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By-law - OLT Amend 6579^24 Official Plan Amendment No.8, 252,260,272 Old Bloomington Rd (File OPA^2023^02) - 20250923 - 6727^25The Corporation of the Town of Aurora By-law Number 6727-25 Being a By-law to amend By-law Number 6579-24, as amended, to adopt Official Plan Amendment No. 8 (File No. OPA-2023-02). Whereas on January 30, 2024, the Council of The Corporation of the Town of Aurora (the “Town”) enacted By-law Number 6579-24, as amended, to adopt the Official Plan dated January 2024 as the Official Plan for the Town of Aurora (the “Official Plan”); And whereas on September 23, 2025, the Ontario Land Tribunal (the “OLT”) issued an order, under OLT Lead Case No. OLT-24-001224 (the “Order”), approving an amendment to the Official Plan respecting the lands municipally known as 252, 260, and 272 Old Bloomington Road, following an appeal pursuant to subsections 17(24) and 17(49.6) of the Planning Act, R.S.O. 1990, c. P.13, as amended (the “Planning Act”). Now therefore the Official Plan is amended by the Ontario Land Tribunal as follows: 1. Official Plan Amendment No. 8 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 the Order. Pursuant to the Order of the Ontario Land Tribunal issued on the 23rd day of September, 2025, under OLT Lead Case No. OLT-24-001224. By-law Number 6727-25 Page 2 of 9 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 II – The Amendment 1. Introduction 2. Details of the Amendment 3. Implementation and Interpretation Part III – The Appendices By-law Number 6727-25 Page 3 of 9 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 add Site and Area Specific Policy 71 to the Official Plan. The provisions of this Official Plan Amendment will permit increased residential density on the subject property in order to allow the development of thirty (30) residential lots, each to accommodate a detached dwelling. 3. Location The lands affected by this Amendment are located north of Old Bloomington Road, approximately 680 metres east of Yonge Street (hereinafter the “Site”). The property has an area of 3.89 hectares (9.61 acres), with a frontage of approximately 95 metres (311.68 ft.) along Old Bloomington Road, and a depth of approximately 413 metres (1,354.99 ft.). The property is legally described as ‘Lot 6 and Part of Lot 7, Registered Plan 166’ and municipally known as 252, 260, and 272 Old Bloomington Road. The northern portion of the property contains a natural feature. This feature and an associated 10-metre vegetative protection zone is to be preserved in its natural state, and protected through the course of development. 4. Basis of the Amendment The basis of the Amendment is as follows: 4.1 The Official Plan Amendment application (file: OPA-2023-02) and related Zoning By-law Amendment application (file: ZBA-2023-03) were submitted to the Town for consideration on June 28, 2023 to permit a site-specific Official Plan Amendment and Zoning By-law Amendment on the Site. 4.2 The Public Planning Meeting was held by the Town’s Council on November 14, 2023, to obtain input from members of the public and the Town’s Council with regard to a conceptual development plan consisting of 33 residential lots accessed by a new public right-of way. 4.3 At the direction of Town Council, a second Public Planning Meeting was held by Town’s Council on October 8, 2024, in order to obtain input from members of the public and the Town’s Council with regard to a revised development concept consisting of 30 residential lots accessed by a new public right-of-way. 4.4 The Draft Plan of Subdivision consists of 30 residential lots for single detached residential uses, and the extension of a new 18.0 metre wide public right-of-way north from Old Bloomington Road (Street ‘A’). Two future road blocks (Blocks 32 and 33) will provided connections to the adjacent lands to the east and west, which will be extended upon the redevelopment of those lands. A 1.12 hectare Environmental Protection Block (Block 31) is to be conveyed to public ownership, which contains the identified natural features and recommended buffer. By-law Number 6727-25 Page 4 of 9 4.5 The Site is located in proximity to both Yonge Street, a Regional Corridor and Arterial Road, and Bloomington Road, an Arterial Road. Yonge Street serves as a main traffic carrying arterial road through the Town and is one of the main transit corridors through York Region. 4.6 The Site is located within the built-up area of the Town of Aurora and will aid in achieving the Provincial and Regional intensification targets. 4.7 The proposed policies are consistent with the Provincial Planning Statement (2024) (the “PPS”). The development proposes the efficient development of urban land and use of existing infrastructure, while maintaining the character of surrounding land uses. 4.8 Provincial initiatives promote directing intensification to built-up areas of municipalities. It is also the policy of the Region of York to achieve a minimum of 50% residential intensification within the built-up area, increasing to 55% in 2041, in order to accommodate a forecast population of 85,000 residents within the Town by 2051. The subject site is suitably located for context-based intensification to align with the PPS objective of accommodating significant growth and increasing housing supply through intensification. The development proposes 30 residential lots that will contribute to satisfying the projected intensification and population targets for this site, while expanding the supply of housing options available within the community. 4.9 The Oak Ridges Moraine Conservation Plan (ORMCP) provides direction for land use and resource management to ensure the protection of the ecological and hydrological features and functions of the Oak Ridges Moraine, establishing that the Region of York and Town of Aurora are responsible for implementation of the ORMCP policies as implemented through their Official Plans. The Site is within the Settlement Area of the ORMCP and also identified as being within a Category 1 Landform Conservation Area. It is provided that when considering applications for development or site alteration within such areas, consideration shall be given to adopting planning, design, and construction practices that will minimize disturbance to landform character “if possible”. This language indicates that the specific targets identified within the ORMCP are not requirements but rather recommendations, recognizing that urban type development within Settlement Areas will be at a greater density and intensity than elsewhere on the Moraine, and warrant greater flexibility in the applicability of said targets. 4.10 The proposed amendment conforms to the York Region Official Plan, particularly with respect to directing growth within the built-up area through infill and intensification at an appropriate scale, taking into account the existing site and its surrounding context. 4.11 The portion of the Site proposed for development, and subject to the provisions of this Amendment, are located at the south end of the property adjacent to Old Bloomington Road, and are identified as “Cluster Residential” on Schedule AA - Land Use Plan for the Town of Aurora’s Yonge Street South Secondary Plan, being Official Plan Amendment 34 (OPA 34). This designation permits single detached dwellings. 4.12 The northern portion of the subject property is designated Environmental Function and Environmental Protection under OPA 34. Policy 3.2.3(b) permits “…density transfers for the purposes of clustering residential development in a By-law Number 6727-25 Page 5 of 9 manner which assists in the preservation or conservation of landscape features within residential development sites provided that the land from which density is transferred is subject to a legal agreement which ensures that it will remain undeveloped and in a natural form, provided that the resulting built form, location and density of said clustered housing is in accordance with the policies and general intent of this plan”. 4.13 The limits of the Environmental Areas were determined during a site visit with the Lake Simcoe Region Conservation Authority. Appropriate buffers are to be provided from the limits of these features, and the combined lands are intended to be conveyed to public ownership and appropriately zoned to ensure their long term protection. 4.14 Policy 3.2.3(c) of OPA 34 provides that the gross residential density over the constrained and unconstrained lands subject to a development application shall be no more than 5 units per hectare. The property has an area of 3.89 hectares, which results in a permitted density of 19 units across the site, whereas the proposed development contemplates 30 units (7.72 units per hectare). Notwithstanding this, a conceptual Block Plan has been prepared demonstrating that even when contemplating the increased density on the subject property, the overall Block Density will maintain a density of less than 5 units per hectare, consistent with the provisions of Policy 3.1.3 of OPA 34. Further, the proposed development will maintain an ample separation from the existing “Estate Residential” area located north of the site given the provision of an Environmental Protection Block which is to be conveyed to public ownership for long term preservation, and will maintain Zone standards which are consistent with those implemented for recent development approvals in the area, and thus will maintain a consistent character. 4.15 The proposed development will provide for a more efficient use of land within a settlement area, and provide for a greater range of housing for the entire community. Further, the ability to provide greater density along public roads will enable greater attainability and affordability than an alternative condition wherein larger lots are proposed at a lower density by allowing greater sharing of construction and maintenance costs. 4.16 Section 3.6.3(c) of OPA 34 mandates that a separation of 35 metres be provided between any Estate Residential designation and the lot line or limit of any area of private amenity space of any cluster residential unit. A minimum separation of approximately 68.3 metres is provided between the exterior lot lines of the nearest units to the Estate Residential dwellings fronting onto Hunters Glen Road to the north of the subject property, with the intervening space occupied by the Environmental Block to be preserved and conveyed to public ownership. In this regard, the proposed development and the lands fronting onto Old Bloomington Road, may be considered an ‘enclave’ which is distinct and sufficiently separated from the adjacent Estate Residential areas. 4.17 The proposed development will provide an opportunity for intensification using residential units which are similar in type and size to the dwellings existing in close proximity to the Site. This will offer residents a greater variety of housing choices within the Yonge Street South Area, while offering a form of development that is compatible and consistent with the built form and development standards enabled for approved developments in neighbouring subdivisions. By-law Number 6727-25 Page 6 of 9 4.18 The proposed development will continue the trend of redevelopment and intensification in this area of the Town of Aurora. The proposal will replace an aging and under-utilized use on a visible property with a denser, modern built form. The redevelopment of the subject property in this manner will strengthen the Yonge Street South Area and reflect the evolving character of the area by introducing a use that is more compatible and reflective of the surrounding context, while also advancing the goals of the Yonge Street South Secondary Plan (OPA 34). 4.19 Numerous technical studies have been prepared demonstrating that the proposed development will not have a negative impact on existing infrastructure, natural features, or surrounding uses. 4.20 A Traffic Impact Study for the proposed development prepared by TraffMobility Engineering Inc. concluded that area intersections will continue to operate with residual capacity under future total conditions including the proposed development, with no mitigation measures required. It is also provided therein that the proposed road layout can accommodate waste and emergency vehicle circulation without issue. 4.21 A Landform Conservation Study has been prepared by WSP Canada Inc., and concludes that the intent of the ORMCP is maintained as the proposed development has kept disturbance of the landform character to a minimum, will maintain said landform character, and maintain the pervious nature of the site. Identified landform features consisting of two ridges, as well as further areas of ‘steep slopes’ are primarily located within the proposed Environmental Protection Block, wherein only minimal disturbance is anticipated resulting in the preservation of 95% of the ridges. The majority of the site (84.2%) contains slopes that are not considered significant landform features. The proposed grading within the developed area has been sensitively design and is not expected to greatly change the characteristics of the subject property, with the plan developed on the basis of maintaining existing drainage patterns and water quality inputs. Accordingly, sloping lots are being maintained with the proposed dwelling designs responding to the topography in order to maintain the characteristics of the existing landform. The use of LID measures including directing roof drainage to infiltration galleries will maintain the intent of the ORMCP with respect to maintaining infiltration and groundwater recharge across the developable area. In fact, the proposed design will increase the amount of infiltration on site when compared to pre-development conditions. As indicated previously, the site is located within the Settlement Area of the ORMCP, which provides greater flexibility in the application of the policies governing development in Landform Conservation Areas. 4.22 A Functional Servicing Report, prepared by Condeland Engineering Ltd., has indicated that the proposed development will utilize municipal infrastructure which will connect to the extension of existing municipal infrastructure within the Old Bloomington Road right-of-way initiated as part of the redevelopment of lands to the west. 4.23 The proposed development is located within a Settlement Area of the ORMCP and contains a Key Natural Heritage Feature (Significant Woodland)). A Natural Heritage Evaluation has been prepared by Beacon Environmental in accordance with the requirements of the various policy documents, including the ORMCP, By-law Number 6727-25 Page 7 of 9 York Region Official Plan, Town Official Plan, and Secondary Plan. The limits of the Environmental Protection Areas were determined during a site visit with the Lake Simcoe Region Conservation Authority, and form the basis of the limits of development as proposed. This Evaluation has recommended a buffer from the boundary of the feature and concludes that through this mitigation measure, the woodland is sufficiently protected. Further, the interface between the proposed development and the woodland edge are predominantly that of rear-yards, where fencing will be provided to further mitigate impacts to the woodland. A restoration planting plan is contemplated for the buffer area to screen human- related disturbances from adjacent lands. Further, while there is a small area of encroachment into the proposed buffer to permit stormwater management and to regularize the shape of the proposed lots, there remains a net gain of 0.05 ha of naturalized area on the property as further lands have been set aside to expand the recommended buffer. Part II – The Amendment 1. Introduction This part of the Amendment, entitled Part II - The Amendment, consisting of the following text and attached maps, designated as Schedule "A” and attached hereto constitutes Amendment No. 8 to By-law Number 6579-24, as amended. 2. Details of the Amendment The Official Plan be and is hereby amended as follows: Item (1): Schedule “H” – Site Specific Policy Areas, being part of the Town of Aurora Official Plan, be and is hereby amended by adding Site Specific Policy No. 71 as shown on Schedule ‘A’ to Official Plan Amendment No. 8, attached hereto and forming part of this Amendment. Item (2): “Section 20.71 Notwithstanding any policies to the contrary, the following site-specific use and policies shall apply for the area shown as Site Specific Policy No. 8 on Schedule “H” to the Town of Aurora Official Plan: i. The maximum density of 30 dwelling units (approximately 7.702 units per hectare) shall be permitted, based on a gross site area of 3.895 hectares; ii. A maximum of 2.8 ha of the gross area (3.895 hectares) of the Subject Lands, shall be permitted to be disturbed for development; iii. The maximum of 37% (approximately 1.44 ha) of the gross area (3.895 hectares) of the Subject Lands, may consist of impervious area; iv. Buildings shall not cover more than 25% of the gross area (3.895 hectares) of the Subject Lands; v. Minor increases to the figures provided in (ii) through (iv) above may be permitted without further amendment to this Plan; and By-law Number 6727-25 Page 8 of 9 vi. Development of the Subject Lands shall be permitted to occur in advance of a Block Plan for the area shown as Block ‘C’ on Schedule “CC” of the Yonge Street South Secondary Plan (OPA 34).” 3. 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 respective policies of the Official Plan. Part III – The Appendices Schedule “A” – Site Specific Policy Areas By-law Number 6727-25 Page 9 of 9 Schedule “A”