BYLAW - Adopt Official Plan Amendment No. 23 - 19980325 - 391898D. '· .• · '.' ·. ' '
.·, .'pj_A~JNING·DEPARTM~NT .. -.
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June {i998 .... ·· .
Mr .. Lawrence Alfison
Pirectm·; Cofporate $ervices
. Town ofAurora .
· P ;(). Box 1000
17250 YoNGE STREET, Box 147
NiwMA~KET._ 0f'IJTARtC?
L3YBZ1
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100 JohnWest Way
Aurora; Ontario
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Dear M;r .•• Allison: ~. ~.--~:~N.L~ ... ··
. Officiill J'lan f"or the Town ofAuro"* ..
File: · 19~0P,002Q:OQ23 .
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. (705) 437-1617
(905) 773-3004
(905)731-02Q1
. EA!f: (905) 895-3482
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On June 5, 1998 this i:>ffici~!Piail document was approved. Please•see the certificate page
attache.d to a duplicate. copy of the. original document. The origirt;:tl copy .has been retaine.d
for the Region's records. We ;1re also retuming the. remaining working copies.
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Craig P per, M~
Senior roject Coordinator
·c. Bazil :bevelopmimt~ II)c:,
Attn: ~aU! Bailey·
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YOrk R"eg/o.-n.: :C::e.lebr.a ilng /996
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AMENDMENT NO. 23
TO THE
OFFICIAL PLAN FOR THE
TOWN OF AURORA
This Amendment No. 23 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
Section 17(9) of the Planning Act.
Date: .Jv.#G £;, l"tq~
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Johl)i Liv y, M.C.I.P.
Conimiss~oner of Plannin &
De~ment Services
Regional Planning & De elopment
Services Department
Regional Municipality of York
c ' DUPLICATE
ORIGINAL #1
THE CORPORATION OF THE TOWN OF AURORA
By-law Number 3918-98.D
BEING A BY-LAW to adopt Official Plan Amendment No. 23
The Council of the Corporation of the Town of Aurora, under Section 17 (22) of the Planning Act,
RSO 1990 Chapter P. 13 as amended, hereby enacts as follows:
1. Official Plan Amendment No. 23 for the Town of Aurora, consisting of the attached
explanatory text and sched1,tles, is hereby adopted.
2. The Clerk is hereby authorized and directed to make application to the Regional
Municipality of York for approval of Official Plan Amendment No. 23 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 11TH DAY OF MARCH, 1998.
READ A THIRD AND FINAL TIME AND FINALLY PASSED THIS 25TH DAY OF MARCH,
1998.
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AMENDMENT NO. 23
TO THE
OFFICIAL PLAN
FOR THE TOWN OF AURORA
AMENDMENT No. 23
TO THE OFFICIAL PLAN FOR THE TOWN OF AURORA
STATEMENT OF COMPONENTS
PART 1-THE PREAMBLE
I. 0 Introduction
2.0 Purpose of the Amendment
3. 0 Location
4.0 Basis of the Amendment
PART 2-THE AMENDMENT
I. 0 Introduction
2.0 Details of the Amendment
3.0 Implementation and Interpretation
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PAGE
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Part 1 -The Preamble Pa e2
PART 1 -THE PREAMBLE
1.0 INTRODUCTION
This part of the Amendment entitled Part 1 -The Preamble, introduces the Amendment and
describes the context and planning process leading to the document's preparation. It is for
explanatory purposes only and does not form part of the Amendment.
2.0 PURPOSE
The purpose of this Amendment is to change the land use designation of the subject lands, which
are within the Bayview Wellington Centre Secondary Plan, as shown on Schedule "A" attached
hereto and forming part of this Amendment from "Office Commercial" to "Medium Density
Residential". The Amendment would permit the development of forty-four (44) Block
Condominium Townhouses on 1.13 hectares (2.79 acres).
3.0 LOCATION
The subject lands are located in part of the Lot 81, Concession 1, described as Block 1, R.P. Plan
65M-3039 in the Town of Aurora. The lands have frontage on Amberhill Way and are located
on the north side of Wellington Street East with Open Space lands to the west, the Ontario Hydro
corridor to the east and with Medium Density Residential abutting to the north.
4.0 BASIS OF THE AMENDMENT
Council has adopted this amendment in response to the following:
4.1· An application has been made by Gordon W. Schmidt and Elizabeth Jean Schmidt, the
registered owners, to develop the subject lands for residential purposes consisting of
medium density block condominium townhouses.
4.2 The subject lands are currently vacant and are designated "Office Commercial" under
the Town of Aurora Official Plan. This designation does not permit residential
development.
4.3 It is appropriate to redesignate the subject lands for the following reasons:
4.3.1 A residential land use on the subject property would be a logical extension of the
existing medium density project immediately to the north.
4.3.2 Residential development would more appropriately define the boundary of the adjacent
open space system and permit residential interaction with the open space recreational
lands.
4.3.3 The proposed medium density residential development with building facades facing the
Wellington Street frontage and the open space system, complies with and reinforces the
physical design goals set out by the Town of Aurora.
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Part 1 -1be Preamble Pa eJ
4.3.4 The proposed development, cons1stmg of forty-four ( 44) condominium block
townhouse units, would be similar in project form and design to that of the Amberhill
community immediately to the north and would reflect similar architectural ideology,
use of materials and landscaping such that the subject lands would be an extension
and natural progression of the Amberhill project with a unified design concept.
4.3.5 Recognition has been made of the guidelines set out in the Town of Aurora's Growth
Management Study. The proposed development complies with these guidelines and,
specifically, because of the limited frontage of the subject lands on Wellington Street
and the fact that the parcel is isolated by the open space system on the west and by
the Ontario Hydro corridor on the east, combined with the small size of the site; this
would not establish a precedent for other redesignations along the Wellington Street
Corridor.
4.3.6 Suitability of the subject lands for "Office Commercial" is marginal because of the
limited access from Amberhill Way, the limited size of the parcel and the isolation
of the site from other suitable office commercial concentrations. The redesignation
of these lands would not be a significant threat to the office commercial lands
currently available in the community.
4.3. 7 The subject site can be readily fully serviced for sanitary and water supply and due
regard has been made for storm water.
4.3.8 Access to the subject lands will be via Amberhill Way. Transportation Studies have
been conducted verifYing that traffic generated by the development will not exceed
the capacity of the existing local roads. These studies have also examined the
connection to the proposed extension Exley Drive and Amberhill Way to the east.
Policies respecting monitoring of traffic to examine alternatives to this connection
have been included within the amendment.
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Part 2-The Amendment Page4
PART 2-THE AMENDMENT
1.0 INTRODUCTION
All of this part of the document entitled Part2-The Amendment, consisting of the following text
and the attached Schedule "A" constitute Amendment No. 23 to the Bayview Wellington Centre
Secondary Plan which is Amendment No.6 to the Official Plan of the Town of Aurora.
2.0 DETAILS OF THE AMENDMENT
The Official Plan of the Town of Aurora is hereby amended as follows:
Item(!) Schedule "A-A", Detailed Land Use Plan of the Bayview Wellington Centre Secondary
Plan .is amended by changing the land use designation of the subject lands from "Office
Commercial" to "Medium Density Residential" as shown on Schedule "A" attached
hereto and forming part of this amendment.
Item (2) That Section 3.7.1 (b) of Official Plan Amendment No.6 (Transportation-Roads and
Circulation) be deleted in its entirety and replaced with the following:
3.7.1 (b) The dotted line identifitd as "Pedestrian and Vehicular Linkage" on
Schedule "E-E" which has been constructed west of the Hydro Right of
Way to John West Way and known as Amberhill Way shall be subject
to a traffic monitoring program. Such traffic monitoring shall determine
whether a connecting link is required east of Amberhill Way to connect
with the proposed extension of Exley Drive. This monitoring shall be
tied in with the development process of the lands to the east of the Hydro
Corridor and/or other related development approvals.
Item (3) The use of the subject lands shall be in accordance with Section 3.2.2.(b) of the Bayview
Wellington Centre Secondary Plan (Official Plan Amendment No.6 to the Official Plan
of the Town of Aurora). Notwithstanding the policies of Section 3.22 of Official Plan
Amendment No. 6 or any other policies respecting "Medium Density Residential" the
maximum number of units shall be forty four.
Item ( 4) Development of the subject lands carried out under the policies contained herein shall
be implemented by way of a zoning by-law amendment.
Item ( 5) The subject lands shall be developed on the basis of full municipal water and sanitary
services.
Item (6) Development of the subject lands carried out under the policies contained herein shall
include the execution of a Site Plan Agreement ..
Provisions may be required for such matters as:
• Any necessary easements
• Ingress and egress
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Part 2 The Amendment Pa e5
• Parking and internal circulation
• ·Storm water management
• Site treatment adjacent to the Ontario Hydro corridor
• Site and building treatment adjacent to Wellington Street
3.0 IMPLEMENTATION AND INTERPRETATION
3.1
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The implementation and interpretation of this Amendment shall be in accordance
with the respective policies of the Aurora Official Plan as amended by the Bayview
Wellington Centre Secondary Plan (Official Plan Amendment No. 6), and as may be
more specifically set out or implied within the policies contained within the Zoning
By-law, Subdivision, Site Plan Agreements and a private Shared Facilities
Agreement. Prior to the adoption of the implementing Zoning By-law the Town shall
be assured that adequate mechanisms are in place to secure the construction of a
traffic turning circle and other required services at the east end of Amberhill Way on
the Hydro Lands.
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EXPLANATORY NOTE
Re: Official Plan Amendment Number 23
The Amendment contains policies to guide the proposed development of forty-four (44) block
townhouse units on the subject lands.
Amendment 23 redesignates the subject land to "Medium Density Residential" as set out in the
Bayview-Wellington Centre Secondary Plan. The "Medium Density Residential" designation
requires a mix of dwelling types, however on condominium or rental blocks up to I 00% block
townhousing may be permitted.
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·SCHEDULE A - A
Detailed Land Use Plan
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BAYVIEW WELLINGTON CENTRE SECONDARY PLAN
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