BYLAW - OLT Amend 528510 OPA23 (15286 and 15306 Leslie St) - 20220920 - 644722The Corporation of the Town of Aurora
By-law Number 6447-22
Being a By-law to amend By-law Number 5285-10, as amended, to adopt
Official Plan Amendment No. 23 (File No. OPA-2016-03).
Whereas on September 28, 2010, the Council of The Corporation of the Town of Aurora
(the “Town”) enacted By-law Number 5285-10, as amended, to adopt the Official Plan
for the Town of Aurora (the “Official Plan”);
And whereas on August 26, 2022, the Ontario Land Tribunal (“OLT”) issued a Decision
and Order, under OLT Case No. OLT-22-003339 (formerly, PL171402) (the “Order”)
approving an amendment to the Official Plan respecting the lands municipally known as
15286 and 15306 Leslie Street, following an appeal pursuant to section 22(7) of the
Planning Act, R.S.O. 1990, c. P.13, as amended;
Now therefore the Official Plan is amended by the Ontario Land Tribunal as follows:
1.Official Plan Amendment No. 23 to the Official Plan, attached and forming part of
this By-law, be and is hereby adopted.
2.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.
Pursuant to the Order of the Ontario Land Tribunal issued on the 26th day of August,
2022, under OLT Case No. OLT-22-003339 (formerly, PL171402).
By-law Number 6447-22 Page 2 of 5
Amendment No. 23
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 II – The Amendment
1.Introduction
2.Details of the Amendment
3.Implementation and Interpretation
Part III – The Appendices
By-law Number 6447-22 Page 3 of 5
Part I – The Preamble
1.Introduction
This part of Official Plan Amendment No. 23 (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 facilitate the development of three (3), seven (7)
storey residential buildings, with a total of approximately 345 units.
3.Location
The Amendment applies to the lands located on the west side of Leslie Street, north of
Wellington Street, municipally known as 15286 and 15306 Leslie Street, in the Town of
Aurora; having a lot area of approximately 1.8 hectares (4.4 acres); and legally
described as Part Lot 21, Concession 2, 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 Official Plan Amendment and an associated Zoning By-law Amendment was
submitted to the Town of Aurora for consideration in 2016, to facilitate the
development of two (2) residential buildings with a total of 300 units. The
proposal was amended to include three (3) residential buildings with a total of
approximately 345 units. Each building is seven (7) storeys in height (excluding
amenity floor space and mechanical penthouses over the seventh floor which
shall be permitted).
4.2 A Public Planning Meeting was held on September 28, 2016 to present the
application and obtain input from the public and Council.
4.3 The Official Plan Amendment and Zoning By-law Amendment applications were
appealed to the Ontario Land Tribunal (OLT) as Council had not yet made a
decision on the applications.
4.4 The Bayview Northeast Area 2B Secondary Plan (OPA 30) policies for the
Medium-High Density Residential designation identify a maximum net residential
density for any individual lot no greater than 99 units per hectare (40 units per
acre). An Amendment to the Official Plan is required to increase the maximum
gross density to generally 191 units per hectare (79 units per acre).
4.5 The Secondary Plan policies also identify building heights of generally not greater
than four storeys. An Amendment to the Official Plan is required to increase the
height to seven (7) storeys.
4.6 The Bayview Northeast Area 2B Secondary Plan (OPA 30), Section 4.5
(Bonusing), contains enabling policies for height and density bonusing under
Section 37 of the Planning Act.
By-law Number 6447-22 Page 4 of 5
4.7 The policies of the Amendment are considered to be compatible and appropriate
which will result in a complementary built form.
4.8 Appropriate development of the subject lands will be achieved through the
implementation of policies of the Official Plan and OPA 30, and the urban design
guidelines as part of the Town’s Site Plan Control process.
Part II – The Amendment
1.Introduction
This part of the document entitled Part II – The Amendment, consisting of the following
text and attached as Schedule A and Schedule B, constitutes Amendment 23 to the
Official Plan of the Town of Aurora Planning Area.
The effect of this Amendment is to amend the Town of Aurora Official Plan to permit
the development of three (3) residential buildings with a height of seven (7) storeys and
a total of approximately 345 units.
2.Details of the Amendment
Item (1): Schedule “A” of the Official Plan is hereby amended by removing the subject
lands from the “Community Commercial” designation and adding them into
the “Medium-High Density Residential” and “Linear and Other Open Space”
designations, as shown on Schedule “A” of this Amendment.
Item (2): Schedule “H”, Site Specific Policy Areas, being part of the Town of Aurora
Official Plan, identifies Site Specific Policy 28 over the Subject Lands, as
shown on Schedule “B”.
Item (3): Notwithstanding any policies to the contrary as outlined in OPA 30 respecting
development policies, the “Site Specific Policy No. 28” policies are deleted
and replaced with the following special site specific use and policies, for the
area shown as the Subject Lands on Schedule B attached hereto and forming
part of this Plan:
“Section 16.28
Schedule “A”, Land Use Plan, being part of the Town of Aurora Official Plan
and OPA 30, is amended by changing the land use designation for the Subject
Lands, described as Part Lot 21, Concession 2 Whitchurch, Registered Plan
65R2640, Part of Part 1, Town of Aurora, Regional Municipality of York, from
“Community Commercial” to “Medium-High Density Residential” and “Linear
and Other Open Space”.”
The following policies apply to the lands designated “Medium-High Density
Residential” on Part of Lot 21, Concession 2 Whitchurch, Registered Plan
65R2640, Part of Part 1, Town of Aurora, Regional Municipality of York, as
shown on Schedule “A” and “H” attached hereto and forming part of this plan.
i)The Subject Lands are permitted to be used for three (3) residential
apartment buildings with a total of approximately 345 residential units
to a maximum height of seven (7) storeys. Mechanical penthouses
and amenity floor space above the 7th floor shall be permitted.
By-law Number 6447-22 Page 5 of 5
ii)Notwithstanding Policy 3.2.2(b) of the Bayview Northeast Area 2B
Secondary Plan (OPA 30), a maximum gross density of generally 191
units per hectare, or 79 units per acre, and a maximum building height
of seven (7) storeys is permitted. Mechanical penthouses and amenity
floor space above the 7th floor shall be permitted.
iii)In accordance with Policy 4.5 (Bonusing) of OPA 30, Section 37 of the
Planning Act shall be utilized for an appropriate public benefit in return
for an increase in height and density. In accordance with Section 6.3
(Affordable Housing) of the Official Plan, the Town of Aurora has
identified affordable housing as the Section 37 public benefit.
iv)The implementing Zoning By-law amendment will establish site
specific provisions by incorporating appropriate development
standards for the Subject Lands.
v)A holding provision in accordance with Section 36 of the Planning Act
shall be implemented for a portion of the Subject Lands to allow for a
portion of the site to be developed as affordable housing. The lands
subject to the “H” may be acquired by the Region of York or another
non-profit organization for the purpose of providing affordable
housing.
vi)The detailed design of the public realm and other site plan matters will
be finalized to the satisfaction of the Town of Aurora prior to Site Plan
Approval for the proposed development.
3. Interpretation and 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
with the policies of the Official Plan.
Part III – The Appendices
Schedule “A”: Schedule “A” of the Official Plan
Schedule “B”: Schedule “H” of the Official Plan
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WELLINGTON STREET EASTWELLINGTON STREET EAST LESLIE STREETLESLIE STREETMap created by the Town of Aurora Planningand Development Services Department -GIS Division, April 21, 2020. Base dataprovided by York Region
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Metres
Official Plan Amendment No. 23
Schedule "A"
Schedule"A" of the Official
Plan
LEGEND
Subject Lands
OPA 30, Institutional
OPA 30, Business Park
OPA 30, Community
Commercial
OPA 30, Business Park -
Regional Commercial
Centre
Medium-High
Density Residential
Place of Worship
Linear and Other
Open Space
Community Park
tutututututu
tututututututututututututututututututututututututututututututututututututututututututututuTOWNSHIP OF KINGRailway/GO Transit LineTOWN OF WHITCHURCH-STOUFFVILLETOWN OF NEWMARKET
Railway/GO Transit LineCNRHydro CorridorHydro
Co
r
r
ido
r
TOWN OF RICHMOND HILL
ST. JOHN'S SIDEROAD
ST. JOHN'S SIDEROAD
WELLINGTONSTREET WEST
WELLINGTON STREET EAST
HENDERSON DRIVE VANDORF SIDEROAD
BLOOMINGTON ROAD BLOOMINGTON ROADBATHURST STREETBATHURST STREETYONGE STREETYONGE STREETBAYVIEW AVENUEBAYVIEW AVENUELESLIE STREETLESLIE STREETHIGHWAY 404HIGHWAY 404Delete 27 and replace XX
37 35
36
38
39
40
41
45
46
43
44
42
47
49
48
50
16
5
32
14
1
23
19
1526
20
10
18
34
4 13
31
21
6
279
8
3
33
7
2 29
24 & 25
11
22
12
30
17
THIS SCHEDULE IS A CONSOLIDATIONAND IS PREPARED FOR CONVENIENCEONLY. FOR ACCURATE REFERENCES,THE ORIGINAL OPA SCHEDULESSHOULD BE CONSULTED. COPIES OFTHE ORIGINALS ARE AVAILABLE INTHE CORPORATE & FINANCIALSERVICES OR PLANNING &BUILDINGT SERVICES DEPARTMENTS.
´
0 10.5
Kilometers
LEGEND
Built Boundary
Site Specific Policy Areas
Site Specific Policy Area
Boundary of Oak Ridges Moraine Area Ontario Regulation 01/02"
Municipal BoundaryRoad
Oak Ridges Moraine BoundaryProposed Road
"Boundary of Oak Ridges Moraine ConservationPlan Area Ontario Regulation 140/02
CREATED:
09/28/2011
APPROVED BY:
DW
UPDATED:
04/21/2020
UPDATED BY:
ML
DRAWN BY:
CF & JS
FILE NAME:
Schedule_H_Site_Specific_Policy_Areas.mxd
Schedule "B"
Schedule "H" of the
Official Plan
Official Plan Amendment No. 23