site plan;"
2. Item 5, Section 3.2.7 v) d) is hereby modified by adding the words "-effect of
construction on neighbouring lands;" after the words "-construction access;"
3. Item 5, Section 3.2.7 v) is hereby modified by adding the following policy:
"f) it is recognized that the Building "A" shall be used
exclusively for a retail store as more particularly defined
in Section l.a and will be constructed in two phases in
accordance with the policies of subsections a to d
inclusive, cited above. Prior to the construction of Phase
II, the area located within the future building footprint
as shown on Schedule B-1, shall be maintained only as
landscaped open space with the exception that the area
to the south of the building may be used for an outdoor
garden centre in accordance with an approved site plan.
The site plan agreement shall contain provisions to
ensure the mitigation of potential impacts on adjacent
residents of any building expansion."
4. Item 6, Section 3.1.4, Residential, Housing, Site Specific Policy Areas is hereby
modified by inserting the following words as subsection xi) and renumbering the
existing subsections xi) to xv) as xii) to xvi):
'
"xi) It shall be a requirement of the site plan agreement and
any subsequent condominium agreement, that a warning
clause be included in all offers of purchase and sale
advising of the abutting co=ercial development and
planned building expansions."
es