BYLAW - Amend 528510 OPA No. 23 - 20210713 - 636421The Corporation of the Town of Aurora
By-law Number 6364-21
Being a By-law to amend By-law Number 5285-10, as amended, to adopt
Official Plan Amendment No. 23.
Whereas on September 28, 2010, the Council of The Corporation of the Town of Aurora
(the l'Town") enacted By-law Number 5285-1 0, as amended, to adopt the Official Plan
for the Town of Aurora (the "Official Plan");
And whereas authority is given to Council pursuant to the Planning Act, R.S.0. 1990, c.
P.13, as amended (the llPlanning Act") to pass a by-law amending the Official Plan;
And whereas the Council of 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 hereby enacts as
follows:
Official Plan Amendment No. 23 to the Official Plan, attached and forming part of
this By-law, be and is hereby adopted.
This By-law shall come into full force subject to compliance with the provisions
of the Planning Act and subject to compliance with such provisions, this By-law
will take effect from the date of final passage hereof.
Enacted by Town of Aurora Council this 13th of July, 2021.
%,-l
Michael de Rond, Town Clerk
By-law Number 6364-21 Page 2 of 6
Amendment No. 23
To the Official Plan for the Town of Aurora
Statement of Components
Part l- The Preamble
1. Introduction
2. Purpose of the Amendment
3. Location
4, Basis of the Amendment
Part II - The Amendment
1. Introduction
2. Details of the Amendment
3. Implementation and Interpretation
Part Ill - The Appendices
By-law Number 6364-21 Page 3 of 6
Part l- The Preamble
1.Introduction
This part of the Official Plan Amendment No. 23 (the IlAmendment"), entitled Part l-
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 redesignate a portion of the subject lands from
"Business Park" to "Low-Medium Density Residential" and to redesignate a portion of
the subject lands from IlBusiness Park" to IlMedium-High Density Residential". The
provision of this amendment will allow detached dwellings on the IlLow-Medium Density
Residential" portion of the subject lands. It will also allow two common element
condominium developments containing a detached dwelling, townhouses, back-to-back
townhouses, private parkland and stormwater management blocks and a six-storey
Supportive Housing Building (Senior Citizen/Retirement Residence) consisting of
apartment dwelling units and retirement suites on the "Medium-High Density
Residential" portion of the subject lands.
3.Location
The lands affected by this Amendment are located on the north side of Wellington
Street West, on both the east and west sides of Mavrinac Boulevard. They are
municipally known as 20 and 25 Mavrinac Boulevard; having a total combined area of
approximately 6.93 hectares (17.09 acres); and are legally described as Blocks 1, 2 and
6 on Plan 65M-3852, and Part of Lot 21, Concession 2, designated as Part 1 on Plan
65R-39363, and as shown on Schedule "A", 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 Amendment is privately initiated and is intended to facilitate the
development of Draft Plan of Subdivision SUB-2017-02, together with a related
amendment to the Zoning By-law. The Amendment is supported by technical
studies submitted by the applicant, as reviewed by the Town, which establishes
that the lands can be developed for residential use.
As part of York Region's Municipal Comprehensive Review (MCR), the owner
submitted an employment conversion request to permit non-employment uses
on the lands. The justification for the conversion is that the lands were
designated as Business Park (employment lands) in the Town's Official Plan at
the request of the former landowner. However, the vision has changed in the
years since, and the lands have remained vacant. The employment land
conversion request was presented to Regional Council on October 22, 2020. Staff
recommended to Council that the subject lands not be mapped as Employment
in the YROP resulting from the MCR. At the October 2020 Council meeting, the
site-specific employment conversion request for 20 and 25 Mavrinac Boulevard
was endorsed by Regional Council. As a result, the Region has stated that they no
longer consider these applications as premature and confirmed that the planning
application submitted for the subject lands can proceed in the Town's
By-law Number 6364-21 Page 4 of 6
development review process.
4.2 Applications for Official Plan Amendment, Zoning By-law Amendment and Draft
Plan of Subdivision were submitted to the Town of Aurora for consideration, to
facilitate the development of a six-storey Supportive Housing Building (Senior
Citizen/Retirement Residence), 36 single detached dwellings on existing local
roads, and 210 townhouse dwellings and 1 single detached dwelling on private
condominium roads.
4.3 The Official Plan Amendment was submitted to re-designate the lands from
"Business Park" to "Low-Medium Density Residential" and l'Medium-High Density
Residential", and to enact site-specific policies related to permitted uses, and the
calculation of density.
4.4 A Statutory Public Planning Meeting was held on October 13, 2020, to obtain
input from the public and Council.
4.5 The Amendment is considered to be compatible and appropriate with the existing
surrounding community and will result in a complementary built form.
4.6 The Amendment is consistent with Provincial and Regional Policies and Plans.
4.7 The Region of York is the approval authority for the Amendment.
4.8 The proposed development of the subject lands (excluding the single detached
lots fronting onto existing local roads) will be subject to future plan of
condominium and site plan applications to establish common elements such as
a private road and amenity spaces and to ensure compatibility with the
surrounding area.
Part II - The Amendment
1.Introduction
This part of the Amendment, entitled Part 11- The Amendment, consisting of the
following text and attached maps, designated as Schedule "Al', and Schedule I'B"
constitutes Amendment No. 23 to the Official Plan.
2.Details of the Amendment
The Official Plan be and is hereby amended as follows:
Item (1 ): Schedule I'A", Structure Plan, being part of the Town of Aurora Official Plan, be
and is hereby amended by changing the land use designation for the Subject
Lands municipally described as 20 and 25 Mavrinac Boulevard, Town of
Aurora in the Regional Municipality of York, from "Business Park" to "Low-
Medium Density Residential" and 'lMedium-High Density Residential, as
shown on Schedule 114" - Land Use Plan, attached hereto and forming part of
this Amendment.
Item (2) Schedule "AA", Land Use Plan, being part of the Town of Aurora Bayview
Northeast Area 2B Secondary Plan - Official Plan Amendment No. 30, be and
is hereby amended by changing the land use designation for the Subject
Lands municipally described as 20 and 25 Mavrinac Boulevard, Town of
Aurora in the Regional Municipality of York, from 'lBusiness Park" to l'Low-
Medium Density Residential" and l'Medium-High Density Residential, as
By-law Number 6364-21 Page 5 of 6
shown on Schedule "A" - Land Use Plan, attached hereto and forming part of
this Amendment.
Item (3): Schedule "H", Site Specific Policy Areas, being part of the Town of Aurora
Official Plan, be and is hereby amended by designating a portion of the
subject lands municipally known as 20 and 25 Mavrinac Boulevard, Town of
Aurora in the Regional Municipality of York as "Special Policy Area 55" as
shown on Schedule 'IB" - Site Specific Policy Areas, attached hereto and
forming part of this Amendment.
Item (4): Notwithstanding any policies to the contrary as outlined in the Town of Aurora
Bayview Northeast Area 2B Secondary Plan - Official Plan Amendment No.
30, the following site-specific policies shall apply to the portion of the lands
designated as "Medium-High Density Residential" within the area shown on
the Subject Lands on Schedule "A" attached hereto and forming part of this
Amendment:
a) In addition to the permitted uses in the IlMedium-High Density Residential"
designation, as provided in Policy 3.2.2 b) a. of the Town of Aurora
Bayview Northeast Area 2B Secondary Plan - Official Plan Amendment
No. 30, a six-storey Supportive Housing Building (Senior
Citizen/Retirement Residence) is permitted.
b) Notwithstanding Policy 3.2.2 b) a. iii) of the Town of Aurora Bayview
Northeast Area 2B Secondary Plan - Official Plan Amendment No. 30, the
maximum net residential density Shaff generally not exceed 99 units per
hectare (40 units per acre) for the lands designated Medium-High Density
Residential, as shown on Schedules "A", attached hereto and forming part
of this amendment.
Item (5) Section 16 of the Town of Aurora Official Plan be and is hereby amended by
adding Subsection "1 6.55", as follows:
"1 6.55
The following policies apply to the lands shown on Schedule "H" as Site
Specific Policy Area 55, which are designated "Medium-High Density
Residential"
a) In addition to the permitted uses in the IlMedium-High Density Residential"
designation, as provided in Policy 3.2.2 b) a. of the Town of Aurora
Bayview Northeast Area 2B Secondary Plan - Official Plan Amendment
No. 30, a six-storey Supportive Housing Building (Senior
Citizen/Retirement Residence) is permitted.
b) Notwithstanding Policy 3.2.2 b) a. iii) of the Town of Aurora Bayview
Northeast Area 2B Secondary Plan - Official Plan Amendment No. 30, the
maximum net residential density shall generally not exceed 99 units per
hectare (40 units per acre) for all lands designated Medium-High Density
Residential as shown on Schedule "A"."
Implementation
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
By-law Number 6364-21 Page 6 of 6
with the respective policies of the Official Plan.
Part lll - The Appendices
Schedule 'IA" - Land Use Plan
Schedule IIB" - Site Specific Policy Areas
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AURORA
'Jruirr> M good Comptuy
DRAWN BY
CF & JS
UPDATED BY
CM
APPROVED BY
DW
CREATED
09/28/201i
UPDATED
22/06/2021
FILE NAME
Schedule_H_Site_Specific_Policy _Areas.mxd By-law Number 6364-21