BYLAW - OPA #65 - 20060711 - 483006DTHE CORPORATION OF THE TOWN OF AURORA
By-law Number 4830.06.0
BEING A BY -LAW to adopt Official Plan Amendment No. 65
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. 65 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, SECOND AND THIRD TIME THIS 11 1h DAY OF JULY, 2006.
Note:·
In accordance with Regional Official Plan Amendment #9, as approved by By-law A-0265-
1000-0.71, this amendment is exempt from Regional approval. In this regard, the Town of
Aurora is the signing authority.
AMENDMENT NO. 65
TO THE
OFFICIAL PLAN
FOR THE TOWN OF AURORA
AMENDMENT NO. 65
TO THE
OFFICIAL PLAN
FOR THE TOWN OF AURORA
This Amendment to the Official Plan for the Town of Aurora, which has been adopted by
the Council ofthe Corporation ofthe Town of Aurora, is hereby approved in accordance
with Section 17 (22) of the Planning Act, RSO 1990 Chapter P. 13 as Amendment No.
65 to the Official Plan for the Town of Aurora.
DATEo H 11 r2oot;
)
AMENDMENT NO. 65
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
PAGE
1
1
1
1
3
3
5
Town of Aurora-Official Plan Amendment 65
PART 1 -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 documen~ 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 "AA", attached hereto and forming part of this amendment
from "High Density Residential" to "Institutional" and to establish site specific policies to
permit the use of the lands for retirement residence.
3.0 LOCATION
The subject lands affected by this amendment are located in the Town of Aurora at the
northwest corner of the intersection of John West Way and Hollandview Trail, better
described as Part Lot 82, Con. 1, Part 3, 65R-28582. The lands to which this
amendment applies are 0.72 hectares in size.
4.0 BASIS OF THE AMENDMENT
Council has enacted this amendment in response to the following:
4.1 An application has been made by Origin Retirement Communities Inc. to develop
the subject lands for a retirement residence with a maximum of 141 units.
4.2 The subject lands are currently designated "High Density Residential" as shown on
Schedule "A-A" to the Bayview Wellington Centre Secondary Plan (OPA 6).
4.3 Under the current Official Plan designation, a range of apartment unit types are
permitted and shall not exceed 7 storeys. The proposed retirement residence
will not exceed 5 storeys, and therefore is compatible with the approved built form
envelope anticipated for the site under current High Density Residential land use
designation.
Town of Aurora-Official Plan Amendment 65
PART 1 -PREAMBLE Page 2
4.4 A broad range of housing types are permitted within the residential designation;
including all forms of supportive housing such as nursing homes, retirement
home accommodation and senior citizen's homes. However, given that the
proposed use contains a common kitchen and other common facilities for the
residents, the Town considers it to be institutional in nature and therefore an
amendment to the Official Plan is deemed necessary.
4.5 The subject lands are within the "Community Core Area" area of the Bayview
Wellington Centre community. The Community Core area is intended to be focus
of activity in the area with the highest density residential development, commercial
and employment uses, recreational and mixed uses in the community. The
subject lands are one of four blocks at the centre of the Community Core Area that
are designated for high density uses and permit apartment buildings at heights of
4 storeys to a maximum of 7 storeys. According to the plan, apartment buildings
on lands adjacent to the Civic Square should be sited so as to "frame" and
enclose the Civic Square. The proposed use is consistent with the Plan's vision
for the Community Core Area.
4.6 The proposed retirement residence is ideally located given its proximity to the new
Aurora Seniors' Centre, a network of parks and open space areas, transit services
and a variety of nearby local commercial and service uses.
4. 7 The proposed use will satisfy a need to accommodate a growing aging population
in the Town of Aurora and the Region of York and the proposed retirement
residence will enhance the range of choices in terms of housing types and tenure
for existing and future residents in the immediate and larger community.
4.8 The proposed building has been designed, massed and sited in accordance with
the Urban Design Guidelines established for the Bayview Wellington Centre and
Community Core Area. The building has been sited close to the east and south
property lines and achieves several important design objectives for the site and the
surrounding area, including the objective of "framing" the Civic Square Park. The
building responds well to its context, and provides for an appropriate relationship in
terms of massing and height to the residential uses to the north. In addition, a
high standard of urban and architectural design has been incorporated on the
lands.
Town of Aurora-Official Plan Amendment 65
PART 2 -THE AMENDMENT Page 3
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.65 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 ): Schedule "A-A", Detailed Land Use Plan, being part of the "Bayview
Wellington Centre Secondary Plan (Official Plan Amendment No. 6)" is
hereby amended by changing the land use designation on the lands
described as Part of Lot 82, Concession 1, Part 3, 65R-28582 as shown on
Schedule "A"-Land Use Plan to Official Plan Amendment No. 65 attached
hereto and forming part of this amendment, from "High Density Residential" to
"lnstitutionai-OPA 65".
Item (2): Section 3.4 is hereby amended by adding the following as Section 3.4.3 to
the end of that Section as follows:
(i) 3.4.3 Site Specific Policies (Official Plan Amendment 65)
Notwithstanding any policies to the contrary of section 3.4 of the Bayview
Wellington Centre Secondary Plan, the following special policies apply to the
lands designated as "Institutional", better described as Part of Lot 82,
Concession 1, Part 3, 65R-28582 as shown on Schedule "A", attached hereto
and forming part of this plan.
(a) The lands shall only be used for a retirement residence with a maximum of
141 units, providing a semi-independent living environment for the
accommodation of retired persons where each suite or unit has a separate
private bathroom, and separate entrance from a common hall, but does
not contain a separate kitchens with the exception of small kitchenettes.
Common facilities are provided for the preparation and consumption of
food, housekeeping, on-site medical assistance, recreational, fitness,
leisure activities and personal service uses.
Town of Aurora-Official Plan Amendment 65
PART 2 -THE AMENDMENT Page4
(b) The building shall provide a significant frontage totheadjacentstreetsand
be located close to the street edge in order to provide a sense of
enclosure for the Civic Square and not exceed 5 storeys.
(c) Council shall require a high standard of urban and architectural design
which will be incorporated on the subject lands while taking in account the
adjacent residential development to the north. The development shall be
in accordance with the Bayview Wellington Community Urban Design
Guidelines. A controlling architect shall be retained by the Town to
review and approve the site plan application and the cost of the such
shall be borne by the applicant.
(d) The design of the site shall provide for a high standard of landscaping,
fencing, vehicular and pedestrian access and egress, as well as
screening and buffering of certain elements such as the parking lot area,
and roof-top mechanical equipment. Additional planting and screening
shall be required along the rear of the property to ensure greater privacy
for adjacent residential uses.
(e) All parking shall be provided on the surface, provided at a rate of 0.45
spaces per unit.
(f) The design shall ensure that lighting for buildings and parking areas will be
designed and sited to minimize adverse impacts onto adjacent properties.
(g) All signage shall be grade related and integrated into the landscape and/or
architecture.
(h) The policies contained herein shall be implemented by way of a site
specific zoning by-law; and,
(i) Unless precluded, altered or exempted by any policies contained herein,
all of the relevant policies of the Bayview Wellington Centre Secondary
Plan (OPA 6) shall apply.
)
Town of Aurora-Official Plan Amendment 65
PART 2 -THE AMENDMENT Page 5
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.
Town of Aurora-Official Plan Amendment 65
EXPLANATORY NOTE
Re: Official Plan Amendment Number 65
Official Plan Amendment No. 65 has the following purpose and effect:
To Amend the Town of Aurora Bayview Wellington Centre Secondary Plan (OPA 6) to
redesignate the subject lands, being Part of Lot 82, Concession 1, Part 3, 65R-28582
from "High Density Residential" to "Institutional". The amendment is to permit the
subject lands to be developed for a retirement residence with up to 141 units as well as
a range of ancillary and support services. Specific policies have been included in the
amendment to regulate such matters as urban and architectural design standards,
landscaping and parking. The Official Plan policies shall be implemented by way of a
site specific zoning by-law.
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OPA&~
SCHEDULE 'A'
LAND USE PLAN
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0 25 50
Metres
Legend
.. --·SUBJECT LANDS
-----------Hydro Line
c:::JLotline
OPA6
f:· )'iJ Residential -High Density
[]]] Residential -
High Density -Mixed Use
JXXJ Resi~ential-.
.. _ ..... _.....,_ Med1um Dens1ty
~ Residential -
~ Medium Density Specific
I2:Z:J Residential -
Medium High Density
HE3 Institutional
~ Parks & Open Space
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Ytm/re-ilt-fjbbd-CnH<f'UI;Y
OPA No. 65 Map created by the Town of Aurora
Planning Deparlment, July 6th, 2006. Base
data provided by York Region.
··, .. ,
)
March gth 2006
424011 Canada Inc.
2345 Yonge Street, Suite 703
Toronto, ON M4P 2E5
Dear Sir or Madam:
Re: · Town of Aurora Official Plan Amendment No. 65
Town of Aurora By-law No. 4830-06.0
Lot 82, Concession 1, Part 6, 65R-14423
N/W corner of John West Way I Hollandview Trail
1 Municipal Drive /!! f -~ 'RJ
1
, d.,~_o;_1000,Aurora, ON l4G 6!1 U)l.AA\ U \{.,kX-tV • www.e-aurora.ca
Please be advised that the above-noted amendment to the Official Plan for the Town of
Aurora obtained approval by Council on July 11 1h 2006. We would advise that the OPA was
processed under the provisions of the Planning Act and a declaration to that effect is
attached hereto.
As the amendment is now in force, please ensure that any information signs are removed
from the property. I trust the foregoing will aid in the maintenance of your records.
Sincerely,
Copy: lntelliterra Inc.
Sue Seibert, Director of Planning
Ruth Beaton, Permit Information Officer
.Karen Ewaif,.·AdmiQistr?t!Y~ cqqrdiQ?tor •• Cle.rks
Attachment
1 Municipal Drive
Box 1000, Aurora, ON l4G 6J1
www.e-aurora.ca
AFFIDAVIT UNDER SECTION 17(28) OF TilE PLANNiNG ACT (1990)
I, Bob Panizza, hereby certify that Official Plan Amendment No. 65 for the Town of Aurora
Planning Area was adopted by By-law No. 4830-06.D, passed by the Council of the Corporation
of the Town of Aurora on the 11th day of July, 2006. I also certify that by a letter dated February
21", 2006, the Regional Municipality of York, exempted Official Plan Amendment No. 65 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 also certify that the 20-day appeal period expired
on the gth day of August 2006, and to this date no notice of appeal of Official Plan Amendment has
been received by any person in the office of the Clerk.
Dated, this 9'h day of August 2006