BYLAW - Adopt OPA 73 - 20100928 - 528410THE CORPORATION OF THE TOWN OF AURORA
By-law Number 5284-10
BEING A BY-LAW to adopt Official Plan Amendment No. 73
WHEREAS subsection 21(1) of the Planning Act, R.S.O. 1990, c.P.13, as amended
(the "Act'), provides that the council of a municipality that is within a planning area
may initiate an amendment to any official plan that applies to the municipality, and
that section 17 of the Act shall apply to any such amendment;
AND WHEREAS subsection 17(22) of the Act provides that the council of a
municipality may by by-law adopt all or part of the official plan and submit it for
approval;
AND WHEREAS the Council of The Corporation of the Town of Aurora deems it
necessary and expedient to adopt Official Plan Amendment No. 73;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE TOWN OF
AURORA HEREBY ENACTS AS FOLLOWS:
1. Official Plan Amendment No. 73 for the Town of Aurora is hereby adopted.
2. The Clerk is hereby authorized and directed to make application to the
Regional Municipality of York for approval of Official Plan Amendment No. 73
for the Town of Aurora.
3. This By-law shall come into force and take effect on the day of the final
passage thereof.
READ A FIRST AND SECOND TIME THIS 28TH DAY OF SEPTEMBER, 2010.
READ A THIRD TIME AND FINALLY PASSED THIS 28TH DAY OF SEPTEMBER,
2010.
P4"- '
PHYLLIS%. MORRIS, MAYOR
rOWN CLERK
Town of Aurora
Aurora 2C Secondary Plan Area
AMENDMENT NO. 73
TO THE OFFICIAL PLAN
FOR THE TOWN OF AURORA
September 27, 2010
Town of Aurora
Aurora 2C Secondary Plan Area
AMENDMENT NO. 73
TO THE
OFFICIAL PLAN. FOR THE
TOWN OF AURORA PLANNING AREA
The Amendment No. 73 to the Official Plan for the Town of Aurora Planning Area which
was adopted by the Council of the Corporation of the Town of Aurora is hereby approved
under Sections 17 and 21 of the Planning Act.
Heather Konefat,
Director of Community Planning
Regional Municipality of York
September 27, 2010
2C SECONDARY PLAN AREA
JULY 20
September 27, 2010
Town of Aurora
Aurora 2C Secondary Plan Area
September 27, 2010
Table of Contents
1.0 INTRODUCTION 1
1.1 PURPOSE 1
1.2 LOCATION 1
1.3 HOW THIS PLAN WAS DEVELOPED 2
2.0 VISION 3
2.1 VISION 3
2.2 PRINCIPLES 3
2.3 COMMUNITY STRUCTURE 5
3.0 LAND USE POLICIES 8
3.1 GENERAL LAND USE POLICIES 8
3.2 THE GREENLANDS SYSTEM 10
3.2.1 Hydrogeological and Hydrological Function Areas 11
3.2.2 Environmental Protection Area Designation 14
3.2.3 Parks Symbols 20
3.2.4 Storm water Management Facilities Symbol 25
3.3 THE RESIDENTIAL NEIGHBOURHOODS 25
3.3.1 Urban Residential 1 Designation 26
3.3.2 Urban Residential 2 Designation 28
3.3.3 Mixed-Use Residential/Commercial Designation 31
3.3.4 Residential Interface Overlay Designation 33
3.3.5 Places of Worship Designation 34
3.3.6 Elementary Schools Symbol 35
3.4 THE BUSINESS PARK 37
3.4.1 Business Park 1 38
3.4.2 Business Park 2 39
3.4.3 Business Park 3 41
3.4.4 Business Park Interface Overlay Designation 44
4.0 URBAN DESIGN AND AMENITY POLICIE 45
4.1 GENERAL PROVISIONS 45
4.2 PUBLIC REALM 49
4.2.1 Roads and Lanes 49
4.2.2 Views and Focal Points 49
4.2.3 Location of Buildings with Respect to Roads and Open Space 50
4.3 PRIVATE SECTOR DEVELOPMENT 51
4.3.1 Development Blocks and Lots 51
4.3.2 Built Form 52
4.3.3 Pedestrian Environment 53
4.4 BUILDING A GREENER COMMUNITY 54
4.4.1 Objectives 54
4.4.2 Green Building and Design Policies 54
4.4.3 Alternative and Renewable Energy Policies 57
4.4.4 Waste Management Policies 58
4.4.5 Solid And Hazardous Waste Processing 58
4.4.6 Soil Pollution And Erosion Mitigation Policies 59
4.4.7 Noise And Air Pollution Mitigation Policies 60
4.5 ACCESSIBILITY POLICIES 60
4.6 PUBLIC ART POLICIES 60
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Aurora 2C Secondary Plan Area
September 27, 2010
5.0 CONSERVING CULTURAL HERITAGE RESOURCES AND 62
ARCHAEOLOGY
5.1 OBJECTIVES 62
5.2 GENERAL CULTURAL HERITAGE POLICIES 62
5.3 POLICIES FOR CULTURAL HERITAGE BUILDINGS 65
5.4 POLICIES FOR CULTURAL HERITAGE LANDSCAPE 67
5.5 POLICIES FOR ARCHAEOLOGICAL RESOURCES 68
6.0 PROVIDING SUSTAINABLE INFRASTRUCTURE 70
6.1 OBJECTIVES 70
6.2 ACTIVE TRANSPORTATION POLICIES 71
6.2.1 General Transportation Policies 72
6.2.2 Policies for Roads 72
6.2.3 Design Policies for Roads 78
6.2.4 Policies for Commercial Traffic 79
6.2.5 Policies for Public Transit 79
6.2.6 Design Policies for Public Transit 80
6.2.7 General Policies for the Aurora Trail Network 81
6.2.8 Design Policies for the Aurora Trail Network 84
6.3 SANITARY SEWAGE AND WATER SUPPLY SERVICES 86
6.3.1 General Policies 86
6.3.2 Sewage and Water Allocation Policies 87
6.4 WELLHEAD PROTECTION AREAS 88
6.4.1 General Policies for Wellhead Protection Areas 88
6.5 STORMWATER MANAGEMENT 90
6.6 UTILITIES 91
6.6.1 General Policies for Utilities 91
6.6.2 Transmission Line Policies 92
6.6.3 Electric Power 93
7.0 INTERPRETATION AND IMPLEMENTATION 95
7.1 INTERPRETATION 95
7.1.1 Interpretation of Boundaries 95
7.1.2 Interpretation of Figures and Quantities 95
7.1.3 Amendments to this Secondary Plan 96
7.2 IMPLEMENTATION 98
7.2.1 Complete Applications 98
7.2.2 Implementing Zoning By-Law 100
7.2.3 Interim Control By-Law 101
7.2.4 Holding Zone 101
7.2.5 Non-Conforming Uses 102
7.2.6 Site Plan Control 103
7.2.7 Committee of Adjustment: Minor Variances 105
7.2.8 Subdivision Control 105
7.2.9 Consent 107
7.2.10 Maintenance and Occupancy By-Law 108
7.2.11 Community Involvement 109
7.2.12 Sign By-Law 110
7.2.13 Tree By-Law 110
7.2.14 Soil Prevention By-Law 110
7.2.15 Fill By-Law 111
7.2.16 Capital Works 111
7.2.17 Public Works 111
7.2.18 Development Charges By-Law 111
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7.2.19 Land Securement 111
7.2.20 Phasing 113
7.2.21 Financial Agreements 114
7.2.22 Public Sector Agreement to Comply 115
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Aurora 2C Secondary Plan Area
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1.0 INTRODUCTION
a) Lands in the 2C Secondary Plan Area are intended to accommodate
approximately 8,000 residents and between 5,200 and 6,400 employment
opportunities over the next 20 years.
b) The policies of this Secondary Plan are intended to result in vibrant new
neighbourhoods that are well designed, attractive and sustainable and that are
integrated with the existing community in a logical, compatible, efficient and
cost-effective manner.
It is also the intent of this Secondary Plan to ensure the continued
advancement of Aurora’s economy through the designation and development
of a well designed Business Park. This Secondary Plan seeks to promote the
Town’s economic development efforts to establish a diversified economic base,
encourage a competitive business environment and ultimately advance and
sustain Aurora’s long-term economic prosperity.
c) Ultimately, it is the intent of this Secondary Plan to guide the development of a
complete, healthy and sustainable community that meets the expectations for
growth management, support for transit and all of the other objectives and
policies of the Province, the Region and the Town of Aurora.
1.1 PURPOSE
a) The purpose of this Secondary Plan is to provide a detailed land use plan and
policies for the regulation of land use and development within the 2C
Secondary Plan Area in the Town of Aurora.
1.2 LOCATION
a) This Secondary Plan applies to the lands known as the 2C Secondary Plan
Area as identified on Schedules A - Land Use Plan, Schedule B – Greenlands
and Trails Plan, and Schedule C - Road Plan to this Secondary Plan.
b) This Secondary Plan includes the following Appendices
i. Appendix I: The Community Plan;
ii. Appendix II: Urban Design Guidelines;
iii. Appendix III: Heritage Resources; and,
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iv. Appendix IV: Environmental Resources.
c) Development within the 2C Secondary Plan Area will be guided by a detailed
series of policies, regulations and guidelines that will create a livable and
diverse community that is sympathetic to the environmental context. The
Urban Design Guidelines (Appendix II) provide further detail for the
development of the 2C Secondary Plan Area and inform the policy framework
of this Secondary Plan.
1.3 HOW THIS PLAN WAS DEVELOPED
a) Council has a responsibility and desire to involve and consult residents and
businesses as it makes planning and development decisions. The process
to review and update this Plan was comprehensive and benefited from the
participation of many local stakeholder groups, landowner groups (numerous
technical studies and plans were submitted by various landowner groups)
and residents.
b) The preparation of this Plan was led by a Council-appointed Steering
Committee, chaired by the Mayor and consisting of three other members of
Council. The Steering Committee ensured that openness and transparency
was the cornerstone of the 2C Secondary Plan process.
c) This Plan is a direct extension of the stakeholder consultation process that
was undertaken to define the Town’s vision and identify underlying
principles. As a result, the policies within this Plan reflect the collective aim
and aspiration of the people of Aurora. This Plan is one means through
which the Town’s unique character and quality of life can be preserved while
remaining competitive in the larger region.
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2.0 VISION
2.1 VISION
a) This Secondary Plan is based on a vision and supporting principles that were
established through the consultation process. The vision for the 2C Secondary
Plan Area is to create a complete community that protects the environment and
includes well-designed residential neighbourhoods and a business park. The
2C community is expected to be leading edge in implementing green building
technologies, and is to be developed at densities and in a pattern that is
compact and transit supportive. The community is to be beautiful and safe, and
will encourage an active, healthy lifestyle through highly interconnected
greenlands and trails systems.
b) It is anticipated that the 2C Secondary Plan Area will accommodate
approximately 8,000 new residents on lands west of Leslie Street, and between
5,200 and 6,400 new employment opportunities on lands designated for
Business Park uses east of Leslie Street.
2.2 PRINCIPLES
a) The 2C Secondary Plan is based on achieving the policies of the Province with
respect to efficient, cost-effective development and land use patterns, the
conservation of natural and cultural heritage features, the protection of public
health and safety and the achievement of minimum development densities as
by the Growth Plan for the Greater Golden Horseshoe. Further, this Secondary
Plan is expected to achieve the goals and objectives of the York Region Official
Plan and the Town of Aurora Official Plan. Fundamental to the development of
this Secondary Plan is the achievement of a transit supportive community
structure and the achievement of an average minimum gross density of 50
residents and/or jobs per hectare combined in the developable area.
b) The 2C Secondary Plan is based on a community design that is diverse in use
and population, is scaled to the pedestrian, can accommodate private
automobiles and transit and has a well defined and high quality public realm -
the roads, Greenlands System and public buildings.
c) A primary principle inherent in the design of the 2C Secondary Plan is the
conservation of significant existing natural heritage features and cultural
heritage landscapes. These features and landscapes are conserved and
integrated within the overall design strategy.
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d) The following design and development principles shall be considered in the
review of all public and private sector development applications within the
Secondary Plan Area:
i. Conformity/consistency with existing policy and directives
Development applications shall conform with current Provincial policy,
Regional policy and Aurora policy, including the Trails Master Plan, Parks
and Recreation Master Plan, and the Town’s Economic Development
Strategy.
ii. A Healthy, Safe and Complete Community
Healthy and safe complete communities shall by encouraged by
development that reinforces a neighbourhood focus, supports walkable
streets, Crime Prevention Through Environmental Design (CPTED)
considerations, a range of housing types and a mix of uses.
iii. Conserve Natural and Cultural heritage Features
The protection of woodlands, watercourses and wetlands is paramount in
ensuring a lasting natural and cultural heritage legacy for the Town of
Aurora. Development shall take an approach that minimizes road
crossings, reinforces the protection of the natural landscape, recognizes
and supports connected and contiguous natural systems and has the
potential for restoration.
iv. Linked, visible and variety of greenlands/open space
Development shall promote access to a range of types and scales of
parks, which address both active and passive recreational opportunities,
and provide a range of public and private community facilities. The
Wildlife Park shall be established and enhanced, and storm water
facilities shall be connected and visible.
v Excellence in sustainable design
High quality design shall be promoted in both the public and private
sectors. Development shall promote mixed use neighbourhood centers
which support a 5 minute walk to parks, retail and community facilities.
Green buildings, support for transit, housing and job proximity, as well as
the promotion of alternative energy sources, water conservation and
wastewater management shall also be promoted.
vi. Efficient and cost effective land use and infrastructure
Balanced growth management and staging of development, as well as
road characteristics including capacity, level of service and safety shall
inform development. Additionally, it is essential to ensure that road routes
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are flexible, offering a variety of connections to promote inherent traffic
calming and increase the capability to accommodate and promote transit
ridership. Alternative modes of transportation shall be encouraged
through features that promote recreational and utilitarian cycling, with
pedestrian connectivity encouraged between streets and trails. The
provision of piped services and the potential for phasing must be
incorporated in development, as well as consideration for storm water
management ponds and delivery systems.
2.3 COMMUNITY STRUCTURE
a) The community structure of the 2C Secondary Plan Area is based on achieving
the principles identified in Section 2.1 of this Plan. The planned community
structure is reflected conceptually on Schedule 'A' to this Secondary Plan. The
components of the 2C Secondary Plan Area that define its urban structure are
identified in the text below.
b) The Neighbourhoods - Neighbourhoods are the fundamental structural
element of the Secondary Plan Area. Neighbourhoods must be cohesive and
comprehensible to their residents. Neighbourhoods are self-contained areas
with a mix of housing types, land uses and activities.
The 2C Secondary Plan Area includes Residential Neighbourhoods. They
typically blend a mix of low, medium and higher density housing types as well
as public open space features. Residential densities, lot sizes and building
types shall vary throughout each Neighbourhood to achieve the variety and
animation typical of the older, traditional neighbourhoods found in the Town of
Aurora. The highest densities shall occur adjacent to St. John’s Sideroad,
Leslie Street and the Collector Road network, and within the designated
Neighbourhood Centres. To encourage pedestrian activity, and reinforce their
function, the majority of the Secondary Plan area is generally within 400
metres of a Neighbourhood focus or feature. Lower density housing is located
in areas adjoining the identified natural heritage features, and toward the edges
of the Neighbourhoods. It is a requirement of this Secondary Plan that the
residential community west of Leslie Street achieves a minimum gross density
of 50 residents and/or jobs per hectare. Neighbourhoods are edged either by
natural heritage features or the primary road network, giving each
Neighbourhood a unique identity.
Public open spaces are located to define the character and structure of each
Neighbourhood. Neighbourhood Parks may be located adjacent to planned
school sites and/or integrated with adjacent natural heritage features.
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Parkettes are dispersed throughout each Neighbourhood and are located on
visible road frontages.
c) The Business Park - Business Parks provide employment lands comprised of
the following major structural elements:
i. a greenlands system where development is not permitted, including
public open space, open space linkages, environmental conservation
lands and storm water management facilities;
ii. a road network that includes a system of Collector and Local Roads; and,
iii. the lands where development is permitted including specific business
park land use designations and gateway locations.
These structural elements all play a significant role in responding to the
development of the surrounding community in regards to design and
integration, and in satisfying employment needs.
d) The Public Realm - The public realm includes institutional/civic uses (schools,
recreational buildings and facilities, places of worship, community centres and
seniors housing), the Greenlands System (public open space and natural
heritage features), storm water management facilities and the road network. All
of these components of the public realm are significant organizing elements in
the pattern of development. They are located to provide interest, diversity and
focal points within the community. The design of all elements of the public
realm must be to the highest quality possible.
The Greenlands System
i. Public Open Space - The 2C Secondary Plan Area includes a full array of
public open spaces. The public open space system is integrated with the
natural heritage features, the Wildlife Park the cultural heritage landscape
and storm water management facilities. A trail network will connect
Neighbourhoods, and connect the 2C Secondary Plan Area to the wider
community of Aurora. Public open space and rich natural heritage areas
are a major attribute of the 2C Secondary Plan Area.
ii. Natural Heritage Features - Existing natural heritage features are
conserved and incorporated into the Greenlands System and the Wildlife
Park.
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iii. Storm Water Management Facilities - Storm water management facilities
are treated as public assets. The ponds will be designed and planted with
native upland, flood tolerant shoreline and aquatic species. Ponds and the
overall drainage system are incorporated into the Greenlands System.
iv. Natural Hazard Lands - Areas that are subject to flooding and erosion
and may contain unstable soils form part of the Greenlands System.
The Road Pattern
i. Arterials and Collectors - Roads play a multi-functional role in the 2C
Secondary Plan Area by providing for a variety of activities and services,
including parking, to meet the needs of residents and businesses. Roads
provide access for pedestrians and bicycles, opportunities for vistas and
view corridors, pedestrian amenity areas, and space for utilities and
services.
ii. The Secondary Plan Area road pattern follows predictable routes and is
highly interconnected. Variations in the grid through road alignments and
block geometrics create sites with identity and character. Within the road
pattern, roads are organized on a hierarchical basis reflecting their
particular functional and design requirements.
iii. In key locations throughout the Secondary Plan Area, there is the
potential for garages to be removed from the front of the dwellings and
placed to the rear of the lot, accessed by a system of rear lanes. This
dramatically improves the visual quality of the streetscape by reducing
the impact of garage doors and facilitates traffic flow along the Collector
Road network. The lanes may also provide access to coach houses,
routes for service infrastructure, garbage pick-up and may provide
additional passive recreational space.
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3.0 LAND USE POLICIES
3.1 GENERAL LAND USE POLICIES
a) The basic pattern of land use for the subject lands is established as shown on
Schedule A. The land use pattern provided on Schedule A is schematic and
may be adjusted through the preparation of a Draft Plan of Subdivision, Draft
Plan of Condominium, or site plan approval, taking into account the
conservation of natural and cultural heritage features and cultural heritage
landscapes, storm water management requirements, detailed land use
relationships, road patterns and the achievement of the density targets of this
Secondary Plan.
b) Schedule A provides for the general location and distribution of the following
land use Designations and Symbols:
The Greenlands System
i. Environmental Protection Area Designation;
ii. Parks Symbols;
iii. Storm water Management Facility Symbol;
The Residential Neighbourhoods
iv. Urban Residential 1 Designation;
v. Urban Residential 2 Designation;
vi. Mixed-Use Residential/Commercial Designation;
vii. Residential Interface Overlay Designation;
viii. Place of Worship Designation;
ix. Elementary Schools Symbol;
The Business Park
x. Business Park 1 Designation;
xi. Business Park 2 Designation;
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xii. Business Park 3 Designation; and,
xiii. Business Park Interface Overlay Designation.
c) The locations of all land use designations and symbols shown on Schedule A
have been selected without regard to property ownership. In order to ensure
that the density requirements of this Plan are achieved and that individual
property owners contribute their proportionate share towards the provision of
community and infrastructure facilities such as schools, parks, roads and road
improvements, external services and storm water management facilities,
property owners will be required to enter into one or more agreements as a
condition of approval of development for their lands, providing for the equitable
distribution of the costs, including that of land, of the aforementioned
community and common public facilities. The execution of a Developer’s
Group Agreement, or Agreements shall be required prior to submission of a
Zoning Bylaw Amendment or Plan of Subdivision/Condominium.
d) Notwithstanding any other policies of this Secondary Plan, storm water
management facilities including storm water management ponds, and all
municipal facilities and utilities, shall be permitted on lands in any land use
designation. Where any of these facilities are to be located within the
Environmental Protection Area Designation, an Environmental Impact Study
shall be prepared to the satisfaction of the Town, in consultation with the
Conservation Authority and any other agency having jurisdiction. In general,
facilities and utilities should, where possible, be directed away from lands
designated Environmental Protection Area.
e) In addition to the other policies of this Secondary Plan, any application to
convert lands designated Business Park 1, Business Park 2 or Business
Park 3 to any other Designation in this Secondary Plan, or any residential
use, retail use or any other non-employment use that is not permitted by this
Secondary Plan, shall be assessed on the basis of a Regional Municipal
Comprehensive Review that demonstrates to the satisfaction of Council and
the Region, that:
i. there is a demonstrated need for the conversion, including a detailed
review of any significant shortfall in the inventory of land designated for
the proposed land use;
ii. the lands are not required over the long-term for the employment
purposes for which they are designated and that the municipality will
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meet the employment forecasts allocated to the municipality pursuant
to this Secondary Plan;
iii. the conversion will not jeopardize the ability of the Town to achieve the
Town-wide activity rate of 1 job for every 2 residents;
iv. the conversion will not adversely affect the overall viability of the
employment area;
v. the conversion will not adversely affect the overall viability of the area
designated Employment Area;
vi. there is existing or planned infrastructure to accommodate the
proposed conversion;
vii. cross-jurisdictional issues have been considered;
viii. the proposed use is compatible with adjacent land uses; and,
ix. there is no past on-site contamination that would negatively impact the
proposed use or future users of the site.
3.2 THE GREENLANDS SYSTEM
a) The Greenlands System is a broad category that includes the Environmental
Protection Area Designation as well as the various components of the public
parks, the Wildlife Park and storm water management systems. Together,
these areas will work together to form a highly interconnected greenlands
system that will serve both the community, and the broader Town of Aurora.
The Greenlands System provides the framework for the trails network.
b) Objectives for the Greenlands System are:
i. to provide a functional and highly interconnected Greenlands System
for the community that is accessible and visible to residents;
ii. to ensure continuity of the Greenlands System and to provide
opportunities for recreational and naturalized links within the 2C
Secondary Plan Area and to the broader Town of Aurora;
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iii. to conserve natural heritage features, the Wildlife Park, cultural heritage
landscapes, and cultural heritage features and archaeological
resources;
iv. to provide a continuous Greenlands System throughout the community
that incorporates links of varying character and function, among natural
heritage features, public parks, storm water management facilities and
a full array of community amenities;
v. to require innovative approaches to urban storm water management,
including alternatives to conventional retention ponds, low-impact
development, green roofs, and water capture and reuse; and,
vi. to provide for an urban public realm, including passive and active parks
and meeting places, such as urban squares, which incorporate art,
culture and heritage, and that contribute to a sense of place and clear
identify.
3.2.1 Hydrogeological and Hydrological Function Areas
a) Within the Hydrogeological Study Area east of Leslie Street, as shown on
Appendix V Maps 1 and 2, the nature and extent of the sandy surface soil
layer will be further investigated as part of a detailed study designed to
quantify the hydrogeological function of these soils and identify their role in
the maintenance of down-gradient hydrogeological features such as springs
and seepages. This study will be conducted prior to the development of draft
plans of subdivision Specific guidance for the required Hydrogeological
Study is provided in Section 3.2.3 b) of this Plan.
b) Development applications will be required to demonstrate, through a
hydrogeological study as per Section 3.2.3 b) of this Plan, that the
hydrogeological function of the sandy soils in the Hydrogeological Study
Area noted on Appendix V Maps 1 and 2 will not be adversely affected.
Protection of the hydrogeological function of the property during and
following any future development will ensure that no adverse impacts occur
to natural heritage features that rely upon that function, either on or adjacent
to the property.
c) Development applications will be required to demonstrate that the
hydrological function areas continue to provide the hydrological functions for
which they have been identified, though they need not necessarily be
retained in their natural state (e.g., they could provide locations for storm
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water management facilities or outlet channels). Where possible, any
facilities developed in these locations should be naturalised, for example with
gradual and/or naturalized shorelines to promote the growth of wetland
vegetation, native plantings, nest boxes and other wildlife habitat structures
such as woody debris etc.
d) Future development proposals must demonstrate that there will be no
adverse impacts to existing groundwater and surface water users as a result
of the proposed development. This will be demonstrated through
appropriate hydrogeological studies as described in Section 3.2.3 b) of this
Plan. Terms of Reference for such hydrogeological studies shall be
approved by the Town, in consultation with the appropriate public agency(s),
prior to being initiated.
e) Land uses that are considered to pose a significant threat to drinking water
supplies will not be permitted within wellhead protection zones, as
established by York Region. These zones are shown on Appendix IV, Map
2. Uses that are not permitted within these zones will be determined through
the Source Protection Process developed under the Clean Water Act, but
may include the following:
i) Storage, except by an individual for personal or family use, of:
- petroleum fuels
- petroleum solvents and chlorinated solvents
- pesticides, herbicides & fungicides
- construction equipment
- inorganic fertilizers
- road salt, and
- contaminants listed in Schedule 3 of the Oak Ridges Moraine
Conservation Plan (Severely Toxic Contaminants) to Regulation 347
of the Revised Regulations of Ontario, 1990
ii) Generation or storage of hazardous waste or liquid industrial waste;
iii) Waste disposal sites and facilities, organic soil conditioning sites, and
snow storage and disposal sites; and
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iv) Other uses as determined through the Source Protection Process from
consultations with the Lake Simcoe Region Conservation Authority, and
Regional Municipality of York.
f) Incompatible development and site alteration shall be directed away from
hazardous lands that are impacted by flooding and erosion hazards. The
flooding hazard limit is defined as the regulatory flood based on the historical
Hurricane Hazel event (1954). The erosion hazard limit is defined using the
confined (steep slope) or unconfined (meander belt) classification system
established by the Ministry of Natural Resources. Technical flood plain or
geotechnical studies may be required as part of a complete development
application to confirm the flooding or erosion hazard limits.
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3.2.2 Environmental Protection Area Designation
Intent
a) Natural heritage features, including their associated typical buffer areas within the
Secondary Plan Area are designated as Environmental Protection Area on
Schedule A to this Secondary Plan. Detailed mapping of key natural heritage
features is provided in Appendix IV.
b) Incompatible development and site alteration shall be directed away from
hazardous lands that are impacted by flooding and erosion hazards. The
flooding hazard limit is defined as the regulatory flood based on the historical
Hurricane Hazel event (1954). The erosion hazard limit is defined using the
confined (steep slope) or unconfined (meander belt) classification system
established by the Ministry of Natural Resources. Technical flood plain or
geotechnical studies may be required as part of a complete development
application to confirm the flooding or erosion hazard limits.
c) The Environmental Protection Area Designation and associated policies are
designed to identify, protect and enhance the natural heritage features and
functions that will form a strong and permanent component of the broader
Greenlands System.
While the Environmental Protection Area designation and policies will
contribute to the creation and protection of an extensive Greenlands System
within Area 2C, it is recognized that certain lands outside of the Environmental
Protection Area designation may contain natural heritage features worthy of
protection. It is also recognized that certain lands outside of the Environmental
Protection Area designation are intended for development, and policies are
required to ensure that such development provides the necessary buffers from
natural heritage features, including key hydrologic features.
Permitted Uses
d) The permitted uses on lands designated Environmental Protection Area shall
be:
i. forest, fish and wildlife management;
ii. stewardship, conservation, restoration and remediation undertakings;
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iii. flood or erosion control projects, but only if the projects have been
demonstrated to be necessary and in the public interest after all other
alternatives have been considered;
iv. infrastructure including public and private utilities and new storm water
management facilities and roads, but only if the need for the facility has
been demonstrated through an Environmental Assessment or other
similar environmental approval or planning approval and there is no
reasonable alternative. The development of any of these facilities shall
be subject to an Environmental Impact Study demonstrating no
adverse impacts on any Natural Heritage Feature;
v. low intensity recreational uses and trails that require very little terrain or
vegetation modification and few, if any, buildings or structures,
including but not limited to:
• non-motorized trail use;
• natural heritage education and appreciation; and,
• passive park use on public lands.
vi. retrofits of existing storm water management works (i.e. improving the
provision of storm water services to existing development in the
watershed where no feasible alternative exists) but not new storm
water management works;
vii. an existing dwelling and accessory uses, buildings and structures
thereto; and,
viii. existing non-conforming uses, buildings and structures.
e) Council reserves the right through the implementing Zoning By-law, to further
refine the list of permitted uses to ensure that new development is
appropriate in the context of the adjacent and surrounding community.
Policies
f) Key natural heritage features, key hydrologic features and hazard lands
including their associated typical buffer areas, are designated as
Environmental Protection Area on Schedules A and B include the following
buffer criteria:
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Aurora 2C Secondary Plan Area
September 27, 2010 16
i. 10 metres from a Woodlot;
ii. 15 metres from Warm Water Stream or Non-Provincially Significant
Wetland; and,
iii. 30 metres from a Provincially Significant Wetland or Cold Water
Stream.
The boundaries and extent of the Environmental Protection Area designation
shown on Schedules A and B are approximate. Minor adjustments or
refinements to these boundaries may occur through an Environmental
Impact Study that demonstrates the appropriateness of the adjustment to the
satisfaction of Council, in consultation with the Region, the Conservation
Authority and any other agency having jurisdiction. Such minor adjustments
or refinements will not require an Amendment to this Plan.
g) Where Council, or any other relevant agency considers a change to the
Environmental Protection Area boundary to exceed their definition of minor,
such adjustment or refinement shall require an Amendment to this Plan.
Such an Amendment shall be supported by an Environmental Impact Study
that demonstrates the appropriateness of the change to the satisfaction of
Council, in consultation with the Region, the Conservation Authority and any
other agency having jurisdiction.
h) Where the boundary to the Environmental Protection Area designation is
adjusted, the abutting land use designation or designations shall apply,
provided the land use change will not result in development or site alteration
that will have adverse effects on any key natural heritage features or key
hydrologic features and their functions.
i) Development or site alteration is not permitted within the Environmental
Protection Area designation, except in relation to the permitted uses and
policies specified in this Secondary Plan. Development and site alteration
shall not be permitted within wetlands and habitat of endangered species,
threatened species, and species of special concern.
j) The removal or destruction of a key natural heritage feature or key
hydrologic feature by unauthorized development or site alteration is
prohibited. Such removal or destruction will not provide the rationale for the
removal of these lands from the Environmental Protection Area designation.
Restoration, to the satisfaction of Council in consultation with the Region and
the Conservation Authority, will be required for these lands.
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Aurora 2C Secondary Plan Area
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k) Infrastructure and road design and construction shall be sensitive to the
features and functions within the Environmental Protection Area designation,
and shall incorporate design treatments and technologies that minimize
impacts and enhance the overall Greenlands System.
l) Road crossings over lands designated Environmental Protection Area and
any components of the Greenlands System shall be accommodated within
as narrow a right-of-way as possible, subject to an Environmental Impact
Study and approval of the Town.
m) Where Environmental Protection Areas are approved for passive recreation
activities, appropriate buffers from such elements as streams, wetlands or
forests shall be maintained.
n) Where lands within the Environmental Protection Area designation are held
in private ownership, nothing in this Plan requires that these lands be free
and available for public use. Similarly, Council is not obligated to purchase
and/or obtain lands identified as part of the Environmental Protection Area
designation.
o) The minimum buffers for all key natural heritage features, and key hydrologic
features shall be established by an Environmental Impact Study, subject to
the approval of Council, in consultation with the Region, the Conservation
Authority and any other agency having jurisdiction.
p) Any development, including any buildings and any necessary grading,
infrastructure and roads proposed within, or within 120 metres of the
Environmental Protection Area designation shall be required to prepare an
Environmental Impact Study that will determine the nature and extent of the
feature and the appropriate buffer that will be required between the
Environmental Protection Area designation and the limit of urban development.
q) Development or site alteration on lands outside of the Environmental
Protection Area designation containing key natural features or key hydrologic
features identified through an Environmental Impact Study, will be subject to
the Environmental Protection Area designation permitted uses and policies.
r) An Environmental Impact Study, where required, is to be undertaken by the
proponent of development in accordance with Town/Conservation Authority
requirements and approved by Council, in consultation with the Conservation
Authority and any other agency having jurisdiction. An Environmental Impact
Study shall meet the following minimum requirements:
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i. demonstrate that the development or site alteration applied for will
have no adv erse effects on key natural heritage features, key
hydrologic features, and Lake Simcoe;;
ii. identify planning, design and construction practices that will maintain
and, where feasible, improve or restore the health, diversity and size of
the key natural heritage features or key hydrologic features and
connectivity with other key natural heritage features or key hydrologic
features as well as connectivity and linkages to natural heritage
systems identified in Provincial Plans or by neighbouring municipalities,
the appropriate Conservation Authority, Ministry of Natural Resources
or other jurisdictions having authority;
iii. demonstrate how connectivity within and between key natural heritage
features and key hydrologic features will be maintained and, where
possible, improved or restored before, during and after construction to
allow for the effective dispersal and movement of plants and animals;
iv. determine if natural areas are acting as or have been identified as a
wildlife corridor to ensure that the area will continue to effectively act
and function as a wildlife corridor.
v. determine a sufficient minimum buffer to protect areas adjacent to
existing features that would be appropriate for restoration or
renaturalization to enhance the ecological functioning of that feature,
such as lands that provide for rounding out or filling of gaps in
woodlands;
vi. protect the function of the feature or protect opportunities for feature
enhancement, and specify the dimensions of the required buffer; and,
vii include an Edge Management Strategy. Further, the developer may be
required to register on title any notices/maintenance requirements that
result from the required Edge Management Strategy.
s) Where, through an application for development or site alteration, a buffer is
required to be established as a result of the application of the policies in this
Secondary Plan, the buffer shall be composed of native, non-cultivar, non-
invasive species, and maintained as natural self-sustaining vegetation.
t) In the review of development or site alteration applications on adjacent lands
to tributaries of Lake Simcoe, Council shall consider, in consultation with the
appropriate agencies, the restoration of watercourses to their natural state.
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In this regard, an application for development or site alteration shall, where
applicable:
i. increase or improve fish habitat in streams, lakes and wetlands, and
any adjacent riparian areas;
ii. include landscaping and habitat restoration that increase the ability of
native plants and animals to use valley lands or riparian areas as
wildlife habitat and movement corridors; and,
iii. seek to avoid, minimize and/or mitigate impacts associated with the
quality and quantity of urban run-off into receiving streams, lakes and
wetlands.
u) Development and site alteration is not permitted within fish habitat except in
accordance with federal and provincial requirements and approvals.
v) Where development and site alteration is proposed within an area regulated
by the Conservation Authority, the owner or proponent is required to obtain
all necessary approvals and/or permits from the Conservation Authority.
w) Any development proposal on land which contains trees may be required to
undertake a Tree Preservation Plan prepared by a qualified professional,
which shall inventory and assess the present conditions of the trees on the
site and shall make recommendations on tree preservation with the objective
of maximizing the number of trees that can be conserved on site, subject to
grading requirements, community design objectives and the quality of the
vegetation.
x) In the case of development applications that result in a net loss of trees, the
developer shall compensate this loss on the development site or in another
suitable location as determined by Council. In determining appropriate
compensation, consideration should be given to the significance and value of
the trees as assessed by a qualified Arborist.
y) Notwithstanding any policies to the contrary, one single detached dwelling
and accessory uses, buildings and structures thereto may be permitted on
an existing vacant lot of record, subject to obtaining any necessary planning
approvals and an Environmental Impact Study that demonstrates to the
satisfaction of Council, in consultation with the Region, the Conservation
Authority and any other agency having jurisdiction, that the proposed
dwelling will not result in an adverse effects on any key natural heritage
features or key hydrologic features or their functions. A new single detached
Town of Aurora
Aurora 2C Secondary Plan Area
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dwelling shall not be permitted within wetlands, the habitat of endangered,
threatened or special concern species or environmentally significant areas.
z) A Monitoring Plan will be developed to track the condition of the Natural
Heritage System during and following the transition of the 2C Secondary Plan
lands from a predominantly rural to an urban land use. The Monitoring Plan
may consider such matters as, but not limited to:
i. Recommendations for a public agency 1 to receive and store the
monitoring data, and administer responses to undesirable trends, to
develop management prescriptions; or to authorize the agency to
undertake remedial action(s);
ii. Establishment of baseline goals and objectives to measure the future
condition of the Natural Heritage System (where possible, baselines will
be quantified and based on field studies, including existing data);
iii. An approach to monitoring trails;
iv. An approach to monitoring biological diversity of the Natural Heritage
System, possibly including significant species (e.g. species that are rare,
threatened, endangered, or “of concern”) or species that are deemed to
be sensitive, or species that are indicators of desirable habitat (e.g. area-
sensitive or habitat-specific species); and,
v. Recommendations for implementation of the Monitoring Plan, preferably
including volunteer groups.
3.2.3 Parks Symbols
Intent
a) The system of public parks is highly inter-connected and forms a fundamental
structuring element of the Greenlands System within the Secondary Plan Area.
It is the intent of this Secondary Plan that every resident be generally within 400
metres of either a Community Park, Neighbourhood Park, Parkette or a
component of the connecting trails network. Lands identified by a Parks
Symbol on Schedule A, and in more detail on Schedule B, shall include lands
within the following categories:
i. Community Parks;
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ii. Neighbourhood Parks;
iii. The Urban Wildlife Park;
iv. Parkettes; and,
v. Other smaller scale components of the parkland system that provide
access and connectivity to / within the overall Greenlands System.
Permitted Uses
b) On lands identified as a component of the public parks system, the following
uses are permitted:
i. active and passive recreational opportunities;
ii. conservation uses;
iii. pedestrian and bicycle trails;
iv. other compatible special purpose uses that are appropriate within a
public park;
v. small scale and appropriate public and private utilities; and,
vi. buildings, structures and uses that are accessory to any permitted
uses.
c) The following additional uses are permitted within a Community Park:
i. community centres, arenas and recreation facilities; and,
ii. retail commercial uses ancillary to the primary recreational use.
d) Council reserves the right, through the implementing Zoning By-law, to
further refine the list of permitted land uses to ensure that new development
is appropriate in the context of the adjacent and surrounding community.
Policies
e) Public parkland shall be dedicated to the municipality on the basis of the
requirements of the Planning Act. Further, Council reserves the right to
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implement the alternative parkland dedication requirement of 1 hectare for
every 300 dwelling units.
f) Public Parks shall be established in accordance with the following:
i. Community Parks - The Community Parks are shown symbolically on
Schedule A and schematically on Schedule B. The Community Parks
are expected to form the central focus for not only the 2C Secondary
Plan Area, but also the adjacent existing communities in the Town of
Aurora.
Community Parks shall provide for a variety of recreational activities and
major facilities to be utilized by all residents of the Town of Aurora.
Community Parks may include recreational equipment such as play
equipment and sport facilities and may be combined with school sites.
Community Parks shall have a minimum size of 4 hectares.
ii. Neighbourhood Parks - The Neighbourhood Parks are shown
symbolically and schematically on Schedules A and B. The
Neighbourhood Parks are expected to form the central focus of a
neighbourhood.
Each Neighbourhood Park should include as a minimum an open free
play area and climbing structures for children ages 2 to 10.
Neighbourhood Parks shall perform an array of functions within the
community and shall have a minimum size of 1.6 hectares.
iii. Council endorses the concept of a Wildlife Park, a significant natural
base for which is provided in the general vicinity of the East Aurora
Wetland Complex and other environmental protection areas within the
Greenlands System identified on Schedule ‘A’. The Urban Wildlife Park,
is identified and included as a requirement of this Secondary Plan. There
are two primary objectives for the Urban Wildlife Park, these are to
provide:
• As a main priority, a natural environment capable of sustaining
populations of existing native wetland/grassland/woodland plant
and animal species that are attracted to the diverse landscapes in
the adjacent area; and
• Facilities which allow for passive, natural, resource-based
educational and recreational opportunities that are in harmony
with the requirements of the local environment.
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The western limits of the Wildlife Park were established within the area
2B (OPA 30) secondary plan and a preliminary management plan was
also undertaken for the west portion of the Wildlife Park. The Town shall
build upon the existing management plan, in cooperation with the
LSRCA, Ducks Unlimited and other stakeholders, with the goal of
establishing a complete management plan for the entire Wildlife Park,
within 1 year of the adoption of this Plan or as soon as possible. The
management plan shall include but not be limited to:
• Determination of the terms of Reference for an Environmental
Impact Study and Hydrologic Study
• Management of the existing ponds, including possible restoration
of the deteriorated ponds to the south. Guidelines for new Storm
Water Ponds adjacent to the wildlife park
• Development of a schedule or protocol for water level
management based on hydrological analysis that would
optimize/enhance the quality ad productivity of the wetland
complex (including input from new storm water ponds)
• Preparation of a forest management plan along with a buffer
planting plan where required due to adjacent development
• Preparation of interpretive and educational aspects of the wildlife
park
• Trail and Boardwalk design specifications
• Guidelines for adjacent land uses and fencing requirements
iv. Parkettes – Parkettes, are smaller components of the open space
network. They are shown symbolically on Schedule A and schematically
on Schedule B. These sites are in key locations intended to connect
other components of the Park System together, and to provide public
open space in strategic locations throughout the community; and,
v. Small Scale Open Space - Green Streets/Gateways/Greenways include
small scale open space features incorporated into the Secondary Plan as
links in the intended open space system or entrances to the community
to provide for connecting pedestrian and bicycle routes and special
identity features within the Secondary Plan Area. Green
Streets/Gateways/Greenways are not shown on any statutory schedules
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of this Secondary Plan, however, examples and criteria are included in
the Area 2C Urban Design Guidelines Appendix II. Where proposed,
they will be identified and articulated through the required Draft Plans of
Subdivision/Condominium and/or through the site plan approval process.
g) Where buildings and structures are permitted, they shall be designed so that
the size, scale, construction materials and signage are compatible with
adjacent uses and that rooftop equipment, waste management and loading
areas are screened from view from abutting roads and adjacent residential
uses.
h) Development within the public parks components of the Greenlands System
shall be designed to minimize impact on the natural environment. In
addition, the following shall apply:
i. woodlands in parks and mature trees shall be protected, maintained, or
enhanced where possible; and,
ii. the placing and removal of fill, and site grading shall be minimized,
except for necessary site grading associated with the development of
parks, trail systems and erosion/erosion control facilities as approved
by the Council.
i) The locations, configuration and boundaries of these public park lands as
shown on Schedules A and B, shall be confirmed through the required Draft
Plans of Subdivision/Condominium and implementing zoning by-law, and may
be adjusted without further Amendment to this Secondary Plan, provided the
general intent of the Plan is maintained to the satisfaction of Council.
j) All Community Parks, Neighbourhood Parks, Parkettes and the components of
the Wildlife Park not designated as Environmental Protection Area shall be
accepted by the Town as contributing to the parkland dedication requirements
of the Planning Act. Other smaller components of the public parks system shall
be considered on a case-by-case basis, as fulfilling parkland dedication
requirements, subject to a review of their individual function within the
neighbourhood. Generally, if any component of the public parks system
provides an important functional attribute to the broader neighbourhood it shall
be accepted as contributing to the parkland dedication requirement of the
Planning Act.
k) Where parkland is not ultimately utilized for park use, the underlying
designation will be Urban Residential I and can be developed under the policies
of that section of this plan without requiring an Amendment to this Plan.
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Aurora 2C Secondary Plan Area
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3.2.4 Storm water Management Facilities Symbol
Intent
a) Storm water Management Facilities are intended to manage development
impacts on streams and the lake system in order to maintain and enhance
water quality, protect fish and wildlife habitat and prevent erosion. It is the
intent of this Secondary Plan to ensure that Storm water Management
Facilities are not only functional components of a community, but are also
aesthetically pleasing and a key component of the connected Greenlands
System. Storm water management Facilities are identified symbolically on
Schedule A and schematically on Schedule B.
Policies
b) Storm water management facilities are subject to the policies contained in
this Secondary Plan and the Town’s policies regarding design, construction
and maintenance for these types of facilities.
c) The locations, configuration and boundaries of the Storm water Management
Facilities identified on Schedules A and B shall be confirmed through the
required Storm water Management Plan and subsequent Draft Plans of
Subdivision/Condominium and implementing zoning by-law, and may be
adjusted, added or deleted without further Amendment to this Secondary Plan,
provided the general intent of the Plan is maintained to the satisfaction of
Council.
3.3 THE RESIDENTIAL NEIGHBOURHOODS
a) This Secondary Plan provides opportunities for a broad range of housing
forms throughout the community and within each Neighbourhood.
b) This Secondary Plan, based on the Community Plan, provided as Appendix
I, includes the distribution of housing by house form and density and
identifies, in detail, the composition and distribution of the anticipated
housing stock and its relationship to the achievement of the Provincial and
Regional requirement to achieve a minimum gross density of 50 residents
and/or jobs per hectare.
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c) Council shall monitor and ensure, through the approval of implementing
zoning and draft plans of subdivision/condominium, that the mix and density
of housing types proposed within the community is appropriate and is in
conformity with the provisions of this Secondary Plan and any Provincial and
Regional policy directives that are applicable.
d) Objectives for the Residential Neighbourhoods include:
i. to encourage a broad range of housing sizes, densities, designs,
tenures and prices, to meet the needs of current and future residents;
ii. to encourage innovation in new residential development to address
social, economic, design, environmental and growth management
policies of this Plan;
iii. to ensure that the Residential Neighbourhoods are designed to achieve
a minimum gross density of 50 residents and/or jobs per hectare; and,
iv. to ensure a minimum requirement that 25% of new housing units be
affordable, offering a range of compact housing forms and tenures, and
intrinsically affordable units for low and moderate income households.
3.3.1 Urban Residential 1 Designation
Intent
a) It is the intent of the Urban Residential 1 Designation to promote well-designed,
low density housing in appropriate locations throughout the community, in
accordance with the distribution of housing forms identified on Schedule A.
Permitted Uses
b) The permitted uses within the Urban Residential 1 Designation are as follows:
i. single-detached and semi-detached dwellings;
ii. places of worship;
iii. community and cultural facilities;
iv. elementary schools;
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Aurora 2C Secondary Plan Area
September 27, 2010 27
v. parks, open space, pedestrian and bicycle routes;
vi. buildings, structures and uses that are accessory to any permitted
uses; and,
vii. storm water management facilities and public and private utilities that
serve the neighbourhood population.
c) In addition to the permitted uses identified above, any individual Draft Plan of
Subdivision within the Urban Residential 1 Designation, may include street
and/or block townhouses up to a maximum of 20 percent of the total number
of units within the Draft Plan.
d) Council reserves the right, through the implementing Zoning By-law, to
further refine the list of permitted land uses to ensure that new development
is appropriate in the context of the adjacent and surrounding community.
Policies
e) The Maximum height of any building within the Urban Residential 1
Designation shall be 3 storeys, or 9.0 metres, whichever is less.
Notwithstanding this requirement, Elementary Schools within this designation
will be permitted a maximum height of 12.0 metres.
f) Density within the Urban Residential 1 Designation shall range from between
17 and 40 units per net residential hectare. Where proposed, townhouse
developments shall have a maximum density of 50 units per net residential
hectare.
g) Permitted places of worship, community and cultural facilities and/or
elementary schools shall be permitted through the requirements of the
implementing zoning by-law, and shall be subject to site plan control.
h) All development within the Urban Residential 1 Designation shall be
generally within 400 metres of an identified component of the Greenlands
System
i) All development within the Urban Residential 1 Designation will address the
road, and garage doors/service facilities shall not dominate the view of the
streetscape. The implementing zoning by-law shall include details with respect
to build within zones for front and exterior side yards, for the various anticipated
development types and forms. Special provisions with respect to porches for
the residential uses shall also be included in the by-law.
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j) All development within the Urban Residential 1 Designation shall be
consistent with the Urban Design Guidelines attached to this Secondary Plan
as Appendix II.
3.3.2 Urban Residential 2 Designation
Intent
a) It is the intent of the Urban Residential 2 Designation to promote well-designed
and transit supportive medium density housing forms in proximity to community
recreational and convenience commercial facilities, in accordance with the
distribution of housing forms identified on Schedule A.
Permitted Uses
b) The permitted uses within the Urban Residential 2 Designation are as follows:
i. street, block, stacked and back-to-back townhouse dwellings, small plex-
type (e.g. quattroplex) multiple unit buildings and small scale/low-rise
apartments;
ii. places of worship;
iii. community and cultural facilities;
iv. local commercial uses including convenience stores and personal
service uses;
v. special needs housing;
vi. parks, open space, pedestrian and bicycle routes;
vii. buildings, structures and uses that are accessory to any permitted
uses; and,
viii. storm water management facilities and public and private utilities that
serve the neighbourhood population.
c) In addition to the permitted uses identified above, any individual Draft Plan of
Subdivision within the Urban Residential 2 Designation, may include single
and semi-detached dwellings up to a maximum of 20 percent of the total
number of units within the Draft Plan.
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Aurora 2C Secondary Plan Area
September 27, 2010 29
d) Council reserves the right, through the implementing Zoning By-law, to
further refine the list of permitted land uses to ensure that new development
is appropriate in the context of the adjacent and surrounding community.
Policies
e) The Maximum height of any building within the Urban Residential 2
Designation shall be 6 storeys, or 18.0 metres, whichever is less.
f) Density within the Urban Residential 2 Designation shall range from between
35 and 50 units per net residential hectare. Where proposed, small scale/low-
rise apartment developments shall have a maximum density of 125 units per
net residential hectare.
g) Permitted places of worship, community and cultural facilities, elementary
schools. local commercial uses including convenience stores and personal
service uses and/or special needs housing shall be permitted through the
requirements of the implementing zoning by -law, and shall be subject to site
plan control.
h) Development facilitated through a Draft Plan of Condominium shall require a
Comprehensive Design Plans to be approved by Council. The
Comprehensive Design Plan may include the following components:
i. a Conceptual Development Plan that articulates the layout of the
project, including:
• the size, shape, location and proposed uses/house forms, by
type and density;
• the proposed public and/or private road network;
• the size, shape and location of all public and/or private park
blocks; and,
• the size, shape and location of all storm water management
facilities, if required.
ii. a Land Use Summary Table indicating:
• the area and percentage of land dedicated to each land use type;
and,
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September 27, 2010 30
• the number of dwelling units proposed by type.
iii. a report that indicates how the proposed development contributes to
the achievement of the minimum density requirement for the residential
component of the 2C Secondary Plan Area; and,
iv. if required by Council, the preparation of project specific urban design
and architectural control guidelines that are consistent with or exceed
the requirements of the Urban Design Guidelines attached to this
Secondary Plan as Appendix II.
Additional guidelines, if required, will articulate building height, massing
and form, building setbacks, the arrangement of buildings on lots and
the treatment of on-site parking. In addition, the urban and architectural
control guidelines will identify the location and design treatment of
landmark architectural features, and architectural design requirements
for all buildings, including landscape elements.
i) All development within the Urban Residential 2 Designation shall be
generally within 400 metres of an identified component of the Greenlands
System.
j) All development within the Urban Residential 2 Designation will address the
road, and garage doors/service facilities shall not dominate the view of the
streetscape. The implementing zoning by-law shall include details with respect
to build within zones for front and exterior side yards, for the various anticipated
development types and forms. Special provisions with respect to porches for
the ground-related residential uses shall also be included in the by-law.
k) No individual, direct access shall be permitted for any development lot within
the Urban Residential 2 Designation that abuts Leslie Street or St. John’s
Sideroad. If there are justifiable technical or urban design reasons to include
reverse frontage development it may considered without an Amendment to
this Plan subject to the satisfaction of Council.If there are justifiable technical
or urban design reasons to include reverse frontage development it may be
considered without an Amendment to this Plan subject to the satisfaction of
Council.
l) All development within the Urban Residential 2 Designation shall be subject
to site plan control and shall be consistent with the Urban Design Guidelines
attached to this Secondary Plan as Appendix II. Council may utilize the
provisions of Site Plan Control to the maximum extent permitted by the
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Planning Act, including, without limitation, the control of building materials,
colour and architectural detail.
3.3.3 Mixed-Use Residential/Commercial Designation
Intent
a) It is the intent of the Mixed-Use Residential/Commercial Designation to
promote well-designed and transit supportive high density housing fin
combination with small scale convenience and service commercial uses that
serve the surrounding residential community. This Designation is identified on
Schedule A.
Permitted Uses
b) The permitted uses within the Mixed-Use Residential/Commercial Designation
are as follows:
i. apartment dwellings;
ii. local commercial uses including convenience stores and personal
service uses;
iii. special needs housing;
iv. buildings, structures and uses that are accessory to any permitted
uses; and,
v. storm water management facilities and public and private utilities that
serve the neighbourhood population.
c) The following retail and service commercial land uses are specifically
prohibited:
i. drive-through restaurants or other drive-through facilities of any type;
ii. any use that requires the outdoor display or storage of goods; and,
iii. all automobile related uses (sales, service, gas bars, car washes);
d) Council reserves the right, through the implementing Zoning By-law, to
further refine the list of permitted land uses to ensure that new development
is appropriate in the context of the adjacent and surrounding community.
Town of Aurora
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Policies
e) The maximum height of any building within the Mixed-Use
Residential/Commercial Designation shall be 6 storeys, or 20.0 metres,
whichever is less.
f) Density within the Mixed-Use Residential/Commercial Designation shall be
within a Floor Space Index of 1.0 to 3.0.
g) Permitted uses are encouraged to develop in mixed use buildings. Permitted
residential uses are not permitted in a stand-alone condition.
h) Permitted convenience stores and personal service uses shall not exceed
3,500 square metres of Gross Floor Area per individual site.
i) Permitted convenience stores and personal service uses and/or special
needs housing shall be permitted through the requirements of the
implementing zoning by-law, and shall be subject to site plan control.
j) Development facilitated through a Draft Plan of Condominium shall require a
Comprehensive Design Plans to be approved by Council. The
Comprehensive Design Plan may include the following components:
i. a Conceptual Development Plan that articulates the layout of the
project, including:
• the size, shape, location and proposed uses/house forms, by
type and density;
• the proposed public and/or private road network;
• the size, shape and location of all public and/or private park
blocks; and,
• the size, shape and location of all storm water management
facilities, if required.
ii. a Land Use Summary Table indicating:
• the area and percentage of land dedicated to each land use type;
and,
• the number of dwelling units proposed by type.
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iii. a report that indicates how the proposed development contributes to
the achievement of the minimum density requirement for the residential
component of the 2C Secondary Plan Area; and,
iv. if required by Council, the preparation of project specific urban design
and architectural control guidelines that are consistent with or exceed
the requirements of the Urban Design Guidelines attached to this
Secondary Plan as Appendix II.
Additional guidelines, if required, will articulate building height, massing
and form, building setbacks, the arrangement of buildings on lots and
the treatment of on-site parking. In addition, the urban and architectural
control guidelines will identify the location and design treatment of
landmark architectural features, and architectural design requirements
for all buildings, including landscape elements.
k) All development within the Mixed-Use Residential/Commercial Designation
shall be generally within 400 metres of an identified component of the
Greenlands System and from local commercial uses.
l) All development within the Mixed-Use Residential/Commercial Designation will
address the road, and garage doors/service facilities shall not dominate the
view of the streetscape. The implementing zoning by-law shall include details
with respect to build within zones for front and exterior side yards, for the
various anticipated development types and forms.
m) No individual, direct access shall be permitted for any development lot within
the Mixed-Use Residential/Commercial Designation that abuts Leslie Street or
St. John’s Sideroad. If there are justifiable technical or urban design reasons
to include reverse frontage development it may considered without an
Amendment to this Plan subject to the satisfaction of Council. Parking lots
shall not be located within any front yard within the Mixed-Use
Residential/Commercial Designation.
n) All development within the Mixed-Use Residential/Commercial Designation
shall be subject to site plan control and shall be consistent with the Urban
Design Guidelines attached to this Secondary Plan as Appendix II. Council
may utilize the provisions of Site Plan Control to the maximum extent
permitted by the Planning Act, including, without limitation, the control of
building materials, colour and architectural detail.
3.3.4 Residential Interface Overlay Designation
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Aurora 2C Secondary Plan Area
September 27, 2010 34
Intent
a) It is the intent of the Residential Interface Overlay Designation to ensure that a
compatible interface condition can be developed between new development
within the 2C Secondary Plan Area, and existing residential development in the
Town of Newmarket. The extent of the Residential Interface Overlay
Designation is identified on Schedule A.
Permitted Uses
b) The uses permitted within the Residential Interface Overlay Designation shall
reflect the list of permitted uses from the land use designation that underlies
this overlay designation.
Policies
c) The lands subject to this overlay designation shall be developed in a manner
that creates a compatible interface condition with the properties to the north
in Newmarket. The compatible interface condition shall be established by the
developer, and shall be satisfactory to the Council of the Town of Aurora.
Implementation methods could include any one or more of the following, but
not be limited to:
i. requirements in the zoning by-law related to building types, setbacks
and lot sizes;
ii. site plan agreements related to fencing and/or other landscape
treatments; and/or,
iii. provisions registered on title as they may affect the establishment and
maintenance of required fencing and/or other landscape treatments.
d) Notwithstanding the policies of the underlying Urban Residential 2
designation, on the subject lands, single detached and/or semi-detached
dwellings may also be permitted.
3.3.5 Places of Worship Designation
Policies
a) A Place of Worship site has been identified on Schedule A.
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b) A Place of Worship shall not exceed a maximum height of 6 storeys, or a
Floor Space Index of 2.5.
c) Adequate parking and drop-off/pick-up facilities shall be provided and
parking should not be located in the front yard of any building.
d) Places of worship shall be high quality landmark buildings and shall be
compatible with the character of the surrounding community. Development of
a Place of Worship shall be subject to site plan control and shall be
consistent with the Urban Design Guidelines attached to this Secondary Plan
as Appendix II. Council may utilize the provisions of Site Plan Control to the
maximum extent permitted by the Planning Act, including, without limitation,
the control of building materials, colour and architectural detail.
3.3.6 Elementary Schools Symbol
Policies
a) Two Elementary schools have been identified on Schedule A. They have
been located adjacent to a substantial Community Park, on a Municipal
Collector Road. These locations have been selected to reflect the role of
school sites in supporting the definition of community structure and patterns
of land use. The number, location and configuration of school sites will be
further defined through Draft Plans of Subdivision/Condominium and the
implementing zoning by-law.
b) Schools shall provide parking for both vehicles and bicycles, amenity areas
and buffering with planting and/or fencing from adjacent residential
dwellings. The implementing Zoning By-law and/or site plan approval shall
ensure that adequate parking facilities are available on the lot for the
proposed use and parking, where possible, shall not be located in the front
yard of any buildings.
c) Development of an elementary school shall be subject to site plan control
and shall be consistent with the Urban Design Guidelines attached to this
Secondary Plan as Appendix II. Council may utilize the provisions of Site
Plan Control to the maximum extent permitted by the Planning Act, including,
without limitation, the control of building materials, colour and architectural
detail.
d) Elementary school sites shall be efficiently used and urban in nature. Multi-
storey buildings, campus configurations with other schools, and reduced
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September 27, 2010 36
open space areas shall be considered. Elementary school sites and
buildings will be developed in conformity with the following policies:
i. elementary schools shall be high quality landmark buildings and shall
be compatible with the character of the surrounding community;
ii. elementary school sites shall be a maximum of 2.5 hectares in size
and should be a rectangular configuration in order to maximize its
programmable space.
iii. elementary school buildings shall be developed in conformity with the
green building policies of this Secondary Plan;
iv. joint use sites and multiple use buildings will be encouraged wherever
possible. The Town will work with the School Boards to achieve
appropriate and efficient site designs, and to maximize public service
and safety;
v. elementary schools shall be located along a Collector Road to be
accessible by residents in more than one neighbourhood; and,
vi. parking and loading areas will be provided and access points designed
in a manner that will minimize conflicts between pedestrian and
vehicular traffic and will enhance the aesthetic character of the
neighbourhood. Parking and loading areas that are visible from a
public road shall be appropriately landscaped to enhance the aesthetic
appeal and to screen those facilities from public view while not creating
overly screened unsafe environments.
e) The locations, configuration and boundaries of the Elementary School sites
identified on Schedule A shall be confirmed through Draft Plans of
Subdivision/Condominium and implementing zoning by-law, and may be
adjusted without further Amendment to this Secondary Plan, provided the
general intent of the Plan is maintained to the satisfaction of Council.
f) In the event that all or part of a school site is not required by a School Board,
it may be developed in accordance with the Urban Residential 2 designation
and in conformity with all policies of this Secondary Plan. An Amendment to
this Sec ondary Plan, to reflect the approved change in land use shall not be
required. Further, compatible institutional uses as identified in the
implementing zoning by-law, or based on specific evaluation of each site, and
which may include religious institutions, government buildings, community
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Aurora 2C Secondary Plan Area
September 27, 2010 37
and recreational facilities, housing for seniors and/or cultural buildings (e.g.
museum, art gallery);
3.4 THE BUSINESS PARK
a) The Business Park represents employment lands as defined by relevant
York Region and Provincial legislation and policy directives. The Business
Park is considered a crucial component of the Town’s long-term economic
development strategy.
b) The structure of the Business Park, based on the Community Plan provided as
Appendix I, takes advantage of the accessibility and visibility afforded by
Highway 404 and the existing and proposed interchanges at Wellington Street
to the south and St. John’s Sideroad. The Business Park component of the 2C
Secondary Plan Area is planned to accommodate a range of employment
opportunities including prestigious office uses to warehousing and light
manufacturing. In addition, an array of small to moderately scaled retail and
personal service uses will be permitted that are ancillary to the primary
employment focus of the Business Park. Opportunities for major and smaller
scale institutional uses will also be permitted.
c) Council shall monitor and ensure, through the approval of implementing
zoning and draft plans of subdivision/condominium, that the mix and
achieved density of employment generating land uses proposed within the
community is appropriate and is in conformity with the provisions of this
Secondary Plan and any Provincial and Regional policy directives that are
applicable. It is a requirement that the Business Park component of the 2C
Secondary Plan achieve a minimum gross density of 40 jobs per hectare.
d) Objectives for the Business Park include:
i. to promote sustainable economic growth, local employment
opportunities and diversification of the employment base;
ii. To ensure that employment lands are protected to accommodate
projected employment growth;
iii. to achieve a minimum requirement to achieve a density of 40
persons/jobs per gross hectare;
iv. to utilize the Town’s Economic Development Strategy as an important
tool to implement key policy goals and objectives;
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v. to ensure that employment lands are used to their fullest and highest
potential; and,
vi. to achieve the highest design standards possible for employment-
related development.
3.4.1 Business Park 1
Intent
a) It is the intent of the Business Park 1 Designation to maximize the
advantages of the exposure to Highway 404, and to promote high quality and
prestigious employment generating land uses that will achieve relatively high
employment densities.
Permitted Uses
b) The uses permitted within the Business Park 1 Designation may include:
i. All types of business and professional offices, including ancillary retail
and service uses and restaurants only where internally int egrated as a
component of an office building;
ii. Hotels and hotel/convention centres, including ancillary retail and
service uses only where internally integrated as a component of a hotel
or hotel/convention centre;
iii. Institutional uses, including government services, research and,
training facilities and, ancillary retail and service uses and restaurants
only where internally integrated as a component of an institutional
building;
iv. trails and open space linkages;
v. buildings, structures and uses that are accessory to any permitted
uses; and,
vi. storm water management facilities and public and private utilities that
serve the Business Park population.
c) Council reserves the right, through the implementing Zoning By-law, to
further refine the list of permitted land uses to ensure that new development
is appropriate in the context of the adjacent and surrounding community.
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Policies
d) Building heights within the Business Park 1 Designation shall be between 3
and 7 storeys, or between 10.0 metres and 28.0 metres.
e) Building density shall be a maximum Floor Space Index of 2.5.
f) All permitted uses shall be carried out entirely within wholly enclosed
buildings.
g) The number of access points from individual lots to public roads shall be
mi nimized. Shared access and internal connections between multiple lots is
encouraged.
h) Parking requirements shall be accommodated within parking structures,
wherever possible. Outdoor, at grade parking lots shall be adequately
landscaped to ensure the high quality and prestigious character of
development within this Designation is maintained or enhanced.
i) Where a rear or exterior lot line abuts a public road or Provincial Highway,
public open space, special landscaping/building treatments shall be required
to ensure that the rear and/or side building facades are attractive and/or
appropriately screened from view. Council shall ensure conformity with this
policy through the provisions of site plan approval.
j) Where any development within the Business Park 1 Designation abuts lands
designated Environmental Protection Area, landscaping/building treatments
shall be required to ensure that the use is appropriately screened and any
undue adverse impacts are appropriately mitigated. In these locations, a
landscaped buffer strip shall be included on the Business Park 1 Designation
lands, and shall be landscaped to the satisfaction of Council. Council shall
ensure conformity with this policy through the provisions of site plan
approval.
k) All development within the Business Park 1 Designation shall be subject to
site plan control and shall be consistent with the Urban Design Guidelines
attached to this Secondary Plan as Appendix II. Council may utilize the
provisions of Site Plan Control to the maximum extent permitted by the
Planning Act, including, without limitation, the control of building materials,
colour and architectural detail.
3.4.2 Business Park 2
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Aurora 2C Secondary Plan Area
September 27, 2010 40
Intent
a) It is the intent of the Business Park 2 Designation to broaden the list of
permitted uses to maximize the opportunity to accommodate lower order
employment uses, while still promoting a high quality and prestigious
Business Park. The Business Park 2 Designation is expected to generate
moderate employment densities.
Permitted Uses
b) The uses permitted within the Business Park 2 Designation may include:
i. all types of business and professional offices, including ancillary retail
and service uses and restaurants only where internally integrated as a
component of an office building;
ii. prestige industrial uses, including enclosed warehousing, limited
product distribution services, research and development facilities,
communications facilities, and manufacturing and processing
operations deemed not to be obnoxious by reason of dust, odour,
fumes, particulate matter, noise and/or excessive vibrations;
iii. trails and open space linkages;
iv. buildings, structures and uses that are accessory to any permitted
uses; and,
v. storm water management facilities and public and private utilities that
serve the Business Park population.
c) Council reserves the right, through the implementing Zoning By-law, to
further refine the list of permitted land uses to ensure that new development
is appropriate in the context of the adjacent and surrounding community.
Policies
d) Building heights within the Business Park 2 Designation shall be between 1
and 4 storeys.
e) Building density shall be a maximum Floor Space Index of 1.5.
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Aurora 2C Secondary Plan Area
September 27, 2010 41
f) All permitted uses shall be carried out entirely within wholly enclosed
buildings.
g) The number of access points from individual lots to public roads shall be
minimized. Shared access and internal connections between multiple lots is
encouraged.
h) Outdoor, at grade parking lots shall be adequately landscaped to ensure the
high quality and prestigious character of development within this Designation
is maintained or enhanced.
i) Where a rear or exterior lot line abuts a public road, special
landscaping/building treatments shall be required to ensure that the rear
and/or side building facades are attractive and/or appropriately screened
from view. Council shall ensure conformity with this policy through the
provisions of site plan approval.
j) Where any development within the Business Park 2 Designation abuts lands
designated Environmental Protection Area, landscaping/building treatments
shall be required to ensure that the use is appropriately screened and any
undue adverse impacts are appropriately mitigated. In these locations, a
landscaped buffer strip shall be included on the Business Park 2 Designation
lands, and shall be landscaped to the satisfaction of Council. Council shall
ensure conformity with this policy through the provisions of site plan
approval.
k) All development within the Business Park 2 Designation shall be subject to
site plan control and shall be consistent with the Urban Design Guidelines
attached to this Secondary Plan as Appendix II. Council may utilize the
provisions of Site Plan Control to the maximum extent permitted by the
Planning Act, including, without limitation, the control of building materials,
colour and architectural detail.
3.4.3 Business Park 3
Intent
a) It is the intent of the Business Park 3 Designation to recognize the
challenges for large footprint buildings and large at-grade parking facilities on
lands with significant slope conditions by providing an expanded mix of
permitted uses that can be developed with smaller footprint buildings and
structured parking, while, at the same time recognizing the inherent lower
Town of Aurora
Aurora 2C Secondary Plan Area
September 27, 2010 42
use efficiencies and, as a result, lower density employment yields. It is also
the intent of Council to promote high quality and prestigious employment
generating land uses.
Permitted Uses
b) The uses permitted within the Business Park 3 Designation may include:
i. all types of business and professional offices, including ancillary retail
and service uses and restaurants only where internally integrated as a
component of an office building;
ii. stand-alone retail commercial and personal service uses that are less
than 2,000 square metres per business;
iii. hotels and hotel/convention centres, including ancillary retail and
service uses only where internally integrated as a component of a hotel
or hotel/convention centre;
iv. community cultural facilities;
v. public and/or private sector recreational facilities;
vi. institutional uses of all scales, including post-secondary educational
facilities/campuses, government services, research and, training
facilities and, ancillary retail and service uses and restaurants only
where internally integrated as a component of an institutional building.
Residential uses for the accommodation of students directly associated
with an on-site post-secondary education campus may also be
permitted as an institutional use;
vii. trails and open space linkages;
viii. buildings, structures and uses that are accessory to any permitted
uses; and,
ix. storm water management facilities and public and private utilities that
serve the Business Park population.
c) Council reserves the right, through the implementing Zoning By-law, to
further refine the list of permitted land uses to ensure that new development
is appropriate in the context of the adjacent and surrounding community.
Town of Aurora
Aurora 2C Secondary Plan Area
September 27, 2010 43
Policies
d) Building heights within the Business Park 3 Designation shall be a maximum
of 6 storeys.
e) Building density shall be a maximum Floor Space Index of 2.0.
f) Where possible and feasible, buildings rather than retaining walls, shall be
utilized to accommodate site slope conditions.
g) Council shall consider unique and innovative building strategies to facilitate
development that accommodates the site slope conditions, and may
consider alternative zoning, site plan and engineering standards in order to
facilitate desired development.
h) All permitted uses shall be carried out entirely within wholly enclosed
buildings.
i) The number of access points from individual lots to public roads shall be
minimized. Shared access and internal connections between multiple lots is
encouraged.
j) Parking requirements shall be accommodated within parking structures,
wherever possible. Outdoor, at grade parking lots shall be adequately
landscaped to ensure the high quality and prestigious character of
development within this Designation is maintained or enhanced.
k) Where a rear or exterior lot line abuts a public road, special
landscaping/building treatments shall be required to ensure that the rear
and/or side building facades are attractive and/or appropriately screened
from view. Council shall ensure conformity with this policy through the
provisions of site plan approval.
l) Where any development within the Business Park 3 Designation abuts lands
designated Environmental Protection Area, landscaping/building treatments
shall be required to ensure that the use is appropriately screened and any
undue adverse impacts are appropriately mitigated. In these locations, a
landscaped buffer strip shall be included on the Business Park 3 Designation
lands, and shall be landscaped to the satisfaction of Council. Council shall
ensure conformity with this policy through the provisions of site plan
approval.
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Aurora 2C Secondary Plan Area
September 27, 2010 44
m) All development within the Business Park 3 Designation shall be subject to
site plan control and shall be c onsistent with the Urban Design Guidelines
attached to this Secondary Plan as Appendix II. Council may utilize the
provisions of Site Plan Control to the maximum extent permitted by the
Planning Act, including, without limitation, the control of building materials,
colour and architectural detail.
3.4.4 Business Park Interface Overlay Designation
Intent
a) It is the intent of the Business Park Interface Overlay Designation to ensure
that a compatible interface condition can be developed between new
development within the 2C Secondary Plan Area, and approved residential
development in the Town of Newmarket. The extent of the Business Park
Interface Overlay Designation is identified on Schedule A.
Permitted Uses
b) The uses permitted within the Business Park Interface Overlay Designation
shall reflect the list of permitted uses from the land use designation that
underlies this overlay designation.
Policies
c) The lands subject to this overlay designation shall be developed in a manner
that creates a compatible interface condition with the properties to the north
in Newmarket. The compatible interface condition shall be established by
the developer, and shall be satisfactory to the Council of the Town of Aurora.
Implementation methods may include, but not be limited to:
i. requirements in the zoning by-law related to land use, building types
and setbacks;
ii. site plan agreements related to fencing and/or other landscape
treatments; and/or,
iii. provisions registered on title as they may affect the establishment and
maintenance of required fencing and/or other landscape treatments.
Town of Aurora
Aurora 2C Secondary Plan Area
September 27, 2010 45
4.0 URBAN DESIGN AND AMENITY POLICIES
a) To encourage excellence in community design is essential in creating a vibrant
and attractive community for its residents, businesses and visitors. The
policies of this Section promote compatible development through high quality
urban design and architecture in order to enhance the comfort, safety,
accessibility and aesthetics of the built and natural environments of the 2C
Secondary Plan Area.
b) Objectives for urban design include:
i. to adopt urban design guidelines that assist development,
redevelopment and rehabilitation to provide diversity, amenity, comfort,
safety and compatibility with the existing community;
ii. to encourage attractive and safe public spaces, such as streetscapes,
gateways to the community, vistas, open spaces and heritage areas;
iii. to enhance the visual asset of Aurora’s Greenlands system;
iv. to encourage a high quality and consistent level of urban design for the
public and private realms through adherence to the principles, policies
and requirements of this Secondary Plan and the Urban Design
Guidelines attached as Appendix II;
v. to encourage an urban built form that is massed, designed and
oriented to people, and creates active and attractive streets for all
seasons with ground-floor uses such as retail, human and personal
services; and,
vi. to encourage policies to ensure excellence in urban design and
sustainable construction methods.
4.1 GENERAL PROVISIONS
a) The 2C Secondary Plan Area is designed to achieve a community that is
diverse in use and population, is scaled to the pedestrian, can accommodate
private automobiles and transit vehicles, and has a well defined and high
quality public realm. This Secondary Plan is premised on high quality urban
design, including measures to ensure:
i. the provision of a clearly defined public realm;
Town of Aurora
Aurora 2C Secondary Plan Area
September 27, 2010 46
ii. a standardized and highly interconnected pattern of lotting for
development blocks;
iii. consistent built form;
iv. safety, accessibility and comfort in the pedestrian environment;
v. support for transit services throughout the community.
b) New development, redevelopment, rehabilitation, and subdivision layout shall
be encouraged to complement natural landscapes and grades, water courses,
vegetation, heritage environments and existing or proposed adjacent buildings,
through the design of buildings, their massing, siting, exterior, access and
public areas.
c) Urban design should relate to the way the environment is experienced:
i. environments through which people travel with cars at relatively high
speeds allow for simple, large scale, clear visual statements.
ii. environments in which people move and spend time on foot allow for
smaller scale, detailed, interesting and diversified visual design
statements.
d) Council shall support urban design which:
i. reconciles compatibility with diversity; and,
ii. avoids monotony and harsh contrasts.
e) New residential development should provide both the appropriate private and
social context for healthy human environments. These consist of:
i. safety and audio and visual privacy in subdivision design, layout,
amenity spaces as reflected in municipal building, landscaping and
maintenance standards; and,
ii. a supportive social fabric through a range of dwelling types, street
orientation, and neighbourhood support services.
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Aurora 2C Secondary Plan Area
September 27, 2010 47
f) Council has designated the 2C Secondary Plan Area for site plan control under
Section 40 of the Planning Act. This section allows Council to regulate
conceptual design of buildings, the layout, massing, exterior and public access
areas to ensure the comfort and safety of users. In most instances, single
detached and semi-detached dwellings shall be exempted.
g) To achieve human scale, attractive and safe public environments, in gateways,
heritage areas, streets and open spaces, the following urban design
approaches should be encouraged:
i. development should encourage:
• sun light on outdoor spaces such as sidewalks, streets, parks
and court yards; and,
• a micro climate which prevents wind tunnels and shelters against
cold northerly winds.
ii. facade treatment should encourage:
• elements of interest such as displays;
• well designed street furniture and landscaping;
• adequate fenestration to provide active street elevations;
• a variety of textures and colours on walls and walkways;
• human scale development that ensures people at grade do not feel
over-powered by the built environment; and,
• open balconies on upper floors overlooking streets especially in
mixed use areas and usual mitigation of residential projects with
front loaded garages.
iii. pedestrians shall be protected from inclement weather with canopies or
arcades at building entrances and along store fronts.
iv. upper storeys of larger buildings may require setbacks to achieve
• human scale buildings;
• vistas to heritage sites;
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Aurora 2C Secondary Plan Area
September 27, 2010 48
• harmony with natural contours; and,
• diversity of scales without harsh contrast and monotony.
v. landscaping and underground wiring may be required to enhance
public vistas in visually significant areas.
vi. Developers shall undertake a street tree planting program in
accordance with municipal standards.
vii. Within the Mixed-Use Residential/ Commercial, Business Park1,
Business Park 2 and Business Park 3, designations, parking in front
shall:
• be screened by landscaping;
• allow for visibility of store fronts from the street by limiting the
depth of front parking areas;
• not create large gaps between developments;
• allow for substantially uniform setbacks from the street;
• minimize conflict with pedestrian circulation; and,
• be coordinated with adjacent commercial developments.
viii. residential uses shall be screened from abutting non-residential uses.
ix. unsightly site elements such as loading, parking, refuse storage areas
and transformers shall be screened to ensure the amenity of adjacent
areas.
x. visual screens may consist of landscaped buffer areas with grass
strips, trees, shrubs and or decorative screens, walls or fences, as
specified in municipal standards. Such screens shall not obscure
visibility to compromise the sense of safety.
xi. in order to mitigate the visual impact of roof top mechanical equipment,
such equipment shall be:
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Aurora 2C Secondary Plan Area
September 27, 2010 49
• placed in locations that eliminate their visibility; and/or,
• screened by raised parapets that complement the building design,
material and colour; and/or,
• placed in specially designed enclosures that complement the
building design, material and colour.
xii. council may require special urban design studies for development
proposals to ensure the special requirements are met at Gateway
locations.
4.2 PUBLIC REALM
a) The public realm comprises public roads, lanes, open spaces/parks, natural
heritage features and their associated buffers, storm water management
facilities, and the public use activity areas of public lands and private
development sites and buildings.
4.2.1 Roads and Lanes
a) It is intended that roads and lanes will:
i) provide access for vehicles, pedestrians and bicycles, opportunities for
vistas, view corridors and pedestrian amenity areas, and space for
utilities and services;
ii) be subject to appropriate and comprehensive streetscape
requirements, including landscaping, that will ensure that the public
realm is consistent in quality and design; and,
iii) be aligned to create a modified rectilinear grid pattern that defines
development blocks and establishes a highly inter-connected and
permeable network that maximizes accessibility and support for transit.
4.2.2 Views and Focal Points
a) The preservation, enhancement and creation of significant views and focal
points shall be encouraged by:
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Aurora 2C Secondary Plan Area
September 27, 2010 50
i) preserving and enhancing views to natural heritage features, including
woodlots, cultural heritage landscapes, water bodies, and across parks
and open spaces;
ii) providing opportunities for views of important public buildings, heritage
buildings, open spaces and parks, natural heritage features, and other
landmarks; and,
iii) providing for sites that terminate roads and view corridors.
b) To recognize the importance of public and institutional buildings in the
community and to enhance their status these buildings are encouraged to be
sited at the following locations:
i) at the termination of a road or view corridor;
ii) at road intersections; and,
iii) on sites that enjoy prominence due to topographic and natural heritage
features.
4.2.3 Location of Buildings with Respect to Roads and Open Space
a) To reinforce the road, lane and block pattern established by this Secondary
Plan, the following measures will be employed:
i) buildings will be aligned parallel to a public road;
ii) buildings will be located in proximity to the property line adjoining the
public road;
iii) buildings on corner sites will be sited and massed toward the
intersection of the adjoining public roads;
iv) siting and massing of buildings will provide a consistent relationship,
continuity and enclosure to the public roads;
v) siting and massing of buildings will contribute to and reinforce the
comfort, safety, and amenity of the public roads;
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Aurora 2C Secondary Plan Area
September 27, 2010 51
vi) buildings located adjacent to, or at the edge of parks and open spaces
will provide opportunities for overlook into the open space;
vii) the massing, siting and scale of buildings located adjacent to, or along
the edge of a park or open space will create an edge or definition
appropriate to the type of open space they abut; and,
viii) buildings of significant public use or architectural merit may be sited to
specifically differ from the surrounding urban fabric in order to
emphasize their importance as landmarks.
4.3 PRIVATE SECTOR DEVELOPMENT
4.3.1 Development Blocks and Lots
a) All the available urban lands are to be subdivided into a series of development
blocks and lots, defined by a modified rectilinear grid system of public roads
and lanes.
b) The size and configuration of each development block will:
i) be appropriate for its intended use;
ii) facilitate and promote pedestrian movement; and,
iii) provide a sufficient number and, where appropriate, a range of building
lots to achieve cost effective and efficient development.
c) Each development lot in a block will:
i) have frontage on a public road or lane;
ii) in the case of private lots, have sufficient sideyard to accommodate
drainage swales when rear lot catch basins are not present; and,
iii) be of sufficient size and appropriate configuration to accommodate
development that reflects the planning and urban design policies set
out in this Secondary Plan and companion Urban Design Guidelines
(Appendix II).
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Aurora 2C Secondary Plan Area
September 27, 2010 52
d) Notwithstanding the provisions of this Secondary Plan, a lot that does not have
frontage on a public road may be permitted, provided the front lot line adjoins
public open space fronting a public road, and the rear lot line adjoins, and has
access from a public rear lane.
e) Notwithstanding the provisions of this Secondary Plan, development lots
having substantial frontage on Leslie Street, St. John’s Sideroad and/or a
Collector Road, may be permitted to have a second access to parking from
either Leslie Street, St. John’s Sideroad and/or a Collector Road provided:
i) the lot contains a comprehensively designed mixed use development;
ii) the principle access to the required service areas on the lot is from the
exterior side yard;
iii) the need for a second access to parking can be demonstrated to be
necessary to facilitate the development pattern, but will not interfere
with, or promote unsafe traffic and pedestrian movement; and,
iv) the development pattern is otherwise consistent with the provisions of
this Secondary Plan and the Urban Design Guidelines (Appendix II).
4.3.2 Built Form
a) Building Compatibility - Over time, new development will be compatible with
adjacent and neighbouring development by ensuring that the siting and
massing of new buildings does not result in undue adverse impacts on adjacent
properties particularly in regard to adequate privacy conditions for residential
buildings and their outdoor amenity areas.
b) Location of Building Entrances - To support public transit and for reasons of
public safety and convenience, primary building entrances shall be clearly
visible and located on a public road or onto public open spaces.
Access from sidewalks and public open space areas to primary building
entrances shall be convenient and direct, with minimum changes in grade, and
shall be accessible to people who are mobility challenged.
c) Parking and Servicing - To minimize disruptions to the safety and
attractiveness of Leslie Street, St. John’s Sideroad and Collector Roads,
individual direct access shall be minimized, and, in some cases prohibited, in
accordance with the policies of this Secondary Plan.
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d) To enhance the quality and safety of the public streetscapes throughout the 2C
Secondary Plan Area, the construction of parking lots/structures which occupy
significant proportions of the at-grade frontage of public roads shall not be
permitted.
e) To reduce the impact of surface parking and to provide at grade amenity areas
the provision of structured parking shall be encouraged for higher density forms
and Business Park development. Where it is not feasible to locate parking in
structures either below or above grade, parking should be located to the rear of
principle buildings and/or within the exterior side yard with appropriate
landscaping and screening measures to mitigate their visual impact along the
street edge.
4.3.3 Pedestrian Environment
a) Public Safety - To promote safety and security in public places, including roads,
parks and open spaces, schools, public transit routes and the public use
activity areas of buildings, the following measures are necessary:
i) the design and siting of new buildings shall provide opportunities for
visual overlook and ease of physical access to adjacent roads, parks
and open spaces;
ii) clear, unobstructed views to parks and open spaces shall be provided
from the adjoining roads; and,
iii) appropriate lighting, visibility and opportunities for informal surveillance
shall be provided for all walkways, parking lots, garages and outdoor
amenity areas.
b) Pedestrian Circulation - To ensure ease of access for the pedestrian and the
enjoyment of public roads and other outdoor spaces, the following measures
are necessary:
i) public-oriented spaces and activity areas, including building entrances,
terraces and porches, will be oriented toward public roads;
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ii) provision of a consistent level of landscape design, incorporating such
elements as appropriate paving, planting, fencing, lighting and signage;
and,
iii) avoiding the location of building ventilation systems in pedestrian
areas.
4.4 BUILDING A GREENER COMMUNITY
Design plays a major role in creating a healthy, vibrant and sustainable community.
This Section establishes policies that promote green building technologies,
renewable and alternative energy options, waste management efforts and other
sustainable design options for development with the aim of supporting the Town’s
objectives for a healthy, vibrant and sustainable community.
4.4.1 Objectives
a) Demonstrate leadership in sustainable forms of development and green
technologies.
b) Encourage development proposals that include energy efficient neighbourhood
and/or building design and practices in all new development.
c) Establish made-in-Aurora green development and design standards that apply
to all public and private sector developments.
d) Control and, where possible, eliminate water, soil, noise and air pollution to
safeguard the natural and human environment.
e) Reduce per-capita consumption of energy, water, land and other non-
renewable resources.
f) Reduce per-capita generation of storm water run-off, sanitary sewage and solid
and hazardous waste.
g) Develop policies and programs designed to reduce per-capita greenhouse gas
emissions by two-thirds by 2031.
4.4.2 Green Building and Design Policies
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a) Council, through consultation with key stakeholders, shall develop Green
Development and Design Standards to ensure that the vision and policies of
this Plan are achieved through the development process.
b) The Green Development and Design Standards shall be used to evaluate
development applications and prioritize development approvals.
c) All development shall meet the minimum standards established by the Green
Development and Design Standard upon coming into effect.
d) The Green Development and Design Standards shall be implemented through
an Official Plan Amendment.
e) Until such time as the Green Development and Design Standards are adopted
by Council, all applications for an Official Plan Amendment, Zoning By-law
Amendment, Plan of Subdivision and/or Site Plan Approval shall submit a
Green Development and Design Report indicating how the various elements
identified in Section 4.4.2(f) are being applied, and describing any other
sustainable initiatives being implemented within the proposed development.
f) Development applications that have received required approvals prior to the
adoption of this Plan are encouraged to demonstrate a commitment to
achieving the Town’s Building a Greener Community objectives, as per Section
4.4.1 of this Plan, and must conform with related standards established by the
York Region Official Plan.
g) The Green Development and Design Standards shall be comprised of, but not
limited to, the following elements and initiatives that contribute to sustainable
community design and green development:
i. minimum standards for energy efficiency in building design;
ii. standards for community design, including but not limited to, compact
forms of development, Transit Oriented Development and active
transportation, in accordance with the vision and policies of this Plan;
iii. design standards to maximize solar gains and facilitate future on-site
solar energy technologies;
iv. design measures to facilitate future on-site renewable energy and/or
energy recovery systems;
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v. minimum standards for water conservation, including rainwater
harvesting, in all buildings and landscaping;
vi. green building material requirements to promote durability, resource
reuse and renewable resource use;
vii. design measures to facilitate the future installation of plug-ins/outlets
for electric vehicles;
viii. requirements for green and/or white roofs into building design;
ix. requirements for Dark Sky compliant practices for exterior lighting;
x. minimum standards for waste reduction and diversion in the
construction process;
xi. design standards for permeable surfaces, including permeable
driveways and parking areas; and,
xii. landscape design standards to promote water efficient, drought
resistant landscaping and the elimination of pesticide/herbicide use,
including the use of native plants and xeriscaping.
h) The Green Development and Design Standards shall be reviewed and revised
periodically to respond to technological advancements, design innovations and
relevant regulatory changes. An Amendment to this Plan shall not be required
to implement the results of the review, unless the intent and/or objectives of this
Plan are affected.
i) Council will promote and encourage the use of recognized and accredited third-
party certification for all new development, including LEED and EnergyStar, or
equivalent standard.
j) Council shall commit to targeting LEED Silver certification, or its equivalent, for
all new municipal buildings and projects.
k) Council shall require the following efficiency standards for all new buildings:
i. 10% greater water efficiency than the Ontario Building Code.
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ii. grade-related (3 storeys or less) residential buildings shall achieve a
minimum performance level that is equal to an EnergyStar standard;
and,
iii. mid and high-rise (4 storeys and greater) residential and non-
residential buildings shall be designed to achieve 25% greater energy
efficiency than the Model National Energy Code for Buildings.
l) Council shall encourage the achievement of greater energy and water
efficiency in all new buildings, beyond the above minimum requirements.
m) Council shall have regard for York Region’s “Sustainable Development
Through LEED” program, which allows proponents of high density residential
proposals meeting specific eligibility criteria and incorporating various
sustainability objectives to quality for water and wastewater Servicing Allocation
Credits equivalent to servicing allocation for 20%, 35% or 40% of the total
residential units within the proposed development. This program can be used
by local municipalities to reduce the required allocation assignment and/or to
facilitate planning approvals for additional units on a site. This policy is not
intended to supersede the Servicing Allocation Policy of the Town of Aurora
and all of the criteria of said policy shall remain applicable. In the case of a
conflict, the Servicing Allocation Policy of the Town of Aurora shall apply.
n) Council shall require the installation of rainwater harvesting and re-
circulation/reuse systems on all new residential buildings for outdoor irrigation
and outdoor water use.
o) Council shall encourage plans and building designs that maximize solar gains
and that buildings be constructed in a manner that facilitates future solar
installations (i.e. solar ready).
p) Council shall review the green building policies in this Secondary Plan as
building standards and green building technologies, design approaches, and
regulatory standards evolve.
4.4.3 Alternative and Renewable Energy Policies
a) Council shall promote best practices and innovation in energy conservation and
renewable energy systems.
b) Council shall work with the Region, local utilities and other stakeholders to
advance energy conservation, demand management and local generation
efforts, as well as the development of renewable energy systems.
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c) Council, in coordination with the Province, York Region and other stakeholders,
shall investigate suitable criteria for the construction and use of renewable
energy systems in Aurora.
d) Council shall permit on-site alterative energy systems and renewable energy
systems for residential, commercial, institutional and industrial buildings and
work with the Region to develop associated design requirements.
e) Council shall review the alternative and renewable energy policies in this Plan
as energy standards and technologies for alternative energy systems and
renewable energy systems evolve.
4.4.4 Waste Management Policies
a) Waste management policies for the Town of Aurora shall be consistent with the
policies of the York Regional Official Plan, including:
i. encouraging the reduction and diversion of construction and demolition
waste from landfill to meet or exceed the Region’s diversion targets;
and,
ii. coordinate waste collection and diversion responsibilities with York
Region;
b) Co-operate with York Region to manage solid waste disposal to minimize
detrimental impact on the environment and adjacent land uses.
c) Encourage and promote alternative waste management such as source
separation and resource recovery at the processing stage, whenever
economically and technically feasible.
d) Assist and encourage residents' efforts to compost, reduce, reuse, repair and
recycle.
e) Encourage industries to co-operate with the policies in this section, and to trade
waste recovery products.
4.4.5 Solid And Hazardous Waste Processing
a) Council shall cooperate with Regional, Provincial and citizens groups to reduce
and achieve safe and effective disposal of solid and hazardous waste.
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4.4.6 Soil Pollution And Erosion Mitigation Policies
a) Council shall strive to prevent soil pollution through:
i. prohibition of dumping or outside storage of hazardous wastes;
ii. high quality public and private sanitary sewer systems and their
maintenance in accordance with requirements of the Ministry of the
Environment, Ministry of Natural Resources, the relevant Conservation
Authority and, where applicable, the York Region Medical Officer of
Health;
iii. introduction of improved technology in this field;
iv. increasing public awareness of the effects and reduction in use of
pesticides, insecticides, fertilizers, de-icing agents in private and public
open spaces, such as along roadsides, on farms, golf courses and in
gardens; and,
v. regulating or prohibiting the placing or dumping of fill and alternations
to the grade of the land in accordance with the Town’s Fill By-law and
Ontario Regulation 179/06 under the Conservation Authority Act.
b) Where contamination has occurred, Council shall, in consultation with the
appropriate Ministries, Conservation Authorities and the York Region Medical
Officer Health:
i. determine the exact nature and extent of contamination;
ii. request the use of municipally piped water in and adjacent to
contaminated areas; and,
iii. prohibit any new development proposal with private wells.
c) Council shall strive to prevent soil erosion through such measures as:
i. requirement of a permit under the Aurora Topsoil Preservation By-Law
before any vegetation or soil may be removed; and,
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4.4.7 Noise And Air Pollution Mitigation Policies
a) Proposed developments adjacent to or near sources of noise, such as
railroads, provincial highways, primary arterial roads and industrial uses, will
require a noise identification study. Where required, methods of noise
abatement measures, according to standards of the Ministry of the
Environment, shall be part of site plan agreements and subdivision plans.
Such studies may be required at the time of application for development,
redevelopment or subdivision approval. Noise abatement measures shall
include:
i. road or building lay-out which increases the distance between noise
sources and residential or other proposed uses; and/or,
ii. location and landscaping of open spaces; and/or,
iii. sound attenuating walls, berms, double or triple glazed windows and
central air conditioning.
b) Council may establish and impose higher standards for the abatement of noise,
vibration, odour, dust and/or other noxious impacts associated with certain land
uses.
4.5 ACCESSIBILITY POLICIES
Ensuring that Aurora’s built environment is accessible to all residents and visitors,
regardless of ability or age, is a key objective of this Secondary Plan.
a) All new development shall be developed with regard to the Province’s
Accessible Built Environment Standard, as it evolves.
b) Council shall work with other government agencies and the private sector to
promote the achievement of accessibility objectives and standards in
accordance with the Accessibility for Ontarians with Disabilities Act, 2005.
4.6 PUBLIC ART POLICIES
Public art is an important component of the public realm and contributes to an overall
sense of place and community. Public art may be used to reflect Aurora’s cultural
heritage and foster an understanding of Aurora’s cultural identity to residents and
visitors.
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In addition, public art may be used to improve and enhance the built environment. In
turn, public art promotes tourism and contributes to the economic vitality of the Town.
Public Art creates cultural links through the promotion of opportunities for community
development, community engagement and community partnerships.
a) Council will promote the creation of public art that reflects the Town’s cultural
diversity and heritage by:
i. encouraging public art initiatives on properties under the jurisdiction of
the Town;
ii. encouraging the inclusion of public art in all significant public and
private sector developments; and,
iii. promoting and actively soliciting gifts of cash and gifts in-kind to the
Town to implement public art initiatives;
b) Council may consider the establishment of a Public Art Advisory Committee to
promote public art, manage the Town’s public art reserve fund and develop a
Town-wide public art strategy, including, but not limited to, a Public Art Master
Plan and public art acquisition policies and/or guidelines.
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5.0 CONSERVING CULTURAL HERITAGE RESOURCES AND
ARCHAEOLOGY
a) Preserving heritage enhances the diversity, beauty and richness of the
natural and built environments. Rapid social and economic change tend to
cause human stress. The presence of heritage helps sustain a sense of
perspective and identity.
5.1 OBJECTIVES
a) Conserve the cultural heritage resources of the Town for the enjoyment of
existing and future generations;
b) Preserve, restore and rehabilitate structures, buildings or sites deemed to have
significant historic, archaeological, architectural or cultural significance and,
preserve cultural heritage landscapes; including significant public views; and,
c) Promote public awareness of Aurora’s heritage and involve the public in
heritage resource decisions affecting the municipality.
5.2 GENERAL CULTURAL HERITAGE POLICIES
a) Heritage planning is the joint responsibility of the Provincial Government, the
Region and the Town. An Advisory Committee, known as the Heritage
Advisory Committee has been established to provide advice to the Town
Council on all matters pertaining to heritage.
b) The Town may use the power and tools provided by the enabling legislation,
policies and programs, particularly the Ontario Heritage Act, the Planning Act,
the Environmental Assessment Act and the Municipal Act in implementing and
enforcing the policies of this section. These may include but not be limited to
the following:
i. the power to stop demolition and alteration of designated heritage
properties and resources provided under the Ontario Heritage Act and
as set out by the policies in this Secondary Plan;
ii. requiring the preparation of a Heritage Impact Assessment and
Restoration/Conservation Plan for development proposals and other
land use planning proposals that may potentially affect a designated or
significant heritage resource or Heritage Conservation District;
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iii. using Zoning By-law provisions to protect heritage resources by
regulating such matters as use, massing, form, location and setbacks;
iv. using the site plan control by-law to ensure that new development is
compatible with heritage resources;
v. using parkland dedication requirements to conserve significant heritage
resources;
vii. identifying, documenting and designating cultural heritage resources as
appropriate in the secondary and block plans and including measures
to protect and enhance any significant heritage resources identified as
part of the approval conditions; and,
viii. using fiscal tools and incentives to facilitate heritage conservation
including but not limited to the Community Improvement Plan and
Façade Improvement Program pursuant to the Planning Act, grants
and loans pursuant to the Ontario Heritage Act, and heritage property
tax reduction/rebate program pursuant to the Municipal Act.
c) The Town’s by-laws, regulations and standards shall be sensitive to the Town’s
heritage resources and may permit non-standard solutions in order to support
the Town’s objectives for heritage preservation. Specific measures may
include, but are not limited to reduced lot sizes, reduced setbacks and
alternative parking requirements.
d) The Town shall acquire heritage easements, and enter into development
agreements, as appropriate, for the preservation of heritage resources and
cultural heritage landscapes.
e) Financial securities from the owner may be required as part of the conditions of
site plan or other development approvals to ensure the retention and protection
of heritage properties during and after the development process.
f) The Town may participate, as feasible, in the development of significant
heritage resources through acquisition, assembly, resale, joint ventures or
other forms of involvement that shall result in the sensitive conservation,
restoration or rehabilitation of those resources.
h) The Town shall consider, in accordance with the Expropriations Act,
expropriating a heritage resource for the purpose of preserving it where other
protection options are not adequate or available.
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i) The Town shall coordinate and implement its various heritage conservation
objectives and initiatives in accordance with its Heritage Program.
j) The Town shall cooperate with neighbouring municipalities, other levels of
government, conservation authorities, local boards, non-profit organizations,
corporations and individuals in the conservation of heritage resources in the
municipality.
k) The relevant public agencies shall be advised of the existing and potential
heritage and archaeological resources, Heritage Conservation District Studies
and Plans at the early planning stage to ensure that the objectives of heritage
conservation are given due consideration in the public work project concerned.
l) Municipal, Regional and Provincial authorities shall carry out public capital and
maintenance works and development activities involving or adjacent to
designated and other heritage resources and Heritage Conservation Districts in
accordance with this policy.
m) Lost historical sites and resources shall be commemorated with the appropriate
form of interpretation and may be a requirement of Site Plan approval.
n) The Town will continue to develop a signage and plaquing system for cultural
heritage resources in the Town.
o) Impact on the significant heritage elements of designated and other heritage
resources shall be avoided through the requirements of the Town’s sign permit
application system and the heritage permit under the Ontario Heritage Act.
p) Sufficient funding and resources shall be committed by Council to implement a
communication and education program to foster awareness, appreciation and
enjoyment of cultural heritage conservation.
q) The Town may develop implementation strategies to participate in certain
cultural heritage initiatives offered by other levels of government, including the
Federal government’s Historic Places Initiative.
r) Alterations made to a heritage facility shall comply with the Town of Aurora’s
Accessibility Technical Standards except where modifications to the defining
heritage features, which are deemed to alter the essential nature or
substantially affect the viability of the enterprise, are allowed under the Ontario
Human Rights Code.
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5.3 POLICIES FOR CULTURAL HERITAGE BUILDINGS
a) The locations of Designated and/or significant Heritage Buildings within the 2C
Secondary Plan Area are illustrated in Appendix III.
b) The Town shall maintain a Cultural Heritage Resources Register to include
designated heritage resources as well as those listed as being of significant
cultural heritage value or interest including built heritage resources, cultural
heritage landscapes, heritage conservation districts, areas with cultural
heritage character and heritage cemeteries.
c) The Register shall contain documentation for these resources including legal
description, owner information, and description of the heritage attributes for
each designated and listed heritage resources to ensure effective protection
and to maintain its currency, the Register shall be updated regularly and be
accessible to the public.
d) All significant heritage resources shall be designated as being of cultural
heritage value or interest in accordance with the Ontario Heritage Act to help
ensure effective protection and their continuing maintenance, conservation and
restoration.
e) The Town will give immediate consideration to the designation of any heritage
resource under the Ontario Heritage Act if that resource is threatened with
demolition, significant alterations or other potentially adverse impacts.
f) Council may adopt a Demolition Control By-Law to prevent the demolition,
destruction or inappropriate alteration of residential heritage buildings.
g) Heritage resources will be protected and conserved in accordance with the
Standards and Guidelines for the Conservation of Historic Places in Canada,
the Appleton Charter for the Protection and Enhancement of the Built
Environment and other recognized heritage protocols and standards.
Protection, maintenance and stabilization of existing cultural heritage attributes
and features over removal or replacement will be adopted as the core
principles for all conservation projects.
h) Alteration, removal or demolition of heritage attributes on designated heritage
properties will be avoided. Any proposal involving such works will require a
heritage permit application to be submitted for the approval of the Town.
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i) A Heritage Impact Assessment, prepared by qualified heritage conservation
professional, shall be required for any proposed alteration, construction, or
development involving or adjacent to a designated heritage resource to
demonstrate that the heritage property and its heritage attributes are not
adversely affected. Mitigation measures and/or alternative development
approaches shall be required as part of the approval conditions to ameliorate
any potential adverse impacts that may be caused to the designated heritage
resources and their heritage attributes. Due consideration will be given to the
following factors in reviewing such applications:
i. the cultural heritage values of the property and the specific heritage
attributes that contribute to this value as described in the register;
ii. the current condition and use of the building or structure and its
potential for future adaptive re-use;
iii. the property owner’s economic circumstances and ways in which
financial impacts of the decision could be mitigated;
iv. demonstrations of the community’s interest and investment (e.g. past
grants);
v. assessment of the impact of loss of the building or structure on the
property’s cultural heritage value, as well as on the character of the
area and environment; and,
vi. planning and other land use considerations.
j) A Heritage Impact Assessment may also be required for any proposed
alteration work or development activities involving or adjacent to heritage
resources to ensure that there will be no adverse impacts caused to the
resources and their heritage attributes. Mitigation measures shall be imposed
as a condition of approval of such applications.
k) All options for on-site retention of properties of cultural heritage significance
shall be exhausted before resorting to relocation. The following alternatives
shall be given due consideration in order of priority:
i. on-site retention in the original use and integration with the surrounding
or new development;
ii. on site retention in an adaptive re-use;
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iii. relocation to another site within the same development; and,
iv. relocation to a sympathetic site within the Town.
l) In the event that demolition, salvage, dismantling or relocation is inevitable,
thorough documentation of the heritage resources shall be undertaken as no
cost to the Town. The information shall be made available to the Town for
archival purposes.
m) Minimum standards for the maintenance of the heritage attributes of
designated heritage properties shall be established and enforced.
n) Every endeavor shall be made to facilitate the maintenance and conservation
of designated heritage properties including making available grants, loans and
other incentives as provided for under the Ontario Heritage Act, the Heritage
Property Tax Relief Program under the Municipal Act and municipal sources.
o) The Town may modify its property standards and by-laws as appropriate to
meet the needs of preserving heritage structures.
p) Guidelines for Securing Vacant and Neglected Heritage Buildings shall be
developed by the Town to ensure proper protection of these buildings, and
the stability and integrity of their heritage attributes and character defining
elements.
q) Adoption of the Guidelines may be stipulated as a condition for approval of
planning applications and draft plans if warranted.
r) Council may delegate to staff the power to approve certain classes of
alterations of designated properties to facilitate timely processing of such
applications.
5.4 POLICIES FOR CULTURAL HERITAGE LANDSCAPE
a) The Town shall identify and maintain an inventory of cultural heritage
landscapes as part of the Town’s Cultural Heritage Register to ensure that they
are accorded with the same attention and protection as the other types of
cultural heritage resources.
b) Significant cultural heritage landscapes shall be designated under either Part IV
or Part V of the Ontario Heritage Act, or established as Areas of Cultural
Heritage Character as appropriate.
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c) Owing to the spatial characteristics of some cultural heritage landscapes that
they may span across several geographical and political jurisdictions, the Town
shall cooperate with neighbouring municipalities, other levels of government,
conservation authorities and the private sector in managing and conserving
these resources.
5.5 POLICIES FOR ARCHAEOLOGICAL RESOURCES
a) The Town shall cooperate with the Provincial Government to designate
Archaeological Sites in accordance with the Ontario Heritage Act.
b) The Town shall adhere to the provisions of the Cemeteries Act as it pertains to
archaeological resources.
c) The Town shall, in consultation with the Provincial Government, keep
confidential the existence and location of archaeological sites to protect against
vandalism, disturbance and the inappropriate removal of resources.
d) All archaeological resources found within the Town of Aurora shall be reported
to the Province.
e) An Archaeological Master Plan shall be prepared to identify and map known
archaeological sites, and areas of archaeological potential and establish
policies and measures to protect them. Every endeavor shall be made to leave
archaeological sites undisturbed.
f) If development or alteration work is proposed on an archaeological site or a site
identified as having archaeological potential, an archaeological assessment,
prepared by a qualified and licensed archaeologist, shall be required as part of
the approval condition of a secondary or block plan. The assessment shall be
provided by the development proponent and carried out by a licensed
archaeologist.
g) All archaeological assessment reports shall be approved by the Province. A
copy of the assessment report shall also be provided to the Town for comment
to ensure that the scope is adequate and consistent with the conservation
objectives of the municipality. Access to these archaeological assessment
reports submitted to the Town shall be restricted in order to protect site
locations in accordance with the Ontario Heritage Act.
h) Archaeological resources identified in the archaeological assessment shall be
documented, protected, salvaged, conserved, and integrated into new
development as appropriate.
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i) If warranted, the Town shall make regulations for the removal of archaeological
resources from an archaeological site in accordance with the Ontario Heritage
Act, and the requirements of the Province and the municipality.
j) Proper archaeological methods and techniques shall be used in the survey and
excavation of archaeological sites and in the treatment, disposition,
maintenance and storage of archaeological resources.
k) A contingency plan shall be prepared for emergency situation to protect
archaeological resources on accidental discoveries or under imminent threats.
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6.0 PROVIDING SUSTAINABLE INFRASTRUCTURE
The Town’s infrastructure system, including its transportation and pedestrian
networks, transit system, sewer, water and storm water systems and utilities, serve
an essential role in a community’s successful operation and ability to support
development. The policies of this Secondary Plan seek to ensure Aurora’s
physical infrastructure is developed within the 2C Area to meet the needs of all
new residents and businesses, and are consistent with the Town’s objectives for
managed growth and sustainable development.
6.1 OBJECTIVES
a) The following general objectives apply throughout the 2C Secondary Plan
Area:
i. promote Active Transportation and the use of alternate transportation
modes such as transit, walking and bicycling to reduce the
dependence on the private motor vehicle;
ii. support a basic, dependable, accessible and integrated transit system,
as an essential, environmentally significant public service through
appropriate land use, urban design and transit management policies;
iii. ensure the development and maintenance of a safe, comfortable and
enjoyable environment for pedestrians and cyclists, along roads and
trails;
iv. ensure safe and convenient mobility for persons with special needs;
v. ensure storm water management facilities are technically appropriate
and are integrated as key amenity spaces within the Town’s overall
Greenlands System;
vi. ensure storm water management facilities are designed, built and/or
retrofitted to meet the requirements of the Lake Simcoe Protection
Plan;
vii. strive towards elimination of excess water and energy consumption,
and waste production;
viii. support high environmental standards in water and sewage
processing;
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ix. support opportunities for increased energy generation, supply and
conservation, including alternative energy systems and renewable
energy systems; and,
x. phase development to ensure cost-effective and efficient use of
infrastructure and utilities.
6.2 ACTIVE TRANSPORTATION POLICIES
a) The Town of Aurora includes an evolving transportation system that moves
people and goods via roads, public transit, trails, pedestrian linkages and
bicycle routes. It is a priority of this Secondary Plan to facilitate an active and
integrated multi-modal transportation system that is safe, efficient, economical,
convenient and comfortable while respecting the heritage features and
character of the community. In addition to the general objectives for providing
sustainable infrastructure, the objectives of Council with respect to Active
Transportation are:
i. to promote multi-modal access throughout the community and to
encourage an active, healthy lifestyle for the residents and employees
within the 2C Secondary Plan Area;
ii. to create a multi-modal transportation system that has regard for the
environmental, social and aesthetic character and amenities of the
community;
iii. to develop a multi-modal transportation system that is compatible with
existing and future land use patterns;
iv. to provide a multi-modal transportation system which encourages
convenient movement within the community as well as providing
linkages to external transportation systems within the Town, the Region
and throughout the Province;
v. to provide a highly interconnected, efficient and safe system of routes
for pedestrians and cyclists that accommodates functional as well as
recreational facilities and that includes features such as benches,
waste receptacles, bicycle racks, crosswalks, lighting and shade;
vi. to achieve a pattern of development which supports public transit use;
and,
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vii. to improve accessibility to transit and transportation facilities for special
user groups.
6.2.1 General Transportation Policies
a) New facilities or major improvements to the existing transportation system will
only occur where such improvements are consistent with the existing character
and amenities of the community and comply with the Region’s Transportation
Master Plan Update.
b) Major capacity improvements to the existing road system will only occur when
the need exists and all reasonable traffic control options have been
implemented.
c) Transportation facilities will be planned, designed and constructed to minimize
the effects of noise, fumes and vibration on existing and future residential
development.
6.2.2 Policies for Roads
a) The transportation network, for purposes of right-of -way protection, is shown on
Schedule C. The transportation network is intended to provide for the efficient
future and safe passage of pedestrians and cyclists, the operation of an
efficient public transit system and provide for the balanced usage of motor
vehicles. Schedule A, together with the following policies, forms the basis for
the provision of roads, trails, right-of -way widths and access controls. Provincial
Highways and Regional Roads are subject to Provincial and Regional
requirements and permits in addition to the other policies of this Secondary
Plan.
b) It is a fundamental principle of this Plan to ensure that the Greenlands System
is visually and physically visible and connected to adjacent neighbourhoods.
The road network shown on Schedule C, identifies an array of opportunities for
single-loaded roads (Regional Arterials, Municipal Collectors and Local Roads)
adjacent to parks, storm water management facilities and to the Environmental
Protection Area designation. It is a policy of this Plan that single-loaded roads
adjacent to the Greenlands System are required, and that Council, in reviewing
Draft Plans of Subdivision, shall be satisfied that the principle of visual and
physical access to the Greenlands System is achieved. Conversely, rear
lotting of the Greenlands System is to be discouraged.
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c) Where applicable road improvements and new road projects shall be
undertaken in accordance with the provisions of the Municipal Engineers
As sociation’s Municipal Class Environmental Assessment (Municipal Class
EA). The final alignment of all Municipal Collector Roads will be settled
through the EA process.
d) Road crossings over lands designated Environmental Protection Area and
any components of the Greenlands system shall be accommodated within as
narrow a right-of-way as possible, subject to an Environmental Impact Study
and approval of the Town.
e) All proposed development located adjacent to, and in the vicinity of Provincial
Highway 404, within the Ministry of Transportation’s permit control area under
the Public Transportation and Highway Improvement Act will also be subject to
the approval of the Ministry of Transportation. Early consultation with the
Ministry of Transportation is encouraged to ensure the integration of municipal
planning initiatives with Provincial transportation planning.
f) The functional road classification and associated guidelines of this Plan pertain
to Highway 404, Regional Arterial Roads, Municipal Collector Roads, Local
Roads and Lanes. Highways and the Regional Arterial and Municipal Collector
Road network is shown on Schedule C. Roads are intended to function in
accordance with the following policies:
i. Highway 404 is a controlled access freeway with no access to adjacent
land. Its function is to carry traffic at higher speeds and provide for
longer trips in and outside the community of Aurora. The design and
location of access will be strictly controlled so that any service to
adjacent land does not detract from the primary function of moving
traffic. It is anticipated that improvements to Highway 404 will be
implemented over time, including, as shown schematically on Schedule
A, a proposed interchange at St. John’s Sideroad. Council will encourage
the advancement of this proposed interchange.
ii. Regional Arterial Roads are primarily transportation facilities, providing
through routes for vehicles, pedestrians and cyclists through the Town.
Access to property can be permitted although the number, design and
location of access points will be controlled so that the service to
adjacent land does not detract from the primary function of moving the
various modes of transportation.
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Regional Arterial Roads will generally limit private land access to
existing lots, and commercial and industrial uses, with new access
permitted only where traffic movement, volume, speed and safety are
not compromised, no alternative local or collector road access is
available and the entrance criteria of the Region are met.
Regional Roads will have a minimum right-of-way width of 36.0 metres.
Leslie Street, St. John’s Sideroad and, in a limited way, Bayview
Avenue are the Regional Arterial Roads within the 2C Secondary Plan
Area, as identified on Schedule A. The function, design and ultimate
right-of-way widths shall be established through the Environmental
Assessment process, in consideration of the land uses and policies of
this Secondary Plan.
Sidewalks, with shade trees where possible, are required on both sides
of all Regional Arterial Roads. Bicycle lanes are to be considered on
Regional Arterial Roads where they are generally identified as bicycle
routes and in accordance with the Region’s Pedestrian and Cycling
Master Plan.
iii. Municipal Collector Roads are identified on Schedule C. They are
intended to carry traffic between Regional Roads and the Municipal
Local Roads. Through traffic will be discouraged from using these
roadways. Limited access to properties abutting these roadways will
be permitted. Municipal Collector Roads (Minor) will generally have a
right-of-way width of 20.0 metres. Municipal Collector Roads (Major)
will generally have a right-of-way width of between 20.0 and 23.0
metres.
Sidewalks, with shade trees, where possible, are required on both
sides of all Municipal Collector Roads in accordance with the Town’s
policies for sidewalk installation. Bicycle routes are to be considered on
Collector Roads.
iv. Municipal Local Roads, are identified conceptually on Schedule C.
They are designed to accommodate only low volumes of traffic at low
speeds and generally only serve local area trips. Local Roads will
generally have a minimum right-of-way width of between 18.0 and 20.0
metres, however this may be further reduced in circumstances where
adequate snow storage capacity can be provided within the right-of-
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way and/or alternative development standards have been approved by
the Town.
Sidewalks are not required for cul-de-sacs with 30 units or less, unless
the paths or walkways are within the cul-de-sac. Sidewalks on both
sides of the street shall be required where adjacent to high pedestrian
generators like schools, institutional uses or commercial uses. All
public walkways will be required to connect to the sidewalk. The
municipality may require further enhancements to this policy in
consideration of principles for a pedestrian-friendly and walkable
community.
Local Roads are identified on Schedule C and the Community Plan,
attached to this Secondary Plan as Appendix I. The details of the
Local Road network are to be confirmed through the Draft Plan of
Subdivision process. Minor adjustments to the Local Road Network
identified on Schedule C and in Appendix I, may be permitted by
Council without Amendment to this Secondary Plan, subject to the
principles of greenlands visibility, connectivity and neighbourhood
permeability being achieved.
v) Lanes are identified conceptually on Schedule C. They are designed
to accommodate access to garage structures at the rear of a residential
lot. They may be considered where it is either not desirable or
possible to have driveways and garages fronting directly onto a road.
Lanes will generally have a minimum right-of-way width of 7.5 metres.
vi) The municipality may approve exceptions to this policy based on an
evaluation of the physical circumstances of the road, and on
consideration of the principles for a pedestrian-friendly and walkable
community
g) Notwithstanding the provisions of Section d) above, alternative road
development standards may be permitted where such standards complement
the policies of this Plan, and are acceptable to Council. Further, such standards
may only be employed provided it can be demonstrated that adequate on-
street parking and snow storage can be provided without impeding normal
traffic flows. These measures shall be implemented through the subdivision
approval process.
h) In the design of all roads except Provincial Highways, particular regard will be
given to adequate space and safety provisions for the movement of
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pedestrians and cyclists, with a clear system of through routes and for safe
transfers on and off of transit vehicles.
i) All Regional Arterial, Municipal Collector, Local Roads and Lanes shall be
developed consistent with the Urban Design Guidelines attached to this
Secondary Plan as Appendix II.
j) The coordinated installation of utilities, sidewalks, trails, bicycle routes, lighting
and tree planting will be part of the detailed planning, design, and development
of all roads.
k) Proposals for the widening or the inclusion of additional road lanes on existing
Regional Roads shall include pre-consultation between the York Region and
Town staff and shall include a public consultation process to address such
issues as development schedules, rights-of -way widening, impacts on street
trees and streetscape improvements. Where the class and function of an
existing Regional Road is to be changed to a higher class and function, such
change will require a Functional Servicing Plan or a Service Infrastructure
Master Plan and an Amendment to this Plan.
l) Specific lane requirements shall be determined at the detailed design stage
and will, in addition to traffic demand, be based upon planning considerations
such as preservation of mature trees and the overall effect upon the
streetscape. Pedestrian and cyclist needs will be given equal consideration as
that of vehicular operational efficiency.
m) Development and redevelopment proposals may be required to carry out and
implement a Traffic Impact Study. Developments adjacent to Highway 404 are
subject to the safety requirements and permit control of the Province.
n) Road Widenings and Intersection Improvements and Alignments:
i. in the policies identifying road function, this Plan has identified road
allowance width parameters. These are the basic widths required to
provide for traffic surfaces, boulevards, sidewalks, multi-use trails,
utility locations and ditches. The identified road allowance widths are
based on the existing situation, ex pected future development and the
intended road function. For the purposes of the Planning Act, each
road described or shown on Schedule C shall be considered a
“highway to be widened” and the identified road allowance width plus
the widths specified in this Plan shall determine the extent of the
required widening;
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ii. the Region and/or the Town may require, at intersections, road
widenings for daylighting triangles in order to provide sufficient sight
distances, turning lanes and locations for traffic control devices;
iii. the Region and/or the Town may require turning lanes at any other
locations along roads to provide safe and appropriate access to major
generators or attractors of traffic. Dimensions of such widenings shall
be in accordance with the applicable standards of the Region and/or
the Town;
iv. where a road allowance is identified as including, or comprising part of
a bicycle route or trail system, the Region and/or Town may require
additional road widenings for a cycling lane or trail. The minimum
width for such a dedicated widening shall be 1.5 metres per side;
v. the Region and/or the Town may, under certain topographic conditions,
require a greater road allowance width in order to address appropriate
design or traffic safety measures. Where such circumstances are
encountered, a further 10 metres may be added to the road allowance
widths that are established through the policies of this Secondary Plan;
vi. in addition, where topographic conditions make it impractical or
prohibitive to expand a road allowance to an equal extent on both sides
then the Town may acquire a greater portion, or the entire extent, of
the required widening on only one side of the existing allowance;
vii. where a dedication of land is being required as a condition of a
development approval, the land owner shall only be required to
dedicate a widening equivalent to 50 percent of the total required width
to bring the road width up to the width specified for the applicable road
classification; and,
viii. implementation of any Arterial signalized intersection improvements is
subject to approval by the Region and should adhere to the Region’s
Traffic Signal Warrant Policy.
o) Where a road allowance is less than the prescribed width, and additional
widenings are required in accordance with the transportation policies of this
Secondary Plan, or to achieve an appropriate geometric alignment, the Town
may require that such widenings or realignments be obtained through the
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development approval process through dedication in accordance with the
Planning Act.
p) In areas where the majority of the existing land uses along a road, or a
significant portion of a road, is developed at the time that this Secondary Plan is
adopted, then the standards for the right-of -way of the road, as specified by this
Secondary Plan and the appended Urban Design Guidelines, shall act as a
guide. Further evaluations may be undertaken to determine a practical right-of-
way width that can serve both vehicular and non-vehicular traffic requirements
along the road while minimizing the negative impacts on existing development.
6.2.3 Design Policies for Roads
a) The Region and/or the Town shall consider the following as well as the
appended urban Design Guidelines as general design policies for roads and
the road network:
i. provide a grid of Regional Roads and Municipal Collector Roads and
Municipal Local Roads and associated public open spaces that
organizes development, is pedestrian and bicycle friendly, is highly
connected and supports transit;
ii. ensure that the road and road pattern establishes development blocks
that achieve an orderly pattern of development and visual diversity;
iii. provide access for pedestrians, bicycles and vehicles, opportunities for
vistas, view corridors and pedestrian amenity areas and space for
utilities and services;
iv. design all streetscape elements including plantings, trees, sidewalks,
utility poles, paving patterns, bicycle racks, seating, natural or built
shade structures, signage and waste/recycling receptacles to be
consistent and complementary to the character of the community;
v. ensure that all road rights-of-way include minimum boulevards that
accommodate street trees. The minimum tree planting area width will
be 2.5 metres but preferably 3.0 metres. In addition, all boulevards
shall contain a minimum continuous depth of 400 millimetres of
planting soil.
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vi. design street lighting with regard for vehicular, cyclist and pedestrian
requirements so that the size, height, and style of lighting reflect the
hierarchy of the road and complement the character of the community;
vii. locate all utilities underground where feasible. Where components of
utilities must be located above ground, they should be located within
the public right-of-way or on private property, such as a rear lane or in
locations where there is no conflict with the street tree planting line;
and,
viii. utility providers will be encouraged to consider innovative methods of
containing utility services on or within streetscape features including,
but not limited to, gateways, lamp posts and transit shelters when
determining appropriate locations for larger equipment and cluster
sites.
6.2.4 Policies for Commercial Traffic
a) It is the policy of Council, in recognition of the importance of an efficient goods
movement system to the health of the Town’s economy, to give appropriate
weight to the consideration of the need to move goods, products and other
materials in the resolution of transportation issues.
b) The following policies will ensure protection of residential neighbourhoods with
regard to commercial traffic:
i. through movement of large commercial vehicles will generally be
restricted from Municipal Local and Municipal Collector Roads within
residential neighbourhoods wherever possible; and,
ii. activities generating substantial commercial or industrial traffic will be
located near or adjacent to Highways and/or Regional Arterial Roads.
6.2.5 Policies for Public Transit
a) It is the intent of this Secondary Plan to promote the use of public transit as an
alternative to the use of private motor vehicles. As such, public transit is
considered to be a priority in the interest of reducing traffic, reducing
greenhouse gas emissions, promoting Active Transportation and the avoidance
of road expansions through established neighbourhoods.
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b) The public transit system shall be an integral part of the transportation network.
c) In the planning and design of public transit routes, stations, bus stops and
transfer points, the following criteria will be applied:
i. stations, stops and bus routes will be located so as to allow safe
pedestrian access to as many residences, employment locations,
secondary and post-secondary schools, major shopping centres and
public facilities in the urban area that are beyond the maximum walking
distance as possible;
ii. in areas to be developed or redeveloped, land use will be designed to
incorporate land use and road patterns that facilitate use of public
transit and permit convenient access to major transit routes;
iii. in the planning and operation of public transit services, facilities for
comfortable and convenient pick-up will be provided, including off-line
bus bays, where possible. Transit stops will be located to minimize
walking distances and implement the service standards set out by York
Region Transit; and,
iv. where new developments are located adjacent to existing or planned
transit routes, they shall be required to dedicate land for transit routes
and transit stops and may be requested to provide bus shelters and
sidewalk connections to transit facilities
d) Development of new roads with transit route designations shall have sidewalks
on both sides.
6.2.6 Design Policies for Public Transit
a) Transit routes should be located primarily on Regional Roads and Municipal
Collector Roads;
b) Transit stops should be located as close to intersections as possible, and their
location coordinated with pedestrian walkway connections, trail heads and
building entrances in conformity with York Region Stop Placement Standards.
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c) Transit shelters should be designed with transparent sides for maximum
visibility to and from the interior, so that transit users can see approaching
buses and to maximize pedestrian safety.
d) Shelters should be located on the boulevard adjacent to the pavement to
maximize passenger convenience.
e) Curbside transit stop loading areas should be a clear, hard surface area 1.5 to
2.0 metres wide in front of a shelter and should be provided to permit safe exit
by passengers, including wheelchair users. In all cases, shelters should be set
back 0.5 metres from curbs and sidewalks to protect them from damage by
snowplows.
f) Surface texture changes should be provided at transit stops to assist the
visually challenged in locating the stop and/or shelter location.
g) Where four-sided transit shelters are not possible, overhead canopies should
be provided to protect transit users from sun, rain and snow.
h) Transit stops shall be designed to offer amenities such as seating areas,
lighting and climate protection where it is possible and appropriate.
6.2.7 General Policies for the Aurora Trail Network
a) The Aurora Trail Network shall serve non-motorized movement such as
walking, jogging, cycling, cross county skiing or snowshoeing as outlined in the
Town of Aurora Trails Master Plan. It will link the Greenlands System, including
the existing and proposed off-road trails, with destinations such as schools,
recreation centres, service commercial facilities, employment areas, shopping
areas, and the Aurora Promenade. The trail network shall be conducive to an
urban form and structure which is friendly to non-motorized users, and the
environment. Schedule B of this Plan shows the Aurora Trail Network
conceptually as recommended in the Town of Aurora Trails Master Plan.
b) The Aurora Trail Network shall consist of the following components:
i. Neighbourhood Trails shall:
• provide for relatively short and local opportunities for non-
motorized movement, including cycling, where possible;
• be aligned off-street where possible, but may include on-street
sections;
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• link neighbourhood destinations such as parks, schools, and
shops;
• connect to other trail components; and,
• feature the Town's trail signage.
ii. The Aurora Trail Network shall:
• provide for a central trail loop, for non-motorized movement,
including cycling;
• link other trail components;
• run primarily off-street;
• have grade separated crossings at Highway 404;
• cross arterial roads at signalized locations;
• provide primarily nature oriented experiences; and,
• feature the Town's trail signage.
iii. The Trail Grid shall:
• provide for a non-motorized east-west and north-south
movement network which integrates and links other trail
components and facilitat es commuting;
• where possible and feasible have grade separated intersections
with major transportation routes such as provincial highways and
Regional Arterial roads;
• where possible follow off-street alignments; and,
• feature the Town's trail signage.
• aim to have special, compatible street furniture, landscaping and
signage; and,
• link to other components of the trail network.
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c) Implementation of the proposed Aurora Trail Network will occur mainly when
development, redevelopment and public works projects take place. Secondary
Plans, Plans of Subdivision and Site Plans may modify, supplement or extend
the Aurora Trail Network Concept.
d) Trail lands are considered linear parks, and shall be provided at a ratio of 1
hectare per 1,000 residents, on a Town-wide basis.
e) Council shall consult with and obtain approval from the Conservation Authority
and the Ministry of Natural Resources where trails are proposed within flood
prone and/or regulated areas or where they cross areas of natural and scientific
interest (ESA and ANSI's.) or are in proximity to wetlands.
f) The Aurora Trail Network shall, where possible, link with the
Regional/Provincial trail networks and the systems of adjacent municipalities,
both in the north-south and east-west direction.
g) The Aurora Trail Network shall also serve to support the interrelationships of
the ecosystems in Environmental Protection Areas as per the relevant policies
of this Secondary Plan. Allowance for the needs of wildlife shall be
incorporated wherever possible.
h) Council will strive to take advantage of the Oak Ridges Moraine, creek valleys
and flood prone areas, especially along the Holland River, the Tannery Creek
and their tributaries to complete the Open Space System. Recreational uses or
trails shall not interfere with the primary ecological function of valley systems.
Where possible, trails shall be placed on level shoulders of the valley to avoid
destruction of vegetation, erosion of valley slopes and other ecological
damage.
i) To acquire trail lands which complement and link the Greenland System,
Council may obtain easements:
i. under the Ontario Hydro Power Commission right of way where this
coincides with the proposed linear open space system;
ii. to link the trail system to plateaus, which allow exceptional vistas;
iii. to ensure access and egress at key focal points and destinations in the
community; and,
iv. to eliminate missing links in the network.
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j) Council will encourage community involvement and support in implementing,
maintaining and improving the trail network.
k) Council will take measures to increase public awareness of the Linear Open
Space System/Aurora Trail Network.
l) The intent of the Wildlife Park Trailhead Symbol identified on Schedules A and
B is to conceptually identify the location for a trailhead associated with the
Wildlife Park, including provisions for interpretive signage and parking.
6.2.8 Design Policies for the Aurora Trail Network
a) Layout, design and operation of trails shall where possible:
i. aim to provide an east-west and north-south non-motorized circulation
grid:
• as an alternative to the Arterial Road system;
• linking and integrating the components of the Greenlands
system;
• utilizing:
- natural features such as valleys, ridges and woodlots,
- parks and other public and semi-public open spaces,
- easements, and roads;
ii. make reasonable efforts to keep these trails vital, safe, comfortable
and in operational condition;
iii. minimize conflicts with other modes of transportation through signage,
appropriate grades, surfacing width and delineation of rights-of-way,
and well-designed transitions where trails merge with roads;
iv. allow for provision of support facilities such as bicycle stands, public
phones, and rest spaces;
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v. provide signs to enable users to find their way and to ensure
appropriate and enjoyable use of the facilities;
vi. use permeable surfacing where possible;
vii. encourage naturalization and refurbishing of native vegetation;
viii. use native vegetation to screen conflicting uses or structures;
ix. provide bridges over water courses where required, subject to approval
from the appropriate jurisdiction;
x. where trails cross roads at grade, signs and where appropriate signals
shall assist safe crossing and orientation; at grade crossing of trails at
Regional Arterial Roads should only be made at signalized locations;
xi. aim to comply with the Town's standards of design, construction and
maintenance and that Regional Road crossings shall be controlled to
the satisfaction of York Region; and,
xii. provide a vegetative buffer to all watercourses to the satisfaction of the
Conservation Authority.
b) Sections of the trail network which follow along public roads shall, where
resources permit:
i. feature special signage to help orient trail users and alert vehicular
traffic;
ii. be separated and/or screened from vehicular traffic;
iii. be sufficiently wide to accommodate different types of non-motorized
movement;
iv. receive priority in tree planting, landscaping and street furniture such
as lighting, benches, waste bins, public phones and other features to
enhance the safety and amenity of the trail; and,
v. comply with the Town's regulations for sidewalks.
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c) Council shall support increased opportunities for cycling along Regional Arterial
Roads, while having regard for the Transportation policies of this Plan.
d) When public works, hydro electric or other public and semi-public agencies
undertake improvements to their facilities or properties, they shall be urged to
comply with the policies of this Section of the Secondary Plan. Efforts shall be
made to legalize existing trespass crossings. Where trails cross or follow
electric transmission lines, requirements of Ontario Hydro shall be met.
6.3 SANITARY SEWAGE AND WATER SUPPLY SERVICES
The policies of this Section are intended to ensure that new growth and
development takes place on full municipal sewer and water services in an orderly
and cost efficient manner. In extending sewer and/or water servicing
infrastructure.
6.3.1 General Policies
a) Council supports the improvement and extension of municipal sanitary sewage
and water supply services, in accordance with the provisions of this Secondary
Plan and other relevant municipal, Regional and Provincial policies and
regulations, and within the financial capabilities of the Town and/or Region and
on the basis of approved capital budget program.
b) The cost of providing full municipal services to facilitate the development of
lands within the 2C Secondary Plan Area shall not impose a financial burden
on existing taxpayers. Accordingly, such costs shall be the responsibility of the
developer(s), with appropriate Development Charges and, if necessary, cost-
sharing with future benefiting land parties, by agreement with the Town.
c) All new development shall be serviced with municipal sanitary sewage and
water supply services.
d) Development shall be designed and constructed in accordance with a
Functional Servicing Plan or Plans dealing with sewage and water systems. A
Functional Servicing Plan shall be prepared in accordance with criteria
established by the Town and shall be submitted prior to, or concurrently with
development applications. These Plans shall be prepared to provide for the
continuous, orderly extension of services in a cost effective manner, to the
satisfaction of the Town.
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e) Capacity allocation in the Sewage Treatment and Water Treatment Plants and
the size of trunk sewers shall be calculated on the basis of the factors assigned
by the Town in consultation with York Region.
f) It is expected that landowners within the 2C Secondary Plan Area will co-
operate with each other in order to facilitate the development of lands on the
basis of full urban services and, to that end, permit access to services installed
within their land by way of easements or in such other way as shall be
satisfactory to Council.
6.3.2 Sewage and Water Allocation Policies
a) Council shall only approve development that can be allocated municipal
sewage and water capacity or servicing allocation, in conformity with Town and
Region policies, procedures and by-laws. The assignment of servicing
allocation to development is at the sole discretion of Council and, furthermore,
depending on the amount of servicing allocation and infrastructure available,
not all development proposals may be able to proceed and/or be approved.
b) No dwelling or dwelling unit or other forms of development requiring servicing
allocation, shall be constructed unless such land has been assigned sewage
and water allocation, by Council.
c) It is the policy of this Secondary Plan, that all proposed development assigned
allocation obtain the necessary planning approvals in a timely manner, and in
accordance with the requirements of the Planning Act. In assigning allocation,
Council may impose certain timelines and/or deadlines with respect to the
submission of planning applications or other related matters.
d) The Town shall further assign preliminary municipal water and sewer servicing
allocation for draft plans of subdivision or condominium at the time of draft plan
approval by the Town. If a draft plan of subdivision or condominium is not
registered within three years from the date of draft plan approval, or the draft
plan has not proceeded to the satisfaction of the Town within the term of draft
plan approval, the Town, at the time of considering extension of the draft plan
approval, may revoke the preliminary assignment of municipal servicing
allocation, in whole or in part. Prior to revoking allocation, Council shall afford
the developer an opportunity to address Council on the matter. Servicing
allocation shall be formally assigned at the time of the execution of the
subdivision agreement and/or condominium agreement.
e) Council shall further assign municipal sewage and water servicing allocation for
development requiring site plan approval according to the following procedures:
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i. confirmation that servicing capacity is available to serve the proposed
development;
ii. if allocation is available, the applicant shall submit a completed site
plan application. Servicing allocation shall be preliminarily assigned for
a one-year period from the date of the receipt of the application to
allow the applicant to execute a Site Plan Agreement with the Town;
iii. if an Agreement is not executed with the one-year time frame, a report
will be brought to Council to either extend or revoke preliminary
assignment of servicing allocation. Council, at that time, may revoke
the municipal servicing allocation in whole or in part; and/or,
iv. If an Agreement is executed within the one-year time frame, the
Agreement shall stipulate that a building permit shall be obtained within
six months, or other time period as determined by Council, of said
execution date, otherwise the agreement is deemed to be null and
void, unless further extension is given by Council.
f) York Region shall be notified of any assignment of sewage and water allocation
at the draft plan of subdivision or condominium approval or site plan approval
stage.
6.4 WELLHEAD PROTECTION AREAS
a) It is the intent of this section of the Secondary Plan to ensure that ‘Wellhead
Protection Areas’ are comprehensively planned for to protect the quality and
quantity of the water supply. ‘Wellhead Protection Areas’ are schematically
delineated in Appendix IV. However, the areas identified as ‘Wellhead
Protection Areas’, and their associated policies, may be refined over time as
the Town’s and the Region’s understanding of the groundwater flow regime
evolves.
6.4.1 General Policies for Wellhead Protection Areas
a) Wellhead Protection Areas, as identified in Appendix IV, are based on time of
travel zones as follows:
i. a 100-metre pathogen zone around each wellhead;
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ii. 0 to 2 year time of travel;
iii. 2 to 5 year time of travel;
iv. 5 to 10 year time of travel; and,
v. 10 to 25 year time of travel.
b) It is required that in Wellhead Protection Areas outside of the Oak Ridges
Moraine, a Risk Assessment and a Risk Management Plan, as defined by the
York Region Official Plan, be prepared and approved prior to the establishment
of new land uses that involve the storage or manufacture of:
i. petroleum-based fuels and or solvents;
ii. pesticides, herbicides, fungicides or fertilizers;
iii. construction equipment;
iv. inorganic chemicals;
v. road salt and contaminants as identified by the Province;
vi. the generation and storage of hazardous waste or liquid industrial
waste, and waste disposal sites and facilities;
vii. organic soil conditioning sites and the storage and application of
agricultural and non-agricultural source organic materials; and,
viii. snow storage and disposal facilities.
c) Where existing land uses in Wellhead Protection Areas and areas with high
potential for groundwater contamination, involve the storage, manufacture or
use of materials detailed above, a Risk Assessment and a Risk Management
Plan may be required.
d) That the storage or use of pathogen threats by new land uses, including the
siting and development of storm water management ponds and rapid infiltration
basins or columns, except for the storage of manure for personal or family use,
is prohibited within the 100-metre pathogen zone around each municipal well
and may be restricted within the 100-metre to 2-year time of travel.
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e) That expansion of existing incompatible land uses within the 100-metre
pathogen zone is prohibited and expansion of existing incompatible land uses
within the 100-metre to 5-year time of travel zone will be discouraged, unless a
Risk Assessment and Risk Management Plan has been undertaken to the
satisfaction of the Region. Redevelopment of these uses to more compatible
uses is encouraged, subject to an appropriate Risk Assessment and a Risk
Management Plan.
6.5 STORMWATER MANAGEMENT
Intent
a) Storm water Management Facilities are required to manage development
impacts on streams and the lake system in order to maintain and enhance
water quality, protect fish and wildlife habitat and prevent erosion. It is the
intent of this Secondary Plan to ensure that Storm water Management Facilities
are not only functional components of a community, but are also aesthetically
pleasing and a key component of the connected Greenlands System. Storm
water management Facilities are identified symbolically on Schedule A and
schematically on Schedule B.
Policies
b) Storm water management facilities are subject to the policies contained in
this Secondary Plan, the Town’s policies and the policies of the Lake Simcoe
Protection Plan and Lake Simcoe Region Conservation Authority.
c) The locations, configuration and boundaries of the Storm water Management
Facilities identified on Schedules A and B shall be confirmed through the
required Storm water Management Plan and subsequent Draft Plans of
Subdivision/Condominium and implementing zoning by-law, and may be
adjusted or removed without further Amendment to this Secondary Plan,
provided the general intent of the Plan is maintained to the satisfaction of
Council.
d) It is the intent of this section of the Plan to manage development impacts from
storm water on Lake Simcoe and other watercourses within the watershed in
order to maintain and/or enhance water quality, protect downstream fish and
wildlife habitat and prevent erosion.
The Town will seek to reduce storm water run-off volumes and pollutant
loadings in Aurora by:
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i. encouraging implementation of a hierarchy of source, lot-level,
conveyance and end-of-pipe controls;
ii. encouraging the implementation of innovative storm water
management measures in accordance with current Town, the Lake
Simcoe Region Conservation Authority and MOE design standards;
iii. allowing for flexibility in development standards to incorporate
alternative community design and storm water techniques, such as
those related to site plan design, lot grading, ditches and curbing, road
widths, road and driveway surfaces, and the use of open space as
temporary detention ponds;
iv. supporting implementation of programs, to identify areas where source
control or elimination of cross connections may be necessary to reduce
pathogens or contaminants;
v. requiring the planting of native species and flood tolerant water’s edge
plants, including a mixture of herbaceous and woody vegetation to
stabilize banks of ponds. The perimeter of the permanent pool shall be
planted with emergent, strand and submergent species to improve the
aesthetics and enhance the performance of the facility; and,
vi. requiring ponds to blend with the natural landscape, therefore,
geometric forms and standard slope gradients will be avoided in favour
of organic shapes and land form grading designed to replicate natural
land forms in the area. Inlet and outlet structures will be concealed
using a combination of planting, grading and natural stone.
vii. requiring "enhanced" level water quality control; and,
viii. requiring post to pre water quantity control for the 1:2 year storm event
up to and including the 1:100 year storm event.
6.6 UTILITIES
6.6.1 General Policies for Utilities
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a) It is the intent of this Plan to promote the provision of adequate utilities required
for the residents of the Town in an economically and environmentally
responsible manner.
b) Utility Corridors may include oil, natural gas transmission pipelines and
telecommunication trunk facilities. These facilities present both safety and
design related development constraints. Public works and private development
or redevelopment proposals within 200 metres of Utility Corridors shall only be
undertaken in consultation with the gas and telecommunication companies
having jurisdiction for them.
c) Council shall encourage consolidation of utility corridors for hydro, gas, oil and
cabling services along highways and industrial areas. Development adjacent
to such corridors will require special setbacks and/or easements.
d) Any use of a utility corridor for recreation trail purposes shall be subject to the
approval of the Utility Company having jurisdiction.
e) Where public and/or private utility infrastructure is permitted and deemed
necessary by the Town, the said infrastructure shall require detail design
approval and, where applicable, the completion of an Environmental Impact
Study, to Council’s satisfaction.
f) Notwithstanding any other provisions of this Plan to the contrary, public utilities
uses on lands within the Oak Ridges Moraine Area shall be subject to the
relevant policies of the Oak Ridges Moraine Conservation Plan and this Plan.
g) The Town will encourage all utilities to be planned for and installed on a
coordinated and integrated basis in order to be more efficient, cost effective
and minimize disruption; and
h) The Town will encourage the appropriate location of large utility equipment and
cluster sites be determined, that consideration be given to the locational
requirements for larger infrastructure within public rights of way, as well as
easements on private property.
6.6.2 Transmission Line Policies
a) Council shall encourage a program of burying lower voltage electric wiring
underground:
i. with priority to heritage areas and the historic town centre;
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ii. in all new development;
iii. in areas where major public works programs make this conversion
economically feasible;
iv. by requesting funding from non-municipal sources.
b) Council shall ensure that utility corridors not detract from Environmental
Protection Areas through:
i. environmental assessments;
ii. vertical or horizontal circumvention;
iii. other alternatives.
c) Existing transmission line corridors within Aurora perform a specific function
and include specific facilities. Any change to existing functions of facilities shall
require an Official Plan Amendment supported by a Transmission Line Impact
Study that identifies any undue adverse impact on adjacent residents,
businesses and properties as a result of the proposal change. If there are any
undue, adverse impacts identified, Council may refuse the Official Plan
Amendment and/or require that appropriate mitigation techniques be
implemented.
6.6.3 El ectric Power
a) Council shall ensure that Ontario Hydro and PowerStream provides the
community with an adequate and efficient supply of electric power for all uses
in Aurora by:
i. not requiring an amendment to this Plan for facilities which comply with
the goals and objective of this Plan; and
ii. consulting with Ontario Hydro regarding site, subdivision, secondary
planning and rezoning proposals.
b) The Town shall promote small-scale opportunities for increased power
generation, supply and conservation, including alternative energy systems and
renewable energy systems.
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c) Large scale opportunities for increased power generation, supply and
conservation shall require an Official Plan Amendment supported by a
Transmission Line Impact Study that identifies any undue adverse impact on
adjacent residents, businesses and properties as a result of the proposal
change. If there are any undue, adverse impacts identified, Council may refuse
the Official Plan Amendment and/or require that appropriate mitigation
techniques be implemented.
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7.0 INTERPRETATION AND IMPLEMENTATION
7.1 INTERPRETATION
7.1.1 Interpretation of Boundaries
a) It is intended that the boundaries identified on the Schedules of this Secondary
Plan be considered as approximate. The boundaries may be considered exact
only where corresponding to existing roads, rivers or streams or other similar
geographical demarcations. It is also intended that the location of proposed
roads, trails and pathways as indicated on the Schedules to this Plan be
considered as conceptual and not exact.
b) Amendments to this Secondary Plan will not be required to permit minor
adjustments to identified land use boundaries or to the conceptual locations of
roads, trails and pathways provided that the general intent of this Plan is
maintained.
c) It is recognized that the boundaries of the Environmental Protection Area
designation may be imprecise and subject to change. Council shall determine
the more exact extent of the environmental areas on a site-by-site basis when
considering development proposals, upon receipt of an Environmental Impact
Study. Environmental Impact Studies shall be approved by Council, in
consultation with the Conservation Authority and any other agency having
jurisdiction.
d) The Schedules of this Secondary Plan are not intended to identify the precise
locations of parks and trails and therefore minor adjustments to these
Schedules will not require an Amendment to this Secondary Plan. As parks
and trails are developed in the future, they can be added to the Schedules
without the need for an Amendment to this Plan.
7.1.2 Interpretation of Figures and Quantities
a) Population and employment forecasts to the year 2031, are Council approved
and serve as the basis for planning all new development in the Secondary
Plan Area. As a result, these forecasts shall be considered absolute and may
only be amended through an Official Plan Amendment, subject to Council
approval and in accordance with such direction from York Region and/or the
Province of Ontario.
b) All other figures and quantities within this Plan are approximate and not
absolute. This provides for the necessary flexibility in the administration and
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interpretation of this document. An Amendment to this Secondary Plan will not
be required for any reasonable variance from any of the proposed figures, with
the exception of Council adopted population and employment growth figures,
as deemed appropriate by Council.
7.1.3 Amendments to this Secondary Plan
a) It is a policy of this Secondary Plan that it should only be Amended when the
policies of this Secondary Plan have been found not to address issues or
alternatively, issues have been raised with respect to site specific proposals
that must be addressed.
b) When considering an Amendment to this Secondary Plan, Council shall
understand the following issues:
i. the need for the proposed change as determined through an analysis
of the existing and/or planned supply of similar uses in the market area
versus the identified demand for the proposed use in the market area;
ii. the impact of the proposed change in terms of the social, economic,
environmental and visual costs and benefits for the community;
iii. the extent to which the proposed change will affect policies, objectives
and principles of this Secondary Plan:
• planning principles and objectives shall not be changed outside of
the context of a full review of this Secondary Plan; and,
• planning policies may be changed as long as the principles and
objectives are met, and the intent of this Secondary Plan is
maintained.
iv. suitability of the proposed change, with respect to:
• physical characteristics of the area, especially where
Environmental Protection Areas, are involved;
• adequacy of transportation, utilities and other community services,
including water supply and sewage facilities; and,
• technical reports or recommendations from the Province of Ontario,
York Region, Lake Simcoe Region Conservation Authority, and any
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other appropriate authority having jurisdiction in response to the
proposed change.
v. compatibility of proposed use with the surrounding area;
vi. effect on population and employment projections and finances of the
municipality;
vii. conformity with the York Region Official Plan;
viii. conformity with Provincial legislation and policies including the Lake
Simcoe Protection Plan and Growth Plan for the Greater Golden
Horseshoe; and,
ix. consistency with the Provincial Policy Statement.
c) Where a proposed Amendment to this Secondary Plan involves the conversion
of lands designated either Business Park 1, Business Park 2 or Business Park
3 to any other designation on Schedule A, a Regional Municipal
Comprehensive Review shall be required to support the Amendment, in
addition to the other conversion policies of this Secondary Plan.
d) Council may eliminate notice to the public and a public meeting for a minor
Official Plan or Zoning By-law Amendment which does the following:
i. changes the numbers of sections or the order of sections in the
Secondary Plan, but does not add or delete sections;
ii. consolidates previously approved Secondary Plan Amendments in a
new document without altering any approved policies, or schedules;
iii. corrects grammatical or typographical errors in the Secondary Plan
which do not affect the intent or affect the policies or schedules;
iv. rewords policies or re-illustrates mapping to clarify the intent and
purpose of the Secondary Plan or make it easier to understand without
affecting the intent or purpose of the policies or schedules; and,
v. translates measurements to different units of measure or changes
references to legislation or changes to legislation where the legislation
has changed.
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e) In all other instances, notification to the residents of the Town of public
meetings held by Council shall be given in accordance with the requirements of
the Planning Act.
7.2 IMPLEMENTATION
7.2.1 Complete Applications
a) This Secondary Plan identifies the following studies, plans and/or assessments
that the Town may require to support Secondary Plan Amendments, Draft Plan
of Subdivision Approval applications, Draft Plan of Condominium Approval
applications and Zoning By-law Amendments, prior to that application being
considered complete. The following studies, plans and/or assessments shall
be determined to be required at the sole discretion of the Town:
i. Land Use Planning Report;
ii. Neighbourhood Plan;
iii. Master Plan;
iv. Context Plan;
v. Block Plan;
vi. Priority Lot Plan;
vii. Streetscape Plan;
viii. Environmental Impact Study;
ix Edge Management Plan;
x. Phase 1 and 2 Environmental Site Assessment;
xi. Heritage Impact Statement;
xii. Archaeology Phase 1 and 2 (Archaeological Assessment) and
Conservation Plan (if archaeology res ources are identified);
xiii. Storm water Management Plan;
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xiv. Functional Servicing Plans (Sewer and Water);
xv. Service Infrastructure Master Plan;
xvi. Traffic Impact Study;
xvii. Parking Needs Study;
xviii. Transportation Master Plan including linkages to the trails or parks
system;
xix. Noise and Vibration Impact Assessment;
xx. Shadow Studies;
xxi. Lighting Plan/Photometric Analysis;
xxii. Slope Stability and Erosion Study;
xxiii. Flood Plain Study;
xxiv. Snow Storage Study/Plan;
xxv. Construction Impact Mitigation Study;
xxvi. Tree Preservation Protection and Replacement Plan, Landscape
Analysis Plans, Tree Survey, Tree Inventory and Vegetation
Preservation and Enhancement Strategy;
xxvii. Entrance Analysis;
xxviii. Environmental Assessment Study;
xxix. Hydrogeology/Hydrology Study;
xxx. Aggregate Potential Assessment/Compatibility Study;
xxxi. Geotechnical Study;
xxxii. Soils Report;
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xxxiii. Accessibility Audit;
xxxiv. Community Health Promotion Audit;
xxxv. Transmission Line Impact Study;
xxxvi. Power Generation Impact Study; and,
xxxvii. Any other study Council deems necessary.
b) Council may require applicants to consult with the municipality prior to
submitting an application for an Official Plan Amendment, Zoning By-law
Amendment, Draft Plan of Subdivision or Draft Plan of Condominium.
The pre-submission consultation meeting will be held with Town staff and any
other government agency or public authority that the Town determines
appropriate. At the pre-submission consultation meeting:
i. The list of required studies may be scoped depending on the nature of
the application. The Town in consultation with applicable agencies
may also prepare terms of reference for any of the required studies,
which set out the required study information and analyses; and,
ii. Additional studies may be determined necessary for submission with
the application based on the nature of the application.
c) Council shall determine the need for the listed studies, plans and assessments,
and when in the approvals process they may be required, on a site-by -site
basis.
d) Additional study requirements may be identified by Council as a development
application proceeds through the approval process.
e) All required studies, plans or assessments are to be carried out by qualified
professionals, as approved by Council and it is recommended that
development applications be represented by qualified representatives.
f) Any study, plan or assessment may be subject to a peer review to be carried
out by Council at the expense of the proponent.
7.2.2 Implementing Zoning By-law
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a) Council shall amend the Comprehensive Zoning By-Law to conform with, and
give effect to the provisions of this Secondary Plan.
b) Before any subsequent Amendments to the Zoning By-Law, Council shall
ensure that the proposed change will:
i. conform with the intention of this Plan;
ii. promote compatible development;
iii. not adversely affect adjacent land uses through noise, vibration, fumes,
smoke, dust, odour, lighting or traffic;
iv. require design considerations, such as set backs, buffer planting,
screening and fencing as part of site plan agreements to ensure
compatibility with the surrounding area;
v. have adequate municipal services, including water, sanitary and storm
sewers, solid waste disposal, schools and roads without causing undue
financial hardship for the municipality;
vi. not increase traffic beyond the capacity of local streets within
residential areas;
vii. provide safe and adequate off-street parking, loading, access and
egress; and,
viii. be publicized in accordance with the requirements of the Planning Act.
7.2.3 Interim Control By-Law
a) Council may impose an Interim Control By-Law in a defined area or areas
currently under or proposed for land use planning studies or reviews in order to
temporarily protect such areas from premature or unsuitable development.
b) Council may impose an Interim Control By-law to be in effect for a specified
length of time not exceeding one year. Notwithstanding that, Council may
amend such a by-law to extend its effective period for up to one additional year.
7.2.4 Holding Zone
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a) Where this Secondary Plan designates undeveloped land for urban
development, such land may be zoned in an "H" Zone, where all relevant
goals, objectives and policies of the Secondary Plan have not been met,
including:
i. agreement on the provisions of school, open space and other support
facilities;
ii. demonstrated need for additional sites for the proposed use;
iii. recommendations of a completed Environmental Impact Study, Special
Study Area or Secondary Plan; and,
iv. compliance with the growth management policies of this Plan.
b) No provision of this Secondary Plan shall require Council to zone any lands for
the designated use to permit immediate development. When Council receives
an application for a suitable development project according to the designation
and policies of this Secondary Plan, the "(H)" Holding zone may be removed by
amending the Zoning by-law, without amending this Secondary Plan.
c) Until the "H" zone is lifted, the uses permitted on such lands will be limited to
those for which the land is zoned at the time of the adoption of this Secondary
Plan or to public uses.
7.2.5 Non-Conforming Uses
a) Council may consider extending or enlarging legal non-conforming land uses
under Section 34 (10) of the Planning Act. Before granting such an extension
or enlargement, Council shall examine if it is feasible or desirable to:
i. acquire the lands and hold, sell, lease or redevelop the property in
accordance with Section 34 (8) of the Planning Act, and the provisions
of this Secondary Plan; and,
ii. relocate the legal non-conforming use to an appropriately designated
and z oned location.
b) Where acquisition and/or relocation are not feasible, Council shall apply the
following conditions to permitting an extension or enlargement of a legal non-
conforming land use:
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i. criteria for rezoning outlined in this Plan, or for Committee of
Adjustment decisions, outlined in this Plan and Section 44 of the
Planning Act;
ii. site Plan Agreements which ensure compatible development with the
adjacent area, through such measures as conceptual design of
buildings, their siting, massing, exterior access and public areas; and,
iii. the limitation of the proposed extension to the existing property.
c) Extensions or enlargements to legal non-conforming land uses under this
Section of the Plan shall not require an Amendment to this Secondary Plan.
7.2.6 Site Plan Control
a) Council shall enter into Site Plan Agreements with owners of development
proposals, in accordance with the Planning Act. Such agreements shall
provide Council with controls over development proposals regarding siting,
massing, access, public areas and exterior design, including without limitation
the character, scale, appearance and design features of buildings, and their
sustainable design as outlined in the Planning Act.
Furthermore, such agreements shall provide Council with controls over the
sustainable design elements on any adjoining highway under a municipality’s
jurisdiction, including without limitation trees, shrubs, hedges, plantings or other
ground cover, permeable paving materials, street furniture, curb ramps, waste
and recycling containers and bicycle parking facilities as outlined in Section the
Planning Act.
b) Agreements may also include provisions, standards, design, maintenance and
regulation of:
i. roads and road widenings, where existing st reet allowances are
substandard;
ii. access and egress, parking, loading, driveways, walkways to ensure
the safety of vehicles, cyclists and pedestrians in the development;
iii. landscaping, lighting, fencing and screening to provide safety, privacy
and amenity for the occupants of the development and adjacent uses;
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iv. central storage, vaults, garbage and waste disposal facilities which are
functional, safe, and environmentally sound;
v. easements for water courses and public utilities and/or private utilities,
which ensure environmental and public health and safety; and,
vi. alteration to elevations, contours, provision for disposal of storm,
surface and waste water from the development and its site to ensure
environmental and public health and safety.
c) Agreements may also include provisions regarding the architectural details,
colours and building materials to be used in a development proposal.
Specifically, agreements may contain clauses stating that the architectural
details, colour and the materials used in a development proposal shall be to the
satisfaction of the Town or it’s architectural consultant.
d) All lands within the Town of Aurora may be part of a Site Plan Control By-Law
under Section 40 of the Planning Act, generally exempting, however:
i. low density residential uses such as single detached and semi-
detached;
ii. lands used for farming operations;
iii. existing buildings associated with land use which is only being
renovated or slightly enlarged; and,
iv. single lots created by severance.
e) Development proposals shall provide sustainable design and implementation
initiatives for building design, site planning and layout, site works and
landscaping in accordance with the policies of this Secondary Plan.
f) The exterior design and sustainable design elements of a development
proposal as described herein, shall also be consistent with any applicable
design guidelines, including the York Region Transit Oriented Development
(TOD) Guidelines, to the satisfaction of Council or its architectural consultant.
g) Where design guidelines are not in place, Council may retain an architectural
consultant to determine the appropriateness of the proposed exterior design of
a building and design of the site plan in general.
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h) Where design guidelines are in place, Council may retain an architectural
consultant to determine if the development proposal is consistent with the
design guidelines.
i) In addition to the policies contained herein, development proposals shall be
consistent with the policies of this Secondary Plan.
j) Council shall amend the Town’s Site Plan Control By-law in order to implement
the policies contained herein.
7.2.7 Committee of Adjustment: Minor Variances
a) When deciding on applications under Sections 44 of the Planning Act, the
Committee shall ensure that:
i. the request complies with the general intent and purpose of this Plan
and its implementing by-laws;
ii. the request constitutes a "minor" departure from the zoning by-law;
iii. the physical or inherent conditions of the site make compliance with the
by-law requirements difficult;
iv. alternative solutions in conformity with the by-law are not feasible or
appropriate;
v. adjacent owners and residents are not adversely affected; and,
vi. where appropriate Ministries, Conservation Authorities and other
agencies have been consulted.
7.2.8 Subdivision Control
a) All developments which involve relotting of existing parcels of land or
subdivisions shall be on the basis of subdivision or severance procedures,
outlined in the Planning Act.
b) Council may require that applications for Plans of Subdivision include among
other matters:
i. a statement of development objectives which may include physical,
environmental, social and economic aspects;
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ii. an indication of the extent to which the plan conforms to this
Secondary Plan, and the York Region Official Plan, when adopted and
to relevant Provincial Policy statements and the Zoning By-Law of the
Town of Aurora;
iii. an inventory and assessment of the area's existing features in terms of:
• natural features such as, soil, topography, drainage, conditions,
landforms, slope stability, river systems, groundwater tables,
vegetation, wildlife habitat, environmentally sensitive,
archaeological or heritage areas;
• ownership;
• land use such as agriculture, commercial, residential;
• capacity and availability of all utilities required by the
development; and,
• other services including commercial, private and public
transportation, educational and social services.
iv. details of the proposed development including:
• proposed alignment of Local and Collector roads;
• proposed land uses and densities;
• impact of the development on all of an area’s existing features as
listed above; and,
• proposed method of addressing the impact on all of an area’s
existing features as listed above.
c) Plans of subdivision shall be designed and stamped by a Registered
Professional Planner.
d) Council will recommend that York Region approve only those plans of
subdivision which:
i. comply with the intent of this Secondary Plan;
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ii. can be supplied with adequate municipal services and community
facilities such as schools, fire protection, water supply, sewage
disposal, storm drainage facilities and road maintenance;
iii. will not adversely affect the financial status of the municipality; and,
iv. will not harm any aspect of the environment including Environmental
Protection Areas.
7.2.9 Consent
a) Parcels of land created through consent shall conform with the provisions of the
Zoning By-Law and the policies of this Secondary Plan. If a rezoning is required
to permit a proposed use, it shall be a condition of approval that a Zoning By-
Law Amendment will have come into effect prior to the registration of the deed.
b) When considering applications for consent for a land severance, the
Committee of Adjustment shall have regard to the following criteria:
i. provisions of the Planning Act;
ii. development on the new lot or the remaining parcel shall not pose any
costs for road or service improvements for the municipality;
iii. future orderly development and subdivision potential of the area shall
not be prejudiced;
iv. the compatibility with, and impact of the proposed use on adjacent
areas;
v. minor infilling in existing urban areas or lot boundary adjustments will
generally be permitted, while extension of an urban area or strip
development will not; and,
vi. availability of adequate and appropriate road access. Dedications for
road widenings or 0.3 metre reserves across the frontage or other
yards of all proposed lots may be required as a condition of approval.
c) The Committee of Adjustment may attach any other conditions, as may be
authorized by the Planning Act or other legislation, such as:
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i. payment of levies to the Town of Aurora and the Regional Municipality
of York to cover the costs of additional municipal services to be
provided as may be adopted by Council through a Development
Charges By-Law;
ii. conveyance of land to the Town of Aurora for park purposes or, as an
alternative, the payment of cash-in-lieu;
iii. payment of an administrative fee to the Town of Aurora where a
consent is granted but no new lot has been created;
iv. time limit for fulfilling the conditions of approval prior to the lapsing of
the consent;
v. requirements of the appropriate Conservation Authority; and,
vi. submission of a preliminary site plan, and registered reference plan to
the Committee of Adjustment prior to the consent being finalized.
d) To ensure the best decision, the Committee of Adjustment may request reports
from appropriate Town Departments and agencies such as: Planning and
Development Services, Public Works, York Region Medical Officer of Health,
Conservation Authorities, Ministries of Environment, Natural Resources,
Agriculture and Food, Transportation, Education and others.
7.2.10 Maintenance and Occupancy By-law
a) Council has passed the Property Maintenance and Occupancy Standards By-
Law to ensure high standards of property maintenance and safe occupancy. It
is generally referred to as the Property Standards By-law.
b) The Property Standards By-Law sets out standards for:
i. maintenance of yards, vacant lands, parks and accessory buildings,
including sewage and drainage, safe access, passage and
garbage/snow/ice removal;
ii. maintenance of all buildings and structures, including walls, floors and
ceilings; doors, windows and roofs; foundations and insulation, heating,
lighting, plumbing and electrical systems, general sanitation including
pest prevention; and,
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iii. heat, light, fire protection and ventilation standards for all rooms,
including kitchens and bathrooms, and minimum dimensions and floor
space of habitable rooms.
c) To administer and enforce the Property Standards By-Law, Council has
appointed a Maintenance and Occupancy Standards Officer, who will:
i. co-operate with the Fire and Building Departments and the York
Region Officer of Health;
ii. receive information regarding substandard housing conditions, overuse
of existing buildings, neglected yards, courts and vacant lands from
inspectors, by-law enforcement officers, and other municipal staff
including Fire and Building Department personnel; and,
iii. impose penalties, or carry out repairs or demolition at the owner's
expense, where voluntary compliance cannot be achieved.
d) Council has appointed a Property Standards Committee who will hear appeals
from people who have been served an order to comply with the By-Law.
7.2.11 Community Involvement
a) Council shall encourage all people in Aurora to participate in planning decisions
which affect their lives. To achieve this, Council shall:
i. have regard to abilities, constraints and backgrounds of people in each
situation;
ii. ensure that time, place and notice of meetings are accessible to as
many people as possible; and,
iii. ensure that planning policies and reports are made available to the
public.
b) Council shall comply with all legal requirements under the Planning Act
regarding public meetings and notification required for:
i. an Amendment to this Secondary Plan;
ii. Zoning By -law Amendments;
Town of Aurora
Aurora 2C Secondary Plan Area
September 27, 2010 110
iii. Committee of Adjustment Hearings;
iv. Consents; and,
v. plans of subdivision/ condominiums.
c) Council shall further encourage citizen participation in ongoing agencies such
as:
i. Committee of Adjustment;
ii. Environmental Advisory Committee;
iii. Heritage Advisory Committee;
iv. Economic Development Advisory Committee;
v. Accessibility Advisory Committee;
vi. Leisure Services Advisory Committee; and
vii. Traffic Safety Advisory Committee.
7.2.12 Sign By-Law
a) Objectives of this Plan include aesthetically appropriate streetscapes, as well
as safe and efficient movement of traffic. To achieve these objectives, Council
will enact and enforce a Sign By-Law under the provisions of Sections and 99
of the Municipal Act, 2001, as amended, to regulate signs and other advertising
devices within the Town of Aurora.
7.2.13 Tree By-Law
a) Council shall cooperate with York Region in preparing and enforcing a Tree By-
Law under the Trees Act, to regulate the removal of certain trees in defined
areas.
7.2.14 Soil Preservation By-Law
Town of Aurora
Aurora 2C Secondary Plan Area
September 27, 2010 111
a) Council will enact and enforce a by-law under Section 142 of the Municipal
Act, 2001, to regulate or prohibit the removal of topsoil and to rehabilitate lands
where topsoil removal is permissible.
7.2.15 Fill By-Law
a) Council will enact and enforce a by-law under Section 142 of the Municipal Act,
2001, to regulate or prohibit the placing or dumping of fill and alternations to the
grade of the land.
7.2.16 Capital Works
a) Council will prepare and adopt a capital works program which conforms with
this Secondary Plan to ensure safe and efficient movement of goods and
people.
7.2.17 Public Works
a) Public works in the Town of Aurora will be carried out in accordance with this
Secondary Plan, according to Section 24 of the Planning Act.
7.2.18 Development Charges By-Law
a) Council, in co-operation with York Region shall enact and administer a
Development Charges By-law in accordance with the provisions of the
Development Charges Act to enable it to share with developers the capital
costs of:
i. Utilities such as sewers, storm sewers, sewage treatment plants and
waste disposal;
ii. Schools, child care facilities, adult education, retraining; and,
iii. Social services such as libraries, policing, seniors housing, health,
counselling and recreation centres, or shelters.
7.2.19 Land Securement
a) The Town may acquire land to implement any feature, including trails, of this
Secondary Plan in accordance with the provisions of Provincial Statutes and
Regulations.
Town of Aurora
Aurora 2C Secondary Plan Area
September 27, 2010 112
b) Municipal land assembly for parkland, Environmental Protection Areas and trail
uses shall be encouraged in appropriate locations designated as ‘Greenlands
System’.
c) The Town shall work cooperatively with the Conservation Authority, York
Region and Province of Ontario to identify and prioritize desired lands for
securement in accordance with the policies of this Secondary Plan.
d) Arrangements for the conveyance of lands into public ownership shall be
undertaken before or concurrent with the approval of development applications
through the development approval process and may include mechanisms
identified in this Plan.
e) Mechanisms to secure lands through development approvals or other
processes include:
i. land dedications/conveyance;
ii. voluntary sale and public purchase through funds allocated in the
Town’s budget or from funds raised through the cash-in-lieu of
parkland dedications, where appropriate;
iii. land swaps/exchanges;
iv. donations, gifts, bequests from individuals and/or corporations;
v. through any applicable requirement relating to parkland or
environmental protection area acquisition in the Town’s Development
Charges By-law; and/or,
vi. other appropriate land acquisition methods.
f) Council may authorize staff to pursue funding partners and other funding
opportunities for the purpose of land securement to achieve the objectives of
this Secondary Plan.
g) The Town includes land areas that are owned by various public agencies and
senior levels of government. The Town shall enter into negotiations with these
public agencies to have lands within the ‘Greenlands System’ to remain in
public ownership and protected and enhanced in accordance with the
objectives of this Plan.
Town of Aurora
Aurora 2C Secondary Plan Area
September 27, 2010 113
h) It is recognized that Council may not be able to secure in public ownership all
of the lands required to achieve the objectives of this Secondary Plan. Where
substantial efforts have been undertaken in accordance with the land
securement policies of this Secondary Plan, Council will negotiate with the
landowners in an effort to protect natural, environmental and cultural features
and functions in private ownership and enhance environmental features and/or
functions on private lands. In these instances, Council shall consider the
following stewardship techniques to ensure the appropriate level of protection
and, where appropriate, public access to the privately owned lands in order to
achieve the objectives of this Plan:
i. municipal land use controls, including zoning;
ii. information and education programs;
iii. stewardship agreements;
iv. charitable tax receipts;
v. conservation easements; and/or,
vi. Any other appropriate agreements with the landowners.
7.2.20 Phasing
a) Approval of development applications shall be conditional upon
commitments from the appropriate authorities and the proponents of
development to the timing and funding of the required road and
transportation facilities, where identified as required in order for development
to proceed under an approved Traffic Impact Study. These works shall be
provided for in the subdivision and site plan agreements. Phasing of the
development, based on the completion of the external road works, shall be
required by the Town of Aurora.
b) Approval of development applications shall also be conditional upon
commitments from the appropriate authorities and the proponents of
development to the timing and funding of required storm water management,
sanitary sewer and water supply facilities. These works shall be provided for in
subdivision and site plan agreements. Phasing of development, based on the
Town of Aurora
Aurora 2C Secondary Plan Area
September 27, 2010 114
completion of external sewer and water services, shall be required by the Town
of Aurora.
7.2.21 Financial Agreements
a) Prior to the approval of any development, Council shall be satisfied as to the
availability of water supply and sewer capacity to accommodate the said
development. This may require front-end or accelerated payment agreements
and limitations to be placed on development.
b) Prior to the registration of any development, the owner shall have entered into
a Servicing Agreement, including any front end requirements or accelerated
payments, with the Town of Aurora that will identify the capital expenditures
associated with servicing the lands.
c) Prior to any development approvals, an assessment of infrastructure cost
requirements to accommodate the Secondary Plan development including
development phasing the timing of infrastructure emplacement, and methods of
financing (including developer front-end or accelerated payment agreements)
shall be addressed in conjunction with other proponent’s developments in the
Secondary Plan Area to the satisfaction of Council.
d) Prior to any development approvals, Council shall be satisfied that a
Developer’s Group Agreement has been executed. The Secondary Plan
may be subdivided into smaller components to facilitate such agreements.
e) In addition to Development Charges, the Town, where and as appropriate,
shall require the use of area-specific development charge by-laws or front-
ending agreements under The Development Charges Act, Developer Cost
Sharing Agreements or other suitable arrangements, among landowners, in
order to implement development of the secondary plan area and fairly
allocate related costs of development. Developer Cost Sharing Agreements
may encompass the whole or part of the secondary plan area and may only
deal with:
¥ local services as permitted in Section 59(2) of the Development Charges
Act, 1997; or,
¥ matters to which the parties voluntarily agree; or,
¥ other matters permitted by law.
f) The Town will not negotiate or be a party to Developer Cost Sharing
Agreements but must be assured and ascertain, that the document assigns
cost sharing in a reasonable manner. Subject to the appeal mechanisms
noted below, the issuance of final approvals or the release of lands for
development shall, where appropriate, be subject to the finalization and
execution of such cost sharing agreements or other arrangements as
Town of Aurora
Aurora 2C Secondary Plan Area
September 27, 2010 115
permitted by law. In this context, the City will continue to process
applications for development approvals, notwithstanding that an applicant
has not entered into a Developer Cost Sharing Agreement. It is recognized
that to the extent that landowners enter into a Developer Cost Sharing
Agreement that is in some aspects beyond the jurisdiction of the City to
impose, those aspects of the agreement may not be imposed on an
involuntary basis on other landowners, by draft plan or consent condition, or
otherwise.
g) In a situation where agreement is not reached regarding a Developer Cost
Sharing Agreement, this provision is not intended to interfere with the holding
of a hearing by the Ontario Municipal Board, or to fetter the discretion of the
Board in any way whatsoever respecting the merits of a consent or
subdivision, or the conditions of approval thereof, including cost sharing
conditions, brought before it in accordance with the Planning Act.
7.2.22 Public Sector Agreement to Comply
a) It is the intent of this Secondary Plan to achieve the agreement of all public
agencies involved in any aspect of development in the Secondary Plan Area, to
comply with the policies of this Secondary Plan, the regulations in the Zoning
by -law, and the Urban Design Guidelines (Appendix I) in order to achieve the
goal, objectives, principles and policies of this Secondary Plan.
Leslie Street0 50 400 500 metres250150
September 28, 2010
SCHEDULE A
Land Use
Aurora 2C Secondary Plan
Environmental Protection Area
Community Park
Neighbourhood Park
Wildlife Park
Parkette
Stormwater Management Facility
Wildlife Park Trail Head
Urban Residential 1
Urban Residential 2
Mixed-Use Residential/Commercial
Residential Interface Overlay
Elementary School
Place of Worship
Business Park 1
Business Park 2
Business Park 3
Business Park Interface Overlay
Secondary Plan Area Boundary
Development Limit
CP
NP
WP
P
SWM
ES
POW
Legend
The Greenlands System
The Residential Neighbourhood
The Business Park
St. John’s Sideroad
0 50 400 500 metres250150
P
ES
SWM
SWM
SWM
SWM
SWM
SWM
SWM
SWM
SWM
SWM
SWM
ES
CP
NP
NP
WP
POW
P
SWM
P
WP
WP
NP
CP
NP
P
P
P
September 28, 2010
SCHEDULE B
Greenlands & Trails
Aurora 2C Secondary Plan
Environmental Protection Area
Parks/Open Space
Stormwater Management Facility
Wildlife Park Trail Head
Trails
Secondary Plan Area Boundary
Development Limit
0 50 400 500 metres250150
September 28, 2010
SCHEDULE C
Road Network
Aurora 2C Secondary Plan
Provincial Highway
Regional Arterial Road
Municipal Major Collector Road (23m)
Municipal Minor Collector Road (20m)
Municipal Local Road (18m)
Proposed Highway 404/St. John’s Sideroad
Interchange
Secondary Plan Area Boundary
Development Limit
Legend
0 50 400 500 metres250150
2C Secondary Plan Area - Town of Aurora
Appendix I:
THE COMMUNITY PLAN
JULY 20
September 27, 2010
September 28, 2010
Appendix I
Community Plan
Aurora 2C Secondary Plan
Environmental Protection Area
Parks/Open Space
Stormwater Management Facility
Wildlife Park Trail Head
Urban Residential 1
Urban Residential 2
Mixed-Use Residential/Commercial
Residential Interface Overlay
Elementary School
Place of Worship
Business Park 1
Business Park 2
Business Park 3
Business Park Interface Overlay
Secondary Plan Area Boundary
Development Limit
Legend
The Greenlands System
The Residential Neighbourhood
The Business Park
CP
NP
NP
WP
CPNP
WP
WP
NP
0 50 400 500 metres250150
Appendix I
Development Statistics for Aurora 2C Secondary Plan
a. The Residential Neighbourhood b. The Business Park
Table 1a. Land Use Areas for The Residential Neighbourhood Table 1b. Land Use Areas for The Business Park
Area (ha)% of Total Net Developable
Area Area (ha)% of Total Net Developable
Area
Residential (1)93.04 54%Business Park 1 52.99 44%
Mixed-Use Residential/Commercial 1.53 1%Business Park 2 20.83 17%
Elementary School 4.84 3%Business Park 3 19.19 16%
Place of Worship 2.98 2%Stormwater Management Pond 7.96 7%
Stormwater Management Pond 10.56 6%Public Roads 19.92 16%
Community Parks 12.00 7%
Other Parks 12.15 7%
Open Spaces 1.16 1%
Public Roads (1)35.38 20%
173.64 100%120.89 100%
Environmental Lands 110.50 Environmental Lands 39.95
284.14 160.84
Notes:
Table 2a. Population by Development Type Table 2b. Population by Development Type
% of Grand Total % of Grand Total
Land Area (ha)52.99 44%
Total Commercial Area (sq.m) 0 Average Density (jobs/ha)90.0
Total Office Area (sq.m) 0 Number of Jobs 4769 80%
Commercial Centres (persons employed)60
Elementary School (persons employed)120
Total Residential Area (sq.m) 10,000 Business Park 2
Number of Units (Residential)100 3%Land Area (ha)20.83 17%
Persons Per Unit (ppu)1.25 Average Density (jobs/ha)35.0
Number of People 125 1%Number of Jobs 729 12%
Land Area (ha)56.68 33%
Average Density (units/ha) 28.3
Number of Units 1604 47%Land Area (ha)19.19 16%
Persons Per Unit (ppu)3.00 Average Density (jobs/ha)25.0
Number of People 4812 54%Number of Jobs 480 8%
Land Area (ha)36.36 21%
Average Density (units/ha) 46.5
Number of Units 1691 50%
Persons Per Unit (ppu)2.20
Number of People 3720 42%
Total Developable Land Area (ha)
Total Number of Units
Total Number of People + Jobs Total Number of Jobs
Persons + Jobs Per Hectare (p+j/h)Jobs Per Hectare (j/h)
Table 3a. Parkland Calculation
Parkland Required at 5% of Gross Land Area
Parkland Requirement @ 1 hectare / 300 Units
Parkland Provided
(1) The total area for Residential land uses excludes road areas for UR1 uses (ie. singles/semis/townhouse), but includes
the area for potential road patterns within UR2 land uses.
Total Developable Land Area (ha)120.89
5,978
49.4
Business Park 1
Business Park 3
Grand Total
Land Use
The Business Park
Lands East of Leslie St
Total Net Developable Land Area (ha)
Total Gross Land Area (ha)
Development Type
The Business Park
Lands East of Leslie StLands West of Leslie St
11.32
Total Gross Land Area (ha)
3,395
8,837
Grand Total
Development Type
The Residential Neighbourhood
Lands West of Leslie St
Employment Generating Uses (Commercial Centres and Elementary School)
14.21
Residential Component
Commercial Centres & Elementary Schools
Urban Residential 2 (UR2) - 75% Townhouses & 25% Low Rise Apartment
Urban Residential 1 (UR1) - 65% Single detached, 15% Semi-detached, & 20% Townhouses
Land Use
24.15
The Residential Neighbourhood
Total Net Developable Land Area (ha)
Area (ha)
50.9
173.64
Lands West of Leslie St
Parkland Requirements
The Residential Neighbourhood
2C Secondary Plan Area - Town of Aurora
Appendix III:
HERITAGE RESOURCES
JULY 2
September 27, 2010
September 28, 2010
Appendix III
Cultural Heritage Resources
Aurora 2C Secondary Plan
Legend
Secondary Plan Area Boundary
Development Limit
Cultural Heritage Sites
0 50 400 500 metres250150
2C Secondary Plan Area - Town of Aurora
Appendix IV:
ENVIRONMENTAL RESOURCES
JULY 20
September 27, 2010
September 28, 2010Appendix IV: Map 1Key EnvironmentalFeaturesAurora 2C Secondary Plan WaterbodyWatercourseWatercourse (15m buffer)WetlandsWetlands (15m buffer)WoodlotsWoodlots (15m buffer)Secondary Plan Area Boundary Legend0 50400 500 metres250150
September 28, 2010Appendix IV: Map 2Wellhead ProtectionAreaAurora 2C Secondary Plan Active Wellhead11 Metre Zone0-2 Year Zone2 - 5 Year Zone5 - 10 Year Zone10 - 25 Year ZoneSecondary Plan Area Boundary Legend0 50400 500 metres250150
Aurora Area 2C
Location Plan
Figure 1
Septembert 2005
Norbert M. Woerns
96 Lund Street
Richmond Hill, Ontario
L4C 5V9
Ph: (905) 883-0276
N
0 250 500 750 1000
Scale in Metres
Legend
J
’
i
o
St ohn
s
S
d
e
r
a
d
tLeslie StreeHig wa 404h y
Wellingto
n
S
tr
e
e
t
E
a
s
te Bayvi w AvenueW odbine Ave.o9905
1380110319
14720
21881 14107
18670
1969917154
12896
21222
14059
10047
7641
24455
21911
1688118543
10320
7638
7638 Well Location and
MOE well number
Cross-Section AA’
Staff Gauge
Mini-Piezometer
Study Area Boundary
HWY 404
Right of Way
25234
22710
24696
25235
22853
8738
9130
8732
24641
7518
7520
2428925193
25626
15704
9905
7522
7642
76449970
18128
7640
16241
7639
76357637
7517
7515
76347514
7512
16884
7516
7511
17310
7513
A’
A’A
B’
B
A
Mp4SG2
S
S
G1
G2
Mp3 Mp2
Mp1
Mp1
Appendix V: Map 1
Aurora Area 2C
Surficial Geology
Figure 4
September 2005
Norbert M. Woerns
96 Lund Street
Richmond Hill, Ontario
L4C 5V9
Ph: (905) 883-0276
N
0 250 500 750 1000
Scale in Metres
Legend
(from Barnett et. al., 1999)
Geological Cross
Section
(See Figures 2 & 3)
Area 2C Study Area
Moraine R
d
g
e
i
ca
e
t
s
E
s
rpm
n
Ba
e
(
f
u
i
l
l
v
a
l
v
a
/g
lac
io
f
u
i
l
)
Oak Ridges Moraine Area
Oak Ridges Moraine
Area Boundary
(approximate)
Fluvial- sand,
silt, gravel,organics
Glaciolacustrine-
sand minor silt
Glaciolacustrine-
silt and clay
Till - silt to clayey
silt (Kettleby Till)
Till - silty sand to sandy
silt (Newmarket and
Northern Tills)
Wellin
t
o
n
S
t
r
e
t
E
t
g
e
a
s H ghway 404ii treeLesl e S t
oSt J
h
n’
s
Si
d
e
r
o
a
d
Bayvi w AvenueeA’
A
B
B’
A A’
Appendix V: Map 2