BYLAW - OPA 8 Brookfield Homes 155 Vandorf Sdrd - 20150714 - 574815THE CORPORATION OF THE TOWN OF AURORA
By-law Number 5748-15
BEING A BY-LAW to
adopt Official Plan
Amendment No. 8.
WHEREAS on September 28, 2010, the Council of The Corporation of the Town of
Aurora (the "Town") enacted By-law Number 5285-10, being the new Official Plan for
the Town, including amendments thereto (the "Official Plan");
AND WHEREAS authority is given to Council pursuant to the Planning Act, R.S.O.
1990, c. P.13, as amended, to pass a by-law amending the Official Plan;
AND WHEREAS the Town deems it necessary and expedient to further amend the
Official Plan;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE TOWN OF
AURORA ENACTS AS FOLLOWS:
THAT Official Plan Amendment No. 8 attached hereto and forming part of this
By-law be and is hereby adopted.
2. THAT this By-law shall come into force subject to compliance with the
provisions of the Planning Act, R.S.O. 1990, c. P.13, as amended, and subject
to compliance with such provisions, this By-law will take effect from the date of
final passage hereof.
READ A FIRST AND SECOND TIME THIS 14'hDA Y OF JUL Y, 2015.
READ A THIRD TIME AND FINALLY PASSED THIS 14"' DAY OF JULY, 2015.
OFFt�EY DAWE, MAYOR
Approuedas to Farm
By Lj rgarser/vl�ka
STEPHEN M.AI\HUYCI-, TOWN CLERK
AMENDMENT NO.8
TO THE OFFICIAL PLAN
FOR THE TOWN OF AURORA
Page 2
AMENDMENT NO. 8
TO THE OFFICIAL PLAN
FOR THE TOWN OF AURORA
STATEMENT OF COMPONENTS
PART I — THE PREAMBLE
1. Introduction
2. Purpose of the Amendment
3. Location
4. Basis of the Amendment
PART H — THE AMENDMENT
1. Introduction
2. Details of the Amendment
3. Implementation and Interpretation
Page 3
PART I — THE PREAMBLE
1. Introduction
This part of the Official Plan Amendment No. 8 (the "Amendment"), entitled Part I —
The Preamble, explains the purpose and location of this Amendment, and provides
an overview of the reasons for it. It is for explanatory purposes only and does not
form part of the Amendment.
2. Purpose of the Amendment
The purpose of this Amendment is to change the land use designation from "Private
Open Space" and "Cluster Residential" to "Cluster Residential — Site Specific Policy
No. 43". The provisions of this Amendment will allow fifty-six (56) single detached
dwelling units, a parkette, and stormwater management facilities.
3. Location
The lands affected by this Amendment are located on the south side of Vandorf
Sideroad, municipally known as 155 Vandorf Sideroad, having a lot area of 4.767
hectares (11.78 acres), and legally described as Part Lot 75 Concession 1
Whitchurch Part 1, 65R18722; Aurora; T/W Easement Over Part Lot 75 Concession
1(W) Parts 4 & 5 651118722 until said Parts 4 & 5 are dedicated as a Public Highway
as in R698511; T/W Easement in R457895 as amended by R460060; Town of
Aurora, Regional Municipality of York (the "Subject Lands").
4. Basis of the Amendment
The basis of the Amendment is as follows:
4.1 The Subject Lands affected by this Amendment are presently designated
"Cluster Residential" and "Private Open Space" on Schedule AA, Land Use
Plan of the Yonge Street South Secondary Plan, which was approved by the
Region of York on February 18, 2004. The amendment proposes to
redesignate the entire site to a site specific Cluster Residential designation.
The Cluster Residential designation would permit 56 single detached
dwellings to be developed on the Subject Lands and have site specific
policies regarding building coverage and open space.
4.2 A Public Planning Meeting was held by the Town's Council on January 28,
2015 to obtain input from members of the public and the Town's Council. A
staff report with recommendations and options was brought to a Public
Planning Meeting on April 22, 2015.
4.3 The Subject Lands are located within OPA 34. Residential uses abut the
Subject Lands on the east, southeast, southwest and west. An industrial use
is located north of the site across Vandorf Sideroad.
4.4 This Amendment is compatible with the adjacent residential and industrial
uses and would provide the Town with additional residential units through
intensification and the re -development of a developed and serviced site within
the built boundary. The re -use of existing, fully serviced sites is a preferred
means of intensification and assists in decreasing the reliance on greenfield
sites to accommodate growth. The amendment facilitates residential
intensification through infill, on a fully serviced site located in the built-
up/urban area as defined by the Province, Region and the Town.
4.5 The application has been studied from a technical standpoint and it has been
demonstrated that the application is supportable from planning, servicing,
geotechnical, natural heritage, archaeological, and transportation
perspectives.
Page 4
4.6 A Noise and Vibration Study prepared by the applicant confirms that there is
no conflict with the Ministry of the Environment and Climate Change
(MOECC) Guideline D-6: Compatibility Between Industrial Facilities and
Sensitive Land Uses (July 1995), and that sound levels representative of
industrial activity did not exceed 45 decibels and are below the limit in the
MOECC Guideline NPC-300. A peer review of the Noise and Vibration Study
by Conestoga Rovers & Associates also finds that compliance with the
MOECC requirements at the existing residential development should translate
to compliance at the proposed residential development that is farther away,
and concludes that the proposed residential development is feasible.
PART II — THE AMENDMENT
1. Introduction
All of this part of the document entitled Part II — The Amendment, consisting of the
following text and attached maps, designated as Schedule "A" (Land Use Plan) and
Schedule "B" (Special Policy Areas), constitutes Amendment No. 8 to the Official
Plan.
2. Details of the Amendment
The Official Plan is hereby amended as follows:
Item (1): "Schedule "AA", Land Use Plan, being part of the Town of Aurora Official
Plan Amendment No. 34, is amended by changing the land use
designation for the Subject Lands described as Part Lot 75 Concession 1
Whitchurch Part 1, 65R18722; Aurora; T/W Easement Over Part Lot 75
Concession 1(W) Parts 4 & 5 65R18722 until said Parts 4 & 5 are
dedicated as a Public Highway as in R698511; T/W Easement in R457895
as amended by R460060; Town of Aurora in the Regional Municipality of
York, from "Private Open Space" and "Cluster Residential" to "Cluster
Residential — Site Specific Policy No. 43", as shown on Schedule "A" —
Land Use Plan, attached hereto and forming part of this Amendment."
Item (2): "Schedule "H", Site Specific Policy Areas, being part of the Town of Aurora
Official Plan, is amended by adding a site specific policy area over the
Subject Lands, as shown on Schedule "B" — Site Specific Policy Areas,
attached hereto and forming part of this Amendment."
Item (3): "Notwithstanding any policies to the contrary of the Yonge Street South
Secondary Plan (OPA 34), the following special site specific use and
policies shall apply to the lands designated as "Cluster Residential — Site
Specific Policy No. 43", within the area shown as the Subject Lands on
Schedule "A" attached hereto and forming part of this plan:
a) Permitted uses:
a maximum of 56 single detached dwellings.
b) The maximum building coverage permitted across the entire site
shall be thirty percent (30%).
c) A minimum of forty-five percent (45%) of the entire site shall be
preserved in an open or landscaped condition. Such required area
shall not include any area devoted to a swimming pool, accessory
building, paved driveway, patio or other area covered with
impervious material.
d) The policies contained herein shall be implemented by way of a
site -specific Zoning By-law amendment, Plan of Condominium and
Site Plan."
Page 5
3. Implementation and Interpretation
This Amendment has been considered in accordance with the provisions of the
Official Plan. The implementation and interpretation of this Amendment shall be in
accordance with the respective policies of the Official Plan.
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