BYLAW - OPA No 22 (Amend 5285 10) - 20201124 - 629420The Corporation of the Town of Aurora
By-law Number 6294-20
Being a By-law to amend By-law Number 5285-10, as amended, to
adopt Official Plan Amendment No. 22.
Whereas on September 28, 2010, the Council of The Corporation of the Town of
Aurora (the "Town") enacted By-law Number 5285-10, being a by-law 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 "Planning 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:
1.Official Plan Amendment No. 22 to the Official Plan, attached and forming part of
this by-law, be and is hereby adopted.
2.By-law Number 5446-12 be and is hereby repealed.
3.This By-law shall come into 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 24fh day of November, 2020.
Mrakas, Mayor
Michael de Rond. Town Clerk
By-law Number 6294-20 Page 2 of 6
Amendment No. 22
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 6294-20 Page 3 of 6
Part-I The Preamble
1.The Introduction
This part of Official Plan Amendment No. 22 (the "Amendment"), 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 the subject lands from "Business
Park" and "Business Park - Special Policy Area I " to "Business Park - Special Policy
Area I " in its entirety. In addition, the Amendment will amend Section 3.5 of OPA 30
and Section 16.36 of the Town of Aurora Official Plan to add "Motor Vehicle Sales
Establishment" and "Commercial Self-Storage Facility" as permitted uses on a portion of
the subject lands in order to facilitate the future development of an integrated campus-
like setting that include motor vehicle sales establishment(s), self-storage, office, retail,
and other employment uses. The Amendment also includes an extension of Site
Specific Policy Area 36 to the balance of the subject lands and the deletion of
restrictions related to the maximum gross floor area of individual commercial retail units.
3.Location
The lands affected by this Amendment are located on the southwest corner of
Wellington Street East and Highway 404, and municipally known as 1623 Wellington
Street East and legally described as Part of Lot 20, Concession 3, Whitchurch, as set
out in Instrument No. WH23270, save and except the lands described in Instrument No.
1F400 and Expropriation Plans A48957A and R619446 lying west of Highway 404, Town
or Aurora, The Regional Municipality of York (the 4gSubject Lands").
4.Basis of the Amendment
The basis of the amendment is as follows:
4.1 0fficial Plan Amendment 30 designates the subject lands "Business Park" and
"Business Park - Special Policy Area 1 " and are identified as Site Specific Policy
Area 36 in Schedule 'H' of the Official Plan. The Business Park designation
permits an integrated mix of employment activities and businesses, including
business and professional offices, as well as a variety of supporting commercial
and community facilities.
The "Business Park - Special Policy Area I " designation permits a maximum of
18,'120 m2 of limited ancillary commercial and retail uses in addition to the
Business Park uses already permitted. These commercial retail uses will need to
be designed to primarily service the business park lands and collectively shall not
exceed 20% of total employment in the designated employment land area of
OPA 30. In addition, the development of these commercial retail areas is to be
phased with a maximum of 11,100 m2 of commercial retail space being permitted
in accordance with site specific by-law requirements. Additional commercial uses
beyond this cap shall only be permitted at a ratio of 4 m2 of gross floor area for
every 1.5 m2 gross floor area of business park uses developed on the remainder
of the site. Also, restrictions are prescribed for commercial retail uses as the
maximum gross floor area of any individual commercial retail unit shall not
By-law Number 6294-20 Page 4 of 6
exceed 2,000 m2 except that a maximum of Tour retail stores shall be permitted to
have a maximum gross floor area oT 2,500 m2.
4.2 Applications for Official Plan Amendment and Zoning By-law Amendment were
submitted to the Town of Aurora for review in 2020, to facilitate the development
of the eastern portion of the subject lands with a phased, integrated campus-like
setting that will include retail, motor vehicle sales establishment(s), self-storage,
offices, and other employment uses.
4.3 The Official Plan Amendment was submitted to redesignate the subject lands
from "Business Park" and "Business Park - Special Policy Area I " to "Business
Park - Special Policy Area 1 " in its entirety, and to add "Motor Vehicle Sales
Establishment" and "Commercial Self-Storage Facility" as permitted uses on a
portion of the subject lands. Additionally, the Official Plan Amendment was also
submitted to extend the Site Specific Policy Area 36 to the balance of the subject
lands and to delete the restrictions on the maximum gross floor area of individual
commercial retail units.
4.4 A Public Planning Meeting was held on June 9, 2020, to present the application
and obtain input from the public and Council.
4.5 The proposed uses are compatible and appropriate with the existing surrounding
land uses and will contribute to a complete community.
4.6 The Amendment is consistent with Provincial and Regional Policies and Plans.
4.7 The Town of Aurora is the approval authority for the Amendment.
4.8 The proposed development of the subject lands will be subject to future site plan
applications to ensure compatibility with the surrounding area.
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 "B", constitutes Amendment
No. 22 to the Official Plan.
2.Details of the Amendment
The Official Plan be and is hereby amended as follows:
Item (1 ):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 amended by changing the land use designation for the subject lands
municipally described as 1623 Wellington Street East, Town of Aurora in the
Regional Municipality of York, from "Business Park" designation to "Business
Park - Special Policy Area 1 ", 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 Official Plan, be
and is hereby amended by designating the subject lands as "Special Policy
Area 36" as shown on Schedule "B" - Site Specific Policy Areas, attached
hereto and forming part of this Amendment.
By-law Number 6294-20 Page 5 of 6
Item (3): Section 16.36 of the Official Plan be and is hereby deleted and replaced with
the following:
"36. Schedule "AA", Land Use Plan, being part of the Town of Aurora Bayview
Northeast Area 2B Secondary Plan - Official Plan Amendment No. 30, is
amended by changing the land use designation for the subject lands
municipally described as 1623 Wellington Street East, Town of Aurora in
the Regional Municipality of York, From "Business Park" and "Business
Park - Special Policy Area 1 " to "Business Park - Special Policy Area 1 ".
Section 3.5 of the Bayview Northeast Area 2B Secondary Plan - Official
Plan Amendment No. 30 be and is hereby amended by adding the
following:
3.5.3 Business Park - Special Policy Area I
The following special policies shall apply to the 13.9 hectare (34.4 acre)
lands designated "Business Park - Special Policy Area 1 " located at the
south-west quadrant of Wellington Street East and Highway 404 and
described as Part of Lot 20, Concession 3, E.Y.S"
a) A maximum of 18,120m2 of limited ancillary commercial and retail
uses shall be permitted in addition to the Business Park uses
outlined in Section 3.5 of the Bayview Northeast Area 2B
Secondary Plan (OPA 30) only within Area "A". The commercial
retail uses shall be designed to primarily service businesses in the
business park lands and these ancillary uses collectively shall not
exceed 20% of the total employment in the employment land area
of OPA 30.
b)The development of these commercial retail areas shall be phased.
A maximum of 11,1 00m2 of commercial retail space shall be
permitted in accordance with site specific by-law requirements.
Any additional commercial retail uses beyond 1 1,l00m2 to a
maximum of 7,020m2 shall only be permitted at a ratio of I m2 of
gross floor area of commercial retail space for every l.5m2 gross
floor area of business park uses developed within Areas "A", "B",
II ll II 11
c)In addition to the retail commercial uses and maximum gross floor
areas permitted in Section 3.5.3 a) for Area "A", Motor Vehicle
Sales Establishment uses shall also be permitted as a principle
use.
d)Within Area "B", Motor Vehicle Sales Establishment uses shall be
permitted in addition to the permitted uses outlined in Section 3.5 of
the Bayview Northeast Area 2B Secondary Plan - Official Plan
Amendment 30.
e)A maximum of 2 automobile dealership uses may be permitted
provided 1 is located in Area "A" and 1 in Area "B", or both within
Area "A.
f)Within Area "C", self-storage uses shall be permitted in addition to
By-law Number 6294-20 Page 6 of 6
the permitted uses outlined in Section 3.5 of the Bayview Northeast
Area 2B Secondary Plan - Official Plan Amendment 30.
g)The policies contained herein shall be implemented by way of a site
specific zoning by-law.
h)All other provisions of OPA 30 shall continue to apply."
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 Ill - The Appendices
Schedule "A" - Land Use Plan
Schedule "B" - Site Specific Policy Areas
A
a
A
SCHEDULE "AA"
Land Use Plan
Schedule A to
OPA No. 22
LEGEND
Lands subject to
this Amendment
OPA 30
fCommunity Commercial
eBPousllcinyeAssrePaalrk - Special
susiness Park - Regional
Commercial Centre
0 25 50 75 100
Metres
Map created by the Town of Aurora Planning
and Development Setvices Department -
G/S Division, November 18, 2020. Base data
provided by York Region
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