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BYLAW - OPA #53 - 20040622 - 454804D/ August 10, 2004 BobPanizza Clerk Town of Aurora 100 John West Way Aurora, ON L4G 611 Dear Mr. Panizza, Planning and Development Services Department RECEIVED AUG 1 2 2004 Corporate ServlcoG Def!t. Re: Amendment No. 53 to the Official Plan for the Town of Aurora Planning Area Trusthouse 88 Inc. 520 Industrial Parkway South File: D06.46.02.120 On August 10, 2004, this official plan document came into force. The Original and Duplicate Original have each had a certificate of approval attached thereto. An Original and any remaining working copies are enclosed. The Duplicate Original has been retained for the Region's records. "i s Stiver, MCIP, RPP Senior Planner JS/ Encl. cc. Sue Seibert, Director of Plaoning, Town of Aurora Bert Dekkama, Trusthouse 88 Inc. Gary Templeton, Templeton Planning Limited The Regional Municipality of York, 17250 Yonge Street, Newmarket, Ontario L3Y 6Zl Tel: 905-830-4444, 1-877-464-YORK, Fax: 905-895-3482 Internet: www. region. york. on.ca THE CORPORATION OF THE TOWN OF AURORA By-law Number 4548-04.D BEING A BY-LAW to adopt Official Plan Amendment No. 53 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. 53 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 22nd DAY OF JUNE, 2004. READ A THIRD TIME AND FINALLY PASSED THIS 22nd DAY OF JUNE, 2004. B. SWORN DECLARATION Pursuant to Section 17(28) of the Planning Act AMENDMENT No. 53 TO THE OFFICIAL PLAN FOR THE TOWN OF AURORA PLANNING AREA Form lA-20 I, James Stiver, of the Town of Orangeville in the County ofDufferin solemnly declare: 1. I am a Senior Planner with The Regional Municipality of York, hereinafter referred to as the Approval Authority, and as such have knowledge of the matters herein referred to. 2. Notice of the decision regarding the above noted official plan amendment was given by the Approval Authority in accordance with Section 17(35) of the Planning Act, Chapter P.l3, Revised Statutes of Ontario 1990, as amended to April 24, 2003, and Section 7 of Ontario Regulation 198/96. 3. No notice of appeal of the decision to the Ontario Municipal Board was received by the Approval Authority within the time provided in Section 17(36) of the said Planning Act. Declared before me at the Town of Newmarket in The Regional Municipality of York this lOth day of August, 2004. ;?a~.-=--~ K11en El~abeth WhHney, a Comm~llontr, e111., Regional Municipality of Y 011!, for The Regional Municipality of york. Expires Decamber a, 2006. Certificate of Approval AMENDMENT No. 53 TO THE OFFICIAL PLAN FOR THE TOWN OF AURORA PLANNING AREA This official plan document which was adopted by the Council of the Corporation of the Town of Aurora is approved pursuant to Sections 17 and 21 of the Planning Act and came into force on August 10, 2004. Director of Community Planning The Regional Municipality of York AMENDMENT NO. 53 TO THE OFFICIAL PLAN FOR THE TOWN OF AURORA , ____ _ AMENDMENT NO. 53 TO THE OFFICIAL PLAN FOR THE TOWN OF AURORA PLANNING AREA The Amendment No. 53 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: 1YNIZ a,:l. 'oo~ AMENDMENT NO. 53 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 "A" -Land Use Plan Schedule "H" -Site Specific Policy Areas PAGE 1 1 1 1 1 3 3 3 6 Town of Aurora-OPA #53 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 Schedule "A" attached hereto and forming part of this amendment, from "Estate Residential" to "Commercial Special", and to establish site specific policies to allow a funeral home as well as business/professional office uses. 3.0 LOCATION The lands affected by this amendment are know municipally as 520 Industrial Parkway and are legally described as Part of Lot 76 and Part of the Road Allowance between Lots 75 and 76, Concession 1, EYS. The lands have an area of 0.73 of a hectare and are accessible via Industrial Parkway. 4.0 BASIS OF THE AMENDMENT Council has enacted this amendment in response to the following: 4.1 The proposed uses, a funeral home and business/professional offices are uses that will be compatible with surrounding land uses and with the characteristics of the area. 4.2 The funeral home use involves the relocation of the only such use presently in the Town of Aurora. The relocation is necessary due to spatial limitations on the existing site. 4.3 The funeral home and office 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. Town of Aurora-OPA #53 2 4.4 The lands are located within the Oak Ridges Moraine Settlement Area. However, the only sensitivities portrayed on related mapping are in regard to the protection of hydrological functions. Prior to the approval of an implementing Zoning By-law Amendment for the lands, this Official Plan Amendment requires that the Owner demonstrate compliance with the Oak Ridges Moraine Conservation Plan (ORMCP) and OPA No. 48. 4.5 Piped services can be extended to service the subject lands. 4.6 Industrial Parkway South is designated as a major collector road on Schedule "E" to the Official Plan. It is intended that the subject lands would access Industrial Parkway South only, in Town approved locations. 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. 4.7 The subject lands are serviced by all utilities and YRT and GO transit stops are located in close proximity. 4.8 Appropriate aesthetics can be incorporated into the design of the buildings. 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. Town of Aurora-OPA #53 3 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 "A" (Land Use Plan) and Schedule "H" (Site Specific Policy Areas), constitute Amendment No. 53 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) Schedule "A" -Land Use Plan is amended by changing the land use designation from "Estate Residential" to "Commercial Special" as shown on Schedule "A" attached hereto, and forming part of this amendment. Section 3.2.7 of the Town Official Plan, entitled Site Specific Policy Areas, is hereby amended by adding a Section o) as follows: "3.2.7 o) The lands designated "Commercial Special" located on the north side of Industrial Parkway South, east of Yonge Street and described as Part of Lot 76 and Part of the Road Allowance between Lots 75 and 76, Concession 1, EYS, shall be developed in accordance with the following policies and all other applicable policies of the Official Plan: a) Permitted uses shall include a funeral home and business/professional offices, which may include a medical clinic with accessory laboratory and dispensary uses. Town of Aurora-OPA #53 4 b) The policies contained herein shall be implemented by way of a site specific zoning by-law and prior to the approval of an implementing Zoning By-law Amendment for the lands, the Owner shall demonstrate compliance with the Oak Ridges Moraine Conservation Plan (ORMCP) and OPA No. 48. c) The siting of building(s) on the lands shall take into consideration the existing active railway line abutting the north limit of the lands. d) The 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. e) 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. f) Council shall require high standards in design, implemented through the site plan approval process, which ensure that the design of the 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 may be retained by the Town to review the site plan application and the cost of such shall be borne by the applicant. g) A high standard of signage, lighting, street furniture and other appurtenances shall be required. Town of Aurora-QPA #53 5 h) 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. i) Outside Storage shall not be permitted on the site. j) The design shall ensure that parking areas are landscaped, lighted and screened around the edges to be visually attractive, safe and supportive for pedestrians. k) 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. I) Access to the lands shall be from Industrial Parkway South. m) To ensure the implementation of the above urban design measures, CoCJncil may enact site specific zoning standards which establish appropriate setbacks to ensure building envelopes are well defined and developed as intended. n) 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. Town of Aurora-OPA #53 6 Item (3): o) The number of parking spaces required shall be in accordance with the appropriate Town standards for funeral homes and business and professional offices, including a medical clinic with accessory laboratory and dispensary uses. p) Unless precluded, altered, or exempted by any policies contained herein, all of the relevant policies of the Official Plan shall apply." Schedule "H" -Site Specific Policy Areas is amended to include and reference the subject lands as 3.2.7.o. 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. EXPLANATORY NOTE Re: Official Plan Amendment No. 53 Official Plan Amendment No. 53 has the following purpose and effect: The lands affected by this amendment have an area of 0.73 of a hectare and are located on the northeast corner of Industrial Parkway South and Yonge Street. The lands are legally described as Part of Lot 76 and Part of the Road Allowance between Lots 75 and 76, Concession 1, EYS. The purpose of this amendment is to re-designate the subject lands from Estate Residential to Commercial Special to allow their development for the purpose of a funeral home as well as for business/professional offices. The office use may include a medical clinic with accessory laboratory and dispensary uses. The funeral home use will accommodate the relocation of the only existing funeral home in the Town of Aurora. Constraints due to the size of the existing funeral home site are the reason for the relocation. SCHEDULE 'A' LAND USE PLAN Amendment No. 53 to the Official Plan for the Town of Aurora Legend •••• •• • .• Subject Lands -+--+ Railway D Lot Line Sch 'A' Land Use ~ Commercial [SJ Commercial Special OPA34 I7V"7l Environmental ~ Protection Area 0 50 100 Metres Scale 1 :2000 ~ Estate Residential r22Lfrndustrial r:2] Cluster Residential 1..-... '~' !) Building Setback ~ Public Open Space f":\:::-:-.J Urban Residential [[] Estate Residential ~ Minor Institution ill"'fl,.Of~~, ~~·' 1lrt % tQ6 ~ Schedule 'A' Land Use Plan Map created by the Town of Aurora Planning Department, May 31st, 2004. Base data provided by York Region. 0 125 250 Metres Scale 1 :8500 LEGEND • • Municipal Boundary --Streets Royal Road Industrial 3.2.7.0 SUBJECT )> LANDS 3 0 0 " ,_ " 111 fE (/) lJ.J <!! 2: ~ TOWN OF AURORA SITE SPECIFIC POLICY AREAS SCHEDULE "H" MAP1 --·---·-Proposed Streets ~ Site Specific -+--+ Railway ~ Policy Areas .::·. 3.3.2.f 3.1.4.r South SCHEDULE 'A' LAND USE PLAN Amendment No. 53 to the Official Plan for the Town of Aurora Legend Sch 'A' Land Use ~ Commercial •• • • •• • 1 Subject Lands CSJ Commercial Special -+---+ Railway OPA34 D Lot line ~ Environmental Protection Area 0 50 100 , __ Metres Scale 1 :2000 [;';] Estate Residential ~ Public Open Space r22LJ!ndustrial f:::::.:.:-::.1 Urban Residential ~ Cluster Residential [[] Estate Residential 1-:.'~~ .:') Building Setback Jmim Minor Institution "~,\)VII~ "'~k.-, -~~· ·M q:. • Schedule 'A' Land Use Plan Map created by the Town of Aurora Planning Department, May 31st, 2004. Base data provided by York Region. 0 125 250 Metres Scale 1 :8500 LEGEND • • Municipal Boundary --Streets 3.2.7.0 SUBJECT LANDS Royal Road Industrial South TOWN OF AURORA SITE SPECIFIC POLICY AREAS SCHEDULE "H" MAP1 ······--Proposed Streets ~ Site Specific --+--+ Railway ~ Policy Areas 3.1.4.r Map modified EXPLANATORY NOTE Re: Official Plan Amendment No. 53 Official Plan Amendment No. 53 has the following purpose and effect: The lands affected by this amendment have an area of 0. 73 of a hectare and are located on the northeast corner of Industrial Parkway South and Yonge Street. The lands are legally described as Part of Lot 76 and Part of the Road Allowance between Lots 75 and 76, Concession 1, EYS. The purpose of this amendment is to re-designate the subject lands from Estate Residential to Commercial Special to allow their development for the purpose of a funeral home as well as for business/professional offices. The office use may include a medical clinic with accessory laboratory and dispensary uses. The funeral home use will accommodate the relocation of the only existing funeral home in the Town of Aurora. Constraints due to the size of the existing funeral home site are the reason for the relocation.