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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 Town of Aurora 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 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 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 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 1 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, Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 2 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 3 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 4 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 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 5 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 6 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 7 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 8 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; Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 9 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
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 10 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;

 
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 11 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 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 12 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 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 13 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 14 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; Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 15 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: Town of Aurora 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 17 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: Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 18 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 19 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 September 27, 2010 20 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; Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 21 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 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 22 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 23 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 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 24 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 25 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 26 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; Town of Aurora 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 28 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. Town of Aurora 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, Town of Aurora Aurora 2C Secondary Plan Area 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 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 31 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 Aurora 2C Secondary Plan Area September 27, 2010 32 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 33 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 Town of Aurora 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 35 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 Town of Aurora Aurora 2C Secondary Plan Area 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 Town of Aurora 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; Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 38 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 39 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 Town of Aurora 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. Town of Aurora 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. Town of Aurora 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.
 Town of Aurora 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; Town of Aurora 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:
 Town of Aurora 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: Town of Aurora 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;
 
 Town of Aurora 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).
 Town of Aurora 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 53 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;
 

 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 54 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 
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 55 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;
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 56 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.
 
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 57 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 58 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 59 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,
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 60 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 61 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 62 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;
 
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 63 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 64 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 65 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 66 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;
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 67 
 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 68 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 69 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 70 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;

 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 71 
 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,
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 72 
 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 73 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.
 
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 74 
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- Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 75 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 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 76 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;
 
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 77 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 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 78 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.
 
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 79 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 80 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 81 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; Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 82 • 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 83 
 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.

 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 84 
 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;
 
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 85 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.

 
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 86 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 87 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: Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 88 
 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;
 
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 89 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 90 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: Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 91 
 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 
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 92 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;

 
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 93 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 94 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 95 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 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 96 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 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 97 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.
 
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 98 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;
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 99 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;
 
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 100 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 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 101 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 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 102 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: Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 103 
 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;


 
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 104 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. Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 105 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;
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 106 
 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;


 
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 107 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: 
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 108 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,
 
 Town of Aurora Aurora 2C Secondary Plan Area September 27, 2010 109 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