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BYLAW - OPA #54 - 20040622 - 454704DTHE CORPORATION OF THE TOWN OF AURORA By-law Number 4547-04.0 BEING A BY-LAW to adopt Official Plan Amendment No. 54 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. 54 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. ote: In accordance with Regional Official Plan Amendment #9, as approved by By-law A-0265-1999-0. 71, this amendment is exempt from Regional approval. In this regard, the Town of Aurora is the signing authority. 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. 100 John West Way Box 1000 Aurora, Ontario L4G 6J1 Tel: (905) 727-1375 Web: www.town.aurora.on.ca AFFIDAVIT UNDER SECTION 17(28) OF THE PLANNING ACT (1990) I, Karen Ewart, hereby certify that Official Plan Amendment No. 54 for the Town of Aurora Planning Area was adopted by By-law No. 4547-04.D, passed by the Council of the Corporation of the Town of Aurora on the 22"d day of June 2004. I also certify that by letter dated April22"d 2004, the Regional Municipality of York exempted Official Plan Amendment No. 54 from Regional approval pursuant to Subsections (9) and (10) of Section 17 of the Planning Act (1990). A Notice of Adoption was circulated in the form and to the persons prescribed by Ontario Regulation 198/96, as amended, made by the Lieutenant Governor-in-Council under Subsection (23) of Section 17 of The Planning Act (1990). I further certify that the 20-day appeal period expired on the 14th day of July 2004; and to this date no notices of appeal of the By-law has been received by any person in the office of the Clerk. Dated this 15th day of July 2004. e4;ik/ Karen Ewart/' Deputy Clerk AMENDMENT NO. 54 TO THE OFFICIAL PLAN FOR THE TOWN OF AURORA AMENDMENT NO. 54 TO THE OFFICIAL PLAN FOR THE TOWN OF AURORA PLANNING AREA 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 (22) of the Planning Act, RSO 1990 Chapter P. 13 as amended, as Amendment No. 54 to the Official Plan for the Town of Aurora. Date: ..:liNc1 a.a. a..oo~ B. Panizza, Town Clerk AMENDMENT NO. 54 TO THE OFFICIAL PLAN FOR THE TOWN OF AURORA STATEMENT OF COMPONENTS INDEX 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 PAGE 1 1 1 1 3 3 5 PART 1 -THE PREAMBLE Page 1 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 "General Industrial" to "Service Commercial Special" in order to establish site specific policies to permit the use of the lands for business and professional offices including medical and dental offices, clinics, medical and dental laboratories and other related accessory uses . . 3.0 LOCATION The lands affected by this amendment are located in Part of Lot 85, Concession 1, E.Y.S., in the Town Aurora, better described as Lot 10, on Registered Plan 65M-2873. The subject lands are located on the southwest corner of Earl Stewart Drive and Isaacson Crescent. 4.0 BASIS OF THE AMENDMENT Council has enacted this amendment in response to the following: 4.1 An application has been made by 2029193 Ontario Inc., to develop the subject lands for office commercial uses. It is the intent that the lands will be used for medical and dental offices, clinics, medical and dental laboratories, and related accessory uses. 4.2 The subject lands are currently vacant and are designated "General Industrial", as shown on Schedule "A" to Official Plan Amendment No. 52. 4.3 Under the current Official Plan designation, "General Industrial," permitted uses are: "automobile repair shops, public and institutional uses such as service clubs, religious institutions, curling clubs, and arenas. Limited retail sale of products made or assembled in the industrial premises shall be permitted." PART 1 -THE PREAMBLE Page 2 In addition, all uses in the "Prestige Industrial" designation are also permitted, which include: "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 b~ permitted provided that the floor areas and building size does not detract from the character of the industrial area". ' 4.4 The office 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 office commercial development is compatible with the other existing and proposed commercial uses to the north, east and south along Earl Stewart Drive, including Chafam Place and the approved Loblaws supermarket. The proposed development will not adversely impact on the surrounding area, nor will it detract from the area's emerging character. 4.6 The proposed office commercial uses will ensure these lands remain as employment lands for the Town. 4.7 Earl Stewart Drive and Pedersen Drive are designated as minor collector roads on Schedule "E" to the Official Plan. It is intended that the subject lands would access both Isaacson Crescent and Earl Stewart Drive, 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. 4.8 The subject lands are serviced by all utilities and the YRT transit system. The development of commercial 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. PART 2 -THE AMENDMENT Page3 1.0 INTRODUCTION All of this part of the document entitled Part 2 -The Amendment, consisting of the following text and attached map, designated Schedule "A" (Land Use Plan), ·constitutes Amendment No. 54 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, being part of the Aurora East Industrial Estates Secondary Plan (Official Plan Amendment No. 52) is hereby amended by changing the land use designation on Lot 10, Registered Plan 65M-2873, as shown on Schedule "A" -Land Use Plan to Official Plan Amendment No. 54 attached hereto and forming part of this amendment, from "General Industrial" to "Service Commercial Special." Section 2.2.3 -Service Commercial is hereby amended by adding subsection 2.2.3.2 to the end of that Section as follows: i) Site Specific Policies (Official Plan Amendment 54) 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 Lot 10, Registered Plan 65M-2873, and shown on Schedule "A" attached hereto: 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 and other related accessory uses. 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 PART 2 -THE AMENDMENT Page4 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 may 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) Outside Storage shall not be permitted on the site. 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) 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. PART 2 -THE AMENDMENT PageS k) 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. I) 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. m) The amount of parking spaces required shall be in accordance with the appropriate Town standards for medical and dental uses. n) The policies contained in Section 3.2.5.c.ii shall not apply to the subject lands. o) Unless precluded, altered, or exempted by any policies contained herein, all of the relevant policies of the Official Plan shall apply. 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 Site Plan Agreements. 50 1 00 l::=i ~ \\-\-- IV o~~~~~iiiiiiiiiiiil -4 ~. t: c.~ ~ Metres f----, ta [1---r--_ L~-,--_:S:::.:;:c=ale~1=:2=50=0 =iL= / "''---. . 1\ \. ST. JOHN'S q a, UJ :r: I I .l I ! I I I I I I I I l I I I I _[ I I I i_j_ ..11 .J.~ _LI I 1-+-+-r-n·· 1 -3:t3~2~B -t ! I I I ' i I 1 I ! i I ' I ~;:~?:::~;;.;;:±!/// /// ' _,., .. . OPA 52 LEGEND ~ 'ty Commercial Centre ~;;;;;;;;;;;;;~Communi - 1 QPA 54 .,.,.. General Industrial c::::J Lot Line EDU LE 'A' L;;;,o... · 1 o--o-Hydro Line SCH ffiJ Prestige lndustna LA ND USE PLAN ''·''!"'""'"'•••~• "-· -~·-""""-. , .. . . e artment, June Bt , OPA54Sc e 1i n of Aurora Plannmg D p h dule 'A' Map created by the ow ' . EXPLANATORY NOTE Re: Official Plan Amendment Number 54 Official Plan Amendment No. 54 has the following purpose and effect: To amend the Town of Aurora Official Plan, to redesignated the subject lands being Lot 10, on Registered Plan 65M-2873, from "General Industrial" to "Service Commercial Special". The amendment is to permit the subject lands to be developed generally for businesses and professional offices including medical and dental offices, clinics, medical and dental laboratories, and other and related accessory uses. Specific policies have been included in the amendment to regulate such matters as parking, landscaping and urban design standards. The Official Plan policies shall be implemented by way of a site specific zoning by-law.