BYLAW - Adopt OPA#40 - 20011113 - 430901DTHE CORPORATION OF THE TOWN OF AURORA
By-law Number 4309-01.0
BEING A BY-LAW to adopt Official Plan Amendment No. 40
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. 40 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 such application on behalf
of the Corporation and to execute under the Corporate Seal such documents as
may be required for the above purposes.
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 13TH DAY OF NOVEMBER, 2001.
READ A THIRD AND FINAL TIME AND FINALLY PASSED THIS 13TH DAY OF
NOVEMBER, 2001.
Note: In accordance with the Regional Official Plan Amendment# 9, as approved
by by-law A-0265-1999-017, this amendment is exempt from Regional
approval. In this regard, the Town of Aurora is the signing authority.
AMENDMENT NO. 40
TO THE
OFFICIAL PLAN .
FOR THE AURORA PLANNING AREA
AMENDMENT NO. 40
TO THE
OFFICIAL PLAN FOR THE
TOWN OF AURORA PLANNING AREA
The Amendment No. 40 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, R.S.O, 1990.
(
Date: ,1(/tJZ!l/mf,r;.r 5¥1
,.··--·
AMENDMENT No. 40
TO THE OFFICIAL PLAN FOR THE TOWN OF AURORA
STATEMENT OF COMPONENTS
PART 1-THE PREAMBLE
1.0 Introduction
2.0 Purpose of the Amendment
3.0 Location
4.0 Basis of the Amendment
PART 2-THE AMENDMENT
1.0 Introduction
2.0 Details of the Amendment
3.0 Implementation and Interpretation
Schedule "A1" -Land Use Plan
Schedule "A2" -Land Use Plan
PAGE
1
1
1
1
1
4
4
4
8
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Pari 1 -The Preamble Page 1
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 on the subject
lands shown on Schedules "A 1" and "A2" attached hereto and forming part of this
amendment from "Office Commercial" and "Prestige Industrial" to "Service Commercial
Special" and from "Office Commercial" and·"General Industrial" to "Office Commercial
Special" and to establish site specific policies to permit the use of the lands for a variety
of retail, business and professional offices, including medical and dental offices,
restaurants, banks and financial institutions, and other complimentary commercial uses
which serve the surrounding industrial and residential communities.
3.0 LOCATION
The lands affected by this amendment are located in Part of Lots 83 and 84, in
Concession 1, E.Y.S., in the Town Aurora, better described as Parts 8 to 32 inclusive,
on Registered Reference Plan 65R-22241. The subject lands are located between
Bayview Avenue and McMaster Avenue, immediately north of Hollandview Trail, and
are comprised of approximately 3.08 hectares of vacant land.
4.0 BASIS OF THE AMENDMENT
Council has enacted this amendment in response to the following:
4.1 An application has been made by St. John's Bay Land Company Ltd. to develop
a portion of the subject lands for retail and other complimentary commercial
uses. The balance of the lands will be developed for offices, including medical
and dental offices, and other complimentary commercial uses.
4.2 The subject lands are currently vacant and are designated "Prestige Industrial"
and "General Industrial" as shown on Schedule "A" to Official Plan Amendment
No. 52 and "Office Commercial" as shown on Schedule "A -A" to Official Plan
Amendment No. 6.
Part 1 -The Preamble Page 2
4.3 Under the current Official Plan designations, "Prestige Industrial", "General
Industrial" and "Office Commercial" respectively permit:
"manufacturing, assembling, fabrication, processing, warehousing, trade
schools, daycare centres, wholesaling and the internal storage of goods,
offices which are in conjunction with one of the above mentioned uses
shall be permitted provided that the floor areas and building size does not
detract from the character of the industrial area".
"all uses permitted in the Prestige Industrial category and will also include
automobile repair shops, public and institutiQnal uses such as service
clubs, religious institutions, curling clubs and arenas. Limited retail sale
of products made or assemble in the industrial premises shall be
permitted. Limited outdoor storage may be permitted subject to
appropriate screening being provided such that the storage does not
detract from the quality of the industrial area".
"high quality office buildings. Hotels shall also be permitted. A limited
amount of commerCial uses such as banks, restaurants and services to
businesses may be permitted on the ground floor of buildings within the
"Office Commercial" designation."
4.4 The commercial uses proposed will meet the needs of the community; and will
service the surrounding industrial and residential areas, therefore enhancing the
economic viability of this area.
4.5 The proposed commercial development is compatible with the other existing and
proposed commercial uses to the north and south along Bayview Avenue,
including several retail plazas, Zellers, Sabey's and the approved Loblaws store.
4.6 The proposed commercial uses will ensure these lands remain as employment
lands for the Town.
4.7 Bayview Avenue serves an arterial road function, which is to carry large volumes
of traffic through the municipality. Earl Stewart Drive, McMaster Avenue and
Hollandview Trail are designated as minor collector roads on Schedule "E" to the
Official Plan. Attention will be given to all forms of transportation access and to
the provision of safe and convenient pedestrian and vehicular access to the
subject lands.
Part 1 -The Preamble Page 3
4.8 The subject lands are serviced by all utilities and the bus transit system. The
development of commercial uses and the medical/professional uses will
contribute to the use of public transit in this area.
4.9 Appropriate aesthetics can be incorporated into the design of the building.
Parking, setbacks, landscaping and buffering, lighting and signage can be
considered in the design of the site to satisfy and meet the needs of area
residents and objectives of the municipality.
4.10 Proposed access/egress locations for the site shall generally be from
Hollandview Trail, McMaster Avenue and Earl Stewart Drive. Access to Bayview
Avenue may be permitted subject to approval of the Region of York.
Part 2-The Amendment Page4
PART 2-THE AMENDMENT
1.0 INTRODUCTION
All of this part of the document entitled Part 2 -The Amendment, consisting of the
following text and attached maps, designated Schedule "A1" (Land Use Plan) and
Schedule "A2" (Land Use Plan), constitutes Amendment No. 40 to the Official Plan for
the Town of Aurora.
2.0 DETAILS OF THE AMENDMENT
The Official Plan of the Town of Aurora is hereby amended as follows:
Item (1 ):
Item (2)
Item (3)
Item (4)
Schedule "A-A", Detailed Land Use Plan, being part of the Bayview
Wellington Secondary Plan -Official Plan Amendment No. 6, is hereby
amended by the removal of lands designated "Office Commercial" and
identified as Parts 21, 22, 25, & 26 on Registered Reference Plan 65R-
22241, as shown on Schedule "A 1" to Official Plan Amendment No. 40
attached hereto and forming part of this amendment.
Schedule "A", Detailed Land Use Plan, being part of the Aurora East
Industrial Estates Secondary Plan-Official Plan Amendment No. 52 is
hereby amended by the. addition of the lands identified as Parts 21, 22,
25, & 26 on Registered Reference Plan 65R-22241, as shown on
Schedule "A2" -Land Use Plan to Official Plan Amendment No. 40
attached hereto and forming part of this amendment.
The lands shown as subject lands on Schedule "A2" shall be designated
"Office Commercial Special" and "Service Commercial Special" as shown
on Schedule "A2" to Official Plan Amendment No. 40 attached hereto and
forming part of this amendment.
Section 2.2.3 -Service Commercial is hereby amended by adding
subsection 2.2.3.1 to the end of that Section as follows:
i) Site Specific Policies (Official Plan Amendment 40)
Notwithstanding any policies to the contrary of Section 2.2.3 of the
Aurora East Industrial Estates Secondary Plan -Official Plan
Amendment No. 52, the following special policies apply to the
property designated Service Commercial Special, described as
Part of Lots 83 and 84, in Concession 1, E.Y.S., and shown on
Schedule "A2" attached hereto:
Part 2-The Amendment Page 5
a) The use of the lands shall generally be developed for a variety
of retail uses, but excluding a supermarket, department store,
junior department store, convenience retail, and automotive
uses. Business and professional offices including medical and
dental offices, post offices and government administrative
offices, restaurants including drive thru and take-out, banks
and financial institutions including drive-thru, automated teller
machines, personal and light service shops, photo studio, drug
stores and pharmacies, clinics, optical supply, video rental
stores, bake shops, and other complimentary commercial uses
shall also be permitted.
b) The policies contained herein shall be implemented by way of
a site specific zoning by-law.
c) The commercial uses shall be subject to an individual site plan
agreement(s), 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 site plan
agreement.
d) Implementation and construction of the development
contemplated may occur in phases provided that a specific site
plan agreement has been executed for the phase
contemplated.
e) Council shall require high standards in design, implemented
through the site plan approval process, which ensure that the
design of the commercial building(s) encourages both safe
vehicular and pedestrian access to the site, and that the
design of the building(s) and roof treatment are compatible
with the surrounding land uses. A controlling architect is to be
retained by the Town to review the site plan application and
the cost of such shall be borne by the applicant.
f) A high standard of signage, lighting, street furniture and other
appurtenances shall be required.
g) Screening of certain elements on the development site such as
loading areas, refuse storage, and rooftop mechanical
equipment shall be addressed in the site plan agreement.
h) The design shall ensure that parking areas are landscaped,
lighted and screened around the edges to be visually
attractive, safe and supportive for pedestrians.
----------------
Part 2-The Amendment Page6
Item (5)
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.
j) To ensure the implementation of the above urban design
measures, Council may enact site specific zoning standards
which establish appropriate setbacks to ensure building
envelopes are well defined and developed as intended.
k) 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 appropriate screening,
buffering, tree planting and other landscape elements for the
development.
I) The policies contained in Section 3.2.5.c.ii shall not apply to
the subject lands.
m) Notwithstanding the policies of Section 4.3.2 of the Official
Plan, Council may place any of the lands subject to this
amendment in a holding category, pursuant to Section 36,
R.S.O. 1990, of the Planning Act. The "(H)" Holding prefix may
be lifted upon application by the proponent, if Council is
satisfied that appropriate arrangements are set out in a site
plan agreement.
n) 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 Schedule "A2"
attached hereto.
Section 2.2.4 -Office Commercial is hereby amended by adding
subsection 2.2.4.1 to the end of that Section as follows:
i) Site Specific Policies (Official Plan Amendment 40)
Notwithstanding any policies to the contrary of Section 2.2.4 of the
Aurora East Industrial Estates Secondary .Plan -Official Plan
Amendment No. 52, the following special policies apply to the
property designated Office Commercial Special, described as Part
of Lots 83 and 84, in Concession 1, E.Y.S., and shown on
Schedule "A2" attached hereto:
Part 2-The Amendment Page 7
a) The use of the lands shall generally be developed for business
and professional offices including medical and dental offices,
clinics, medical and dental laboratories, animal hospitals, post
office and government administrative offices. Other
complimentary ancillary commercial uses such as a drug store,
optical supply, copy centre and automated teller machines
shall also be permitted.
b) The policies contained herein shall be implemented by way of
a site specific zoning by-law.
c) The development of the lands shall be subject to an individual
site plan agreement(s), 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
site plan agreement.
d) Implementation and construction of the development
contemplated may occur in phases provided that a specific site
plan agreement has been executed for the phase
contemplated.
e) Council shall require high standards in design, implemented
through the site plan approval process, which ensure that the
design of the commercial building(s) encourages both safe
vehicular and pedestrian access to the site, and that the
design of the building(s) and roof treatment are compatible
with the surrounding land uses. A controlling architect is to be
retained by the Town to review the site plan application and
the cost of such shall be borne by the applicant.
f) A high standard of signage, lighting, street furniture and other
appurtenances shall be required.
g) Screening of certain elements on the development site such as
loading areas, refuse storage, and roof top mechanical
equipment shall be addressed in the site plan agreement.
h) The design shall ensure that parking areas are landscaped,
lighted and screened around the edges to be visually
attractive, safe and supportive for pedestrians and where
appropriate buffer surrounding land uses.
Part 2-The Amendment PageB
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.
j) To ensure the implementation of the above urban design
measures, Council may enact site specific zoning standards
which establish appropriate setbacks to ensure building
envelopes are well defined and developed as intended.
k) 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 appropriate screening,
buffering, tree planting and other landscape elements for the
development.
I) Notwithstanding the policies of Section 4.3.2 of the Official
Plan, Council may place any of the lands subject to this
amendment in a holding category, pursuant to Section 36,
R.S.O. 1990, of the Planning Act. The "(H)" Holding prefix may
be lifted upon application by the proponent, if Council is
satisfied that appropriate arrangements are set out in a site
plan agreement.
m) 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 Schedule "A2"
attached hereto.
3.0 IMPLEMENTATION AND INTERPRETATION
3.1 The implementation and interpretation of this Amendment shall be in accordance
with the respective policies of the Aurora Official Plan, Zoning By-law, and any
Site Plan Agreement.
(,
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I
I
I
i )chedule A 1
Land Use Plan
dment No. 40
to the Official Plan for the
Town of Aurora
Lands to be
removed from OPA No.6
!,:IIMMUNITY C!lMMF.RCIAI. Ct:Nl'R~:
l:'1mpus l:'om"!ucial l:'rnlrt
Nt:IGIIPillJRHUIIIJ COMMERCIAl.
OFFICE COMMERCIAl.
INSTITUTIONAl.
PARKS & IIPF.N SPACE
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rn
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RF.SID~:NTIAI.
l..ow. Medium Urn!lilly {::::I . .
Medium Ornsily {:z.::":~·:/.1
E7:B Medium IUJth Densily ~
IIIRh Density
~
.fliKh Uensily · Mixed Use
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Subject Lands Redesignated
From Generalln?ustrial to ~)#·_.::.:_.·_.:·:·:·:·:·:·::·.:;:-:·:·:·:·:
Off1ce Commercial Spec1al ·:::::. · · · · · · · · · ;:i
Subject Lands Added to
OPA No. 52 and designated
Office Commercial Special
' Jchedule "A2"
Land Use Plan
to the Official Plan for the
Town of Aurora
Subject Lands Redesignated
From Prestige Industrial to
Service Commercial Special
Subject Lands Added to
,__ OPA No. 52 and designated
Service Commercial Special
.LEGEND
~ PRESTIGE INDUSTRIAL
I ~:'~(41 'l GENERAL INDUSTRIAL
fZ@iJ OFFICE 'COMMERCIAL
i:: :.:.::·:·:.\ SERVICE COMMERCIAL
-COMMERCIAL
[~·; '~ ,~:··'al MAJOR OPEN SPACE
SPECIFIC
-9-
EXPLANATORY NOTE
Re: Official Plan Amendment Number 40
Official Plan Amendment No. 40 has the following purpose and effect:
To amend the Town of Aurora Official Plan, to redesignate the subject lands being
Parts 8 to 32 inclusive, on Registered Reference Plan 65R-22241, from "Prestige
Industrial", "General Industrial" and "Office Commercial" to "Service Commercial
Special", and "Office Commercial Special". The amendment is to permit that portion
of the subject lands designated as Service Commercial Special to be developed
generally for retail stores, but excluding supermarkets, department stores, junior
department stores, convenience retail, and automotive uses. Business and
professional offices, including medical and dental offices, clinics, drug stores and
pharmacies, post office, and government administrative offices, banks and financial
institutions, restaurants, personal and light service uses, and other complimentary
commercial uses shall also be permitted. The portion of the subject lands designated
as Office Commercial Special shall generally be developed for business and
professional offices, including medical and dental offices, post office, government
administrative offices, clinics, medical and dental laboratories, animal hospitals and
other complimentary ancillary commercial uses. Specific policies have been included
in the amendment to regulate such matters as parking, ingress/egress, landscaping and
urban design standards. The Official Plan policies shall be implemented by way of a
site specific zoning by-law.